Report BRAMPTON Planning, Design and brampton.ca FlOWef City FM Development Committee Committee of the Council of The Corporation of the City of Brampton Date: November 25, 2011 PLANNING, DESIGN & DEVEUOPMuiT COMMITTEE Files: City File: C04W11.006 Subdivision File: 21T-10022B Subject: RECOMMENDATON REPORT Application for a Proposed Draft Plan of Subdivision GAGNON & LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LIMITED (To permit a road network in the vicinity of the Mount Pleasant GO Station) Part of Lots 10 and 11, Concession 4, W.H.S. Ward: 6 Contact: Allan Parsons, Manager, Planning Design and Development Department (905-874-2063) Overview: • This report recommendations draft plan approval for a plan of subdivision to establish a road network and development blocks in the vicinity of the Mount Pleasant GO Station for a 39.9 hectare (98.5 acre) parcel of land located at the north-east quadrant of Mississauga Road and Bovaird Drive West. • Future development applications and associated studies will be filed to confirm among other matters, land uses, built form and density for the various blocks on the draft plan of subdivision. • A statutory public meeting was held on March 7, 2011 and the results are discussed in Appendix 7 of this report. • There is sufficient technical and land use planning justification for recommending draft plan approval. RECOMMENDATIONS: 1. THAT the report from Allan Parsons, Manager, Planning Design and Development Department, dated November 25, 2011, to the Planning, Design and Development Committee Meeting of December 5, 2011, Re: RECOMMENDATION REPORT, Application for a Proposed Draft Plan of Subdivision GAGNON & LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LIMITED, Ward: 6 (Files: C04W11.006 and 21T-10022B) be received;
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ReportBRAMPTON Planning Design andbramptonca FlOWef City FM Development Committee
Committee of the Council of
The Corporation of the City of Brampton
Date November 25 2011 PLANNING DESIGN ampDEVEUOPMuiT COMMITTEE
Files City File C04W11006 Subdivision File 21T-10022B
Subject RECOMMENDATON REPORT
Application for a Proposed Draft Plan of Subdivision GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LIMITED (To permit a road network in the vicinity of the Mount Pleasant GO Station) Part of Lots 10 and 11 Concession 4 WHS Ward 6
Contact Allan Parsons Manager Planning Design and Development Department (905-874-2063)
Overview
bull This report recommendations draft plan approval for a plan of subdivision to establish a road network and development blocks in the vicinity of the Mount Pleasant GO Station for a 399 hectare (985 acre) parcel of land located at the north-east quadrant of Mississauga Road and Bovaird Drive West
bull Future development applications and associated studies will be filed to confirm among other matters land uses built form and density for the various blocks on the draft plan of subdivision
bull A statutory public meeting was held on March 7 2011 and the results are discussed in Appendix 7 of this report
bull There is sufficient technical and land use planning justification for recommending draft plan approval
RECOMMENDATIONS
1 THAT the report from Allan Parsons Manager Planning Design and Development Department dated November 25 2011 to the Planning Design and Development Committee Meeting of December 5 2011 Re RECOMMENDATION REPORT Application for a Proposed Draft Plan of Subdivision GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LIMITED Ward 6 (Files C04W11006 and 21T-10022B) be received
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2 THAT Planning Design and Development Committee recommend approval in principle of the subject application and staff be directed to prepare appropriate conditions of draft plan approval in general accordance with the draft conditions of draft plan approval contained in Appendix 9 of this report along with updatedrevised conditions of draft plan approval from internal City Departments and external commenting agencies all to the satisfaction of the Commissioner of the Planning Design and Development Department in addition to the following conditions of draft plan approval
I) The applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of providing improved pedestrian access along Bovaird Drive West to the Mount Pleasant GO Station Appropriate arrangements must be made to provide this financial contribution if required prior to registration
ii) Prior to registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to provide for the extension of Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process
3 THAT prior to the issuance of draft plan approval
I) the applicant shall execute an appropriate preliminary subdivision agreement to the satisfaction of the City
ii) names for Streets B and C shall be approved by the Street Naming Committee and included on the draft approved subdivision plan
iii) the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process and
iv) arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
4 THAT staff be authorized to obtain the pre-dedication of roads if necessary prior to registration
5 THAT staff be authorized to obtain pre-conveyance of the Huttonville Creek Natural Heritage System (Block 6) if necessary prior to registration
6 THAT in recognition of the need to begin preliminary development engineering work(s) related to the provision of key services facilities and infrastructure the
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Citys Engineering and Development Services Division is directed to begin the review of the preliminary development engineering works related to servicing facilities and infrastructure in advance of draft plan approvals No construction of servicing works will be permitted to commence ahead of draft plan approvals unless approval is given by the Commissioners of the Planning Design and Development and Works and Transportation Departments and
THAT this decision be considered null and void and a new development application be required unless a zoning by-law is passed within 36 months of the Council decision
BACKGROUND
Origin
The draft plan of subdivision as originally submitted for this application (dated December 8 2010) and presented at the statutory public meeting held on March 7 2011 is shown on Map 1 of this report and includes commercial mixed use blocks and blocks to accommodate GO Transit uses open space and future development purposes The draft plan of subdivision was subsequently revised (dated October 7 2011) and is shown on Map 2 The revisions to the subdivision plan are discussed in subsequent sections of this report
PROPOSAL
Original Subdivision - See larger version of Map 1 attached
SUBJECT LANDS
F7-M-
Revised Subdivision- See larger version of Map 2 attached
The revised draft plan of subdivision (dated October 7 2011) has changed some portions of the road network and stormwater servicing for the lands and also includes additional lands at the north-west corner of the subdivision The specific composition of the subdivision is as follows
bull Four (4) Commercial Blocks (Blocks 1 to 4 inclusive) bull One (1) Stormwater Management Block (Block 5) bull One (1) Open Space Block (Block 6) associated with the Huttonville Creek natural
heritage system bull Three (3) Future Development Blocks (Blocks 7 to 9 inclusive) bull Two (2) Future GO Transit Blocks (Blocks 10 and 11) and bull Road widening blocks (Blocks 12 to 14) and a Road Widening Embankment Block
(Block 15)
Revised Subdivision
SUBJECT LANDS
PVS
Description of the Revised Draft Plan Provided by the Applicant
The following section provides a more detailed description of the revised draft plan of subdivision
The applicant advises that they have entered into an agreement of purchase and sale with a new potential owner regarding Commercial Blocks 1 to 4 inclusive A separate Official Plan Amendment and Zoning Amendment Application will be filed for those Blocks in the near future The future application will provide details with respect to the proposed development of those lands for District Commercial purposes including land uses access detailed site and building design elements and gross floor area Maximum floor space index maximum gross floor areas and the potential for establishing minimum gross floor areas for office and commercial uses can also be accommodated through the future Official Plan and Zoning Amendment applications It should be noted that the eventual quantum of retailcommercial floor space and the types of district commercial uses for Blocks 1 to 4 will be informed by the Market Study that is being undertaken in the context of the Osmington application (City File C05W11005)
Separate applications to amend the Zoning By-law will also be filed in the near future with respect to the future development of Blocks 7 and 9 The applicant envisages residential uses within these blocks These future zoning amendments will also address land uses density and overall community design In accordance with the block plan policies in the Mount Pleasant Secondary Plan the applicant acknowledges the requirement for the preparation of a detailed Master Site Plan for the lands encompassed by the subdivision along with appropriate staging and sequencing requirements
Future Development Block 9 includes the Norval Farm Supply lands The applicant has entered into a purchase and sale agreement with Norval Farm Supply with a closing date of January 31 2012 and the existing field mill operations continuing until January 31 2014 Once the facility ceases operation decommissioning of the site will take approximately six (6) months The applicant is proposing detailed development policies be derived for this portion of the proposed subdivision plan through a future site specific Official Plan and Zoning By-law Amendment Application
The revised subdivision plan also allows for the establishment of commercial blocks (Blocks 10 and 11) in close proximity to the Mount Pleasant GO Station and in particular the applicant envisions an opportunity to accommodate future potential Higher Density Residential uses on these lands This will be explored further through the submission of future development applications
Stormwater Management Block 5 and the Huttonville Creek natural heritage system Block 6 will be conveyed to the City through the subdivision approvals process
6 P7-k Property Description and Surrounding Land Use
The subject property has the following characteristics
bull is located at the north-east corner of Mississauga Road and Bovaird Drive West extends north along the east side of Mississauga Road and east along the north side of Bovaird Drive West Portions of the subject property abut the CN Rail Line and a portion of the Mount Pleasant GO Station (See Location Map)
bull has an area of approximately 399 hectares (985 acres) and
bull comprises vacant land containing a portion of the Huttonville Creek
Location Map - see larger version attached
v i bull liSO000
I I SUBJECTLAND
PROPERTY LINE
NOTE OPEN SPACE IS AN EXTRACT FROM SCHEDULE A (GENERAL LANDUSE DESIGNATIONSFROM THE BPAVPTON OFFICIALPLAN
MAP 3 - LOCATION
GAGNON amp LAW URBAN PLANNERS LTD
MATTAMY (CREDIT RIVER) LTD
CITY FILE C04W11006 AND 21T-10022B
$pound BRAMPTON be- Flower City PLANNING DESIGN I DEVELOPMENT
The surrounding land uses are described as follows
North predominantly Agricultural with the Mount Pleasant Go Station and a section of the CN Rail
South Bovaird Drive West beyond which is Agricultural and Residential
X
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East the Mount Pleasant GO Station and
West Mississauga Road beyond which is Agricultural Residential and Commercial
PLANNING ANALYSIS SUMMARY
The revised draft plan of subdivision application involves two key planning objectives
i) to establish a road network in the vicinityof the existing Mount Pleasant GO Station and
ii) to define the size and shape of various development blocks
The recommended draft plan approval of the subdivision will achieve these objectives Draft plan approval will not interfere with a comprehensive evaluation of future development applications filed to implement the various blocks on the subdivision plan
These future development applications will be subject to formal public meetings and will among other matters define an appropriate mix of land uses density built form objectives development standards and staging and sequencing of development
The public meeting was held on March 7 2011 and planning staff did address comments provided at the public meeting and correspondence received Please refer to Appendix 7 and 8 of this report
The proposal is consistent with the Provincial Policy Statement and the Citys Strategic Plan and it conforms to the Residential and Open Space designations in the Official Plan
Staff envisions no impediments to the draft plan approval of the subdivision and is recommending that draft plan conditions be developed that are in general accordance with the draft conditions of draft plan approval found at Appendix 9 of this report with the addition of updated conditions of draft plan approval from internal City Departments and external commenting agencies The findings of the various studies submitted by the applicant in support of the draft plan of subdivision will if necessary be incorporated as conditions of draft plan approval or comprise future amendment(s) to the draft approved subdivision plan The subdivision plan and studies are circulated to required staff and agencies at this time and comments are being received
For a full planning analysis please see the Detailed Planning Analysis Section found in Appendix 6
F7-t Respectfully submitted
Dan Kraszewski MCIP RPP Director Development Commissioner Planning Design Services and Development Department
Report Authored By Neal Grady MCIP RPP- Development Planner
APPENDICES
Map 1 Draft Plan of Subdivision as Submitted (December 8 2010)
Map 2 Revised Draft Plan of Subdivision (October 7 2011)
Map 3 Location Map
Appendix 1 Official Plan (Schedule A General Land Use Designations) Extract
Appendix 2 Mount Pleasant Secondary Plan (Land Use Schedule)
Appendix 3 Fletchers Meadow Secondary Plan (Land Use Schedule)
Appendix 4 Zoning Designations
Appendix 5 Aerial Photo and Existing Land Uses
Appendix 6 Detailed Planning Analysis
Appendix 7 Public Meeting Attendance Record
Appendix 8 Correspondence Received
Appendix 9 Draft Conditions of Draft Plan Approval
Original Signed ByOriginal Signed By
FM
SUBJECT
LANDS
BLOCK 11 OPEN SPACE
(NATURAL HERITAGE ^YSTEM)
MAP 1 - ORIGINAUSUPERCEDED DRAFT PLAN OF SUBDIVISION (DEC 82010) RAMPTON GAGNON amp LAW URBAN PLANNERS LTD
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EXTRACT FROM SCHEDULE A(GENERAL LAND USE DESIGNATIONS) OFTHE CITY OF BRAMPTON OFFICIAL PLAN
SUBJECT LAND
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APPENDIX 1
OFFICIAL PLAN DESIGNATIONS GAGNON amp LAW URBAN PLANNERS LTD MATTAMY (CREDIT RIVER) LTD
CITY FILE C04W11006 AND 21T-10022B
SPECIAL LAND USE POLICY AREA PT
CORRIDOR PROTECTION AREA
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LEGEND ROAD NETWORK INFRASTRUCTURE RECREATIONAL OPEN SPACE OTHER
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mdash Arterial Road TransCanada Gas Pipeline City Park (ffi)
reg Heritage Resource Designation under the mdash Collector Road 0 Grade Separation ParketteP Ontario Heritage Act
i Potential Connection LF GO Layover Facility Town Square Heritage Resource Listed on the City of
swu Stormwater Management Facility V Vest Pocket o Brampton Register of Heritage Properties
NATURAL HERITAGE SYSTEM INSTITUTIONAL RETAIL bull Mixed Use Area
bulli Natural Heritage System Area K-s Public Junior Elementary School Site District Retail bull Property Lines
6-8 Public Senior Elementary School Site rem Convenience Retail
RESIDENTIAL Separate Elementary School Site LnbJ Neighbourhood Retail SE Norval Farm Supply Special Policy Area LowMedium Density USJ Public Secondary School Site MVC| Motor Vehicle Commercial
Peel Regional Police Association Special LSEJ Separate Secondary School Site E3bull Medium Density Policy Area Place of Worship
APPENDIX 2 - MOUNT PLEASANT SECONDARY PLAN DESIGNATIONSbull BRAMPTON GAGNON amp LAW URBAN PLANNERS LTDbromploncD FIOWOTGtV
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PORTION OF LANDS SUBJECT TO
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SUBJECT LANDS
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APPENDIX 3 - FLETCHERS MEADOW SECONDARY PLAN DESIGNATIONS^BRAMPTON GAGNON amp LAW URBAN PLANNERS LTDXbramptoin FlowerCity MATTAMY (CREDIT RIVER) LTD PLANNING DESIGN AND DEVELOPMENT
Date20110126 Drawn By TD CITY FILE C04W11006 AND 21T-10022B
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AERIAL PHOTO DATE MARCH 2010
MOUNT PLEASANT GO| | SUBJECT LAND AGRICULTURAL INDUSTRIAL STATION
OPEN SPACE COMMERCIAL RESIDENTIAL
APPENDIX 5bull BRAMPTON AERIAL amp EXISTING LAND USE
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APPENDIX 6
DETAILED PLANNING ANALYSIS
City File Numbers C04W11006 and 21T-10022B
Provincial Policy Statement
The proposed draft plan of subdivision is consistent with matters of Provincial interest as identified in the Provincial Policy Statement with respect to
bull focusing growth within a designated urban area and
bull avoiding development and land use patterns that may cause environmental or public health and safety concerns
Strategic Plan
The proposed draft plan of subdivision is consistent with the following goal streams in the Citys Strategic Plan
bull a Dynamic and Prosperous Economy since Commercial Blocks 1 to 4 inclusive will attract new business opportunities
bull Enhancing Our Community since future development Blocks 7 and 9 hold the potential for implementing a mix of residential housing types and
bull a Modern Transportation Systems since the delivery of both Creditview Road and the westerly extension of Station Road provides transportation infrastructure to support the Mount Pleasant Secondary Plan and the Mount Pleasant GO Station
Official Plan
The subject property is designated Residential and Open Space in the Official Plan An Application to Amend the Official Plan is not required to facilitate the proposed draft plan of subdivision
Mount Pleasant Secondary Plan
The portion of the subdivision plan located west of proposed Creditview Road (Street A) is located within the Mount Pleasant Secondary Plan (Area 51) In accordance with the land use Schedule SP 51(a) of the Secondary Plan these lands are designated District Retail Natural Heritage System Area Storm Water Management Facility GO Layover Facility and Norval Farm Supply - Special Policy Area
With respect to the District Retail designation permitted uses include the commercial uses identified and described in Section 4210 of the City of Brampton Official Plan In addition major free standing office medium and high density residential development is
10 P7-17
permitted High density residential development may be permitted without the need for an Amendment to the Official Plan or the Secondary Plan Block 6 on the revised subdivision plan coincides with the Natural Heritage System Area designation and Block 5 coincides with the Storm Water Management Facility designation
The Go Layover Facility designation coincides with a locomotive train layover area on the south side of the CN Rail line within the CN owned rail corridor that will be used in the winter months to warm up train engines The final location for this facility is proposed to be located somewhere along the northerly boundaries of Block 10 7 or 5 This facility has been accommodated for from a noise attenuation perspective for some of the residential uses in the draft approved Mount Pleasant Secondary Plan subdivisions located to the north The same noise attenuation requirements will be applied to the draft plan of subdivision once a final determination is made with respect to the type of residential uses on Future Development Block 7
The revised subdivision plan now includes the Norval Farm Supply site at the northerly section of future development Block 9 Policy Section 5132 of the Mount Pleasant Secondary Plan indicates that due to access and noise constraints associated with this agriculturalfeed mill operation redevelopment of these lands is considered to be better suited for commercial andor higher density residential uses
It is understood that the owners of the subject lands and Norval Farm Supply have negotiated an agreement whereby the applicant will acquire the Norval Farm Supply lands and the facility will cease operations on January 31 2014 with approximately 6 months required after this date to decommission the site As a result the access and noise constraints will be eliminated thereby providing an opportunity to examine residential and commercial development potential Detailed development policies and standards governing this portion of the Draft Plan will be addressed through the processing of a future Official Plan and Zoning By-law Amendment Application In addition it is noted that although the March 7 2011 public meeting notice did not refer to the addition of the Norval Farm Supply lands the intent for this section of the subdivision plan as originally submitted was for mixed use development in this general location This reflects the Mount Pleasant Secondary Plan policies that are specifically related to the Norval Farm Supply lands and state that mixed use high density residential and commercial uses could be developed on these lands
An Application to Amend the Mount Pleasant Secondary Plan is not required to facilitate the draft approval of the subdivision plan however the applicant has acknowledged that an amendment to the Secondary Plan will be provided if requested along with the filing of future applications to amend the zoning by-law to implement the various blocks on the subdivision plan Key issues requiring further exploration include
bull protecting for the potential development of free standing office development and medium and high density residential development and
11 FMf
bull determining appropriate residential densities in light of the maximum net residential density of 60 units per hectare for Medium Residential Density development and a maximum net residential density of 200 units per hectare for High Residential Density development
Fletchers Meadow Secondary Plan
The portion of the subdivision plan located east of Creditview Road is located within the Fletchers Meadow Secondary Plan and is designated Mixed Use Node The Mount Pleasant Village Mobility Hub Block Plan (OP 2006-021) designates the lands east of Creditview Road Mixed Use Area 4 key policies include
bull land use permission for a significant concentration of employment lands including retail commercial and office development a mix of residential uses including apartments and communityopen space uses
bull a density target of 100 persons and jobs combined per gross hectare over the entire Mixed Use Area 4 lands and lands owned by GO Transit and
bull 6 storey building heights for apartments and office buildings 1-2 storeys for retailcommercial uses
The Mixed Use Node and Mixed Use Area 4 designations and policies are further supplemented by the Citys Growth Plan Official Plan Amendment and policies specific to the Mount Pleasant GO Station Mobility Hub especially with respect to densities that support the mobility hub concept
An application to amend the Fletchers Meadow Secondary Plan and a detailed exploration of the Citys Growth Plan Official Plan Amendment are not required to facilitate the draft plan approval of the subdivision plan However these matters will be addressed with the filing of future applications to amend the zoning by-law to implement the various blocks along with any required amendments to the Secondary PlanOfficial Plan
Zoning
The subject property is zoned Agricultural (A) in Zoning By-law 270-2004 An application to amend the Zoning By-law will be required to rezone the various blocks on the draft plan of subdivision to appropriate zoning designations that reflect the ultimate land uses built form and community vision for this area The applicant intends to file applications to amend the zoning by-law in the near future The zoning does not need to be amended to allow the plan of subdivision to proceed
12 P7-H
Master Site Plan
In accordance with the block planning policies contained in the Mount Pleasant Secondary Plan the submission of a master site plan for the subject lands is required to evaluate in greater detail issues pertaining to land use massing design density and phasing of development The master site plan for the entire subdivision and any other associated requirements will be submitted with the future applications to amend the Zoning By-law
Environmental Issues
Open Space (Natural Heritage System) Block 6 on the proposed draft plan of subdivision is designated Natural Heritage System Area in the Mount Pleasant Secondary Plan This Block is to be in accordance with the approved Mount Pleasant Secondary Plan Subwatershed Study (SWS) and the Mount Pleasant Block Plan Sub-Area 51-1 Environmental Implementation Report (EIR)
The approved Sub-Area 51-1 Block Plan Official Plan Amendment OP2006-055 adopted by City Council on February 23 2011 contains a policy whereby development applications shall conform to the approved SWS and implemented by the approved EIR and Conceptual Fisheries Compensation Plan (CFCP) Conditions of draft plan approval have been provided by Credit Valley Conservation and the City to address the natural heritage system components for all of the Mount Pleasant Secondary Plan subdivisions in the northerly 51-1 block plan lands that were draft approved on October 11 2011 Similar conditions of draft plan approval will be provided for this subdivision plan through updated conditions of draft plan approval once the circulation period for comment has ended To assist in this the applicants Scoped Environmental Impact Study has also been circulated along with the draft plan of subdivision
With respect to Open Space (Natural Heritage System) Block 6 the preliminary key findings of the applicants Scoped Environmental Impact Study include
bull All lands within Block 6 will be fully protected by the Natural Heritage System boundary contained in the approved Subwatershed Study and as determined through the Block Plan Sub-Area 51-1 Environmental Implementation Report
bull The applicability of the approved Natural Heritage System designation in the Mount Pleasant Secondary Plan to Block 6 ensuring that it will be fully maintained and protected
bull Stormwater management ponds will provide an enhanced level of stormwater treatment as agreed to through the Subwatershed Study approval process to protect this section of Huttonville Creek and
Finally consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 5 of this report authorizes staff to
13 PViO
obtain pre-conveyance of the Huttonville Creek Natural Heritage System (Block 6) if necessary prior to registration
Transportation Issues
The purpose of this proposed draft plan of subdivision is to establish a road network in the vicinity of the Mount Pleasant GO Station with a particular emphasis on the Creditview Road (Street A) extension and the westerly Station Road extension (Street B) as key transportation infrastructure to support the Mount Pleasant community and the Mount Pleasant GO Station To this extent a Traffic Impact Study has been initiated by the applicant to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions To assist in this the applicants Traffic Impact Study has also been circulated along with the draft plan of subdivision
The preliminary findings of the applicants Traffic Impact Study include
bull an acceptable level of operation at all of the proposed intersections and
bull a proposed road network and right-of-way widths that support the proposed development blocks and the preliminary land uses that will be refined through future applications to amend the zoning by-law
With respect to the Creditview Road (Street A) extension from Bovaird Drive West the applicants Traffic Impact Study indicates that the preferred alignment and right of way width reflects the environmental assessment approved for this road in 2009 and work to date involving the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes The Creditview Road (Street A) right of way width of 42 metres as shown on the revised draft plan is intended to meet City requirements identified through the Environmental Assessment process and in particular with respect to transit stop amenities
The Study also notes that the preliminary design work is underway for the section of Creditview Road and the associated CN Rail underpass with construction anticipated to be completed sometime in 2013 and 2014 This subdivision could be registered in the Spring of 2012 at which time the streets on the subdivision plan would be conveyed to the City as public roads Nevertheless to be consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 4 of this report authorizes staff to obtain the pre-dedication of roads if necessary prior to registration This recommendation protects the Citys interests if for some reason the timing for the construction of Creditview Road and the CN rail underpass were to be accelerated
With respect to the westerly extension of Station Road (Street B) the preliminary findings of the applicants Traffic Impact Study are as follows
14 F7--l
bull the alignment and extent of Station Road (Street B) as shown on the subdivision plan is appropriate and sufficient to support the proposed development blocks and the preliminary land uses that will be refined through future applications to amend the zoning by-law
bull the proposed 315 metre right-of-way width as a four lane collector road is more than is typically required but it has been provided to allow for the ultimate extension of Street B across Huttonville Creek to connect with Mississauga Road should it be confirmed as being desirable and feasible through the Environmental Assessment Study process and
bull the most westerly extension of Street B terminating in a cul-de-sac is intended to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road
The Traffic Impact Study identified through its analysis of the transportation network that the crossing of the Natural Heritage System (NHS) connecting Street B with Mississauga Road in the vicinity of Street C is not necessary to facilitate the draft plan approval of the subdivision As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders In this respect to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
Finally the subdivision plan deletes a potential street connection from the commercial block located immediately east of Creditview Road (Street A) The applicant has indicated that they are amenable to protecting for this road connection through the filing of a future application to amend the zoning by-law for this block
P7-15
In this respect Recommendation 3 iv) of this report recommends that prior to the issuance of draft plan approval arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
Finally the subdivision plan deletes a potential street connection from the commercial block located immediately east of Creditview Road (Street A) The applicant has indicated that they are amenable to protecting for this road connection through the filing of a future application to amend the zoning by-lawfor this block In this respect Recommendation 3 iv) of this report recommends that prior to the issuance of draft plan approval arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
Servicing
Full municipal services are proposed in conjunction with this development involving the tunnelling of two sanitary sewers south of the CN rail line and crossing a section of the Huttonville Creek and the connections to the existing watermains on Mississauga Road and Bovaird Drive West
The approved Mount Pleasant Secondary Plan Infrastructure Servicing Study did not identify any impediments regarding the capacity of the existing and future municipal water and sanitary sewer system to accommodate development on the subject lands
The Region of Peel will provide appropriate conditions of draft plan approval regarding municipal water and sanitary sewer services
The requirement for a stormwater management pond was identified through the Mount Pleasant Secondary Plan Subwatershed Study and has been provided for through stormwater management Block 5 on the draft plan of subdivision
A Functional Servicing Report has been provided by the applicant for review by the Citys Engineering and Development Services Division that
bull outlines the rationale for the size and location of the proposed pond Block 5 and
bull provides technical requirements for the proposed pond including the protection of the abutting Huttonville Creek contained in Block 6
Finally consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 6 of this report authorizes the Citys Engineering and Development Services Division to begin the review of the preliminary development engineering works related to servicing facilities and infrastructure in advance of draft plan approvals No construction of servicing works will be permitted to commence ahead of draft plan approvals unless approval is given by the
16 P7-1S
Commissioners of the Planning Design and Development and Works and Transportation Departments
Urban Design
Staff has evaluated a preliminary concept site plan provided by the new potential owner of Commercial Blocks 1 to 4 inclusive However this preliminary concept site plan has no official status and will be updated in the context of the submission of a future application to amend the zoning by-law An urban design brief will be submitted at that time to enable a comprehensive evaluation of urban design and built form for the blocks on the proposed revised draft plan of subdivision
Recommended Draft Plan Approval Process
The draft conditions of draft plan approval found at Appendix 8 reflect the Citys Standard Conditions of Draft Plan Approval as administered by the Planning Design and Development Department and have been tailored to the unique circumstances of this particular subdivision and in particular the future submission of an application(s) to amend the zoning by-law for the proposed blocks
Recommendation 4 of this report directs staff to prepare appropriate conditions of draft plan approval in general accordance with the draft conditions of draft plan approval contained in Appendix 8 of this report along with updatedrevised conditions of draft plan approval from internal City Departments and external commenting agencies all to the satisfaction of the Commissioner of the Planning Design and Development Department
The findings of the various studies submitted by the applicant and the various issues outlined in this Appendix will if necessary be incorporated as conditions of draft plan approval or comprise future amendment(s) to the draft approved subdivision plan The subdivision plan and studies are in the circulation period during the time of the writing of this report
CONCLUSION
The approval in principle of the revised draft plan of subdivision application facilitates the establishment of development blocks and a road network and subject to the approval of the recommendations in this report represents good planning Further requirements pertaining to the subject lands will be addressed through the submission of future development applications for the various blocks within the plan of subdivision
17 f7-^
APPENDIX 7
PUBLIC MEETING ATTENDANCE RECORD
City File Number C04W11006 Subdivision File21T-10022B
Members Present
Regional Councillor P Palleschi - Wards 2 and 6 (Chair) City Councillor V Dhillon - Wards 9 and 10 (Vice-Chair) Regional Councillor E Moore - Wards 1 and 5 City Councillor G Gibson - Wards 1 and 5 City Councillor J Hutton - Wards 2 and 6 Mayor Susan Fennell (designate for Regional Councillor J Sanderson)
Members Absent
Regional Councillor J Sanderson - Wards 3 and 4 (personal) Regional Councillor G Miles - Wards 7 and 8 (other municipal business) Regional Councillor S Hames - Wards 7 and 8 (vacation) Regional Councillor J Sprovieri - Wards 9 and 10 (vacation) City Councillor B Callahan - Wards 3 and 4 (vacation)
Staff Present
Planning Design and Development Department J Corbett Commissioner Planning Design and Development A Smith Director Planning Policy and Growth Management D Kraszewski Director Planning and Land Development Services M Won Director Engineering and Development Services K Walsh Director Community Design Parks Planning and Development A Parsons Development Planner B Steiger Central Area Planner N Grady Development Planner
Corporate Services Department J Burton Legal Counsel E Evans Deputy Clerk C Urquhart Legislative Coordinator
Members of the Public
Mr Michael Vernem 18 Leagrove Street Brampton
18 PI-IS
Results of the Public Meeting
A special meeting of the Planning Design and Development Committee was held on March 7 2011 in the Council Chambers 4th Floor 2 Wellington Street West Brampton Ontario commencing at 700 pm with respect to the subject application Notices of this meeting were sent to property owners within 900 metres As indicated in Appendix 7 one interested member of the public was in attendance to speak to the application and as found at Appendix 8 correspondence was received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Comments Provided at the Public Meeting
Mr Michael Vernem 18 Leagrove Street Brampton expressed concerns regarding the proposed access to the site from Bovaird Drive given the existing traffic congestion He suggested that measures be taken to improve traffic on Bovaird Drive before development begins at the site
Staff Response
As noted under the Transportation Issues section in Appendix 6 of this report a Traffic Impact Study has been prepared by the applicant in support of the revised draft plan of subdivision to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions based in part on their review of the Traffic Impact Study
There is the opportunity for the Region of Peel to impose requirements through conditions of draft plan approval relating to Bovaird Drive West Notwithstanding this the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes could alleviate Mr Vernems concerns with existing traffic congestion
Correspondence Received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Staff Response
The applicant has received Mr Davies correspondence and has advised staff that they accept in principle the need to integrate road access and connectivity between the subdivision plan and the Osmington lands As noted under the Transportation Issues section in Appendix 6 of this report the applicant has provided the most westerly extension of Street B terminating in a cul-de-sac to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road The applicants Traffic Impact Study indicates that through their ongoing analysis of the transportation network a road crossing over the
19 p7-iU
Natural Heritage System (NHS) by way of connecting Streets B and C not necessary As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders in this regard There is the opportunity to impose requirements through conditions of draft plan approval andor clauses in future rezoning agreements pertaining to all aspects of the road network contained within the proposed draft plan of subdivision Notwithstanding this Mr Davies is encouraged to have his client - Osmington- participate with Mattamy in the future Environmental Assessment Study process in order to ensure acceptable road network integration between the subject property and the Osmington lands This process can occur in conjunction with the recommended draft plan approval of the subject lands and if a road crossing over Huttonville Creek by way of connecting Streets B and C is warranted from an overall transportation network perspective then this could be achieved through the filing of a new draft plan of subdivision sometime in the future or other methods acceptable to the City (ie through an agreement and reference plan to convey the road) In the meantime to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
20 P7-VT
Appendix 8 Correspondence Received City File Numbers C04W11006 and 21T-10022B
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D a vies
H o w e
P a i iner s
LLP
Lawyers
The Fifth Floor
99 Spadina Ave
To r o n t o 0 n t a ri o
M5V 3P8
T 4169777088
F 4169778931
davieshowecom
Please refer to Jeffrey L Davies e-mail jdauiesdauieshowecom
March 2 2011
The Chair and Committee Members
Planning Design and Development Committee co Mr John Corbett Commissioner The City of Brampton 2 Wellington Street City Hall 3rd Floor L6Y4R2
Dear Chair and Committee Members
Re Information Report - Mattamy (Credit River) Limited Draft Plan of Subdivision Application
We represent Osmington Inc the owner of the lands on the west side of Mississauga Road and being across from the Mattamy lands
The engineers for Osmington have been working with the engineers for Mattamy regarding mutual road alignment and other considerations
Osmington submits that the alignment of Station Road within the proposed Mattamy subdivision would be improved if it were to follow the alignment shown on the attached sketch
Yours sincerely DAVIES HOWE PARTNERS LLP
Jeffrey L Davies
JLDmc
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Page 2
Davies copy Howe N Sabat Osmington Inc Part n e F Doricin Mattamy Development Corporation 11 f- M Vernooy Mattamy Development Corporation
M Gagnon Gagnon amp Law C Chung Glen Schnarr amp Associates Inc D Cherepacha Read Voorhees amp Associates R Webster The Sernas Group Inc
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20
Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
2i F7-S2
Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
F7-S3
SCHEDULE A
DRAFT CONDITIONS OF DRAFT APPROVAL
DRAFT APPROVAL DATE
SUBJECT Draft Plan of Subdivision
GAGNON amp LAW URBAN PLANNERS LTD shyMATTAMY (CREDIT RIVER) LTD 21T-10022B
City of Brampton C04W11006
Planner Neal Grady
In accordance with By-law 10-97 the Council of the City of Brampton has made a decision to authorize the draft approval of the above noted draft plan of subdivision subject to the following conditions
GENERAL PLANNING REQUIREMENTS
Approved Plan and Redlines
1 The final plan shall conform to the draft plan prepared by GAGNON amp LAW URBAN PLANNERS LTD dated October 7 2011
Development Agreement
2 A Subdivision Agreement shall be entered into and executed by the applicant the City of Brampton and the Region of Peel to satisfy all financial legal and engineering matters including landscaping and the installation of municipal services parkland dedication or cash-in-lieu of parkland requirements to the satisfaction of the Director Community Design Parks Planning and Development and other requirements of the City of Brampton and the Region of Peel including the payment of all applicable Regional City and Educational development charges in accordance with their applicable Development Charges By-laws
Zoning
3 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Commercial Blocks 1 through 4 to the satisfaction of the Commissioner of Planning Design and Development
4 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Future Development Blocks 7
F7-3H
and 9 to the satisfaction of the Commissioner of Planning Design and Development
5 Future Development Blocks 7 and 9 shall only be developed in conjunction with a future Zoning By-Law Amendment application to permit the development in accordance with the draft approved plan of subdivision including zoning controls that are unique and specific to the design characteristics of the subdivision
Staging
6 Development of the plan shall be staged to the satisfaction of the City and the Region of Peel In this regard among other things staging of the development of the plan shall be based on the timing of road improvements and the timing of the provision of other essential services and facilities for this subdivision In this regard the applicant shall agree to enter into a phasing agreement if and when required by the City or the Region of Peel
Maintenance Easements
7 NA
Reserve Block and Lots
8 Prior to registration the applicant shall demonstrate to the satisfaction of the Commissioner of Planning Design amp Development by the submission of appropriate development concepts or by other suitable means that abutting lands can be developed in an appropriate manner and in accordance with the applicable Secondary Plan In this regard minor revisions to the plan may be necessary to facilitate the appropriate development of abutting lands
9 Future Development Block 8 will be deeded to the City of Brampton in escrow pending the outcome of the Station Road EA Any portion of Future Development Block 8 that is not required for the future Station Road shall be gratuitously conveyed to the adjacent landowner following the transfer of the Station Road right-of-way lands to the City
Building Removal
10 Prior to registration the applicant shall remove any existing buildings on those lands contained within the phase being registered
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
H-SS 3
SERVICING GRADING AND ROAD REQUIRMENTS
Drainage
11 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof the following matters are to be approved to the satisfaction of the Director Engineering and Development Services and the Credit Valley Conservation
i Functional Servicing Report dated October 2011 prepared by Urbantech and if necessary the subdivision plan shall be redline revised to implement the findings of the amended Functional Servicing Report including but not limited to inclusion of easements or stormwater management blocks which may result in modifications to the proposed lot and road layouts
ii Hydrogeological Report analysis and recommendations consistent with the approved Environmental Implementation Report and Scoped Environmental Impact Study
iii mitigation andor compensation measures consistent with the recommendations of the approved Environmental Implementation Report and Scoped Environmental Impact Study and if necessary the plan shall be redline revised to implement satisfactory mitigation andor compensation measures
iv detailed engineering and grading plans for the overall draft plan of subdivision
v appropriate sediment and erosion control measures
vi that appropriate permits under Ontario Regulation 16006 be received
b) Agree in the subdivision agreement in wording acceptable to the Director Engineering and Development Services and the Credit Valley Conservation Authority
i) To carry out or cause to be carried out the works referred to in condition 11 a) above
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
4 R-36 Servicing
12 Prior to the initiation of any servicing and prior to the registration of the plan or any phase thereof the applicant shall submit detailed engineering drawings and supporting reports to Development Engineering Services for review and approval No servicing works shall be permitted until the drawings are approved
13 Prior to the initiation of any servicing and prior to the registration of this plan or any phase thereof the applicant shall grant gratuitously all necessary external easements and lands for access drainage servicing and utility purposes as may be required to the appropriate municipality agency or public authority
14 Prior to the first engineering submission the applicant shall submit to the City of Bramptons Development Engineering Services Division for approval a detailed plan illustrating all proposed sidewalk locations within the draft plan of subdivision abutting any commercial plan
15 Provisions shall be made that servicing of this Draft Plan will require construction of a 375 mm diameter sanitary sewer and a 450 mm diameter sanitary sewer within the Plan The 375 mm diameter sanitary sewer and the 450 mm diameter sanitary sewer are the financial responsibility of the Region of Peel as per Development Charges By-law Should the developer wish to proceed with these works in order to obtain clearance of this condition at a time when the Region is not prepared to fund the works then the developer shall be required to enter into a front-ending agreement prior to the constructions of the works This agreement will be subject to the Regions determination that it has or will have sufficient funds to justify entering into the font-ending agreements and Regional Council Approval
Utility Relocation
16 Prior to the registration of the plan arrangements shall be made to the satisfaction of the Director Engineering and Development Services for any relocation of utilities required by the development of the subject lands to be undertaken at the developers expense
Stormwater Management
17 Prior to registration Stormwater Management Ponds to be designed and constructed in accordance with the Functional Servicing Report to the satisfaction of the Director of Engineering and Development Services
18 Prior to registration planting plans shall be approved by the Conservation Authority for all stormwater management blocks
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-I0022B and C04W11006
P7-7 19 Any portion of Stormwater Management Pond Block 5 that is not required to
accommodate the Stormwater Management facility and the future Station Road shall be gratuitously conveyed to the adjacent Landowner following the transfer of the Station Road right-of-way lands to the City
Overland Flow
20 Stormwater overland flow routes shall be kept within roads approved walkways or other locations deemed acceptable by the Director of Engineering and Development Services
Building Separation
21 NA
Hydro One Brampton
22 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the City of Brampton for the provision of major facilities such as switchgear installations
Soil
23 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to registration of this plan or any phase thereof submit for the approval of the City Engineering and Development Services Division a detailed soils investigation of the site prepared by a qualified Geotechnical Engineer A copy of this report shall also be submitted to the Citys Chief Building Official
b) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof submit to the Chief Building Official
i) a Phase 1 Environmental Site Assessment ii) a Phase 2 Environmental Site Assessment if required as
a result of the Phase 1 Environmental Site Assessment iii) a decommissioning report if contaminated material has
been identified and is removed or alternatively a copy of the risk assessment together with a copy of the written acknowledgement of its acceptance by the Ministry of the Environment and
iv) a copy of a Record of Site Condition and confirmation of the filing of Site Condition in the Environmental Site Registry
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
fllt
c) Notwithstanding Condition 22b) above provisions shall be provided for in the Subdivision Agreement where the owner agrees to submit the required documents listed in Condition 22b) for the Feed Mill lands at the time of the decommissioning of the site and that provisions shall be provided for in the Subdivision Agreement that allow for the registration of any part of the plan save and except Future Development Block 8 until such time as the documents required in Condition 22 b) are provided
d) Prior to the initiation of any site grading or servicing the applicant shall provide a report identifying all existing water wells and private sewage disposal systems on the lands The applicant shall provide verification to the satisfaction of the Citys Chief Building Official that all wells and septic systems identified have been decommissioned in accordance with all applicable laws and regulations
Road Alignments
24 The horizontal and vertical alignments of all roads including their intersection geometries shall be designed to the latest City standards and requirements In this regard minor revisions to the road pattern and intersection alignments may be required
Construction Traffic Route
25 Prior to approval of any detailed engineering drawings arrangements shall be made to the satisfaction of the Commissioner of Works and
Transportation for a suitable construction traffic route
Roads
26 Prior to registration the City shall obtain the pre-dedication of roads or portions thereof if necessary
27 The City of Brampton will be designing and constructing the James Potter RoadCreditview Road underpass and a development charges prepayment agreement shall be executed with Mattamy (Credit River) Ltd and the City for its delivery
28 Prior to registration appropriate arrangements shall be made to the satisfaction of the Commissioner of Planning Design and Development for landowners within the boundaries of Block Plan 51-1 to provide a financial contribution if required to contribute to the cost of providing improved pedestrian access along Bovaird Drive West to the Mount Pleasant GO Station
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
FV3
29 Prior to registration the City and the Developer will enter into an agreement with regard to the conveyance and construction of Creditview Road between Bovaird Drive West and Street B of this subdivision This agreement will also address the front-ending and DC recoveries related to this portion of Creditview Road
Traffic Signals
30 Prior to registration the applicant will provide cash-in-lieu funds to the satisfaction of the Director of Engineering and Development Services for the installationupgrading of traffic signals at certain intersections within andor associated with the Plan of Subdivision as determined by the City through the detailed engineering design process These funds will not include signalization or intersection works previously accounted for in the 2009 Development Charges Background Study
Street Lighting
31 The street lighting system on all local and collector roadways for this subdivision development shall be designed and constructed in accordance with the latest City of Brampton standards and specifications The street lighting system on all arterial roadways will continue to use the conventional concrete poles unless specified otherwise by the Director Community Design Parks Planning and Development the Director Engineering and Development Services and the Commissioner of Works and Transportation Communication poles will not be installed on the transit spine collector road
LANDSCAPING FENCING AND STREETSCAPE REQUIREMENTS
Site Clearing Topsoil Stripping
32 The owner shall remove any trees and any vegetation on the subject lands as may be required by the Director Community Design Parks Planning and Development
33 The owner shall not remove any trees or topsoil from the land within the plan or start any grading of the land within the plan prior to registration of the plan without a topsoil removal permit issued pursuant to City of Brampton By-law 30-92 and the approval of the Director Engineering and Development Services including entering into a preliminary subdivision agreement if required by the Director Engineering and Development Services
34 Prior to the granting of a top soil stripping permit or in conjunction with the 1st engineering submission whichever comes first protective hoarding to be determined through detailed design is required
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
F7-1+0
a) Along the Buffer Block Line of the Natural Heritage System
All hoarding will be provided and erected by the applicant at their expense and to the satisfaction of the City prior to the pre-servicing or any construction occurring on the site and shall be maintained by the applicant
Street Trees
35 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to provide street trees along all internal streets within the subject plan and along immediately abutting boulevards of adjacent streets The applicant shall comply with the recommendations of the approved Community design Guidelines (as applicable) to the satisfaction of the City
36 The applicant shall implement at their expense and to the satisfaction of the City all works shown on the approved streetscape plans in accordance with the Subdivision Agreement and the approved Community Design Guidelines (where applicable) and will include the implementation of all applicable boulevard and buffer planting and entry features including all structures and planting
Fencing
37 The owner shall provide detailed engineering and landscape plans for the development of fencing on all Lots and Blocks to the satisfaction of the Director Community Design Parks Planning and Development The owner shall not be eligible for development charges credit against work performed in accordance with City standards and the current Development Charges By-Law
38 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to erect fencing at their expense in accordance with the City Fencing Policy the approved Community Design Guidelines for the area and any other Conditions of Draft Approval for the development that apply to fencing
39 The owner shall make satisfactory arrangements with the Director Community Design Parks Planning and Development through the Subdivision Agreement to erect at their expense decorative wooden screen fencing 18 metres high in locations and of a design satisfactory to the City along all residential property boundaries which are adjacent to Canada Post Community Mail Boxes
Landscape Works
40 Prior to plan registration the applicant shall pay a maintenance fee for any landscape item deemed necessary by the applicant but which exceeds the City standard This may include but not be limited to special entry feature
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
n-m
structures irrigation systems acoustical walls and architectural landscape elements located on public property
41 Prior to issuance of final acceptance of all landscape works the applicant shall provide as-built drawings in the form of digital files for all dedicated park open space stormwater management entry feature landscape buffer blocks etc The submission of these drawings will meet the latest digital standards as prescribed by the City of Brampton
Urban Design amp Architectural Control
42 The applicant shall implement the Community Design Guidelines including but not limited to the provision of appropriate building architecture landscape treatments and other arrangements to accommodate the consolidation of street accessories such as newspaper boxes mail boxes utility boxes etc to the satisfaction of the Commissioner of Planning Design amp Development and the Director Community Design Planning and Development In this regard minor revisions to the plan may be necessary to provide sufficient space for such features
PARK AND OPEN SPACE REQUIREMENTS
Parkland
43 In accordance with current City practices prior to the issuance of Building Permits for all medium density residential high density residential and commercial development which is subject to Site Plan Approval satisfactory arrangements shall have been made with the realty Services Section of the Buildings and Property Management Department and the Finance Department with respect to the payment of cash-in-lieu of parkland and valued as of the day before the day of building permit issuance pursuant to Section 42(6) of the Planning Act and the City of Bramptons Parkland Dedication By-Law
Open Space Plans
44 NA
Vegetation Assessment
45 Prior to the submission of any grading and servicing plans or any grading on the subject property and prior to registration of the plan the applicant shall
a) submit to the satisfaction of the Community Design Parks Planning and Development Division a Vegetation Inventory and Assessment for the preservation of as many trees as possible identified by the City as desirable for preservation In this regard the applicant shall be required to identify on the Grading and Drainage Plans and Landscaping Plans the trees to be retained and the methodology proposed for their
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
10
retention This methodology shall include individual tree preservation plans illustrating proposed building sites and working envelopes existing and proposed grades and the trees to be protected or removed and shall be supported by a hydrogeoligists report which recommends appropriate subdivision and grading techniques for the maintenance of existing surface runoff or ground water conditions necessary for the long term preservation of the trees identified for retention All preservations and tree protection measures are to be installed and inspected by the City prior to pre-servicing of the subdivision
b) stake the location for the sanitary sewer where the least disturbance will occur to the natural aesthetics of the public open space to the satisfaction of the Community Services Department
c) locate the detention ponds in locations where minimal impact will occur to the natural aesthetics of the valley to the satisfaction of the Community Services Department and
d) retain a Landscape ArchitectEcologist to prepare Planting and Restoration Plans for the quantityquality ponds for approval by the Community Services Department
46 Prior to assumption any material identified in the Tree Preservation and Management Plan(s) as hazardous or identified for removal for accessibility or safety reasons and any deleterious materials and debris not normally found in a natural area whether in a woodlot block vista block or other location as determined by the City shall be removed at the applicants expense
Natural Heritage System
47 It is acknowledged that the limit of development includes an appropriate buffer to facilitate protection and preservation of the Natural Heritage System The width of the buffer has been established by the Mount Pleasant Secondary Plan
48 Prior to registration the City shall obtain the gratuitous pre-conveyance of the Huttonville Creek Natural Heritage System or portions thereof if necessary
BUILDING REQUIREMENTS
Site Plan Approval
49 The owner acknowledges that any Medium Density Residential Blocks High Density Residential Blocks and Commercial Blocks will require Site Plan Approval prior to the issuance of a building permit
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
11 P7-1+S
Exposed Basements
50 NA
Driveway Locations
51 NA
Fire Break Lots
52 NA
Foundations
53 Prior to the issuance of any building permit the owner shall provide an engineering report to the satisfaction of the Chief Building Official indicating special foundation requirements if any to support structures that may be erected on disturbed ground or lots where filling has occurred
NOISE ATTENUATION REQUIREMENTS
Noise Abatement
54 Prior to the applicant entering into any residential purchase and sale agreements the applicant shall engage the services of a qualified acoustical consultant to complete a noise study recommending noise control measures satisfactory to the City (and Region of Peel when requested by the Region) where applicable A copy of this report shall be provided to the Citys Chief Building Official
Note In this regard revisions to the plan such as lot adjustments may be necessary to achieve acceptable rear yard area in conjunction with satisfactory noise attenuation measures and City policy
55 The noise control measures and noise warnings recommended by the acoustical report as required in condition number 52 above shall be implemented to the satisfaction of the Director Engineering and Development Services (and Region of Peel as required)
56 Prior to the issuance of any building permits the owner shall provide the Citys Chief Building Official with a certificate certifying that the builders plans for each dwelling unit to be constructed on the plan shows all of the noise attenuation works required by the approved acoustical report and the approved plans where applicable
57 The City of Brampton will not accept any temporary warning clauses with duration of three (3) years as mitigation
58 Prior to final approval all stationary noise problems must be addressed
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
2 F7-UH REAL ESTATE REQUIREMENTS
Easements
59 The owner shall grant all necessary easements for drainage utility and servicing purposes as may be required to the appropriate agency or public authority
Deeding Roads and Pathways
60 The proposed road allowances road widenings daylighting pedestrian pathways bicycle pathways and public transit rights of way provisions shall be dedicated as public highways on the final plan proposed for registration
Open Space
61 Prior to registration all identified open space lands within the subject application including all lands associated with the Natural Heritage System associated buffer(s) all identified vista park blocks all identified stormwater block engineered (drainage) channel blocks and identified entry feature blocks shall be conveyed to the City gratuitously and in a condition satisfactory to the City No parkland dedication credit will be provided for the blocks in question The applicant will landscape the subject blocks in accordance with the approved plans and will be eligible for development charges credit against work performed where applicable and in accordance with City standards and the current Development Charges By-law
62 In conjunction with the submission of the first engineering submission the applicant shall provide detailed working drawings for all identified park blocks open space blocks stormwater management facilities engineered drainage channels landscape buffer blocks streetscape planting entry feature blocks and fencing to the satisfaction of the applicable approving departments and in accordance with the latest City standards Fencing shall be included along holdout properties where they abut the plan subject to the approval of the existing property owners
The applicant shall comply with both the facility fitconcept plan approved prior to draft plan approval andor the recommendations of the approved Community Design Guidelines (as applicable)
63 Prior to registration the developer agrees to provide the City with the final landscape submission a detailed summary of all areas of parkland open space stormwater management ponds valleylands woodlots and buffers including quantities or areas of boulevard and buffer sod boulevard and buffer trees shrub beds and irrigation systems that will be installed by the developer in the subdivision agreement and will be owned by the City at assumption of the Subdivision Plan
64 Prior to assumption the developer is responsible for the development of all park open space stormwater management entry feature and landscape buffer blocks in accordance with the approved plans and in accordance with the current Development Charges By-law
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
13 F7-HS
Walkways
65 NA
Road Widenings
66 The road widening Blocks 11 to 14 shall be gratuitously dedicated to the Region of Peel on the final plan
03 Metre Reserves
67 03 metre reserves shall be conveyed to the Cityof Brampton on Blocks 15 to 19
Buffers
68 NA
Transit
69 Prior to registration the applicant shall consult with Brampton Transit to determine suitable locations for transit stops and to indicate these locations on the Aboveground Servicing Plans
70 The applicant shall agree to meet the conditions of Brampton Transit with respect to the installation of future bus stop infrastructure to the satisfaction of the Commissioner of Works and Transportation
NOTICE REQUIREMENTS
Sales Office Community Information Maps
71 NA
Use of Land Notices
Statements and Clauses
72 NA
Signage
73 In conjunction with the first engineering submission the owner shall erect and maintain signs in the following locations and in the following manner
a) On Block 6 indicating that Block 6 will be developed as part of a Natural Heritage System containing important environmental features and systems and in accordance with the approved Huttonivlle and Fletchers Creeks Subwatershed Study This Block is to be left in a
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
f-HW 14
naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
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i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
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any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
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88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
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distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
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advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
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F7-S 20
L5N 6R4
Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
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NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
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2 THAT Planning Design and Development Committee recommend approval in principle of the subject application and staff be directed to prepare appropriate conditions of draft plan approval in general accordance with the draft conditions of draft plan approval contained in Appendix 9 of this report along with updatedrevised conditions of draft plan approval from internal City Departments and external commenting agencies all to the satisfaction of the Commissioner of the Planning Design and Development Department in addition to the following conditions of draft plan approval
I) The applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of providing improved pedestrian access along Bovaird Drive West to the Mount Pleasant GO Station Appropriate arrangements must be made to provide this financial contribution if required prior to registration
ii) Prior to registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to provide for the extension of Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process
3 THAT prior to the issuance of draft plan approval
I) the applicant shall execute an appropriate preliminary subdivision agreement to the satisfaction of the City
ii) names for Streets B and C shall be approved by the Street Naming Committee and included on the draft approved subdivision plan
iii) the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process and
iv) arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
4 THAT staff be authorized to obtain the pre-dedication of roads if necessary prior to registration
5 THAT staff be authorized to obtain pre-conveyance of the Huttonville Creek Natural Heritage System (Block 6) if necessary prior to registration
6 THAT in recognition of the need to begin preliminary development engineering work(s) related to the provision of key services facilities and infrastructure the
Ff-S
Citys Engineering and Development Services Division is directed to begin the review of the preliminary development engineering works related to servicing facilities and infrastructure in advance of draft plan approvals No construction of servicing works will be permitted to commence ahead of draft plan approvals unless approval is given by the Commissioners of the Planning Design and Development and Works and Transportation Departments and
THAT this decision be considered null and void and a new development application be required unless a zoning by-law is passed within 36 months of the Council decision
BACKGROUND
Origin
The draft plan of subdivision as originally submitted for this application (dated December 8 2010) and presented at the statutory public meeting held on March 7 2011 is shown on Map 1 of this report and includes commercial mixed use blocks and blocks to accommodate GO Transit uses open space and future development purposes The draft plan of subdivision was subsequently revised (dated October 7 2011) and is shown on Map 2 The revisions to the subdivision plan are discussed in subsequent sections of this report
PROPOSAL
Original Subdivision - See larger version of Map 1 attached
SUBJECT LANDS
F7-M-
Revised Subdivision- See larger version of Map 2 attached
The revised draft plan of subdivision (dated October 7 2011) has changed some portions of the road network and stormwater servicing for the lands and also includes additional lands at the north-west corner of the subdivision The specific composition of the subdivision is as follows
bull Four (4) Commercial Blocks (Blocks 1 to 4 inclusive) bull One (1) Stormwater Management Block (Block 5) bull One (1) Open Space Block (Block 6) associated with the Huttonville Creek natural
heritage system bull Three (3) Future Development Blocks (Blocks 7 to 9 inclusive) bull Two (2) Future GO Transit Blocks (Blocks 10 and 11) and bull Road widening blocks (Blocks 12 to 14) and a Road Widening Embankment Block
(Block 15)
Revised Subdivision
SUBJECT LANDS
PVS
Description of the Revised Draft Plan Provided by the Applicant
The following section provides a more detailed description of the revised draft plan of subdivision
The applicant advises that they have entered into an agreement of purchase and sale with a new potential owner regarding Commercial Blocks 1 to 4 inclusive A separate Official Plan Amendment and Zoning Amendment Application will be filed for those Blocks in the near future The future application will provide details with respect to the proposed development of those lands for District Commercial purposes including land uses access detailed site and building design elements and gross floor area Maximum floor space index maximum gross floor areas and the potential for establishing minimum gross floor areas for office and commercial uses can also be accommodated through the future Official Plan and Zoning Amendment applications It should be noted that the eventual quantum of retailcommercial floor space and the types of district commercial uses for Blocks 1 to 4 will be informed by the Market Study that is being undertaken in the context of the Osmington application (City File C05W11005)
Separate applications to amend the Zoning By-law will also be filed in the near future with respect to the future development of Blocks 7 and 9 The applicant envisages residential uses within these blocks These future zoning amendments will also address land uses density and overall community design In accordance with the block plan policies in the Mount Pleasant Secondary Plan the applicant acknowledges the requirement for the preparation of a detailed Master Site Plan for the lands encompassed by the subdivision along with appropriate staging and sequencing requirements
Future Development Block 9 includes the Norval Farm Supply lands The applicant has entered into a purchase and sale agreement with Norval Farm Supply with a closing date of January 31 2012 and the existing field mill operations continuing until January 31 2014 Once the facility ceases operation decommissioning of the site will take approximately six (6) months The applicant is proposing detailed development policies be derived for this portion of the proposed subdivision plan through a future site specific Official Plan and Zoning By-law Amendment Application
The revised subdivision plan also allows for the establishment of commercial blocks (Blocks 10 and 11) in close proximity to the Mount Pleasant GO Station and in particular the applicant envisions an opportunity to accommodate future potential Higher Density Residential uses on these lands This will be explored further through the submission of future development applications
Stormwater Management Block 5 and the Huttonville Creek natural heritage system Block 6 will be conveyed to the City through the subdivision approvals process
6 P7-k Property Description and Surrounding Land Use
The subject property has the following characteristics
bull is located at the north-east corner of Mississauga Road and Bovaird Drive West extends north along the east side of Mississauga Road and east along the north side of Bovaird Drive West Portions of the subject property abut the CN Rail Line and a portion of the Mount Pleasant GO Station (See Location Map)
bull has an area of approximately 399 hectares (985 acres) and
bull comprises vacant land containing a portion of the Huttonville Creek
Location Map - see larger version attached
v i bull liSO000
I I SUBJECTLAND
PROPERTY LINE
NOTE OPEN SPACE IS AN EXTRACT FROM SCHEDULE A (GENERAL LANDUSE DESIGNATIONSFROM THE BPAVPTON OFFICIALPLAN
MAP 3 - LOCATION
GAGNON amp LAW URBAN PLANNERS LTD
MATTAMY (CREDIT RIVER) LTD
CITY FILE C04W11006 AND 21T-10022B
$pound BRAMPTON be- Flower City PLANNING DESIGN I DEVELOPMENT
The surrounding land uses are described as follows
North predominantly Agricultural with the Mount Pleasant Go Station and a section of the CN Rail
South Bovaird Drive West beyond which is Agricultural and Residential
X
P7-7
East the Mount Pleasant GO Station and
West Mississauga Road beyond which is Agricultural Residential and Commercial
PLANNING ANALYSIS SUMMARY
The revised draft plan of subdivision application involves two key planning objectives
i) to establish a road network in the vicinityof the existing Mount Pleasant GO Station and
ii) to define the size and shape of various development blocks
The recommended draft plan approval of the subdivision will achieve these objectives Draft plan approval will not interfere with a comprehensive evaluation of future development applications filed to implement the various blocks on the subdivision plan
These future development applications will be subject to formal public meetings and will among other matters define an appropriate mix of land uses density built form objectives development standards and staging and sequencing of development
The public meeting was held on March 7 2011 and planning staff did address comments provided at the public meeting and correspondence received Please refer to Appendix 7 and 8 of this report
The proposal is consistent with the Provincial Policy Statement and the Citys Strategic Plan and it conforms to the Residential and Open Space designations in the Official Plan
Staff envisions no impediments to the draft plan approval of the subdivision and is recommending that draft plan conditions be developed that are in general accordance with the draft conditions of draft plan approval found at Appendix 9 of this report with the addition of updated conditions of draft plan approval from internal City Departments and external commenting agencies The findings of the various studies submitted by the applicant in support of the draft plan of subdivision will if necessary be incorporated as conditions of draft plan approval or comprise future amendment(s) to the draft approved subdivision plan The subdivision plan and studies are circulated to required staff and agencies at this time and comments are being received
For a full planning analysis please see the Detailed Planning Analysis Section found in Appendix 6
F7-t Respectfully submitted
Dan Kraszewski MCIP RPP Director Development Commissioner Planning Design Services and Development Department
Report Authored By Neal Grady MCIP RPP- Development Planner
APPENDICES
Map 1 Draft Plan of Subdivision as Submitted (December 8 2010)
Map 2 Revised Draft Plan of Subdivision (October 7 2011)
Map 3 Location Map
Appendix 1 Official Plan (Schedule A General Land Use Designations) Extract
Appendix 2 Mount Pleasant Secondary Plan (Land Use Schedule)
Appendix 3 Fletchers Meadow Secondary Plan (Land Use Schedule)
Appendix 4 Zoning Designations
Appendix 5 Aerial Photo and Existing Land Uses
Appendix 6 Detailed Planning Analysis
Appendix 7 Public Meeting Attendance Record
Appendix 8 Correspondence Received
Appendix 9 Draft Conditions of Draft Plan Approval
Original Signed ByOriginal Signed By
FM
SUBJECT
LANDS
BLOCK 11 OPEN SPACE
(NATURAL HERITAGE ^YSTEM)
MAP 1 - ORIGINAUSUPERCEDED DRAFT PLAN OF SUBDIVISION (DEC 82010) RAMPTON GAGNON amp LAW URBAN PLANNERS LTD
bramptoiuo FlOWerCty MATTAMY (CREDIT RIVER) LTD PLANNING DESIGN ANDDEVELOPMENT
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EXTRACT FROM SCHEDULE A(GENERAL LAND USE DESIGNATIONS) OFTHE CITY OF BRAMPTON OFFICIAL PLAN
SUBJECT LAND
APPEALED TO THE OMB
bull BRAMPTON bromplonca FlOWe City PLANNING DESIGN amp DEVELOPMENT
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APPENDIX 1
OFFICIAL PLAN DESIGNATIONS GAGNON amp LAW URBAN PLANNERS LTD MATTAMY (CREDIT RIVER) LTD
CITY FILE C04W11006 AND 21T-10022B
SPECIAL LAND USE POLICY AREA PT
CORRIDOR PROTECTION AREA
Maylicld Rd F7-ia-
LEGEND ROAD NETWORK INFRASTRUCTURE RECREATIONAL OPEN SPACE OTHER
LaD
Transit Spine Collector Road CNR Rail Line LP Local Park
mdash Arterial Road TransCanada Gas Pipeline City Park (ffi)
reg Heritage Resource Designation under the mdash Collector Road 0 Grade Separation ParketteP Ontario Heritage Act
i Potential Connection LF GO Layover Facility Town Square Heritage Resource Listed on the City of
swu Stormwater Management Facility V Vest Pocket o Brampton Register of Heritage Properties
NATURAL HERITAGE SYSTEM INSTITUTIONAL RETAIL bull Mixed Use Area
bulli Natural Heritage System Area K-s Public Junior Elementary School Site District Retail bull Property Lines
6-8 Public Senior Elementary School Site rem Convenience Retail
RESIDENTIAL Separate Elementary School Site LnbJ Neighbourhood Retail SE Norval Farm Supply Special Policy Area LowMedium Density USJ Public Secondary School Site MVC| Motor Vehicle Commercial
Peel Regional Police Association Special LSEJ Separate Secondary School Site E3bull Medium Density Policy Area Place of Worship
APPENDIX 2 - MOUNT PLEASANT SECONDARY PLAN DESIGNATIONSbull BRAMPTON GAGNON amp LAW URBAN PLANNERS LTDbromploncD FIOWOTGtV
MATTAMY (CREDIT RIVER) LTDPLANNING DESIGNampDEVELOPMENT
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3 Drawn By TD CITY FILE C04W11006 amp 21T-10022B Dale 20101215
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OMB Decision File No PL090459
PORTION OF LANDS SUBJECT TO
THE MOUNT PLEASANT SECONDARY PLAN
SUBJECT LANDS
C
LEGEND INSTITUTIONAL COMMERCIAL
DR DISTRICTRETAIL SP SENIOR PUBLIC SCHOOLRESIDENTIAL
IOW MEDIUM DENSITY RESIDENTIAL NR NEIGHBOURHOOD RETAILELEMENTARY SCHOOLSif MEDIUM DENSITY RESIDENTIAL CR CONVENENCF RETAILB^8S[gtj SECONDARY SCHOOL
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storm water management facility
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APPENDIX 3 - FLETCHERS MEADOW SECONDARY PLAN DESIGNATIONS^BRAMPTON GAGNON amp LAW URBAN PLANNERS LTDXbramptoin FlowerCity MATTAMY (CREDIT RIVER) LTD PLANNING DESIGN AND DEVELOPMENT
Date20110126 Drawn By TD CITY FILE C04W11006 AND 21T-10022B
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SUBJECT LAND AGRICULTURAL INSTITUTIONAL
1 | ZONING BOUNDARY COMMERCIAL OPEN SPACE
iiiiini RAILWAY INDUSTRIAL RESIDENTIAL
APPENDIX 4bull BRAMPTON ZONING DESIGNATIONSbromplonca HOWBT City GAGNON amp LAW URBAN PLANNERS LTD
PLANNING DESIGN amp DEVELOPMENT MATTAMY (CREDIT RIVER) LTD 100
3 Drawn By TD Date 2011 01 25 CITY FILE C04W11006 AND 21T-10022B
P7-IS
AERIAL PHOTO DATE MARCH 2010
MOUNT PLEASANT GO| | SUBJECT LAND AGRICULTURAL INDUSTRIAL STATION
OPEN SPACE COMMERCIAL RESIDENTIAL
APPENDIX 5bull BRAMPTON AERIAL amp EXISTING LAND USE
bramptonca HOWei City GAGNON amp LAW URBAN PLANNERS LTD PLANNING DESIGN amp DEVELOPMENT MATTAMY (CREDIT RIVER) LTD
50 100
Drawn By TD Date 2011 01 25 CITY FILE C04W11006 AND 21T-10022B
P7-amp
APPENDIX 6
DETAILED PLANNING ANALYSIS
City File Numbers C04W11006 and 21T-10022B
Provincial Policy Statement
The proposed draft plan of subdivision is consistent with matters of Provincial interest as identified in the Provincial Policy Statement with respect to
bull focusing growth within a designated urban area and
bull avoiding development and land use patterns that may cause environmental or public health and safety concerns
Strategic Plan
The proposed draft plan of subdivision is consistent with the following goal streams in the Citys Strategic Plan
bull a Dynamic and Prosperous Economy since Commercial Blocks 1 to 4 inclusive will attract new business opportunities
bull Enhancing Our Community since future development Blocks 7 and 9 hold the potential for implementing a mix of residential housing types and
bull a Modern Transportation Systems since the delivery of both Creditview Road and the westerly extension of Station Road provides transportation infrastructure to support the Mount Pleasant Secondary Plan and the Mount Pleasant GO Station
Official Plan
The subject property is designated Residential and Open Space in the Official Plan An Application to Amend the Official Plan is not required to facilitate the proposed draft plan of subdivision
Mount Pleasant Secondary Plan
The portion of the subdivision plan located west of proposed Creditview Road (Street A) is located within the Mount Pleasant Secondary Plan (Area 51) In accordance with the land use Schedule SP 51(a) of the Secondary Plan these lands are designated District Retail Natural Heritage System Area Storm Water Management Facility GO Layover Facility and Norval Farm Supply - Special Policy Area
With respect to the District Retail designation permitted uses include the commercial uses identified and described in Section 4210 of the City of Brampton Official Plan In addition major free standing office medium and high density residential development is
10 P7-17
permitted High density residential development may be permitted without the need for an Amendment to the Official Plan or the Secondary Plan Block 6 on the revised subdivision plan coincides with the Natural Heritage System Area designation and Block 5 coincides with the Storm Water Management Facility designation
The Go Layover Facility designation coincides with a locomotive train layover area on the south side of the CN Rail line within the CN owned rail corridor that will be used in the winter months to warm up train engines The final location for this facility is proposed to be located somewhere along the northerly boundaries of Block 10 7 or 5 This facility has been accommodated for from a noise attenuation perspective for some of the residential uses in the draft approved Mount Pleasant Secondary Plan subdivisions located to the north The same noise attenuation requirements will be applied to the draft plan of subdivision once a final determination is made with respect to the type of residential uses on Future Development Block 7
The revised subdivision plan now includes the Norval Farm Supply site at the northerly section of future development Block 9 Policy Section 5132 of the Mount Pleasant Secondary Plan indicates that due to access and noise constraints associated with this agriculturalfeed mill operation redevelopment of these lands is considered to be better suited for commercial andor higher density residential uses
It is understood that the owners of the subject lands and Norval Farm Supply have negotiated an agreement whereby the applicant will acquire the Norval Farm Supply lands and the facility will cease operations on January 31 2014 with approximately 6 months required after this date to decommission the site As a result the access and noise constraints will be eliminated thereby providing an opportunity to examine residential and commercial development potential Detailed development policies and standards governing this portion of the Draft Plan will be addressed through the processing of a future Official Plan and Zoning By-law Amendment Application In addition it is noted that although the March 7 2011 public meeting notice did not refer to the addition of the Norval Farm Supply lands the intent for this section of the subdivision plan as originally submitted was for mixed use development in this general location This reflects the Mount Pleasant Secondary Plan policies that are specifically related to the Norval Farm Supply lands and state that mixed use high density residential and commercial uses could be developed on these lands
An Application to Amend the Mount Pleasant Secondary Plan is not required to facilitate the draft approval of the subdivision plan however the applicant has acknowledged that an amendment to the Secondary Plan will be provided if requested along with the filing of future applications to amend the zoning by-law to implement the various blocks on the subdivision plan Key issues requiring further exploration include
bull protecting for the potential development of free standing office development and medium and high density residential development and
11 FMf
bull determining appropriate residential densities in light of the maximum net residential density of 60 units per hectare for Medium Residential Density development and a maximum net residential density of 200 units per hectare for High Residential Density development
Fletchers Meadow Secondary Plan
The portion of the subdivision plan located east of Creditview Road is located within the Fletchers Meadow Secondary Plan and is designated Mixed Use Node The Mount Pleasant Village Mobility Hub Block Plan (OP 2006-021) designates the lands east of Creditview Road Mixed Use Area 4 key policies include
bull land use permission for a significant concentration of employment lands including retail commercial and office development a mix of residential uses including apartments and communityopen space uses
bull a density target of 100 persons and jobs combined per gross hectare over the entire Mixed Use Area 4 lands and lands owned by GO Transit and
bull 6 storey building heights for apartments and office buildings 1-2 storeys for retailcommercial uses
The Mixed Use Node and Mixed Use Area 4 designations and policies are further supplemented by the Citys Growth Plan Official Plan Amendment and policies specific to the Mount Pleasant GO Station Mobility Hub especially with respect to densities that support the mobility hub concept
An application to amend the Fletchers Meadow Secondary Plan and a detailed exploration of the Citys Growth Plan Official Plan Amendment are not required to facilitate the draft plan approval of the subdivision plan However these matters will be addressed with the filing of future applications to amend the zoning by-law to implement the various blocks along with any required amendments to the Secondary PlanOfficial Plan
Zoning
The subject property is zoned Agricultural (A) in Zoning By-law 270-2004 An application to amend the Zoning By-law will be required to rezone the various blocks on the draft plan of subdivision to appropriate zoning designations that reflect the ultimate land uses built form and community vision for this area The applicant intends to file applications to amend the zoning by-law in the near future The zoning does not need to be amended to allow the plan of subdivision to proceed
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Master Site Plan
In accordance with the block planning policies contained in the Mount Pleasant Secondary Plan the submission of a master site plan for the subject lands is required to evaluate in greater detail issues pertaining to land use massing design density and phasing of development The master site plan for the entire subdivision and any other associated requirements will be submitted with the future applications to amend the Zoning By-law
Environmental Issues
Open Space (Natural Heritage System) Block 6 on the proposed draft plan of subdivision is designated Natural Heritage System Area in the Mount Pleasant Secondary Plan This Block is to be in accordance with the approved Mount Pleasant Secondary Plan Subwatershed Study (SWS) and the Mount Pleasant Block Plan Sub-Area 51-1 Environmental Implementation Report (EIR)
The approved Sub-Area 51-1 Block Plan Official Plan Amendment OP2006-055 adopted by City Council on February 23 2011 contains a policy whereby development applications shall conform to the approved SWS and implemented by the approved EIR and Conceptual Fisheries Compensation Plan (CFCP) Conditions of draft plan approval have been provided by Credit Valley Conservation and the City to address the natural heritage system components for all of the Mount Pleasant Secondary Plan subdivisions in the northerly 51-1 block plan lands that were draft approved on October 11 2011 Similar conditions of draft plan approval will be provided for this subdivision plan through updated conditions of draft plan approval once the circulation period for comment has ended To assist in this the applicants Scoped Environmental Impact Study has also been circulated along with the draft plan of subdivision
With respect to Open Space (Natural Heritage System) Block 6 the preliminary key findings of the applicants Scoped Environmental Impact Study include
bull All lands within Block 6 will be fully protected by the Natural Heritage System boundary contained in the approved Subwatershed Study and as determined through the Block Plan Sub-Area 51-1 Environmental Implementation Report
bull The applicability of the approved Natural Heritage System designation in the Mount Pleasant Secondary Plan to Block 6 ensuring that it will be fully maintained and protected
bull Stormwater management ponds will provide an enhanced level of stormwater treatment as agreed to through the Subwatershed Study approval process to protect this section of Huttonville Creek and
Finally consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 5 of this report authorizes staff to
13 PViO
obtain pre-conveyance of the Huttonville Creek Natural Heritage System (Block 6) if necessary prior to registration
Transportation Issues
The purpose of this proposed draft plan of subdivision is to establish a road network in the vicinity of the Mount Pleasant GO Station with a particular emphasis on the Creditview Road (Street A) extension and the westerly Station Road extension (Street B) as key transportation infrastructure to support the Mount Pleasant community and the Mount Pleasant GO Station To this extent a Traffic Impact Study has been initiated by the applicant to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions To assist in this the applicants Traffic Impact Study has also been circulated along with the draft plan of subdivision
The preliminary findings of the applicants Traffic Impact Study include
bull an acceptable level of operation at all of the proposed intersections and
bull a proposed road network and right-of-way widths that support the proposed development blocks and the preliminary land uses that will be refined through future applications to amend the zoning by-law
With respect to the Creditview Road (Street A) extension from Bovaird Drive West the applicants Traffic Impact Study indicates that the preferred alignment and right of way width reflects the environmental assessment approved for this road in 2009 and work to date involving the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes The Creditview Road (Street A) right of way width of 42 metres as shown on the revised draft plan is intended to meet City requirements identified through the Environmental Assessment process and in particular with respect to transit stop amenities
The Study also notes that the preliminary design work is underway for the section of Creditview Road and the associated CN Rail underpass with construction anticipated to be completed sometime in 2013 and 2014 This subdivision could be registered in the Spring of 2012 at which time the streets on the subdivision plan would be conveyed to the City as public roads Nevertheless to be consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 4 of this report authorizes staff to obtain the pre-dedication of roads if necessary prior to registration This recommendation protects the Citys interests if for some reason the timing for the construction of Creditview Road and the CN rail underpass were to be accelerated
With respect to the westerly extension of Station Road (Street B) the preliminary findings of the applicants Traffic Impact Study are as follows
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bull the alignment and extent of Station Road (Street B) as shown on the subdivision plan is appropriate and sufficient to support the proposed development blocks and the preliminary land uses that will be refined through future applications to amend the zoning by-law
bull the proposed 315 metre right-of-way width as a four lane collector road is more than is typically required but it has been provided to allow for the ultimate extension of Street B across Huttonville Creek to connect with Mississauga Road should it be confirmed as being desirable and feasible through the Environmental Assessment Study process and
bull the most westerly extension of Street B terminating in a cul-de-sac is intended to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road
The Traffic Impact Study identified through its analysis of the transportation network that the crossing of the Natural Heritage System (NHS) connecting Street B with Mississauga Road in the vicinity of Street C is not necessary to facilitate the draft plan approval of the subdivision As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders In this respect to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
Finally the subdivision plan deletes a potential street connection from the commercial block located immediately east of Creditview Road (Street A) The applicant has indicated that they are amenable to protecting for this road connection through the filing of a future application to amend the zoning by-law for this block
P7-15
In this respect Recommendation 3 iv) of this report recommends that prior to the issuance of draft plan approval arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
Finally the subdivision plan deletes a potential street connection from the commercial block located immediately east of Creditview Road (Street A) The applicant has indicated that they are amenable to protecting for this road connection through the filing of a future application to amend the zoning by-lawfor this block In this respect Recommendation 3 iv) of this report recommends that prior to the issuance of draft plan approval arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
Servicing
Full municipal services are proposed in conjunction with this development involving the tunnelling of two sanitary sewers south of the CN rail line and crossing a section of the Huttonville Creek and the connections to the existing watermains on Mississauga Road and Bovaird Drive West
The approved Mount Pleasant Secondary Plan Infrastructure Servicing Study did not identify any impediments regarding the capacity of the existing and future municipal water and sanitary sewer system to accommodate development on the subject lands
The Region of Peel will provide appropriate conditions of draft plan approval regarding municipal water and sanitary sewer services
The requirement for a stormwater management pond was identified through the Mount Pleasant Secondary Plan Subwatershed Study and has been provided for through stormwater management Block 5 on the draft plan of subdivision
A Functional Servicing Report has been provided by the applicant for review by the Citys Engineering and Development Services Division that
bull outlines the rationale for the size and location of the proposed pond Block 5 and
bull provides technical requirements for the proposed pond including the protection of the abutting Huttonville Creek contained in Block 6
Finally consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 6 of this report authorizes the Citys Engineering and Development Services Division to begin the review of the preliminary development engineering works related to servicing facilities and infrastructure in advance of draft plan approvals No construction of servicing works will be permitted to commence ahead of draft plan approvals unless approval is given by the
16 P7-1S
Commissioners of the Planning Design and Development and Works and Transportation Departments
Urban Design
Staff has evaluated a preliminary concept site plan provided by the new potential owner of Commercial Blocks 1 to 4 inclusive However this preliminary concept site plan has no official status and will be updated in the context of the submission of a future application to amend the zoning by-law An urban design brief will be submitted at that time to enable a comprehensive evaluation of urban design and built form for the blocks on the proposed revised draft plan of subdivision
Recommended Draft Plan Approval Process
The draft conditions of draft plan approval found at Appendix 8 reflect the Citys Standard Conditions of Draft Plan Approval as administered by the Planning Design and Development Department and have been tailored to the unique circumstances of this particular subdivision and in particular the future submission of an application(s) to amend the zoning by-law for the proposed blocks
Recommendation 4 of this report directs staff to prepare appropriate conditions of draft plan approval in general accordance with the draft conditions of draft plan approval contained in Appendix 8 of this report along with updatedrevised conditions of draft plan approval from internal City Departments and external commenting agencies all to the satisfaction of the Commissioner of the Planning Design and Development Department
The findings of the various studies submitted by the applicant and the various issues outlined in this Appendix will if necessary be incorporated as conditions of draft plan approval or comprise future amendment(s) to the draft approved subdivision plan The subdivision plan and studies are in the circulation period during the time of the writing of this report
CONCLUSION
The approval in principle of the revised draft plan of subdivision application facilitates the establishment of development blocks and a road network and subject to the approval of the recommendations in this report represents good planning Further requirements pertaining to the subject lands will be addressed through the submission of future development applications for the various blocks within the plan of subdivision
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APPENDIX 7
PUBLIC MEETING ATTENDANCE RECORD
City File Number C04W11006 Subdivision File21T-10022B
Members Present
Regional Councillor P Palleschi - Wards 2 and 6 (Chair) City Councillor V Dhillon - Wards 9 and 10 (Vice-Chair) Regional Councillor E Moore - Wards 1 and 5 City Councillor G Gibson - Wards 1 and 5 City Councillor J Hutton - Wards 2 and 6 Mayor Susan Fennell (designate for Regional Councillor J Sanderson)
Members Absent
Regional Councillor J Sanderson - Wards 3 and 4 (personal) Regional Councillor G Miles - Wards 7 and 8 (other municipal business) Regional Councillor S Hames - Wards 7 and 8 (vacation) Regional Councillor J Sprovieri - Wards 9 and 10 (vacation) City Councillor B Callahan - Wards 3 and 4 (vacation)
Staff Present
Planning Design and Development Department J Corbett Commissioner Planning Design and Development A Smith Director Planning Policy and Growth Management D Kraszewski Director Planning and Land Development Services M Won Director Engineering and Development Services K Walsh Director Community Design Parks Planning and Development A Parsons Development Planner B Steiger Central Area Planner N Grady Development Planner
Corporate Services Department J Burton Legal Counsel E Evans Deputy Clerk C Urquhart Legislative Coordinator
Members of the Public
Mr Michael Vernem 18 Leagrove Street Brampton
18 PI-IS
Results of the Public Meeting
A special meeting of the Planning Design and Development Committee was held on March 7 2011 in the Council Chambers 4th Floor 2 Wellington Street West Brampton Ontario commencing at 700 pm with respect to the subject application Notices of this meeting were sent to property owners within 900 metres As indicated in Appendix 7 one interested member of the public was in attendance to speak to the application and as found at Appendix 8 correspondence was received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Comments Provided at the Public Meeting
Mr Michael Vernem 18 Leagrove Street Brampton expressed concerns regarding the proposed access to the site from Bovaird Drive given the existing traffic congestion He suggested that measures be taken to improve traffic on Bovaird Drive before development begins at the site
Staff Response
As noted under the Transportation Issues section in Appendix 6 of this report a Traffic Impact Study has been prepared by the applicant in support of the revised draft plan of subdivision to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions based in part on their review of the Traffic Impact Study
There is the opportunity for the Region of Peel to impose requirements through conditions of draft plan approval relating to Bovaird Drive West Notwithstanding this the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes could alleviate Mr Vernems concerns with existing traffic congestion
Correspondence Received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Staff Response
The applicant has received Mr Davies correspondence and has advised staff that they accept in principle the need to integrate road access and connectivity between the subdivision plan and the Osmington lands As noted under the Transportation Issues section in Appendix 6 of this report the applicant has provided the most westerly extension of Street B terminating in a cul-de-sac to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road The applicants Traffic Impact Study indicates that through their ongoing analysis of the transportation network a road crossing over the
19 p7-iU
Natural Heritage System (NHS) by way of connecting Streets B and C not necessary As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders in this regard There is the opportunity to impose requirements through conditions of draft plan approval andor clauses in future rezoning agreements pertaining to all aspects of the road network contained within the proposed draft plan of subdivision Notwithstanding this Mr Davies is encouraged to have his client - Osmington- participate with Mattamy in the future Environmental Assessment Study process in order to ensure acceptable road network integration between the subject property and the Osmington lands This process can occur in conjunction with the recommended draft plan approval of the subject lands and if a road crossing over Huttonville Creek by way of connecting Streets B and C is warranted from an overall transportation network perspective then this could be achieved through the filing of a new draft plan of subdivision sometime in the future or other methods acceptable to the City (ie through an agreement and reference plan to convey the road) In the meantime to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
20 P7-VT
Appendix 8 Correspondence Received City File Numbers C04W11006 and 21T-10022B
e fVW
D a vies
H o w e
P a i iner s
LLP
Lawyers
The Fifth Floor
99 Spadina Ave
To r o n t o 0 n t a ri o
M5V 3P8
T 4169777088
F 4169778931
davieshowecom
Please refer to Jeffrey L Davies e-mail jdauiesdauieshowecom
March 2 2011
The Chair and Committee Members
Planning Design and Development Committee co Mr John Corbett Commissioner The City of Brampton 2 Wellington Street City Hall 3rd Floor L6Y4R2
Dear Chair and Committee Members
Re Information Report - Mattamy (Credit River) Limited Draft Plan of Subdivision Application
We represent Osmington Inc the owner of the lands on the west side of Mississauga Road and being across from the Mattamy lands
The engineers for Osmington have been working with the engineers for Mattamy regarding mutual road alignment and other considerations
Osmington submits that the alignment of Station Road within the proposed Mattamy subdivision would be improved if it were to follow the alignment shown on the attached sketch
Yours sincerely DAVIES HOWE PARTNERS LLP
Jeffrey L Davies
JLDmc
Encl
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Page 2
Davies copy Howe N Sabat Osmington Inc Part n e F Doricin Mattamy Development Corporation 11 f- M Vernooy Mattamy Development Corporation
M Gagnon Gagnon amp Law C Chung Glen Schnarr amp Associates Inc D Cherepacha Read Voorhees amp Associates R Webster The Sernas Group Inc
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20
Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
2i F7-S2
Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
F7-S3
SCHEDULE A
DRAFT CONDITIONS OF DRAFT APPROVAL
DRAFT APPROVAL DATE
SUBJECT Draft Plan of Subdivision
GAGNON amp LAW URBAN PLANNERS LTD shyMATTAMY (CREDIT RIVER) LTD 21T-10022B
City of Brampton C04W11006
Planner Neal Grady
In accordance with By-law 10-97 the Council of the City of Brampton has made a decision to authorize the draft approval of the above noted draft plan of subdivision subject to the following conditions
GENERAL PLANNING REQUIREMENTS
Approved Plan and Redlines
1 The final plan shall conform to the draft plan prepared by GAGNON amp LAW URBAN PLANNERS LTD dated October 7 2011
Development Agreement
2 A Subdivision Agreement shall be entered into and executed by the applicant the City of Brampton and the Region of Peel to satisfy all financial legal and engineering matters including landscaping and the installation of municipal services parkland dedication or cash-in-lieu of parkland requirements to the satisfaction of the Director Community Design Parks Planning and Development and other requirements of the City of Brampton and the Region of Peel including the payment of all applicable Regional City and Educational development charges in accordance with their applicable Development Charges By-laws
Zoning
3 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Commercial Blocks 1 through 4 to the satisfaction of the Commissioner of Planning Design and Development
4 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Future Development Blocks 7
F7-3H
and 9 to the satisfaction of the Commissioner of Planning Design and Development
5 Future Development Blocks 7 and 9 shall only be developed in conjunction with a future Zoning By-Law Amendment application to permit the development in accordance with the draft approved plan of subdivision including zoning controls that are unique and specific to the design characteristics of the subdivision
Staging
6 Development of the plan shall be staged to the satisfaction of the City and the Region of Peel In this regard among other things staging of the development of the plan shall be based on the timing of road improvements and the timing of the provision of other essential services and facilities for this subdivision In this regard the applicant shall agree to enter into a phasing agreement if and when required by the City or the Region of Peel
Maintenance Easements
7 NA
Reserve Block and Lots
8 Prior to registration the applicant shall demonstrate to the satisfaction of the Commissioner of Planning Design amp Development by the submission of appropriate development concepts or by other suitable means that abutting lands can be developed in an appropriate manner and in accordance with the applicable Secondary Plan In this regard minor revisions to the plan may be necessary to facilitate the appropriate development of abutting lands
9 Future Development Block 8 will be deeded to the City of Brampton in escrow pending the outcome of the Station Road EA Any portion of Future Development Block 8 that is not required for the future Station Road shall be gratuitously conveyed to the adjacent landowner following the transfer of the Station Road right-of-way lands to the City
Building Removal
10 Prior to registration the applicant shall remove any existing buildings on those lands contained within the phase being registered
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
H-SS 3
SERVICING GRADING AND ROAD REQUIRMENTS
Drainage
11 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof the following matters are to be approved to the satisfaction of the Director Engineering and Development Services and the Credit Valley Conservation
i Functional Servicing Report dated October 2011 prepared by Urbantech and if necessary the subdivision plan shall be redline revised to implement the findings of the amended Functional Servicing Report including but not limited to inclusion of easements or stormwater management blocks which may result in modifications to the proposed lot and road layouts
ii Hydrogeological Report analysis and recommendations consistent with the approved Environmental Implementation Report and Scoped Environmental Impact Study
iii mitigation andor compensation measures consistent with the recommendations of the approved Environmental Implementation Report and Scoped Environmental Impact Study and if necessary the plan shall be redline revised to implement satisfactory mitigation andor compensation measures
iv detailed engineering and grading plans for the overall draft plan of subdivision
v appropriate sediment and erosion control measures
vi that appropriate permits under Ontario Regulation 16006 be received
b) Agree in the subdivision agreement in wording acceptable to the Director Engineering and Development Services and the Credit Valley Conservation Authority
i) To carry out or cause to be carried out the works referred to in condition 11 a) above
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
4 R-36 Servicing
12 Prior to the initiation of any servicing and prior to the registration of the plan or any phase thereof the applicant shall submit detailed engineering drawings and supporting reports to Development Engineering Services for review and approval No servicing works shall be permitted until the drawings are approved
13 Prior to the initiation of any servicing and prior to the registration of this plan or any phase thereof the applicant shall grant gratuitously all necessary external easements and lands for access drainage servicing and utility purposes as may be required to the appropriate municipality agency or public authority
14 Prior to the first engineering submission the applicant shall submit to the City of Bramptons Development Engineering Services Division for approval a detailed plan illustrating all proposed sidewalk locations within the draft plan of subdivision abutting any commercial plan
15 Provisions shall be made that servicing of this Draft Plan will require construction of a 375 mm diameter sanitary sewer and a 450 mm diameter sanitary sewer within the Plan The 375 mm diameter sanitary sewer and the 450 mm diameter sanitary sewer are the financial responsibility of the Region of Peel as per Development Charges By-law Should the developer wish to proceed with these works in order to obtain clearance of this condition at a time when the Region is not prepared to fund the works then the developer shall be required to enter into a front-ending agreement prior to the constructions of the works This agreement will be subject to the Regions determination that it has or will have sufficient funds to justify entering into the font-ending agreements and Regional Council Approval
Utility Relocation
16 Prior to the registration of the plan arrangements shall be made to the satisfaction of the Director Engineering and Development Services for any relocation of utilities required by the development of the subject lands to be undertaken at the developers expense
Stormwater Management
17 Prior to registration Stormwater Management Ponds to be designed and constructed in accordance with the Functional Servicing Report to the satisfaction of the Director of Engineering and Development Services
18 Prior to registration planting plans shall be approved by the Conservation Authority for all stormwater management blocks
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-I0022B and C04W11006
P7-7 19 Any portion of Stormwater Management Pond Block 5 that is not required to
accommodate the Stormwater Management facility and the future Station Road shall be gratuitously conveyed to the adjacent Landowner following the transfer of the Station Road right-of-way lands to the City
Overland Flow
20 Stormwater overland flow routes shall be kept within roads approved walkways or other locations deemed acceptable by the Director of Engineering and Development Services
Building Separation
21 NA
Hydro One Brampton
22 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the City of Brampton for the provision of major facilities such as switchgear installations
Soil
23 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to registration of this plan or any phase thereof submit for the approval of the City Engineering and Development Services Division a detailed soils investigation of the site prepared by a qualified Geotechnical Engineer A copy of this report shall also be submitted to the Citys Chief Building Official
b) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof submit to the Chief Building Official
i) a Phase 1 Environmental Site Assessment ii) a Phase 2 Environmental Site Assessment if required as
a result of the Phase 1 Environmental Site Assessment iii) a decommissioning report if contaminated material has
been identified and is removed or alternatively a copy of the risk assessment together with a copy of the written acknowledgement of its acceptance by the Ministry of the Environment and
iv) a copy of a Record of Site Condition and confirmation of the filing of Site Condition in the Environmental Site Registry
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
fllt
c) Notwithstanding Condition 22b) above provisions shall be provided for in the Subdivision Agreement where the owner agrees to submit the required documents listed in Condition 22b) for the Feed Mill lands at the time of the decommissioning of the site and that provisions shall be provided for in the Subdivision Agreement that allow for the registration of any part of the plan save and except Future Development Block 8 until such time as the documents required in Condition 22 b) are provided
d) Prior to the initiation of any site grading or servicing the applicant shall provide a report identifying all existing water wells and private sewage disposal systems on the lands The applicant shall provide verification to the satisfaction of the Citys Chief Building Official that all wells and septic systems identified have been decommissioned in accordance with all applicable laws and regulations
Road Alignments
24 The horizontal and vertical alignments of all roads including their intersection geometries shall be designed to the latest City standards and requirements In this regard minor revisions to the road pattern and intersection alignments may be required
Construction Traffic Route
25 Prior to approval of any detailed engineering drawings arrangements shall be made to the satisfaction of the Commissioner of Works and
Transportation for a suitable construction traffic route
Roads
26 Prior to registration the City shall obtain the pre-dedication of roads or portions thereof if necessary
27 The City of Brampton will be designing and constructing the James Potter RoadCreditview Road underpass and a development charges prepayment agreement shall be executed with Mattamy (Credit River) Ltd and the City for its delivery
28 Prior to registration appropriate arrangements shall be made to the satisfaction of the Commissioner of Planning Design and Development for landowners within the boundaries of Block Plan 51-1 to provide a financial contribution if required to contribute to the cost of providing improved pedestrian access along Bovaird Drive West to the Mount Pleasant GO Station
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
FV3
29 Prior to registration the City and the Developer will enter into an agreement with regard to the conveyance and construction of Creditview Road between Bovaird Drive West and Street B of this subdivision This agreement will also address the front-ending and DC recoveries related to this portion of Creditview Road
Traffic Signals
30 Prior to registration the applicant will provide cash-in-lieu funds to the satisfaction of the Director of Engineering and Development Services for the installationupgrading of traffic signals at certain intersections within andor associated with the Plan of Subdivision as determined by the City through the detailed engineering design process These funds will not include signalization or intersection works previously accounted for in the 2009 Development Charges Background Study
Street Lighting
31 The street lighting system on all local and collector roadways for this subdivision development shall be designed and constructed in accordance with the latest City of Brampton standards and specifications The street lighting system on all arterial roadways will continue to use the conventional concrete poles unless specified otherwise by the Director Community Design Parks Planning and Development the Director Engineering and Development Services and the Commissioner of Works and Transportation Communication poles will not be installed on the transit spine collector road
LANDSCAPING FENCING AND STREETSCAPE REQUIREMENTS
Site Clearing Topsoil Stripping
32 The owner shall remove any trees and any vegetation on the subject lands as may be required by the Director Community Design Parks Planning and Development
33 The owner shall not remove any trees or topsoil from the land within the plan or start any grading of the land within the plan prior to registration of the plan without a topsoil removal permit issued pursuant to City of Brampton By-law 30-92 and the approval of the Director Engineering and Development Services including entering into a preliminary subdivision agreement if required by the Director Engineering and Development Services
34 Prior to the granting of a top soil stripping permit or in conjunction with the 1st engineering submission whichever comes first protective hoarding to be determined through detailed design is required
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
F7-1+0
a) Along the Buffer Block Line of the Natural Heritage System
All hoarding will be provided and erected by the applicant at their expense and to the satisfaction of the City prior to the pre-servicing or any construction occurring on the site and shall be maintained by the applicant
Street Trees
35 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to provide street trees along all internal streets within the subject plan and along immediately abutting boulevards of adjacent streets The applicant shall comply with the recommendations of the approved Community design Guidelines (as applicable) to the satisfaction of the City
36 The applicant shall implement at their expense and to the satisfaction of the City all works shown on the approved streetscape plans in accordance with the Subdivision Agreement and the approved Community Design Guidelines (where applicable) and will include the implementation of all applicable boulevard and buffer planting and entry features including all structures and planting
Fencing
37 The owner shall provide detailed engineering and landscape plans for the development of fencing on all Lots and Blocks to the satisfaction of the Director Community Design Parks Planning and Development The owner shall not be eligible for development charges credit against work performed in accordance with City standards and the current Development Charges By-Law
38 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to erect fencing at their expense in accordance with the City Fencing Policy the approved Community Design Guidelines for the area and any other Conditions of Draft Approval for the development that apply to fencing
39 The owner shall make satisfactory arrangements with the Director Community Design Parks Planning and Development through the Subdivision Agreement to erect at their expense decorative wooden screen fencing 18 metres high in locations and of a design satisfactory to the City along all residential property boundaries which are adjacent to Canada Post Community Mail Boxes
Landscape Works
40 Prior to plan registration the applicant shall pay a maintenance fee for any landscape item deemed necessary by the applicant but which exceeds the City standard This may include but not be limited to special entry feature
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structures irrigation systems acoustical walls and architectural landscape elements located on public property
41 Prior to issuance of final acceptance of all landscape works the applicant shall provide as-built drawings in the form of digital files for all dedicated park open space stormwater management entry feature landscape buffer blocks etc The submission of these drawings will meet the latest digital standards as prescribed by the City of Brampton
Urban Design amp Architectural Control
42 The applicant shall implement the Community Design Guidelines including but not limited to the provision of appropriate building architecture landscape treatments and other arrangements to accommodate the consolidation of street accessories such as newspaper boxes mail boxes utility boxes etc to the satisfaction of the Commissioner of Planning Design amp Development and the Director Community Design Planning and Development In this regard minor revisions to the plan may be necessary to provide sufficient space for such features
PARK AND OPEN SPACE REQUIREMENTS
Parkland
43 In accordance with current City practices prior to the issuance of Building Permits for all medium density residential high density residential and commercial development which is subject to Site Plan Approval satisfactory arrangements shall have been made with the realty Services Section of the Buildings and Property Management Department and the Finance Department with respect to the payment of cash-in-lieu of parkland and valued as of the day before the day of building permit issuance pursuant to Section 42(6) of the Planning Act and the City of Bramptons Parkland Dedication By-Law
Open Space Plans
44 NA
Vegetation Assessment
45 Prior to the submission of any grading and servicing plans or any grading on the subject property and prior to registration of the plan the applicant shall
a) submit to the satisfaction of the Community Design Parks Planning and Development Division a Vegetation Inventory and Assessment for the preservation of as many trees as possible identified by the City as desirable for preservation In this regard the applicant shall be required to identify on the Grading and Drainage Plans and Landscaping Plans the trees to be retained and the methodology proposed for their
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retention This methodology shall include individual tree preservation plans illustrating proposed building sites and working envelopes existing and proposed grades and the trees to be protected or removed and shall be supported by a hydrogeoligists report which recommends appropriate subdivision and grading techniques for the maintenance of existing surface runoff or ground water conditions necessary for the long term preservation of the trees identified for retention All preservations and tree protection measures are to be installed and inspected by the City prior to pre-servicing of the subdivision
b) stake the location for the sanitary sewer where the least disturbance will occur to the natural aesthetics of the public open space to the satisfaction of the Community Services Department
c) locate the detention ponds in locations where minimal impact will occur to the natural aesthetics of the valley to the satisfaction of the Community Services Department and
d) retain a Landscape ArchitectEcologist to prepare Planting and Restoration Plans for the quantityquality ponds for approval by the Community Services Department
46 Prior to assumption any material identified in the Tree Preservation and Management Plan(s) as hazardous or identified for removal for accessibility or safety reasons and any deleterious materials and debris not normally found in a natural area whether in a woodlot block vista block or other location as determined by the City shall be removed at the applicants expense
Natural Heritage System
47 It is acknowledged that the limit of development includes an appropriate buffer to facilitate protection and preservation of the Natural Heritage System The width of the buffer has been established by the Mount Pleasant Secondary Plan
48 Prior to registration the City shall obtain the gratuitous pre-conveyance of the Huttonville Creek Natural Heritage System or portions thereof if necessary
BUILDING REQUIREMENTS
Site Plan Approval
49 The owner acknowledges that any Medium Density Residential Blocks High Density Residential Blocks and Commercial Blocks will require Site Plan Approval prior to the issuance of a building permit
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Exposed Basements
50 NA
Driveway Locations
51 NA
Fire Break Lots
52 NA
Foundations
53 Prior to the issuance of any building permit the owner shall provide an engineering report to the satisfaction of the Chief Building Official indicating special foundation requirements if any to support structures that may be erected on disturbed ground or lots where filling has occurred
NOISE ATTENUATION REQUIREMENTS
Noise Abatement
54 Prior to the applicant entering into any residential purchase and sale agreements the applicant shall engage the services of a qualified acoustical consultant to complete a noise study recommending noise control measures satisfactory to the City (and Region of Peel when requested by the Region) where applicable A copy of this report shall be provided to the Citys Chief Building Official
Note In this regard revisions to the plan such as lot adjustments may be necessary to achieve acceptable rear yard area in conjunction with satisfactory noise attenuation measures and City policy
55 The noise control measures and noise warnings recommended by the acoustical report as required in condition number 52 above shall be implemented to the satisfaction of the Director Engineering and Development Services (and Region of Peel as required)
56 Prior to the issuance of any building permits the owner shall provide the Citys Chief Building Official with a certificate certifying that the builders plans for each dwelling unit to be constructed on the plan shows all of the noise attenuation works required by the approved acoustical report and the approved plans where applicable
57 The City of Brampton will not accept any temporary warning clauses with duration of three (3) years as mitigation
58 Prior to final approval all stationary noise problems must be addressed
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Easements
59 The owner shall grant all necessary easements for drainage utility and servicing purposes as may be required to the appropriate agency or public authority
Deeding Roads and Pathways
60 The proposed road allowances road widenings daylighting pedestrian pathways bicycle pathways and public transit rights of way provisions shall be dedicated as public highways on the final plan proposed for registration
Open Space
61 Prior to registration all identified open space lands within the subject application including all lands associated with the Natural Heritage System associated buffer(s) all identified vista park blocks all identified stormwater block engineered (drainage) channel blocks and identified entry feature blocks shall be conveyed to the City gratuitously and in a condition satisfactory to the City No parkland dedication credit will be provided for the blocks in question The applicant will landscape the subject blocks in accordance with the approved plans and will be eligible for development charges credit against work performed where applicable and in accordance with City standards and the current Development Charges By-law
62 In conjunction with the submission of the first engineering submission the applicant shall provide detailed working drawings for all identified park blocks open space blocks stormwater management facilities engineered drainage channels landscape buffer blocks streetscape planting entry feature blocks and fencing to the satisfaction of the applicable approving departments and in accordance with the latest City standards Fencing shall be included along holdout properties where they abut the plan subject to the approval of the existing property owners
The applicant shall comply with both the facility fitconcept plan approved prior to draft plan approval andor the recommendations of the approved Community Design Guidelines (as applicable)
63 Prior to registration the developer agrees to provide the City with the final landscape submission a detailed summary of all areas of parkland open space stormwater management ponds valleylands woodlots and buffers including quantities or areas of boulevard and buffer sod boulevard and buffer trees shrub beds and irrigation systems that will be installed by the developer in the subdivision agreement and will be owned by the City at assumption of the Subdivision Plan
64 Prior to assumption the developer is responsible for the development of all park open space stormwater management entry feature and landscape buffer blocks in accordance with the approved plans and in accordance with the current Development Charges By-law
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Walkways
65 NA
Road Widenings
66 The road widening Blocks 11 to 14 shall be gratuitously dedicated to the Region of Peel on the final plan
03 Metre Reserves
67 03 metre reserves shall be conveyed to the Cityof Brampton on Blocks 15 to 19
Buffers
68 NA
Transit
69 Prior to registration the applicant shall consult with Brampton Transit to determine suitable locations for transit stops and to indicate these locations on the Aboveground Servicing Plans
70 The applicant shall agree to meet the conditions of Brampton Transit with respect to the installation of future bus stop infrastructure to the satisfaction of the Commissioner of Works and Transportation
NOTICE REQUIREMENTS
Sales Office Community Information Maps
71 NA
Use of Land Notices
Statements and Clauses
72 NA
Signage
73 In conjunction with the first engineering submission the owner shall erect and maintain signs in the following locations and in the following manner
a) On Block 6 indicating that Block 6 will be developed as part of a Natural Heritage System containing important environmental features and systems and in accordance with the approved Huttonivlle and Fletchers Creeks Subwatershed Study This Block is to be left in a
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naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
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i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
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any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
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88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
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distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
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P7-SI19
advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
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F7-S 20
L5N 6R4
Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
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P7-S3 21
NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
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Citys Engineering and Development Services Division is directed to begin the review of the preliminary development engineering works related to servicing facilities and infrastructure in advance of draft plan approvals No construction of servicing works will be permitted to commence ahead of draft plan approvals unless approval is given by the Commissioners of the Planning Design and Development and Works and Transportation Departments and
THAT this decision be considered null and void and a new development application be required unless a zoning by-law is passed within 36 months of the Council decision
BACKGROUND
Origin
The draft plan of subdivision as originally submitted for this application (dated December 8 2010) and presented at the statutory public meeting held on March 7 2011 is shown on Map 1 of this report and includes commercial mixed use blocks and blocks to accommodate GO Transit uses open space and future development purposes The draft plan of subdivision was subsequently revised (dated October 7 2011) and is shown on Map 2 The revisions to the subdivision plan are discussed in subsequent sections of this report
PROPOSAL
Original Subdivision - See larger version of Map 1 attached
SUBJECT LANDS
F7-M-
Revised Subdivision- See larger version of Map 2 attached
The revised draft plan of subdivision (dated October 7 2011) has changed some portions of the road network and stormwater servicing for the lands and also includes additional lands at the north-west corner of the subdivision The specific composition of the subdivision is as follows
bull Four (4) Commercial Blocks (Blocks 1 to 4 inclusive) bull One (1) Stormwater Management Block (Block 5) bull One (1) Open Space Block (Block 6) associated with the Huttonville Creek natural
heritage system bull Three (3) Future Development Blocks (Blocks 7 to 9 inclusive) bull Two (2) Future GO Transit Blocks (Blocks 10 and 11) and bull Road widening blocks (Blocks 12 to 14) and a Road Widening Embankment Block
(Block 15)
Revised Subdivision
SUBJECT LANDS
PVS
Description of the Revised Draft Plan Provided by the Applicant
The following section provides a more detailed description of the revised draft plan of subdivision
The applicant advises that they have entered into an agreement of purchase and sale with a new potential owner regarding Commercial Blocks 1 to 4 inclusive A separate Official Plan Amendment and Zoning Amendment Application will be filed for those Blocks in the near future The future application will provide details with respect to the proposed development of those lands for District Commercial purposes including land uses access detailed site and building design elements and gross floor area Maximum floor space index maximum gross floor areas and the potential for establishing minimum gross floor areas for office and commercial uses can also be accommodated through the future Official Plan and Zoning Amendment applications It should be noted that the eventual quantum of retailcommercial floor space and the types of district commercial uses for Blocks 1 to 4 will be informed by the Market Study that is being undertaken in the context of the Osmington application (City File C05W11005)
Separate applications to amend the Zoning By-law will also be filed in the near future with respect to the future development of Blocks 7 and 9 The applicant envisages residential uses within these blocks These future zoning amendments will also address land uses density and overall community design In accordance with the block plan policies in the Mount Pleasant Secondary Plan the applicant acknowledges the requirement for the preparation of a detailed Master Site Plan for the lands encompassed by the subdivision along with appropriate staging and sequencing requirements
Future Development Block 9 includes the Norval Farm Supply lands The applicant has entered into a purchase and sale agreement with Norval Farm Supply with a closing date of January 31 2012 and the existing field mill operations continuing until January 31 2014 Once the facility ceases operation decommissioning of the site will take approximately six (6) months The applicant is proposing detailed development policies be derived for this portion of the proposed subdivision plan through a future site specific Official Plan and Zoning By-law Amendment Application
The revised subdivision plan also allows for the establishment of commercial blocks (Blocks 10 and 11) in close proximity to the Mount Pleasant GO Station and in particular the applicant envisions an opportunity to accommodate future potential Higher Density Residential uses on these lands This will be explored further through the submission of future development applications
Stormwater Management Block 5 and the Huttonville Creek natural heritage system Block 6 will be conveyed to the City through the subdivision approvals process
6 P7-k Property Description and Surrounding Land Use
The subject property has the following characteristics
bull is located at the north-east corner of Mississauga Road and Bovaird Drive West extends north along the east side of Mississauga Road and east along the north side of Bovaird Drive West Portions of the subject property abut the CN Rail Line and a portion of the Mount Pleasant GO Station (See Location Map)
bull has an area of approximately 399 hectares (985 acres) and
bull comprises vacant land containing a portion of the Huttonville Creek
Location Map - see larger version attached
v i bull liSO000
I I SUBJECTLAND
PROPERTY LINE
NOTE OPEN SPACE IS AN EXTRACT FROM SCHEDULE A (GENERAL LANDUSE DESIGNATIONSFROM THE BPAVPTON OFFICIALPLAN
MAP 3 - LOCATION
GAGNON amp LAW URBAN PLANNERS LTD
MATTAMY (CREDIT RIVER) LTD
CITY FILE C04W11006 AND 21T-10022B
$pound BRAMPTON be- Flower City PLANNING DESIGN I DEVELOPMENT
The surrounding land uses are described as follows
North predominantly Agricultural with the Mount Pleasant Go Station and a section of the CN Rail
South Bovaird Drive West beyond which is Agricultural and Residential
X
P7-7
East the Mount Pleasant GO Station and
West Mississauga Road beyond which is Agricultural Residential and Commercial
PLANNING ANALYSIS SUMMARY
The revised draft plan of subdivision application involves two key planning objectives
i) to establish a road network in the vicinityof the existing Mount Pleasant GO Station and
ii) to define the size and shape of various development blocks
The recommended draft plan approval of the subdivision will achieve these objectives Draft plan approval will not interfere with a comprehensive evaluation of future development applications filed to implement the various blocks on the subdivision plan
These future development applications will be subject to formal public meetings and will among other matters define an appropriate mix of land uses density built form objectives development standards and staging and sequencing of development
The public meeting was held on March 7 2011 and planning staff did address comments provided at the public meeting and correspondence received Please refer to Appendix 7 and 8 of this report
The proposal is consistent with the Provincial Policy Statement and the Citys Strategic Plan and it conforms to the Residential and Open Space designations in the Official Plan
Staff envisions no impediments to the draft plan approval of the subdivision and is recommending that draft plan conditions be developed that are in general accordance with the draft conditions of draft plan approval found at Appendix 9 of this report with the addition of updated conditions of draft plan approval from internal City Departments and external commenting agencies The findings of the various studies submitted by the applicant in support of the draft plan of subdivision will if necessary be incorporated as conditions of draft plan approval or comprise future amendment(s) to the draft approved subdivision plan The subdivision plan and studies are circulated to required staff and agencies at this time and comments are being received
For a full planning analysis please see the Detailed Planning Analysis Section found in Appendix 6
F7-t Respectfully submitted
Dan Kraszewski MCIP RPP Director Development Commissioner Planning Design Services and Development Department
Report Authored By Neal Grady MCIP RPP- Development Planner
APPENDICES
Map 1 Draft Plan of Subdivision as Submitted (December 8 2010)
Map 2 Revised Draft Plan of Subdivision (October 7 2011)
Map 3 Location Map
Appendix 1 Official Plan (Schedule A General Land Use Designations) Extract
Appendix 2 Mount Pleasant Secondary Plan (Land Use Schedule)
Appendix 3 Fletchers Meadow Secondary Plan (Land Use Schedule)
Appendix 4 Zoning Designations
Appendix 5 Aerial Photo and Existing Land Uses
Appendix 6 Detailed Planning Analysis
Appendix 7 Public Meeting Attendance Record
Appendix 8 Correspondence Received
Appendix 9 Draft Conditions of Draft Plan Approval
Original Signed ByOriginal Signed By
FM
SUBJECT
LANDS
BLOCK 11 OPEN SPACE
(NATURAL HERITAGE ^YSTEM)
MAP 1 - ORIGINAUSUPERCEDED DRAFT PLAN OF SUBDIVISION (DEC 82010) RAMPTON GAGNON amp LAW URBAN PLANNERS LTD
bramptoiuo FlOWerCty MATTAMY (CREDIT RIVER) LTD PLANNING DESIGN ANDDEVELOPMENT
Date20110127 Drawn By TD CITY FILE C04W11006 AND 21T-10022B
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EXTRACT FROM SCHEDULE A(GENERAL LAND USE DESIGNATIONS) OFTHE CITY OF BRAMPTON OFFICIAL PLAN
SUBJECT LAND
APPEALED TO THE OMB
bull BRAMPTON bromplonca FlOWe City PLANNING DESIGN amp DEVELOPMENT
0 50 100
Drawn By TD Date 2011 01 25
LOCAL ROAD OPEN SPACE
N-W BRAMPTON URBAN ^poundpoundpound
MAJOR ROAD DEVELOPMENT MWm-AREA
APPENDIX 1
OFFICIAL PLAN DESIGNATIONS GAGNON amp LAW URBAN PLANNERS LTD MATTAMY (CREDIT RIVER) LTD
CITY FILE C04W11006 AND 21T-10022B
SPECIAL LAND USE POLICY AREA PT
CORRIDOR PROTECTION AREA
Maylicld Rd F7-ia-
LEGEND ROAD NETWORK INFRASTRUCTURE RECREATIONAL OPEN SPACE OTHER
LaD
Transit Spine Collector Road CNR Rail Line LP Local Park
mdash Arterial Road TransCanada Gas Pipeline City Park (ffi)
reg Heritage Resource Designation under the mdash Collector Road 0 Grade Separation ParketteP Ontario Heritage Act
i Potential Connection LF GO Layover Facility Town Square Heritage Resource Listed on the City of
swu Stormwater Management Facility V Vest Pocket o Brampton Register of Heritage Properties
NATURAL HERITAGE SYSTEM INSTITUTIONAL RETAIL bull Mixed Use Area
bulli Natural Heritage System Area K-s Public Junior Elementary School Site District Retail bull Property Lines
6-8 Public Senior Elementary School Site rem Convenience Retail
RESIDENTIAL Separate Elementary School Site LnbJ Neighbourhood Retail SE Norval Farm Supply Special Policy Area LowMedium Density USJ Public Secondary School Site MVC| Motor Vehicle Commercial
Peel Regional Police Association Special LSEJ Separate Secondary School Site E3bull Medium Density Policy Area Place of Worship
APPENDIX 2 - MOUNT PLEASANT SECONDARY PLAN DESIGNATIONSbull BRAMPTON GAGNON amp LAW URBAN PLANNERS LTDbromploncD FIOWOTGtV
MATTAMY (CREDIT RIVER) LTDPLANNING DESIGNampDEVELOPMENT
1000
3 Drawn By TD CITY FILE C04W11006 amp 21T-10022B Dale 20101215
PVIl
OMB Decision File No PL090459
PORTION OF LANDS SUBJECT TO
THE MOUNT PLEASANT SECONDARY PLAN
SUBJECT LANDS
C
LEGEND INSTITUTIONAL COMMERCIAL
DR DISTRICTRETAIL SP SENIOR PUBLIC SCHOOLRESIDENTIAL
IOW MEDIUM DENSITY RESIDENTIAL NR NEIGHBOURHOOD RETAILELEMENTARY SCHOOLSif MEDIUM DENSITY RESIDENTIAL CR CONVENENCF RETAILB^8S[gtj SECONDARY SCHOOL
MEDIUMCLUSTERHOI DENSITY RESIDENTIAL H8 HIGHWAYSERVICE COMMERCIALp--bullpoundgt PLACE OF WORSHIP
SPECIAL POLICY AREA BovoiVd Driva West TRANSPOFITATION OPEN SPACE m
Xppy-i COMMUNTTY PARK GRADE SEPARATION v bull-bull o ARTERIAL ROADS NEIGHBOURHOOD PARK
mdash mdash mdash COL1 ECTOR ROADS
PRIMARYVAIIEYIAND
MKEDUSENOCE SECONDARY VALLEY LAND
spillapea specialpoocyarea2
storm water management facility
e_ secondary plan boundary t area subject to amend ment
APPENDIX 3 - FLETCHERS MEADOW SECONDARY PLAN DESIGNATIONS^BRAMPTON GAGNON amp LAW URBAN PLANNERS LTDXbramptoin FlowerCity MATTAMY (CREDIT RIVER) LTD PLANNING DESIGN AND DEVELOPMENT
Date20110126 Drawn By TD CITY FILE C04W11006 AND 21T-10022B
EkB
SUBJECT LAND AGRICULTURAL INSTITUTIONAL
1 | ZONING BOUNDARY COMMERCIAL OPEN SPACE
iiiiini RAILWAY INDUSTRIAL RESIDENTIAL
APPENDIX 4bull BRAMPTON ZONING DESIGNATIONSbromplonca HOWBT City GAGNON amp LAW URBAN PLANNERS LTD
PLANNING DESIGN amp DEVELOPMENT MATTAMY (CREDIT RIVER) LTD 100
3 Drawn By TD Date 2011 01 25 CITY FILE C04W11006 AND 21T-10022B
P7-IS
AERIAL PHOTO DATE MARCH 2010
MOUNT PLEASANT GO| | SUBJECT LAND AGRICULTURAL INDUSTRIAL STATION
OPEN SPACE COMMERCIAL RESIDENTIAL
APPENDIX 5bull BRAMPTON AERIAL amp EXISTING LAND USE
bramptonca HOWei City GAGNON amp LAW URBAN PLANNERS LTD PLANNING DESIGN amp DEVELOPMENT MATTAMY (CREDIT RIVER) LTD
50 100
Drawn By TD Date 2011 01 25 CITY FILE C04W11006 AND 21T-10022B
P7-amp
APPENDIX 6
DETAILED PLANNING ANALYSIS
City File Numbers C04W11006 and 21T-10022B
Provincial Policy Statement
The proposed draft plan of subdivision is consistent with matters of Provincial interest as identified in the Provincial Policy Statement with respect to
bull focusing growth within a designated urban area and
bull avoiding development and land use patterns that may cause environmental or public health and safety concerns
Strategic Plan
The proposed draft plan of subdivision is consistent with the following goal streams in the Citys Strategic Plan
bull a Dynamic and Prosperous Economy since Commercial Blocks 1 to 4 inclusive will attract new business opportunities
bull Enhancing Our Community since future development Blocks 7 and 9 hold the potential for implementing a mix of residential housing types and
bull a Modern Transportation Systems since the delivery of both Creditview Road and the westerly extension of Station Road provides transportation infrastructure to support the Mount Pleasant Secondary Plan and the Mount Pleasant GO Station
Official Plan
The subject property is designated Residential and Open Space in the Official Plan An Application to Amend the Official Plan is not required to facilitate the proposed draft plan of subdivision
Mount Pleasant Secondary Plan
The portion of the subdivision plan located west of proposed Creditview Road (Street A) is located within the Mount Pleasant Secondary Plan (Area 51) In accordance with the land use Schedule SP 51(a) of the Secondary Plan these lands are designated District Retail Natural Heritage System Area Storm Water Management Facility GO Layover Facility and Norval Farm Supply - Special Policy Area
With respect to the District Retail designation permitted uses include the commercial uses identified and described in Section 4210 of the City of Brampton Official Plan In addition major free standing office medium and high density residential development is
10 P7-17
permitted High density residential development may be permitted without the need for an Amendment to the Official Plan or the Secondary Plan Block 6 on the revised subdivision plan coincides with the Natural Heritage System Area designation and Block 5 coincides with the Storm Water Management Facility designation
The Go Layover Facility designation coincides with a locomotive train layover area on the south side of the CN Rail line within the CN owned rail corridor that will be used in the winter months to warm up train engines The final location for this facility is proposed to be located somewhere along the northerly boundaries of Block 10 7 or 5 This facility has been accommodated for from a noise attenuation perspective for some of the residential uses in the draft approved Mount Pleasant Secondary Plan subdivisions located to the north The same noise attenuation requirements will be applied to the draft plan of subdivision once a final determination is made with respect to the type of residential uses on Future Development Block 7
The revised subdivision plan now includes the Norval Farm Supply site at the northerly section of future development Block 9 Policy Section 5132 of the Mount Pleasant Secondary Plan indicates that due to access and noise constraints associated with this agriculturalfeed mill operation redevelopment of these lands is considered to be better suited for commercial andor higher density residential uses
It is understood that the owners of the subject lands and Norval Farm Supply have negotiated an agreement whereby the applicant will acquire the Norval Farm Supply lands and the facility will cease operations on January 31 2014 with approximately 6 months required after this date to decommission the site As a result the access and noise constraints will be eliminated thereby providing an opportunity to examine residential and commercial development potential Detailed development policies and standards governing this portion of the Draft Plan will be addressed through the processing of a future Official Plan and Zoning By-law Amendment Application In addition it is noted that although the March 7 2011 public meeting notice did not refer to the addition of the Norval Farm Supply lands the intent for this section of the subdivision plan as originally submitted was for mixed use development in this general location This reflects the Mount Pleasant Secondary Plan policies that are specifically related to the Norval Farm Supply lands and state that mixed use high density residential and commercial uses could be developed on these lands
An Application to Amend the Mount Pleasant Secondary Plan is not required to facilitate the draft approval of the subdivision plan however the applicant has acknowledged that an amendment to the Secondary Plan will be provided if requested along with the filing of future applications to amend the zoning by-law to implement the various blocks on the subdivision plan Key issues requiring further exploration include
bull protecting for the potential development of free standing office development and medium and high density residential development and
11 FMf
bull determining appropriate residential densities in light of the maximum net residential density of 60 units per hectare for Medium Residential Density development and a maximum net residential density of 200 units per hectare for High Residential Density development
Fletchers Meadow Secondary Plan
The portion of the subdivision plan located east of Creditview Road is located within the Fletchers Meadow Secondary Plan and is designated Mixed Use Node The Mount Pleasant Village Mobility Hub Block Plan (OP 2006-021) designates the lands east of Creditview Road Mixed Use Area 4 key policies include
bull land use permission for a significant concentration of employment lands including retail commercial and office development a mix of residential uses including apartments and communityopen space uses
bull a density target of 100 persons and jobs combined per gross hectare over the entire Mixed Use Area 4 lands and lands owned by GO Transit and
bull 6 storey building heights for apartments and office buildings 1-2 storeys for retailcommercial uses
The Mixed Use Node and Mixed Use Area 4 designations and policies are further supplemented by the Citys Growth Plan Official Plan Amendment and policies specific to the Mount Pleasant GO Station Mobility Hub especially with respect to densities that support the mobility hub concept
An application to amend the Fletchers Meadow Secondary Plan and a detailed exploration of the Citys Growth Plan Official Plan Amendment are not required to facilitate the draft plan approval of the subdivision plan However these matters will be addressed with the filing of future applications to amend the zoning by-law to implement the various blocks along with any required amendments to the Secondary PlanOfficial Plan
Zoning
The subject property is zoned Agricultural (A) in Zoning By-law 270-2004 An application to amend the Zoning By-law will be required to rezone the various blocks on the draft plan of subdivision to appropriate zoning designations that reflect the ultimate land uses built form and community vision for this area The applicant intends to file applications to amend the zoning by-law in the near future The zoning does not need to be amended to allow the plan of subdivision to proceed
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Master Site Plan
In accordance with the block planning policies contained in the Mount Pleasant Secondary Plan the submission of a master site plan for the subject lands is required to evaluate in greater detail issues pertaining to land use massing design density and phasing of development The master site plan for the entire subdivision and any other associated requirements will be submitted with the future applications to amend the Zoning By-law
Environmental Issues
Open Space (Natural Heritage System) Block 6 on the proposed draft plan of subdivision is designated Natural Heritage System Area in the Mount Pleasant Secondary Plan This Block is to be in accordance with the approved Mount Pleasant Secondary Plan Subwatershed Study (SWS) and the Mount Pleasant Block Plan Sub-Area 51-1 Environmental Implementation Report (EIR)
The approved Sub-Area 51-1 Block Plan Official Plan Amendment OP2006-055 adopted by City Council on February 23 2011 contains a policy whereby development applications shall conform to the approved SWS and implemented by the approved EIR and Conceptual Fisheries Compensation Plan (CFCP) Conditions of draft plan approval have been provided by Credit Valley Conservation and the City to address the natural heritage system components for all of the Mount Pleasant Secondary Plan subdivisions in the northerly 51-1 block plan lands that were draft approved on October 11 2011 Similar conditions of draft plan approval will be provided for this subdivision plan through updated conditions of draft plan approval once the circulation period for comment has ended To assist in this the applicants Scoped Environmental Impact Study has also been circulated along with the draft plan of subdivision
With respect to Open Space (Natural Heritage System) Block 6 the preliminary key findings of the applicants Scoped Environmental Impact Study include
bull All lands within Block 6 will be fully protected by the Natural Heritage System boundary contained in the approved Subwatershed Study and as determined through the Block Plan Sub-Area 51-1 Environmental Implementation Report
bull The applicability of the approved Natural Heritage System designation in the Mount Pleasant Secondary Plan to Block 6 ensuring that it will be fully maintained and protected
bull Stormwater management ponds will provide an enhanced level of stormwater treatment as agreed to through the Subwatershed Study approval process to protect this section of Huttonville Creek and
Finally consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 5 of this report authorizes staff to
13 PViO
obtain pre-conveyance of the Huttonville Creek Natural Heritage System (Block 6) if necessary prior to registration
Transportation Issues
The purpose of this proposed draft plan of subdivision is to establish a road network in the vicinity of the Mount Pleasant GO Station with a particular emphasis on the Creditview Road (Street A) extension and the westerly Station Road extension (Street B) as key transportation infrastructure to support the Mount Pleasant community and the Mount Pleasant GO Station To this extent a Traffic Impact Study has been initiated by the applicant to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions To assist in this the applicants Traffic Impact Study has also been circulated along with the draft plan of subdivision
The preliminary findings of the applicants Traffic Impact Study include
bull an acceptable level of operation at all of the proposed intersections and
bull a proposed road network and right-of-way widths that support the proposed development blocks and the preliminary land uses that will be refined through future applications to amend the zoning by-law
With respect to the Creditview Road (Street A) extension from Bovaird Drive West the applicants Traffic Impact Study indicates that the preferred alignment and right of way width reflects the environmental assessment approved for this road in 2009 and work to date involving the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes The Creditview Road (Street A) right of way width of 42 metres as shown on the revised draft plan is intended to meet City requirements identified through the Environmental Assessment process and in particular with respect to transit stop amenities
The Study also notes that the preliminary design work is underway for the section of Creditview Road and the associated CN Rail underpass with construction anticipated to be completed sometime in 2013 and 2014 This subdivision could be registered in the Spring of 2012 at which time the streets on the subdivision plan would be conveyed to the City as public roads Nevertheless to be consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 4 of this report authorizes staff to obtain the pre-dedication of roads if necessary prior to registration This recommendation protects the Citys interests if for some reason the timing for the construction of Creditview Road and the CN rail underpass were to be accelerated
With respect to the westerly extension of Station Road (Street B) the preliminary findings of the applicants Traffic Impact Study are as follows
14 F7--l
bull the alignment and extent of Station Road (Street B) as shown on the subdivision plan is appropriate and sufficient to support the proposed development blocks and the preliminary land uses that will be refined through future applications to amend the zoning by-law
bull the proposed 315 metre right-of-way width as a four lane collector road is more than is typically required but it has been provided to allow for the ultimate extension of Street B across Huttonville Creek to connect with Mississauga Road should it be confirmed as being desirable and feasible through the Environmental Assessment Study process and
bull the most westerly extension of Street B terminating in a cul-de-sac is intended to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road
The Traffic Impact Study identified through its analysis of the transportation network that the crossing of the Natural Heritage System (NHS) connecting Street B with Mississauga Road in the vicinity of Street C is not necessary to facilitate the draft plan approval of the subdivision As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders In this respect to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
Finally the subdivision plan deletes a potential street connection from the commercial block located immediately east of Creditview Road (Street A) The applicant has indicated that they are amenable to protecting for this road connection through the filing of a future application to amend the zoning by-law for this block
P7-15
In this respect Recommendation 3 iv) of this report recommends that prior to the issuance of draft plan approval arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
Finally the subdivision plan deletes a potential street connection from the commercial block located immediately east of Creditview Road (Street A) The applicant has indicated that they are amenable to protecting for this road connection through the filing of a future application to amend the zoning by-lawfor this block In this respect Recommendation 3 iv) of this report recommends that prior to the issuance of draft plan approval arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
Servicing
Full municipal services are proposed in conjunction with this development involving the tunnelling of two sanitary sewers south of the CN rail line and crossing a section of the Huttonville Creek and the connections to the existing watermains on Mississauga Road and Bovaird Drive West
The approved Mount Pleasant Secondary Plan Infrastructure Servicing Study did not identify any impediments regarding the capacity of the existing and future municipal water and sanitary sewer system to accommodate development on the subject lands
The Region of Peel will provide appropriate conditions of draft plan approval regarding municipal water and sanitary sewer services
The requirement for a stormwater management pond was identified through the Mount Pleasant Secondary Plan Subwatershed Study and has been provided for through stormwater management Block 5 on the draft plan of subdivision
A Functional Servicing Report has been provided by the applicant for review by the Citys Engineering and Development Services Division that
bull outlines the rationale for the size and location of the proposed pond Block 5 and
bull provides technical requirements for the proposed pond including the protection of the abutting Huttonville Creek contained in Block 6
Finally consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 6 of this report authorizes the Citys Engineering and Development Services Division to begin the review of the preliminary development engineering works related to servicing facilities and infrastructure in advance of draft plan approvals No construction of servicing works will be permitted to commence ahead of draft plan approvals unless approval is given by the
16 P7-1S
Commissioners of the Planning Design and Development and Works and Transportation Departments
Urban Design
Staff has evaluated a preliminary concept site plan provided by the new potential owner of Commercial Blocks 1 to 4 inclusive However this preliminary concept site plan has no official status and will be updated in the context of the submission of a future application to amend the zoning by-law An urban design brief will be submitted at that time to enable a comprehensive evaluation of urban design and built form for the blocks on the proposed revised draft plan of subdivision
Recommended Draft Plan Approval Process
The draft conditions of draft plan approval found at Appendix 8 reflect the Citys Standard Conditions of Draft Plan Approval as administered by the Planning Design and Development Department and have been tailored to the unique circumstances of this particular subdivision and in particular the future submission of an application(s) to amend the zoning by-law for the proposed blocks
Recommendation 4 of this report directs staff to prepare appropriate conditions of draft plan approval in general accordance with the draft conditions of draft plan approval contained in Appendix 8 of this report along with updatedrevised conditions of draft plan approval from internal City Departments and external commenting agencies all to the satisfaction of the Commissioner of the Planning Design and Development Department
The findings of the various studies submitted by the applicant and the various issues outlined in this Appendix will if necessary be incorporated as conditions of draft plan approval or comprise future amendment(s) to the draft approved subdivision plan The subdivision plan and studies are in the circulation period during the time of the writing of this report
CONCLUSION
The approval in principle of the revised draft plan of subdivision application facilitates the establishment of development blocks and a road network and subject to the approval of the recommendations in this report represents good planning Further requirements pertaining to the subject lands will be addressed through the submission of future development applications for the various blocks within the plan of subdivision
17 f7-^
APPENDIX 7
PUBLIC MEETING ATTENDANCE RECORD
City File Number C04W11006 Subdivision File21T-10022B
Members Present
Regional Councillor P Palleschi - Wards 2 and 6 (Chair) City Councillor V Dhillon - Wards 9 and 10 (Vice-Chair) Regional Councillor E Moore - Wards 1 and 5 City Councillor G Gibson - Wards 1 and 5 City Councillor J Hutton - Wards 2 and 6 Mayor Susan Fennell (designate for Regional Councillor J Sanderson)
Members Absent
Regional Councillor J Sanderson - Wards 3 and 4 (personal) Regional Councillor G Miles - Wards 7 and 8 (other municipal business) Regional Councillor S Hames - Wards 7 and 8 (vacation) Regional Councillor J Sprovieri - Wards 9 and 10 (vacation) City Councillor B Callahan - Wards 3 and 4 (vacation)
Staff Present
Planning Design and Development Department J Corbett Commissioner Planning Design and Development A Smith Director Planning Policy and Growth Management D Kraszewski Director Planning and Land Development Services M Won Director Engineering and Development Services K Walsh Director Community Design Parks Planning and Development A Parsons Development Planner B Steiger Central Area Planner N Grady Development Planner
Corporate Services Department J Burton Legal Counsel E Evans Deputy Clerk C Urquhart Legislative Coordinator
Members of the Public
Mr Michael Vernem 18 Leagrove Street Brampton
18 PI-IS
Results of the Public Meeting
A special meeting of the Planning Design and Development Committee was held on March 7 2011 in the Council Chambers 4th Floor 2 Wellington Street West Brampton Ontario commencing at 700 pm with respect to the subject application Notices of this meeting were sent to property owners within 900 metres As indicated in Appendix 7 one interested member of the public was in attendance to speak to the application and as found at Appendix 8 correspondence was received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Comments Provided at the Public Meeting
Mr Michael Vernem 18 Leagrove Street Brampton expressed concerns regarding the proposed access to the site from Bovaird Drive given the existing traffic congestion He suggested that measures be taken to improve traffic on Bovaird Drive before development begins at the site
Staff Response
As noted under the Transportation Issues section in Appendix 6 of this report a Traffic Impact Study has been prepared by the applicant in support of the revised draft plan of subdivision to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions based in part on their review of the Traffic Impact Study
There is the opportunity for the Region of Peel to impose requirements through conditions of draft plan approval relating to Bovaird Drive West Notwithstanding this the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes could alleviate Mr Vernems concerns with existing traffic congestion
Correspondence Received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Staff Response
The applicant has received Mr Davies correspondence and has advised staff that they accept in principle the need to integrate road access and connectivity between the subdivision plan and the Osmington lands As noted under the Transportation Issues section in Appendix 6 of this report the applicant has provided the most westerly extension of Street B terminating in a cul-de-sac to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road The applicants Traffic Impact Study indicates that through their ongoing analysis of the transportation network a road crossing over the
19 p7-iU
Natural Heritage System (NHS) by way of connecting Streets B and C not necessary As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders in this regard There is the opportunity to impose requirements through conditions of draft plan approval andor clauses in future rezoning agreements pertaining to all aspects of the road network contained within the proposed draft plan of subdivision Notwithstanding this Mr Davies is encouraged to have his client - Osmington- participate with Mattamy in the future Environmental Assessment Study process in order to ensure acceptable road network integration between the subject property and the Osmington lands This process can occur in conjunction with the recommended draft plan approval of the subject lands and if a road crossing over Huttonville Creek by way of connecting Streets B and C is warranted from an overall transportation network perspective then this could be achieved through the filing of a new draft plan of subdivision sometime in the future or other methods acceptable to the City (ie through an agreement and reference plan to convey the road) In the meantime to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
20 P7-VT
Appendix 8 Correspondence Received City File Numbers C04W11006 and 21T-10022B
e fVW
D a vies
H o w e
P a i iner s
LLP
Lawyers
The Fifth Floor
99 Spadina Ave
To r o n t o 0 n t a ri o
M5V 3P8
T 4169777088
F 4169778931
davieshowecom
Please refer to Jeffrey L Davies e-mail jdauiesdauieshowecom
March 2 2011
The Chair and Committee Members
Planning Design and Development Committee co Mr John Corbett Commissioner The City of Brampton 2 Wellington Street City Hall 3rd Floor L6Y4R2
Dear Chair and Committee Members
Re Information Report - Mattamy (Credit River) Limited Draft Plan of Subdivision Application
We represent Osmington Inc the owner of the lands on the west side of Mississauga Road and being across from the Mattamy lands
The engineers for Osmington have been working with the engineers for Mattamy regarding mutual road alignment and other considerations
Osmington submits that the alignment of Station Road within the proposed Mattamy subdivision would be improved if it were to follow the alignment shown on the attached sketch
Yours sincerely DAVIES HOWE PARTNERS LLP
Jeffrey L Davies
JLDmc
Encl
lt e P7-1
Page 2
Davies copy Howe N Sabat Osmington Inc Part n e F Doricin Mattamy Development Corporation 11 f- M Vernooy Mattamy Development Corporation
M Gagnon Gagnon amp Law C Chung Glen Schnarr amp Associates Inc D Cherepacha Read Voorhees amp Associates R Webster The Sernas Group Inc
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20
Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
2i F7-S2
Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
F7-S3
SCHEDULE A
DRAFT CONDITIONS OF DRAFT APPROVAL
DRAFT APPROVAL DATE
SUBJECT Draft Plan of Subdivision
GAGNON amp LAW URBAN PLANNERS LTD shyMATTAMY (CREDIT RIVER) LTD 21T-10022B
City of Brampton C04W11006
Planner Neal Grady
In accordance with By-law 10-97 the Council of the City of Brampton has made a decision to authorize the draft approval of the above noted draft plan of subdivision subject to the following conditions
GENERAL PLANNING REQUIREMENTS
Approved Plan and Redlines
1 The final plan shall conform to the draft plan prepared by GAGNON amp LAW URBAN PLANNERS LTD dated October 7 2011
Development Agreement
2 A Subdivision Agreement shall be entered into and executed by the applicant the City of Brampton and the Region of Peel to satisfy all financial legal and engineering matters including landscaping and the installation of municipal services parkland dedication or cash-in-lieu of parkland requirements to the satisfaction of the Director Community Design Parks Planning and Development and other requirements of the City of Brampton and the Region of Peel including the payment of all applicable Regional City and Educational development charges in accordance with their applicable Development Charges By-laws
Zoning
3 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Commercial Blocks 1 through 4 to the satisfaction of the Commissioner of Planning Design and Development
4 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Future Development Blocks 7
F7-3H
and 9 to the satisfaction of the Commissioner of Planning Design and Development
5 Future Development Blocks 7 and 9 shall only be developed in conjunction with a future Zoning By-Law Amendment application to permit the development in accordance with the draft approved plan of subdivision including zoning controls that are unique and specific to the design characteristics of the subdivision
Staging
6 Development of the plan shall be staged to the satisfaction of the City and the Region of Peel In this regard among other things staging of the development of the plan shall be based on the timing of road improvements and the timing of the provision of other essential services and facilities for this subdivision In this regard the applicant shall agree to enter into a phasing agreement if and when required by the City or the Region of Peel
Maintenance Easements
7 NA
Reserve Block and Lots
8 Prior to registration the applicant shall demonstrate to the satisfaction of the Commissioner of Planning Design amp Development by the submission of appropriate development concepts or by other suitable means that abutting lands can be developed in an appropriate manner and in accordance with the applicable Secondary Plan In this regard minor revisions to the plan may be necessary to facilitate the appropriate development of abutting lands
9 Future Development Block 8 will be deeded to the City of Brampton in escrow pending the outcome of the Station Road EA Any portion of Future Development Block 8 that is not required for the future Station Road shall be gratuitously conveyed to the adjacent landowner following the transfer of the Station Road right-of-way lands to the City
Building Removal
10 Prior to registration the applicant shall remove any existing buildings on those lands contained within the phase being registered
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
H-SS 3
SERVICING GRADING AND ROAD REQUIRMENTS
Drainage
11 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof the following matters are to be approved to the satisfaction of the Director Engineering and Development Services and the Credit Valley Conservation
i Functional Servicing Report dated October 2011 prepared by Urbantech and if necessary the subdivision plan shall be redline revised to implement the findings of the amended Functional Servicing Report including but not limited to inclusion of easements or stormwater management blocks which may result in modifications to the proposed lot and road layouts
ii Hydrogeological Report analysis and recommendations consistent with the approved Environmental Implementation Report and Scoped Environmental Impact Study
iii mitigation andor compensation measures consistent with the recommendations of the approved Environmental Implementation Report and Scoped Environmental Impact Study and if necessary the plan shall be redline revised to implement satisfactory mitigation andor compensation measures
iv detailed engineering and grading plans for the overall draft plan of subdivision
v appropriate sediment and erosion control measures
vi that appropriate permits under Ontario Regulation 16006 be received
b) Agree in the subdivision agreement in wording acceptable to the Director Engineering and Development Services and the Credit Valley Conservation Authority
i) To carry out or cause to be carried out the works referred to in condition 11 a) above
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
4 R-36 Servicing
12 Prior to the initiation of any servicing and prior to the registration of the plan or any phase thereof the applicant shall submit detailed engineering drawings and supporting reports to Development Engineering Services for review and approval No servicing works shall be permitted until the drawings are approved
13 Prior to the initiation of any servicing and prior to the registration of this plan or any phase thereof the applicant shall grant gratuitously all necessary external easements and lands for access drainage servicing and utility purposes as may be required to the appropriate municipality agency or public authority
14 Prior to the first engineering submission the applicant shall submit to the City of Bramptons Development Engineering Services Division for approval a detailed plan illustrating all proposed sidewalk locations within the draft plan of subdivision abutting any commercial plan
15 Provisions shall be made that servicing of this Draft Plan will require construction of a 375 mm diameter sanitary sewer and a 450 mm diameter sanitary sewer within the Plan The 375 mm diameter sanitary sewer and the 450 mm diameter sanitary sewer are the financial responsibility of the Region of Peel as per Development Charges By-law Should the developer wish to proceed with these works in order to obtain clearance of this condition at a time when the Region is not prepared to fund the works then the developer shall be required to enter into a front-ending agreement prior to the constructions of the works This agreement will be subject to the Regions determination that it has or will have sufficient funds to justify entering into the font-ending agreements and Regional Council Approval
Utility Relocation
16 Prior to the registration of the plan arrangements shall be made to the satisfaction of the Director Engineering and Development Services for any relocation of utilities required by the development of the subject lands to be undertaken at the developers expense
Stormwater Management
17 Prior to registration Stormwater Management Ponds to be designed and constructed in accordance with the Functional Servicing Report to the satisfaction of the Director of Engineering and Development Services
18 Prior to registration planting plans shall be approved by the Conservation Authority for all stormwater management blocks
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accommodate the Stormwater Management facility and the future Station Road shall be gratuitously conveyed to the adjacent Landowner following the transfer of the Station Road right-of-way lands to the City
Overland Flow
20 Stormwater overland flow routes shall be kept within roads approved walkways or other locations deemed acceptable by the Director of Engineering and Development Services
Building Separation
21 NA
Hydro One Brampton
22 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the City of Brampton for the provision of major facilities such as switchgear installations
Soil
23 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to registration of this plan or any phase thereof submit for the approval of the City Engineering and Development Services Division a detailed soils investigation of the site prepared by a qualified Geotechnical Engineer A copy of this report shall also be submitted to the Citys Chief Building Official
b) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof submit to the Chief Building Official
i) a Phase 1 Environmental Site Assessment ii) a Phase 2 Environmental Site Assessment if required as
a result of the Phase 1 Environmental Site Assessment iii) a decommissioning report if contaminated material has
been identified and is removed or alternatively a copy of the risk assessment together with a copy of the written acknowledgement of its acceptance by the Ministry of the Environment and
iv) a copy of a Record of Site Condition and confirmation of the filing of Site Condition in the Environmental Site Registry
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c) Notwithstanding Condition 22b) above provisions shall be provided for in the Subdivision Agreement where the owner agrees to submit the required documents listed in Condition 22b) for the Feed Mill lands at the time of the decommissioning of the site and that provisions shall be provided for in the Subdivision Agreement that allow for the registration of any part of the plan save and except Future Development Block 8 until such time as the documents required in Condition 22 b) are provided
d) Prior to the initiation of any site grading or servicing the applicant shall provide a report identifying all existing water wells and private sewage disposal systems on the lands The applicant shall provide verification to the satisfaction of the Citys Chief Building Official that all wells and septic systems identified have been decommissioned in accordance with all applicable laws and regulations
Road Alignments
24 The horizontal and vertical alignments of all roads including their intersection geometries shall be designed to the latest City standards and requirements In this regard minor revisions to the road pattern and intersection alignments may be required
Construction Traffic Route
25 Prior to approval of any detailed engineering drawings arrangements shall be made to the satisfaction of the Commissioner of Works and
Transportation for a suitable construction traffic route
Roads
26 Prior to registration the City shall obtain the pre-dedication of roads or portions thereof if necessary
27 The City of Brampton will be designing and constructing the James Potter RoadCreditview Road underpass and a development charges prepayment agreement shall be executed with Mattamy (Credit River) Ltd and the City for its delivery
28 Prior to registration appropriate arrangements shall be made to the satisfaction of the Commissioner of Planning Design and Development for landowners within the boundaries of Block Plan 51-1 to provide a financial contribution if required to contribute to the cost of providing improved pedestrian access along Bovaird Drive West to the Mount Pleasant GO Station
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29 Prior to registration the City and the Developer will enter into an agreement with regard to the conveyance and construction of Creditview Road between Bovaird Drive West and Street B of this subdivision This agreement will also address the front-ending and DC recoveries related to this portion of Creditview Road
Traffic Signals
30 Prior to registration the applicant will provide cash-in-lieu funds to the satisfaction of the Director of Engineering and Development Services for the installationupgrading of traffic signals at certain intersections within andor associated with the Plan of Subdivision as determined by the City through the detailed engineering design process These funds will not include signalization or intersection works previously accounted for in the 2009 Development Charges Background Study
Street Lighting
31 The street lighting system on all local and collector roadways for this subdivision development shall be designed and constructed in accordance with the latest City of Brampton standards and specifications The street lighting system on all arterial roadways will continue to use the conventional concrete poles unless specified otherwise by the Director Community Design Parks Planning and Development the Director Engineering and Development Services and the Commissioner of Works and Transportation Communication poles will not be installed on the transit spine collector road
LANDSCAPING FENCING AND STREETSCAPE REQUIREMENTS
Site Clearing Topsoil Stripping
32 The owner shall remove any trees and any vegetation on the subject lands as may be required by the Director Community Design Parks Planning and Development
33 The owner shall not remove any trees or topsoil from the land within the plan or start any grading of the land within the plan prior to registration of the plan without a topsoil removal permit issued pursuant to City of Brampton By-law 30-92 and the approval of the Director Engineering and Development Services including entering into a preliminary subdivision agreement if required by the Director Engineering and Development Services
34 Prior to the granting of a top soil stripping permit or in conjunction with the 1st engineering submission whichever comes first protective hoarding to be determined through detailed design is required
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a) Along the Buffer Block Line of the Natural Heritage System
All hoarding will be provided and erected by the applicant at their expense and to the satisfaction of the City prior to the pre-servicing or any construction occurring on the site and shall be maintained by the applicant
Street Trees
35 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to provide street trees along all internal streets within the subject plan and along immediately abutting boulevards of adjacent streets The applicant shall comply with the recommendations of the approved Community design Guidelines (as applicable) to the satisfaction of the City
36 The applicant shall implement at their expense and to the satisfaction of the City all works shown on the approved streetscape plans in accordance with the Subdivision Agreement and the approved Community Design Guidelines (where applicable) and will include the implementation of all applicable boulevard and buffer planting and entry features including all structures and planting
Fencing
37 The owner shall provide detailed engineering and landscape plans for the development of fencing on all Lots and Blocks to the satisfaction of the Director Community Design Parks Planning and Development The owner shall not be eligible for development charges credit against work performed in accordance with City standards and the current Development Charges By-Law
38 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to erect fencing at their expense in accordance with the City Fencing Policy the approved Community Design Guidelines for the area and any other Conditions of Draft Approval for the development that apply to fencing
39 The owner shall make satisfactory arrangements with the Director Community Design Parks Planning and Development through the Subdivision Agreement to erect at their expense decorative wooden screen fencing 18 metres high in locations and of a design satisfactory to the City along all residential property boundaries which are adjacent to Canada Post Community Mail Boxes
Landscape Works
40 Prior to plan registration the applicant shall pay a maintenance fee for any landscape item deemed necessary by the applicant but which exceeds the City standard This may include but not be limited to special entry feature
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structures irrigation systems acoustical walls and architectural landscape elements located on public property
41 Prior to issuance of final acceptance of all landscape works the applicant shall provide as-built drawings in the form of digital files for all dedicated park open space stormwater management entry feature landscape buffer blocks etc The submission of these drawings will meet the latest digital standards as prescribed by the City of Brampton
Urban Design amp Architectural Control
42 The applicant shall implement the Community Design Guidelines including but not limited to the provision of appropriate building architecture landscape treatments and other arrangements to accommodate the consolidation of street accessories such as newspaper boxes mail boxes utility boxes etc to the satisfaction of the Commissioner of Planning Design amp Development and the Director Community Design Planning and Development In this regard minor revisions to the plan may be necessary to provide sufficient space for such features
PARK AND OPEN SPACE REQUIREMENTS
Parkland
43 In accordance with current City practices prior to the issuance of Building Permits for all medium density residential high density residential and commercial development which is subject to Site Plan Approval satisfactory arrangements shall have been made with the realty Services Section of the Buildings and Property Management Department and the Finance Department with respect to the payment of cash-in-lieu of parkland and valued as of the day before the day of building permit issuance pursuant to Section 42(6) of the Planning Act and the City of Bramptons Parkland Dedication By-Law
Open Space Plans
44 NA
Vegetation Assessment
45 Prior to the submission of any grading and servicing plans or any grading on the subject property and prior to registration of the plan the applicant shall
a) submit to the satisfaction of the Community Design Parks Planning and Development Division a Vegetation Inventory and Assessment for the preservation of as many trees as possible identified by the City as desirable for preservation In this regard the applicant shall be required to identify on the Grading and Drainage Plans and Landscaping Plans the trees to be retained and the methodology proposed for their
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retention This methodology shall include individual tree preservation plans illustrating proposed building sites and working envelopes existing and proposed grades and the trees to be protected or removed and shall be supported by a hydrogeoligists report which recommends appropriate subdivision and grading techniques for the maintenance of existing surface runoff or ground water conditions necessary for the long term preservation of the trees identified for retention All preservations and tree protection measures are to be installed and inspected by the City prior to pre-servicing of the subdivision
b) stake the location for the sanitary sewer where the least disturbance will occur to the natural aesthetics of the public open space to the satisfaction of the Community Services Department
c) locate the detention ponds in locations where minimal impact will occur to the natural aesthetics of the valley to the satisfaction of the Community Services Department and
d) retain a Landscape ArchitectEcologist to prepare Planting and Restoration Plans for the quantityquality ponds for approval by the Community Services Department
46 Prior to assumption any material identified in the Tree Preservation and Management Plan(s) as hazardous or identified for removal for accessibility or safety reasons and any deleterious materials and debris not normally found in a natural area whether in a woodlot block vista block or other location as determined by the City shall be removed at the applicants expense
Natural Heritage System
47 It is acknowledged that the limit of development includes an appropriate buffer to facilitate protection and preservation of the Natural Heritage System The width of the buffer has been established by the Mount Pleasant Secondary Plan
48 Prior to registration the City shall obtain the gratuitous pre-conveyance of the Huttonville Creek Natural Heritage System or portions thereof if necessary
BUILDING REQUIREMENTS
Site Plan Approval
49 The owner acknowledges that any Medium Density Residential Blocks High Density Residential Blocks and Commercial Blocks will require Site Plan Approval prior to the issuance of a building permit
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Exposed Basements
50 NA
Driveway Locations
51 NA
Fire Break Lots
52 NA
Foundations
53 Prior to the issuance of any building permit the owner shall provide an engineering report to the satisfaction of the Chief Building Official indicating special foundation requirements if any to support structures that may be erected on disturbed ground or lots where filling has occurred
NOISE ATTENUATION REQUIREMENTS
Noise Abatement
54 Prior to the applicant entering into any residential purchase and sale agreements the applicant shall engage the services of a qualified acoustical consultant to complete a noise study recommending noise control measures satisfactory to the City (and Region of Peel when requested by the Region) where applicable A copy of this report shall be provided to the Citys Chief Building Official
Note In this regard revisions to the plan such as lot adjustments may be necessary to achieve acceptable rear yard area in conjunction with satisfactory noise attenuation measures and City policy
55 The noise control measures and noise warnings recommended by the acoustical report as required in condition number 52 above shall be implemented to the satisfaction of the Director Engineering and Development Services (and Region of Peel as required)
56 Prior to the issuance of any building permits the owner shall provide the Citys Chief Building Official with a certificate certifying that the builders plans for each dwelling unit to be constructed on the plan shows all of the noise attenuation works required by the approved acoustical report and the approved plans where applicable
57 The City of Brampton will not accept any temporary warning clauses with duration of three (3) years as mitigation
58 Prior to final approval all stationary noise problems must be addressed
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Easements
59 The owner shall grant all necessary easements for drainage utility and servicing purposes as may be required to the appropriate agency or public authority
Deeding Roads and Pathways
60 The proposed road allowances road widenings daylighting pedestrian pathways bicycle pathways and public transit rights of way provisions shall be dedicated as public highways on the final plan proposed for registration
Open Space
61 Prior to registration all identified open space lands within the subject application including all lands associated with the Natural Heritage System associated buffer(s) all identified vista park blocks all identified stormwater block engineered (drainage) channel blocks and identified entry feature blocks shall be conveyed to the City gratuitously and in a condition satisfactory to the City No parkland dedication credit will be provided for the blocks in question The applicant will landscape the subject blocks in accordance with the approved plans and will be eligible for development charges credit against work performed where applicable and in accordance with City standards and the current Development Charges By-law
62 In conjunction with the submission of the first engineering submission the applicant shall provide detailed working drawings for all identified park blocks open space blocks stormwater management facilities engineered drainage channels landscape buffer blocks streetscape planting entry feature blocks and fencing to the satisfaction of the applicable approving departments and in accordance with the latest City standards Fencing shall be included along holdout properties where they abut the plan subject to the approval of the existing property owners
The applicant shall comply with both the facility fitconcept plan approved prior to draft plan approval andor the recommendations of the approved Community Design Guidelines (as applicable)
63 Prior to registration the developer agrees to provide the City with the final landscape submission a detailed summary of all areas of parkland open space stormwater management ponds valleylands woodlots and buffers including quantities or areas of boulevard and buffer sod boulevard and buffer trees shrub beds and irrigation systems that will be installed by the developer in the subdivision agreement and will be owned by the City at assumption of the Subdivision Plan
64 Prior to assumption the developer is responsible for the development of all park open space stormwater management entry feature and landscape buffer blocks in accordance with the approved plans and in accordance with the current Development Charges By-law
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Walkways
65 NA
Road Widenings
66 The road widening Blocks 11 to 14 shall be gratuitously dedicated to the Region of Peel on the final plan
03 Metre Reserves
67 03 metre reserves shall be conveyed to the Cityof Brampton on Blocks 15 to 19
Buffers
68 NA
Transit
69 Prior to registration the applicant shall consult with Brampton Transit to determine suitable locations for transit stops and to indicate these locations on the Aboveground Servicing Plans
70 The applicant shall agree to meet the conditions of Brampton Transit with respect to the installation of future bus stop infrastructure to the satisfaction of the Commissioner of Works and Transportation
NOTICE REQUIREMENTS
Sales Office Community Information Maps
71 NA
Use of Land Notices
Statements and Clauses
72 NA
Signage
73 In conjunction with the first engineering submission the owner shall erect and maintain signs in the following locations and in the following manner
a) On Block 6 indicating that Block 6 will be developed as part of a Natural Heritage System containing important environmental features and systems and in accordance with the approved Huttonivlle and Fletchers Creeks Subwatershed Study This Block is to be left in a
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naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
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i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
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any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
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88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
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distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
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advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
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L5N 6R4
Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
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NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
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Revised Subdivision- See larger version of Map 2 attached
The revised draft plan of subdivision (dated October 7 2011) has changed some portions of the road network and stormwater servicing for the lands and also includes additional lands at the north-west corner of the subdivision The specific composition of the subdivision is as follows
bull Four (4) Commercial Blocks (Blocks 1 to 4 inclusive) bull One (1) Stormwater Management Block (Block 5) bull One (1) Open Space Block (Block 6) associated with the Huttonville Creek natural
heritage system bull Three (3) Future Development Blocks (Blocks 7 to 9 inclusive) bull Two (2) Future GO Transit Blocks (Blocks 10 and 11) and bull Road widening blocks (Blocks 12 to 14) and a Road Widening Embankment Block
(Block 15)
Revised Subdivision
SUBJECT LANDS
PVS
Description of the Revised Draft Plan Provided by the Applicant
The following section provides a more detailed description of the revised draft plan of subdivision
The applicant advises that they have entered into an agreement of purchase and sale with a new potential owner regarding Commercial Blocks 1 to 4 inclusive A separate Official Plan Amendment and Zoning Amendment Application will be filed for those Blocks in the near future The future application will provide details with respect to the proposed development of those lands for District Commercial purposes including land uses access detailed site and building design elements and gross floor area Maximum floor space index maximum gross floor areas and the potential for establishing minimum gross floor areas for office and commercial uses can also be accommodated through the future Official Plan and Zoning Amendment applications It should be noted that the eventual quantum of retailcommercial floor space and the types of district commercial uses for Blocks 1 to 4 will be informed by the Market Study that is being undertaken in the context of the Osmington application (City File C05W11005)
Separate applications to amend the Zoning By-law will also be filed in the near future with respect to the future development of Blocks 7 and 9 The applicant envisages residential uses within these blocks These future zoning amendments will also address land uses density and overall community design In accordance with the block plan policies in the Mount Pleasant Secondary Plan the applicant acknowledges the requirement for the preparation of a detailed Master Site Plan for the lands encompassed by the subdivision along with appropriate staging and sequencing requirements
Future Development Block 9 includes the Norval Farm Supply lands The applicant has entered into a purchase and sale agreement with Norval Farm Supply with a closing date of January 31 2012 and the existing field mill operations continuing until January 31 2014 Once the facility ceases operation decommissioning of the site will take approximately six (6) months The applicant is proposing detailed development policies be derived for this portion of the proposed subdivision plan through a future site specific Official Plan and Zoning By-law Amendment Application
The revised subdivision plan also allows for the establishment of commercial blocks (Blocks 10 and 11) in close proximity to the Mount Pleasant GO Station and in particular the applicant envisions an opportunity to accommodate future potential Higher Density Residential uses on these lands This will be explored further through the submission of future development applications
Stormwater Management Block 5 and the Huttonville Creek natural heritage system Block 6 will be conveyed to the City through the subdivision approvals process
6 P7-k Property Description and Surrounding Land Use
The subject property has the following characteristics
bull is located at the north-east corner of Mississauga Road and Bovaird Drive West extends north along the east side of Mississauga Road and east along the north side of Bovaird Drive West Portions of the subject property abut the CN Rail Line and a portion of the Mount Pleasant GO Station (See Location Map)
bull has an area of approximately 399 hectares (985 acres) and
bull comprises vacant land containing a portion of the Huttonville Creek
Location Map - see larger version attached
v i bull liSO000
I I SUBJECTLAND
PROPERTY LINE
NOTE OPEN SPACE IS AN EXTRACT FROM SCHEDULE A (GENERAL LANDUSE DESIGNATIONSFROM THE BPAVPTON OFFICIALPLAN
MAP 3 - LOCATION
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MATTAMY (CREDIT RIVER) LTD
CITY FILE C04W11006 AND 21T-10022B
$pound BRAMPTON be- Flower City PLANNING DESIGN I DEVELOPMENT
The surrounding land uses are described as follows
North predominantly Agricultural with the Mount Pleasant Go Station and a section of the CN Rail
South Bovaird Drive West beyond which is Agricultural and Residential
X
P7-7
East the Mount Pleasant GO Station and
West Mississauga Road beyond which is Agricultural Residential and Commercial
PLANNING ANALYSIS SUMMARY
The revised draft plan of subdivision application involves two key planning objectives
i) to establish a road network in the vicinityof the existing Mount Pleasant GO Station and
ii) to define the size and shape of various development blocks
The recommended draft plan approval of the subdivision will achieve these objectives Draft plan approval will not interfere with a comprehensive evaluation of future development applications filed to implement the various blocks on the subdivision plan
These future development applications will be subject to formal public meetings and will among other matters define an appropriate mix of land uses density built form objectives development standards and staging and sequencing of development
The public meeting was held on March 7 2011 and planning staff did address comments provided at the public meeting and correspondence received Please refer to Appendix 7 and 8 of this report
The proposal is consistent with the Provincial Policy Statement and the Citys Strategic Plan and it conforms to the Residential and Open Space designations in the Official Plan
Staff envisions no impediments to the draft plan approval of the subdivision and is recommending that draft plan conditions be developed that are in general accordance with the draft conditions of draft plan approval found at Appendix 9 of this report with the addition of updated conditions of draft plan approval from internal City Departments and external commenting agencies The findings of the various studies submitted by the applicant in support of the draft plan of subdivision will if necessary be incorporated as conditions of draft plan approval or comprise future amendment(s) to the draft approved subdivision plan The subdivision plan and studies are circulated to required staff and agencies at this time and comments are being received
For a full planning analysis please see the Detailed Planning Analysis Section found in Appendix 6
F7-t Respectfully submitted
Dan Kraszewski MCIP RPP Director Development Commissioner Planning Design Services and Development Department
Report Authored By Neal Grady MCIP RPP- Development Planner
APPENDICES
Map 1 Draft Plan of Subdivision as Submitted (December 8 2010)
Map 2 Revised Draft Plan of Subdivision (October 7 2011)
Map 3 Location Map
Appendix 1 Official Plan (Schedule A General Land Use Designations) Extract
Appendix 2 Mount Pleasant Secondary Plan (Land Use Schedule)
Appendix 3 Fletchers Meadow Secondary Plan (Land Use Schedule)
Appendix 4 Zoning Designations
Appendix 5 Aerial Photo and Existing Land Uses
Appendix 6 Detailed Planning Analysis
Appendix 7 Public Meeting Attendance Record
Appendix 8 Correspondence Received
Appendix 9 Draft Conditions of Draft Plan Approval
Original Signed ByOriginal Signed By
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APPENDIX 1
OFFICIAL PLAN DESIGNATIONS GAGNON amp LAW URBAN PLANNERS LTD MATTAMY (CREDIT RIVER) LTD
CITY FILE C04W11006 AND 21T-10022B
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NATURAL HERITAGE SYSTEM INSTITUTIONAL RETAIL bull Mixed Use Area
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P7-amp
APPENDIX 6
DETAILED PLANNING ANALYSIS
City File Numbers C04W11006 and 21T-10022B
Provincial Policy Statement
The proposed draft plan of subdivision is consistent with matters of Provincial interest as identified in the Provincial Policy Statement with respect to
bull focusing growth within a designated urban area and
bull avoiding development and land use patterns that may cause environmental or public health and safety concerns
Strategic Plan
The proposed draft plan of subdivision is consistent with the following goal streams in the Citys Strategic Plan
bull a Dynamic and Prosperous Economy since Commercial Blocks 1 to 4 inclusive will attract new business opportunities
bull Enhancing Our Community since future development Blocks 7 and 9 hold the potential for implementing a mix of residential housing types and
bull a Modern Transportation Systems since the delivery of both Creditview Road and the westerly extension of Station Road provides transportation infrastructure to support the Mount Pleasant Secondary Plan and the Mount Pleasant GO Station
Official Plan
The subject property is designated Residential and Open Space in the Official Plan An Application to Amend the Official Plan is not required to facilitate the proposed draft plan of subdivision
Mount Pleasant Secondary Plan
The portion of the subdivision plan located west of proposed Creditview Road (Street A) is located within the Mount Pleasant Secondary Plan (Area 51) In accordance with the land use Schedule SP 51(a) of the Secondary Plan these lands are designated District Retail Natural Heritage System Area Storm Water Management Facility GO Layover Facility and Norval Farm Supply - Special Policy Area
With respect to the District Retail designation permitted uses include the commercial uses identified and described in Section 4210 of the City of Brampton Official Plan In addition major free standing office medium and high density residential development is
10 P7-17
permitted High density residential development may be permitted without the need for an Amendment to the Official Plan or the Secondary Plan Block 6 on the revised subdivision plan coincides with the Natural Heritage System Area designation and Block 5 coincides with the Storm Water Management Facility designation
The Go Layover Facility designation coincides with a locomotive train layover area on the south side of the CN Rail line within the CN owned rail corridor that will be used in the winter months to warm up train engines The final location for this facility is proposed to be located somewhere along the northerly boundaries of Block 10 7 or 5 This facility has been accommodated for from a noise attenuation perspective for some of the residential uses in the draft approved Mount Pleasant Secondary Plan subdivisions located to the north The same noise attenuation requirements will be applied to the draft plan of subdivision once a final determination is made with respect to the type of residential uses on Future Development Block 7
The revised subdivision plan now includes the Norval Farm Supply site at the northerly section of future development Block 9 Policy Section 5132 of the Mount Pleasant Secondary Plan indicates that due to access and noise constraints associated with this agriculturalfeed mill operation redevelopment of these lands is considered to be better suited for commercial andor higher density residential uses
It is understood that the owners of the subject lands and Norval Farm Supply have negotiated an agreement whereby the applicant will acquire the Norval Farm Supply lands and the facility will cease operations on January 31 2014 with approximately 6 months required after this date to decommission the site As a result the access and noise constraints will be eliminated thereby providing an opportunity to examine residential and commercial development potential Detailed development policies and standards governing this portion of the Draft Plan will be addressed through the processing of a future Official Plan and Zoning By-law Amendment Application In addition it is noted that although the March 7 2011 public meeting notice did not refer to the addition of the Norval Farm Supply lands the intent for this section of the subdivision plan as originally submitted was for mixed use development in this general location This reflects the Mount Pleasant Secondary Plan policies that are specifically related to the Norval Farm Supply lands and state that mixed use high density residential and commercial uses could be developed on these lands
An Application to Amend the Mount Pleasant Secondary Plan is not required to facilitate the draft approval of the subdivision plan however the applicant has acknowledged that an amendment to the Secondary Plan will be provided if requested along with the filing of future applications to amend the zoning by-law to implement the various blocks on the subdivision plan Key issues requiring further exploration include
bull protecting for the potential development of free standing office development and medium and high density residential development and
11 FMf
bull determining appropriate residential densities in light of the maximum net residential density of 60 units per hectare for Medium Residential Density development and a maximum net residential density of 200 units per hectare for High Residential Density development
Fletchers Meadow Secondary Plan
The portion of the subdivision plan located east of Creditview Road is located within the Fletchers Meadow Secondary Plan and is designated Mixed Use Node The Mount Pleasant Village Mobility Hub Block Plan (OP 2006-021) designates the lands east of Creditview Road Mixed Use Area 4 key policies include
bull land use permission for a significant concentration of employment lands including retail commercial and office development a mix of residential uses including apartments and communityopen space uses
bull a density target of 100 persons and jobs combined per gross hectare over the entire Mixed Use Area 4 lands and lands owned by GO Transit and
bull 6 storey building heights for apartments and office buildings 1-2 storeys for retailcommercial uses
The Mixed Use Node and Mixed Use Area 4 designations and policies are further supplemented by the Citys Growth Plan Official Plan Amendment and policies specific to the Mount Pleasant GO Station Mobility Hub especially with respect to densities that support the mobility hub concept
An application to amend the Fletchers Meadow Secondary Plan and a detailed exploration of the Citys Growth Plan Official Plan Amendment are not required to facilitate the draft plan approval of the subdivision plan However these matters will be addressed with the filing of future applications to amend the zoning by-law to implement the various blocks along with any required amendments to the Secondary PlanOfficial Plan
Zoning
The subject property is zoned Agricultural (A) in Zoning By-law 270-2004 An application to amend the Zoning By-law will be required to rezone the various blocks on the draft plan of subdivision to appropriate zoning designations that reflect the ultimate land uses built form and community vision for this area The applicant intends to file applications to amend the zoning by-law in the near future The zoning does not need to be amended to allow the plan of subdivision to proceed
12 P7-H
Master Site Plan
In accordance with the block planning policies contained in the Mount Pleasant Secondary Plan the submission of a master site plan for the subject lands is required to evaluate in greater detail issues pertaining to land use massing design density and phasing of development The master site plan for the entire subdivision and any other associated requirements will be submitted with the future applications to amend the Zoning By-law
Environmental Issues
Open Space (Natural Heritage System) Block 6 on the proposed draft plan of subdivision is designated Natural Heritage System Area in the Mount Pleasant Secondary Plan This Block is to be in accordance with the approved Mount Pleasant Secondary Plan Subwatershed Study (SWS) and the Mount Pleasant Block Plan Sub-Area 51-1 Environmental Implementation Report (EIR)
The approved Sub-Area 51-1 Block Plan Official Plan Amendment OP2006-055 adopted by City Council on February 23 2011 contains a policy whereby development applications shall conform to the approved SWS and implemented by the approved EIR and Conceptual Fisheries Compensation Plan (CFCP) Conditions of draft plan approval have been provided by Credit Valley Conservation and the City to address the natural heritage system components for all of the Mount Pleasant Secondary Plan subdivisions in the northerly 51-1 block plan lands that were draft approved on October 11 2011 Similar conditions of draft plan approval will be provided for this subdivision plan through updated conditions of draft plan approval once the circulation period for comment has ended To assist in this the applicants Scoped Environmental Impact Study has also been circulated along with the draft plan of subdivision
With respect to Open Space (Natural Heritage System) Block 6 the preliminary key findings of the applicants Scoped Environmental Impact Study include
bull All lands within Block 6 will be fully protected by the Natural Heritage System boundary contained in the approved Subwatershed Study and as determined through the Block Plan Sub-Area 51-1 Environmental Implementation Report
bull The applicability of the approved Natural Heritage System designation in the Mount Pleasant Secondary Plan to Block 6 ensuring that it will be fully maintained and protected
bull Stormwater management ponds will provide an enhanced level of stormwater treatment as agreed to through the Subwatershed Study approval process to protect this section of Huttonville Creek and
Finally consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 5 of this report authorizes staff to
13 PViO
obtain pre-conveyance of the Huttonville Creek Natural Heritage System (Block 6) if necessary prior to registration
Transportation Issues
The purpose of this proposed draft plan of subdivision is to establish a road network in the vicinity of the Mount Pleasant GO Station with a particular emphasis on the Creditview Road (Street A) extension and the westerly Station Road extension (Street B) as key transportation infrastructure to support the Mount Pleasant community and the Mount Pleasant GO Station To this extent a Traffic Impact Study has been initiated by the applicant to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions To assist in this the applicants Traffic Impact Study has also been circulated along with the draft plan of subdivision
The preliminary findings of the applicants Traffic Impact Study include
bull an acceptable level of operation at all of the proposed intersections and
bull a proposed road network and right-of-way widths that support the proposed development blocks and the preliminary land uses that will be refined through future applications to amend the zoning by-law
With respect to the Creditview Road (Street A) extension from Bovaird Drive West the applicants Traffic Impact Study indicates that the preferred alignment and right of way width reflects the environmental assessment approved for this road in 2009 and work to date involving the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes The Creditview Road (Street A) right of way width of 42 metres as shown on the revised draft plan is intended to meet City requirements identified through the Environmental Assessment process and in particular with respect to transit stop amenities
The Study also notes that the preliminary design work is underway for the section of Creditview Road and the associated CN Rail underpass with construction anticipated to be completed sometime in 2013 and 2014 This subdivision could be registered in the Spring of 2012 at which time the streets on the subdivision plan would be conveyed to the City as public roads Nevertheless to be consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 4 of this report authorizes staff to obtain the pre-dedication of roads if necessary prior to registration This recommendation protects the Citys interests if for some reason the timing for the construction of Creditview Road and the CN rail underpass were to be accelerated
With respect to the westerly extension of Station Road (Street B) the preliminary findings of the applicants Traffic Impact Study are as follows
14 F7--l
bull the alignment and extent of Station Road (Street B) as shown on the subdivision plan is appropriate and sufficient to support the proposed development blocks and the preliminary land uses that will be refined through future applications to amend the zoning by-law
bull the proposed 315 metre right-of-way width as a four lane collector road is more than is typically required but it has been provided to allow for the ultimate extension of Street B across Huttonville Creek to connect with Mississauga Road should it be confirmed as being desirable and feasible through the Environmental Assessment Study process and
bull the most westerly extension of Street B terminating in a cul-de-sac is intended to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road
The Traffic Impact Study identified through its analysis of the transportation network that the crossing of the Natural Heritage System (NHS) connecting Street B with Mississauga Road in the vicinity of Street C is not necessary to facilitate the draft plan approval of the subdivision As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders In this respect to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
Finally the subdivision plan deletes a potential street connection from the commercial block located immediately east of Creditview Road (Street A) The applicant has indicated that they are amenable to protecting for this road connection through the filing of a future application to amend the zoning by-law for this block
P7-15
In this respect Recommendation 3 iv) of this report recommends that prior to the issuance of draft plan approval arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
Finally the subdivision plan deletes a potential street connection from the commercial block located immediately east of Creditview Road (Street A) The applicant has indicated that they are amenable to protecting for this road connection through the filing of a future application to amend the zoning by-lawfor this block In this respect Recommendation 3 iv) of this report recommends that prior to the issuance of draft plan approval arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
Servicing
Full municipal services are proposed in conjunction with this development involving the tunnelling of two sanitary sewers south of the CN rail line and crossing a section of the Huttonville Creek and the connections to the existing watermains on Mississauga Road and Bovaird Drive West
The approved Mount Pleasant Secondary Plan Infrastructure Servicing Study did not identify any impediments regarding the capacity of the existing and future municipal water and sanitary sewer system to accommodate development on the subject lands
The Region of Peel will provide appropriate conditions of draft plan approval regarding municipal water and sanitary sewer services
The requirement for a stormwater management pond was identified through the Mount Pleasant Secondary Plan Subwatershed Study and has been provided for through stormwater management Block 5 on the draft plan of subdivision
A Functional Servicing Report has been provided by the applicant for review by the Citys Engineering and Development Services Division that
bull outlines the rationale for the size and location of the proposed pond Block 5 and
bull provides technical requirements for the proposed pond including the protection of the abutting Huttonville Creek contained in Block 6
Finally consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 6 of this report authorizes the Citys Engineering and Development Services Division to begin the review of the preliminary development engineering works related to servicing facilities and infrastructure in advance of draft plan approvals No construction of servicing works will be permitted to commence ahead of draft plan approvals unless approval is given by the
16 P7-1S
Commissioners of the Planning Design and Development and Works and Transportation Departments
Urban Design
Staff has evaluated a preliminary concept site plan provided by the new potential owner of Commercial Blocks 1 to 4 inclusive However this preliminary concept site plan has no official status and will be updated in the context of the submission of a future application to amend the zoning by-law An urban design brief will be submitted at that time to enable a comprehensive evaluation of urban design and built form for the blocks on the proposed revised draft plan of subdivision
Recommended Draft Plan Approval Process
The draft conditions of draft plan approval found at Appendix 8 reflect the Citys Standard Conditions of Draft Plan Approval as administered by the Planning Design and Development Department and have been tailored to the unique circumstances of this particular subdivision and in particular the future submission of an application(s) to amend the zoning by-law for the proposed blocks
Recommendation 4 of this report directs staff to prepare appropriate conditions of draft plan approval in general accordance with the draft conditions of draft plan approval contained in Appendix 8 of this report along with updatedrevised conditions of draft plan approval from internal City Departments and external commenting agencies all to the satisfaction of the Commissioner of the Planning Design and Development Department
The findings of the various studies submitted by the applicant and the various issues outlined in this Appendix will if necessary be incorporated as conditions of draft plan approval or comprise future amendment(s) to the draft approved subdivision plan The subdivision plan and studies are in the circulation period during the time of the writing of this report
CONCLUSION
The approval in principle of the revised draft plan of subdivision application facilitates the establishment of development blocks and a road network and subject to the approval of the recommendations in this report represents good planning Further requirements pertaining to the subject lands will be addressed through the submission of future development applications for the various blocks within the plan of subdivision
17 f7-^
APPENDIX 7
PUBLIC MEETING ATTENDANCE RECORD
City File Number C04W11006 Subdivision File21T-10022B
Members Present
Regional Councillor P Palleschi - Wards 2 and 6 (Chair) City Councillor V Dhillon - Wards 9 and 10 (Vice-Chair) Regional Councillor E Moore - Wards 1 and 5 City Councillor G Gibson - Wards 1 and 5 City Councillor J Hutton - Wards 2 and 6 Mayor Susan Fennell (designate for Regional Councillor J Sanderson)
Members Absent
Regional Councillor J Sanderson - Wards 3 and 4 (personal) Regional Councillor G Miles - Wards 7 and 8 (other municipal business) Regional Councillor S Hames - Wards 7 and 8 (vacation) Regional Councillor J Sprovieri - Wards 9 and 10 (vacation) City Councillor B Callahan - Wards 3 and 4 (vacation)
Staff Present
Planning Design and Development Department J Corbett Commissioner Planning Design and Development A Smith Director Planning Policy and Growth Management D Kraszewski Director Planning and Land Development Services M Won Director Engineering and Development Services K Walsh Director Community Design Parks Planning and Development A Parsons Development Planner B Steiger Central Area Planner N Grady Development Planner
Corporate Services Department J Burton Legal Counsel E Evans Deputy Clerk C Urquhart Legislative Coordinator
Members of the Public
Mr Michael Vernem 18 Leagrove Street Brampton
18 PI-IS
Results of the Public Meeting
A special meeting of the Planning Design and Development Committee was held on March 7 2011 in the Council Chambers 4th Floor 2 Wellington Street West Brampton Ontario commencing at 700 pm with respect to the subject application Notices of this meeting were sent to property owners within 900 metres As indicated in Appendix 7 one interested member of the public was in attendance to speak to the application and as found at Appendix 8 correspondence was received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Comments Provided at the Public Meeting
Mr Michael Vernem 18 Leagrove Street Brampton expressed concerns regarding the proposed access to the site from Bovaird Drive given the existing traffic congestion He suggested that measures be taken to improve traffic on Bovaird Drive before development begins at the site
Staff Response
As noted under the Transportation Issues section in Appendix 6 of this report a Traffic Impact Study has been prepared by the applicant in support of the revised draft plan of subdivision to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions based in part on their review of the Traffic Impact Study
There is the opportunity for the Region of Peel to impose requirements through conditions of draft plan approval relating to Bovaird Drive West Notwithstanding this the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes could alleviate Mr Vernems concerns with existing traffic congestion
Correspondence Received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Staff Response
The applicant has received Mr Davies correspondence and has advised staff that they accept in principle the need to integrate road access and connectivity between the subdivision plan and the Osmington lands As noted under the Transportation Issues section in Appendix 6 of this report the applicant has provided the most westerly extension of Street B terminating in a cul-de-sac to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road The applicants Traffic Impact Study indicates that through their ongoing analysis of the transportation network a road crossing over the
19 p7-iU
Natural Heritage System (NHS) by way of connecting Streets B and C not necessary As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders in this regard There is the opportunity to impose requirements through conditions of draft plan approval andor clauses in future rezoning agreements pertaining to all aspects of the road network contained within the proposed draft plan of subdivision Notwithstanding this Mr Davies is encouraged to have his client - Osmington- participate with Mattamy in the future Environmental Assessment Study process in order to ensure acceptable road network integration between the subject property and the Osmington lands This process can occur in conjunction with the recommended draft plan approval of the subject lands and if a road crossing over Huttonville Creek by way of connecting Streets B and C is warranted from an overall transportation network perspective then this could be achieved through the filing of a new draft plan of subdivision sometime in the future or other methods acceptable to the City (ie through an agreement and reference plan to convey the road) In the meantime to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
20 P7-VT
Appendix 8 Correspondence Received City File Numbers C04W11006 and 21T-10022B
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Lawyers
The Fifth Floor
99 Spadina Ave
To r o n t o 0 n t a ri o
M5V 3P8
T 4169777088
F 4169778931
davieshowecom
Please refer to Jeffrey L Davies e-mail jdauiesdauieshowecom
March 2 2011
The Chair and Committee Members
Planning Design and Development Committee co Mr John Corbett Commissioner The City of Brampton 2 Wellington Street City Hall 3rd Floor L6Y4R2
Dear Chair and Committee Members
Re Information Report - Mattamy (Credit River) Limited Draft Plan of Subdivision Application
We represent Osmington Inc the owner of the lands on the west side of Mississauga Road and being across from the Mattamy lands
The engineers for Osmington have been working with the engineers for Mattamy regarding mutual road alignment and other considerations
Osmington submits that the alignment of Station Road within the proposed Mattamy subdivision would be improved if it were to follow the alignment shown on the attached sketch
Yours sincerely DAVIES HOWE PARTNERS LLP
Jeffrey L Davies
JLDmc
Encl
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Davies copy Howe N Sabat Osmington Inc Part n e F Doricin Mattamy Development Corporation 11 f- M Vernooy Mattamy Development Corporation
M Gagnon Gagnon amp Law C Chung Glen Schnarr amp Associates Inc D Cherepacha Read Voorhees amp Associates R Webster The Sernas Group Inc
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Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
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Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
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SCHEDULE A
DRAFT CONDITIONS OF DRAFT APPROVAL
DRAFT APPROVAL DATE
SUBJECT Draft Plan of Subdivision
GAGNON amp LAW URBAN PLANNERS LTD shyMATTAMY (CREDIT RIVER) LTD 21T-10022B
City of Brampton C04W11006
Planner Neal Grady
In accordance with By-law 10-97 the Council of the City of Brampton has made a decision to authorize the draft approval of the above noted draft plan of subdivision subject to the following conditions
GENERAL PLANNING REQUIREMENTS
Approved Plan and Redlines
1 The final plan shall conform to the draft plan prepared by GAGNON amp LAW URBAN PLANNERS LTD dated October 7 2011
Development Agreement
2 A Subdivision Agreement shall be entered into and executed by the applicant the City of Brampton and the Region of Peel to satisfy all financial legal and engineering matters including landscaping and the installation of municipal services parkland dedication or cash-in-lieu of parkland requirements to the satisfaction of the Director Community Design Parks Planning and Development and other requirements of the City of Brampton and the Region of Peel including the payment of all applicable Regional City and Educational development charges in accordance with their applicable Development Charges By-laws
Zoning
3 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Commercial Blocks 1 through 4 to the satisfaction of the Commissioner of Planning Design and Development
4 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Future Development Blocks 7
F7-3H
and 9 to the satisfaction of the Commissioner of Planning Design and Development
5 Future Development Blocks 7 and 9 shall only be developed in conjunction with a future Zoning By-Law Amendment application to permit the development in accordance with the draft approved plan of subdivision including zoning controls that are unique and specific to the design characteristics of the subdivision
Staging
6 Development of the plan shall be staged to the satisfaction of the City and the Region of Peel In this regard among other things staging of the development of the plan shall be based on the timing of road improvements and the timing of the provision of other essential services and facilities for this subdivision In this regard the applicant shall agree to enter into a phasing agreement if and when required by the City or the Region of Peel
Maintenance Easements
7 NA
Reserve Block and Lots
8 Prior to registration the applicant shall demonstrate to the satisfaction of the Commissioner of Planning Design amp Development by the submission of appropriate development concepts or by other suitable means that abutting lands can be developed in an appropriate manner and in accordance with the applicable Secondary Plan In this regard minor revisions to the plan may be necessary to facilitate the appropriate development of abutting lands
9 Future Development Block 8 will be deeded to the City of Brampton in escrow pending the outcome of the Station Road EA Any portion of Future Development Block 8 that is not required for the future Station Road shall be gratuitously conveyed to the adjacent landowner following the transfer of the Station Road right-of-way lands to the City
Building Removal
10 Prior to registration the applicant shall remove any existing buildings on those lands contained within the phase being registered
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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SERVICING GRADING AND ROAD REQUIRMENTS
Drainage
11 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof the following matters are to be approved to the satisfaction of the Director Engineering and Development Services and the Credit Valley Conservation
i Functional Servicing Report dated October 2011 prepared by Urbantech and if necessary the subdivision plan shall be redline revised to implement the findings of the amended Functional Servicing Report including but not limited to inclusion of easements or stormwater management blocks which may result in modifications to the proposed lot and road layouts
ii Hydrogeological Report analysis and recommendations consistent with the approved Environmental Implementation Report and Scoped Environmental Impact Study
iii mitigation andor compensation measures consistent with the recommendations of the approved Environmental Implementation Report and Scoped Environmental Impact Study and if necessary the plan shall be redline revised to implement satisfactory mitigation andor compensation measures
iv detailed engineering and grading plans for the overall draft plan of subdivision
v appropriate sediment and erosion control measures
vi that appropriate permits under Ontario Regulation 16006 be received
b) Agree in the subdivision agreement in wording acceptable to the Director Engineering and Development Services and the Credit Valley Conservation Authority
i) To carry out or cause to be carried out the works referred to in condition 11 a) above
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
4 R-36 Servicing
12 Prior to the initiation of any servicing and prior to the registration of the plan or any phase thereof the applicant shall submit detailed engineering drawings and supporting reports to Development Engineering Services for review and approval No servicing works shall be permitted until the drawings are approved
13 Prior to the initiation of any servicing and prior to the registration of this plan or any phase thereof the applicant shall grant gratuitously all necessary external easements and lands for access drainage servicing and utility purposes as may be required to the appropriate municipality agency or public authority
14 Prior to the first engineering submission the applicant shall submit to the City of Bramptons Development Engineering Services Division for approval a detailed plan illustrating all proposed sidewalk locations within the draft plan of subdivision abutting any commercial plan
15 Provisions shall be made that servicing of this Draft Plan will require construction of a 375 mm diameter sanitary sewer and a 450 mm diameter sanitary sewer within the Plan The 375 mm diameter sanitary sewer and the 450 mm diameter sanitary sewer are the financial responsibility of the Region of Peel as per Development Charges By-law Should the developer wish to proceed with these works in order to obtain clearance of this condition at a time when the Region is not prepared to fund the works then the developer shall be required to enter into a front-ending agreement prior to the constructions of the works This agreement will be subject to the Regions determination that it has or will have sufficient funds to justify entering into the font-ending agreements and Regional Council Approval
Utility Relocation
16 Prior to the registration of the plan arrangements shall be made to the satisfaction of the Director Engineering and Development Services for any relocation of utilities required by the development of the subject lands to be undertaken at the developers expense
Stormwater Management
17 Prior to registration Stormwater Management Ponds to be designed and constructed in accordance with the Functional Servicing Report to the satisfaction of the Director of Engineering and Development Services
18 Prior to registration planting plans shall be approved by the Conservation Authority for all stormwater management blocks
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-I0022B and C04W11006
P7-7 19 Any portion of Stormwater Management Pond Block 5 that is not required to
accommodate the Stormwater Management facility and the future Station Road shall be gratuitously conveyed to the adjacent Landowner following the transfer of the Station Road right-of-way lands to the City
Overland Flow
20 Stormwater overland flow routes shall be kept within roads approved walkways or other locations deemed acceptable by the Director of Engineering and Development Services
Building Separation
21 NA
Hydro One Brampton
22 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the City of Brampton for the provision of major facilities such as switchgear installations
Soil
23 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to registration of this plan or any phase thereof submit for the approval of the City Engineering and Development Services Division a detailed soils investigation of the site prepared by a qualified Geotechnical Engineer A copy of this report shall also be submitted to the Citys Chief Building Official
b) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof submit to the Chief Building Official
i) a Phase 1 Environmental Site Assessment ii) a Phase 2 Environmental Site Assessment if required as
a result of the Phase 1 Environmental Site Assessment iii) a decommissioning report if contaminated material has
been identified and is removed or alternatively a copy of the risk assessment together with a copy of the written acknowledgement of its acceptance by the Ministry of the Environment and
iv) a copy of a Record of Site Condition and confirmation of the filing of Site Condition in the Environmental Site Registry
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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c) Notwithstanding Condition 22b) above provisions shall be provided for in the Subdivision Agreement where the owner agrees to submit the required documents listed in Condition 22b) for the Feed Mill lands at the time of the decommissioning of the site and that provisions shall be provided for in the Subdivision Agreement that allow for the registration of any part of the plan save and except Future Development Block 8 until such time as the documents required in Condition 22 b) are provided
d) Prior to the initiation of any site grading or servicing the applicant shall provide a report identifying all existing water wells and private sewage disposal systems on the lands The applicant shall provide verification to the satisfaction of the Citys Chief Building Official that all wells and septic systems identified have been decommissioned in accordance with all applicable laws and regulations
Road Alignments
24 The horizontal and vertical alignments of all roads including their intersection geometries shall be designed to the latest City standards and requirements In this regard minor revisions to the road pattern and intersection alignments may be required
Construction Traffic Route
25 Prior to approval of any detailed engineering drawings arrangements shall be made to the satisfaction of the Commissioner of Works and
Transportation for a suitable construction traffic route
Roads
26 Prior to registration the City shall obtain the pre-dedication of roads or portions thereof if necessary
27 The City of Brampton will be designing and constructing the James Potter RoadCreditview Road underpass and a development charges prepayment agreement shall be executed with Mattamy (Credit River) Ltd and the City for its delivery
28 Prior to registration appropriate arrangements shall be made to the satisfaction of the Commissioner of Planning Design and Development for landowners within the boundaries of Block Plan 51-1 to provide a financial contribution if required to contribute to the cost of providing improved pedestrian access along Bovaird Drive West to the Mount Pleasant GO Station
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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29 Prior to registration the City and the Developer will enter into an agreement with regard to the conveyance and construction of Creditview Road between Bovaird Drive West and Street B of this subdivision This agreement will also address the front-ending and DC recoveries related to this portion of Creditview Road
Traffic Signals
30 Prior to registration the applicant will provide cash-in-lieu funds to the satisfaction of the Director of Engineering and Development Services for the installationupgrading of traffic signals at certain intersections within andor associated with the Plan of Subdivision as determined by the City through the detailed engineering design process These funds will not include signalization or intersection works previously accounted for in the 2009 Development Charges Background Study
Street Lighting
31 The street lighting system on all local and collector roadways for this subdivision development shall be designed and constructed in accordance with the latest City of Brampton standards and specifications The street lighting system on all arterial roadways will continue to use the conventional concrete poles unless specified otherwise by the Director Community Design Parks Planning and Development the Director Engineering and Development Services and the Commissioner of Works and Transportation Communication poles will not be installed on the transit spine collector road
LANDSCAPING FENCING AND STREETSCAPE REQUIREMENTS
Site Clearing Topsoil Stripping
32 The owner shall remove any trees and any vegetation on the subject lands as may be required by the Director Community Design Parks Planning and Development
33 The owner shall not remove any trees or topsoil from the land within the plan or start any grading of the land within the plan prior to registration of the plan without a topsoil removal permit issued pursuant to City of Brampton By-law 30-92 and the approval of the Director Engineering and Development Services including entering into a preliminary subdivision agreement if required by the Director Engineering and Development Services
34 Prior to the granting of a top soil stripping permit or in conjunction with the 1st engineering submission whichever comes first protective hoarding to be determined through detailed design is required
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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a) Along the Buffer Block Line of the Natural Heritage System
All hoarding will be provided and erected by the applicant at their expense and to the satisfaction of the City prior to the pre-servicing or any construction occurring on the site and shall be maintained by the applicant
Street Trees
35 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to provide street trees along all internal streets within the subject plan and along immediately abutting boulevards of adjacent streets The applicant shall comply with the recommendations of the approved Community design Guidelines (as applicable) to the satisfaction of the City
36 The applicant shall implement at their expense and to the satisfaction of the City all works shown on the approved streetscape plans in accordance with the Subdivision Agreement and the approved Community Design Guidelines (where applicable) and will include the implementation of all applicable boulevard and buffer planting and entry features including all structures and planting
Fencing
37 The owner shall provide detailed engineering and landscape plans for the development of fencing on all Lots and Blocks to the satisfaction of the Director Community Design Parks Planning and Development The owner shall not be eligible for development charges credit against work performed in accordance with City standards and the current Development Charges By-Law
38 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to erect fencing at their expense in accordance with the City Fencing Policy the approved Community Design Guidelines for the area and any other Conditions of Draft Approval for the development that apply to fencing
39 The owner shall make satisfactory arrangements with the Director Community Design Parks Planning and Development through the Subdivision Agreement to erect at their expense decorative wooden screen fencing 18 metres high in locations and of a design satisfactory to the City along all residential property boundaries which are adjacent to Canada Post Community Mail Boxes
Landscape Works
40 Prior to plan registration the applicant shall pay a maintenance fee for any landscape item deemed necessary by the applicant but which exceeds the City standard This may include but not be limited to special entry feature
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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structures irrigation systems acoustical walls and architectural landscape elements located on public property
41 Prior to issuance of final acceptance of all landscape works the applicant shall provide as-built drawings in the form of digital files for all dedicated park open space stormwater management entry feature landscape buffer blocks etc The submission of these drawings will meet the latest digital standards as prescribed by the City of Brampton
Urban Design amp Architectural Control
42 The applicant shall implement the Community Design Guidelines including but not limited to the provision of appropriate building architecture landscape treatments and other arrangements to accommodate the consolidation of street accessories such as newspaper boxes mail boxes utility boxes etc to the satisfaction of the Commissioner of Planning Design amp Development and the Director Community Design Planning and Development In this regard minor revisions to the plan may be necessary to provide sufficient space for such features
PARK AND OPEN SPACE REQUIREMENTS
Parkland
43 In accordance with current City practices prior to the issuance of Building Permits for all medium density residential high density residential and commercial development which is subject to Site Plan Approval satisfactory arrangements shall have been made with the realty Services Section of the Buildings and Property Management Department and the Finance Department with respect to the payment of cash-in-lieu of parkland and valued as of the day before the day of building permit issuance pursuant to Section 42(6) of the Planning Act and the City of Bramptons Parkland Dedication By-Law
Open Space Plans
44 NA
Vegetation Assessment
45 Prior to the submission of any grading and servicing plans or any grading on the subject property and prior to registration of the plan the applicant shall
a) submit to the satisfaction of the Community Design Parks Planning and Development Division a Vegetation Inventory and Assessment for the preservation of as many trees as possible identified by the City as desirable for preservation In this regard the applicant shall be required to identify on the Grading and Drainage Plans and Landscaping Plans the trees to be retained and the methodology proposed for their
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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retention This methodology shall include individual tree preservation plans illustrating proposed building sites and working envelopes existing and proposed grades and the trees to be protected or removed and shall be supported by a hydrogeoligists report which recommends appropriate subdivision and grading techniques for the maintenance of existing surface runoff or ground water conditions necessary for the long term preservation of the trees identified for retention All preservations and tree protection measures are to be installed and inspected by the City prior to pre-servicing of the subdivision
b) stake the location for the sanitary sewer where the least disturbance will occur to the natural aesthetics of the public open space to the satisfaction of the Community Services Department
c) locate the detention ponds in locations where minimal impact will occur to the natural aesthetics of the valley to the satisfaction of the Community Services Department and
d) retain a Landscape ArchitectEcologist to prepare Planting and Restoration Plans for the quantityquality ponds for approval by the Community Services Department
46 Prior to assumption any material identified in the Tree Preservation and Management Plan(s) as hazardous or identified for removal for accessibility or safety reasons and any deleterious materials and debris not normally found in a natural area whether in a woodlot block vista block or other location as determined by the City shall be removed at the applicants expense
Natural Heritage System
47 It is acknowledged that the limit of development includes an appropriate buffer to facilitate protection and preservation of the Natural Heritage System The width of the buffer has been established by the Mount Pleasant Secondary Plan
48 Prior to registration the City shall obtain the gratuitous pre-conveyance of the Huttonville Creek Natural Heritage System or portions thereof if necessary
BUILDING REQUIREMENTS
Site Plan Approval
49 The owner acknowledges that any Medium Density Residential Blocks High Density Residential Blocks and Commercial Blocks will require Site Plan Approval prior to the issuance of a building permit
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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Exposed Basements
50 NA
Driveway Locations
51 NA
Fire Break Lots
52 NA
Foundations
53 Prior to the issuance of any building permit the owner shall provide an engineering report to the satisfaction of the Chief Building Official indicating special foundation requirements if any to support structures that may be erected on disturbed ground or lots where filling has occurred
NOISE ATTENUATION REQUIREMENTS
Noise Abatement
54 Prior to the applicant entering into any residential purchase and sale agreements the applicant shall engage the services of a qualified acoustical consultant to complete a noise study recommending noise control measures satisfactory to the City (and Region of Peel when requested by the Region) where applicable A copy of this report shall be provided to the Citys Chief Building Official
Note In this regard revisions to the plan such as lot adjustments may be necessary to achieve acceptable rear yard area in conjunction with satisfactory noise attenuation measures and City policy
55 The noise control measures and noise warnings recommended by the acoustical report as required in condition number 52 above shall be implemented to the satisfaction of the Director Engineering and Development Services (and Region of Peel as required)
56 Prior to the issuance of any building permits the owner shall provide the Citys Chief Building Official with a certificate certifying that the builders plans for each dwelling unit to be constructed on the plan shows all of the noise attenuation works required by the approved acoustical report and the approved plans where applicable
57 The City of Brampton will not accept any temporary warning clauses with duration of three (3) years as mitigation
58 Prior to final approval all stationary noise problems must be addressed
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
2 F7-UH REAL ESTATE REQUIREMENTS
Easements
59 The owner shall grant all necessary easements for drainage utility and servicing purposes as may be required to the appropriate agency or public authority
Deeding Roads and Pathways
60 The proposed road allowances road widenings daylighting pedestrian pathways bicycle pathways and public transit rights of way provisions shall be dedicated as public highways on the final plan proposed for registration
Open Space
61 Prior to registration all identified open space lands within the subject application including all lands associated with the Natural Heritage System associated buffer(s) all identified vista park blocks all identified stormwater block engineered (drainage) channel blocks and identified entry feature blocks shall be conveyed to the City gratuitously and in a condition satisfactory to the City No parkland dedication credit will be provided for the blocks in question The applicant will landscape the subject blocks in accordance with the approved plans and will be eligible for development charges credit against work performed where applicable and in accordance with City standards and the current Development Charges By-law
62 In conjunction with the submission of the first engineering submission the applicant shall provide detailed working drawings for all identified park blocks open space blocks stormwater management facilities engineered drainage channels landscape buffer blocks streetscape planting entry feature blocks and fencing to the satisfaction of the applicable approving departments and in accordance with the latest City standards Fencing shall be included along holdout properties where they abut the plan subject to the approval of the existing property owners
The applicant shall comply with both the facility fitconcept plan approved prior to draft plan approval andor the recommendations of the approved Community Design Guidelines (as applicable)
63 Prior to registration the developer agrees to provide the City with the final landscape submission a detailed summary of all areas of parkland open space stormwater management ponds valleylands woodlots and buffers including quantities or areas of boulevard and buffer sod boulevard and buffer trees shrub beds and irrigation systems that will be installed by the developer in the subdivision agreement and will be owned by the City at assumption of the Subdivision Plan
64 Prior to assumption the developer is responsible for the development of all park open space stormwater management entry feature and landscape buffer blocks in accordance with the approved plans and in accordance with the current Development Charges By-law
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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Walkways
65 NA
Road Widenings
66 The road widening Blocks 11 to 14 shall be gratuitously dedicated to the Region of Peel on the final plan
03 Metre Reserves
67 03 metre reserves shall be conveyed to the Cityof Brampton on Blocks 15 to 19
Buffers
68 NA
Transit
69 Prior to registration the applicant shall consult with Brampton Transit to determine suitable locations for transit stops and to indicate these locations on the Aboveground Servicing Plans
70 The applicant shall agree to meet the conditions of Brampton Transit with respect to the installation of future bus stop infrastructure to the satisfaction of the Commissioner of Works and Transportation
NOTICE REQUIREMENTS
Sales Office Community Information Maps
71 NA
Use of Land Notices
Statements and Clauses
72 NA
Signage
73 In conjunction with the first engineering submission the owner shall erect and maintain signs in the following locations and in the following manner
a) On Block 6 indicating that Block 6 will be developed as part of a Natural Heritage System containing important environmental features and systems and in accordance with the approved Huttonivlle and Fletchers Creeks Subwatershed Study This Block is to be left in a
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
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88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
P7-SI19
advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
F7-S 20
L5N 6R4
Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
P7-S3 21
NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
PVS
Description of the Revised Draft Plan Provided by the Applicant
The following section provides a more detailed description of the revised draft plan of subdivision
The applicant advises that they have entered into an agreement of purchase and sale with a new potential owner regarding Commercial Blocks 1 to 4 inclusive A separate Official Plan Amendment and Zoning Amendment Application will be filed for those Blocks in the near future The future application will provide details with respect to the proposed development of those lands for District Commercial purposes including land uses access detailed site and building design elements and gross floor area Maximum floor space index maximum gross floor areas and the potential for establishing minimum gross floor areas for office and commercial uses can also be accommodated through the future Official Plan and Zoning Amendment applications It should be noted that the eventual quantum of retailcommercial floor space and the types of district commercial uses for Blocks 1 to 4 will be informed by the Market Study that is being undertaken in the context of the Osmington application (City File C05W11005)
Separate applications to amend the Zoning By-law will also be filed in the near future with respect to the future development of Blocks 7 and 9 The applicant envisages residential uses within these blocks These future zoning amendments will also address land uses density and overall community design In accordance with the block plan policies in the Mount Pleasant Secondary Plan the applicant acknowledges the requirement for the preparation of a detailed Master Site Plan for the lands encompassed by the subdivision along with appropriate staging and sequencing requirements
Future Development Block 9 includes the Norval Farm Supply lands The applicant has entered into a purchase and sale agreement with Norval Farm Supply with a closing date of January 31 2012 and the existing field mill operations continuing until January 31 2014 Once the facility ceases operation decommissioning of the site will take approximately six (6) months The applicant is proposing detailed development policies be derived for this portion of the proposed subdivision plan through a future site specific Official Plan and Zoning By-law Amendment Application
The revised subdivision plan also allows for the establishment of commercial blocks (Blocks 10 and 11) in close proximity to the Mount Pleasant GO Station and in particular the applicant envisions an opportunity to accommodate future potential Higher Density Residential uses on these lands This will be explored further through the submission of future development applications
Stormwater Management Block 5 and the Huttonville Creek natural heritage system Block 6 will be conveyed to the City through the subdivision approvals process
6 P7-k Property Description and Surrounding Land Use
The subject property has the following characteristics
bull is located at the north-east corner of Mississauga Road and Bovaird Drive West extends north along the east side of Mississauga Road and east along the north side of Bovaird Drive West Portions of the subject property abut the CN Rail Line and a portion of the Mount Pleasant GO Station (See Location Map)
bull has an area of approximately 399 hectares (985 acres) and
bull comprises vacant land containing a portion of the Huttonville Creek
Location Map - see larger version attached
v i bull liSO000
I I SUBJECTLAND
PROPERTY LINE
NOTE OPEN SPACE IS AN EXTRACT FROM SCHEDULE A (GENERAL LANDUSE DESIGNATIONSFROM THE BPAVPTON OFFICIALPLAN
MAP 3 - LOCATION
GAGNON amp LAW URBAN PLANNERS LTD
MATTAMY (CREDIT RIVER) LTD
CITY FILE C04W11006 AND 21T-10022B
$pound BRAMPTON be- Flower City PLANNING DESIGN I DEVELOPMENT
The surrounding land uses are described as follows
North predominantly Agricultural with the Mount Pleasant Go Station and a section of the CN Rail
South Bovaird Drive West beyond which is Agricultural and Residential
X
P7-7
East the Mount Pleasant GO Station and
West Mississauga Road beyond which is Agricultural Residential and Commercial
PLANNING ANALYSIS SUMMARY
The revised draft plan of subdivision application involves two key planning objectives
i) to establish a road network in the vicinityof the existing Mount Pleasant GO Station and
ii) to define the size and shape of various development blocks
The recommended draft plan approval of the subdivision will achieve these objectives Draft plan approval will not interfere with a comprehensive evaluation of future development applications filed to implement the various blocks on the subdivision plan
These future development applications will be subject to formal public meetings and will among other matters define an appropriate mix of land uses density built form objectives development standards and staging and sequencing of development
The public meeting was held on March 7 2011 and planning staff did address comments provided at the public meeting and correspondence received Please refer to Appendix 7 and 8 of this report
The proposal is consistent with the Provincial Policy Statement and the Citys Strategic Plan and it conforms to the Residential and Open Space designations in the Official Plan
Staff envisions no impediments to the draft plan approval of the subdivision and is recommending that draft plan conditions be developed that are in general accordance with the draft conditions of draft plan approval found at Appendix 9 of this report with the addition of updated conditions of draft plan approval from internal City Departments and external commenting agencies The findings of the various studies submitted by the applicant in support of the draft plan of subdivision will if necessary be incorporated as conditions of draft plan approval or comprise future amendment(s) to the draft approved subdivision plan The subdivision plan and studies are circulated to required staff and agencies at this time and comments are being received
For a full planning analysis please see the Detailed Planning Analysis Section found in Appendix 6
F7-t Respectfully submitted
Dan Kraszewski MCIP RPP Director Development Commissioner Planning Design Services and Development Department
Report Authored By Neal Grady MCIP RPP- Development Planner
APPENDICES
Map 1 Draft Plan of Subdivision as Submitted (December 8 2010)
Map 2 Revised Draft Plan of Subdivision (October 7 2011)
Map 3 Location Map
Appendix 1 Official Plan (Schedule A General Land Use Designations) Extract
Appendix 2 Mount Pleasant Secondary Plan (Land Use Schedule)
Appendix 3 Fletchers Meadow Secondary Plan (Land Use Schedule)
Appendix 4 Zoning Designations
Appendix 5 Aerial Photo and Existing Land Uses
Appendix 6 Detailed Planning Analysis
Appendix 7 Public Meeting Attendance Record
Appendix 8 Correspondence Received
Appendix 9 Draft Conditions of Draft Plan Approval
Original Signed ByOriginal Signed By
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SUBJECT
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APPENDIX 1
OFFICIAL PLAN DESIGNATIONS GAGNON amp LAW URBAN PLANNERS LTD MATTAMY (CREDIT RIVER) LTD
CITY FILE C04W11006 AND 21T-10022B
SPECIAL LAND USE POLICY AREA PT
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swu Stormwater Management Facility V Vest Pocket o Brampton Register of Heritage Properties
NATURAL HERITAGE SYSTEM INSTITUTIONAL RETAIL bull Mixed Use Area
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APPENDIX 3 - FLETCHERS MEADOW SECONDARY PLAN DESIGNATIONS^BRAMPTON GAGNON amp LAW URBAN PLANNERS LTDXbramptoin FlowerCity MATTAMY (CREDIT RIVER) LTD PLANNING DESIGN AND DEVELOPMENT
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P7-IS
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APPENDIX 6
DETAILED PLANNING ANALYSIS
City File Numbers C04W11006 and 21T-10022B
Provincial Policy Statement
The proposed draft plan of subdivision is consistent with matters of Provincial interest as identified in the Provincial Policy Statement with respect to
bull focusing growth within a designated urban area and
bull avoiding development and land use patterns that may cause environmental or public health and safety concerns
Strategic Plan
The proposed draft plan of subdivision is consistent with the following goal streams in the Citys Strategic Plan
bull a Dynamic and Prosperous Economy since Commercial Blocks 1 to 4 inclusive will attract new business opportunities
bull Enhancing Our Community since future development Blocks 7 and 9 hold the potential for implementing a mix of residential housing types and
bull a Modern Transportation Systems since the delivery of both Creditview Road and the westerly extension of Station Road provides transportation infrastructure to support the Mount Pleasant Secondary Plan and the Mount Pleasant GO Station
Official Plan
The subject property is designated Residential and Open Space in the Official Plan An Application to Amend the Official Plan is not required to facilitate the proposed draft plan of subdivision
Mount Pleasant Secondary Plan
The portion of the subdivision plan located west of proposed Creditview Road (Street A) is located within the Mount Pleasant Secondary Plan (Area 51) In accordance with the land use Schedule SP 51(a) of the Secondary Plan these lands are designated District Retail Natural Heritage System Area Storm Water Management Facility GO Layover Facility and Norval Farm Supply - Special Policy Area
With respect to the District Retail designation permitted uses include the commercial uses identified and described in Section 4210 of the City of Brampton Official Plan In addition major free standing office medium and high density residential development is
10 P7-17
permitted High density residential development may be permitted without the need for an Amendment to the Official Plan or the Secondary Plan Block 6 on the revised subdivision plan coincides with the Natural Heritage System Area designation and Block 5 coincides with the Storm Water Management Facility designation
The Go Layover Facility designation coincides with a locomotive train layover area on the south side of the CN Rail line within the CN owned rail corridor that will be used in the winter months to warm up train engines The final location for this facility is proposed to be located somewhere along the northerly boundaries of Block 10 7 or 5 This facility has been accommodated for from a noise attenuation perspective for some of the residential uses in the draft approved Mount Pleasant Secondary Plan subdivisions located to the north The same noise attenuation requirements will be applied to the draft plan of subdivision once a final determination is made with respect to the type of residential uses on Future Development Block 7
The revised subdivision plan now includes the Norval Farm Supply site at the northerly section of future development Block 9 Policy Section 5132 of the Mount Pleasant Secondary Plan indicates that due to access and noise constraints associated with this agriculturalfeed mill operation redevelopment of these lands is considered to be better suited for commercial andor higher density residential uses
It is understood that the owners of the subject lands and Norval Farm Supply have negotiated an agreement whereby the applicant will acquire the Norval Farm Supply lands and the facility will cease operations on January 31 2014 with approximately 6 months required after this date to decommission the site As a result the access and noise constraints will be eliminated thereby providing an opportunity to examine residential and commercial development potential Detailed development policies and standards governing this portion of the Draft Plan will be addressed through the processing of a future Official Plan and Zoning By-law Amendment Application In addition it is noted that although the March 7 2011 public meeting notice did not refer to the addition of the Norval Farm Supply lands the intent for this section of the subdivision plan as originally submitted was for mixed use development in this general location This reflects the Mount Pleasant Secondary Plan policies that are specifically related to the Norval Farm Supply lands and state that mixed use high density residential and commercial uses could be developed on these lands
An Application to Amend the Mount Pleasant Secondary Plan is not required to facilitate the draft approval of the subdivision plan however the applicant has acknowledged that an amendment to the Secondary Plan will be provided if requested along with the filing of future applications to amend the zoning by-law to implement the various blocks on the subdivision plan Key issues requiring further exploration include
bull protecting for the potential development of free standing office development and medium and high density residential development and
11 FMf
bull determining appropriate residential densities in light of the maximum net residential density of 60 units per hectare for Medium Residential Density development and a maximum net residential density of 200 units per hectare for High Residential Density development
Fletchers Meadow Secondary Plan
The portion of the subdivision plan located east of Creditview Road is located within the Fletchers Meadow Secondary Plan and is designated Mixed Use Node The Mount Pleasant Village Mobility Hub Block Plan (OP 2006-021) designates the lands east of Creditview Road Mixed Use Area 4 key policies include
bull land use permission for a significant concentration of employment lands including retail commercial and office development a mix of residential uses including apartments and communityopen space uses
bull a density target of 100 persons and jobs combined per gross hectare over the entire Mixed Use Area 4 lands and lands owned by GO Transit and
bull 6 storey building heights for apartments and office buildings 1-2 storeys for retailcommercial uses
The Mixed Use Node and Mixed Use Area 4 designations and policies are further supplemented by the Citys Growth Plan Official Plan Amendment and policies specific to the Mount Pleasant GO Station Mobility Hub especially with respect to densities that support the mobility hub concept
An application to amend the Fletchers Meadow Secondary Plan and a detailed exploration of the Citys Growth Plan Official Plan Amendment are not required to facilitate the draft plan approval of the subdivision plan However these matters will be addressed with the filing of future applications to amend the zoning by-law to implement the various blocks along with any required amendments to the Secondary PlanOfficial Plan
Zoning
The subject property is zoned Agricultural (A) in Zoning By-law 270-2004 An application to amend the Zoning By-law will be required to rezone the various blocks on the draft plan of subdivision to appropriate zoning designations that reflect the ultimate land uses built form and community vision for this area The applicant intends to file applications to amend the zoning by-law in the near future The zoning does not need to be amended to allow the plan of subdivision to proceed
12 P7-H
Master Site Plan
In accordance with the block planning policies contained in the Mount Pleasant Secondary Plan the submission of a master site plan for the subject lands is required to evaluate in greater detail issues pertaining to land use massing design density and phasing of development The master site plan for the entire subdivision and any other associated requirements will be submitted with the future applications to amend the Zoning By-law
Environmental Issues
Open Space (Natural Heritage System) Block 6 on the proposed draft plan of subdivision is designated Natural Heritage System Area in the Mount Pleasant Secondary Plan This Block is to be in accordance with the approved Mount Pleasant Secondary Plan Subwatershed Study (SWS) and the Mount Pleasant Block Plan Sub-Area 51-1 Environmental Implementation Report (EIR)
The approved Sub-Area 51-1 Block Plan Official Plan Amendment OP2006-055 adopted by City Council on February 23 2011 contains a policy whereby development applications shall conform to the approved SWS and implemented by the approved EIR and Conceptual Fisheries Compensation Plan (CFCP) Conditions of draft plan approval have been provided by Credit Valley Conservation and the City to address the natural heritage system components for all of the Mount Pleasant Secondary Plan subdivisions in the northerly 51-1 block plan lands that were draft approved on October 11 2011 Similar conditions of draft plan approval will be provided for this subdivision plan through updated conditions of draft plan approval once the circulation period for comment has ended To assist in this the applicants Scoped Environmental Impact Study has also been circulated along with the draft plan of subdivision
With respect to Open Space (Natural Heritage System) Block 6 the preliminary key findings of the applicants Scoped Environmental Impact Study include
bull All lands within Block 6 will be fully protected by the Natural Heritage System boundary contained in the approved Subwatershed Study and as determined through the Block Plan Sub-Area 51-1 Environmental Implementation Report
bull The applicability of the approved Natural Heritage System designation in the Mount Pleasant Secondary Plan to Block 6 ensuring that it will be fully maintained and protected
bull Stormwater management ponds will provide an enhanced level of stormwater treatment as agreed to through the Subwatershed Study approval process to protect this section of Huttonville Creek and
Finally consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 5 of this report authorizes staff to
13 PViO
obtain pre-conveyance of the Huttonville Creek Natural Heritage System (Block 6) if necessary prior to registration
Transportation Issues
The purpose of this proposed draft plan of subdivision is to establish a road network in the vicinity of the Mount Pleasant GO Station with a particular emphasis on the Creditview Road (Street A) extension and the westerly Station Road extension (Street B) as key transportation infrastructure to support the Mount Pleasant community and the Mount Pleasant GO Station To this extent a Traffic Impact Study has been initiated by the applicant to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions To assist in this the applicants Traffic Impact Study has also been circulated along with the draft plan of subdivision
The preliminary findings of the applicants Traffic Impact Study include
bull an acceptable level of operation at all of the proposed intersections and
bull a proposed road network and right-of-way widths that support the proposed development blocks and the preliminary land uses that will be refined through future applications to amend the zoning by-law
With respect to the Creditview Road (Street A) extension from Bovaird Drive West the applicants Traffic Impact Study indicates that the preferred alignment and right of way width reflects the environmental assessment approved for this road in 2009 and work to date involving the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes The Creditview Road (Street A) right of way width of 42 metres as shown on the revised draft plan is intended to meet City requirements identified through the Environmental Assessment process and in particular with respect to transit stop amenities
The Study also notes that the preliminary design work is underway for the section of Creditview Road and the associated CN Rail underpass with construction anticipated to be completed sometime in 2013 and 2014 This subdivision could be registered in the Spring of 2012 at which time the streets on the subdivision plan would be conveyed to the City as public roads Nevertheless to be consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 4 of this report authorizes staff to obtain the pre-dedication of roads if necessary prior to registration This recommendation protects the Citys interests if for some reason the timing for the construction of Creditview Road and the CN rail underpass were to be accelerated
With respect to the westerly extension of Station Road (Street B) the preliminary findings of the applicants Traffic Impact Study are as follows
14 F7--l
bull the alignment and extent of Station Road (Street B) as shown on the subdivision plan is appropriate and sufficient to support the proposed development blocks and the preliminary land uses that will be refined through future applications to amend the zoning by-law
bull the proposed 315 metre right-of-way width as a four lane collector road is more than is typically required but it has been provided to allow for the ultimate extension of Street B across Huttonville Creek to connect with Mississauga Road should it be confirmed as being desirable and feasible through the Environmental Assessment Study process and
bull the most westerly extension of Street B terminating in a cul-de-sac is intended to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road
The Traffic Impact Study identified through its analysis of the transportation network that the crossing of the Natural Heritage System (NHS) connecting Street B with Mississauga Road in the vicinity of Street C is not necessary to facilitate the draft plan approval of the subdivision As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders In this respect to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
Finally the subdivision plan deletes a potential street connection from the commercial block located immediately east of Creditview Road (Street A) The applicant has indicated that they are amenable to protecting for this road connection through the filing of a future application to amend the zoning by-law for this block
P7-15
In this respect Recommendation 3 iv) of this report recommends that prior to the issuance of draft plan approval arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
Finally the subdivision plan deletes a potential street connection from the commercial block located immediately east of Creditview Road (Street A) The applicant has indicated that they are amenable to protecting for this road connection through the filing of a future application to amend the zoning by-lawfor this block In this respect Recommendation 3 iv) of this report recommends that prior to the issuance of draft plan approval arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
Servicing
Full municipal services are proposed in conjunction with this development involving the tunnelling of two sanitary sewers south of the CN rail line and crossing a section of the Huttonville Creek and the connections to the existing watermains on Mississauga Road and Bovaird Drive West
The approved Mount Pleasant Secondary Plan Infrastructure Servicing Study did not identify any impediments regarding the capacity of the existing and future municipal water and sanitary sewer system to accommodate development on the subject lands
The Region of Peel will provide appropriate conditions of draft plan approval regarding municipal water and sanitary sewer services
The requirement for a stormwater management pond was identified through the Mount Pleasant Secondary Plan Subwatershed Study and has been provided for through stormwater management Block 5 on the draft plan of subdivision
A Functional Servicing Report has been provided by the applicant for review by the Citys Engineering and Development Services Division that
bull outlines the rationale for the size and location of the proposed pond Block 5 and
bull provides technical requirements for the proposed pond including the protection of the abutting Huttonville Creek contained in Block 6
Finally consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 6 of this report authorizes the Citys Engineering and Development Services Division to begin the review of the preliminary development engineering works related to servicing facilities and infrastructure in advance of draft plan approvals No construction of servicing works will be permitted to commence ahead of draft plan approvals unless approval is given by the
16 P7-1S
Commissioners of the Planning Design and Development and Works and Transportation Departments
Urban Design
Staff has evaluated a preliminary concept site plan provided by the new potential owner of Commercial Blocks 1 to 4 inclusive However this preliminary concept site plan has no official status and will be updated in the context of the submission of a future application to amend the zoning by-law An urban design brief will be submitted at that time to enable a comprehensive evaluation of urban design and built form for the blocks on the proposed revised draft plan of subdivision
Recommended Draft Plan Approval Process
The draft conditions of draft plan approval found at Appendix 8 reflect the Citys Standard Conditions of Draft Plan Approval as administered by the Planning Design and Development Department and have been tailored to the unique circumstances of this particular subdivision and in particular the future submission of an application(s) to amend the zoning by-law for the proposed blocks
Recommendation 4 of this report directs staff to prepare appropriate conditions of draft plan approval in general accordance with the draft conditions of draft plan approval contained in Appendix 8 of this report along with updatedrevised conditions of draft plan approval from internal City Departments and external commenting agencies all to the satisfaction of the Commissioner of the Planning Design and Development Department
The findings of the various studies submitted by the applicant and the various issues outlined in this Appendix will if necessary be incorporated as conditions of draft plan approval or comprise future amendment(s) to the draft approved subdivision plan The subdivision plan and studies are in the circulation period during the time of the writing of this report
CONCLUSION
The approval in principle of the revised draft plan of subdivision application facilitates the establishment of development blocks and a road network and subject to the approval of the recommendations in this report represents good planning Further requirements pertaining to the subject lands will be addressed through the submission of future development applications for the various blocks within the plan of subdivision
17 f7-^
APPENDIX 7
PUBLIC MEETING ATTENDANCE RECORD
City File Number C04W11006 Subdivision File21T-10022B
Members Present
Regional Councillor P Palleschi - Wards 2 and 6 (Chair) City Councillor V Dhillon - Wards 9 and 10 (Vice-Chair) Regional Councillor E Moore - Wards 1 and 5 City Councillor G Gibson - Wards 1 and 5 City Councillor J Hutton - Wards 2 and 6 Mayor Susan Fennell (designate for Regional Councillor J Sanderson)
Members Absent
Regional Councillor J Sanderson - Wards 3 and 4 (personal) Regional Councillor G Miles - Wards 7 and 8 (other municipal business) Regional Councillor S Hames - Wards 7 and 8 (vacation) Regional Councillor J Sprovieri - Wards 9 and 10 (vacation) City Councillor B Callahan - Wards 3 and 4 (vacation)
Staff Present
Planning Design and Development Department J Corbett Commissioner Planning Design and Development A Smith Director Planning Policy and Growth Management D Kraszewski Director Planning and Land Development Services M Won Director Engineering and Development Services K Walsh Director Community Design Parks Planning and Development A Parsons Development Planner B Steiger Central Area Planner N Grady Development Planner
Corporate Services Department J Burton Legal Counsel E Evans Deputy Clerk C Urquhart Legislative Coordinator
Members of the Public
Mr Michael Vernem 18 Leagrove Street Brampton
18 PI-IS
Results of the Public Meeting
A special meeting of the Planning Design and Development Committee was held on March 7 2011 in the Council Chambers 4th Floor 2 Wellington Street West Brampton Ontario commencing at 700 pm with respect to the subject application Notices of this meeting were sent to property owners within 900 metres As indicated in Appendix 7 one interested member of the public was in attendance to speak to the application and as found at Appendix 8 correspondence was received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Comments Provided at the Public Meeting
Mr Michael Vernem 18 Leagrove Street Brampton expressed concerns regarding the proposed access to the site from Bovaird Drive given the existing traffic congestion He suggested that measures be taken to improve traffic on Bovaird Drive before development begins at the site
Staff Response
As noted under the Transportation Issues section in Appendix 6 of this report a Traffic Impact Study has been prepared by the applicant in support of the revised draft plan of subdivision to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions based in part on their review of the Traffic Impact Study
There is the opportunity for the Region of Peel to impose requirements through conditions of draft plan approval relating to Bovaird Drive West Notwithstanding this the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes could alleviate Mr Vernems concerns with existing traffic congestion
Correspondence Received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Staff Response
The applicant has received Mr Davies correspondence and has advised staff that they accept in principle the need to integrate road access and connectivity between the subdivision plan and the Osmington lands As noted under the Transportation Issues section in Appendix 6 of this report the applicant has provided the most westerly extension of Street B terminating in a cul-de-sac to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road The applicants Traffic Impact Study indicates that through their ongoing analysis of the transportation network a road crossing over the
19 p7-iU
Natural Heritage System (NHS) by way of connecting Streets B and C not necessary As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders in this regard There is the opportunity to impose requirements through conditions of draft plan approval andor clauses in future rezoning agreements pertaining to all aspects of the road network contained within the proposed draft plan of subdivision Notwithstanding this Mr Davies is encouraged to have his client - Osmington- participate with Mattamy in the future Environmental Assessment Study process in order to ensure acceptable road network integration between the subject property and the Osmington lands This process can occur in conjunction with the recommended draft plan approval of the subject lands and if a road crossing over Huttonville Creek by way of connecting Streets B and C is warranted from an overall transportation network perspective then this could be achieved through the filing of a new draft plan of subdivision sometime in the future or other methods acceptable to the City (ie through an agreement and reference plan to convey the road) In the meantime to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
20 P7-VT
Appendix 8 Correspondence Received City File Numbers C04W11006 and 21T-10022B
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D a vies
H o w e
P a i iner s
LLP
Lawyers
The Fifth Floor
99 Spadina Ave
To r o n t o 0 n t a ri o
M5V 3P8
T 4169777088
F 4169778931
davieshowecom
Please refer to Jeffrey L Davies e-mail jdauiesdauieshowecom
March 2 2011
The Chair and Committee Members
Planning Design and Development Committee co Mr John Corbett Commissioner The City of Brampton 2 Wellington Street City Hall 3rd Floor L6Y4R2
Dear Chair and Committee Members
Re Information Report - Mattamy (Credit River) Limited Draft Plan of Subdivision Application
We represent Osmington Inc the owner of the lands on the west side of Mississauga Road and being across from the Mattamy lands
The engineers for Osmington have been working with the engineers for Mattamy regarding mutual road alignment and other considerations
Osmington submits that the alignment of Station Road within the proposed Mattamy subdivision would be improved if it were to follow the alignment shown on the attached sketch
Yours sincerely DAVIES HOWE PARTNERS LLP
Jeffrey L Davies
JLDmc
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Page 2
Davies copy Howe N Sabat Osmington Inc Part n e F Doricin Mattamy Development Corporation 11 f- M Vernooy Mattamy Development Corporation
M Gagnon Gagnon amp Law C Chung Glen Schnarr amp Associates Inc D Cherepacha Read Voorhees amp Associates R Webster The Sernas Group Inc
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20
Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
2i F7-S2
Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
F7-S3
SCHEDULE A
DRAFT CONDITIONS OF DRAFT APPROVAL
DRAFT APPROVAL DATE
SUBJECT Draft Plan of Subdivision
GAGNON amp LAW URBAN PLANNERS LTD shyMATTAMY (CREDIT RIVER) LTD 21T-10022B
City of Brampton C04W11006
Planner Neal Grady
In accordance with By-law 10-97 the Council of the City of Brampton has made a decision to authorize the draft approval of the above noted draft plan of subdivision subject to the following conditions
GENERAL PLANNING REQUIREMENTS
Approved Plan and Redlines
1 The final plan shall conform to the draft plan prepared by GAGNON amp LAW URBAN PLANNERS LTD dated October 7 2011
Development Agreement
2 A Subdivision Agreement shall be entered into and executed by the applicant the City of Brampton and the Region of Peel to satisfy all financial legal and engineering matters including landscaping and the installation of municipal services parkland dedication or cash-in-lieu of parkland requirements to the satisfaction of the Director Community Design Parks Planning and Development and other requirements of the City of Brampton and the Region of Peel including the payment of all applicable Regional City and Educational development charges in accordance with their applicable Development Charges By-laws
Zoning
3 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Commercial Blocks 1 through 4 to the satisfaction of the Commissioner of Planning Design and Development
4 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Future Development Blocks 7
F7-3H
and 9 to the satisfaction of the Commissioner of Planning Design and Development
5 Future Development Blocks 7 and 9 shall only be developed in conjunction with a future Zoning By-Law Amendment application to permit the development in accordance with the draft approved plan of subdivision including zoning controls that are unique and specific to the design characteristics of the subdivision
Staging
6 Development of the plan shall be staged to the satisfaction of the City and the Region of Peel In this regard among other things staging of the development of the plan shall be based on the timing of road improvements and the timing of the provision of other essential services and facilities for this subdivision In this regard the applicant shall agree to enter into a phasing agreement if and when required by the City or the Region of Peel
Maintenance Easements
7 NA
Reserve Block and Lots
8 Prior to registration the applicant shall demonstrate to the satisfaction of the Commissioner of Planning Design amp Development by the submission of appropriate development concepts or by other suitable means that abutting lands can be developed in an appropriate manner and in accordance with the applicable Secondary Plan In this regard minor revisions to the plan may be necessary to facilitate the appropriate development of abutting lands
9 Future Development Block 8 will be deeded to the City of Brampton in escrow pending the outcome of the Station Road EA Any portion of Future Development Block 8 that is not required for the future Station Road shall be gratuitously conveyed to the adjacent landowner following the transfer of the Station Road right-of-way lands to the City
Building Removal
10 Prior to registration the applicant shall remove any existing buildings on those lands contained within the phase being registered
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
H-SS 3
SERVICING GRADING AND ROAD REQUIRMENTS
Drainage
11 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof the following matters are to be approved to the satisfaction of the Director Engineering and Development Services and the Credit Valley Conservation
i Functional Servicing Report dated October 2011 prepared by Urbantech and if necessary the subdivision plan shall be redline revised to implement the findings of the amended Functional Servicing Report including but not limited to inclusion of easements or stormwater management blocks which may result in modifications to the proposed lot and road layouts
ii Hydrogeological Report analysis and recommendations consistent with the approved Environmental Implementation Report and Scoped Environmental Impact Study
iii mitigation andor compensation measures consistent with the recommendations of the approved Environmental Implementation Report and Scoped Environmental Impact Study and if necessary the plan shall be redline revised to implement satisfactory mitigation andor compensation measures
iv detailed engineering and grading plans for the overall draft plan of subdivision
v appropriate sediment and erosion control measures
vi that appropriate permits under Ontario Regulation 16006 be received
b) Agree in the subdivision agreement in wording acceptable to the Director Engineering and Development Services and the Credit Valley Conservation Authority
i) To carry out or cause to be carried out the works referred to in condition 11 a) above
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
4 R-36 Servicing
12 Prior to the initiation of any servicing and prior to the registration of the plan or any phase thereof the applicant shall submit detailed engineering drawings and supporting reports to Development Engineering Services for review and approval No servicing works shall be permitted until the drawings are approved
13 Prior to the initiation of any servicing and prior to the registration of this plan or any phase thereof the applicant shall grant gratuitously all necessary external easements and lands for access drainage servicing and utility purposes as may be required to the appropriate municipality agency or public authority
14 Prior to the first engineering submission the applicant shall submit to the City of Bramptons Development Engineering Services Division for approval a detailed plan illustrating all proposed sidewalk locations within the draft plan of subdivision abutting any commercial plan
15 Provisions shall be made that servicing of this Draft Plan will require construction of a 375 mm diameter sanitary sewer and a 450 mm diameter sanitary sewer within the Plan The 375 mm diameter sanitary sewer and the 450 mm diameter sanitary sewer are the financial responsibility of the Region of Peel as per Development Charges By-law Should the developer wish to proceed with these works in order to obtain clearance of this condition at a time when the Region is not prepared to fund the works then the developer shall be required to enter into a front-ending agreement prior to the constructions of the works This agreement will be subject to the Regions determination that it has or will have sufficient funds to justify entering into the font-ending agreements and Regional Council Approval
Utility Relocation
16 Prior to the registration of the plan arrangements shall be made to the satisfaction of the Director Engineering and Development Services for any relocation of utilities required by the development of the subject lands to be undertaken at the developers expense
Stormwater Management
17 Prior to registration Stormwater Management Ponds to be designed and constructed in accordance with the Functional Servicing Report to the satisfaction of the Director of Engineering and Development Services
18 Prior to registration planting plans shall be approved by the Conservation Authority for all stormwater management blocks
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-I0022B and C04W11006
P7-7 19 Any portion of Stormwater Management Pond Block 5 that is not required to
accommodate the Stormwater Management facility and the future Station Road shall be gratuitously conveyed to the adjacent Landowner following the transfer of the Station Road right-of-way lands to the City
Overland Flow
20 Stormwater overland flow routes shall be kept within roads approved walkways or other locations deemed acceptable by the Director of Engineering and Development Services
Building Separation
21 NA
Hydro One Brampton
22 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the City of Brampton for the provision of major facilities such as switchgear installations
Soil
23 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to registration of this plan or any phase thereof submit for the approval of the City Engineering and Development Services Division a detailed soils investigation of the site prepared by a qualified Geotechnical Engineer A copy of this report shall also be submitted to the Citys Chief Building Official
b) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof submit to the Chief Building Official
i) a Phase 1 Environmental Site Assessment ii) a Phase 2 Environmental Site Assessment if required as
a result of the Phase 1 Environmental Site Assessment iii) a decommissioning report if contaminated material has
been identified and is removed or alternatively a copy of the risk assessment together with a copy of the written acknowledgement of its acceptance by the Ministry of the Environment and
iv) a copy of a Record of Site Condition and confirmation of the filing of Site Condition in the Environmental Site Registry
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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c) Notwithstanding Condition 22b) above provisions shall be provided for in the Subdivision Agreement where the owner agrees to submit the required documents listed in Condition 22b) for the Feed Mill lands at the time of the decommissioning of the site and that provisions shall be provided for in the Subdivision Agreement that allow for the registration of any part of the plan save and except Future Development Block 8 until such time as the documents required in Condition 22 b) are provided
d) Prior to the initiation of any site grading or servicing the applicant shall provide a report identifying all existing water wells and private sewage disposal systems on the lands The applicant shall provide verification to the satisfaction of the Citys Chief Building Official that all wells and septic systems identified have been decommissioned in accordance with all applicable laws and regulations
Road Alignments
24 The horizontal and vertical alignments of all roads including their intersection geometries shall be designed to the latest City standards and requirements In this regard minor revisions to the road pattern and intersection alignments may be required
Construction Traffic Route
25 Prior to approval of any detailed engineering drawings arrangements shall be made to the satisfaction of the Commissioner of Works and
Transportation for a suitable construction traffic route
Roads
26 Prior to registration the City shall obtain the pre-dedication of roads or portions thereof if necessary
27 The City of Brampton will be designing and constructing the James Potter RoadCreditview Road underpass and a development charges prepayment agreement shall be executed with Mattamy (Credit River) Ltd and the City for its delivery
28 Prior to registration appropriate arrangements shall be made to the satisfaction of the Commissioner of Planning Design and Development for landowners within the boundaries of Block Plan 51-1 to provide a financial contribution if required to contribute to the cost of providing improved pedestrian access along Bovaird Drive West to the Mount Pleasant GO Station
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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29 Prior to registration the City and the Developer will enter into an agreement with regard to the conveyance and construction of Creditview Road between Bovaird Drive West and Street B of this subdivision This agreement will also address the front-ending and DC recoveries related to this portion of Creditview Road
Traffic Signals
30 Prior to registration the applicant will provide cash-in-lieu funds to the satisfaction of the Director of Engineering and Development Services for the installationupgrading of traffic signals at certain intersections within andor associated with the Plan of Subdivision as determined by the City through the detailed engineering design process These funds will not include signalization or intersection works previously accounted for in the 2009 Development Charges Background Study
Street Lighting
31 The street lighting system on all local and collector roadways for this subdivision development shall be designed and constructed in accordance with the latest City of Brampton standards and specifications The street lighting system on all arterial roadways will continue to use the conventional concrete poles unless specified otherwise by the Director Community Design Parks Planning and Development the Director Engineering and Development Services and the Commissioner of Works and Transportation Communication poles will not be installed on the transit spine collector road
LANDSCAPING FENCING AND STREETSCAPE REQUIREMENTS
Site Clearing Topsoil Stripping
32 The owner shall remove any trees and any vegetation on the subject lands as may be required by the Director Community Design Parks Planning and Development
33 The owner shall not remove any trees or topsoil from the land within the plan or start any grading of the land within the plan prior to registration of the plan without a topsoil removal permit issued pursuant to City of Brampton By-law 30-92 and the approval of the Director Engineering and Development Services including entering into a preliminary subdivision agreement if required by the Director Engineering and Development Services
34 Prior to the granting of a top soil stripping permit or in conjunction with the 1st engineering submission whichever comes first protective hoarding to be determined through detailed design is required
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
F7-1+0
a) Along the Buffer Block Line of the Natural Heritage System
All hoarding will be provided and erected by the applicant at their expense and to the satisfaction of the City prior to the pre-servicing or any construction occurring on the site and shall be maintained by the applicant
Street Trees
35 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to provide street trees along all internal streets within the subject plan and along immediately abutting boulevards of adjacent streets The applicant shall comply with the recommendations of the approved Community design Guidelines (as applicable) to the satisfaction of the City
36 The applicant shall implement at their expense and to the satisfaction of the City all works shown on the approved streetscape plans in accordance with the Subdivision Agreement and the approved Community Design Guidelines (where applicable) and will include the implementation of all applicable boulevard and buffer planting and entry features including all structures and planting
Fencing
37 The owner shall provide detailed engineering and landscape plans for the development of fencing on all Lots and Blocks to the satisfaction of the Director Community Design Parks Planning and Development The owner shall not be eligible for development charges credit against work performed in accordance with City standards and the current Development Charges By-Law
38 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to erect fencing at their expense in accordance with the City Fencing Policy the approved Community Design Guidelines for the area and any other Conditions of Draft Approval for the development that apply to fencing
39 The owner shall make satisfactory arrangements with the Director Community Design Parks Planning and Development through the Subdivision Agreement to erect at their expense decorative wooden screen fencing 18 metres high in locations and of a design satisfactory to the City along all residential property boundaries which are adjacent to Canada Post Community Mail Boxes
Landscape Works
40 Prior to plan registration the applicant shall pay a maintenance fee for any landscape item deemed necessary by the applicant but which exceeds the City standard This may include but not be limited to special entry feature
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
n-m
structures irrigation systems acoustical walls and architectural landscape elements located on public property
41 Prior to issuance of final acceptance of all landscape works the applicant shall provide as-built drawings in the form of digital files for all dedicated park open space stormwater management entry feature landscape buffer blocks etc The submission of these drawings will meet the latest digital standards as prescribed by the City of Brampton
Urban Design amp Architectural Control
42 The applicant shall implement the Community Design Guidelines including but not limited to the provision of appropriate building architecture landscape treatments and other arrangements to accommodate the consolidation of street accessories such as newspaper boxes mail boxes utility boxes etc to the satisfaction of the Commissioner of Planning Design amp Development and the Director Community Design Planning and Development In this regard minor revisions to the plan may be necessary to provide sufficient space for such features
PARK AND OPEN SPACE REQUIREMENTS
Parkland
43 In accordance with current City practices prior to the issuance of Building Permits for all medium density residential high density residential and commercial development which is subject to Site Plan Approval satisfactory arrangements shall have been made with the realty Services Section of the Buildings and Property Management Department and the Finance Department with respect to the payment of cash-in-lieu of parkland and valued as of the day before the day of building permit issuance pursuant to Section 42(6) of the Planning Act and the City of Bramptons Parkland Dedication By-Law
Open Space Plans
44 NA
Vegetation Assessment
45 Prior to the submission of any grading and servicing plans or any grading on the subject property and prior to registration of the plan the applicant shall
a) submit to the satisfaction of the Community Design Parks Planning and Development Division a Vegetation Inventory and Assessment for the preservation of as many trees as possible identified by the City as desirable for preservation In this regard the applicant shall be required to identify on the Grading and Drainage Plans and Landscaping Plans the trees to be retained and the methodology proposed for their
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
10
retention This methodology shall include individual tree preservation plans illustrating proposed building sites and working envelopes existing and proposed grades and the trees to be protected or removed and shall be supported by a hydrogeoligists report which recommends appropriate subdivision and grading techniques for the maintenance of existing surface runoff or ground water conditions necessary for the long term preservation of the trees identified for retention All preservations and tree protection measures are to be installed and inspected by the City prior to pre-servicing of the subdivision
b) stake the location for the sanitary sewer where the least disturbance will occur to the natural aesthetics of the public open space to the satisfaction of the Community Services Department
c) locate the detention ponds in locations where minimal impact will occur to the natural aesthetics of the valley to the satisfaction of the Community Services Department and
d) retain a Landscape ArchitectEcologist to prepare Planting and Restoration Plans for the quantityquality ponds for approval by the Community Services Department
46 Prior to assumption any material identified in the Tree Preservation and Management Plan(s) as hazardous or identified for removal for accessibility or safety reasons and any deleterious materials and debris not normally found in a natural area whether in a woodlot block vista block or other location as determined by the City shall be removed at the applicants expense
Natural Heritage System
47 It is acknowledged that the limit of development includes an appropriate buffer to facilitate protection and preservation of the Natural Heritage System The width of the buffer has been established by the Mount Pleasant Secondary Plan
48 Prior to registration the City shall obtain the gratuitous pre-conveyance of the Huttonville Creek Natural Heritage System or portions thereof if necessary
BUILDING REQUIREMENTS
Site Plan Approval
49 The owner acknowledges that any Medium Density Residential Blocks High Density Residential Blocks and Commercial Blocks will require Site Plan Approval prior to the issuance of a building permit
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
11 P7-1+S
Exposed Basements
50 NA
Driveway Locations
51 NA
Fire Break Lots
52 NA
Foundations
53 Prior to the issuance of any building permit the owner shall provide an engineering report to the satisfaction of the Chief Building Official indicating special foundation requirements if any to support structures that may be erected on disturbed ground or lots where filling has occurred
NOISE ATTENUATION REQUIREMENTS
Noise Abatement
54 Prior to the applicant entering into any residential purchase and sale agreements the applicant shall engage the services of a qualified acoustical consultant to complete a noise study recommending noise control measures satisfactory to the City (and Region of Peel when requested by the Region) where applicable A copy of this report shall be provided to the Citys Chief Building Official
Note In this regard revisions to the plan such as lot adjustments may be necessary to achieve acceptable rear yard area in conjunction with satisfactory noise attenuation measures and City policy
55 The noise control measures and noise warnings recommended by the acoustical report as required in condition number 52 above shall be implemented to the satisfaction of the Director Engineering and Development Services (and Region of Peel as required)
56 Prior to the issuance of any building permits the owner shall provide the Citys Chief Building Official with a certificate certifying that the builders plans for each dwelling unit to be constructed on the plan shows all of the noise attenuation works required by the approved acoustical report and the approved plans where applicable
57 The City of Brampton will not accept any temporary warning clauses with duration of three (3) years as mitigation
58 Prior to final approval all stationary noise problems must be addressed
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
2 F7-UH REAL ESTATE REQUIREMENTS
Easements
59 The owner shall grant all necessary easements for drainage utility and servicing purposes as may be required to the appropriate agency or public authority
Deeding Roads and Pathways
60 The proposed road allowances road widenings daylighting pedestrian pathways bicycle pathways and public transit rights of way provisions shall be dedicated as public highways on the final plan proposed for registration
Open Space
61 Prior to registration all identified open space lands within the subject application including all lands associated with the Natural Heritage System associated buffer(s) all identified vista park blocks all identified stormwater block engineered (drainage) channel blocks and identified entry feature blocks shall be conveyed to the City gratuitously and in a condition satisfactory to the City No parkland dedication credit will be provided for the blocks in question The applicant will landscape the subject blocks in accordance with the approved plans and will be eligible for development charges credit against work performed where applicable and in accordance with City standards and the current Development Charges By-law
62 In conjunction with the submission of the first engineering submission the applicant shall provide detailed working drawings for all identified park blocks open space blocks stormwater management facilities engineered drainage channels landscape buffer blocks streetscape planting entry feature blocks and fencing to the satisfaction of the applicable approving departments and in accordance with the latest City standards Fencing shall be included along holdout properties where they abut the plan subject to the approval of the existing property owners
The applicant shall comply with both the facility fitconcept plan approved prior to draft plan approval andor the recommendations of the approved Community Design Guidelines (as applicable)
63 Prior to registration the developer agrees to provide the City with the final landscape submission a detailed summary of all areas of parkland open space stormwater management ponds valleylands woodlots and buffers including quantities or areas of boulevard and buffer sod boulevard and buffer trees shrub beds and irrigation systems that will be installed by the developer in the subdivision agreement and will be owned by the City at assumption of the Subdivision Plan
64 Prior to assumption the developer is responsible for the development of all park open space stormwater management entry feature and landscape buffer blocks in accordance with the approved plans and in accordance with the current Development Charges By-law
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
13 F7-HS
Walkways
65 NA
Road Widenings
66 The road widening Blocks 11 to 14 shall be gratuitously dedicated to the Region of Peel on the final plan
03 Metre Reserves
67 03 metre reserves shall be conveyed to the Cityof Brampton on Blocks 15 to 19
Buffers
68 NA
Transit
69 Prior to registration the applicant shall consult with Brampton Transit to determine suitable locations for transit stops and to indicate these locations on the Aboveground Servicing Plans
70 The applicant shall agree to meet the conditions of Brampton Transit with respect to the installation of future bus stop infrastructure to the satisfaction of the Commissioner of Works and Transportation
NOTICE REQUIREMENTS
Sales Office Community Information Maps
71 NA
Use of Land Notices
Statements and Clauses
72 NA
Signage
73 In conjunction with the first engineering submission the owner shall erect and maintain signs in the following locations and in the following manner
a) On Block 6 indicating that Block 6 will be developed as part of a Natural Heritage System containing important environmental features and systems and in accordance with the approved Huttonivlle and Fletchers Creeks Subwatershed Study This Block is to be left in a
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
f-HW 14
naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
p-ne16
any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 2 IT- 10022B and C04W11006
F7-M417
88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
18 P7-50
distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
P7-SI19
advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
F7-S 20
L5N 6R4
Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
P7-S3 21
NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
6 P7-k Property Description and Surrounding Land Use
The subject property has the following characteristics
bull is located at the north-east corner of Mississauga Road and Bovaird Drive West extends north along the east side of Mississauga Road and east along the north side of Bovaird Drive West Portions of the subject property abut the CN Rail Line and a portion of the Mount Pleasant GO Station (See Location Map)
bull has an area of approximately 399 hectares (985 acres) and
bull comprises vacant land containing a portion of the Huttonville Creek
Location Map - see larger version attached
v i bull liSO000
I I SUBJECTLAND
PROPERTY LINE
NOTE OPEN SPACE IS AN EXTRACT FROM SCHEDULE A (GENERAL LANDUSE DESIGNATIONSFROM THE BPAVPTON OFFICIALPLAN
MAP 3 - LOCATION
GAGNON amp LAW URBAN PLANNERS LTD
MATTAMY (CREDIT RIVER) LTD
CITY FILE C04W11006 AND 21T-10022B
$pound BRAMPTON be- Flower City PLANNING DESIGN I DEVELOPMENT
The surrounding land uses are described as follows
North predominantly Agricultural with the Mount Pleasant Go Station and a section of the CN Rail
South Bovaird Drive West beyond which is Agricultural and Residential
X
P7-7
East the Mount Pleasant GO Station and
West Mississauga Road beyond which is Agricultural Residential and Commercial
PLANNING ANALYSIS SUMMARY
The revised draft plan of subdivision application involves two key planning objectives
i) to establish a road network in the vicinityof the existing Mount Pleasant GO Station and
ii) to define the size and shape of various development blocks
The recommended draft plan approval of the subdivision will achieve these objectives Draft plan approval will not interfere with a comprehensive evaluation of future development applications filed to implement the various blocks on the subdivision plan
These future development applications will be subject to formal public meetings and will among other matters define an appropriate mix of land uses density built form objectives development standards and staging and sequencing of development
The public meeting was held on March 7 2011 and planning staff did address comments provided at the public meeting and correspondence received Please refer to Appendix 7 and 8 of this report
The proposal is consistent with the Provincial Policy Statement and the Citys Strategic Plan and it conforms to the Residential and Open Space designations in the Official Plan
Staff envisions no impediments to the draft plan approval of the subdivision and is recommending that draft plan conditions be developed that are in general accordance with the draft conditions of draft plan approval found at Appendix 9 of this report with the addition of updated conditions of draft plan approval from internal City Departments and external commenting agencies The findings of the various studies submitted by the applicant in support of the draft plan of subdivision will if necessary be incorporated as conditions of draft plan approval or comprise future amendment(s) to the draft approved subdivision plan The subdivision plan and studies are circulated to required staff and agencies at this time and comments are being received
For a full planning analysis please see the Detailed Planning Analysis Section found in Appendix 6
F7-t Respectfully submitted
Dan Kraszewski MCIP RPP Director Development Commissioner Planning Design Services and Development Department
Report Authored By Neal Grady MCIP RPP- Development Planner
APPENDICES
Map 1 Draft Plan of Subdivision as Submitted (December 8 2010)
Map 2 Revised Draft Plan of Subdivision (October 7 2011)
Map 3 Location Map
Appendix 1 Official Plan (Schedule A General Land Use Designations) Extract
Appendix 2 Mount Pleasant Secondary Plan (Land Use Schedule)
Appendix 3 Fletchers Meadow Secondary Plan (Land Use Schedule)
Appendix 4 Zoning Designations
Appendix 5 Aerial Photo and Existing Land Uses
Appendix 6 Detailed Planning Analysis
Appendix 7 Public Meeting Attendance Record
Appendix 8 Correspondence Received
Appendix 9 Draft Conditions of Draft Plan Approval
Original Signed ByOriginal Signed By
FM
SUBJECT
LANDS
BLOCK 11 OPEN SPACE
(NATURAL HERITAGE ^YSTEM)
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APPENDIX 1
OFFICIAL PLAN DESIGNATIONS GAGNON amp LAW URBAN PLANNERS LTD MATTAMY (CREDIT RIVER) LTD
CITY FILE C04W11006 AND 21T-10022B
SPECIAL LAND USE POLICY AREA PT
CORRIDOR PROTECTION AREA
Maylicld Rd F7-ia-
LEGEND ROAD NETWORK INFRASTRUCTURE RECREATIONAL OPEN SPACE OTHER
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mdash Arterial Road TransCanada Gas Pipeline City Park (ffi)
reg Heritage Resource Designation under the mdash Collector Road 0 Grade Separation ParketteP Ontario Heritage Act
i Potential Connection LF GO Layover Facility Town Square Heritage Resource Listed on the City of
swu Stormwater Management Facility V Vest Pocket o Brampton Register of Heritage Properties
NATURAL HERITAGE SYSTEM INSTITUTIONAL RETAIL bull Mixed Use Area
bulli Natural Heritage System Area K-s Public Junior Elementary School Site District Retail bull Property Lines
6-8 Public Senior Elementary School Site rem Convenience Retail
RESIDENTIAL Separate Elementary School Site LnbJ Neighbourhood Retail SE Norval Farm Supply Special Policy Area LowMedium Density USJ Public Secondary School Site MVC| Motor Vehicle Commercial
Peel Regional Police Association Special LSEJ Separate Secondary School Site E3bull Medium Density Policy Area Place of Worship
APPENDIX 2 - MOUNT PLEASANT SECONDARY PLAN DESIGNATIONSbull BRAMPTON GAGNON amp LAW URBAN PLANNERS LTDbromploncD FIOWOTGtV
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PORTION OF LANDS SUBJECT TO
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APPENDIX 3 - FLETCHERS MEADOW SECONDARY PLAN DESIGNATIONS^BRAMPTON GAGNON amp LAW URBAN PLANNERS LTDXbramptoin FlowerCity MATTAMY (CREDIT RIVER) LTD PLANNING DESIGN AND DEVELOPMENT
Date20110126 Drawn By TD CITY FILE C04W11006 AND 21T-10022B
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P7-IS
AERIAL PHOTO DATE MARCH 2010
MOUNT PLEASANT GO| | SUBJECT LAND AGRICULTURAL INDUSTRIAL STATION
OPEN SPACE COMMERCIAL RESIDENTIAL
APPENDIX 5bull BRAMPTON AERIAL amp EXISTING LAND USE
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Drawn By TD Date 2011 01 25 CITY FILE C04W11006 AND 21T-10022B
P7-amp
APPENDIX 6
DETAILED PLANNING ANALYSIS
City File Numbers C04W11006 and 21T-10022B
Provincial Policy Statement
The proposed draft plan of subdivision is consistent with matters of Provincial interest as identified in the Provincial Policy Statement with respect to
bull focusing growth within a designated urban area and
bull avoiding development and land use patterns that may cause environmental or public health and safety concerns
Strategic Plan
The proposed draft plan of subdivision is consistent with the following goal streams in the Citys Strategic Plan
bull a Dynamic and Prosperous Economy since Commercial Blocks 1 to 4 inclusive will attract new business opportunities
bull Enhancing Our Community since future development Blocks 7 and 9 hold the potential for implementing a mix of residential housing types and
bull a Modern Transportation Systems since the delivery of both Creditview Road and the westerly extension of Station Road provides transportation infrastructure to support the Mount Pleasant Secondary Plan and the Mount Pleasant GO Station
Official Plan
The subject property is designated Residential and Open Space in the Official Plan An Application to Amend the Official Plan is not required to facilitate the proposed draft plan of subdivision
Mount Pleasant Secondary Plan
The portion of the subdivision plan located west of proposed Creditview Road (Street A) is located within the Mount Pleasant Secondary Plan (Area 51) In accordance with the land use Schedule SP 51(a) of the Secondary Plan these lands are designated District Retail Natural Heritage System Area Storm Water Management Facility GO Layover Facility and Norval Farm Supply - Special Policy Area
With respect to the District Retail designation permitted uses include the commercial uses identified and described in Section 4210 of the City of Brampton Official Plan In addition major free standing office medium and high density residential development is
10 P7-17
permitted High density residential development may be permitted without the need for an Amendment to the Official Plan or the Secondary Plan Block 6 on the revised subdivision plan coincides with the Natural Heritage System Area designation and Block 5 coincides with the Storm Water Management Facility designation
The Go Layover Facility designation coincides with a locomotive train layover area on the south side of the CN Rail line within the CN owned rail corridor that will be used in the winter months to warm up train engines The final location for this facility is proposed to be located somewhere along the northerly boundaries of Block 10 7 or 5 This facility has been accommodated for from a noise attenuation perspective for some of the residential uses in the draft approved Mount Pleasant Secondary Plan subdivisions located to the north The same noise attenuation requirements will be applied to the draft plan of subdivision once a final determination is made with respect to the type of residential uses on Future Development Block 7
The revised subdivision plan now includes the Norval Farm Supply site at the northerly section of future development Block 9 Policy Section 5132 of the Mount Pleasant Secondary Plan indicates that due to access and noise constraints associated with this agriculturalfeed mill operation redevelopment of these lands is considered to be better suited for commercial andor higher density residential uses
It is understood that the owners of the subject lands and Norval Farm Supply have negotiated an agreement whereby the applicant will acquire the Norval Farm Supply lands and the facility will cease operations on January 31 2014 with approximately 6 months required after this date to decommission the site As a result the access and noise constraints will be eliminated thereby providing an opportunity to examine residential and commercial development potential Detailed development policies and standards governing this portion of the Draft Plan will be addressed through the processing of a future Official Plan and Zoning By-law Amendment Application In addition it is noted that although the March 7 2011 public meeting notice did not refer to the addition of the Norval Farm Supply lands the intent for this section of the subdivision plan as originally submitted was for mixed use development in this general location This reflects the Mount Pleasant Secondary Plan policies that are specifically related to the Norval Farm Supply lands and state that mixed use high density residential and commercial uses could be developed on these lands
An Application to Amend the Mount Pleasant Secondary Plan is not required to facilitate the draft approval of the subdivision plan however the applicant has acknowledged that an amendment to the Secondary Plan will be provided if requested along with the filing of future applications to amend the zoning by-law to implement the various blocks on the subdivision plan Key issues requiring further exploration include
bull protecting for the potential development of free standing office development and medium and high density residential development and
11 FMf
bull determining appropriate residential densities in light of the maximum net residential density of 60 units per hectare for Medium Residential Density development and a maximum net residential density of 200 units per hectare for High Residential Density development
Fletchers Meadow Secondary Plan
The portion of the subdivision plan located east of Creditview Road is located within the Fletchers Meadow Secondary Plan and is designated Mixed Use Node The Mount Pleasant Village Mobility Hub Block Plan (OP 2006-021) designates the lands east of Creditview Road Mixed Use Area 4 key policies include
bull land use permission for a significant concentration of employment lands including retail commercial and office development a mix of residential uses including apartments and communityopen space uses
bull a density target of 100 persons and jobs combined per gross hectare over the entire Mixed Use Area 4 lands and lands owned by GO Transit and
bull 6 storey building heights for apartments and office buildings 1-2 storeys for retailcommercial uses
The Mixed Use Node and Mixed Use Area 4 designations and policies are further supplemented by the Citys Growth Plan Official Plan Amendment and policies specific to the Mount Pleasant GO Station Mobility Hub especially with respect to densities that support the mobility hub concept
An application to amend the Fletchers Meadow Secondary Plan and a detailed exploration of the Citys Growth Plan Official Plan Amendment are not required to facilitate the draft plan approval of the subdivision plan However these matters will be addressed with the filing of future applications to amend the zoning by-law to implement the various blocks along with any required amendments to the Secondary PlanOfficial Plan
Zoning
The subject property is zoned Agricultural (A) in Zoning By-law 270-2004 An application to amend the Zoning By-law will be required to rezone the various blocks on the draft plan of subdivision to appropriate zoning designations that reflect the ultimate land uses built form and community vision for this area The applicant intends to file applications to amend the zoning by-law in the near future The zoning does not need to be amended to allow the plan of subdivision to proceed
12 P7-H
Master Site Plan
In accordance with the block planning policies contained in the Mount Pleasant Secondary Plan the submission of a master site plan for the subject lands is required to evaluate in greater detail issues pertaining to land use massing design density and phasing of development The master site plan for the entire subdivision and any other associated requirements will be submitted with the future applications to amend the Zoning By-law
Environmental Issues
Open Space (Natural Heritage System) Block 6 on the proposed draft plan of subdivision is designated Natural Heritage System Area in the Mount Pleasant Secondary Plan This Block is to be in accordance with the approved Mount Pleasant Secondary Plan Subwatershed Study (SWS) and the Mount Pleasant Block Plan Sub-Area 51-1 Environmental Implementation Report (EIR)
The approved Sub-Area 51-1 Block Plan Official Plan Amendment OP2006-055 adopted by City Council on February 23 2011 contains a policy whereby development applications shall conform to the approved SWS and implemented by the approved EIR and Conceptual Fisheries Compensation Plan (CFCP) Conditions of draft plan approval have been provided by Credit Valley Conservation and the City to address the natural heritage system components for all of the Mount Pleasant Secondary Plan subdivisions in the northerly 51-1 block plan lands that were draft approved on October 11 2011 Similar conditions of draft plan approval will be provided for this subdivision plan through updated conditions of draft plan approval once the circulation period for comment has ended To assist in this the applicants Scoped Environmental Impact Study has also been circulated along with the draft plan of subdivision
With respect to Open Space (Natural Heritage System) Block 6 the preliminary key findings of the applicants Scoped Environmental Impact Study include
bull All lands within Block 6 will be fully protected by the Natural Heritage System boundary contained in the approved Subwatershed Study and as determined through the Block Plan Sub-Area 51-1 Environmental Implementation Report
bull The applicability of the approved Natural Heritage System designation in the Mount Pleasant Secondary Plan to Block 6 ensuring that it will be fully maintained and protected
bull Stormwater management ponds will provide an enhanced level of stormwater treatment as agreed to through the Subwatershed Study approval process to protect this section of Huttonville Creek and
Finally consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 5 of this report authorizes staff to
13 PViO
obtain pre-conveyance of the Huttonville Creek Natural Heritage System (Block 6) if necessary prior to registration
Transportation Issues
The purpose of this proposed draft plan of subdivision is to establish a road network in the vicinity of the Mount Pleasant GO Station with a particular emphasis on the Creditview Road (Street A) extension and the westerly Station Road extension (Street B) as key transportation infrastructure to support the Mount Pleasant community and the Mount Pleasant GO Station To this extent a Traffic Impact Study has been initiated by the applicant to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions To assist in this the applicants Traffic Impact Study has also been circulated along with the draft plan of subdivision
The preliminary findings of the applicants Traffic Impact Study include
bull an acceptable level of operation at all of the proposed intersections and
bull a proposed road network and right-of-way widths that support the proposed development blocks and the preliminary land uses that will be refined through future applications to amend the zoning by-law
With respect to the Creditview Road (Street A) extension from Bovaird Drive West the applicants Traffic Impact Study indicates that the preferred alignment and right of way width reflects the environmental assessment approved for this road in 2009 and work to date involving the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes The Creditview Road (Street A) right of way width of 42 metres as shown on the revised draft plan is intended to meet City requirements identified through the Environmental Assessment process and in particular with respect to transit stop amenities
The Study also notes that the preliminary design work is underway for the section of Creditview Road and the associated CN Rail underpass with construction anticipated to be completed sometime in 2013 and 2014 This subdivision could be registered in the Spring of 2012 at which time the streets on the subdivision plan would be conveyed to the City as public roads Nevertheless to be consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 4 of this report authorizes staff to obtain the pre-dedication of roads if necessary prior to registration This recommendation protects the Citys interests if for some reason the timing for the construction of Creditview Road and the CN rail underpass were to be accelerated
With respect to the westerly extension of Station Road (Street B) the preliminary findings of the applicants Traffic Impact Study are as follows
14 F7--l
bull the alignment and extent of Station Road (Street B) as shown on the subdivision plan is appropriate and sufficient to support the proposed development blocks and the preliminary land uses that will be refined through future applications to amend the zoning by-law
bull the proposed 315 metre right-of-way width as a four lane collector road is more than is typically required but it has been provided to allow for the ultimate extension of Street B across Huttonville Creek to connect with Mississauga Road should it be confirmed as being desirable and feasible through the Environmental Assessment Study process and
bull the most westerly extension of Street B terminating in a cul-de-sac is intended to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road
The Traffic Impact Study identified through its analysis of the transportation network that the crossing of the Natural Heritage System (NHS) connecting Street B with Mississauga Road in the vicinity of Street C is not necessary to facilitate the draft plan approval of the subdivision As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders In this respect to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
Finally the subdivision plan deletes a potential street connection from the commercial block located immediately east of Creditview Road (Street A) The applicant has indicated that they are amenable to protecting for this road connection through the filing of a future application to amend the zoning by-law for this block
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In this respect Recommendation 3 iv) of this report recommends that prior to the issuance of draft plan approval arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
Finally the subdivision plan deletes a potential street connection from the commercial block located immediately east of Creditview Road (Street A) The applicant has indicated that they are amenable to protecting for this road connection through the filing of a future application to amend the zoning by-lawfor this block In this respect Recommendation 3 iv) of this report recommends that prior to the issuance of draft plan approval arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
Servicing
Full municipal services are proposed in conjunction with this development involving the tunnelling of two sanitary sewers south of the CN rail line and crossing a section of the Huttonville Creek and the connections to the existing watermains on Mississauga Road and Bovaird Drive West
The approved Mount Pleasant Secondary Plan Infrastructure Servicing Study did not identify any impediments regarding the capacity of the existing and future municipal water and sanitary sewer system to accommodate development on the subject lands
The Region of Peel will provide appropriate conditions of draft plan approval regarding municipal water and sanitary sewer services
The requirement for a stormwater management pond was identified through the Mount Pleasant Secondary Plan Subwatershed Study and has been provided for through stormwater management Block 5 on the draft plan of subdivision
A Functional Servicing Report has been provided by the applicant for review by the Citys Engineering and Development Services Division that
bull outlines the rationale for the size and location of the proposed pond Block 5 and
bull provides technical requirements for the proposed pond including the protection of the abutting Huttonville Creek contained in Block 6
Finally consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 6 of this report authorizes the Citys Engineering and Development Services Division to begin the review of the preliminary development engineering works related to servicing facilities and infrastructure in advance of draft plan approvals No construction of servicing works will be permitted to commence ahead of draft plan approvals unless approval is given by the
16 P7-1S
Commissioners of the Planning Design and Development and Works and Transportation Departments
Urban Design
Staff has evaluated a preliminary concept site plan provided by the new potential owner of Commercial Blocks 1 to 4 inclusive However this preliminary concept site plan has no official status and will be updated in the context of the submission of a future application to amend the zoning by-law An urban design brief will be submitted at that time to enable a comprehensive evaluation of urban design and built form for the blocks on the proposed revised draft plan of subdivision
Recommended Draft Plan Approval Process
The draft conditions of draft plan approval found at Appendix 8 reflect the Citys Standard Conditions of Draft Plan Approval as administered by the Planning Design and Development Department and have been tailored to the unique circumstances of this particular subdivision and in particular the future submission of an application(s) to amend the zoning by-law for the proposed blocks
Recommendation 4 of this report directs staff to prepare appropriate conditions of draft plan approval in general accordance with the draft conditions of draft plan approval contained in Appendix 8 of this report along with updatedrevised conditions of draft plan approval from internal City Departments and external commenting agencies all to the satisfaction of the Commissioner of the Planning Design and Development Department
The findings of the various studies submitted by the applicant and the various issues outlined in this Appendix will if necessary be incorporated as conditions of draft plan approval or comprise future amendment(s) to the draft approved subdivision plan The subdivision plan and studies are in the circulation period during the time of the writing of this report
CONCLUSION
The approval in principle of the revised draft plan of subdivision application facilitates the establishment of development blocks and a road network and subject to the approval of the recommendations in this report represents good planning Further requirements pertaining to the subject lands will be addressed through the submission of future development applications for the various blocks within the plan of subdivision
17 f7-^
APPENDIX 7
PUBLIC MEETING ATTENDANCE RECORD
City File Number C04W11006 Subdivision File21T-10022B
Members Present
Regional Councillor P Palleschi - Wards 2 and 6 (Chair) City Councillor V Dhillon - Wards 9 and 10 (Vice-Chair) Regional Councillor E Moore - Wards 1 and 5 City Councillor G Gibson - Wards 1 and 5 City Councillor J Hutton - Wards 2 and 6 Mayor Susan Fennell (designate for Regional Councillor J Sanderson)
Members Absent
Regional Councillor J Sanderson - Wards 3 and 4 (personal) Regional Councillor G Miles - Wards 7 and 8 (other municipal business) Regional Councillor S Hames - Wards 7 and 8 (vacation) Regional Councillor J Sprovieri - Wards 9 and 10 (vacation) City Councillor B Callahan - Wards 3 and 4 (vacation)
Staff Present
Planning Design and Development Department J Corbett Commissioner Planning Design and Development A Smith Director Planning Policy and Growth Management D Kraszewski Director Planning and Land Development Services M Won Director Engineering and Development Services K Walsh Director Community Design Parks Planning and Development A Parsons Development Planner B Steiger Central Area Planner N Grady Development Planner
Corporate Services Department J Burton Legal Counsel E Evans Deputy Clerk C Urquhart Legislative Coordinator
Members of the Public
Mr Michael Vernem 18 Leagrove Street Brampton
18 PI-IS
Results of the Public Meeting
A special meeting of the Planning Design and Development Committee was held on March 7 2011 in the Council Chambers 4th Floor 2 Wellington Street West Brampton Ontario commencing at 700 pm with respect to the subject application Notices of this meeting were sent to property owners within 900 metres As indicated in Appendix 7 one interested member of the public was in attendance to speak to the application and as found at Appendix 8 correspondence was received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Comments Provided at the Public Meeting
Mr Michael Vernem 18 Leagrove Street Brampton expressed concerns regarding the proposed access to the site from Bovaird Drive given the existing traffic congestion He suggested that measures be taken to improve traffic on Bovaird Drive before development begins at the site
Staff Response
As noted under the Transportation Issues section in Appendix 6 of this report a Traffic Impact Study has been prepared by the applicant in support of the revised draft plan of subdivision to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions based in part on their review of the Traffic Impact Study
There is the opportunity for the Region of Peel to impose requirements through conditions of draft plan approval relating to Bovaird Drive West Notwithstanding this the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes could alleviate Mr Vernems concerns with existing traffic congestion
Correspondence Received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Staff Response
The applicant has received Mr Davies correspondence and has advised staff that they accept in principle the need to integrate road access and connectivity between the subdivision plan and the Osmington lands As noted under the Transportation Issues section in Appendix 6 of this report the applicant has provided the most westerly extension of Street B terminating in a cul-de-sac to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road The applicants Traffic Impact Study indicates that through their ongoing analysis of the transportation network a road crossing over the
19 p7-iU
Natural Heritage System (NHS) by way of connecting Streets B and C not necessary As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders in this regard There is the opportunity to impose requirements through conditions of draft plan approval andor clauses in future rezoning agreements pertaining to all aspects of the road network contained within the proposed draft plan of subdivision Notwithstanding this Mr Davies is encouraged to have his client - Osmington- participate with Mattamy in the future Environmental Assessment Study process in order to ensure acceptable road network integration between the subject property and the Osmington lands This process can occur in conjunction with the recommended draft plan approval of the subject lands and if a road crossing over Huttonville Creek by way of connecting Streets B and C is warranted from an overall transportation network perspective then this could be achieved through the filing of a new draft plan of subdivision sometime in the future or other methods acceptable to the City (ie through an agreement and reference plan to convey the road) In the meantime to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
20 P7-VT
Appendix 8 Correspondence Received City File Numbers C04W11006 and 21T-10022B
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D a vies
H o w e
P a i iner s
LLP
Lawyers
The Fifth Floor
99 Spadina Ave
To r o n t o 0 n t a ri o
M5V 3P8
T 4169777088
F 4169778931
davieshowecom
Please refer to Jeffrey L Davies e-mail jdauiesdauieshowecom
March 2 2011
The Chair and Committee Members
Planning Design and Development Committee co Mr John Corbett Commissioner The City of Brampton 2 Wellington Street City Hall 3rd Floor L6Y4R2
Dear Chair and Committee Members
Re Information Report - Mattamy (Credit River) Limited Draft Plan of Subdivision Application
We represent Osmington Inc the owner of the lands on the west side of Mississauga Road and being across from the Mattamy lands
The engineers for Osmington have been working with the engineers for Mattamy regarding mutual road alignment and other considerations
Osmington submits that the alignment of Station Road within the proposed Mattamy subdivision would be improved if it were to follow the alignment shown on the attached sketch
Yours sincerely DAVIES HOWE PARTNERS LLP
Jeffrey L Davies
JLDmc
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Page 2
Davies copy Howe N Sabat Osmington Inc Part n e F Doricin Mattamy Development Corporation 11 f- M Vernooy Mattamy Development Corporation
M Gagnon Gagnon amp Law C Chung Glen Schnarr amp Associates Inc D Cherepacha Read Voorhees amp Associates R Webster The Sernas Group Inc
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20
Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
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Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
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SCHEDULE A
DRAFT CONDITIONS OF DRAFT APPROVAL
DRAFT APPROVAL DATE
SUBJECT Draft Plan of Subdivision
GAGNON amp LAW URBAN PLANNERS LTD shyMATTAMY (CREDIT RIVER) LTD 21T-10022B
City of Brampton C04W11006
Planner Neal Grady
In accordance with By-law 10-97 the Council of the City of Brampton has made a decision to authorize the draft approval of the above noted draft plan of subdivision subject to the following conditions
GENERAL PLANNING REQUIREMENTS
Approved Plan and Redlines
1 The final plan shall conform to the draft plan prepared by GAGNON amp LAW URBAN PLANNERS LTD dated October 7 2011
Development Agreement
2 A Subdivision Agreement shall be entered into and executed by the applicant the City of Brampton and the Region of Peel to satisfy all financial legal and engineering matters including landscaping and the installation of municipal services parkland dedication or cash-in-lieu of parkland requirements to the satisfaction of the Director Community Design Parks Planning and Development and other requirements of the City of Brampton and the Region of Peel including the payment of all applicable Regional City and Educational development charges in accordance with their applicable Development Charges By-laws
Zoning
3 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Commercial Blocks 1 through 4 to the satisfaction of the Commissioner of Planning Design and Development
4 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Future Development Blocks 7
F7-3H
and 9 to the satisfaction of the Commissioner of Planning Design and Development
5 Future Development Blocks 7 and 9 shall only be developed in conjunction with a future Zoning By-Law Amendment application to permit the development in accordance with the draft approved plan of subdivision including zoning controls that are unique and specific to the design characteristics of the subdivision
Staging
6 Development of the plan shall be staged to the satisfaction of the City and the Region of Peel In this regard among other things staging of the development of the plan shall be based on the timing of road improvements and the timing of the provision of other essential services and facilities for this subdivision In this regard the applicant shall agree to enter into a phasing agreement if and when required by the City or the Region of Peel
Maintenance Easements
7 NA
Reserve Block and Lots
8 Prior to registration the applicant shall demonstrate to the satisfaction of the Commissioner of Planning Design amp Development by the submission of appropriate development concepts or by other suitable means that abutting lands can be developed in an appropriate manner and in accordance with the applicable Secondary Plan In this regard minor revisions to the plan may be necessary to facilitate the appropriate development of abutting lands
9 Future Development Block 8 will be deeded to the City of Brampton in escrow pending the outcome of the Station Road EA Any portion of Future Development Block 8 that is not required for the future Station Road shall be gratuitously conveyed to the adjacent landowner following the transfer of the Station Road right-of-way lands to the City
Building Removal
10 Prior to registration the applicant shall remove any existing buildings on those lands contained within the phase being registered
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
H-SS 3
SERVICING GRADING AND ROAD REQUIRMENTS
Drainage
11 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof the following matters are to be approved to the satisfaction of the Director Engineering and Development Services and the Credit Valley Conservation
i Functional Servicing Report dated October 2011 prepared by Urbantech and if necessary the subdivision plan shall be redline revised to implement the findings of the amended Functional Servicing Report including but not limited to inclusion of easements or stormwater management blocks which may result in modifications to the proposed lot and road layouts
ii Hydrogeological Report analysis and recommendations consistent with the approved Environmental Implementation Report and Scoped Environmental Impact Study
iii mitigation andor compensation measures consistent with the recommendations of the approved Environmental Implementation Report and Scoped Environmental Impact Study and if necessary the plan shall be redline revised to implement satisfactory mitigation andor compensation measures
iv detailed engineering and grading plans for the overall draft plan of subdivision
v appropriate sediment and erosion control measures
vi that appropriate permits under Ontario Regulation 16006 be received
b) Agree in the subdivision agreement in wording acceptable to the Director Engineering and Development Services and the Credit Valley Conservation Authority
i) To carry out or cause to be carried out the works referred to in condition 11 a) above
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
4 R-36 Servicing
12 Prior to the initiation of any servicing and prior to the registration of the plan or any phase thereof the applicant shall submit detailed engineering drawings and supporting reports to Development Engineering Services for review and approval No servicing works shall be permitted until the drawings are approved
13 Prior to the initiation of any servicing and prior to the registration of this plan or any phase thereof the applicant shall grant gratuitously all necessary external easements and lands for access drainage servicing and utility purposes as may be required to the appropriate municipality agency or public authority
14 Prior to the first engineering submission the applicant shall submit to the City of Bramptons Development Engineering Services Division for approval a detailed plan illustrating all proposed sidewalk locations within the draft plan of subdivision abutting any commercial plan
15 Provisions shall be made that servicing of this Draft Plan will require construction of a 375 mm diameter sanitary sewer and a 450 mm diameter sanitary sewer within the Plan The 375 mm diameter sanitary sewer and the 450 mm diameter sanitary sewer are the financial responsibility of the Region of Peel as per Development Charges By-law Should the developer wish to proceed with these works in order to obtain clearance of this condition at a time when the Region is not prepared to fund the works then the developer shall be required to enter into a front-ending agreement prior to the constructions of the works This agreement will be subject to the Regions determination that it has or will have sufficient funds to justify entering into the font-ending agreements and Regional Council Approval
Utility Relocation
16 Prior to the registration of the plan arrangements shall be made to the satisfaction of the Director Engineering and Development Services for any relocation of utilities required by the development of the subject lands to be undertaken at the developers expense
Stormwater Management
17 Prior to registration Stormwater Management Ponds to be designed and constructed in accordance with the Functional Servicing Report to the satisfaction of the Director of Engineering and Development Services
18 Prior to registration planting plans shall be approved by the Conservation Authority for all stormwater management blocks
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-I0022B and C04W11006
P7-7 19 Any portion of Stormwater Management Pond Block 5 that is not required to
accommodate the Stormwater Management facility and the future Station Road shall be gratuitously conveyed to the adjacent Landowner following the transfer of the Station Road right-of-way lands to the City
Overland Flow
20 Stormwater overland flow routes shall be kept within roads approved walkways or other locations deemed acceptable by the Director of Engineering and Development Services
Building Separation
21 NA
Hydro One Brampton
22 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the City of Brampton for the provision of major facilities such as switchgear installations
Soil
23 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to registration of this plan or any phase thereof submit for the approval of the City Engineering and Development Services Division a detailed soils investigation of the site prepared by a qualified Geotechnical Engineer A copy of this report shall also be submitted to the Citys Chief Building Official
b) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof submit to the Chief Building Official
i) a Phase 1 Environmental Site Assessment ii) a Phase 2 Environmental Site Assessment if required as
a result of the Phase 1 Environmental Site Assessment iii) a decommissioning report if contaminated material has
been identified and is removed or alternatively a copy of the risk assessment together with a copy of the written acknowledgement of its acceptance by the Ministry of the Environment and
iv) a copy of a Record of Site Condition and confirmation of the filing of Site Condition in the Environmental Site Registry
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
fllt
c) Notwithstanding Condition 22b) above provisions shall be provided for in the Subdivision Agreement where the owner agrees to submit the required documents listed in Condition 22b) for the Feed Mill lands at the time of the decommissioning of the site and that provisions shall be provided for in the Subdivision Agreement that allow for the registration of any part of the plan save and except Future Development Block 8 until such time as the documents required in Condition 22 b) are provided
d) Prior to the initiation of any site grading or servicing the applicant shall provide a report identifying all existing water wells and private sewage disposal systems on the lands The applicant shall provide verification to the satisfaction of the Citys Chief Building Official that all wells and septic systems identified have been decommissioned in accordance with all applicable laws and regulations
Road Alignments
24 The horizontal and vertical alignments of all roads including their intersection geometries shall be designed to the latest City standards and requirements In this regard minor revisions to the road pattern and intersection alignments may be required
Construction Traffic Route
25 Prior to approval of any detailed engineering drawings arrangements shall be made to the satisfaction of the Commissioner of Works and
Transportation for a suitable construction traffic route
Roads
26 Prior to registration the City shall obtain the pre-dedication of roads or portions thereof if necessary
27 The City of Brampton will be designing and constructing the James Potter RoadCreditview Road underpass and a development charges prepayment agreement shall be executed with Mattamy (Credit River) Ltd and the City for its delivery
28 Prior to registration appropriate arrangements shall be made to the satisfaction of the Commissioner of Planning Design and Development for landowners within the boundaries of Block Plan 51-1 to provide a financial contribution if required to contribute to the cost of providing improved pedestrian access along Bovaird Drive West to the Mount Pleasant GO Station
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
FV3
29 Prior to registration the City and the Developer will enter into an agreement with regard to the conveyance and construction of Creditview Road between Bovaird Drive West and Street B of this subdivision This agreement will also address the front-ending and DC recoveries related to this portion of Creditview Road
Traffic Signals
30 Prior to registration the applicant will provide cash-in-lieu funds to the satisfaction of the Director of Engineering and Development Services for the installationupgrading of traffic signals at certain intersections within andor associated with the Plan of Subdivision as determined by the City through the detailed engineering design process These funds will not include signalization or intersection works previously accounted for in the 2009 Development Charges Background Study
Street Lighting
31 The street lighting system on all local and collector roadways for this subdivision development shall be designed and constructed in accordance with the latest City of Brampton standards and specifications The street lighting system on all arterial roadways will continue to use the conventional concrete poles unless specified otherwise by the Director Community Design Parks Planning and Development the Director Engineering and Development Services and the Commissioner of Works and Transportation Communication poles will not be installed on the transit spine collector road
LANDSCAPING FENCING AND STREETSCAPE REQUIREMENTS
Site Clearing Topsoil Stripping
32 The owner shall remove any trees and any vegetation on the subject lands as may be required by the Director Community Design Parks Planning and Development
33 The owner shall not remove any trees or topsoil from the land within the plan or start any grading of the land within the plan prior to registration of the plan without a topsoil removal permit issued pursuant to City of Brampton By-law 30-92 and the approval of the Director Engineering and Development Services including entering into a preliminary subdivision agreement if required by the Director Engineering and Development Services
34 Prior to the granting of a top soil stripping permit or in conjunction with the 1st engineering submission whichever comes first protective hoarding to be determined through detailed design is required
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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a) Along the Buffer Block Line of the Natural Heritage System
All hoarding will be provided and erected by the applicant at their expense and to the satisfaction of the City prior to the pre-servicing or any construction occurring on the site and shall be maintained by the applicant
Street Trees
35 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to provide street trees along all internal streets within the subject plan and along immediately abutting boulevards of adjacent streets The applicant shall comply with the recommendations of the approved Community design Guidelines (as applicable) to the satisfaction of the City
36 The applicant shall implement at their expense and to the satisfaction of the City all works shown on the approved streetscape plans in accordance with the Subdivision Agreement and the approved Community Design Guidelines (where applicable) and will include the implementation of all applicable boulevard and buffer planting and entry features including all structures and planting
Fencing
37 The owner shall provide detailed engineering and landscape plans for the development of fencing on all Lots and Blocks to the satisfaction of the Director Community Design Parks Planning and Development The owner shall not be eligible for development charges credit against work performed in accordance with City standards and the current Development Charges By-Law
38 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to erect fencing at their expense in accordance with the City Fencing Policy the approved Community Design Guidelines for the area and any other Conditions of Draft Approval for the development that apply to fencing
39 The owner shall make satisfactory arrangements with the Director Community Design Parks Planning and Development through the Subdivision Agreement to erect at their expense decorative wooden screen fencing 18 metres high in locations and of a design satisfactory to the City along all residential property boundaries which are adjacent to Canada Post Community Mail Boxes
Landscape Works
40 Prior to plan registration the applicant shall pay a maintenance fee for any landscape item deemed necessary by the applicant but which exceeds the City standard This may include but not be limited to special entry feature
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
n-m
structures irrigation systems acoustical walls and architectural landscape elements located on public property
41 Prior to issuance of final acceptance of all landscape works the applicant shall provide as-built drawings in the form of digital files for all dedicated park open space stormwater management entry feature landscape buffer blocks etc The submission of these drawings will meet the latest digital standards as prescribed by the City of Brampton
Urban Design amp Architectural Control
42 The applicant shall implement the Community Design Guidelines including but not limited to the provision of appropriate building architecture landscape treatments and other arrangements to accommodate the consolidation of street accessories such as newspaper boxes mail boxes utility boxes etc to the satisfaction of the Commissioner of Planning Design amp Development and the Director Community Design Planning and Development In this regard minor revisions to the plan may be necessary to provide sufficient space for such features
PARK AND OPEN SPACE REQUIREMENTS
Parkland
43 In accordance with current City practices prior to the issuance of Building Permits for all medium density residential high density residential and commercial development which is subject to Site Plan Approval satisfactory arrangements shall have been made with the realty Services Section of the Buildings and Property Management Department and the Finance Department with respect to the payment of cash-in-lieu of parkland and valued as of the day before the day of building permit issuance pursuant to Section 42(6) of the Planning Act and the City of Bramptons Parkland Dedication By-Law
Open Space Plans
44 NA
Vegetation Assessment
45 Prior to the submission of any grading and servicing plans or any grading on the subject property and prior to registration of the plan the applicant shall
a) submit to the satisfaction of the Community Design Parks Planning and Development Division a Vegetation Inventory and Assessment for the preservation of as many trees as possible identified by the City as desirable for preservation In this regard the applicant shall be required to identify on the Grading and Drainage Plans and Landscaping Plans the trees to be retained and the methodology proposed for their
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
10
retention This methodology shall include individual tree preservation plans illustrating proposed building sites and working envelopes existing and proposed grades and the trees to be protected or removed and shall be supported by a hydrogeoligists report which recommends appropriate subdivision and grading techniques for the maintenance of existing surface runoff or ground water conditions necessary for the long term preservation of the trees identified for retention All preservations and tree protection measures are to be installed and inspected by the City prior to pre-servicing of the subdivision
b) stake the location for the sanitary sewer where the least disturbance will occur to the natural aesthetics of the public open space to the satisfaction of the Community Services Department
c) locate the detention ponds in locations where minimal impact will occur to the natural aesthetics of the valley to the satisfaction of the Community Services Department and
d) retain a Landscape ArchitectEcologist to prepare Planting and Restoration Plans for the quantityquality ponds for approval by the Community Services Department
46 Prior to assumption any material identified in the Tree Preservation and Management Plan(s) as hazardous or identified for removal for accessibility or safety reasons and any deleterious materials and debris not normally found in a natural area whether in a woodlot block vista block or other location as determined by the City shall be removed at the applicants expense
Natural Heritage System
47 It is acknowledged that the limit of development includes an appropriate buffer to facilitate protection and preservation of the Natural Heritage System The width of the buffer has been established by the Mount Pleasant Secondary Plan
48 Prior to registration the City shall obtain the gratuitous pre-conveyance of the Huttonville Creek Natural Heritage System or portions thereof if necessary
BUILDING REQUIREMENTS
Site Plan Approval
49 The owner acknowledges that any Medium Density Residential Blocks High Density Residential Blocks and Commercial Blocks will require Site Plan Approval prior to the issuance of a building permit
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
11 P7-1+S
Exposed Basements
50 NA
Driveway Locations
51 NA
Fire Break Lots
52 NA
Foundations
53 Prior to the issuance of any building permit the owner shall provide an engineering report to the satisfaction of the Chief Building Official indicating special foundation requirements if any to support structures that may be erected on disturbed ground or lots where filling has occurred
NOISE ATTENUATION REQUIREMENTS
Noise Abatement
54 Prior to the applicant entering into any residential purchase and sale agreements the applicant shall engage the services of a qualified acoustical consultant to complete a noise study recommending noise control measures satisfactory to the City (and Region of Peel when requested by the Region) where applicable A copy of this report shall be provided to the Citys Chief Building Official
Note In this regard revisions to the plan such as lot adjustments may be necessary to achieve acceptable rear yard area in conjunction with satisfactory noise attenuation measures and City policy
55 The noise control measures and noise warnings recommended by the acoustical report as required in condition number 52 above shall be implemented to the satisfaction of the Director Engineering and Development Services (and Region of Peel as required)
56 Prior to the issuance of any building permits the owner shall provide the Citys Chief Building Official with a certificate certifying that the builders plans for each dwelling unit to be constructed on the plan shows all of the noise attenuation works required by the approved acoustical report and the approved plans where applicable
57 The City of Brampton will not accept any temporary warning clauses with duration of three (3) years as mitigation
58 Prior to final approval all stationary noise problems must be addressed
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
2 F7-UH REAL ESTATE REQUIREMENTS
Easements
59 The owner shall grant all necessary easements for drainage utility and servicing purposes as may be required to the appropriate agency or public authority
Deeding Roads and Pathways
60 The proposed road allowances road widenings daylighting pedestrian pathways bicycle pathways and public transit rights of way provisions shall be dedicated as public highways on the final plan proposed for registration
Open Space
61 Prior to registration all identified open space lands within the subject application including all lands associated with the Natural Heritage System associated buffer(s) all identified vista park blocks all identified stormwater block engineered (drainage) channel blocks and identified entry feature blocks shall be conveyed to the City gratuitously and in a condition satisfactory to the City No parkland dedication credit will be provided for the blocks in question The applicant will landscape the subject blocks in accordance with the approved plans and will be eligible for development charges credit against work performed where applicable and in accordance with City standards and the current Development Charges By-law
62 In conjunction with the submission of the first engineering submission the applicant shall provide detailed working drawings for all identified park blocks open space blocks stormwater management facilities engineered drainage channels landscape buffer blocks streetscape planting entry feature blocks and fencing to the satisfaction of the applicable approving departments and in accordance with the latest City standards Fencing shall be included along holdout properties where they abut the plan subject to the approval of the existing property owners
The applicant shall comply with both the facility fitconcept plan approved prior to draft plan approval andor the recommendations of the approved Community Design Guidelines (as applicable)
63 Prior to registration the developer agrees to provide the City with the final landscape submission a detailed summary of all areas of parkland open space stormwater management ponds valleylands woodlots and buffers including quantities or areas of boulevard and buffer sod boulevard and buffer trees shrub beds and irrigation systems that will be installed by the developer in the subdivision agreement and will be owned by the City at assumption of the Subdivision Plan
64 Prior to assumption the developer is responsible for the development of all park open space stormwater management entry feature and landscape buffer blocks in accordance with the approved plans and in accordance with the current Development Charges By-law
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13 F7-HS
Walkways
65 NA
Road Widenings
66 The road widening Blocks 11 to 14 shall be gratuitously dedicated to the Region of Peel on the final plan
03 Metre Reserves
67 03 metre reserves shall be conveyed to the Cityof Brampton on Blocks 15 to 19
Buffers
68 NA
Transit
69 Prior to registration the applicant shall consult with Brampton Transit to determine suitable locations for transit stops and to indicate these locations on the Aboveground Servicing Plans
70 The applicant shall agree to meet the conditions of Brampton Transit with respect to the installation of future bus stop infrastructure to the satisfaction of the Commissioner of Works and Transportation
NOTICE REQUIREMENTS
Sales Office Community Information Maps
71 NA
Use of Land Notices
Statements and Clauses
72 NA
Signage
73 In conjunction with the first engineering submission the owner shall erect and maintain signs in the following locations and in the following manner
a) On Block 6 indicating that Block 6 will be developed as part of a Natural Heritage System containing important environmental features and systems and in accordance with the approved Huttonivlle and Fletchers Creeks Subwatershed Study This Block is to be left in a
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naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
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i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
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any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
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88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
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18 P7-50
distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
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P7-SI19
advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
F7-S 20
L5N 6R4
Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
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P7-S3 21
NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
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East the Mount Pleasant GO Station and
West Mississauga Road beyond which is Agricultural Residential and Commercial
PLANNING ANALYSIS SUMMARY
The revised draft plan of subdivision application involves two key planning objectives
i) to establish a road network in the vicinityof the existing Mount Pleasant GO Station and
ii) to define the size and shape of various development blocks
The recommended draft plan approval of the subdivision will achieve these objectives Draft plan approval will not interfere with a comprehensive evaluation of future development applications filed to implement the various blocks on the subdivision plan
These future development applications will be subject to formal public meetings and will among other matters define an appropriate mix of land uses density built form objectives development standards and staging and sequencing of development
The public meeting was held on March 7 2011 and planning staff did address comments provided at the public meeting and correspondence received Please refer to Appendix 7 and 8 of this report
The proposal is consistent with the Provincial Policy Statement and the Citys Strategic Plan and it conforms to the Residential and Open Space designations in the Official Plan
Staff envisions no impediments to the draft plan approval of the subdivision and is recommending that draft plan conditions be developed that are in general accordance with the draft conditions of draft plan approval found at Appendix 9 of this report with the addition of updated conditions of draft plan approval from internal City Departments and external commenting agencies The findings of the various studies submitted by the applicant in support of the draft plan of subdivision will if necessary be incorporated as conditions of draft plan approval or comprise future amendment(s) to the draft approved subdivision plan The subdivision plan and studies are circulated to required staff and agencies at this time and comments are being received
For a full planning analysis please see the Detailed Planning Analysis Section found in Appendix 6
F7-t Respectfully submitted
Dan Kraszewski MCIP RPP Director Development Commissioner Planning Design Services and Development Department
Report Authored By Neal Grady MCIP RPP- Development Planner
APPENDICES
Map 1 Draft Plan of Subdivision as Submitted (December 8 2010)
Map 2 Revised Draft Plan of Subdivision (October 7 2011)
Map 3 Location Map
Appendix 1 Official Plan (Schedule A General Land Use Designations) Extract
Appendix 2 Mount Pleasant Secondary Plan (Land Use Schedule)
Appendix 3 Fletchers Meadow Secondary Plan (Land Use Schedule)
Appendix 4 Zoning Designations
Appendix 5 Aerial Photo and Existing Land Uses
Appendix 6 Detailed Planning Analysis
Appendix 7 Public Meeting Attendance Record
Appendix 8 Correspondence Received
Appendix 9 Draft Conditions of Draft Plan Approval
Original Signed ByOriginal Signed By
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SUBJECT
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EXTRACT FROM SCHEDULE A(GENERAL LAND USE DESIGNATIONS) OFTHE CITY OF BRAMPTON OFFICIAL PLAN
SUBJECT LAND
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APPENDIX 1
OFFICIAL PLAN DESIGNATIONS GAGNON amp LAW URBAN PLANNERS LTD MATTAMY (CREDIT RIVER) LTD
CITY FILE C04W11006 AND 21T-10022B
SPECIAL LAND USE POLICY AREA PT
CORRIDOR PROTECTION AREA
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LEGEND ROAD NETWORK INFRASTRUCTURE RECREATIONAL OPEN SPACE OTHER
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mdash Arterial Road TransCanada Gas Pipeline City Park (ffi)
reg Heritage Resource Designation under the mdash Collector Road 0 Grade Separation ParketteP Ontario Heritage Act
i Potential Connection LF GO Layover Facility Town Square Heritage Resource Listed on the City of
swu Stormwater Management Facility V Vest Pocket o Brampton Register of Heritage Properties
NATURAL HERITAGE SYSTEM INSTITUTIONAL RETAIL bull Mixed Use Area
bulli Natural Heritage System Area K-s Public Junior Elementary School Site District Retail bull Property Lines
6-8 Public Senior Elementary School Site rem Convenience Retail
RESIDENTIAL Separate Elementary School Site LnbJ Neighbourhood Retail SE Norval Farm Supply Special Policy Area LowMedium Density USJ Public Secondary School Site MVC| Motor Vehicle Commercial
Peel Regional Police Association Special LSEJ Separate Secondary School Site E3bull Medium Density Policy Area Place of Worship
APPENDIX 2 - MOUNT PLEASANT SECONDARY PLAN DESIGNATIONSbull BRAMPTON GAGNON amp LAW URBAN PLANNERS LTDbromploncD FIOWOTGtV
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APPENDIX 3 - FLETCHERS MEADOW SECONDARY PLAN DESIGNATIONS^BRAMPTON GAGNON amp LAW URBAN PLANNERS LTDXbramptoin FlowerCity MATTAMY (CREDIT RIVER) LTD PLANNING DESIGN AND DEVELOPMENT
Date20110126 Drawn By TD CITY FILE C04W11006 AND 21T-10022B
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P7-IS
AERIAL PHOTO DATE MARCH 2010
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P7-amp
APPENDIX 6
DETAILED PLANNING ANALYSIS
City File Numbers C04W11006 and 21T-10022B
Provincial Policy Statement
The proposed draft plan of subdivision is consistent with matters of Provincial interest as identified in the Provincial Policy Statement with respect to
bull focusing growth within a designated urban area and
bull avoiding development and land use patterns that may cause environmental or public health and safety concerns
Strategic Plan
The proposed draft plan of subdivision is consistent with the following goal streams in the Citys Strategic Plan
bull a Dynamic and Prosperous Economy since Commercial Blocks 1 to 4 inclusive will attract new business opportunities
bull Enhancing Our Community since future development Blocks 7 and 9 hold the potential for implementing a mix of residential housing types and
bull a Modern Transportation Systems since the delivery of both Creditview Road and the westerly extension of Station Road provides transportation infrastructure to support the Mount Pleasant Secondary Plan and the Mount Pleasant GO Station
Official Plan
The subject property is designated Residential and Open Space in the Official Plan An Application to Amend the Official Plan is not required to facilitate the proposed draft plan of subdivision
Mount Pleasant Secondary Plan
The portion of the subdivision plan located west of proposed Creditview Road (Street A) is located within the Mount Pleasant Secondary Plan (Area 51) In accordance with the land use Schedule SP 51(a) of the Secondary Plan these lands are designated District Retail Natural Heritage System Area Storm Water Management Facility GO Layover Facility and Norval Farm Supply - Special Policy Area
With respect to the District Retail designation permitted uses include the commercial uses identified and described in Section 4210 of the City of Brampton Official Plan In addition major free standing office medium and high density residential development is
10 P7-17
permitted High density residential development may be permitted without the need for an Amendment to the Official Plan or the Secondary Plan Block 6 on the revised subdivision plan coincides with the Natural Heritage System Area designation and Block 5 coincides with the Storm Water Management Facility designation
The Go Layover Facility designation coincides with a locomotive train layover area on the south side of the CN Rail line within the CN owned rail corridor that will be used in the winter months to warm up train engines The final location for this facility is proposed to be located somewhere along the northerly boundaries of Block 10 7 or 5 This facility has been accommodated for from a noise attenuation perspective for some of the residential uses in the draft approved Mount Pleasant Secondary Plan subdivisions located to the north The same noise attenuation requirements will be applied to the draft plan of subdivision once a final determination is made with respect to the type of residential uses on Future Development Block 7
The revised subdivision plan now includes the Norval Farm Supply site at the northerly section of future development Block 9 Policy Section 5132 of the Mount Pleasant Secondary Plan indicates that due to access and noise constraints associated with this agriculturalfeed mill operation redevelopment of these lands is considered to be better suited for commercial andor higher density residential uses
It is understood that the owners of the subject lands and Norval Farm Supply have negotiated an agreement whereby the applicant will acquire the Norval Farm Supply lands and the facility will cease operations on January 31 2014 with approximately 6 months required after this date to decommission the site As a result the access and noise constraints will be eliminated thereby providing an opportunity to examine residential and commercial development potential Detailed development policies and standards governing this portion of the Draft Plan will be addressed through the processing of a future Official Plan and Zoning By-law Amendment Application In addition it is noted that although the March 7 2011 public meeting notice did not refer to the addition of the Norval Farm Supply lands the intent for this section of the subdivision plan as originally submitted was for mixed use development in this general location This reflects the Mount Pleasant Secondary Plan policies that are specifically related to the Norval Farm Supply lands and state that mixed use high density residential and commercial uses could be developed on these lands
An Application to Amend the Mount Pleasant Secondary Plan is not required to facilitate the draft approval of the subdivision plan however the applicant has acknowledged that an amendment to the Secondary Plan will be provided if requested along with the filing of future applications to amend the zoning by-law to implement the various blocks on the subdivision plan Key issues requiring further exploration include
bull protecting for the potential development of free standing office development and medium and high density residential development and
11 FMf
bull determining appropriate residential densities in light of the maximum net residential density of 60 units per hectare for Medium Residential Density development and a maximum net residential density of 200 units per hectare for High Residential Density development
Fletchers Meadow Secondary Plan
The portion of the subdivision plan located east of Creditview Road is located within the Fletchers Meadow Secondary Plan and is designated Mixed Use Node The Mount Pleasant Village Mobility Hub Block Plan (OP 2006-021) designates the lands east of Creditview Road Mixed Use Area 4 key policies include
bull land use permission for a significant concentration of employment lands including retail commercial and office development a mix of residential uses including apartments and communityopen space uses
bull a density target of 100 persons and jobs combined per gross hectare over the entire Mixed Use Area 4 lands and lands owned by GO Transit and
bull 6 storey building heights for apartments and office buildings 1-2 storeys for retailcommercial uses
The Mixed Use Node and Mixed Use Area 4 designations and policies are further supplemented by the Citys Growth Plan Official Plan Amendment and policies specific to the Mount Pleasant GO Station Mobility Hub especially with respect to densities that support the mobility hub concept
An application to amend the Fletchers Meadow Secondary Plan and a detailed exploration of the Citys Growth Plan Official Plan Amendment are not required to facilitate the draft plan approval of the subdivision plan However these matters will be addressed with the filing of future applications to amend the zoning by-law to implement the various blocks along with any required amendments to the Secondary PlanOfficial Plan
Zoning
The subject property is zoned Agricultural (A) in Zoning By-law 270-2004 An application to amend the Zoning By-law will be required to rezone the various blocks on the draft plan of subdivision to appropriate zoning designations that reflect the ultimate land uses built form and community vision for this area The applicant intends to file applications to amend the zoning by-law in the near future The zoning does not need to be amended to allow the plan of subdivision to proceed
12 P7-H
Master Site Plan
In accordance with the block planning policies contained in the Mount Pleasant Secondary Plan the submission of a master site plan for the subject lands is required to evaluate in greater detail issues pertaining to land use massing design density and phasing of development The master site plan for the entire subdivision and any other associated requirements will be submitted with the future applications to amend the Zoning By-law
Environmental Issues
Open Space (Natural Heritage System) Block 6 on the proposed draft plan of subdivision is designated Natural Heritage System Area in the Mount Pleasant Secondary Plan This Block is to be in accordance with the approved Mount Pleasant Secondary Plan Subwatershed Study (SWS) and the Mount Pleasant Block Plan Sub-Area 51-1 Environmental Implementation Report (EIR)
The approved Sub-Area 51-1 Block Plan Official Plan Amendment OP2006-055 adopted by City Council on February 23 2011 contains a policy whereby development applications shall conform to the approved SWS and implemented by the approved EIR and Conceptual Fisheries Compensation Plan (CFCP) Conditions of draft plan approval have been provided by Credit Valley Conservation and the City to address the natural heritage system components for all of the Mount Pleasant Secondary Plan subdivisions in the northerly 51-1 block plan lands that were draft approved on October 11 2011 Similar conditions of draft plan approval will be provided for this subdivision plan through updated conditions of draft plan approval once the circulation period for comment has ended To assist in this the applicants Scoped Environmental Impact Study has also been circulated along with the draft plan of subdivision
With respect to Open Space (Natural Heritage System) Block 6 the preliminary key findings of the applicants Scoped Environmental Impact Study include
bull All lands within Block 6 will be fully protected by the Natural Heritage System boundary contained in the approved Subwatershed Study and as determined through the Block Plan Sub-Area 51-1 Environmental Implementation Report
bull The applicability of the approved Natural Heritage System designation in the Mount Pleasant Secondary Plan to Block 6 ensuring that it will be fully maintained and protected
bull Stormwater management ponds will provide an enhanced level of stormwater treatment as agreed to through the Subwatershed Study approval process to protect this section of Huttonville Creek and
Finally consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 5 of this report authorizes staff to
13 PViO
obtain pre-conveyance of the Huttonville Creek Natural Heritage System (Block 6) if necessary prior to registration
Transportation Issues
The purpose of this proposed draft plan of subdivision is to establish a road network in the vicinity of the Mount Pleasant GO Station with a particular emphasis on the Creditview Road (Street A) extension and the westerly Station Road extension (Street B) as key transportation infrastructure to support the Mount Pleasant community and the Mount Pleasant GO Station To this extent a Traffic Impact Study has been initiated by the applicant to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions To assist in this the applicants Traffic Impact Study has also been circulated along with the draft plan of subdivision
The preliminary findings of the applicants Traffic Impact Study include
bull an acceptable level of operation at all of the proposed intersections and
bull a proposed road network and right-of-way widths that support the proposed development blocks and the preliminary land uses that will be refined through future applications to amend the zoning by-law
With respect to the Creditview Road (Street A) extension from Bovaird Drive West the applicants Traffic Impact Study indicates that the preferred alignment and right of way width reflects the environmental assessment approved for this road in 2009 and work to date involving the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes The Creditview Road (Street A) right of way width of 42 metres as shown on the revised draft plan is intended to meet City requirements identified through the Environmental Assessment process and in particular with respect to transit stop amenities
The Study also notes that the preliminary design work is underway for the section of Creditview Road and the associated CN Rail underpass with construction anticipated to be completed sometime in 2013 and 2014 This subdivision could be registered in the Spring of 2012 at which time the streets on the subdivision plan would be conveyed to the City as public roads Nevertheless to be consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 4 of this report authorizes staff to obtain the pre-dedication of roads if necessary prior to registration This recommendation protects the Citys interests if for some reason the timing for the construction of Creditview Road and the CN rail underpass were to be accelerated
With respect to the westerly extension of Station Road (Street B) the preliminary findings of the applicants Traffic Impact Study are as follows
14 F7--l
bull the alignment and extent of Station Road (Street B) as shown on the subdivision plan is appropriate and sufficient to support the proposed development blocks and the preliminary land uses that will be refined through future applications to amend the zoning by-law
bull the proposed 315 metre right-of-way width as a four lane collector road is more than is typically required but it has been provided to allow for the ultimate extension of Street B across Huttonville Creek to connect with Mississauga Road should it be confirmed as being desirable and feasible through the Environmental Assessment Study process and
bull the most westerly extension of Street B terminating in a cul-de-sac is intended to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road
The Traffic Impact Study identified through its analysis of the transportation network that the crossing of the Natural Heritage System (NHS) connecting Street B with Mississauga Road in the vicinity of Street C is not necessary to facilitate the draft plan approval of the subdivision As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders In this respect to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
Finally the subdivision plan deletes a potential street connection from the commercial block located immediately east of Creditview Road (Street A) The applicant has indicated that they are amenable to protecting for this road connection through the filing of a future application to amend the zoning by-law for this block
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In this respect Recommendation 3 iv) of this report recommends that prior to the issuance of draft plan approval arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
Finally the subdivision plan deletes a potential street connection from the commercial block located immediately east of Creditview Road (Street A) The applicant has indicated that they are amenable to protecting for this road connection through the filing of a future application to amend the zoning by-lawfor this block In this respect Recommendation 3 iv) of this report recommends that prior to the issuance of draft plan approval arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
Servicing
Full municipal services are proposed in conjunction with this development involving the tunnelling of two sanitary sewers south of the CN rail line and crossing a section of the Huttonville Creek and the connections to the existing watermains on Mississauga Road and Bovaird Drive West
The approved Mount Pleasant Secondary Plan Infrastructure Servicing Study did not identify any impediments regarding the capacity of the existing and future municipal water and sanitary sewer system to accommodate development on the subject lands
The Region of Peel will provide appropriate conditions of draft plan approval regarding municipal water and sanitary sewer services
The requirement for a stormwater management pond was identified through the Mount Pleasant Secondary Plan Subwatershed Study and has been provided for through stormwater management Block 5 on the draft plan of subdivision
A Functional Servicing Report has been provided by the applicant for review by the Citys Engineering and Development Services Division that
bull outlines the rationale for the size and location of the proposed pond Block 5 and
bull provides technical requirements for the proposed pond including the protection of the abutting Huttonville Creek contained in Block 6
Finally consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 6 of this report authorizes the Citys Engineering and Development Services Division to begin the review of the preliminary development engineering works related to servicing facilities and infrastructure in advance of draft plan approvals No construction of servicing works will be permitted to commence ahead of draft plan approvals unless approval is given by the
16 P7-1S
Commissioners of the Planning Design and Development and Works and Transportation Departments
Urban Design
Staff has evaluated a preliminary concept site plan provided by the new potential owner of Commercial Blocks 1 to 4 inclusive However this preliminary concept site plan has no official status and will be updated in the context of the submission of a future application to amend the zoning by-law An urban design brief will be submitted at that time to enable a comprehensive evaluation of urban design and built form for the blocks on the proposed revised draft plan of subdivision
Recommended Draft Plan Approval Process
The draft conditions of draft plan approval found at Appendix 8 reflect the Citys Standard Conditions of Draft Plan Approval as administered by the Planning Design and Development Department and have been tailored to the unique circumstances of this particular subdivision and in particular the future submission of an application(s) to amend the zoning by-law for the proposed blocks
Recommendation 4 of this report directs staff to prepare appropriate conditions of draft plan approval in general accordance with the draft conditions of draft plan approval contained in Appendix 8 of this report along with updatedrevised conditions of draft plan approval from internal City Departments and external commenting agencies all to the satisfaction of the Commissioner of the Planning Design and Development Department
The findings of the various studies submitted by the applicant and the various issues outlined in this Appendix will if necessary be incorporated as conditions of draft plan approval or comprise future amendment(s) to the draft approved subdivision plan The subdivision plan and studies are in the circulation period during the time of the writing of this report
CONCLUSION
The approval in principle of the revised draft plan of subdivision application facilitates the establishment of development blocks and a road network and subject to the approval of the recommendations in this report represents good planning Further requirements pertaining to the subject lands will be addressed through the submission of future development applications for the various blocks within the plan of subdivision
17 f7-^
APPENDIX 7
PUBLIC MEETING ATTENDANCE RECORD
City File Number C04W11006 Subdivision File21T-10022B
Members Present
Regional Councillor P Palleschi - Wards 2 and 6 (Chair) City Councillor V Dhillon - Wards 9 and 10 (Vice-Chair) Regional Councillor E Moore - Wards 1 and 5 City Councillor G Gibson - Wards 1 and 5 City Councillor J Hutton - Wards 2 and 6 Mayor Susan Fennell (designate for Regional Councillor J Sanderson)
Members Absent
Regional Councillor J Sanderson - Wards 3 and 4 (personal) Regional Councillor G Miles - Wards 7 and 8 (other municipal business) Regional Councillor S Hames - Wards 7 and 8 (vacation) Regional Councillor J Sprovieri - Wards 9 and 10 (vacation) City Councillor B Callahan - Wards 3 and 4 (vacation)
Staff Present
Planning Design and Development Department J Corbett Commissioner Planning Design and Development A Smith Director Planning Policy and Growth Management D Kraszewski Director Planning and Land Development Services M Won Director Engineering and Development Services K Walsh Director Community Design Parks Planning and Development A Parsons Development Planner B Steiger Central Area Planner N Grady Development Planner
Corporate Services Department J Burton Legal Counsel E Evans Deputy Clerk C Urquhart Legislative Coordinator
Members of the Public
Mr Michael Vernem 18 Leagrove Street Brampton
18 PI-IS
Results of the Public Meeting
A special meeting of the Planning Design and Development Committee was held on March 7 2011 in the Council Chambers 4th Floor 2 Wellington Street West Brampton Ontario commencing at 700 pm with respect to the subject application Notices of this meeting were sent to property owners within 900 metres As indicated in Appendix 7 one interested member of the public was in attendance to speak to the application and as found at Appendix 8 correspondence was received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Comments Provided at the Public Meeting
Mr Michael Vernem 18 Leagrove Street Brampton expressed concerns regarding the proposed access to the site from Bovaird Drive given the existing traffic congestion He suggested that measures be taken to improve traffic on Bovaird Drive before development begins at the site
Staff Response
As noted under the Transportation Issues section in Appendix 6 of this report a Traffic Impact Study has been prepared by the applicant in support of the revised draft plan of subdivision to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions based in part on their review of the Traffic Impact Study
There is the opportunity for the Region of Peel to impose requirements through conditions of draft plan approval relating to Bovaird Drive West Notwithstanding this the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes could alleviate Mr Vernems concerns with existing traffic congestion
Correspondence Received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Staff Response
The applicant has received Mr Davies correspondence and has advised staff that they accept in principle the need to integrate road access and connectivity between the subdivision plan and the Osmington lands As noted under the Transportation Issues section in Appendix 6 of this report the applicant has provided the most westerly extension of Street B terminating in a cul-de-sac to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road The applicants Traffic Impact Study indicates that through their ongoing analysis of the transportation network a road crossing over the
19 p7-iU
Natural Heritage System (NHS) by way of connecting Streets B and C not necessary As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders in this regard There is the opportunity to impose requirements through conditions of draft plan approval andor clauses in future rezoning agreements pertaining to all aspects of the road network contained within the proposed draft plan of subdivision Notwithstanding this Mr Davies is encouraged to have his client - Osmington- participate with Mattamy in the future Environmental Assessment Study process in order to ensure acceptable road network integration between the subject property and the Osmington lands This process can occur in conjunction with the recommended draft plan approval of the subject lands and if a road crossing over Huttonville Creek by way of connecting Streets B and C is warranted from an overall transportation network perspective then this could be achieved through the filing of a new draft plan of subdivision sometime in the future or other methods acceptable to the City (ie through an agreement and reference plan to convey the road) In the meantime to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
20 P7-VT
Appendix 8 Correspondence Received City File Numbers C04W11006 and 21T-10022B
e fVW
D a vies
H o w e
P a i iner s
LLP
Lawyers
The Fifth Floor
99 Spadina Ave
To r o n t o 0 n t a ri o
M5V 3P8
T 4169777088
F 4169778931
davieshowecom
Please refer to Jeffrey L Davies e-mail jdauiesdauieshowecom
March 2 2011
The Chair and Committee Members
Planning Design and Development Committee co Mr John Corbett Commissioner The City of Brampton 2 Wellington Street City Hall 3rd Floor L6Y4R2
Dear Chair and Committee Members
Re Information Report - Mattamy (Credit River) Limited Draft Plan of Subdivision Application
We represent Osmington Inc the owner of the lands on the west side of Mississauga Road and being across from the Mattamy lands
The engineers for Osmington have been working with the engineers for Mattamy regarding mutual road alignment and other considerations
Osmington submits that the alignment of Station Road within the proposed Mattamy subdivision would be improved if it were to follow the alignment shown on the attached sketch
Yours sincerely DAVIES HOWE PARTNERS LLP
Jeffrey L Davies
JLDmc
Encl
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Page 2
Davies copy Howe N Sabat Osmington Inc Part n e F Doricin Mattamy Development Corporation 11 f- M Vernooy Mattamy Development Corporation
M Gagnon Gagnon amp Law C Chung Glen Schnarr amp Associates Inc D Cherepacha Read Voorhees amp Associates R Webster The Sernas Group Inc
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20
Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
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Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
F7-S3
SCHEDULE A
DRAFT CONDITIONS OF DRAFT APPROVAL
DRAFT APPROVAL DATE
SUBJECT Draft Plan of Subdivision
GAGNON amp LAW URBAN PLANNERS LTD shyMATTAMY (CREDIT RIVER) LTD 21T-10022B
City of Brampton C04W11006
Planner Neal Grady
In accordance with By-law 10-97 the Council of the City of Brampton has made a decision to authorize the draft approval of the above noted draft plan of subdivision subject to the following conditions
GENERAL PLANNING REQUIREMENTS
Approved Plan and Redlines
1 The final plan shall conform to the draft plan prepared by GAGNON amp LAW URBAN PLANNERS LTD dated October 7 2011
Development Agreement
2 A Subdivision Agreement shall be entered into and executed by the applicant the City of Brampton and the Region of Peel to satisfy all financial legal and engineering matters including landscaping and the installation of municipal services parkland dedication or cash-in-lieu of parkland requirements to the satisfaction of the Director Community Design Parks Planning and Development and other requirements of the City of Brampton and the Region of Peel including the payment of all applicable Regional City and Educational development charges in accordance with their applicable Development Charges By-laws
Zoning
3 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Commercial Blocks 1 through 4 to the satisfaction of the Commissioner of Planning Design and Development
4 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Future Development Blocks 7
F7-3H
and 9 to the satisfaction of the Commissioner of Planning Design and Development
5 Future Development Blocks 7 and 9 shall only be developed in conjunction with a future Zoning By-Law Amendment application to permit the development in accordance with the draft approved plan of subdivision including zoning controls that are unique and specific to the design characteristics of the subdivision
Staging
6 Development of the plan shall be staged to the satisfaction of the City and the Region of Peel In this regard among other things staging of the development of the plan shall be based on the timing of road improvements and the timing of the provision of other essential services and facilities for this subdivision In this regard the applicant shall agree to enter into a phasing agreement if and when required by the City or the Region of Peel
Maintenance Easements
7 NA
Reserve Block and Lots
8 Prior to registration the applicant shall demonstrate to the satisfaction of the Commissioner of Planning Design amp Development by the submission of appropriate development concepts or by other suitable means that abutting lands can be developed in an appropriate manner and in accordance with the applicable Secondary Plan In this regard minor revisions to the plan may be necessary to facilitate the appropriate development of abutting lands
9 Future Development Block 8 will be deeded to the City of Brampton in escrow pending the outcome of the Station Road EA Any portion of Future Development Block 8 that is not required for the future Station Road shall be gratuitously conveyed to the adjacent landowner following the transfer of the Station Road right-of-way lands to the City
Building Removal
10 Prior to registration the applicant shall remove any existing buildings on those lands contained within the phase being registered
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
H-SS 3
SERVICING GRADING AND ROAD REQUIRMENTS
Drainage
11 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof the following matters are to be approved to the satisfaction of the Director Engineering and Development Services and the Credit Valley Conservation
i Functional Servicing Report dated October 2011 prepared by Urbantech and if necessary the subdivision plan shall be redline revised to implement the findings of the amended Functional Servicing Report including but not limited to inclusion of easements or stormwater management blocks which may result in modifications to the proposed lot and road layouts
ii Hydrogeological Report analysis and recommendations consistent with the approved Environmental Implementation Report and Scoped Environmental Impact Study
iii mitigation andor compensation measures consistent with the recommendations of the approved Environmental Implementation Report and Scoped Environmental Impact Study and if necessary the plan shall be redline revised to implement satisfactory mitigation andor compensation measures
iv detailed engineering and grading plans for the overall draft plan of subdivision
v appropriate sediment and erosion control measures
vi that appropriate permits under Ontario Regulation 16006 be received
b) Agree in the subdivision agreement in wording acceptable to the Director Engineering and Development Services and the Credit Valley Conservation Authority
i) To carry out or cause to be carried out the works referred to in condition 11 a) above
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
4 R-36 Servicing
12 Prior to the initiation of any servicing and prior to the registration of the plan or any phase thereof the applicant shall submit detailed engineering drawings and supporting reports to Development Engineering Services for review and approval No servicing works shall be permitted until the drawings are approved
13 Prior to the initiation of any servicing and prior to the registration of this plan or any phase thereof the applicant shall grant gratuitously all necessary external easements and lands for access drainage servicing and utility purposes as may be required to the appropriate municipality agency or public authority
14 Prior to the first engineering submission the applicant shall submit to the City of Bramptons Development Engineering Services Division for approval a detailed plan illustrating all proposed sidewalk locations within the draft plan of subdivision abutting any commercial plan
15 Provisions shall be made that servicing of this Draft Plan will require construction of a 375 mm diameter sanitary sewer and a 450 mm diameter sanitary sewer within the Plan The 375 mm diameter sanitary sewer and the 450 mm diameter sanitary sewer are the financial responsibility of the Region of Peel as per Development Charges By-law Should the developer wish to proceed with these works in order to obtain clearance of this condition at a time when the Region is not prepared to fund the works then the developer shall be required to enter into a front-ending agreement prior to the constructions of the works This agreement will be subject to the Regions determination that it has or will have sufficient funds to justify entering into the font-ending agreements and Regional Council Approval
Utility Relocation
16 Prior to the registration of the plan arrangements shall be made to the satisfaction of the Director Engineering and Development Services for any relocation of utilities required by the development of the subject lands to be undertaken at the developers expense
Stormwater Management
17 Prior to registration Stormwater Management Ponds to be designed and constructed in accordance with the Functional Servicing Report to the satisfaction of the Director of Engineering and Development Services
18 Prior to registration planting plans shall be approved by the Conservation Authority for all stormwater management blocks
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-I0022B and C04W11006
P7-7 19 Any portion of Stormwater Management Pond Block 5 that is not required to
accommodate the Stormwater Management facility and the future Station Road shall be gratuitously conveyed to the adjacent Landowner following the transfer of the Station Road right-of-way lands to the City
Overland Flow
20 Stormwater overland flow routes shall be kept within roads approved walkways or other locations deemed acceptable by the Director of Engineering and Development Services
Building Separation
21 NA
Hydro One Brampton
22 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the City of Brampton for the provision of major facilities such as switchgear installations
Soil
23 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to registration of this plan or any phase thereof submit for the approval of the City Engineering and Development Services Division a detailed soils investigation of the site prepared by a qualified Geotechnical Engineer A copy of this report shall also be submitted to the Citys Chief Building Official
b) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof submit to the Chief Building Official
i) a Phase 1 Environmental Site Assessment ii) a Phase 2 Environmental Site Assessment if required as
a result of the Phase 1 Environmental Site Assessment iii) a decommissioning report if contaminated material has
been identified and is removed or alternatively a copy of the risk assessment together with a copy of the written acknowledgement of its acceptance by the Ministry of the Environment and
iv) a copy of a Record of Site Condition and confirmation of the filing of Site Condition in the Environmental Site Registry
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
fllt
c) Notwithstanding Condition 22b) above provisions shall be provided for in the Subdivision Agreement where the owner agrees to submit the required documents listed in Condition 22b) for the Feed Mill lands at the time of the decommissioning of the site and that provisions shall be provided for in the Subdivision Agreement that allow for the registration of any part of the plan save and except Future Development Block 8 until such time as the documents required in Condition 22 b) are provided
d) Prior to the initiation of any site grading or servicing the applicant shall provide a report identifying all existing water wells and private sewage disposal systems on the lands The applicant shall provide verification to the satisfaction of the Citys Chief Building Official that all wells and septic systems identified have been decommissioned in accordance with all applicable laws and regulations
Road Alignments
24 The horizontal and vertical alignments of all roads including their intersection geometries shall be designed to the latest City standards and requirements In this regard minor revisions to the road pattern and intersection alignments may be required
Construction Traffic Route
25 Prior to approval of any detailed engineering drawings arrangements shall be made to the satisfaction of the Commissioner of Works and
Transportation for a suitable construction traffic route
Roads
26 Prior to registration the City shall obtain the pre-dedication of roads or portions thereof if necessary
27 The City of Brampton will be designing and constructing the James Potter RoadCreditview Road underpass and a development charges prepayment agreement shall be executed with Mattamy (Credit River) Ltd and the City for its delivery
28 Prior to registration appropriate arrangements shall be made to the satisfaction of the Commissioner of Planning Design and Development for landowners within the boundaries of Block Plan 51-1 to provide a financial contribution if required to contribute to the cost of providing improved pedestrian access along Bovaird Drive West to the Mount Pleasant GO Station
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
FV3
29 Prior to registration the City and the Developer will enter into an agreement with regard to the conveyance and construction of Creditview Road between Bovaird Drive West and Street B of this subdivision This agreement will also address the front-ending and DC recoveries related to this portion of Creditview Road
Traffic Signals
30 Prior to registration the applicant will provide cash-in-lieu funds to the satisfaction of the Director of Engineering and Development Services for the installationupgrading of traffic signals at certain intersections within andor associated with the Plan of Subdivision as determined by the City through the detailed engineering design process These funds will not include signalization or intersection works previously accounted for in the 2009 Development Charges Background Study
Street Lighting
31 The street lighting system on all local and collector roadways for this subdivision development shall be designed and constructed in accordance with the latest City of Brampton standards and specifications The street lighting system on all arterial roadways will continue to use the conventional concrete poles unless specified otherwise by the Director Community Design Parks Planning and Development the Director Engineering and Development Services and the Commissioner of Works and Transportation Communication poles will not be installed on the transit spine collector road
LANDSCAPING FENCING AND STREETSCAPE REQUIREMENTS
Site Clearing Topsoil Stripping
32 The owner shall remove any trees and any vegetation on the subject lands as may be required by the Director Community Design Parks Planning and Development
33 The owner shall not remove any trees or topsoil from the land within the plan or start any grading of the land within the plan prior to registration of the plan without a topsoil removal permit issued pursuant to City of Brampton By-law 30-92 and the approval of the Director Engineering and Development Services including entering into a preliminary subdivision agreement if required by the Director Engineering and Development Services
34 Prior to the granting of a top soil stripping permit or in conjunction with the 1st engineering submission whichever comes first protective hoarding to be determined through detailed design is required
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
F7-1+0
a) Along the Buffer Block Line of the Natural Heritage System
All hoarding will be provided and erected by the applicant at their expense and to the satisfaction of the City prior to the pre-servicing or any construction occurring on the site and shall be maintained by the applicant
Street Trees
35 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to provide street trees along all internal streets within the subject plan and along immediately abutting boulevards of adjacent streets The applicant shall comply with the recommendations of the approved Community design Guidelines (as applicable) to the satisfaction of the City
36 The applicant shall implement at their expense and to the satisfaction of the City all works shown on the approved streetscape plans in accordance with the Subdivision Agreement and the approved Community Design Guidelines (where applicable) and will include the implementation of all applicable boulevard and buffer planting and entry features including all structures and planting
Fencing
37 The owner shall provide detailed engineering and landscape plans for the development of fencing on all Lots and Blocks to the satisfaction of the Director Community Design Parks Planning and Development The owner shall not be eligible for development charges credit against work performed in accordance with City standards and the current Development Charges By-Law
38 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to erect fencing at their expense in accordance with the City Fencing Policy the approved Community Design Guidelines for the area and any other Conditions of Draft Approval for the development that apply to fencing
39 The owner shall make satisfactory arrangements with the Director Community Design Parks Planning and Development through the Subdivision Agreement to erect at their expense decorative wooden screen fencing 18 metres high in locations and of a design satisfactory to the City along all residential property boundaries which are adjacent to Canada Post Community Mail Boxes
Landscape Works
40 Prior to plan registration the applicant shall pay a maintenance fee for any landscape item deemed necessary by the applicant but which exceeds the City standard This may include but not be limited to special entry feature
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
n-m
structures irrigation systems acoustical walls and architectural landscape elements located on public property
41 Prior to issuance of final acceptance of all landscape works the applicant shall provide as-built drawings in the form of digital files for all dedicated park open space stormwater management entry feature landscape buffer blocks etc The submission of these drawings will meet the latest digital standards as prescribed by the City of Brampton
Urban Design amp Architectural Control
42 The applicant shall implement the Community Design Guidelines including but not limited to the provision of appropriate building architecture landscape treatments and other arrangements to accommodate the consolidation of street accessories such as newspaper boxes mail boxes utility boxes etc to the satisfaction of the Commissioner of Planning Design amp Development and the Director Community Design Planning and Development In this regard minor revisions to the plan may be necessary to provide sufficient space for such features
PARK AND OPEN SPACE REQUIREMENTS
Parkland
43 In accordance with current City practices prior to the issuance of Building Permits for all medium density residential high density residential and commercial development which is subject to Site Plan Approval satisfactory arrangements shall have been made with the realty Services Section of the Buildings and Property Management Department and the Finance Department with respect to the payment of cash-in-lieu of parkland and valued as of the day before the day of building permit issuance pursuant to Section 42(6) of the Planning Act and the City of Bramptons Parkland Dedication By-Law
Open Space Plans
44 NA
Vegetation Assessment
45 Prior to the submission of any grading and servicing plans or any grading on the subject property and prior to registration of the plan the applicant shall
a) submit to the satisfaction of the Community Design Parks Planning and Development Division a Vegetation Inventory and Assessment for the preservation of as many trees as possible identified by the City as desirable for preservation In this regard the applicant shall be required to identify on the Grading and Drainage Plans and Landscaping Plans the trees to be retained and the methodology proposed for their
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
10
retention This methodology shall include individual tree preservation plans illustrating proposed building sites and working envelopes existing and proposed grades and the trees to be protected or removed and shall be supported by a hydrogeoligists report which recommends appropriate subdivision and grading techniques for the maintenance of existing surface runoff or ground water conditions necessary for the long term preservation of the trees identified for retention All preservations and tree protection measures are to be installed and inspected by the City prior to pre-servicing of the subdivision
b) stake the location for the sanitary sewer where the least disturbance will occur to the natural aesthetics of the public open space to the satisfaction of the Community Services Department
c) locate the detention ponds in locations where minimal impact will occur to the natural aesthetics of the valley to the satisfaction of the Community Services Department and
d) retain a Landscape ArchitectEcologist to prepare Planting and Restoration Plans for the quantityquality ponds for approval by the Community Services Department
46 Prior to assumption any material identified in the Tree Preservation and Management Plan(s) as hazardous or identified for removal for accessibility or safety reasons and any deleterious materials and debris not normally found in a natural area whether in a woodlot block vista block or other location as determined by the City shall be removed at the applicants expense
Natural Heritage System
47 It is acknowledged that the limit of development includes an appropriate buffer to facilitate protection and preservation of the Natural Heritage System The width of the buffer has been established by the Mount Pleasant Secondary Plan
48 Prior to registration the City shall obtain the gratuitous pre-conveyance of the Huttonville Creek Natural Heritage System or portions thereof if necessary
BUILDING REQUIREMENTS
Site Plan Approval
49 The owner acknowledges that any Medium Density Residential Blocks High Density Residential Blocks and Commercial Blocks will require Site Plan Approval prior to the issuance of a building permit
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
11 P7-1+S
Exposed Basements
50 NA
Driveway Locations
51 NA
Fire Break Lots
52 NA
Foundations
53 Prior to the issuance of any building permit the owner shall provide an engineering report to the satisfaction of the Chief Building Official indicating special foundation requirements if any to support structures that may be erected on disturbed ground or lots where filling has occurred
NOISE ATTENUATION REQUIREMENTS
Noise Abatement
54 Prior to the applicant entering into any residential purchase and sale agreements the applicant shall engage the services of a qualified acoustical consultant to complete a noise study recommending noise control measures satisfactory to the City (and Region of Peel when requested by the Region) where applicable A copy of this report shall be provided to the Citys Chief Building Official
Note In this regard revisions to the plan such as lot adjustments may be necessary to achieve acceptable rear yard area in conjunction with satisfactory noise attenuation measures and City policy
55 The noise control measures and noise warnings recommended by the acoustical report as required in condition number 52 above shall be implemented to the satisfaction of the Director Engineering and Development Services (and Region of Peel as required)
56 Prior to the issuance of any building permits the owner shall provide the Citys Chief Building Official with a certificate certifying that the builders plans for each dwelling unit to be constructed on the plan shows all of the noise attenuation works required by the approved acoustical report and the approved plans where applicable
57 The City of Brampton will not accept any temporary warning clauses with duration of three (3) years as mitigation
58 Prior to final approval all stationary noise problems must be addressed
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2 F7-UH REAL ESTATE REQUIREMENTS
Easements
59 The owner shall grant all necessary easements for drainage utility and servicing purposes as may be required to the appropriate agency or public authority
Deeding Roads and Pathways
60 The proposed road allowances road widenings daylighting pedestrian pathways bicycle pathways and public transit rights of way provisions shall be dedicated as public highways on the final plan proposed for registration
Open Space
61 Prior to registration all identified open space lands within the subject application including all lands associated with the Natural Heritage System associated buffer(s) all identified vista park blocks all identified stormwater block engineered (drainage) channel blocks and identified entry feature blocks shall be conveyed to the City gratuitously and in a condition satisfactory to the City No parkland dedication credit will be provided for the blocks in question The applicant will landscape the subject blocks in accordance with the approved plans and will be eligible for development charges credit against work performed where applicable and in accordance with City standards and the current Development Charges By-law
62 In conjunction with the submission of the first engineering submission the applicant shall provide detailed working drawings for all identified park blocks open space blocks stormwater management facilities engineered drainage channels landscape buffer blocks streetscape planting entry feature blocks and fencing to the satisfaction of the applicable approving departments and in accordance with the latest City standards Fencing shall be included along holdout properties where they abut the plan subject to the approval of the existing property owners
The applicant shall comply with both the facility fitconcept plan approved prior to draft plan approval andor the recommendations of the approved Community Design Guidelines (as applicable)
63 Prior to registration the developer agrees to provide the City with the final landscape submission a detailed summary of all areas of parkland open space stormwater management ponds valleylands woodlots and buffers including quantities or areas of boulevard and buffer sod boulevard and buffer trees shrub beds and irrigation systems that will be installed by the developer in the subdivision agreement and will be owned by the City at assumption of the Subdivision Plan
64 Prior to assumption the developer is responsible for the development of all park open space stormwater management entry feature and landscape buffer blocks in accordance with the approved plans and in accordance with the current Development Charges By-law
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13 F7-HS
Walkways
65 NA
Road Widenings
66 The road widening Blocks 11 to 14 shall be gratuitously dedicated to the Region of Peel on the final plan
03 Metre Reserves
67 03 metre reserves shall be conveyed to the Cityof Brampton on Blocks 15 to 19
Buffers
68 NA
Transit
69 Prior to registration the applicant shall consult with Brampton Transit to determine suitable locations for transit stops and to indicate these locations on the Aboveground Servicing Plans
70 The applicant shall agree to meet the conditions of Brampton Transit with respect to the installation of future bus stop infrastructure to the satisfaction of the Commissioner of Works and Transportation
NOTICE REQUIREMENTS
Sales Office Community Information Maps
71 NA
Use of Land Notices
Statements and Clauses
72 NA
Signage
73 In conjunction with the first engineering submission the owner shall erect and maintain signs in the following locations and in the following manner
a) On Block 6 indicating that Block 6 will be developed as part of a Natural Heritage System containing important environmental features and systems and in accordance with the approved Huttonivlle and Fletchers Creeks Subwatershed Study This Block is to be left in a
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
f-HW 14
naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
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f7-t7 15
i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
p-ne16
any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 2 IT- 10022B and C04W11006
F7-M417
88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
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18 P7-50
distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
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P7-SI19
advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
F7-S 20
L5N 6R4
Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
P7-S3 21
NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
F7-t Respectfully submitted
Dan Kraszewski MCIP RPP Director Development Commissioner Planning Design Services and Development Department
Report Authored By Neal Grady MCIP RPP- Development Planner
APPENDICES
Map 1 Draft Plan of Subdivision as Submitted (December 8 2010)
Map 2 Revised Draft Plan of Subdivision (October 7 2011)
Map 3 Location Map
Appendix 1 Official Plan (Schedule A General Land Use Designations) Extract
Appendix 2 Mount Pleasant Secondary Plan (Land Use Schedule)
Appendix 3 Fletchers Meadow Secondary Plan (Land Use Schedule)
Appendix 4 Zoning Designations
Appendix 5 Aerial Photo and Existing Land Uses
Appendix 6 Detailed Planning Analysis
Appendix 7 Public Meeting Attendance Record
Appendix 8 Correspondence Received
Appendix 9 Draft Conditions of Draft Plan Approval
Original Signed ByOriginal Signed By
FM
SUBJECT
LANDS
BLOCK 11 OPEN SPACE
(NATURAL HERITAGE ^YSTEM)
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EXTRACT FROM SCHEDULE A(GENERAL LAND USE DESIGNATIONS) OFTHE CITY OF BRAMPTON OFFICIAL PLAN
SUBJECT LAND
APPEALED TO THE OMB
bull BRAMPTON bromplonca FlOWe City PLANNING DESIGN amp DEVELOPMENT
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APPENDIX 1
OFFICIAL PLAN DESIGNATIONS GAGNON amp LAW URBAN PLANNERS LTD MATTAMY (CREDIT RIVER) LTD
CITY FILE C04W11006 AND 21T-10022B
SPECIAL LAND USE POLICY AREA PT
CORRIDOR PROTECTION AREA
Maylicld Rd F7-ia-
LEGEND ROAD NETWORK INFRASTRUCTURE RECREATIONAL OPEN SPACE OTHER
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Transit Spine Collector Road CNR Rail Line LP Local Park
mdash Arterial Road TransCanada Gas Pipeline City Park (ffi)
reg Heritage Resource Designation under the mdash Collector Road 0 Grade Separation ParketteP Ontario Heritage Act
i Potential Connection LF GO Layover Facility Town Square Heritage Resource Listed on the City of
swu Stormwater Management Facility V Vest Pocket o Brampton Register of Heritage Properties
NATURAL HERITAGE SYSTEM INSTITUTIONAL RETAIL bull Mixed Use Area
bulli Natural Heritage System Area K-s Public Junior Elementary School Site District Retail bull Property Lines
6-8 Public Senior Elementary School Site rem Convenience Retail
RESIDENTIAL Separate Elementary School Site LnbJ Neighbourhood Retail SE Norval Farm Supply Special Policy Area LowMedium Density USJ Public Secondary School Site MVC| Motor Vehicle Commercial
Peel Regional Police Association Special LSEJ Separate Secondary School Site E3bull Medium Density Policy Area Place of Worship
APPENDIX 2 - MOUNT PLEASANT SECONDARY PLAN DESIGNATIONSbull BRAMPTON GAGNON amp LAW URBAN PLANNERS LTDbromploncD FIOWOTGtV
MATTAMY (CREDIT RIVER) LTDPLANNING DESIGNampDEVELOPMENT
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3 Drawn By TD CITY FILE C04W11006 amp 21T-10022B Dale 20101215
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PORTION OF LANDS SUBJECT TO
THE MOUNT PLEASANT SECONDARY PLAN
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IOW MEDIUM DENSITY RESIDENTIAL NR NEIGHBOURHOOD RETAILELEMENTARY SCHOOLSif MEDIUM DENSITY RESIDENTIAL CR CONVENENCF RETAILB^8S[gtj SECONDARY SCHOOL
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APPENDIX 3 - FLETCHERS MEADOW SECONDARY PLAN DESIGNATIONS^BRAMPTON GAGNON amp LAW URBAN PLANNERS LTDXbramptoin FlowerCity MATTAMY (CREDIT RIVER) LTD PLANNING DESIGN AND DEVELOPMENT
Date20110126 Drawn By TD CITY FILE C04W11006 AND 21T-10022B
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SUBJECT LAND AGRICULTURAL INSTITUTIONAL
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PLANNING DESIGN amp DEVELOPMENT MATTAMY (CREDIT RIVER) LTD 100
3 Drawn By TD Date 2011 01 25 CITY FILE C04W11006 AND 21T-10022B
P7-IS
AERIAL PHOTO DATE MARCH 2010
MOUNT PLEASANT GO| | SUBJECT LAND AGRICULTURAL INDUSTRIAL STATION
OPEN SPACE COMMERCIAL RESIDENTIAL
APPENDIX 5bull BRAMPTON AERIAL amp EXISTING LAND USE
bramptonca HOWei City GAGNON amp LAW URBAN PLANNERS LTD PLANNING DESIGN amp DEVELOPMENT MATTAMY (CREDIT RIVER) LTD
50 100
Drawn By TD Date 2011 01 25 CITY FILE C04W11006 AND 21T-10022B
P7-amp
APPENDIX 6
DETAILED PLANNING ANALYSIS
City File Numbers C04W11006 and 21T-10022B
Provincial Policy Statement
The proposed draft plan of subdivision is consistent with matters of Provincial interest as identified in the Provincial Policy Statement with respect to
bull focusing growth within a designated urban area and
bull avoiding development and land use patterns that may cause environmental or public health and safety concerns
Strategic Plan
The proposed draft plan of subdivision is consistent with the following goal streams in the Citys Strategic Plan
bull a Dynamic and Prosperous Economy since Commercial Blocks 1 to 4 inclusive will attract new business opportunities
bull Enhancing Our Community since future development Blocks 7 and 9 hold the potential for implementing a mix of residential housing types and
bull a Modern Transportation Systems since the delivery of both Creditview Road and the westerly extension of Station Road provides transportation infrastructure to support the Mount Pleasant Secondary Plan and the Mount Pleasant GO Station
Official Plan
The subject property is designated Residential and Open Space in the Official Plan An Application to Amend the Official Plan is not required to facilitate the proposed draft plan of subdivision
Mount Pleasant Secondary Plan
The portion of the subdivision plan located west of proposed Creditview Road (Street A) is located within the Mount Pleasant Secondary Plan (Area 51) In accordance with the land use Schedule SP 51(a) of the Secondary Plan these lands are designated District Retail Natural Heritage System Area Storm Water Management Facility GO Layover Facility and Norval Farm Supply - Special Policy Area
With respect to the District Retail designation permitted uses include the commercial uses identified and described in Section 4210 of the City of Brampton Official Plan In addition major free standing office medium and high density residential development is
10 P7-17
permitted High density residential development may be permitted without the need for an Amendment to the Official Plan or the Secondary Plan Block 6 on the revised subdivision plan coincides with the Natural Heritage System Area designation and Block 5 coincides with the Storm Water Management Facility designation
The Go Layover Facility designation coincides with a locomotive train layover area on the south side of the CN Rail line within the CN owned rail corridor that will be used in the winter months to warm up train engines The final location for this facility is proposed to be located somewhere along the northerly boundaries of Block 10 7 or 5 This facility has been accommodated for from a noise attenuation perspective for some of the residential uses in the draft approved Mount Pleasant Secondary Plan subdivisions located to the north The same noise attenuation requirements will be applied to the draft plan of subdivision once a final determination is made with respect to the type of residential uses on Future Development Block 7
The revised subdivision plan now includes the Norval Farm Supply site at the northerly section of future development Block 9 Policy Section 5132 of the Mount Pleasant Secondary Plan indicates that due to access and noise constraints associated with this agriculturalfeed mill operation redevelopment of these lands is considered to be better suited for commercial andor higher density residential uses
It is understood that the owners of the subject lands and Norval Farm Supply have negotiated an agreement whereby the applicant will acquire the Norval Farm Supply lands and the facility will cease operations on January 31 2014 with approximately 6 months required after this date to decommission the site As a result the access and noise constraints will be eliminated thereby providing an opportunity to examine residential and commercial development potential Detailed development policies and standards governing this portion of the Draft Plan will be addressed through the processing of a future Official Plan and Zoning By-law Amendment Application In addition it is noted that although the March 7 2011 public meeting notice did not refer to the addition of the Norval Farm Supply lands the intent for this section of the subdivision plan as originally submitted was for mixed use development in this general location This reflects the Mount Pleasant Secondary Plan policies that are specifically related to the Norval Farm Supply lands and state that mixed use high density residential and commercial uses could be developed on these lands
An Application to Amend the Mount Pleasant Secondary Plan is not required to facilitate the draft approval of the subdivision plan however the applicant has acknowledged that an amendment to the Secondary Plan will be provided if requested along with the filing of future applications to amend the zoning by-law to implement the various blocks on the subdivision plan Key issues requiring further exploration include
bull protecting for the potential development of free standing office development and medium and high density residential development and
11 FMf
bull determining appropriate residential densities in light of the maximum net residential density of 60 units per hectare for Medium Residential Density development and a maximum net residential density of 200 units per hectare for High Residential Density development
Fletchers Meadow Secondary Plan
The portion of the subdivision plan located east of Creditview Road is located within the Fletchers Meadow Secondary Plan and is designated Mixed Use Node The Mount Pleasant Village Mobility Hub Block Plan (OP 2006-021) designates the lands east of Creditview Road Mixed Use Area 4 key policies include
bull land use permission for a significant concentration of employment lands including retail commercial and office development a mix of residential uses including apartments and communityopen space uses
bull a density target of 100 persons and jobs combined per gross hectare over the entire Mixed Use Area 4 lands and lands owned by GO Transit and
bull 6 storey building heights for apartments and office buildings 1-2 storeys for retailcommercial uses
The Mixed Use Node and Mixed Use Area 4 designations and policies are further supplemented by the Citys Growth Plan Official Plan Amendment and policies specific to the Mount Pleasant GO Station Mobility Hub especially with respect to densities that support the mobility hub concept
An application to amend the Fletchers Meadow Secondary Plan and a detailed exploration of the Citys Growth Plan Official Plan Amendment are not required to facilitate the draft plan approval of the subdivision plan However these matters will be addressed with the filing of future applications to amend the zoning by-law to implement the various blocks along with any required amendments to the Secondary PlanOfficial Plan
Zoning
The subject property is zoned Agricultural (A) in Zoning By-law 270-2004 An application to amend the Zoning By-law will be required to rezone the various blocks on the draft plan of subdivision to appropriate zoning designations that reflect the ultimate land uses built form and community vision for this area The applicant intends to file applications to amend the zoning by-law in the near future The zoning does not need to be amended to allow the plan of subdivision to proceed
12 P7-H
Master Site Plan
In accordance with the block planning policies contained in the Mount Pleasant Secondary Plan the submission of a master site plan for the subject lands is required to evaluate in greater detail issues pertaining to land use massing design density and phasing of development The master site plan for the entire subdivision and any other associated requirements will be submitted with the future applications to amend the Zoning By-law
Environmental Issues
Open Space (Natural Heritage System) Block 6 on the proposed draft plan of subdivision is designated Natural Heritage System Area in the Mount Pleasant Secondary Plan This Block is to be in accordance with the approved Mount Pleasant Secondary Plan Subwatershed Study (SWS) and the Mount Pleasant Block Plan Sub-Area 51-1 Environmental Implementation Report (EIR)
The approved Sub-Area 51-1 Block Plan Official Plan Amendment OP2006-055 adopted by City Council on February 23 2011 contains a policy whereby development applications shall conform to the approved SWS and implemented by the approved EIR and Conceptual Fisheries Compensation Plan (CFCP) Conditions of draft plan approval have been provided by Credit Valley Conservation and the City to address the natural heritage system components for all of the Mount Pleasant Secondary Plan subdivisions in the northerly 51-1 block plan lands that were draft approved on October 11 2011 Similar conditions of draft plan approval will be provided for this subdivision plan through updated conditions of draft plan approval once the circulation period for comment has ended To assist in this the applicants Scoped Environmental Impact Study has also been circulated along with the draft plan of subdivision
With respect to Open Space (Natural Heritage System) Block 6 the preliminary key findings of the applicants Scoped Environmental Impact Study include
bull All lands within Block 6 will be fully protected by the Natural Heritage System boundary contained in the approved Subwatershed Study and as determined through the Block Plan Sub-Area 51-1 Environmental Implementation Report
bull The applicability of the approved Natural Heritage System designation in the Mount Pleasant Secondary Plan to Block 6 ensuring that it will be fully maintained and protected
bull Stormwater management ponds will provide an enhanced level of stormwater treatment as agreed to through the Subwatershed Study approval process to protect this section of Huttonville Creek and
Finally consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 5 of this report authorizes staff to
13 PViO
obtain pre-conveyance of the Huttonville Creek Natural Heritage System (Block 6) if necessary prior to registration
Transportation Issues
The purpose of this proposed draft plan of subdivision is to establish a road network in the vicinity of the Mount Pleasant GO Station with a particular emphasis on the Creditview Road (Street A) extension and the westerly Station Road extension (Street B) as key transportation infrastructure to support the Mount Pleasant community and the Mount Pleasant GO Station To this extent a Traffic Impact Study has been initiated by the applicant to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions To assist in this the applicants Traffic Impact Study has also been circulated along with the draft plan of subdivision
The preliminary findings of the applicants Traffic Impact Study include
bull an acceptable level of operation at all of the proposed intersections and
bull a proposed road network and right-of-way widths that support the proposed development blocks and the preliminary land uses that will be refined through future applications to amend the zoning by-law
With respect to the Creditview Road (Street A) extension from Bovaird Drive West the applicants Traffic Impact Study indicates that the preferred alignment and right of way width reflects the environmental assessment approved for this road in 2009 and work to date involving the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes The Creditview Road (Street A) right of way width of 42 metres as shown on the revised draft plan is intended to meet City requirements identified through the Environmental Assessment process and in particular with respect to transit stop amenities
The Study also notes that the preliminary design work is underway for the section of Creditview Road and the associated CN Rail underpass with construction anticipated to be completed sometime in 2013 and 2014 This subdivision could be registered in the Spring of 2012 at which time the streets on the subdivision plan would be conveyed to the City as public roads Nevertheless to be consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 4 of this report authorizes staff to obtain the pre-dedication of roads if necessary prior to registration This recommendation protects the Citys interests if for some reason the timing for the construction of Creditview Road and the CN rail underpass were to be accelerated
With respect to the westerly extension of Station Road (Street B) the preliminary findings of the applicants Traffic Impact Study are as follows
14 F7--l
bull the alignment and extent of Station Road (Street B) as shown on the subdivision plan is appropriate and sufficient to support the proposed development blocks and the preliminary land uses that will be refined through future applications to amend the zoning by-law
bull the proposed 315 metre right-of-way width as a four lane collector road is more than is typically required but it has been provided to allow for the ultimate extension of Street B across Huttonville Creek to connect with Mississauga Road should it be confirmed as being desirable and feasible through the Environmental Assessment Study process and
bull the most westerly extension of Street B terminating in a cul-de-sac is intended to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road
The Traffic Impact Study identified through its analysis of the transportation network that the crossing of the Natural Heritage System (NHS) connecting Street B with Mississauga Road in the vicinity of Street C is not necessary to facilitate the draft plan approval of the subdivision As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders In this respect to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
Finally the subdivision plan deletes a potential street connection from the commercial block located immediately east of Creditview Road (Street A) The applicant has indicated that they are amenable to protecting for this road connection through the filing of a future application to amend the zoning by-law for this block
P7-15
In this respect Recommendation 3 iv) of this report recommends that prior to the issuance of draft plan approval arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
Finally the subdivision plan deletes a potential street connection from the commercial block located immediately east of Creditview Road (Street A) The applicant has indicated that they are amenable to protecting for this road connection through the filing of a future application to amend the zoning by-lawfor this block In this respect Recommendation 3 iv) of this report recommends that prior to the issuance of draft plan approval arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
Servicing
Full municipal services are proposed in conjunction with this development involving the tunnelling of two sanitary sewers south of the CN rail line and crossing a section of the Huttonville Creek and the connections to the existing watermains on Mississauga Road and Bovaird Drive West
The approved Mount Pleasant Secondary Plan Infrastructure Servicing Study did not identify any impediments regarding the capacity of the existing and future municipal water and sanitary sewer system to accommodate development on the subject lands
The Region of Peel will provide appropriate conditions of draft plan approval regarding municipal water and sanitary sewer services
The requirement for a stormwater management pond was identified through the Mount Pleasant Secondary Plan Subwatershed Study and has been provided for through stormwater management Block 5 on the draft plan of subdivision
A Functional Servicing Report has been provided by the applicant for review by the Citys Engineering and Development Services Division that
bull outlines the rationale for the size and location of the proposed pond Block 5 and
bull provides technical requirements for the proposed pond including the protection of the abutting Huttonville Creek contained in Block 6
Finally consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 6 of this report authorizes the Citys Engineering and Development Services Division to begin the review of the preliminary development engineering works related to servicing facilities and infrastructure in advance of draft plan approvals No construction of servicing works will be permitted to commence ahead of draft plan approvals unless approval is given by the
16 P7-1S
Commissioners of the Planning Design and Development and Works and Transportation Departments
Urban Design
Staff has evaluated a preliminary concept site plan provided by the new potential owner of Commercial Blocks 1 to 4 inclusive However this preliminary concept site plan has no official status and will be updated in the context of the submission of a future application to amend the zoning by-law An urban design brief will be submitted at that time to enable a comprehensive evaluation of urban design and built form for the blocks on the proposed revised draft plan of subdivision
Recommended Draft Plan Approval Process
The draft conditions of draft plan approval found at Appendix 8 reflect the Citys Standard Conditions of Draft Plan Approval as administered by the Planning Design and Development Department and have been tailored to the unique circumstances of this particular subdivision and in particular the future submission of an application(s) to amend the zoning by-law for the proposed blocks
Recommendation 4 of this report directs staff to prepare appropriate conditions of draft plan approval in general accordance with the draft conditions of draft plan approval contained in Appendix 8 of this report along with updatedrevised conditions of draft plan approval from internal City Departments and external commenting agencies all to the satisfaction of the Commissioner of the Planning Design and Development Department
The findings of the various studies submitted by the applicant and the various issues outlined in this Appendix will if necessary be incorporated as conditions of draft plan approval or comprise future amendment(s) to the draft approved subdivision plan The subdivision plan and studies are in the circulation period during the time of the writing of this report
CONCLUSION
The approval in principle of the revised draft plan of subdivision application facilitates the establishment of development blocks and a road network and subject to the approval of the recommendations in this report represents good planning Further requirements pertaining to the subject lands will be addressed through the submission of future development applications for the various blocks within the plan of subdivision
17 f7-^
APPENDIX 7
PUBLIC MEETING ATTENDANCE RECORD
City File Number C04W11006 Subdivision File21T-10022B
Members Present
Regional Councillor P Palleschi - Wards 2 and 6 (Chair) City Councillor V Dhillon - Wards 9 and 10 (Vice-Chair) Regional Councillor E Moore - Wards 1 and 5 City Councillor G Gibson - Wards 1 and 5 City Councillor J Hutton - Wards 2 and 6 Mayor Susan Fennell (designate for Regional Councillor J Sanderson)
Members Absent
Regional Councillor J Sanderson - Wards 3 and 4 (personal) Regional Councillor G Miles - Wards 7 and 8 (other municipal business) Regional Councillor S Hames - Wards 7 and 8 (vacation) Regional Councillor J Sprovieri - Wards 9 and 10 (vacation) City Councillor B Callahan - Wards 3 and 4 (vacation)
Staff Present
Planning Design and Development Department J Corbett Commissioner Planning Design and Development A Smith Director Planning Policy and Growth Management D Kraszewski Director Planning and Land Development Services M Won Director Engineering and Development Services K Walsh Director Community Design Parks Planning and Development A Parsons Development Planner B Steiger Central Area Planner N Grady Development Planner
Corporate Services Department J Burton Legal Counsel E Evans Deputy Clerk C Urquhart Legislative Coordinator
Members of the Public
Mr Michael Vernem 18 Leagrove Street Brampton
18 PI-IS
Results of the Public Meeting
A special meeting of the Planning Design and Development Committee was held on March 7 2011 in the Council Chambers 4th Floor 2 Wellington Street West Brampton Ontario commencing at 700 pm with respect to the subject application Notices of this meeting were sent to property owners within 900 metres As indicated in Appendix 7 one interested member of the public was in attendance to speak to the application and as found at Appendix 8 correspondence was received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Comments Provided at the Public Meeting
Mr Michael Vernem 18 Leagrove Street Brampton expressed concerns regarding the proposed access to the site from Bovaird Drive given the existing traffic congestion He suggested that measures be taken to improve traffic on Bovaird Drive before development begins at the site
Staff Response
As noted under the Transportation Issues section in Appendix 6 of this report a Traffic Impact Study has been prepared by the applicant in support of the revised draft plan of subdivision to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions based in part on their review of the Traffic Impact Study
There is the opportunity for the Region of Peel to impose requirements through conditions of draft plan approval relating to Bovaird Drive West Notwithstanding this the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes could alleviate Mr Vernems concerns with existing traffic congestion
Correspondence Received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Staff Response
The applicant has received Mr Davies correspondence and has advised staff that they accept in principle the need to integrate road access and connectivity between the subdivision plan and the Osmington lands As noted under the Transportation Issues section in Appendix 6 of this report the applicant has provided the most westerly extension of Street B terminating in a cul-de-sac to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road The applicants Traffic Impact Study indicates that through their ongoing analysis of the transportation network a road crossing over the
19 p7-iU
Natural Heritage System (NHS) by way of connecting Streets B and C not necessary As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders in this regard There is the opportunity to impose requirements through conditions of draft plan approval andor clauses in future rezoning agreements pertaining to all aspects of the road network contained within the proposed draft plan of subdivision Notwithstanding this Mr Davies is encouraged to have his client - Osmington- participate with Mattamy in the future Environmental Assessment Study process in order to ensure acceptable road network integration between the subject property and the Osmington lands This process can occur in conjunction with the recommended draft plan approval of the subject lands and if a road crossing over Huttonville Creek by way of connecting Streets B and C is warranted from an overall transportation network perspective then this could be achieved through the filing of a new draft plan of subdivision sometime in the future or other methods acceptable to the City (ie through an agreement and reference plan to convey the road) In the meantime to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
20 P7-VT
Appendix 8 Correspondence Received City File Numbers C04W11006 and 21T-10022B
e fVW
D a vies
H o w e
P a i iner s
LLP
Lawyers
The Fifth Floor
99 Spadina Ave
To r o n t o 0 n t a ri o
M5V 3P8
T 4169777088
F 4169778931
davieshowecom
Please refer to Jeffrey L Davies e-mail jdauiesdauieshowecom
March 2 2011
The Chair and Committee Members
Planning Design and Development Committee co Mr John Corbett Commissioner The City of Brampton 2 Wellington Street City Hall 3rd Floor L6Y4R2
Dear Chair and Committee Members
Re Information Report - Mattamy (Credit River) Limited Draft Plan of Subdivision Application
We represent Osmington Inc the owner of the lands on the west side of Mississauga Road and being across from the Mattamy lands
The engineers for Osmington have been working with the engineers for Mattamy regarding mutual road alignment and other considerations
Osmington submits that the alignment of Station Road within the proposed Mattamy subdivision would be improved if it were to follow the alignment shown on the attached sketch
Yours sincerely DAVIES HOWE PARTNERS LLP
Jeffrey L Davies
JLDmc
Encl
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Page 2
Davies copy Howe N Sabat Osmington Inc Part n e F Doricin Mattamy Development Corporation 11 f- M Vernooy Mattamy Development Corporation
M Gagnon Gagnon amp Law C Chung Glen Schnarr amp Associates Inc D Cherepacha Read Voorhees amp Associates R Webster The Sernas Group Inc
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20
Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
2i F7-S2
Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
F7-S3
SCHEDULE A
DRAFT CONDITIONS OF DRAFT APPROVAL
DRAFT APPROVAL DATE
SUBJECT Draft Plan of Subdivision
GAGNON amp LAW URBAN PLANNERS LTD shyMATTAMY (CREDIT RIVER) LTD 21T-10022B
City of Brampton C04W11006
Planner Neal Grady
In accordance with By-law 10-97 the Council of the City of Brampton has made a decision to authorize the draft approval of the above noted draft plan of subdivision subject to the following conditions
GENERAL PLANNING REQUIREMENTS
Approved Plan and Redlines
1 The final plan shall conform to the draft plan prepared by GAGNON amp LAW URBAN PLANNERS LTD dated October 7 2011
Development Agreement
2 A Subdivision Agreement shall be entered into and executed by the applicant the City of Brampton and the Region of Peel to satisfy all financial legal and engineering matters including landscaping and the installation of municipal services parkland dedication or cash-in-lieu of parkland requirements to the satisfaction of the Director Community Design Parks Planning and Development and other requirements of the City of Brampton and the Region of Peel including the payment of all applicable Regional City and Educational development charges in accordance with their applicable Development Charges By-laws
Zoning
3 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Commercial Blocks 1 through 4 to the satisfaction of the Commissioner of Planning Design and Development
4 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Future Development Blocks 7
F7-3H
and 9 to the satisfaction of the Commissioner of Planning Design and Development
5 Future Development Blocks 7 and 9 shall only be developed in conjunction with a future Zoning By-Law Amendment application to permit the development in accordance with the draft approved plan of subdivision including zoning controls that are unique and specific to the design characteristics of the subdivision
Staging
6 Development of the plan shall be staged to the satisfaction of the City and the Region of Peel In this regard among other things staging of the development of the plan shall be based on the timing of road improvements and the timing of the provision of other essential services and facilities for this subdivision In this regard the applicant shall agree to enter into a phasing agreement if and when required by the City or the Region of Peel
Maintenance Easements
7 NA
Reserve Block and Lots
8 Prior to registration the applicant shall demonstrate to the satisfaction of the Commissioner of Planning Design amp Development by the submission of appropriate development concepts or by other suitable means that abutting lands can be developed in an appropriate manner and in accordance with the applicable Secondary Plan In this regard minor revisions to the plan may be necessary to facilitate the appropriate development of abutting lands
9 Future Development Block 8 will be deeded to the City of Brampton in escrow pending the outcome of the Station Road EA Any portion of Future Development Block 8 that is not required for the future Station Road shall be gratuitously conveyed to the adjacent landowner following the transfer of the Station Road right-of-way lands to the City
Building Removal
10 Prior to registration the applicant shall remove any existing buildings on those lands contained within the phase being registered
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
H-SS 3
SERVICING GRADING AND ROAD REQUIRMENTS
Drainage
11 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof the following matters are to be approved to the satisfaction of the Director Engineering and Development Services and the Credit Valley Conservation
i Functional Servicing Report dated October 2011 prepared by Urbantech and if necessary the subdivision plan shall be redline revised to implement the findings of the amended Functional Servicing Report including but not limited to inclusion of easements or stormwater management blocks which may result in modifications to the proposed lot and road layouts
ii Hydrogeological Report analysis and recommendations consistent with the approved Environmental Implementation Report and Scoped Environmental Impact Study
iii mitigation andor compensation measures consistent with the recommendations of the approved Environmental Implementation Report and Scoped Environmental Impact Study and if necessary the plan shall be redline revised to implement satisfactory mitigation andor compensation measures
iv detailed engineering and grading plans for the overall draft plan of subdivision
v appropriate sediment and erosion control measures
vi that appropriate permits under Ontario Regulation 16006 be received
b) Agree in the subdivision agreement in wording acceptable to the Director Engineering and Development Services and the Credit Valley Conservation Authority
i) To carry out or cause to be carried out the works referred to in condition 11 a) above
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
4 R-36 Servicing
12 Prior to the initiation of any servicing and prior to the registration of the plan or any phase thereof the applicant shall submit detailed engineering drawings and supporting reports to Development Engineering Services for review and approval No servicing works shall be permitted until the drawings are approved
13 Prior to the initiation of any servicing and prior to the registration of this plan or any phase thereof the applicant shall grant gratuitously all necessary external easements and lands for access drainage servicing and utility purposes as may be required to the appropriate municipality agency or public authority
14 Prior to the first engineering submission the applicant shall submit to the City of Bramptons Development Engineering Services Division for approval a detailed plan illustrating all proposed sidewalk locations within the draft plan of subdivision abutting any commercial plan
15 Provisions shall be made that servicing of this Draft Plan will require construction of a 375 mm diameter sanitary sewer and a 450 mm diameter sanitary sewer within the Plan The 375 mm diameter sanitary sewer and the 450 mm diameter sanitary sewer are the financial responsibility of the Region of Peel as per Development Charges By-law Should the developer wish to proceed with these works in order to obtain clearance of this condition at a time when the Region is not prepared to fund the works then the developer shall be required to enter into a front-ending agreement prior to the constructions of the works This agreement will be subject to the Regions determination that it has or will have sufficient funds to justify entering into the font-ending agreements and Regional Council Approval
Utility Relocation
16 Prior to the registration of the plan arrangements shall be made to the satisfaction of the Director Engineering and Development Services for any relocation of utilities required by the development of the subject lands to be undertaken at the developers expense
Stormwater Management
17 Prior to registration Stormwater Management Ponds to be designed and constructed in accordance with the Functional Servicing Report to the satisfaction of the Director of Engineering and Development Services
18 Prior to registration planting plans shall be approved by the Conservation Authority for all stormwater management blocks
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-I0022B and C04W11006
P7-7 19 Any portion of Stormwater Management Pond Block 5 that is not required to
accommodate the Stormwater Management facility and the future Station Road shall be gratuitously conveyed to the adjacent Landowner following the transfer of the Station Road right-of-way lands to the City
Overland Flow
20 Stormwater overland flow routes shall be kept within roads approved walkways or other locations deemed acceptable by the Director of Engineering and Development Services
Building Separation
21 NA
Hydro One Brampton
22 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the City of Brampton for the provision of major facilities such as switchgear installations
Soil
23 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to registration of this plan or any phase thereof submit for the approval of the City Engineering and Development Services Division a detailed soils investigation of the site prepared by a qualified Geotechnical Engineer A copy of this report shall also be submitted to the Citys Chief Building Official
b) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof submit to the Chief Building Official
i) a Phase 1 Environmental Site Assessment ii) a Phase 2 Environmental Site Assessment if required as
a result of the Phase 1 Environmental Site Assessment iii) a decommissioning report if contaminated material has
been identified and is removed or alternatively a copy of the risk assessment together with a copy of the written acknowledgement of its acceptance by the Ministry of the Environment and
iv) a copy of a Record of Site Condition and confirmation of the filing of Site Condition in the Environmental Site Registry
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
fllt
c) Notwithstanding Condition 22b) above provisions shall be provided for in the Subdivision Agreement where the owner agrees to submit the required documents listed in Condition 22b) for the Feed Mill lands at the time of the decommissioning of the site and that provisions shall be provided for in the Subdivision Agreement that allow for the registration of any part of the plan save and except Future Development Block 8 until such time as the documents required in Condition 22 b) are provided
d) Prior to the initiation of any site grading or servicing the applicant shall provide a report identifying all existing water wells and private sewage disposal systems on the lands The applicant shall provide verification to the satisfaction of the Citys Chief Building Official that all wells and septic systems identified have been decommissioned in accordance with all applicable laws and regulations
Road Alignments
24 The horizontal and vertical alignments of all roads including their intersection geometries shall be designed to the latest City standards and requirements In this regard minor revisions to the road pattern and intersection alignments may be required
Construction Traffic Route
25 Prior to approval of any detailed engineering drawings arrangements shall be made to the satisfaction of the Commissioner of Works and
Transportation for a suitable construction traffic route
Roads
26 Prior to registration the City shall obtain the pre-dedication of roads or portions thereof if necessary
27 The City of Brampton will be designing and constructing the James Potter RoadCreditview Road underpass and a development charges prepayment agreement shall be executed with Mattamy (Credit River) Ltd and the City for its delivery
28 Prior to registration appropriate arrangements shall be made to the satisfaction of the Commissioner of Planning Design and Development for landowners within the boundaries of Block Plan 51-1 to provide a financial contribution if required to contribute to the cost of providing improved pedestrian access along Bovaird Drive West to the Mount Pleasant GO Station
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
FV3
29 Prior to registration the City and the Developer will enter into an agreement with regard to the conveyance and construction of Creditview Road between Bovaird Drive West and Street B of this subdivision This agreement will also address the front-ending and DC recoveries related to this portion of Creditview Road
Traffic Signals
30 Prior to registration the applicant will provide cash-in-lieu funds to the satisfaction of the Director of Engineering and Development Services for the installationupgrading of traffic signals at certain intersections within andor associated with the Plan of Subdivision as determined by the City through the detailed engineering design process These funds will not include signalization or intersection works previously accounted for in the 2009 Development Charges Background Study
Street Lighting
31 The street lighting system on all local and collector roadways for this subdivision development shall be designed and constructed in accordance with the latest City of Brampton standards and specifications The street lighting system on all arterial roadways will continue to use the conventional concrete poles unless specified otherwise by the Director Community Design Parks Planning and Development the Director Engineering and Development Services and the Commissioner of Works and Transportation Communication poles will not be installed on the transit spine collector road
LANDSCAPING FENCING AND STREETSCAPE REQUIREMENTS
Site Clearing Topsoil Stripping
32 The owner shall remove any trees and any vegetation on the subject lands as may be required by the Director Community Design Parks Planning and Development
33 The owner shall not remove any trees or topsoil from the land within the plan or start any grading of the land within the plan prior to registration of the plan without a topsoil removal permit issued pursuant to City of Brampton By-law 30-92 and the approval of the Director Engineering and Development Services including entering into a preliminary subdivision agreement if required by the Director Engineering and Development Services
34 Prior to the granting of a top soil stripping permit or in conjunction with the 1st engineering submission whichever comes first protective hoarding to be determined through detailed design is required
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
F7-1+0
a) Along the Buffer Block Line of the Natural Heritage System
All hoarding will be provided and erected by the applicant at their expense and to the satisfaction of the City prior to the pre-servicing or any construction occurring on the site and shall be maintained by the applicant
Street Trees
35 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to provide street trees along all internal streets within the subject plan and along immediately abutting boulevards of adjacent streets The applicant shall comply with the recommendations of the approved Community design Guidelines (as applicable) to the satisfaction of the City
36 The applicant shall implement at their expense and to the satisfaction of the City all works shown on the approved streetscape plans in accordance with the Subdivision Agreement and the approved Community Design Guidelines (where applicable) and will include the implementation of all applicable boulevard and buffer planting and entry features including all structures and planting
Fencing
37 The owner shall provide detailed engineering and landscape plans for the development of fencing on all Lots and Blocks to the satisfaction of the Director Community Design Parks Planning and Development The owner shall not be eligible for development charges credit against work performed in accordance with City standards and the current Development Charges By-Law
38 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to erect fencing at their expense in accordance with the City Fencing Policy the approved Community Design Guidelines for the area and any other Conditions of Draft Approval for the development that apply to fencing
39 The owner shall make satisfactory arrangements with the Director Community Design Parks Planning and Development through the Subdivision Agreement to erect at their expense decorative wooden screen fencing 18 metres high in locations and of a design satisfactory to the City along all residential property boundaries which are adjacent to Canada Post Community Mail Boxes
Landscape Works
40 Prior to plan registration the applicant shall pay a maintenance fee for any landscape item deemed necessary by the applicant but which exceeds the City standard This may include but not be limited to special entry feature
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
n-m
structures irrigation systems acoustical walls and architectural landscape elements located on public property
41 Prior to issuance of final acceptance of all landscape works the applicant shall provide as-built drawings in the form of digital files for all dedicated park open space stormwater management entry feature landscape buffer blocks etc The submission of these drawings will meet the latest digital standards as prescribed by the City of Brampton
Urban Design amp Architectural Control
42 The applicant shall implement the Community Design Guidelines including but not limited to the provision of appropriate building architecture landscape treatments and other arrangements to accommodate the consolidation of street accessories such as newspaper boxes mail boxes utility boxes etc to the satisfaction of the Commissioner of Planning Design amp Development and the Director Community Design Planning and Development In this regard minor revisions to the plan may be necessary to provide sufficient space for such features
PARK AND OPEN SPACE REQUIREMENTS
Parkland
43 In accordance with current City practices prior to the issuance of Building Permits for all medium density residential high density residential and commercial development which is subject to Site Plan Approval satisfactory arrangements shall have been made with the realty Services Section of the Buildings and Property Management Department and the Finance Department with respect to the payment of cash-in-lieu of parkland and valued as of the day before the day of building permit issuance pursuant to Section 42(6) of the Planning Act and the City of Bramptons Parkland Dedication By-Law
Open Space Plans
44 NA
Vegetation Assessment
45 Prior to the submission of any grading and servicing plans or any grading on the subject property and prior to registration of the plan the applicant shall
a) submit to the satisfaction of the Community Design Parks Planning and Development Division a Vegetation Inventory and Assessment for the preservation of as many trees as possible identified by the City as desirable for preservation In this regard the applicant shall be required to identify on the Grading and Drainage Plans and Landscaping Plans the trees to be retained and the methodology proposed for their
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
10
retention This methodology shall include individual tree preservation plans illustrating proposed building sites and working envelopes existing and proposed grades and the trees to be protected or removed and shall be supported by a hydrogeoligists report which recommends appropriate subdivision and grading techniques for the maintenance of existing surface runoff or ground water conditions necessary for the long term preservation of the trees identified for retention All preservations and tree protection measures are to be installed and inspected by the City prior to pre-servicing of the subdivision
b) stake the location for the sanitary sewer where the least disturbance will occur to the natural aesthetics of the public open space to the satisfaction of the Community Services Department
c) locate the detention ponds in locations where minimal impact will occur to the natural aesthetics of the valley to the satisfaction of the Community Services Department and
d) retain a Landscape ArchitectEcologist to prepare Planting and Restoration Plans for the quantityquality ponds for approval by the Community Services Department
46 Prior to assumption any material identified in the Tree Preservation and Management Plan(s) as hazardous or identified for removal for accessibility or safety reasons and any deleterious materials and debris not normally found in a natural area whether in a woodlot block vista block or other location as determined by the City shall be removed at the applicants expense
Natural Heritage System
47 It is acknowledged that the limit of development includes an appropriate buffer to facilitate protection and preservation of the Natural Heritage System The width of the buffer has been established by the Mount Pleasant Secondary Plan
48 Prior to registration the City shall obtain the gratuitous pre-conveyance of the Huttonville Creek Natural Heritage System or portions thereof if necessary
BUILDING REQUIREMENTS
Site Plan Approval
49 The owner acknowledges that any Medium Density Residential Blocks High Density Residential Blocks and Commercial Blocks will require Site Plan Approval prior to the issuance of a building permit
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
11 P7-1+S
Exposed Basements
50 NA
Driveway Locations
51 NA
Fire Break Lots
52 NA
Foundations
53 Prior to the issuance of any building permit the owner shall provide an engineering report to the satisfaction of the Chief Building Official indicating special foundation requirements if any to support structures that may be erected on disturbed ground or lots where filling has occurred
NOISE ATTENUATION REQUIREMENTS
Noise Abatement
54 Prior to the applicant entering into any residential purchase and sale agreements the applicant shall engage the services of a qualified acoustical consultant to complete a noise study recommending noise control measures satisfactory to the City (and Region of Peel when requested by the Region) where applicable A copy of this report shall be provided to the Citys Chief Building Official
Note In this regard revisions to the plan such as lot adjustments may be necessary to achieve acceptable rear yard area in conjunction with satisfactory noise attenuation measures and City policy
55 The noise control measures and noise warnings recommended by the acoustical report as required in condition number 52 above shall be implemented to the satisfaction of the Director Engineering and Development Services (and Region of Peel as required)
56 Prior to the issuance of any building permits the owner shall provide the Citys Chief Building Official with a certificate certifying that the builders plans for each dwelling unit to be constructed on the plan shows all of the noise attenuation works required by the approved acoustical report and the approved plans where applicable
57 The City of Brampton will not accept any temporary warning clauses with duration of three (3) years as mitigation
58 Prior to final approval all stationary noise problems must be addressed
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
2 F7-UH REAL ESTATE REQUIREMENTS
Easements
59 The owner shall grant all necessary easements for drainage utility and servicing purposes as may be required to the appropriate agency or public authority
Deeding Roads and Pathways
60 The proposed road allowances road widenings daylighting pedestrian pathways bicycle pathways and public transit rights of way provisions shall be dedicated as public highways on the final plan proposed for registration
Open Space
61 Prior to registration all identified open space lands within the subject application including all lands associated with the Natural Heritage System associated buffer(s) all identified vista park blocks all identified stormwater block engineered (drainage) channel blocks and identified entry feature blocks shall be conveyed to the City gratuitously and in a condition satisfactory to the City No parkland dedication credit will be provided for the blocks in question The applicant will landscape the subject blocks in accordance with the approved plans and will be eligible for development charges credit against work performed where applicable and in accordance with City standards and the current Development Charges By-law
62 In conjunction with the submission of the first engineering submission the applicant shall provide detailed working drawings for all identified park blocks open space blocks stormwater management facilities engineered drainage channels landscape buffer blocks streetscape planting entry feature blocks and fencing to the satisfaction of the applicable approving departments and in accordance with the latest City standards Fencing shall be included along holdout properties where they abut the plan subject to the approval of the existing property owners
The applicant shall comply with both the facility fitconcept plan approved prior to draft plan approval andor the recommendations of the approved Community Design Guidelines (as applicable)
63 Prior to registration the developer agrees to provide the City with the final landscape submission a detailed summary of all areas of parkland open space stormwater management ponds valleylands woodlots and buffers including quantities or areas of boulevard and buffer sod boulevard and buffer trees shrub beds and irrigation systems that will be installed by the developer in the subdivision agreement and will be owned by the City at assumption of the Subdivision Plan
64 Prior to assumption the developer is responsible for the development of all park open space stormwater management entry feature and landscape buffer blocks in accordance with the approved plans and in accordance with the current Development Charges By-law
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
13 F7-HS
Walkways
65 NA
Road Widenings
66 The road widening Blocks 11 to 14 shall be gratuitously dedicated to the Region of Peel on the final plan
03 Metre Reserves
67 03 metre reserves shall be conveyed to the Cityof Brampton on Blocks 15 to 19
Buffers
68 NA
Transit
69 Prior to registration the applicant shall consult with Brampton Transit to determine suitable locations for transit stops and to indicate these locations on the Aboveground Servicing Plans
70 The applicant shall agree to meet the conditions of Brampton Transit with respect to the installation of future bus stop infrastructure to the satisfaction of the Commissioner of Works and Transportation
NOTICE REQUIREMENTS
Sales Office Community Information Maps
71 NA
Use of Land Notices
Statements and Clauses
72 NA
Signage
73 In conjunction with the first engineering submission the owner shall erect and maintain signs in the following locations and in the following manner
a) On Block 6 indicating that Block 6 will be developed as part of a Natural Heritage System containing important environmental features and systems and in accordance with the approved Huttonivlle and Fletchers Creeks Subwatershed Study This Block is to be left in a
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
f-HW 14
naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
f7-t7 15
i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
p-ne16
any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 2 IT- 10022B and C04W11006
F7-M417
88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
18 P7-50
distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
P7-SI19
advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
F7-S 20
L5N 6R4
Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
P7-S3 21
NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
FM
SUBJECT
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EXTRACT FROM SCHEDULE A(GENERAL LAND USE DESIGNATIONS) OFTHE CITY OF BRAMPTON OFFICIAL PLAN
SUBJECT LAND
APPEALED TO THE OMB
bull BRAMPTON bromplonca FlOWe City PLANNING DESIGN amp DEVELOPMENT
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APPENDIX 1
OFFICIAL PLAN DESIGNATIONS GAGNON amp LAW URBAN PLANNERS LTD MATTAMY (CREDIT RIVER) LTD
CITY FILE C04W11006 AND 21T-10022B
SPECIAL LAND USE POLICY AREA PT
CORRIDOR PROTECTION AREA
Maylicld Rd F7-ia-
LEGEND ROAD NETWORK INFRASTRUCTURE RECREATIONAL OPEN SPACE OTHER
LaD
Transit Spine Collector Road CNR Rail Line LP Local Park
mdash Arterial Road TransCanada Gas Pipeline City Park (ffi)
reg Heritage Resource Designation under the mdash Collector Road 0 Grade Separation ParketteP Ontario Heritage Act
i Potential Connection LF GO Layover Facility Town Square Heritage Resource Listed on the City of
swu Stormwater Management Facility V Vest Pocket o Brampton Register of Heritage Properties
NATURAL HERITAGE SYSTEM INSTITUTIONAL RETAIL bull Mixed Use Area
bulli Natural Heritage System Area K-s Public Junior Elementary School Site District Retail bull Property Lines
6-8 Public Senior Elementary School Site rem Convenience Retail
RESIDENTIAL Separate Elementary School Site LnbJ Neighbourhood Retail SE Norval Farm Supply Special Policy Area LowMedium Density USJ Public Secondary School Site MVC| Motor Vehicle Commercial
Peel Regional Police Association Special LSEJ Separate Secondary School Site E3bull Medium Density Policy Area Place of Worship
APPENDIX 2 - MOUNT PLEASANT SECONDARY PLAN DESIGNATIONSbull BRAMPTON GAGNON amp LAW URBAN PLANNERS LTDbromploncD FIOWOTGtV
MATTAMY (CREDIT RIVER) LTDPLANNING DESIGNampDEVELOPMENT
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3 Drawn By TD CITY FILE C04W11006 amp 21T-10022B Dale 20101215
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OMB Decision File No PL090459
PORTION OF LANDS SUBJECT TO
THE MOUNT PLEASANT SECONDARY PLAN
SUBJECT LANDS
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DR DISTRICTRETAIL SP SENIOR PUBLIC SCHOOLRESIDENTIAL
IOW MEDIUM DENSITY RESIDENTIAL NR NEIGHBOURHOOD RETAILELEMENTARY SCHOOLSif MEDIUM DENSITY RESIDENTIAL CR CONVENENCF RETAILB^8S[gtj SECONDARY SCHOOL
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APPENDIX 3 - FLETCHERS MEADOW SECONDARY PLAN DESIGNATIONS^BRAMPTON GAGNON amp LAW URBAN PLANNERS LTDXbramptoin FlowerCity MATTAMY (CREDIT RIVER) LTD PLANNING DESIGN AND DEVELOPMENT
Date20110126 Drawn By TD CITY FILE C04W11006 AND 21T-10022B
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3 Drawn By TD Date 2011 01 25 CITY FILE C04W11006 AND 21T-10022B
P7-IS
AERIAL PHOTO DATE MARCH 2010
MOUNT PLEASANT GO| | SUBJECT LAND AGRICULTURAL INDUSTRIAL STATION
OPEN SPACE COMMERCIAL RESIDENTIAL
APPENDIX 5bull BRAMPTON AERIAL amp EXISTING LAND USE
bramptonca HOWei City GAGNON amp LAW URBAN PLANNERS LTD PLANNING DESIGN amp DEVELOPMENT MATTAMY (CREDIT RIVER) LTD
50 100
Drawn By TD Date 2011 01 25 CITY FILE C04W11006 AND 21T-10022B
P7-amp
APPENDIX 6
DETAILED PLANNING ANALYSIS
City File Numbers C04W11006 and 21T-10022B
Provincial Policy Statement
The proposed draft plan of subdivision is consistent with matters of Provincial interest as identified in the Provincial Policy Statement with respect to
bull focusing growth within a designated urban area and
bull avoiding development and land use patterns that may cause environmental or public health and safety concerns
Strategic Plan
The proposed draft plan of subdivision is consistent with the following goal streams in the Citys Strategic Plan
bull a Dynamic and Prosperous Economy since Commercial Blocks 1 to 4 inclusive will attract new business opportunities
bull Enhancing Our Community since future development Blocks 7 and 9 hold the potential for implementing a mix of residential housing types and
bull a Modern Transportation Systems since the delivery of both Creditview Road and the westerly extension of Station Road provides transportation infrastructure to support the Mount Pleasant Secondary Plan and the Mount Pleasant GO Station
Official Plan
The subject property is designated Residential and Open Space in the Official Plan An Application to Amend the Official Plan is not required to facilitate the proposed draft plan of subdivision
Mount Pleasant Secondary Plan
The portion of the subdivision plan located west of proposed Creditview Road (Street A) is located within the Mount Pleasant Secondary Plan (Area 51) In accordance with the land use Schedule SP 51(a) of the Secondary Plan these lands are designated District Retail Natural Heritage System Area Storm Water Management Facility GO Layover Facility and Norval Farm Supply - Special Policy Area
With respect to the District Retail designation permitted uses include the commercial uses identified and described in Section 4210 of the City of Brampton Official Plan In addition major free standing office medium and high density residential development is
10 P7-17
permitted High density residential development may be permitted without the need for an Amendment to the Official Plan or the Secondary Plan Block 6 on the revised subdivision plan coincides with the Natural Heritage System Area designation and Block 5 coincides with the Storm Water Management Facility designation
The Go Layover Facility designation coincides with a locomotive train layover area on the south side of the CN Rail line within the CN owned rail corridor that will be used in the winter months to warm up train engines The final location for this facility is proposed to be located somewhere along the northerly boundaries of Block 10 7 or 5 This facility has been accommodated for from a noise attenuation perspective for some of the residential uses in the draft approved Mount Pleasant Secondary Plan subdivisions located to the north The same noise attenuation requirements will be applied to the draft plan of subdivision once a final determination is made with respect to the type of residential uses on Future Development Block 7
The revised subdivision plan now includes the Norval Farm Supply site at the northerly section of future development Block 9 Policy Section 5132 of the Mount Pleasant Secondary Plan indicates that due to access and noise constraints associated with this agriculturalfeed mill operation redevelopment of these lands is considered to be better suited for commercial andor higher density residential uses
It is understood that the owners of the subject lands and Norval Farm Supply have negotiated an agreement whereby the applicant will acquire the Norval Farm Supply lands and the facility will cease operations on January 31 2014 with approximately 6 months required after this date to decommission the site As a result the access and noise constraints will be eliminated thereby providing an opportunity to examine residential and commercial development potential Detailed development policies and standards governing this portion of the Draft Plan will be addressed through the processing of a future Official Plan and Zoning By-law Amendment Application In addition it is noted that although the March 7 2011 public meeting notice did not refer to the addition of the Norval Farm Supply lands the intent for this section of the subdivision plan as originally submitted was for mixed use development in this general location This reflects the Mount Pleasant Secondary Plan policies that are specifically related to the Norval Farm Supply lands and state that mixed use high density residential and commercial uses could be developed on these lands
An Application to Amend the Mount Pleasant Secondary Plan is not required to facilitate the draft approval of the subdivision plan however the applicant has acknowledged that an amendment to the Secondary Plan will be provided if requested along with the filing of future applications to amend the zoning by-law to implement the various blocks on the subdivision plan Key issues requiring further exploration include
bull protecting for the potential development of free standing office development and medium and high density residential development and
11 FMf
bull determining appropriate residential densities in light of the maximum net residential density of 60 units per hectare for Medium Residential Density development and a maximum net residential density of 200 units per hectare for High Residential Density development
Fletchers Meadow Secondary Plan
The portion of the subdivision plan located east of Creditview Road is located within the Fletchers Meadow Secondary Plan and is designated Mixed Use Node The Mount Pleasant Village Mobility Hub Block Plan (OP 2006-021) designates the lands east of Creditview Road Mixed Use Area 4 key policies include
bull land use permission for a significant concentration of employment lands including retail commercial and office development a mix of residential uses including apartments and communityopen space uses
bull a density target of 100 persons and jobs combined per gross hectare over the entire Mixed Use Area 4 lands and lands owned by GO Transit and
bull 6 storey building heights for apartments and office buildings 1-2 storeys for retailcommercial uses
The Mixed Use Node and Mixed Use Area 4 designations and policies are further supplemented by the Citys Growth Plan Official Plan Amendment and policies specific to the Mount Pleasant GO Station Mobility Hub especially with respect to densities that support the mobility hub concept
An application to amend the Fletchers Meadow Secondary Plan and a detailed exploration of the Citys Growth Plan Official Plan Amendment are not required to facilitate the draft plan approval of the subdivision plan However these matters will be addressed with the filing of future applications to amend the zoning by-law to implement the various blocks along with any required amendments to the Secondary PlanOfficial Plan
Zoning
The subject property is zoned Agricultural (A) in Zoning By-law 270-2004 An application to amend the Zoning By-law will be required to rezone the various blocks on the draft plan of subdivision to appropriate zoning designations that reflect the ultimate land uses built form and community vision for this area The applicant intends to file applications to amend the zoning by-law in the near future The zoning does not need to be amended to allow the plan of subdivision to proceed
12 P7-H
Master Site Plan
In accordance with the block planning policies contained in the Mount Pleasant Secondary Plan the submission of a master site plan for the subject lands is required to evaluate in greater detail issues pertaining to land use massing design density and phasing of development The master site plan for the entire subdivision and any other associated requirements will be submitted with the future applications to amend the Zoning By-law
Environmental Issues
Open Space (Natural Heritage System) Block 6 on the proposed draft plan of subdivision is designated Natural Heritage System Area in the Mount Pleasant Secondary Plan This Block is to be in accordance with the approved Mount Pleasant Secondary Plan Subwatershed Study (SWS) and the Mount Pleasant Block Plan Sub-Area 51-1 Environmental Implementation Report (EIR)
The approved Sub-Area 51-1 Block Plan Official Plan Amendment OP2006-055 adopted by City Council on February 23 2011 contains a policy whereby development applications shall conform to the approved SWS and implemented by the approved EIR and Conceptual Fisheries Compensation Plan (CFCP) Conditions of draft plan approval have been provided by Credit Valley Conservation and the City to address the natural heritage system components for all of the Mount Pleasant Secondary Plan subdivisions in the northerly 51-1 block plan lands that were draft approved on October 11 2011 Similar conditions of draft plan approval will be provided for this subdivision plan through updated conditions of draft plan approval once the circulation period for comment has ended To assist in this the applicants Scoped Environmental Impact Study has also been circulated along with the draft plan of subdivision
With respect to Open Space (Natural Heritage System) Block 6 the preliminary key findings of the applicants Scoped Environmental Impact Study include
bull All lands within Block 6 will be fully protected by the Natural Heritage System boundary contained in the approved Subwatershed Study and as determined through the Block Plan Sub-Area 51-1 Environmental Implementation Report
bull The applicability of the approved Natural Heritage System designation in the Mount Pleasant Secondary Plan to Block 6 ensuring that it will be fully maintained and protected
bull Stormwater management ponds will provide an enhanced level of stormwater treatment as agreed to through the Subwatershed Study approval process to protect this section of Huttonville Creek and
Finally consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 5 of this report authorizes staff to
13 PViO
obtain pre-conveyance of the Huttonville Creek Natural Heritage System (Block 6) if necessary prior to registration
Transportation Issues
The purpose of this proposed draft plan of subdivision is to establish a road network in the vicinity of the Mount Pleasant GO Station with a particular emphasis on the Creditview Road (Street A) extension and the westerly Station Road extension (Street B) as key transportation infrastructure to support the Mount Pleasant community and the Mount Pleasant GO Station To this extent a Traffic Impact Study has been initiated by the applicant to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions To assist in this the applicants Traffic Impact Study has also been circulated along with the draft plan of subdivision
The preliminary findings of the applicants Traffic Impact Study include
bull an acceptable level of operation at all of the proposed intersections and
bull a proposed road network and right-of-way widths that support the proposed development blocks and the preliminary land uses that will be refined through future applications to amend the zoning by-law
With respect to the Creditview Road (Street A) extension from Bovaird Drive West the applicants Traffic Impact Study indicates that the preferred alignment and right of way width reflects the environmental assessment approved for this road in 2009 and work to date involving the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes The Creditview Road (Street A) right of way width of 42 metres as shown on the revised draft plan is intended to meet City requirements identified through the Environmental Assessment process and in particular with respect to transit stop amenities
The Study also notes that the preliminary design work is underway for the section of Creditview Road and the associated CN Rail underpass with construction anticipated to be completed sometime in 2013 and 2014 This subdivision could be registered in the Spring of 2012 at which time the streets on the subdivision plan would be conveyed to the City as public roads Nevertheless to be consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 4 of this report authorizes staff to obtain the pre-dedication of roads if necessary prior to registration This recommendation protects the Citys interests if for some reason the timing for the construction of Creditview Road and the CN rail underpass were to be accelerated
With respect to the westerly extension of Station Road (Street B) the preliminary findings of the applicants Traffic Impact Study are as follows
14 F7--l
bull the alignment and extent of Station Road (Street B) as shown on the subdivision plan is appropriate and sufficient to support the proposed development blocks and the preliminary land uses that will be refined through future applications to amend the zoning by-law
bull the proposed 315 metre right-of-way width as a four lane collector road is more than is typically required but it has been provided to allow for the ultimate extension of Street B across Huttonville Creek to connect with Mississauga Road should it be confirmed as being desirable and feasible through the Environmental Assessment Study process and
bull the most westerly extension of Street B terminating in a cul-de-sac is intended to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road
The Traffic Impact Study identified through its analysis of the transportation network that the crossing of the Natural Heritage System (NHS) connecting Street B with Mississauga Road in the vicinity of Street C is not necessary to facilitate the draft plan approval of the subdivision As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders In this respect to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
Finally the subdivision plan deletes a potential street connection from the commercial block located immediately east of Creditview Road (Street A) The applicant has indicated that they are amenable to protecting for this road connection through the filing of a future application to amend the zoning by-law for this block
P7-15
In this respect Recommendation 3 iv) of this report recommends that prior to the issuance of draft plan approval arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
Finally the subdivision plan deletes a potential street connection from the commercial block located immediately east of Creditview Road (Street A) The applicant has indicated that they are amenable to protecting for this road connection through the filing of a future application to amend the zoning by-lawfor this block In this respect Recommendation 3 iv) of this report recommends that prior to the issuance of draft plan approval arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
Servicing
Full municipal services are proposed in conjunction with this development involving the tunnelling of two sanitary sewers south of the CN rail line and crossing a section of the Huttonville Creek and the connections to the existing watermains on Mississauga Road and Bovaird Drive West
The approved Mount Pleasant Secondary Plan Infrastructure Servicing Study did not identify any impediments regarding the capacity of the existing and future municipal water and sanitary sewer system to accommodate development on the subject lands
The Region of Peel will provide appropriate conditions of draft plan approval regarding municipal water and sanitary sewer services
The requirement for a stormwater management pond was identified through the Mount Pleasant Secondary Plan Subwatershed Study and has been provided for through stormwater management Block 5 on the draft plan of subdivision
A Functional Servicing Report has been provided by the applicant for review by the Citys Engineering and Development Services Division that
bull outlines the rationale for the size and location of the proposed pond Block 5 and
bull provides technical requirements for the proposed pond including the protection of the abutting Huttonville Creek contained in Block 6
Finally consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 6 of this report authorizes the Citys Engineering and Development Services Division to begin the review of the preliminary development engineering works related to servicing facilities and infrastructure in advance of draft plan approvals No construction of servicing works will be permitted to commence ahead of draft plan approvals unless approval is given by the
16 P7-1S
Commissioners of the Planning Design and Development and Works and Transportation Departments
Urban Design
Staff has evaluated a preliminary concept site plan provided by the new potential owner of Commercial Blocks 1 to 4 inclusive However this preliminary concept site plan has no official status and will be updated in the context of the submission of a future application to amend the zoning by-law An urban design brief will be submitted at that time to enable a comprehensive evaluation of urban design and built form for the blocks on the proposed revised draft plan of subdivision
Recommended Draft Plan Approval Process
The draft conditions of draft plan approval found at Appendix 8 reflect the Citys Standard Conditions of Draft Plan Approval as administered by the Planning Design and Development Department and have been tailored to the unique circumstances of this particular subdivision and in particular the future submission of an application(s) to amend the zoning by-law for the proposed blocks
Recommendation 4 of this report directs staff to prepare appropriate conditions of draft plan approval in general accordance with the draft conditions of draft plan approval contained in Appendix 8 of this report along with updatedrevised conditions of draft plan approval from internal City Departments and external commenting agencies all to the satisfaction of the Commissioner of the Planning Design and Development Department
The findings of the various studies submitted by the applicant and the various issues outlined in this Appendix will if necessary be incorporated as conditions of draft plan approval or comprise future amendment(s) to the draft approved subdivision plan The subdivision plan and studies are in the circulation period during the time of the writing of this report
CONCLUSION
The approval in principle of the revised draft plan of subdivision application facilitates the establishment of development blocks and a road network and subject to the approval of the recommendations in this report represents good planning Further requirements pertaining to the subject lands will be addressed through the submission of future development applications for the various blocks within the plan of subdivision
17 f7-^
APPENDIX 7
PUBLIC MEETING ATTENDANCE RECORD
City File Number C04W11006 Subdivision File21T-10022B
Members Present
Regional Councillor P Palleschi - Wards 2 and 6 (Chair) City Councillor V Dhillon - Wards 9 and 10 (Vice-Chair) Regional Councillor E Moore - Wards 1 and 5 City Councillor G Gibson - Wards 1 and 5 City Councillor J Hutton - Wards 2 and 6 Mayor Susan Fennell (designate for Regional Councillor J Sanderson)
Members Absent
Regional Councillor J Sanderson - Wards 3 and 4 (personal) Regional Councillor G Miles - Wards 7 and 8 (other municipal business) Regional Councillor S Hames - Wards 7 and 8 (vacation) Regional Councillor J Sprovieri - Wards 9 and 10 (vacation) City Councillor B Callahan - Wards 3 and 4 (vacation)
Staff Present
Planning Design and Development Department J Corbett Commissioner Planning Design and Development A Smith Director Planning Policy and Growth Management D Kraszewski Director Planning and Land Development Services M Won Director Engineering and Development Services K Walsh Director Community Design Parks Planning and Development A Parsons Development Planner B Steiger Central Area Planner N Grady Development Planner
Corporate Services Department J Burton Legal Counsel E Evans Deputy Clerk C Urquhart Legislative Coordinator
Members of the Public
Mr Michael Vernem 18 Leagrove Street Brampton
18 PI-IS
Results of the Public Meeting
A special meeting of the Planning Design and Development Committee was held on March 7 2011 in the Council Chambers 4th Floor 2 Wellington Street West Brampton Ontario commencing at 700 pm with respect to the subject application Notices of this meeting were sent to property owners within 900 metres As indicated in Appendix 7 one interested member of the public was in attendance to speak to the application and as found at Appendix 8 correspondence was received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Comments Provided at the Public Meeting
Mr Michael Vernem 18 Leagrove Street Brampton expressed concerns regarding the proposed access to the site from Bovaird Drive given the existing traffic congestion He suggested that measures be taken to improve traffic on Bovaird Drive before development begins at the site
Staff Response
As noted under the Transportation Issues section in Appendix 6 of this report a Traffic Impact Study has been prepared by the applicant in support of the revised draft plan of subdivision to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions based in part on their review of the Traffic Impact Study
There is the opportunity for the Region of Peel to impose requirements through conditions of draft plan approval relating to Bovaird Drive West Notwithstanding this the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes could alleviate Mr Vernems concerns with existing traffic congestion
Correspondence Received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Staff Response
The applicant has received Mr Davies correspondence and has advised staff that they accept in principle the need to integrate road access and connectivity between the subdivision plan and the Osmington lands As noted under the Transportation Issues section in Appendix 6 of this report the applicant has provided the most westerly extension of Street B terminating in a cul-de-sac to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road The applicants Traffic Impact Study indicates that through their ongoing analysis of the transportation network a road crossing over the
19 p7-iU
Natural Heritage System (NHS) by way of connecting Streets B and C not necessary As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders in this regard There is the opportunity to impose requirements through conditions of draft plan approval andor clauses in future rezoning agreements pertaining to all aspects of the road network contained within the proposed draft plan of subdivision Notwithstanding this Mr Davies is encouraged to have his client - Osmington- participate with Mattamy in the future Environmental Assessment Study process in order to ensure acceptable road network integration between the subject property and the Osmington lands This process can occur in conjunction with the recommended draft plan approval of the subject lands and if a road crossing over Huttonville Creek by way of connecting Streets B and C is warranted from an overall transportation network perspective then this could be achieved through the filing of a new draft plan of subdivision sometime in the future or other methods acceptable to the City (ie through an agreement and reference plan to convey the road) In the meantime to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
20 P7-VT
Appendix 8 Correspondence Received City File Numbers C04W11006 and 21T-10022B
e fVW
D a vies
H o w e
P a i iner s
LLP
Lawyers
The Fifth Floor
99 Spadina Ave
To r o n t o 0 n t a ri o
M5V 3P8
T 4169777088
F 4169778931
davieshowecom
Please refer to Jeffrey L Davies e-mail jdauiesdauieshowecom
March 2 2011
The Chair and Committee Members
Planning Design and Development Committee co Mr John Corbett Commissioner The City of Brampton 2 Wellington Street City Hall 3rd Floor L6Y4R2
Dear Chair and Committee Members
Re Information Report - Mattamy (Credit River) Limited Draft Plan of Subdivision Application
We represent Osmington Inc the owner of the lands on the west side of Mississauga Road and being across from the Mattamy lands
The engineers for Osmington have been working with the engineers for Mattamy regarding mutual road alignment and other considerations
Osmington submits that the alignment of Station Road within the proposed Mattamy subdivision would be improved if it were to follow the alignment shown on the attached sketch
Yours sincerely DAVIES HOWE PARTNERS LLP
Jeffrey L Davies
JLDmc
Encl
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Page 2
Davies copy Howe N Sabat Osmington Inc Part n e F Doricin Mattamy Development Corporation 11 f- M Vernooy Mattamy Development Corporation
M Gagnon Gagnon amp Law C Chung Glen Schnarr amp Associates Inc D Cherepacha Read Voorhees amp Associates R Webster The Sernas Group Inc
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20
Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
2i F7-S2
Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
F7-S3
SCHEDULE A
DRAFT CONDITIONS OF DRAFT APPROVAL
DRAFT APPROVAL DATE
SUBJECT Draft Plan of Subdivision
GAGNON amp LAW URBAN PLANNERS LTD shyMATTAMY (CREDIT RIVER) LTD 21T-10022B
City of Brampton C04W11006
Planner Neal Grady
In accordance with By-law 10-97 the Council of the City of Brampton has made a decision to authorize the draft approval of the above noted draft plan of subdivision subject to the following conditions
GENERAL PLANNING REQUIREMENTS
Approved Plan and Redlines
1 The final plan shall conform to the draft plan prepared by GAGNON amp LAW URBAN PLANNERS LTD dated October 7 2011
Development Agreement
2 A Subdivision Agreement shall be entered into and executed by the applicant the City of Brampton and the Region of Peel to satisfy all financial legal and engineering matters including landscaping and the installation of municipal services parkland dedication or cash-in-lieu of parkland requirements to the satisfaction of the Director Community Design Parks Planning and Development and other requirements of the City of Brampton and the Region of Peel including the payment of all applicable Regional City and Educational development charges in accordance with their applicable Development Charges By-laws
Zoning
3 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Commercial Blocks 1 through 4 to the satisfaction of the Commissioner of Planning Design and Development
4 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Future Development Blocks 7
F7-3H
and 9 to the satisfaction of the Commissioner of Planning Design and Development
5 Future Development Blocks 7 and 9 shall only be developed in conjunction with a future Zoning By-Law Amendment application to permit the development in accordance with the draft approved plan of subdivision including zoning controls that are unique and specific to the design characteristics of the subdivision
Staging
6 Development of the plan shall be staged to the satisfaction of the City and the Region of Peel In this regard among other things staging of the development of the plan shall be based on the timing of road improvements and the timing of the provision of other essential services and facilities for this subdivision In this regard the applicant shall agree to enter into a phasing agreement if and when required by the City or the Region of Peel
Maintenance Easements
7 NA
Reserve Block and Lots
8 Prior to registration the applicant shall demonstrate to the satisfaction of the Commissioner of Planning Design amp Development by the submission of appropriate development concepts or by other suitable means that abutting lands can be developed in an appropriate manner and in accordance with the applicable Secondary Plan In this regard minor revisions to the plan may be necessary to facilitate the appropriate development of abutting lands
9 Future Development Block 8 will be deeded to the City of Brampton in escrow pending the outcome of the Station Road EA Any portion of Future Development Block 8 that is not required for the future Station Road shall be gratuitously conveyed to the adjacent landowner following the transfer of the Station Road right-of-way lands to the City
Building Removal
10 Prior to registration the applicant shall remove any existing buildings on those lands contained within the phase being registered
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
H-SS 3
SERVICING GRADING AND ROAD REQUIRMENTS
Drainage
11 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof the following matters are to be approved to the satisfaction of the Director Engineering and Development Services and the Credit Valley Conservation
i Functional Servicing Report dated October 2011 prepared by Urbantech and if necessary the subdivision plan shall be redline revised to implement the findings of the amended Functional Servicing Report including but not limited to inclusion of easements or stormwater management blocks which may result in modifications to the proposed lot and road layouts
ii Hydrogeological Report analysis and recommendations consistent with the approved Environmental Implementation Report and Scoped Environmental Impact Study
iii mitigation andor compensation measures consistent with the recommendations of the approved Environmental Implementation Report and Scoped Environmental Impact Study and if necessary the plan shall be redline revised to implement satisfactory mitigation andor compensation measures
iv detailed engineering and grading plans for the overall draft plan of subdivision
v appropriate sediment and erosion control measures
vi that appropriate permits under Ontario Regulation 16006 be received
b) Agree in the subdivision agreement in wording acceptable to the Director Engineering and Development Services and the Credit Valley Conservation Authority
i) To carry out or cause to be carried out the works referred to in condition 11 a) above
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
4 R-36 Servicing
12 Prior to the initiation of any servicing and prior to the registration of the plan or any phase thereof the applicant shall submit detailed engineering drawings and supporting reports to Development Engineering Services for review and approval No servicing works shall be permitted until the drawings are approved
13 Prior to the initiation of any servicing and prior to the registration of this plan or any phase thereof the applicant shall grant gratuitously all necessary external easements and lands for access drainage servicing and utility purposes as may be required to the appropriate municipality agency or public authority
14 Prior to the first engineering submission the applicant shall submit to the City of Bramptons Development Engineering Services Division for approval a detailed plan illustrating all proposed sidewalk locations within the draft plan of subdivision abutting any commercial plan
15 Provisions shall be made that servicing of this Draft Plan will require construction of a 375 mm diameter sanitary sewer and a 450 mm diameter sanitary sewer within the Plan The 375 mm diameter sanitary sewer and the 450 mm diameter sanitary sewer are the financial responsibility of the Region of Peel as per Development Charges By-law Should the developer wish to proceed with these works in order to obtain clearance of this condition at a time when the Region is not prepared to fund the works then the developer shall be required to enter into a front-ending agreement prior to the constructions of the works This agreement will be subject to the Regions determination that it has or will have sufficient funds to justify entering into the font-ending agreements and Regional Council Approval
Utility Relocation
16 Prior to the registration of the plan arrangements shall be made to the satisfaction of the Director Engineering and Development Services for any relocation of utilities required by the development of the subject lands to be undertaken at the developers expense
Stormwater Management
17 Prior to registration Stormwater Management Ponds to be designed and constructed in accordance with the Functional Servicing Report to the satisfaction of the Director of Engineering and Development Services
18 Prior to registration planting plans shall be approved by the Conservation Authority for all stormwater management blocks
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-I0022B and C04W11006
P7-7 19 Any portion of Stormwater Management Pond Block 5 that is not required to
accommodate the Stormwater Management facility and the future Station Road shall be gratuitously conveyed to the adjacent Landowner following the transfer of the Station Road right-of-way lands to the City
Overland Flow
20 Stormwater overland flow routes shall be kept within roads approved walkways or other locations deemed acceptable by the Director of Engineering and Development Services
Building Separation
21 NA
Hydro One Brampton
22 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the City of Brampton for the provision of major facilities such as switchgear installations
Soil
23 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to registration of this plan or any phase thereof submit for the approval of the City Engineering and Development Services Division a detailed soils investigation of the site prepared by a qualified Geotechnical Engineer A copy of this report shall also be submitted to the Citys Chief Building Official
b) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof submit to the Chief Building Official
i) a Phase 1 Environmental Site Assessment ii) a Phase 2 Environmental Site Assessment if required as
a result of the Phase 1 Environmental Site Assessment iii) a decommissioning report if contaminated material has
been identified and is removed or alternatively a copy of the risk assessment together with a copy of the written acknowledgement of its acceptance by the Ministry of the Environment and
iv) a copy of a Record of Site Condition and confirmation of the filing of Site Condition in the Environmental Site Registry
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
fllt
c) Notwithstanding Condition 22b) above provisions shall be provided for in the Subdivision Agreement where the owner agrees to submit the required documents listed in Condition 22b) for the Feed Mill lands at the time of the decommissioning of the site and that provisions shall be provided for in the Subdivision Agreement that allow for the registration of any part of the plan save and except Future Development Block 8 until such time as the documents required in Condition 22 b) are provided
d) Prior to the initiation of any site grading or servicing the applicant shall provide a report identifying all existing water wells and private sewage disposal systems on the lands The applicant shall provide verification to the satisfaction of the Citys Chief Building Official that all wells and septic systems identified have been decommissioned in accordance with all applicable laws and regulations
Road Alignments
24 The horizontal and vertical alignments of all roads including their intersection geometries shall be designed to the latest City standards and requirements In this regard minor revisions to the road pattern and intersection alignments may be required
Construction Traffic Route
25 Prior to approval of any detailed engineering drawings arrangements shall be made to the satisfaction of the Commissioner of Works and
Transportation for a suitable construction traffic route
Roads
26 Prior to registration the City shall obtain the pre-dedication of roads or portions thereof if necessary
27 The City of Brampton will be designing and constructing the James Potter RoadCreditview Road underpass and a development charges prepayment agreement shall be executed with Mattamy (Credit River) Ltd and the City for its delivery
28 Prior to registration appropriate arrangements shall be made to the satisfaction of the Commissioner of Planning Design and Development for landowners within the boundaries of Block Plan 51-1 to provide a financial contribution if required to contribute to the cost of providing improved pedestrian access along Bovaird Drive West to the Mount Pleasant GO Station
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
FV3
29 Prior to registration the City and the Developer will enter into an agreement with regard to the conveyance and construction of Creditview Road between Bovaird Drive West and Street B of this subdivision This agreement will also address the front-ending and DC recoveries related to this portion of Creditview Road
Traffic Signals
30 Prior to registration the applicant will provide cash-in-lieu funds to the satisfaction of the Director of Engineering and Development Services for the installationupgrading of traffic signals at certain intersections within andor associated with the Plan of Subdivision as determined by the City through the detailed engineering design process These funds will not include signalization or intersection works previously accounted for in the 2009 Development Charges Background Study
Street Lighting
31 The street lighting system on all local and collector roadways for this subdivision development shall be designed and constructed in accordance with the latest City of Brampton standards and specifications The street lighting system on all arterial roadways will continue to use the conventional concrete poles unless specified otherwise by the Director Community Design Parks Planning and Development the Director Engineering and Development Services and the Commissioner of Works and Transportation Communication poles will not be installed on the transit spine collector road
LANDSCAPING FENCING AND STREETSCAPE REQUIREMENTS
Site Clearing Topsoil Stripping
32 The owner shall remove any trees and any vegetation on the subject lands as may be required by the Director Community Design Parks Planning and Development
33 The owner shall not remove any trees or topsoil from the land within the plan or start any grading of the land within the plan prior to registration of the plan without a topsoil removal permit issued pursuant to City of Brampton By-law 30-92 and the approval of the Director Engineering and Development Services including entering into a preliminary subdivision agreement if required by the Director Engineering and Development Services
34 Prior to the granting of a top soil stripping permit or in conjunction with the 1st engineering submission whichever comes first protective hoarding to be determined through detailed design is required
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
F7-1+0
a) Along the Buffer Block Line of the Natural Heritage System
All hoarding will be provided and erected by the applicant at their expense and to the satisfaction of the City prior to the pre-servicing or any construction occurring on the site and shall be maintained by the applicant
Street Trees
35 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to provide street trees along all internal streets within the subject plan and along immediately abutting boulevards of adjacent streets The applicant shall comply with the recommendations of the approved Community design Guidelines (as applicable) to the satisfaction of the City
36 The applicant shall implement at their expense and to the satisfaction of the City all works shown on the approved streetscape plans in accordance with the Subdivision Agreement and the approved Community Design Guidelines (where applicable) and will include the implementation of all applicable boulevard and buffer planting and entry features including all structures and planting
Fencing
37 The owner shall provide detailed engineering and landscape plans for the development of fencing on all Lots and Blocks to the satisfaction of the Director Community Design Parks Planning and Development The owner shall not be eligible for development charges credit against work performed in accordance with City standards and the current Development Charges By-Law
38 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to erect fencing at their expense in accordance with the City Fencing Policy the approved Community Design Guidelines for the area and any other Conditions of Draft Approval for the development that apply to fencing
39 The owner shall make satisfactory arrangements with the Director Community Design Parks Planning and Development through the Subdivision Agreement to erect at their expense decorative wooden screen fencing 18 metres high in locations and of a design satisfactory to the City along all residential property boundaries which are adjacent to Canada Post Community Mail Boxes
Landscape Works
40 Prior to plan registration the applicant shall pay a maintenance fee for any landscape item deemed necessary by the applicant but which exceeds the City standard This may include but not be limited to special entry feature
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
n-m
structures irrigation systems acoustical walls and architectural landscape elements located on public property
41 Prior to issuance of final acceptance of all landscape works the applicant shall provide as-built drawings in the form of digital files for all dedicated park open space stormwater management entry feature landscape buffer blocks etc The submission of these drawings will meet the latest digital standards as prescribed by the City of Brampton
Urban Design amp Architectural Control
42 The applicant shall implement the Community Design Guidelines including but not limited to the provision of appropriate building architecture landscape treatments and other arrangements to accommodate the consolidation of street accessories such as newspaper boxes mail boxes utility boxes etc to the satisfaction of the Commissioner of Planning Design amp Development and the Director Community Design Planning and Development In this regard minor revisions to the plan may be necessary to provide sufficient space for such features
PARK AND OPEN SPACE REQUIREMENTS
Parkland
43 In accordance with current City practices prior to the issuance of Building Permits for all medium density residential high density residential and commercial development which is subject to Site Plan Approval satisfactory arrangements shall have been made with the realty Services Section of the Buildings and Property Management Department and the Finance Department with respect to the payment of cash-in-lieu of parkland and valued as of the day before the day of building permit issuance pursuant to Section 42(6) of the Planning Act and the City of Bramptons Parkland Dedication By-Law
Open Space Plans
44 NA
Vegetation Assessment
45 Prior to the submission of any grading and servicing plans or any grading on the subject property and prior to registration of the plan the applicant shall
a) submit to the satisfaction of the Community Design Parks Planning and Development Division a Vegetation Inventory and Assessment for the preservation of as many trees as possible identified by the City as desirable for preservation In this regard the applicant shall be required to identify on the Grading and Drainage Plans and Landscaping Plans the trees to be retained and the methodology proposed for their
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
10
retention This methodology shall include individual tree preservation plans illustrating proposed building sites and working envelopes existing and proposed grades and the trees to be protected or removed and shall be supported by a hydrogeoligists report which recommends appropriate subdivision and grading techniques for the maintenance of existing surface runoff or ground water conditions necessary for the long term preservation of the trees identified for retention All preservations and tree protection measures are to be installed and inspected by the City prior to pre-servicing of the subdivision
b) stake the location for the sanitary sewer where the least disturbance will occur to the natural aesthetics of the public open space to the satisfaction of the Community Services Department
c) locate the detention ponds in locations where minimal impact will occur to the natural aesthetics of the valley to the satisfaction of the Community Services Department and
d) retain a Landscape ArchitectEcologist to prepare Planting and Restoration Plans for the quantityquality ponds for approval by the Community Services Department
46 Prior to assumption any material identified in the Tree Preservation and Management Plan(s) as hazardous or identified for removal for accessibility or safety reasons and any deleterious materials and debris not normally found in a natural area whether in a woodlot block vista block or other location as determined by the City shall be removed at the applicants expense
Natural Heritage System
47 It is acknowledged that the limit of development includes an appropriate buffer to facilitate protection and preservation of the Natural Heritage System The width of the buffer has been established by the Mount Pleasant Secondary Plan
48 Prior to registration the City shall obtain the gratuitous pre-conveyance of the Huttonville Creek Natural Heritage System or portions thereof if necessary
BUILDING REQUIREMENTS
Site Plan Approval
49 The owner acknowledges that any Medium Density Residential Blocks High Density Residential Blocks and Commercial Blocks will require Site Plan Approval prior to the issuance of a building permit
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
11 P7-1+S
Exposed Basements
50 NA
Driveway Locations
51 NA
Fire Break Lots
52 NA
Foundations
53 Prior to the issuance of any building permit the owner shall provide an engineering report to the satisfaction of the Chief Building Official indicating special foundation requirements if any to support structures that may be erected on disturbed ground or lots where filling has occurred
NOISE ATTENUATION REQUIREMENTS
Noise Abatement
54 Prior to the applicant entering into any residential purchase and sale agreements the applicant shall engage the services of a qualified acoustical consultant to complete a noise study recommending noise control measures satisfactory to the City (and Region of Peel when requested by the Region) where applicable A copy of this report shall be provided to the Citys Chief Building Official
Note In this regard revisions to the plan such as lot adjustments may be necessary to achieve acceptable rear yard area in conjunction with satisfactory noise attenuation measures and City policy
55 The noise control measures and noise warnings recommended by the acoustical report as required in condition number 52 above shall be implemented to the satisfaction of the Director Engineering and Development Services (and Region of Peel as required)
56 Prior to the issuance of any building permits the owner shall provide the Citys Chief Building Official with a certificate certifying that the builders plans for each dwelling unit to be constructed on the plan shows all of the noise attenuation works required by the approved acoustical report and the approved plans where applicable
57 The City of Brampton will not accept any temporary warning clauses with duration of three (3) years as mitigation
58 Prior to final approval all stationary noise problems must be addressed
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
2 F7-UH REAL ESTATE REQUIREMENTS
Easements
59 The owner shall grant all necessary easements for drainage utility and servicing purposes as may be required to the appropriate agency or public authority
Deeding Roads and Pathways
60 The proposed road allowances road widenings daylighting pedestrian pathways bicycle pathways and public transit rights of way provisions shall be dedicated as public highways on the final plan proposed for registration
Open Space
61 Prior to registration all identified open space lands within the subject application including all lands associated with the Natural Heritage System associated buffer(s) all identified vista park blocks all identified stormwater block engineered (drainage) channel blocks and identified entry feature blocks shall be conveyed to the City gratuitously and in a condition satisfactory to the City No parkland dedication credit will be provided for the blocks in question The applicant will landscape the subject blocks in accordance with the approved plans and will be eligible for development charges credit against work performed where applicable and in accordance with City standards and the current Development Charges By-law
62 In conjunction with the submission of the first engineering submission the applicant shall provide detailed working drawings for all identified park blocks open space blocks stormwater management facilities engineered drainage channels landscape buffer blocks streetscape planting entry feature blocks and fencing to the satisfaction of the applicable approving departments and in accordance with the latest City standards Fencing shall be included along holdout properties where they abut the plan subject to the approval of the existing property owners
The applicant shall comply with both the facility fitconcept plan approved prior to draft plan approval andor the recommendations of the approved Community Design Guidelines (as applicable)
63 Prior to registration the developer agrees to provide the City with the final landscape submission a detailed summary of all areas of parkland open space stormwater management ponds valleylands woodlots and buffers including quantities or areas of boulevard and buffer sod boulevard and buffer trees shrub beds and irrigation systems that will be installed by the developer in the subdivision agreement and will be owned by the City at assumption of the Subdivision Plan
64 Prior to assumption the developer is responsible for the development of all park open space stormwater management entry feature and landscape buffer blocks in accordance with the approved plans and in accordance with the current Development Charges By-law
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
13 F7-HS
Walkways
65 NA
Road Widenings
66 The road widening Blocks 11 to 14 shall be gratuitously dedicated to the Region of Peel on the final plan
03 Metre Reserves
67 03 metre reserves shall be conveyed to the Cityof Brampton on Blocks 15 to 19
Buffers
68 NA
Transit
69 Prior to registration the applicant shall consult with Brampton Transit to determine suitable locations for transit stops and to indicate these locations on the Aboveground Servicing Plans
70 The applicant shall agree to meet the conditions of Brampton Transit with respect to the installation of future bus stop infrastructure to the satisfaction of the Commissioner of Works and Transportation
NOTICE REQUIREMENTS
Sales Office Community Information Maps
71 NA
Use of Land Notices
Statements and Clauses
72 NA
Signage
73 In conjunction with the first engineering submission the owner shall erect and maintain signs in the following locations and in the following manner
a) On Block 6 indicating that Block 6 will be developed as part of a Natural Heritage System containing important environmental features and systems and in accordance with the approved Huttonivlle and Fletchers Creeks Subwatershed Study This Block is to be left in a
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
f-HW 14
naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
f7-t7 15
i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
p-ne16
any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 2 IT- 10022B and C04W11006
F7-M417
88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
18 P7-50
distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
P7-SI19
advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
F7-S 20
L5N 6R4
Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
P7-S3 21
NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
F 7-9 a
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EXTRACT FROM SCHEDULE A(GENERAL LAND USE DESIGNATIONS) OFTHE CITY OF BRAMPTON OFFICIAL PLAN
SUBJECT LAND
APPEALED TO THE OMB
bull BRAMPTON bromplonca FlOWe City PLANNING DESIGN amp DEVELOPMENT
0 50 100
Drawn By TD Date 2011 01 25
LOCAL ROAD OPEN SPACE
N-W BRAMPTON URBAN ^poundpoundpound
MAJOR ROAD DEVELOPMENT MWm-AREA
APPENDIX 1
OFFICIAL PLAN DESIGNATIONS GAGNON amp LAW URBAN PLANNERS LTD MATTAMY (CREDIT RIVER) LTD
CITY FILE C04W11006 AND 21T-10022B
SPECIAL LAND USE POLICY AREA PT
CORRIDOR PROTECTION AREA
Maylicld Rd F7-ia-
LEGEND ROAD NETWORK INFRASTRUCTURE RECREATIONAL OPEN SPACE OTHER
LaD
Transit Spine Collector Road CNR Rail Line LP Local Park
mdash Arterial Road TransCanada Gas Pipeline City Park (ffi)
reg Heritage Resource Designation under the mdash Collector Road 0 Grade Separation ParketteP Ontario Heritage Act
i Potential Connection LF GO Layover Facility Town Square Heritage Resource Listed on the City of
swu Stormwater Management Facility V Vest Pocket o Brampton Register of Heritage Properties
NATURAL HERITAGE SYSTEM INSTITUTIONAL RETAIL bull Mixed Use Area
bulli Natural Heritage System Area K-s Public Junior Elementary School Site District Retail bull Property Lines
6-8 Public Senior Elementary School Site rem Convenience Retail
RESIDENTIAL Separate Elementary School Site LnbJ Neighbourhood Retail SE Norval Farm Supply Special Policy Area LowMedium Density USJ Public Secondary School Site MVC| Motor Vehicle Commercial
Peel Regional Police Association Special LSEJ Separate Secondary School Site E3bull Medium Density Policy Area Place of Worship
APPENDIX 2 - MOUNT PLEASANT SECONDARY PLAN DESIGNATIONSbull BRAMPTON GAGNON amp LAW URBAN PLANNERS LTDbromploncD FIOWOTGtV
MATTAMY (CREDIT RIVER) LTDPLANNING DESIGNampDEVELOPMENT
1000
3 Drawn By TD CITY FILE C04W11006 amp 21T-10022B Dale 20101215
PVIl
OMB Decision File No PL090459
PORTION OF LANDS SUBJECT TO
THE MOUNT PLEASANT SECONDARY PLAN
SUBJECT LANDS
C
LEGEND INSTITUTIONAL COMMERCIAL
DR DISTRICTRETAIL SP SENIOR PUBLIC SCHOOLRESIDENTIAL
IOW MEDIUM DENSITY RESIDENTIAL NR NEIGHBOURHOOD RETAILELEMENTARY SCHOOLSif MEDIUM DENSITY RESIDENTIAL CR CONVENENCF RETAILB^8S[gtj SECONDARY SCHOOL
MEDIUMCLUSTERHOI DENSITY RESIDENTIAL H8 HIGHWAYSERVICE COMMERCIALp--bullpoundgt PLACE OF WORSHIP
SPECIAL POLICY AREA BovoiVd Driva West TRANSPOFITATION OPEN SPACE m
Xppy-i COMMUNTTY PARK GRADE SEPARATION v bull-bull o ARTERIAL ROADS NEIGHBOURHOOD PARK
mdash mdash mdash COL1 ECTOR ROADS
PRIMARYVAIIEYIAND
MKEDUSENOCE SECONDARY VALLEY LAND
spillapea specialpoocyarea2
storm water management facility
e_ secondary plan boundary t area subject to amend ment
APPENDIX 3 - FLETCHERS MEADOW SECONDARY PLAN DESIGNATIONS^BRAMPTON GAGNON amp LAW URBAN PLANNERS LTDXbramptoin FlowerCity MATTAMY (CREDIT RIVER) LTD PLANNING DESIGN AND DEVELOPMENT
Date20110126 Drawn By TD CITY FILE C04W11006 AND 21T-10022B
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SUBJECT LAND AGRICULTURAL INSTITUTIONAL
1 | ZONING BOUNDARY COMMERCIAL OPEN SPACE
iiiiini RAILWAY INDUSTRIAL RESIDENTIAL
APPENDIX 4bull BRAMPTON ZONING DESIGNATIONSbromplonca HOWBT City GAGNON amp LAW URBAN PLANNERS LTD
PLANNING DESIGN amp DEVELOPMENT MATTAMY (CREDIT RIVER) LTD 100
3 Drawn By TD Date 2011 01 25 CITY FILE C04W11006 AND 21T-10022B
P7-IS
AERIAL PHOTO DATE MARCH 2010
MOUNT PLEASANT GO| | SUBJECT LAND AGRICULTURAL INDUSTRIAL STATION
OPEN SPACE COMMERCIAL RESIDENTIAL
APPENDIX 5bull BRAMPTON AERIAL amp EXISTING LAND USE
bramptonca HOWei City GAGNON amp LAW URBAN PLANNERS LTD PLANNING DESIGN amp DEVELOPMENT MATTAMY (CREDIT RIVER) LTD
50 100
Drawn By TD Date 2011 01 25 CITY FILE C04W11006 AND 21T-10022B
P7-amp
APPENDIX 6
DETAILED PLANNING ANALYSIS
City File Numbers C04W11006 and 21T-10022B
Provincial Policy Statement
The proposed draft plan of subdivision is consistent with matters of Provincial interest as identified in the Provincial Policy Statement with respect to
bull focusing growth within a designated urban area and
bull avoiding development and land use patterns that may cause environmental or public health and safety concerns
Strategic Plan
The proposed draft plan of subdivision is consistent with the following goal streams in the Citys Strategic Plan
bull a Dynamic and Prosperous Economy since Commercial Blocks 1 to 4 inclusive will attract new business opportunities
bull Enhancing Our Community since future development Blocks 7 and 9 hold the potential for implementing a mix of residential housing types and
bull a Modern Transportation Systems since the delivery of both Creditview Road and the westerly extension of Station Road provides transportation infrastructure to support the Mount Pleasant Secondary Plan and the Mount Pleasant GO Station
Official Plan
The subject property is designated Residential and Open Space in the Official Plan An Application to Amend the Official Plan is not required to facilitate the proposed draft plan of subdivision
Mount Pleasant Secondary Plan
The portion of the subdivision plan located west of proposed Creditview Road (Street A) is located within the Mount Pleasant Secondary Plan (Area 51) In accordance with the land use Schedule SP 51(a) of the Secondary Plan these lands are designated District Retail Natural Heritage System Area Storm Water Management Facility GO Layover Facility and Norval Farm Supply - Special Policy Area
With respect to the District Retail designation permitted uses include the commercial uses identified and described in Section 4210 of the City of Brampton Official Plan In addition major free standing office medium and high density residential development is
10 P7-17
permitted High density residential development may be permitted without the need for an Amendment to the Official Plan or the Secondary Plan Block 6 on the revised subdivision plan coincides with the Natural Heritage System Area designation and Block 5 coincides with the Storm Water Management Facility designation
The Go Layover Facility designation coincides with a locomotive train layover area on the south side of the CN Rail line within the CN owned rail corridor that will be used in the winter months to warm up train engines The final location for this facility is proposed to be located somewhere along the northerly boundaries of Block 10 7 or 5 This facility has been accommodated for from a noise attenuation perspective for some of the residential uses in the draft approved Mount Pleasant Secondary Plan subdivisions located to the north The same noise attenuation requirements will be applied to the draft plan of subdivision once a final determination is made with respect to the type of residential uses on Future Development Block 7
The revised subdivision plan now includes the Norval Farm Supply site at the northerly section of future development Block 9 Policy Section 5132 of the Mount Pleasant Secondary Plan indicates that due to access and noise constraints associated with this agriculturalfeed mill operation redevelopment of these lands is considered to be better suited for commercial andor higher density residential uses
It is understood that the owners of the subject lands and Norval Farm Supply have negotiated an agreement whereby the applicant will acquire the Norval Farm Supply lands and the facility will cease operations on January 31 2014 with approximately 6 months required after this date to decommission the site As a result the access and noise constraints will be eliminated thereby providing an opportunity to examine residential and commercial development potential Detailed development policies and standards governing this portion of the Draft Plan will be addressed through the processing of a future Official Plan and Zoning By-law Amendment Application In addition it is noted that although the March 7 2011 public meeting notice did not refer to the addition of the Norval Farm Supply lands the intent for this section of the subdivision plan as originally submitted was for mixed use development in this general location This reflects the Mount Pleasant Secondary Plan policies that are specifically related to the Norval Farm Supply lands and state that mixed use high density residential and commercial uses could be developed on these lands
An Application to Amend the Mount Pleasant Secondary Plan is not required to facilitate the draft approval of the subdivision plan however the applicant has acknowledged that an amendment to the Secondary Plan will be provided if requested along with the filing of future applications to amend the zoning by-law to implement the various blocks on the subdivision plan Key issues requiring further exploration include
bull protecting for the potential development of free standing office development and medium and high density residential development and
11 FMf
bull determining appropriate residential densities in light of the maximum net residential density of 60 units per hectare for Medium Residential Density development and a maximum net residential density of 200 units per hectare for High Residential Density development
Fletchers Meadow Secondary Plan
The portion of the subdivision plan located east of Creditview Road is located within the Fletchers Meadow Secondary Plan and is designated Mixed Use Node The Mount Pleasant Village Mobility Hub Block Plan (OP 2006-021) designates the lands east of Creditview Road Mixed Use Area 4 key policies include
bull land use permission for a significant concentration of employment lands including retail commercial and office development a mix of residential uses including apartments and communityopen space uses
bull a density target of 100 persons and jobs combined per gross hectare over the entire Mixed Use Area 4 lands and lands owned by GO Transit and
bull 6 storey building heights for apartments and office buildings 1-2 storeys for retailcommercial uses
The Mixed Use Node and Mixed Use Area 4 designations and policies are further supplemented by the Citys Growth Plan Official Plan Amendment and policies specific to the Mount Pleasant GO Station Mobility Hub especially with respect to densities that support the mobility hub concept
An application to amend the Fletchers Meadow Secondary Plan and a detailed exploration of the Citys Growth Plan Official Plan Amendment are not required to facilitate the draft plan approval of the subdivision plan However these matters will be addressed with the filing of future applications to amend the zoning by-law to implement the various blocks along with any required amendments to the Secondary PlanOfficial Plan
Zoning
The subject property is zoned Agricultural (A) in Zoning By-law 270-2004 An application to amend the Zoning By-law will be required to rezone the various blocks on the draft plan of subdivision to appropriate zoning designations that reflect the ultimate land uses built form and community vision for this area The applicant intends to file applications to amend the zoning by-law in the near future The zoning does not need to be amended to allow the plan of subdivision to proceed
12 P7-H
Master Site Plan
In accordance with the block planning policies contained in the Mount Pleasant Secondary Plan the submission of a master site plan for the subject lands is required to evaluate in greater detail issues pertaining to land use massing design density and phasing of development The master site plan for the entire subdivision and any other associated requirements will be submitted with the future applications to amend the Zoning By-law
Environmental Issues
Open Space (Natural Heritage System) Block 6 on the proposed draft plan of subdivision is designated Natural Heritage System Area in the Mount Pleasant Secondary Plan This Block is to be in accordance with the approved Mount Pleasant Secondary Plan Subwatershed Study (SWS) and the Mount Pleasant Block Plan Sub-Area 51-1 Environmental Implementation Report (EIR)
The approved Sub-Area 51-1 Block Plan Official Plan Amendment OP2006-055 adopted by City Council on February 23 2011 contains a policy whereby development applications shall conform to the approved SWS and implemented by the approved EIR and Conceptual Fisheries Compensation Plan (CFCP) Conditions of draft plan approval have been provided by Credit Valley Conservation and the City to address the natural heritage system components for all of the Mount Pleasant Secondary Plan subdivisions in the northerly 51-1 block plan lands that were draft approved on October 11 2011 Similar conditions of draft plan approval will be provided for this subdivision plan through updated conditions of draft plan approval once the circulation period for comment has ended To assist in this the applicants Scoped Environmental Impact Study has also been circulated along with the draft plan of subdivision
With respect to Open Space (Natural Heritage System) Block 6 the preliminary key findings of the applicants Scoped Environmental Impact Study include
bull All lands within Block 6 will be fully protected by the Natural Heritage System boundary contained in the approved Subwatershed Study and as determined through the Block Plan Sub-Area 51-1 Environmental Implementation Report
bull The applicability of the approved Natural Heritage System designation in the Mount Pleasant Secondary Plan to Block 6 ensuring that it will be fully maintained and protected
bull Stormwater management ponds will provide an enhanced level of stormwater treatment as agreed to through the Subwatershed Study approval process to protect this section of Huttonville Creek and
Finally consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 5 of this report authorizes staff to
13 PViO
obtain pre-conveyance of the Huttonville Creek Natural Heritage System (Block 6) if necessary prior to registration
Transportation Issues
The purpose of this proposed draft plan of subdivision is to establish a road network in the vicinity of the Mount Pleasant GO Station with a particular emphasis on the Creditview Road (Street A) extension and the westerly Station Road extension (Street B) as key transportation infrastructure to support the Mount Pleasant community and the Mount Pleasant GO Station To this extent a Traffic Impact Study has been initiated by the applicant to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions To assist in this the applicants Traffic Impact Study has also been circulated along with the draft plan of subdivision
The preliminary findings of the applicants Traffic Impact Study include
bull an acceptable level of operation at all of the proposed intersections and
bull a proposed road network and right-of-way widths that support the proposed development blocks and the preliminary land uses that will be refined through future applications to amend the zoning by-law
With respect to the Creditview Road (Street A) extension from Bovaird Drive West the applicants Traffic Impact Study indicates that the preferred alignment and right of way width reflects the environmental assessment approved for this road in 2009 and work to date involving the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes The Creditview Road (Street A) right of way width of 42 metres as shown on the revised draft plan is intended to meet City requirements identified through the Environmental Assessment process and in particular with respect to transit stop amenities
The Study also notes that the preliminary design work is underway for the section of Creditview Road and the associated CN Rail underpass with construction anticipated to be completed sometime in 2013 and 2014 This subdivision could be registered in the Spring of 2012 at which time the streets on the subdivision plan would be conveyed to the City as public roads Nevertheless to be consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 4 of this report authorizes staff to obtain the pre-dedication of roads if necessary prior to registration This recommendation protects the Citys interests if for some reason the timing for the construction of Creditview Road and the CN rail underpass were to be accelerated
With respect to the westerly extension of Station Road (Street B) the preliminary findings of the applicants Traffic Impact Study are as follows
14 F7--l
bull the alignment and extent of Station Road (Street B) as shown on the subdivision plan is appropriate and sufficient to support the proposed development blocks and the preliminary land uses that will be refined through future applications to amend the zoning by-law
bull the proposed 315 metre right-of-way width as a four lane collector road is more than is typically required but it has been provided to allow for the ultimate extension of Street B across Huttonville Creek to connect with Mississauga Road should it be confirmed as being desirable and feasible through the Environmental Assessment Study process and
bull the most westerly extension of Street B terminating in a cul-de-sac is intended to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road
The Traffic Impact Study identified through its analysis of the transportation network that the crossing of the Natural Heritage System (NHS) connecting Street B with Mississauga Road in the vicinity of Street C is not necessary to facilitate the draft plan approval of the subdivision As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders In this respect to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
Finally the subdivision plan deletes a potential street connection from the commercial block located immediately east of Creditview Road (Street A) The applicant has indicated that they are amenable to protecting for this road connection through the filing of a future application to amend the zoning by-law for this block
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In this respect Recommendation 3 iv) of this report recommends that prior to the issuance of draft plan approval arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
Finally the subdivision plan deletes a potential street connection from the commercial block located immediately east of Creditview Road (Street A) The applicant has indicated that they are amenable to protecting for this road connection through the filing of a future application to amend the zoning by-lawfor this block In this respect Recommendation 3 iv) of this report recommends that prior to the issuance of draft plan approval arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
Servicing
Full municipal services are proposed in conjunction with this development involving the tunnelling of two sanitary sewers south of the CN rail line and crossing a section of the Huttonville Creek and the connections to the existing watermains on Mississauga Road and Bovaird Drive West
The approved Mount Pleasant Secondary Plan Infrastructure Servicing Study did not identify any impediments regarding the capacity of the existing and future municipal water and sanitary sewer system to accommodate development on the subject lands
The Region of Peel will provide appropriate conditions of draft plan approval regarding municipal water and sanitary sewer services
The requirement for a stormwater management pond was identified through the Mount Pleasant Secondary Plan Subwatershed Study and has been provided for through stormwater management Block 5 on the draft plan of subdivision
A Functional Servicing Report has been provided by the applicant for review by the Citys Engineering and Development Services Division that
bull outlines the rationale for the size and location of the proposed pond Block 5 and
bull provides technical requirements for the proposed pond including the protection of the abutting Huttonville Creek contained in Block 6
Finally consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 6 of this report authorizes the Citys Engineering and Development Services Division to begin the review of the preliminary development engineering works related to servicing facilities and infrastructure in advance of draft plan approvals No construction of servicing works will be permitted to commence ahead of draft plan approvals unless approval is given by the
16 P7-1S
Commissioners of the Planning Design and Development and Works and Transportation Departments
Urban Design
Staff has evaluated a preliminary concept site plan provided by the new potential owner of Commercial Blocks 1 to 4 inclusive However this preliminary concept site plan has no official status and will be updated in the context of the submission of a future application to amend the zoning by-law An urban design brief will be submitted at that time to enable a comprehensive evaluation of urban design and built form for the blocks on the proposed revised draft plan of subdivision
Recommended Draft Plan Approval Process
The draft conditions of draft plan approval found at Appendix 8 reflect the Citys Standard Conditions of Draft Plan Approval as administered by the Planning Design and Development Department and have been tailored to the unique circumstances of this particular subdivision and in particular the future submission of an application(s) to amend the zoning by-law for the proposed blocks
Recommendation 4 of this report directs staff to prepare appropriate conditions of draft plan approval in general accordance with the draft conditions of draft plan approval contained in Appendix 8 of this report along with updatedrevised conditions of draft plan approval from internal City Departments and external commenting agencies all to the satisfaction of the Commissioner of the Planning Design and Development Department
The findings of the various studies submitted by the applicant and the various issues outlined in this Appendix will if necessary be incorporated as conditions of draft plan approval or comprise future amendment(s) to the draft approved subdivision plan The subdivision plan and studies are in the circulation period during the time of the writing of this report
CONCLUSION
The approval in principle of the revised draft plan of subdivision application facilitates the establishment of development blocks and a road network and subject to the approval of the recommendations in this report represents good planning Further requirements pertaining to the subject lands will be addressed through the submission of future development applications for the various blocks within the plan of subdivision
17 f7-^
APPENDIX 7
PUBLIC MEETING ATTENDANCE RECORD
City File Number C04W11006 Subdivision File21T-10022B
Members Present
Regional Councillor P Palleschi - Wards 2 and 6 (Chair) City Councillor V Dhillon - Wards 9 and 10 (Vice-Chair) Regional Councillor E Moore - Wards 1 and 5 City Councillor G Gibson - Wards 1 and 5 City Councillor J Hutton - Wards 2 and 6 Mayor Susan Fennell (designate for Regional Councillor J Sanderson)
Members Absent
Regional Councillor J Sanderson - Wards 3 and 4 (personal) Regional Councillor G Miles - Wards 7 and 8 (other municipal business) Regional Councillor S Hames - Wards 7 and 8 (vacation) Regional Councillor J Sprovieri - Wards 9 and 10 (vacation) City Councillor B Callahan - Wards 3 and 4 (vacation)
Staff Present
Planning Design and Development Department J Corbett Commissioner Planning Design and Development A Smith Director Planning Policy and Growth Management D Kraszewski Director Planning and Land Development Services M Won Director Engineering and Development Services K Walsh Director Community Design Parks Planning and Development A Parsons Development Planner B Steiger Central Area Planner N Grady Development Planner
Corporate Services Department J Burton Legal Counsel E Evans Deputy Clerk C Urquhart Legislative Coordinator
Members of the Public
Mr Michael Vernem 18 Leagrove Street Brampton
18 PI-IS
Results of the Public Meeting
A special meeting of the Planning Design and Development Committee was held on March 7 2011 in the Council Chambers 4th Floor 2 Wellington Street West Brampton Ontario commencing at 700 pm with respect to the subject application Notices of this meeting were sent to property owners within 900 metres As indicated in Appendix 7 one interested member of the public was in attendance to speak to the application and as found at Appendix 8 correspondence was received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Comments Provided at the Public Meeting
Mr Michael Vernem 18 Leagrove Street Brampton expressed concerns regarding the proposed access to the site from Bovaird Drive given the existing traffic congestion He suggested that measures be taken to improve traffic on Bovaird Drive before development begins at the site
Staff Response
As noted under the Transportation Issues section in Appendix 6 of this report a Traffic Impact Study has been prepared by the applicant in support of the revised draft plan of subdivision to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions based in part on their review of the Traffic Impact Study
There is the opportunity for the Region of Peel to impose requirements through conditions of draft plan approval relating to Bovaird Drive West Notwithstanding this the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes could alleviate Mr Vernems concerns with existing traffic congestion
Correspondence Received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Staff Response
The applicant has received Mr Davies correspondence and has advised staff that they accept in principle the need to integrate road access and connectivity between the subdivision plan and the Osmington lands As noted under the Transportation Issues section in Appendix 6 of this report the applicant has provided the most westerly extension of Street B terminating in a cul-de-sac to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road The applicants Traffic Impact Study indicates that through their ongoing analysis of the transportation network a road crossing over the
19 p7-iU
Natural Heritage System (NHS) by way of connecting Streets B and C not necessary As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders in this regard There is the opportunity to impose requirements through conditions of draft plan approval andor clauses in future rezoning agreements pertaining to all aspects of the road network contained within the proposed draft plan of subdivision Notwithstanding this Mr Davies is encouraged to have his client - Osmington- participate with Mattamy in the future Environmental Assessment Study process in order to ensure acceptable road network integration between the subject property and the Osmington lands This process can occur in conjunction with the recommended draft plan approval of the subject lands and if a road crossing over Huttonville Creek by way of connecting Streets B and C is warranted from an overall transportation network perspective then this could be achieved through the filing of a new draft plan of subdivision sometime in the future or other methods acceptable to the City (ie through an agreement and reference plan to convey the road) In the meantime to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
20 P7-VT
Appendix 8 Correspondence Received City File Numbers C04W11006 and 21T-10022B
e fVW
D a vies
H o w e
P a i iner s
LLP
Lawyers
The Fifth Floor
99 Spadina Ave
To r o n t o 0 n t a ri o
M5V 3P8
T 4169777088
F 4169778931
davieshowecom
Please refer to Jeffrey L Davies e-mail jdauiesdauieshowecom
March 2 2011
The Chair and Committee Members
Planning Design and Development Committee co Mr John Corbett Commissioner The City of Brampton 2 Wellington Street City Hall 3rd Floor L6Y4R2
Dear Chair and Committee Members
Re Information Report - Mattamy (Credit River) Limited Draft Plan of Subdivision Application
We represent Osmington Inc the owner of the lands on the west side of Mississauga Road and being across from the Mattamy lands
The engineers for Osmington have been working with the engineers for Mattamy regarding mutual road alignment and other considerations
Osmington submits that the alignment of Station Road within the proposed Mattamy subdivision would be improved if it were to follow the alignment shown on the attached sketch
Yours sincerely DAVIES HOWE PARTNERS LLP
Jeffrey L Davies
JLDmc
Encl
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Page 2
Davies copy Howe N Sabat Osmington Inc Part n e F Doricin Mattamy Development Corporation 11 f- M Vernooy Mattamy Development Corporation
M Gagnon Gagnon amp Law C Chung Glen Schnarr amp Associates Inc D Cherepacha Read Voorhees amp Associates R Webster The Sernas Group Inc
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20
Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
2i F7-S2
Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
F7-S3
SCHEDULE A
DRAFT CONDITIONS OF DRAFT APPROVAL
DRAFT APPROVAL DATE
SUBJECT Draft Plan of Subdivision
GAGNON amp LAW URBAN PLANNERS LTD shyMATTAMY (CREDIT RIVER) LTD 21T-10022B
City of Brampton C04W11006
Planner Neal Grady
In accordance with By-law 10-97 the Council of the City of Brampton has made a decision to authorize the draft approval of the above noted draft plan of subdivision subject to the following conditions
GENERAL PLANNING REQUIREMENTS
Approved Plan and Redlines
1 The final plan shall conform to the draft plan prepared by GAGNON amp LAW URBAN PLANNERS LTD dated October 7 2011
Development Agreement
2 A Subdivision Agreement shall be entered into and executed by the applicant the City of Brampton and the Region of Peel to satisfy all financial legal and engineering matters including landscaping and the installation of municipal services parkland dedication or cash-in-lieu of parkland requirements to the satisfaction of the Director Community Design Parks Planning and Development and other requirements of the City of Brampton and the Region of Peel including the payment of all applicable Regional City and Educational development charges in accordance with their applicable Development Charges By-laws
Zoning
3 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Commercial Blocks 1 through 4 to the satisfaction of the Commissioner of Planning Design and Development
4 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Future Development Blocks 7
F7-3H
and 9 to the satisfaction of the Commissioner of Planning Design and Development
5 Future Development Blocks 7 and 9 shall only be developed in conjunction with a future Zoning By-Law Amendment application to permit the development in accordance with the draft approved plan of subdivision including zoning controls that are unique and specific to the design characteristics of the subdivision
Staging
6 Development of the plan shall be staged to the satisfaction of the City and the Region of Peel In this regard among other things staging of the development of the plan shall be based on the timing of road improvements and the timing of the provision of other essential services and facilities for this subdivision In this regard the applicant shall agree to enter into a phasing agreement if and when required by the City or the Region of Peel
Maintenance Easements
7 NA
Reserve Block and Lots
8 Prior to registration the applicant shall demonstrate to the satisfaction of the Commissioner of Planning Design amp Development by the submission of appropriate development concepts or by other suitable means that abutting lands can be developed in an appropriate manner and in accordance with the applicable Secondary Plan In this regard minor revisions to the plan may be necessary to facilitate the appropriate development of abutting lands
9 Future Development Block 8 will be deeded to the City of Brampton in escrow pending the outcome of the Station Road EA Any portion of Future Development Block 8 that is not required for the future Station Road shall be gratuitously conveyed to the adjacent landowner following the transfer of the Station Road right-of-way lands to the City
Building Removal
10 Prior to registration the applicant shall remove any existing buildings on those lands contained within the phase being registered
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
H-SS 3
SERVICING GRADING AND ROAD REQUIRMENTS
Drainage
11 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof the following matters are to be approved to the satisfaction of the Director Engineering and Development Services and the Credit Valley Conservation
i Functional Servicing Report dated October 2011 prepared by Urbantech and if necessary the subdivision plan shall be redline revised to implement the findings of the amended Functional Servicing Report including but not limited to inclusion of easements or stormwater management blocks which may result in modifications to the proposed lot and road layouts
ii Hydrogeological Report analysis and recommendations consistent with the approved Environmental Implementation Report and Scoped Environmental Impact Study
iii mitigation andor compensation measures consistent with the recommendations of the approved Environmental Implementation Report and Scoped Environmental Impact Study and if necessary the plan shall be redline revised to implement satisfactory mitigation andor compensation measures
iv detailed engineering and grading plans for the overall draft plan of subdivision
v appropriate sediment and erosion control measures
vi that appropriate permits under Ontario Regulation 16006 be received
b) Agree in the subdivision agreement in wording acceptable to the Director Engineering and Development Services and the Credit Valley Conservation Authority
i) To carry out or cause to be carried out the works referred to in condition 11 a) above
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
4 R-36 Servicing
12 Prior to the initiation of any servicing and prior to the registration of the plan or any phase thereof the applicant shall submit detailed engineering drawings and supporting reports to Development Engineering Services for review and approval No servicing works shall be permitted until the drawings are approved
13 Prior to the initiation of any servicing and prior to the registration of this plan or any phase thereof the applicant shall grant gratuitously all necessary external easements and lands for access drainage servicing and utility purposes as may be required to the appropriate municipality agency or public authority
14 Prior to the first engineering submission the applicant shall submit to the City of Bramptons Development Engineering Services Division for approval a detailed plan illustrating all proposed sidewalk locations within the draft plan of subdivision abutting any commercial plan
15 Provisions shall be made that servicing of this Draft Plan will require construction of a 375 mm diameter sanitary sewer and a 450 mm diameter sanitary sewer within the Plan The 375 mm diameter sanitary sewer and the 450 mm diameter sanitary sewer are the financial responsibility of the Region of Peel as per Development Charges By-law Should the developer wish to proceed with these works in order to obtain clearance of this condition at a time when the Region is not prepared to fund the works then the developer shall be required to enter into a front-ending agreement prior to the constructions of the works This agreement will be subject to the Regions determination that it has or will have sufficient funds to justify entering into the font-ending agreements and Regional Council Approval
Utility Relocation
16 Prior to the registration of the plan arrangements shall be made to the satisfaction of the Director Engineering and Development Services for any relocation of utilities required by the development of the subject lands to be undertaken at the developers expense
Stormwater Management
17 Prior to registration Stormwater Management Ponds to be designed and constructed in accordance with the Functional Servicing Report to the satisfaction of the Director of Engineering and Development Services
18 Prior to registration planting plans shall be approved by the Conservation Authority for all stormwater management blocks
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-I0022B and C04W11006
P7-7 19 Any portion of Stormwater Management Pond Block 5 that is not required to
accommodate the Stormwater Management facility and the future Station Road shall be gratuitously conveyed to the adjacent Landowner following the transfer of the Station Road right-of-way lands to the City
Overland Flow
20 Stormwater overland flow routes shall be kept within roads approved walkways or other locations deemed acceptable by the Director of Engineering and Development Services
Building Separation
21 NA
Hydro One Brampton
22 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the City of Brampton for the provision of major facilities such as switchgear installations
Soil
23 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to registration of this plan or any phase thereof submit for the approval of the City Engineering and Development Services Division a detailed soils investigation of the site prepared by a qualified Geotechnical Engineer A copy of this report shall also be submitted to the Citys Chief Building Official
b) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof submit to the Chief Building Official
i) a Phase 1 Environmental Site Assessment ii) a Phase 2 Environmental Site Assessment if required as
a result of the Phase 1 Environmental Site Assessment iii) a decommissioning report if contaminated material has
been identified and is removed or alternatively a copy of the risk assessment together with a copy of the written acknowledgement of its acceptance by the Ministry of the Environment and
iv) a copy of a Record of Site Condition and confirmation of the filing of Site Condition in the Environmental Site Registry
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
fllt
c) Notwithstanding Condition 22b) above provisions shall be provided for in the Subdivision Agreement where the owner agrees to submit the required documents listed in Condition 22b) for the Feed Mill lands at the time of the decommissioning of the site and that provisions shall be provided for in the Subdivision Agreement that allow for the registration of any part of the plan save and except Future Development Block 8 until such time as the documents required in Condition 22 b) are provided
d) Prior to the initiation of any site grading or servicing the applicant shall provide a report identifying all existing water wells and private sewage disposal systems on the lands The applicant shall provide verification to the satisfaction of the Citys Chief Building Official that all wells and septic systems identified have been decommissioned in accordance with all applicable laws and regulations
Road Alignments
24 The horizontal and vertical alignments of all roads including their intersection geometries shall be designed to the latest City standards and requirements In this regard minor revisions to the road pattern and intersection alignments may be required
Construction Traffic Route
25 Prior to approval of any detailed engineering drawings arrangements shall be made to the satisfaction of the Commissioner of Works and
Transportation for a suitable construction traffic route
Roads
26 Prior to registration the City shall obtain the pre-dedication of roads or portions thereof if necessary
27 The City of Brampton will be designing and constructing the James Potter RoadCreditview Road underpass and a development charges prepayment agreement shall be executed with Mattamy (Credit River) Ltd and the City for its delivery
28 Prior to registration appropriate arrangements shall be made to the satisfaction of the Commissioner of Planning Design and Development for landowners within the boundaries of Block Plan 51-1 to provide a financial contribution if required to contribute to the cost of providing improved pedestrian access along Bovaird Drive West to the Mount Pleasant GO Station
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
FV3
29 Prior to registration the City and the Developer will enter into an agreement with regard to the conveyance and construction of Creditview Road between Bovaird Drive West and Street B of this subdivision This agreement will also address the front-ending and DC recoveries related to this portion of Creditview Road
Traffic Signals
30 Prior to registration the applicant will provide cash-in-lieu funds to the satisfaction of the Director of Engineering and Development Services for the installationupgrading of traffic signals at certain intersections within andor associated with the Plan of Subdivision as determined by the City through the detailed engineering design process These funds will not include signalization or intersection works previously accounted for in the 2009 Development Charges Background Study
Street Lighting
31 The street lighting system on all local and collector roadways for this subdivision development shall be designed and constructed in accordance with the latest City of Brampton standards and specifications The street lighting system on all arterial roadways will continue to use the conventional concrete poles unless specified otherwise by the Director Community Design Parks Planning and Development the Director Engineering and Development Services and the Commissioner of Works and Transportation Communication poles will not be installed on the transit spine collector road
LANDSCAPING FENCING AND STREETSCAPE REQUIREMENTS
Site Clearing Topsoil Stripping
32 The owner shall remove any trees and any vegetation on the subject lands as may be required by the Director Community Design Parks Planning and Development
33 The owner shall not remove any trees or topsoil from the land within the plan or start any grading of the land within the plan prior to registration of the plan without a topsoil removal permit issued pursuant to City of Brampton By-law 30-92 and the approval of the Director Engineering and Development Services including entering into a preliminary subdivision agreement if required by the Director Engineering and Development Services
34 Prior to the granting of a top soil stripping permit or in conjunction with the 1st engineering submission whichever comes first protective hoarding to be determined through detailed design is required
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
F7-1+0
a) Along the Buffer Block Line of the Natural Heritage System
All hoarding will be provided and erected by the applicant at their expense and to the satisfaction of the City prior to the pre-servicing or any construction occurring on the site and shall be maintained by the applicant
Street Trees
35 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to provide street trees along all internal streets within the subject plan and along immediately abutting boulevards of adjacent streets The applicant shall comply with the recommendations of the approved Community design Guidelines (as applicable) to the satisfaction of the City
36 The applicant shall implement at their expense and to the satisfaction of the City all works shown on the approved streetscape plans in accordance with the Subdivision Agreement and the approved Community Design Guidelines (where applicable) and will include the implementation of all applicable boulevard and buffer planting and entry features including all structures and planting
Fencing
37 The owner shall provide detailed engineering and landscape plans for the development of fencing on all Lots and Blocks to the satisfaction of the Director Community Design Parks Planning and Development The owner shall not be eligible for development charges credit against work performed in accordance with City standards and the current Development Charges By-Law
38 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to erect fencing at their expense in accordance with the City Fencing Policy the approved Community Design Guidelines for the area and any other Conditions of Draft Approval for the development that apply to fencing
39 The owner shall make satisfactory arrangements with the Director Community Design Parks Planning and Development through the Subdivision Agreement to erect at their expense decorative wooden screen fencing 18 metres high in locations and of a design satisfactory to the City along all residential property boundaries which are adjacent to Canada Post Community Mail Boxes
Landscape Works
40 Prior to plan registration the applicant shall pay a maintenance fee for any landscape item deemed necessary by the applicant but which exceeds the City standard This may include but not be limited to special entry feature
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
n-m
structures irrigation systems acoustical walls and architectural landscape elements located on public property
41 Prior to issuance of final acceptance of all landscape works the applicant shall provide as-built drawings in the form of digital files for all dedicated park open space stormwater management entry feature landscape buffer blocks etc The submission of these drawings will meet the latest digital standards as prescribed by the City of Brampton
Urban Design amp Architectural Control
42 The applicant shall implement the Community Design Guidelines including but not limited to the provision of appropriate building architecture landscape treatments and other arrangements to accommodate the consolidation of street accessories such as newspaper boxes mail boxes utility boxes etc to the satisfaction of the Commissioner of Planning Design amp Development and the Director Community Design Planning and Development In this regard minor revisions to the plan may be necessary to provide sufficient space for such features
PARK AND OPEN SPACE REQUIREMENTS
Parkland
43 In accordance with current City practices prior to the issuance of Building Permits for all medium density residential high density residential and commercial development which is subject to Site Plan Approval satisfactory arrangements shall have been made with the realty Services Section of the Buildings and Property Management Department and the Finance Department with respect to the payment of cash-in-lieu of parkland and valued as of the day before the day of building permit issuance pursuant to Section 42(6) of the Planning Act and the City of Bramptons Parkland Dedication By-Law
Open Space Plans
44 NA
Vegetation Assessment
45 Prior to the submission of any grading and servicing plans or any grading on the subject property and prior to registration of the plan the applicant shall
a) submit to the satisfaction of the Community Design Parks Planning and Development Division a Vegetation Inventory and Assessment for the preservation of as many trees as possible identified by the City as desirable for preservation In this regard the applicant shall be required to identify on the Grading and Drainage Plans and Landscaping Plans the trees to be retained and the methodology proposed for their
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
10
retention This methodology shall include individual tree preservation plans illustrating proposed building sites and working envelopes existing and proposed grades and the trees to be protected or removed and shall be supported by a hydrogeoligists report which recommends appropriate subdivision and grading techniques for the maintenance of existing surface runoff or ground water conditions necessary for the long term preservation of the trees identified for retention All preservations and tree protection measures are to be installed and inspected by the City prior to pre-servicing of the subdivision
b) stake the location for the sanitary sewer where the least disturbance will occur to the natural aesthetics of the public open space to the satisfaction of the Community Services Department
c) locate the detention ponds in locations where minimal impact will occur to the natural aesthetics of the valley to the satisfaction of the Community Services Department and
d) retain a Landscape ArchitectEcologist to prepare Planting and Restoration Plans for the quantityquality ponds for approval by the Community Services Department
46 Prior to assumption any material identified in the Tree Preservation and Management Plan(s) as hazardous or identified for removal for accessibility or safety reasons and any deleterious materials and debris not normally found in a natural area whether in a woodlot block vista block or other location as determined by the City shall be removed at the applicants expense
Natural Heritage System
47 It is acknowledged that the limit of development includes an appropriate buffer to facilitate protection and preservation of the Natural Heritage System The width of the buffer has been established by the Mount Pleasant Secondary Plan
48 Prior to registration the City shall obtain the gratuitous pre-conveyance of the Huttonville Creek Natural Heritage System or portions thereof if necessary
BUILDING REQUIREMENTS
Site Plan Approval
49 The owner acknowledges that any Medium Density Residential Blocks High Density Residential Blocks and Commercial Blocks will require Site Plan Approval prior to the issuance of a building permit
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
11 P7-1+S
Exposed Basements
50 NA
Driveway Locations
51 NA
Fire Break Lots
52 NA
Foundations
53 Prior to the issuance of any building permit the owner shall provide an engineering report to the satisfaction of the Chief Building Official indicating special foundation requirements if any to support structures that may be erected on disturbed ground or lots where filling has occurred
NOISE ATTENUATION REQUIREMENTS
Noise Abatement
54 Prior to the applicant entering into any residential purchase and sale agreements the applicant shall engage the services of a qualified acoustical consultant to complete a noise study recommending noise control measures satisfactory to the City (and Region of Peel when requested by the Region) where applicable A copy of this report shall be provided to the Citys Chief Building Official
Note In this regard revisions to the plan such as lot adjustments may be necessary to achieve acceptable rear yard area in conjunction with satisfactory noise attenuation measures and City policy
55 The noise control measures and noise warnings recommended by the acoustical report as required in condition number 52 above shall be implemented to the satisfaction of the Director Engineering and Development Services (and Region of Peel as required)
56 Prior to the issuance of any building permits the owner shall provide the Citys Chief Building Official with a certificate certifying that the builders plans for each dwelling unit to be constructed on the plan shows all of the noise attenuation works required by the approved acoustical report and the approved plans where applicable
57 The City of Brampton will not accept any temporary warning clauses with duration of three (3) years as mitigation
58 Prior to final approval all stationary noise problems must be addressed
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
2 F7-UH REAL ESTATE REQUIREMENTS
Easements
59 The owner shall grant all necessary easements for drainage utility and servicing purposes as may be required to the appropriate agency or public authority
Deeding Roads and Pathways
60 The proposed road allowances road widenings daylighting pedestrian pathways bicycle pathways and public transit rights of way provisions shall be dedicated as public highways on the final plan proposed for registration
Open Space
61 Prior to registration all identified open space lands within the subject application including all lands associated with the Natural Heritage System associated buffer(s) all identified vista park blocks all identified stormwater block engineered (drainage) channel blocks and identified entry feature blocks shall be conveyed to the City gratuitously and in a condition satisfactory to the City No parkland dedication credit will be provided for the blocks in question The applicant will landscape the subject blocks in accordance with the approved plans and will be eligible for development charges credit against work performed where applicable and in accordance with City standards and the current Development Charges By-law
62 In conjunction with the submission of the first engineering submission the applicant shall provide detailed working drawings for all identified park blocks open space blocks stormwater management facilities engineered drainage channels landscape buffer blocks streetscape planting entry feature blocks and fencing to the satisfaction of the applicable approving departments and in accordance with the latest City standards Fencing shall be included along holdout properties where they abut the plan subject to the approval of the existing property owners
The applicant shall comply with both the facility fitconcept plan approved prior to draft plan approval andor the recommendations of the approved Community Design Guidelines (as applicable)
63 Prior to registration the developer agrees to provide the City with the final landscape submission a detailed summary of all areas of parkland open space stormwater management ponds valleylands woodlots and buffers including quantities or areas of boulevard and buffer sod boulevard and buffer trees shrub beds and irrigation systems that will be installed by the developer in the subdivision agreement and will be owned by the City at assumption of the Subdivision Plan
64 Prior to assumption the developer is responsible for the development of all park open space stormwater management entry feature and landscape buffer blocks in accordance with the approved plans and in accordance with the current Development Charges By-law
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
13 F7-HS
Walkways
65 NA
Road Widenings
66 The road widening Blocks 11 to 14 shall be gratuitously dedicated to the Region of Peel on the final plan
03 Metre Reserves
67 03 metre reserves shall be conveyed to the Cityof Brampton on Blocks 15 to 19
Buffers
68 NA
Transit
69 Prior to registration the applicant shall consult with Brampton Transit to determine suitable locations for transit stops and to indicate these locations on the Aboveground Servicing Plans
70 The applicant shall agree to meet the conditions of Brampton Transit with respect to the installation of future bus stop infrastructure to the satisfaction of the Commissioner of Works and Transportation
NOTICE REQUIREMENTS
Sales Office Community Information Maps
71 NA
Use of Land Notices
Statements and Clauses
72 NA
Signage
73 In conjunction with the first engineering submission the owner shall erect and maintain signs in the following locations and in the following manner
a) On Block 6 indicating that Block 6 will be developed as part of a Natural Heritage System containing important environmental features and systems and in accordance with the approved Huttonivlle and Fletchers Creeks Subwatershed Study This Block is to be left in a
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
f-HW 14
naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
f7-t7 15
i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
p-ne16
any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 2 IT- 10022B and C04W11006
F7-M417
88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
18 P7-50
distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
P7-SI19
advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
F7-S 20
L5N 6R4
Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
P7-S3 21
NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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EXTRACT FROM SCHEDULE A(GENERAL LAND USE DESIGNATIONS) OFTHE CITY OF BRAMPTON OFFICIAL PLAN
SUBJECT LAND
APPEALED TO THE OMB
bull BRAMPTON bromplonca FlOWe City PLANNING DESIGN amp DEVELOPMENT
0 50 100
Drawn By TD Date 2011 01 25
LOCAL ROAD OPEN SPACE
N-W BRAMPTON URBAN ^poundpoundpound
MAJOR ROAD DEVELOPMENT MWm-AREA
APPENDIX 1
OFFICIAL PLAN DESIGNATIONS GAGNON amp LAW URBAN PLANNERS LTD MATTAMY (CREDIT RIVER) LTD
CITY FILE C04W11006 AND 21T-10022B
SPECIAL LAND USE POLICY AREA PT
CORRIDOR PROTECTION AREA
Maylicld Rd F7-ia-
LEGEND ROAD NETWORK INFRASTRUCTURE RECREATIONAL OPEN SPACE OTHER
LaD
Transit Spine Collector Road CNR Rail Line LP Local Park
mdash Arterial Road TransCanada Gas Pipeline City Park (ffi)
reg Heritage Resource Designation under the mdash Collector Road 0 Grade Separation ParketteP Ontario Heritage Act
i Potential Connection LF GO Layover Facility Town Square Heritage Resource Listed on the City of
swu Stormwater Management Facility V Vest Pocket o Brampton Register of Heritage Properties
NATURAL HERITAGE SYSTEM INSTITUTIONAL RETAIL bull Mixed Use Area
bulli Natural Heritage System Area K-s Public Junior Elementary School Site District Retail bull Property Lines
6-8 Public Senior Elementary School Site rem Convenience Retail
RESIDENTIAL Separate Elementary School Site LnbJ Neighbourhood Retail SE Norval Farm Supply Special Policy Area LowMedium Density USJ Public Secondary School Site MVC| Motor Vehicle Commercial
Peel Regional Police Association Special LSEJ Separate Secondary School Site E3bull Medium Density Policy Area Place of Worship
APPENDIX 2 - MOUNT PLEASANT SECONDARY PLAN DESIGNATIONSbull BRAMPTON GAGNON amp LAW URBAN PLANNERS LTDbromploncD FIOWOTGtV
MATTAMY (CREDIT RIVER) LTDPLANNING DESIGNampDEVELOPMENT
1000
3 Drawn By TD CITY FILE C04W11006 amp 21T-10022B Dale 20101215
PVIl
OMB Decision File No PL090459
PORTION OF LANDS SUBJECT TO
THE MOUNT PLEASANT SECONDARY PLAN
SUBJECT LANDS
C
LEGEND INSTITUTIONAL COMMERCIAL
DR DISTRICTRETAIL SP SENIOR PUBLIC SCHOOLRESIDENTIAL
IOW MEDIUM DENSITY RESIDENTIAL NR NEIGHBOURHOOD RETAILELEMENTARY SCHOOLSif MEDIUM DENSITY RESIDENTIAL CR CONVENENCF RETAILB^8S[gtj SECONDARY SCHOOL
MEDIUMCLUSTERHOI DENSITY RESIDENTIAL H8 HIGHWAYSERVICE COMMERCIALp--bullpoundgt PLACE OF WORSHIP
SPECIAL POLICY AREA BovoiVd Driva West TRANSPOFITATION OPEN SPACE m
Xppy-i COMMUNTTY PARK GRADE SEPARATION v bull-bull o ARTERIAL ROADS NEIGHBOURHOOD PARK
mdash mdash mdash COL1 ECTOR ROADS
PRIMARYVAIIEYIAND
MKEDUSENOCE SECONDARY VALLEY LAND
spillapea specialpoocyarea2
storm water management facility
e_ secondary plan boundary t area subject to amend ment
APPENDIX 3 - FLETCHERS MEADOW SECONDARY PLAN DESIGNATIONS^BRAMPTON GAGNON amp LAW URBAN PLANNERS LTDXbramptoin FlowerCity MATTAMY (CREDIT RIVER) LTD PLANNING DESIGN AND DEVELOPMENT
Date20110126 Drawn By TD CITY FILE C04W11006 AND 21T-10022B
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SUBJECT LAND AGRICULTURAL INSTITUTIONAL
1 | ZONING BOUNDARY COMMERCIAL OPEN SPACE
iiiiini RAILWAY INDUSTRIAL RESIDENTIAL
APPENDIX 4bull BRAMPTON ZONING DESIGNATIONSbromplonca HOWBT City GAGNON amp LAW URBAN PLANNERS LTD
PLANNING DESIGN amp DEVELOPMENT MATTAMY (CREDIT RIVER) LTD 100
3 Drawn By TD Date 2011 01 25 CITY FILE C04W11006 AND 21T-10022B
P7-IS
AERIAL PHOTO DATE MARCH 2010
MOUNT PLEASANT GO| | SUBJECT LAND AGRICULTURAL INDUSTRIAL STATION
OPEN SPACE COMMERCIAL RESIDENTIAL
APPENDIX 5bull BRAMPTON AERIAL amp EXISTING LAND USE
bramptonca HOWei City GAGNON amp LAW URBAN PLANNERS LTD PLANNING DESIGN amp DEVELOPMENT MATTAMY (CREDIT RIVER) LTD
50 100
Drawn By TD Date 2011 01 25 CITY FILE C04W11006 AND 21T-10022B
P7-amp
APPENDIX 6
DETAILED PLANNING ANALYSIS
City File Numbers C04W11006 and 21T-10022B
Provincial Policy Statement
The proposed draft plan of subdivision is consistent with matters of Provincial interest as identified in the Provincial Policy Statement with respect to
bull focusing growth within a designated urban area and
bull avoiding development and land use patterns that may cause environmental or public health and safety concerns
Strategic Plan
The proposed draft plan of subdivision is consistent with the following goal streams in the Citys Strategic Plan
bull a Dynamic and Prosperous Economy since Commercial Blocks 1 to 4 inclusive will attract new business opportunities
bull Enhancing Our Community since future development Blocks 7 and 9 hold the potential for implementing a mix of residential housing types and
bull a Modern Transportation Systems since the delivery of both Creditview Road and the westerly extension of Station Road provides transportation infrastructure to support the Mount Pleasant Secondary Plan and the Mount Pleasant GO Station
Official Plan
The subject property is designated Residential and Open Space in the Official Plan An Application to Amend the Official Plan is not required to facilitate the proposed draft plan of subdivision
Mount Pleasant Secondary Plan
The portion of the subdivision plan located west of proposed Creditview Road (Street A) is located within the Mount Pleasant Secondary Plan (Area 51) In accordance with the land use Schedule SP 51(a) of the Secondary Plan these lands are designated District Retail Natural Heritage System Area Storm Water Management Facility GO Layover Facility and Norval Farm Supply - Special Policy Area
With respect to the District Retail designation permitted uses include the commercial uses identified and described in Section 4210 of the City of Brampton Official Plan In addition major free standing office medium and high density residential development is
10 P7-17
permitted High density residential development may be permitted without the need for an Amendment to the Official Plan or the Secondary Plan Block 6 on the revised subdivision plan coincides with the Natural Heritage System Area designation and Block 5 coincides with the Storm Water Management Facility designation
The Go Layover Facility designation coincides with a locomotive train layover area on the south side of the CN Rail line within the CN owned rail corridor that will be used in the winter months to warm up train engines The final location for this facility is proposed to be located somewhere along the northerly boundaries of Block 10 7 or 5 This facility has been accommodated for from a noise attenuation perspective for some of the residential uses in the draft approved Mount Pleasant Secondary Plan subdivisions located to the north The same noise attenuation requirements will be applied to the draft plan of subdivision once a final determination is made with respect to the type of residential uses on Future Development Block 7
The revised subdivision plan now includes the Norval Farm Supply site at the northerly section of future development Block 9 Policy Section 5132 of the Mount Pleasant Secondary Plan indicates that due to access and noise constraints associated with this agriculturalfeed mill operation redevelopment of these lands is considered to be better suited for commercial andor higher density residential uses
It is understood that the owners of the subject lands and Norval Farm Supply have negotiated an agreement whereby the applicant will acquire the Norval Farm Supply lands and the facility will cease operations on January 31 2014 with approximately 6 months required after this date to decommission the site As a result the access and noise constraints will be eliminated thereby providing an opportunity to examine residential and commercial development potential Detailed development policies and standards governing this portion of the Draft Plan will be addressed through the processing of a future Official Plan and Zoning By-law Amendment Application In addition it is noted that although the March 7 2011 public meeting notice did not refer to the addition of the Norval Farm Supply lands the intent for this section of the subdivision plan as originally submitted was for mixed use development in this general location This reflects the Mount Pleasant Secondary Plan policies that are specifically related to the Norval Farm Supply lands and state that mixed use high density residential and commercial uses could be developed on these lands
An Application to Amend the Mount Pleasant Secondary Plan is not required to facilitate the draft approval of the subdivision plan however the applicant has acknowledged that an amendment to the Secondary Plan will be provided if requested along with the filing of future applications to amend the zoning by-law to implement the various blocks on the subdivision plan Key issues requiring further exploration include
bull protecting for the potential development of free standing office development and medium and high density residential development and
11 FMf
bull determining appropriate residential densities in light of the maximum net residential density of 60 units per hectare for Medium Residential Density development and a maximum net residential density of 200 units per hectare for High Residential Density development
Fletchers Meadow Secondary Plan
The portion of the subdivision plan located east of Creditview Road is located within the Fletchers Meadow Secondary Plan and is designated Mixed Use Node The Mount Pleasant Village Mobility Hub Block Plan (OP 2006-021) designates the lands east of Creditview Road Mixed Use Area 4 key policies include
bull land use permission for a significant concentration of employment lands including retail commercial and office development a mix of residential uses including apartments and communityopen space uses
bull a density target of 100 persons and jobs combined per gross hectare over the entire Mixed Use Area 4 lands and lands owned by GO Transit and
bull 6 storey building heights for apartments and office buildings 1-2 storeys for retailcommercial uses
The Mixed Use Node and Mixed Use Area 4 designations and policies are further supplemented by the Citys Growth Plan Official Plan Amendment and policies specific to the Mount Pleasant GO Station Mobility Hub especially with respect to densities that support the mobility hub concept
An application to amend the Fletchers Meadow Secondary Plan and a detailed exploration of the Citys Growth Plan Official Plan Amendment are not required to facilitate the draft plan approval of the subdivision plan However these matters will be addressed with the filing of future applications to amend the zoning by-law to implement the various blocks along with any required amendments to the Secondary PlanOfficial Plan
Zoning
The subject property is zoned Agricultural (A) in Zoning By-law 270-2004 An application to amend the Zoning By-law will be required to rezone the various blocks on the draft plan of subdivision to appropriate zoning designations that reflect the ultimate land uses built form and community vision for this area The applicant intends to file applications to amend the zoning by-law in the near future The zoning does not need to be amended to allow the plan of subdivision to proceed
12 P7-H
Master Site Plan
In accordance with the block planning policies contained in the Mount Pleasant Secondary Plan the submission of a master site plan for the subject lands is required to evaluate in greater detail issues pertaining to land use massing design density and phasing of development The master site plan for the entire subdivision and any other associated requirements will be submitted with the future applications to amend the Zoning By-law
Environmental Issues
Open Space (Natural Heritage System) Block 6 on the proposed draft plan of subdivision is designated Natural Heritage System Area in the Mount Pleasant Secondary Plan This Block is to be in accordance with the approved Mount Pleasant Secondary Plan Subwatershed Study (SWS) and the Mount Pleasant Block Plan Sub-Area 51-1 Environmental Implementation Report (EIR)
The approved Sub-Area 51-1 Block Plan Official Plan Amendment OP2006-055 adopted by City Council on February 23 2011 contains a policy whereby development applications shall conform to the approved SWS and implemented by the approved EIR and Conceptual Fisheries Compensation Plan (CFCP) Conditions of draft plan approval have been provided by Credit Valley Conservation and the City to address the natural heritage system components for all of the Mount Pleasant Secondary Plan subdivisions in the northerly 51-1 block plan lands that were draft approved on October 11 2011 Similar conditions of draft plan approval will be provided for this subdivision plan through updated conditions of draft plan approval once the circulation period for comment has ended To assist in this the applicants Scoped Environmental Impact Study has also been circulated along with the draft plan of subdivision
With respect to Open Space (Natural Heritage System) Block 6 the preliminary key findings of the applicants Scoped Environmental Impact Study include
bull All lands within Block 6 will be fully protected by the Natural Heritage System boundary contained in the approved Subwatershed Study and as determined through the Block Plan Sub-Area 51-1 Environmental Implementation Report
bull The applicability of the approved Natural Heritage System designation in the Mount Pleasant Secondary Plan to Block 6 ensuring that it will be fully maintained and protected
bull Stormwater management ponds will provide an enhanced level of stormwater treatment as agreed to through the Subwatershed Study approval process to protect this section of Huttonville Creek and
Finally consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 5 of this report authorizes staff to
13 PViO
obtain pre-conveyance of the Huttonville Creek Natural Heritage System (Block 6) if necessary prior to registration
Transportation Issues
The purpose of this proposed draft plan of subdivision is to establish a road network in the vicinity of the Mount Pleasant GO Station with a particular emphasis on the Creditview Road (Street A) extension and the westerly Station Road extension (Street B) as key transportation infrastructure to support the Mount Pleasant community and the Mount Pleasant GO Station To this extent a Traffic Impact Study has been initiated by the applicant to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions To assist in this the applicants Traffic Impact Study has also been circulated along with the draft plan of subdivision
The preliminary findings of the applicants Traffic Impact Study include
bull an acceptable level of operation at all of the proposed intersections and
bull a proposed road network and right-of-way widths that support the proposed development blocks and the preliminary land uses that will be refined through future applications to amend the zoning by-law
With respect to the Creditview Road (Street A) extension from Bovaird Drive West the applicants Traffic Impact Study indicates that the preferred alignment and right of way width reflects the environmental assessment approved for this road in 2009 and work to date involving the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes The Creditview Road (Street A) right of way width of 42 metres as shown on the revised draft plan is intended to meet City requirements identified through the Environmental Assessment process and in particular with respect to transit stop amenities
The Study also notes that the preliminary design work is underway for the section of Creditview Road and the associated CN Rail underpass with construction anticipated to be completed sometime in 2013 and 2014 This subdivision could be registered in the Spring of 2012 at which time the streets on the subdivision plan would be conveyed to the City as public roads Nevertheless to be consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 4 of this report authorizes staff to obtain the pre-dedication of roads if necessary prior to registration This recommendation protects the Citys interests if for some reason the timing for the construction of Creditview Road and the CN rail underpass were to be accelerated
With respect to the westerly extension of Station Road (Street B) the preliminary findings of the applicants Traffic Impact Study are as follows
14 F7--l
bull the alignment and extent of Station Road (Street B) as shown on the subdivision plan is appropriate and sufficient to support the proposed development blocks and the preliminary land uses that will be refined through future applications to amend the zoning by-law
bull the proposed 315 metre right-of-way width as a four lane collector road is more than is typically required but it has been provided to allow for the ultimate extension of Street B across Huttonville Creek to connect with Mississauga Road should it be confirmed as being desirable and feasible through the Environmental Assessment Study process and
bull the most westerly extension of Street B terminating in a cul-de-sac is intended to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road
The Traffic Impact Study identified through its analysis of the transportation network that the crossing of the Natural Heritage System (NHS) connecting Street B with Mississauga Road in the vicinity of Street C is not necessary to facilitate the draft plan approval of the subdivision As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders In this respect to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
Finally the subdivision plan deletes a potential street connection from the commercial block located immediately east of Creditview Road (Street A) The applicant has indicated that they are amenable to protecting for this road connection through the filing of a future application to amend the zoning by-law for this block
P7-15
In this respect Recommendation 3 iv) of this report recommends that prior to the issuance of draft plan approval arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
Finally the subdivision plan deletes a potential street connection from the commercial block located immediately east of Creditview Road (Street A) The applicant has indicated that they are amenable to protecting for this road connection through the filing of a future application to amend the zoning by-lawfor this block In this respect Recommendation 3 iv) of this report recommends that prior to the issuance of draft plan approval arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
Servicing
Full municipal services are proposed in conjunction with this development involving the tunnelling of two sanitary sewers south of the CN rail line and crossing a section of the Huttonville Creek and the connections to the existing watermains on Mississauga Road and Bovaird Drive West
The approved Mount Pleasant Secondary Plan Infrastructure Servicing Study did not identify any impediments regarding the capacity of the existing and future municipal water and sanitary sewer system to accommodate development on the subject lands
The Region of Peel will provide appropriate conditions of draft plan approval regarding municipal water and sanitary sewer services
The requirement for a stormwater management pond was identified through the Mount Pleasant Secondary Plan Subwatershed Study and has been provided for through stormwater management Block 5 on the draft plan of subdivision
A Functional Servicing Report has been provided by the applicant for review by the Citys Engineering and Development Services Division that
bull outlines the rationale for the size and location of the proposed pond Block 5 and
bull provides technical requirements for the proposed pond including the protection of the abutting Huttonville Creek contained in Block 6
Finally consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 6 of this report authorizes the Citys Engineering and Development Services Division to begin the review of the preliminary development engineering works related to servicing facilities and infrastructure in advance of draft plan approvals No construction of servicing works will be permitted to commence ahead of draft plan approvals unless approval is given by the
16 P7-1S
Commissioners of the Planning Design and Development and Works and Transportation Departments
Urban Design
Staff has evaluated a preliminary concept site plan provided by the new potential owner of Commercial Blocks 1 to 4 inclusive However this preliminary concept site plan has no official status and will be updated in the context of the submission of a future application to amend the zoning by-law An urban design brief will be submitted at that time to enable a comprehensive evaluation of urban design and built form for the blocks on the proposed revised draft plan of subdivision
Recommended Draft Plan Approval Process
The draft conditions of draft plan approval found at Appendix 8 reflect the Citys Standard Conditions of Draft Plan Approval as administered by the Planning Design and Development Department and have been tailored to the unique circumstances of this particular subdivision and in particular the future submission of an application(s) to amend the zoning by-law for the proposed blocks
Recommendation 4 of this report directs staff to prepare appropriate conditions of draft plan approval in general accordance with the draft conditions of draft plan approval contained in Appendix 8 of this report along with updatedrevised conditions of draft plan approval from internal City Departments and external commenting agencies all to the satisfaction of the Commissioner of the Planning Design and Development Department
The findings of the various studies submitted by the applicant and the various issues outlined in this Appendix will if necessary be incorporated as conditions of draft plan approval or comprise future amendment(s) to the draft approved subdivision plan The subdivision plan and studies are in the circulation period during the time of the writing of this report
CONCLUSION
The approval in principle of the revised draft plan of subdivision application facilitates the establishment of development blocks and a road network and subject to the approval of the recommendations in this report represents good planning Further requirements pertaining to the subject lands will be addressed through the submission of future development applications for the various blocks within the plan of subdivision
17 f7-^
APPENDIX 7
PUBLIC MEETING ATTENDANCE RECORD
City File Number C04W11006 Subdivision File21T-10022B
Members Present
Regional Councillor P Palleschi - Wards 2 and 6 (Chair) City Councillor V Dhillon - Wards 9 and 10 (Vice-Chair) Regional Councillor E Moore - Wards 1 and 5 City Councillor G Gibson - Wards 1 and 5 City Councillor J Hutton - Wards 2 and 6 Mayor Susan Fennell (designate for Regional Councillor J Sanderson)
Members Absent
Regional Councillor J Sanderson - Wards 3 and 4 (personal) Regional Councillor G Miles - Wards 7 and 8 (other municipal business) Regional Councillor S Hames - Wards 7 and 8 (vacation) Regional Councillor J Sprovieri - Wards 9 and 10 (vacation) City Councillor B Callahan - Wards 3 and 4 (vacation)
Staff Present
Planning Design and Development Department J Corbett Commissioner Planning Design and Development A Smith Director Planning Policy and Growth Management D Kraszewski Director Planning and Land Development Services M Won Director Engineering and Development Services K Walsh Director Community Design Parks Planning and Development A Parsons Development Planner B Steiger Central Area Planner N Grady Development Planner
Corporate Services Department J Burton Legal Counsel E Evans Deputy Clerk C Urquhart Legislative Coordinator
Members of the Public
Mr Michael Vernem 18 Leagrove Street Brampton
18 PI-IS
Results of the Public Meeting
A special meeting of the Planning Design and Development Committee was held on March 7 2011 in the Council Chambers 4th Floor 2 Wellington Street West Brampton Ontario commencing at 700 pm with respect to the subject application Notices of this meeting were sent to property owners within 900 metres As indicated in Appendix 7 one interested member of the public was in attendance to speak to the application and as found at Appendix 8 correspondence was received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Comments Provided at the Public Meeting
Mr Michael Vernem 18 Leagrove Street Brampton expressed concerns regarding the proposed access to the site from Bovaird Drive given the existing traffic congestion He suggested that measures be taken to improve traffic on Bovaird Drive before development begins at the site
Staff Response
As noted under the Transportation Issues section in Appendix 6 of this report a Traffic Impact Study has been prepared by the applicant in support of the revised draft plan of subdivision to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions based in part on their review of the Traffic Impact Study
There is the opportunity for the Region of Peel to impose requirements through conditions of draft plan approval relating to Bovaird Drive West Notwithstanding this the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes could alleviate Mr Vernems concerns with existing traffic congestion
Correspondence Received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Staff Response
The applicant has received Mr Davies correspondence and has advised staff that they accept in principle the need to integrate road access and connectivity between the subdivision plan and the Osmington lands As noted under the Transportation Issues section in Appendix 6 of this report the applicant has provided the most westerly extension of Street B terminating in a cul-de-sac to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road The applicants Traffic Impact Study indicates that through their ongoing analysis of the transportation network a road crossing over the
19 p7-iU
Natural Heritage System (NHS) by way of connecting Streets B and C not necessary As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders in this regard There is the opportunity to impose requirements through conditions of draft plan approval andor clauses in future rezoning agreements pertaining to all aspects of the road network contained within the proposed draft plan of subdivision Notwithstanding this Mr Davies is encouraged to have his client - Osmington- participate with Mattamy in the future Environmental Assessment Study process in order to ensure acceptable road network integration between the subject property and the Osmington lands This process can occur in conjunction with the recommended draft plan approval of the subject lands and if a road crossing over Huttonville Creek by way of connecting Streets B and C is warranted from an overall transportation network perspective then this could be achieved through the filing of a new draft plan of subdivision sometime in the future or other methods acceptable to the City (ie through an agreement and reference plan to convey the road) In the meantime to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
20 P7-VT
Appendix 8 Correspondence Received City File Numbers C04W11006 and 21T-10022B
e fVW
D a vies
H o w e
P a i iner s
LLP
Lawyers
The Fifth Floor
99 Spadina Ave
To r o n t o 0 n t a ri o
M5V 3P8
T 4169777088
F 4169778931
davieshowecom
Please refer to Jeffrey L Davies e-mail jdauiesdauieshowecom
March 2 2011
The Chair and Committee Members
Planning Design and Development Committee co Mr John Corbett Commissioner The City of Brampton 2 Wellington Street City Hall 3rd Floor L6Y4R2
Dear Chair and Committee Members
Re Information Report - Mattamy (Credit River) Limited Draft Plan of Subdivision Application
We represent Osmington Inc the owner of the lands on the west side of Mississauga Road and being across from the Mattamy lands
The engineers for Osmington have been working with the engineers for Mattamy regarding mutual road alignment and other considerations
Osmington submits that the alignment of Station Road within the proposed Mattamy subdivision would be improved if it were to follow the alignment shown on the attached sketch
Yours sincerely DAVIES HOWE PARTNERS LLP
Jeffrey L Davies
JLDmc
Encl
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Page 2
Davies copy Howe N Sabat Osmington Inc Part n e F Doricin Mattamy Development Corporation 11 f- M Vernooy Mattamy Development Corporation
M Gagnon Gagnon amp Law C Chung Glen Schnarr amp Associates Inc D Cherepacha Read Voorhees amp Associates R Webster The Sernas Group Inc
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20
Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
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Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
F7-S3
SCHEDULE A
DRAFT CONDITIONS OF DRAFT APPROVAL
DRAFT APPROVAL DATE
SUBJECT Draft Plan of Subdivision
GAGNON amp LAW URBAN PLANNERS LTD shyMATTAMY (CREDIT RIVER) LTD 21T-10022B
City of Brampton C04W11006
Planner Neal Grady
In accordance with By-law 10-97 the Council of the City of Brampton has made a decision to authorize the draft approval of the above noted draft plan of subdivision subject to the following conditions
GENERAL PLANNING REQUIREMENTS
Approved Plan and Redlines
1 The final plan shall conform to the draft plan prepared by GAGNON amp LAW URBAN PLANNERS LTD dated October 7 2011
Development Agreement
2 A Subdivision Agreement shall be entered into and executed by the applicant the City of Brampton and the Region of Peel to satisfy all financial legal and engineering matters including landscaping and the installation of municipal services parkland dedication or cash-in-lieu of parkland requirements to the satisfaction of the Director Community Design Parks Planning and Development and other requirements of the City of Brampton and the Region of Peel including the payment of all applicable Regional City and Educational development charges in accordance with their applicable Development Charges By-laws
Zoning
3 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Commercial Blocks 1 through 4 to the satisfaction of the Commissioner of Planning Design and Development
4 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Future Development Blocks 7
F7-3H
and 9 to the satisfaction of the Commissioner of Planning Design and Development
5 Future Development Blocks 7 and 9 shall only be developed in conjunction with a future Zoning By-Law Amendment application to permit the development in accordance with the draft approved plan of subdivision including zoning controls that are unique and specific to the design characteristics of the subdivision
Staging
6 Development of the plan shall be staged to the satisfaction of the City and the Region of Peel In this regard among other things staging of the development of the plan shall be based on the timing of road improvements and the timing of the provision of other essential services and facilities for this subdivision In this regard the applicant shall agree to enter into a phasing agreement if and when required by the City or the Region of Peel
Maintenance Easements
7 NA
Reserve Block and Lots
8 Prior to registration the applicant shall demonstrate to the satisfaction of the Commissioner of Planning Design amp Development by the submission of appropriate development concepts or by other suitable means that abutting lands can be developed in an appropriate manner and in accordance with the applicable Secondary Plan In this regard minor revisions to the plan may be necessary to facilitate the appropriate development of abutting lands
9 Future Development Block 8 will be deeded to the City of Brampton in escrow pending the outcome of the Station Road EA Any portion of Future Development Block 8 that is not required for the future Station Road shall be gratuitously conveyed to the adjacent landowner following the transfer of the Station Road right-of-way lands to the City
Building Removal
10 Prior to registration the applicant shall remove any existing buildings on those lands contained within the phase being registered
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
H-SS 3
SERVICING GRADING AND ROAD REQUIRMENTS
Drainage
11 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof the following matters are to be approved to the satisfaction of the Director Engineering and Development Services and the Credit Valley Conservation
i Functional Servicing Report dated October 2011 prepared by Urbantech and if necessary the subdivision plan shall be redline revised to implement the findings of the amended Functional Servicing Report including but not limited to inclusion of easements or stormwater management blocks which may result in modifications to the proposed lot and road layouts
ii Hydrogeological Report analysis and recommendations consistent with the approved Environmental Implementation Report and Scoped Environmental Impact Study
iii mitigation andor compensation measures consistent with the recommendations of the approved Environmental Implementation Report and Scoped Environmental Impact Study and if necessary the plan shall be redline revised to implement satisfactory mitigation andor compensation measures
iv detailed engineering and grading plans for the overall draft plan of subdivision
v appropriate sediment and erosion control measures
vi that appropriate permits under Ontario Regulation 16006 be received
b) Agree in the subdivision agreement in wording acceptable to the Director Engineering and Development Services and the Credit Valley Conservation Authority
i) To carry out or cause to be carried out the works referred to in condition 11 a) above
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
4 R-36 Servicing
12 Prior to the initiation of any servicing and prior to the registration of the plan or any phase thereof the applicant shall submit detailed engineering drawings and supporting reports to Development Engineering Services for review and approval No servicing works shall be permitted until the drawings are approved
13 Prior to the initiation of any servicing and prior to the registration of this plan or any phase thereof the applicant shall grant gratuitously all necessary external easements and lands for access drainage servicing and utility purposes as may be required to the appropriate municipality agency or public authority
14 Prior to the first engineering submission the applicant shall submit to the City of Bramptons Development Engineering Services Division for approval a detailed plan illustrating all proposed sidewalk locations within the draft plan of subdivision abutting any commercial plan
15 Provisions shall be made that servicing of this Draft Plan will require construction of a 375 mm diameter sanitary sewer and a 450 mm diameter sanitary sewer within the Plan The 375 mm diameter sanitary sewer and the 450 mm diameter sanitary sewer are the financial responsibility of the Region of Peel as per Development Charges By-law Should the developer wish to proceed with these works in order to obtain clearance of this condition at a time when the Region is not prepared to fund the works then the developer shall be required to enter into a front-ending agreement prior to the constructions of the works This agreement will be subject to the Regions determination that it has or will have sufficient funds to justify entering into the font-ending agreements and Regional Council Approval
Utility Relocation
16 Prior to the registration of the plan arrangements shall be made to the satisfaction of the Director Engineering and Development Services for any relocation of utilities required by the development of the subject lands to be undertaken at the developers expense
Stormwater Management
17 Prior to registration Stormwater Management Ponds to be designed and constructed in accordance with the Functional Servicing Report to the satisfaction of the Director of Engineering and Development Services
18 Prior to registration planting plans shall be approved by the Conservation Authority for all stormwater management blocks
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-I0022B and C04W11006
P7-7 19 Any portion of Stormwater Management Pond Block 5 that is not required to
accommodate the Stormwater Management facility and the future Station Road shall be gratuitously conveyed to the adjacent Landowner following the transfer of the Station Road right-of-way lands to the City
Overland Flow
20 Stormwater overland flow routes shall be kept within roads approved walkways or other locations deemed acceptable by the Director of Engineering and Development Services
Building Separation
21 NA
Hydro One Brampton
22 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the City of Brampton for the provision of major facilities such as switchgear installations
Soil
23 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to registration of this plan or any phase thereof submit for the approval of the City Engineering and Development Services Division a detailed soils investigation of the site prepared by a qualified Geotechnical Engineer A copy of this report shall also be submitted to the Citys Chief Building Official
b) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof submit to the Chief Building Official
i) a Phase 1 Environmental Site Assessment ii) a Phase 2 Environmental Site Assessment if required as
a result of the Phase 1 Environmental Site Assessment iii) a decommissioning report if contaminated material has
been identified and is removed or alternatively a copy of the risk assessment together with a copy of the written acknowledgement of its acceptance by the Ministry of the Environment and
iv) a copy of a Record of Site Condition and confirmation of the filing of Site Condition in the Environmental Site Registry
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
fllt
c) Notwithstanding Condition 22b) above provisions shall be provided for in the Subdivision Agreement where the owner agrees to submit the required documents listed in Condition 22b) for the Feed Mill lands at the time of the decommissioning of the site and that provisions shall be provided for in the Subdivision Agreement that allow for the registration of any part of the plan save and except Future Development Block 8 until such time as the documents required in Condition 22 b) are provided
d) Prior to the initiation of any site grading or servicing the applicant shall provide a report identifying all existing water wells and private sewage disposal systems on the lands The applicant shall provide verification to the satisfaction of the Citys Chief Building Official that all wells and septic systems identified have been decommissioned in accordance with all applicable laws and regulations
Road Alignments
24 The horizontal and vertical alignments of all roads including their intersection geometries shall be designed to the latest City standards and requirements In this regard minor revisions to the road pattern and intersection alignments may be required
Construction Traffic Route
25 Prior to approval of any detailed engineering drawings arrangements shall be made to the satisfaction of the Commissioner of Works and
Transportation for a suitable construction traffic route
Roads
26 Prior to registration the City shall obtain the pre-dedication of roads or portions thereof if necessary
27 The City of Brampton will be designing and constructing the James Potter RoadCreditview Road underpass and a development charges prepayment agreement shall be executed with Mattamy (Credit River) Ltd and the City for its delivery
28 Prior to registration appropriate arrangements shall be made to the satisfaction of the Commissioner of Planning Design and Development for landowners within the boundaries of Block Plan 51-1 to provide a financial contribution if required to contribute to the cost of providing improved pedestrian access along Bovaird Drive West to the Mount Pleasant GO Station
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
FV3
29 Prior to registration the City and the Developer will enter into an agreement with regard to the conveyance and construction of Creditview Road between Bovaird Drive West and Street B of this subdivision This agreement will also address the front-ending and DC recoveries related to this portion of Creditview Road
Traffic Signals
30 Prior to registration the applicant will provide cash-in-lieu funds to the satisfaction of the Director of Engineering and Development Services for the installationupgrading of traffic signals at certain intersections within andor associated with the Plan of Subdivision as determined by the City through the detailed engineering design process These funds will not include signalization or intersection works previously accounted for in the 2009 Development Charges Background Study
Street Lighting
31 The street lighting system on all local and collector roadways for this subdivision development shall be designed and constructed in accordance with the latest City of Brampton standards and specifications The street lighting system on all arterial roadways will continue to use the conventional concrete poles unless specified otherwise by the Director Community Design Parks Planning and Development the Director Engineering and Development Services and the Commissioner of Works and Transportation Communication poles will not be installed on the transit spine collector road
LANDSCAPING FENCING AND STREETSCAPE REQUIREMENTS
Site Clearing Topsoil Stripping
32 The owner shall remove any trees and any vegetation on the subject lands as may be required by the Director Community Design Parks Planning and Development
33 The owner shall not remove any trees or topsoil from the land within the plan or start any grading of the land within the plan prior to registration of the plan without a topsoil removal permit issued pursuant to City of Brampton By-law 30-92 and the approval of the Director Engineering and Development Services including entering into a preliminary subdivision agreement if required by the Director Engineering and Development Services
34 Prior to the granting of a top soil stripping permit or in conjunction with the 1st engineering submission whichever comes first protective hoarding to be determined through detailed design is required
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
F7-1+0
a) Along the Buffer Block Line of the Natural Heritage System
All hoarding will be provided and erected by the applicant at their expense and to the satisfaction of the City prior to the pre-servicing or any construction occurring on the site and shall be maintained by the applicant
Street Trees
35 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to provide street trees along all internal streets within the subject plan and along immediately abutting boulevards of adjacent streets The applicant shall comply with the recommendations of the approved Community design Guidelines (as applicable) to the satisfaction of the City
36 The applicant shall implement at their expense and to the satisfaction of the City all works shown on the approved streetscape plans in accordance with the Subdivision Agreement and the approved Community Design Guidelines (where applicable) and will include the implementation of all applicable boulevard and buffer planting and entry features including all structures and planting
Fencing
37 The owner shall provide detailed engineering and landscape plans for the development of fencing on all Lots and Blocks to the satisfaction of the Director Community Design Parks Planning and Development The owner shall not be eligible for development charges credit against work performed in accordance with City standards and the current Development Charges By-Law
38 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to erect fencing at their expense in accordance with the City Fencing Policy the approved Community Design Guidelines for the area and any other Conditions of Draft Approval for the development that apply to fencing
39 The owner shall make satisfactory arrangements with the Director Community Design Parks Planning and Development through the Subdivision Agreement to erect at their expense decorative wooden screen fencing 18 metres high in locations and of a design satisfactory to the City along all residential property boundaries which are adjacent to Canada Post Community Mail Boxes
Landscape Works
40 Prior to plan registration the applicant shall pay a maintenance fee for any landscape item deemed necessary by the applicant but which exceeds the City standard This may include but not be limited to special entry feature
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
n-m
structures irrigation systems acoustical walls and architectural landscape elements located on public property
41 Prior to issuance of final acceptance of all landscape works the applicant shall provide as-built drawings in the form of digital files for all dedicated park open space stormwater management entry feature landscape buffer blocks etc The submission of these drawings will meet the latest digital standards as prescribed by the City of Brampton
Urban Design amp Architectural Control
42 The applicant shall implement the Community Design Guidelines including but not limited to the provision of appropriate building architecture landscape treatments and other arrangements to accommodate the consolidation of street accessories such as newspaper boxes mail boxes utility boxes etc to the satisfaction of the Commissioner of Planning Design amp Development and the Director Community Design Planning and Development In this regard minor revisions to the plan may be necessary to provide sufficient space for such features
PARK AND OPEN SPACE REQUIREMENTS
Parkland
43 In accordance with current City practices prior to the issuance of Building Permits for all medium density residential high density residential and commercial development which is subject to Site Plan Approval satisfactory arrangements shall have been made with the realty Services Section of the Buildings and Property Management Department and the Finance Department with respect to the payment of cash-in-lieu of parkland and valued as of the day before the day of building permit issuance pursuant to Section 42(6) of the Planning Act and the City of Bramptons Parkland Dedication By-Law
Open Space Plans
44 NA
Vegetation Assessment
45 Prior to the submission of any grading and servicing plans or any grading on the subject property and prior to registration of the plan the applicant shall
a) submit to the satisfaction of the Community Design Parks Planning and Development Division a Vegetation Inventory and Assessment for the preservation of as many trees as possible identified by the City as desirable for preservation In this regard the applicant shall be required to identify on the Grading and Drainage Plans and Landscaping Plans the trees to be retained and the methodology proposed for their
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
10
retention This methodology shall include individual tree preservation plans illustrating proposed building sites and working envelopes existing and proposed grades and the trees to be protected or removed and shall be supported by a hydrogeoligists report which recommends appropriate subdivision and grading techniques for the maintenance of existing surface runoff or ground water conditions necessary for the long term preservation of the trees identified for retention All preservations and tree protection measures are to be installed and inspected by the City prior to pre-servicing of the subdivision
b) stake the location for the sanitary sewer where the least disturbance will occur to the natural aesthetics of the public open space to the satisfaction of the Community Services Department
c) locate the detention ponds in locations where minimal impact will occur to the natural aesthetics of the valley to the satisfaction of the Community Services Department and
d) retain a Landscape ArchitectEcologist to prepare Planting and Restoration Plans for the quantityquality ponds for approval by the Community Services Department
46 Prior to assumption any material identified in the Tree Preservation and Management Plan(s) as hazardous or identified for removal for accessibility or safety reasons and any deleterious materials and debris not normally found in a natural area whether in a woodlot block vista block or other location as determined by the City shall be removed at the applicants expense
Natural Heritage System
47 It is acknowledged that the limit of development includes an appropriate buffer to facilitate protection and preservation of the Natural Heritage System The width of the buffer has been established by the Mount Pleasant Secondary Plan
48 Prior to registration the City shall obtain the gratuitous pre-conveyance of the Huttonville Creek Natural Heritage System or portions thereof if necessary
BUILDING REQUIREMENTS
Site Plan Approval
49 The owner acknowledges that any Medium Density Residential Blocks High Density Residential Blocks and Commercial Blocks will require Site Plan Approval prior to the issuance of a building permit
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
11 P7-1+S
Exposed Basements
50 NA
Driveway Locations
51 NA
Fire Break Lots
52 NA
Foundations
53 Prior to the issuance of any building permit the owner shall provide an engineering report to the satisfaction of the Chief Building Official indicating special foundation requirements if any to support structures that may be erected on disturbed ground or lots where filling has occurred
NOISE ATTENUATION REQUIREMENTS
Noise Abatement
54 Prior to the applicant entering into any residential purchase and sale agreements the applicant shall engage the services of a qualified acoustical consultant to complete a noise study recommending noise control measures satisfactory to the City (and Region of Peel when requested by the Region) where applicable A copy of this report shall be provided to the Citys Chief Building Official
Note In this regard revisions to the plan such as lot adjustments may be necessary to achieve acceptable rear yard area in conjunction with satisfactory noise attenuation measures and City policy
55 The noise control measures and noise warnings recommended by the acoustical report as required in condition number 52 above shall be implemented to the satisfaction of the Director Engineering and Development Services (and Region of Peel as required)
56 Prior to the issuance of any building permits the owner shall provide the Citys Chief Building Official with a certificate certifying that the builders plans for each dwelling unit to be constructed on the plan shows all of the noise attenuation works required by the approved acoustical report and the approved plans where applicable
57 The City of Brampton will not accept any temporary warning clauses with duration of three (3) years as mitigation
58 Prior to final approval all stationary noise problems must be addressed
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
2 F7-UH REAL ESTATE REQUIREMENTS
Easements
59 The owner shall grant all necessary easements for drainage utility and servicing purposes as may be required to the appropriate agency or public authority
Deeding Roads and Pathways
60 The proposed road allowances road widenings daylighting pedestrian pathways bicycle pathways and public transit rights of way provisions shall be dedicated as public highways on the final plan proposed for registration
Open Space
61 Prior to registration all identified open space lands within the subject application including all lands associated with the Natural Heritage System associated buffer(s) all identified vista park blocks all identified stormwater block engineered (drainage) channel blocks and identified entry feature blocks shall be conveyed to the City gratuitously and in a condition satisfactory to the City No parkland dedication credit will be provided for the blocks in question The applicant will landscape the subject blocks in accordance with the approved plans and will be eligible for development charges credit against work performed where applicable and in accordance with City standards and the current Development Charges By-law
62 In conjunction with the submission of the first engineering submission the applicant shall provide detailed working drawings for all identified park blocks open space blocks stormwater management facilities engineered drainage channels landscape buffer blocks streetscape planting entry feature blocks and fencing to the satisfaction of the applicable approving departments and in accordance with the latest City standards Fencing shall be included along holdout properties where they abut the plan subject to the approval of the existing property owners
The applicant shall comply with both the facility fitconcept plan approved prior to draft plan approval andor the recommendations of the approved Community Design Guidelines (as applicable)
63 Prior to registration the developer agrees to provide the City with the final landscape submission a detailed summary of all areas of parkland open space stormwater management ponds valleylands woodlots and buffers including quantities or areas of boulevard and buffer sod boulevard and buffer trees shrub beds and irrigation systems that will be installed by the developer in the subdivision agreement and will be owned by the City at assumption of the Subdivision Plan
64 Prior to assumption the developer is responsible for the development of all park open space stormwater management entry feature and landscape buffer blocks in accordance with the approved plans and in accordance with the current Development Charges By-law
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13 F7-HS
Walkways
65 NA
Road Widenings
66 The road widening Blocks 11 to 14 shall be gratuitously dedicated to the Region of Peel on the final plan
03 Metre Reserves
67 03 metre reserves shall be conveyed to the Cityof Brampton on Blocks 15 to 19
Buffers
68 NA
Transit
69 Prior to registration the applicant shall consult with Brampton Transit to determine suitable locations for transit stops and to indicate these locations on the Aboveground Servicing Plans
70 The applicant shall agree to meet the conditions of Brampton Transit with respect to the installation of future bus stop infrastructure to the satisfaction of the Commissioner of Works and Transportation
NOTICE REQUIREMENTS
Sales Office Community Information Maps
71 NA
Use of Land Notices
Statements and Clauses
72 NA
Signage
73 In conjunction with the first engineering submission the owner shall erect and maintain signs in the following locations and in the following manner
a) On Block 6 indicating that Block 6 will be developed as part of a Natural Heritage System containing important environmental features and systems and in accordance with the approved Huttonivlle and Fletchers Creeks Subwatershed Study This Block is to be left in a
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
f-HW 14
naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
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f7-t7 15
i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
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p-ne16
any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 2 IT- 10022B and C04W11006
F7-M417
88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
18 P7-50
distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
P7-SI19
advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
F7-S 20
L5N 6R4
Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
P7-S3 21
NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
EXTRACT FROM SCHEDULE A(GENERAL LAND USE DESIGNATIONS) OFTHE CITY OF BRAMPTON OFFICIAL PLAN
SUBJECT LAND
APPEALED TO THE OMB
bull BRAMPTON bromplonca FlOWe City PLANNING DESIGN amp DEVELOPMENT
0 50 100
Drawn By TD Date 2011 01 25
LOCAL ROAD OPEN SPACE
N-W BRAMPTON URBAN ^poundpoundpound
MAJOR ROAD DEVELOPMENT MWm-AREA
APPENDIX 1
OFFICIAL PLAN DESIGNATIONS GAGNON amp LAW URBAN PLANNERS LTD MATTAMY (CREDIT RIVER) LTD
CITY FILE C04W11006 AND 21T-10022B
SPECIAL LAND USE POLICY AREA PT
CORRIDOR PROTECTION AREA
Maylicld Rd F7-ia-
LEGEND ROAD NETWORK INFRASTRUCTURE RECREATIONAL OPEN SPACE OTHER
LaD
Transit Spine Collector Road CNR Rail Line LP Local Park
mdash Arterial Road TransCanada Gas Pipeline City Park (ffi)
reg Heritage Resource Designation under the mdash Collector Road 0 Grade Separation ParketteP Ontario Heritage Act
i Potential Connection LF GO Layover Facility Town Square Heritage Resource Listed on the City of
swu Stormwater Management Facility V Vest Pocket o Brampton Register of Heritage Properties
NATURAL HERITAGE SYSTEM INSTITUTIONAL RETAIL bull Mixed Use Area
bulli Natural Heritage System Area K-s Public Junior Elementary School Site District Retail bull Property Lines
6-8 Public Senior Elementary School Site rem Convenience Retail
RESIDENTIAL Separate Elementary School Site LnbJ Neighbourhood Retail SE Norval Farm Supply Special Policy Area LowMedium Density USJ Public Secondary School Site MVC| Motor Vehicle Commercial
Peel Regional Police Association Special LSEJ Separate Secondary School Site E3bull Medium Density Policy Area Place of Worship
APPENDIX 2 - MOUNT PLEASANT SECONDARY PLAN DESIGNATIONSbull BRAMPTON GAGNON amp LAW URBAN PLANNERS LTDbromploncD FIOWOTGtV
MATTAMY (CREDIT RIVER) LTDPLANNING DESIGNampDEVELOPMENT
1000
3 Drawn By TD CITY FILE C04W11006 amp 21T-10022B Dale 20101215
PVIl
OMB Decision File No PL090459
PORTION OF LANDS SUBJECT TO
THE MOUNT PLEASANT SECONDARY PLAN
SUBJECT LANDS
C
LEGEND INSTITUTIONAL COMMERCIAL
DR DISTRICTRETAIL SP SENIOR PUBLIC SCHOOLRESIDENTIAL
IOW MEDIUM DENSITY RESIDENTIAL NR NEIGHBOURHOOD RETAILELEMENTARY SCHOOLSif MEDIUM DENSITY RESIDENTIAL CR CONVENENCF RETAILB^8S[gtj SECONDARY SCHOOL
MEDIUMCLUSTERHOI DENSITY RESIDENTIAL H8 HIGHWAYSERVICE COMMERCIALp--bullpoundgt PLACE OF WORSHIP
SPECIAL POLICY AREA BovoiVd Driva West TRANSPOFITATION OPEN SPACE m
Xppy-i COMMUNTTY PARK GRADE SEPARATION v bull-bull o ARTERIAL ROADS NEIGHBOURHOOD PARK
mdash mdash mdash COL1 ECTOR ROADS
PRIMARYVAIIEYIAND
MKEDUSENOCE SECONDARY VALLEY LAND
spillapea specialpoocyarea2
storm water management facility
e_ secondary plan boundary t area subject to amend ment
APPENDIX 3 - FLETCHERS MEADOW SECONDARY PLAN DESIGNATIONS^BRAMPTON GAGNON amp LAW URBAN PLANNERS LTDXbramptoin FlowerCity MATTAMY (CREDIT RIVER) LTD PLANNING DESIGN AND DEVELOPMENT
Date20110126 Drawn By TD CITY FILE C04W11006 AND 21T-10022B
EkB
SUBJECT LAND AGRICULTURAL INSTITUTIONAL
1 | ZONING BOUNDARY COMMERCIAL OPEN SPACE
iiiiini RAILWAY INDUSTRIAL RESIDENTIAL
APPENDIX 4bull BRAMPTON ZONING DESIGNATIONSbromplonca HOWBT City GAGNON amp LAW URBAN PLANNERS LTD
PLANNING DESIGN amp DEVELOPMENT MATTAMY (CREDIT RIVER) LTD 100
3 Drawn By TD Date 2011 01 25 CITY FILE C04W11006 AND 21T-10022B
P7-IS
AERIAL PHOTO DATE MARCH 2010
MOUNT PLEASANT GO| | SUBJECT LAND AGRICULTURAL INDUSTRIAL STATION
OPEN SPACE COMMERCIAL RESIDENTIAL
APPENDIX 5bull BRAMPTON AERIAL amp EXISTING LAND USE
bramptonca HOWei City GAGNON amp LAW URBAN PLANNERS LTD PLANNING DESIGN amp DEVELOPMENT MATTAMY (CREDIT RIVER) LTD
50 100
Drawn By TD Date 2011 01 25 CITY FILE C04W11006 AND 21T-10022B
P7-amp
APPENDIX 6
DETAILED PLANNING ANALYSIS
City File Numbers C04W11006 and 21T-10022B
Provincial Policy Statement
The proposed draft plan of subdivision is consistent with matters of Provincial interest as identified in the Provincial Policy Statement with respect to
bull focusing growth within a designated urban area and
bull avoiding development and land use patterns that may cause environmental or public health and safety concerns
Strategic Plan
The proposed draft plan of subdivision is consistent with the following goal streams in the Citys Strategic Plan
bull a Dynamic and Prosperous Economy since Commercial Blocks 1 to 4 inclusive will attract new business opportunities
bull Enhancing Our Community since future development Blocks 7 and 9 hold the potential for implementing a mix of residential housing types and
bull a Modern Transportation Systems since the delivery of both Creditview Road and the westerly extension of Station Road provides transportation infrastructure to support the Mount Pleasant Secondary Plan and the Mount Pleasant GO Station
Official Plan
The subject property is designated Residential and Open Space in the Official Plan An Application to Amend the Official Plan is not required to facilitate the proposed draft plan of subdivision
Mount Pleasant Secondary Plan
The portion of the subdivision plan located west of proposed Creditview Road (Street A) is located within the Mount Pleasant Secondary Plan (Area 51) In accordance with the land use Schedule SP 51(a) of the Secondary Plan these lands are designated District Retail Natural Heritage System Area Storm Water Management Facility GO Layover Facility and Norval Farm Supply - Special Policy Area
With respect to the District Retail designation permitted uses include the commercial uses identified and described in Section 4210 of the City of Brampton Official Plan In addition major free standing office medium and high density residential development is
10 P7-17
permitted High density residential development may be permitted without the need for an Amendment to the Official Plan or the Secondary Plan Block 6 on the revised subdivision plan coincides with the Natural Heritage System Area designation and Block 5 coincides with the Storm Water Management Facility designation
The Go Layover Facility designation coincides with a locomotive train layover area on the south side of the CN Rail line within the CN owned rail corridor that will be used in the winter months to warm up train engines The final location for this facility is proposed to be located somewhere along the northerly boundaries of Block 10 7 or 5 This facility has been accommodated for from a noise attenuation perspective for some of the residential uses in the draft approved Mount Pleasant Secondary Plan subdivisions located to the north The same noise attenuation requirements will be applied to the draft plan of subdivision once a final determination is made with respect to the type of residential uses on Future Development Block 7
The revised subdivision plan now includes the Norval Farm Supply site at the northerly section of future development Block 9 Policy Section 5132 of the Mount Pleasant Secondary Plan indicates that due to access and noise constraints associated with this agriculturalfeed mill operation redevelopment of these lands is considered to be better suited for commercial andor higher density residential uses
It is understood that the owners of the subject lands and Norval Farm Supply have negotiated an agreement whereby the applicant will acquire the Norval Farm Supply lands and the facility will cease operations on January 31 2014 with approximately 6 months required after this date to decommission the site As a result the access and noise constraints will be eliminated thereby providing an opportunity to examine residential and commercial development potential Detailed development policies and standards governing this portion of the Draft Plan will be addressed through the processing of a future Official Plan and Zoning By-law Amendment Application In addition it is noted that although the March 7 2011 public meeting notice did not refer to the addition of the Norval Farm Supply lands the intent for this section of the subdivision plan as originally submitted was for mixed use development in this general location This reflects the Mount Pleasant Secondary Plan policies that are specifically related to the Norval Farm Supply lands and state that mixed use high density residential and commercial uses could be developed on these lands
An Application to Amend the Mount Pleasant Secondary Plan is not required to facilitate the draft approval of the subdivision plan however the applicant has acknowledged that an amendment to the Secondary Plan will be provided if requested along with the filing of future applications to amend the zoning by-law to implement the various blocks on the subdivision plan Key issues requiring further exploration include
bull protecting for the potential development of free standing office development and medium and high density residential development and
11 FMf
bull determining appropriate residential densities in light of the maximum net residential density of 60 units per hectare for Medium Residential Density development and a maximum net residential density of 200 units per hectare for High Residential Density development
Fletchers Meadow Secondary Plan
The portion of the subdivision plan located east of Creditview Road is located within the Fletchers Meadow Secondary Plan and is designated Mixed Use Node The Mount Pleasant Village Mobility Hub Block Plan (OP 2006-021) designates the lands east of Creditview Road Mixed Use Area 4 key policies include
bull land use permission for a significant concentration of employment lands including retail commercial and office development a mix of residential uses including apartments and communityopen space uses
bull a density target of 100 persons and jobs combined per gross hectare over the entire Mixed Use Area 4 lands and lands owned by GO Transit and
bull 6 storey building heights for apartments and office buildings 1-2 storeys for retailcommercial uses
The Mixed Use Node and Mixed Use Area 4 designations and policies are further supplemented by the Citys Growth Plan Official Plan Amendment and policies specific to the Mount Pleasant GO Station Mobility Hub especially with respect to densities that support the mobility hub concept
An application to amend the Fletchers Meadow Secondary Plan and a detailed exploration of the Citys Growth Plan Official Plan Amendment are not required to facilitate the draft plan approval of the subdivision plan However these matters will be addressed with the filing of future applications to amend the zoning by-law to implement the various blocks along with any required amendments to the Secondary PlanOfficial Plan
Zoning
The subject property is zoned Agricultural (A) in Zoning By-law 270-2004 An application to amend the Zoning By-law will be required to rezone the various blocks on the draft plan of subdivision to appropriate zoning designations that reflect the ultimate land uses built form and community vision for this area The applicant intends to file applications to amend the zoning by-law in the near future The zoning does not need to be amended to allow the plan of subdivision to proceed
12 P7-H
Master Site Plan
In accordance with the block planning policies contained in the Mount Pleasant Secondary Plan the submission of a master site plan for the subject lands is required to evaluate in greater detail issues pertaining to land use massing design density and phasing of development The master site plan for the entire subdivision and any other associated requirements will be submitted with the future applications to amend the Zoning By-law
Environmental Issues
Open Space (Natural Heritage System) Block 6 on the proposed draft plan of subdivision is designated Natural Heritage System Area in the Mount Pleasant Secondary Plan This Block is to be in accordance with the approved Mount Pleasant Secondary Plan Subwatershed Study (SWS) and the Mount Pleasant Block Plan Sub-Area 51-1 Environmental Implementation Report (EIR)
The approved Sub-Area 51-1 Block Plan Official Plan Amendment OP2006-055 adopted by City Council on February 23 2011 contains a policy whereby development applications shall conform to the approved SWS and implemented by the approved EIR and Conceptual Fisheries Compensation Plan (CFCP) Conditions of draft plan approval have been provided by Credit Valley Conservation and the City to address the natural heritage system components for all of the Mount Pleasant Secondary Plan subdivisions in the northerly 51-1 block plan lands that were draft approved on October 11 2011 Similar conditions of draft plan approval will be provided for this subdivision plan through updated conditions of draft plan approval once the circulation period for comment has ended To assist in this the applicants Scoped Environmental Impact Study has also been circulated along with the draft plan of subdivision
With respect to Open Space (Natural Heritage System) Block 6 the preliminary key findings of the applicants Scoped Environmental Impact Study include
bull All lands within Block 6 will be fully protected by the Natural Heritage System boundary contained in the approved Subwatershed Study and as determined through the Block Plan Sub-Area 51-1 Environmental Implementation Report
bull The applicability of the approved Natural Heritage System designation in the Mount Pleasant Secondary Plan to Block 6 ensuring that it will be fully maintained and protected
bull Stormwater management ponds will provide an enhanced level of stormwater treatment as agreed to through the Subwatershed Study approval process to protect this section of Huttonville Creek and
Finally consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 5 of this report authorizes staff to
13 PViO
obtain pre-conveyance of the Huttonville Creek Natural Heritage System (Block 6) if necessary prior to registration
Transportation Issues
The purpose of this proposed draft plan of subdivision is to establish a road network in the vicinity of the Mount Pleasant GO Station with a particular emphasis on the Creditview Road (Street A) extension and the westerly Station Road extension (Street B) as key transportation infrastructure to support the Mount Pleasant community and the Mount Pleasant GO Station To this extent a Traffic Impact Study has been initiated by the applicant to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions To assist in this the applicants Traffic Impact Study has also been circulated along with the draft plan of subdivision
The preliminary findings of the applicants Traffic Impact Study include
bull an acceptable level of operation at all of the proposed intersections and
bull a proposed road network and right-of-way widths that support the proposed development blocks and the preliminary land uses that will be refined through future applications to amend the zoning by-law
With respect to the Creditview Road (Street A) extension from Bovaird Drive West the applicants Traffic Impact Study indicates that the preferred alignment and right of way width reflects the environmental assessment approved for this road in 2009 and work to date involving the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes The Creditview Road (Street A) right of way width of 42 metres as shown on the revised draft plan is intended to meet City requirements identified through the Environmental Assessment process and in particular with respect to transit stop amenities
The Study also notes that the preliminary design work is underway for the section of Creditview Road and the associated CN Rail underpass with construction anticipated to be completed sometime in 2013 and 2014 This subdivision could be registered in the Spring of 2012 at which time the streets on the subdivision plan would be conveyed to the City as public roads Nevertheless to be consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 4 of this report authorizes staff to obtain the pre-dedication of roads if necessary prior to registration This recommendation protects the Citys interests if for some reason the timing for the construction of Creditview Road and the CN rail underpass were to be accelerated
With respect to the westerly extension of Station Road (Street B) the preliminary findings of the applicants Traffic Impact Study are as follows
14 F7--l
bull the alignment and extent of Station Road (Street B) as shown on the subdivision plan is appropriate and sufficient to support the proposed development blocks and the preliminary land uses that will be refined through future applications to amend the zoning by-law
bull the proposed 315 metre right-of-way width as a four lane collector road is more than is typically required but it has been provided to allow for the ultimate extension of Street B across Huttonville Creek to connect with Mississauga Road should it be confirmed as being desirable and feasible through the Environmental Assessment Study process and
bull the most westerly extension of Street B terminating in a cul-de-sac is intended to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road
The Traffic Impact Study identified through its analysis of the transportation network that the crossing of the Natural Heritage System (NHS) connecting Street B with Mississauga Road in the vicinity of Street C is not necessary to facilitate the draft plan approval of the subdivision As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders In this respect to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
Finally the subdivision plan deletes a potential street connection from the commercial block located immediately east of Creditview Road (Street A) The applicant has indicated that they are amenable to protecting for this road connection through the filing of a future application to amend the zoning by-law for this block
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In this respect Recommendation 3 iv) of this report recommends that prior to the issuance of draft plan approval arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
Finally the subdivision plan deletes a potential street connection from the commercial block located immediately east of Creditview Road (Street A) The applicant has indicated that they are amenable to protecting for this road connection through the filing of a future application to amend the zoning by-lawfor this block In this respect Recommendation 3 iv) of this report recommends that prior to the issuance of draft plan approval arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
Servicing
Full municipal services are proposed in conjunction with this development involving the tunnelling of two sanitary sewers south of the CN rail line and crossing a section of the Huttonville Creek and the connections to the existing watermains on Mississauga Road and Bovaird Drive West
The approved Mount Pleasant Secondary Plan Infrastructure Servicing Study did not identify any impediments regarding the capacity of the existing and future municipal water and sanitary sewer system to accommodate development on the subject lands
The Region of Peel will provide appropriate conditions of draft plan approval regarding municipal water and sanitary sewer services
The requirement for a stormwater management pond was identified through the Mount Pleasant Secondary Plan Subwatershed Study and has been provided for through stormwater management Block 5 on the draft plan of subdivision
A Functional Servicing Report has been provided by the applicant for review by the Citys Engineering and Development Services Division that
bull outlines the rationale for the size and location of the proposed pond Block 5 and
bull provides technical requirements for the proposed pond including the protection of the abutting Huttonville Creek contained in Block 6
Finally consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 6 of this report authorizes the Citys Engineering and Development Services Division to begin the review of the preliminary development engineering works related to servicing facilities and infrastructure in advance of draft plan approvals No construction of servicing works will be permitted to commence ahead of draft plan approvals unless approval is given by the
16 P7-1S
Commissioners of the Planning Design and Development and Works and Transportation Departments
Urban Design
Staff has evaluated a preliminary concept site plan provided by the new potential owner of Commercial Blocks 1 to 4 inclusive However this preliminary concept site plan has no official status and will be updated in the context of the submission of a future application to amend the zoning by-law An urban design brief will be submitted at that time to enable a comprehensive evaluation of urban design and built form for the blocks on the proposed revised draft plan of subdivision
Recommended Draft Plan Approval Process
The draft conditions of draft plan approval found at Appendix 8 reflect the Citys Standard Conditions of Draft Plan Approval as administered by the Planning Design and Development Department and have been tailored to the unique circumstances of this particular subdivision and in particular the future submission of an application(s) to amend the zoning by-law for the proposed blocks
Recommendation 4 of this report directs staff to prepare appropriate conditions of draft plan approval in general accordance with the draft conditions of draft plan approval contained in Appendix 8 of this report along with updatedrevised conditions of draft plan approval from internal City Departments and external commenting agencies all to the satisfaction of the Commissioner of the Planning Design and Development Department
The findings of the various studies submitted by the applicant and the various issues outlined in this Appendix will if necessary be incorporated as conditions of draft plan approval or comprise future amendment(s) to the draft approved subdivision plan The subdivision plan and studies are in the circulation period during the time of the writing of this report
CONCLUSION
The approval in principle of the revised draft plan of subdivision application facilitates the establishment of development blocks and a road network and subject to the approval of the recommendations in this report represents good planning Further requirements pertaining to the subject lands will be addressed through the submission of future development applications for the various blocks within the plan of subdivision
17 f7-^
APPENDIX 7
PUBLIC MEETING ATTENDANCE RECORD
City File Number C04W11006 Subdivision File21T-10022B
Members Present
Regional Councillor P Palleschi - Wards 2 and 6 (Chair) City Councillor V Dhillon - Wards 9 and 10 (Vice-Chair) Regional Councillor E Moore - Wards 1 and 5 City Councillor G Gibson - Wards 1 and 5 City Councillor J Hutton - Wards 2 and 6 Mayor Susan Fennell (designate for Regional Councillor J Sanderson)
Members Absent
Regional Councillor J Sanderson - Wards 3 and 4 (personal) Regional Councillor G Miles - Wards 7 and 8 (other municipal business) Regional Councillor S Hames - Wards 7 and 8 (vacation) Regional Councillor J Sprovieri - Wards 9 and 10 (vacation) City Councillor B Callahan - Wards 3 and 4 (vacation)
Staff Present
Planning Design and Development Department J Corbett Commissioner Planning Design and Development A Smith Director Planning Policy and Growth Management D Kraszewski Director Planning and Land Development Services M Won Director Engineering and Development Services K Walsh Director Community Design Parks Planning and Development A Parsons Development Planner B Steiger Central Area Planner N Grady Development Planner
Corporate Services Department J Burton Legal Counsel E Evans Deputy Clerk C Urquhart Legislative Coordinator
Members of the Public
Mr Michael Vernem 18 Leagrove Street Brampton
18 PI-IS
Results of the Public Meeting
A special meeting of the Planning Design and Development Committee was held on March 7 2011 in the Council Chambers 4th Floor 2 Wellington Street West Brampton Ontario commencing at 700 pm with respect to the subject application Notices of this meeting were sent to property owners within 900 metres As indicated in Appendix 7 one interested member of the public was in attendance to speak to the application and as found at Appendix 8 correspondence was received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Comments Provided at the Public Meeting
Mr Michael Vernem 18 Leagrove Street Brampton expressed concerns regarding the proposed access to the site from Bovaird Drive given the existing traffic congestion He suggested that measures be taken to improve traffic on Bovaird Drive before development begins at the site
Staff Response
As noted under the Transportation Issues section in Appendix 6 of this report a Traffic Impact Study has been prepared by the applicant in support of the revised draft plan of subdivision to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions based in part on their review of the Traffic Impact Study
There is the opportunity for the Region of Peel to impose requirements through conditions of draft plan approval relating to Bovaird Drive West Notwithstanding this the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes could alleviate Mr Vernems concerns with existing traffic congestion
Correspondence Received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Staff Response
The applicant has received Mr Davies correspondence and has advised staff that they accept in principle the need to integrate road access and connectivity between the subdivision plan and the Osmington lands As noted under the Transportation Issues section in Appendix 6 of this report the applicant has provided the most westerly extension of Street B terminating in a cul-de-sac to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road The applicants Traffic Impact Study indicates that through their ongoing analysis of the transportation network a road crossing over the
19 p7-iU
Natural Heritage System (NHS) by way of connecting Streets B and C not necessary As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders in this regard There is the opportunity to impose requirements through conditions of draft plan approval andor clauses in future rezoning agreements pertaining to all aspects of the road network contained within the proposed draft plan of subdivision Notwithstanding this Mr Davies is encouraged to have his client - Osmington- participate with Mattamy in the future Environmental Assessment Study process in order to ensure acceptable road network integration between the subject property and the Osmington lands This process can occur in conjunction with the recommended draft plan approval of the subject lands and if a road crossing over Huttonville Creek by way of connecting Streets B and C is warranted from an overall transportation network perspective then this could be achieved through the filing of a new draft plan of subdivision sometime in the future or other methods acceptable to the City (ie through an agreement and reference plan to convey the road) In the meantime to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
20 P7-VT
Appendix 8 Correspondence Received City File Numbers C04W11006 and 21T-10022B
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D a vies
H o w e
P a i iner s
LLP
Lawyers
The Fifth Floor
99 Spadina Ave
To r o n t o 0 n t a ri o
M5V 3P8
T 4169777088
F 4169778931
davieshowecom
Please refer to Jeffrey L Davies e-mail jdauiesdauieshowecom
March 2 2011
The Chair and Committee Members
Planning Design and Development Committee co Mr John Corbett Commissioner The City of Brampton 2 Wellington Street City Hall 3rd Floor L6Y4R2
Dear Chair and Committee Members
Re Information Report - Mattamy (Credit River) Limited Draft Plan of Subdivision Application
We represent Osmington Inc the owner of the lands on the west side of Mississauga Road and being across from the Mattamy lands
The engineers for Osmington have been working with the engineers for Mattamy regarding mutual road alignment and other considerations
Osmington submits that the alignment of Station Road within the proposed Mattamy subdivision would be improved if it were to follow the alignment shown on the attached sketch
Yours sincerely DAVIES HOWE PARTNERS LLP
Jeffrey L Davies
JLDmc
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Page 2
Davies copy Howe N Sabat Osmington Inc Part n e F Doricin Mattamy Development Corporation 11 f- M Vernooy Mattamy Development Corporation
M Gagnon Gagnon amp Law C Chung Glen Schnarr amp Associates Inc D Cherepacha Read Voorhees amp Associates R Webster The Sernas Group Inc
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20
Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
2i F7-S2
Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
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SCHEDULE A
DRAFT CONDITIONS OF DRAFT APPROVAL
DRAFT APPROVAL DATE
SUBJECT Draft Plan of Subdivision
GAGNON amp LAW URBAN PLANNERS LTD shyMATTAMY (CREDIT RIVER) LTD 21T-10022B
City of Brampton C04W11006
Planner Neal Grady
In accordance with By-law 10-97 the Council of the City of Brampton has made a decision to authorize the draft approval of the above noted draft plan of subdivision subject to the following conditions
GENERAL PLANNING REQUIREMENTS
Approved Plan and Redlines
1 The final plan shall conform to the draft plan prepared by GAGNON amp LAW URBAN PLANNERS LTD dated October 7 2011
Development Agreement
2 A Subdivision Agreement shall be entered into and executed by the applicant the City of Brampton and the Region of Peel to satisfy all financial legal and engineering matters including landscaping and the installation of municipal services parkland dedication or cash-in-lieu of parkland requirements to the satisfaction of the Director Community Design Parks Planning and Development and other requirements of the City of Brampton and the Region of Peel including the payment of all applicable Regional City and Educational development charges in accordance with their applicable Development Charges By-laws
Zoning
3 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Commercial Blocks 1 through 4 to the satisfaction of the Commissioner of Planning Design and Development
4 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Future Development Blocks 7
F7-3H
and 9 to the satisfaction of the Commissioner of Planning Design and Development
5 Future Development Blocks 7 and 9 shall only be developed in conjunction with a future Zoning By-Law Amendment application to permit the development in accordance with the draft approved plan of subdivision including zoning controls that are unique and specific to the design characteristics of the subdivision
Staging
6 Development of the plan shall be staged to the satisfaction of the City and the Region of Peel In this regard among other things staging of the development of the plan shall be based on the timing of road improvements and the timing of the provision of other essential services and facilities for this subdivision In this regard the applicant shall agree to enter into a phasing agreement if and when required by the City or the Region of Peel
Maintenance Easements
7 NA
Reserve Block and Lots
8 Prior to registration the applicant shall demonstrate to the satisfaction of the Commissioner of Planning Design amp Development by the submission of appropriate development concepts or by other suitable means that abutting lands can be developed in an appropriate manner and in accordance with the applicable Secondary Plan In this regard minor revisions to the plan may be necessary to facilitate the appropriate development of abutting lands
9 Future Development Block 8 will be deeded to the City of Brampton in escrow pending the outcome of the Station Road EA Any portion of Future Development Block 8 that is not required for the future Station Road shall be gratuitously conveyed to the adjacent landowner following the transfer of the Station Road right-of-way lands to the City
Building Removal
10 Prior to registration the applicant shall remove any existing buildings on those lands contained within the phase being registered
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
H-SS 3
SERVICING GRADING AND ROAD REQUIRMENTS
Drainage
11 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof the following matters are to be approved to the satisfaction of the Director Engineering and Development Services and the Credit Valley Conservation
i Functional Servicing Report dated October 2011 prepared by Urbantech and if necessary the subdivision plan shall be redline revised to implement the findings of the amended Functional Servicing Report including but not limited to inclusion of easements or stormwater management blocks which may result in modifications to the proposed lot and road layouts
ii Hydrogeological Report analysis and recommendations consistent with the approved Environmental Implementation Report and Scoped Environmental Impact Study
iii mitigation andor compensation measures consistent with the recommendations of the approved Environmental Implementation Report and Scoped Environmental Impact Study and if necessary the plan shall be redline revised to implement satisfactory mitigation andor compensation measures
iv detailed engineering and grading plans for the overall draft plan of subdivision
v appropriate sediment and erosion control measures
vi that appropriate permits under Ontario Regulation 16006 be received
b) Agree in the subdivision agreement in wording acceptable to the Director Engineering and Development Services and the Credit Valley Conservation Authority
i) To carry out or cause to be carried out the works referred to in condition 11 a) above
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
4 R-36 Servicing
12 Prior to the initiation of any servicing and prior to the registration of the plan or any phase thereof the applicant shall submit detailed engineering drawings and supporting reports to Development Engineering Services for review and approval No servicing works shall be permitted until the drawings are approved
13 Prior to the initiation of any servicing and prior to the registration of this plan or any phase thereof the applicant shall grant gratuitously all necessary external easements and lands for access drainage servicing and utility purposes as may be required to the appropriate municipality agency or public authority
14 Prior to the first engineering submission the applicant shall submit to the City of Bramptons Development Engineering Services Division for approval a detailed plan illustrating all proposed sidewalk locations within the draft plan of subdivision abutting any commercial plan
15 Provisions shall be made that servicing of this Draft Plan will require construction of a 375 mm diameter sanitary sewer and a 450 mm diameter sanitary sewer within the Plan The 375 mm diameter sanitary sewer and the 450 mm diameter sanitary sewer are the financial responsibility of the Region of Peel as per Development Charges By-law Should the developer wish to proceed with these works in order to obtain clearance of this condition at a time when the Region is not prepared to fund the works then the developer shall be required to enter into a front-ending agreement prior to the constructions of the works This agreement will be subject to the Regions determination that it has or will have sufficient funds to justify entering into the font-ending agreements and Regional Council Approval
Utility Relocation
16 Prior to the registration of the plan arrangements shall be made to the satisfaction of the Director Engineering and Development Services for any relocation of utilities required by the development of the subject lands to be undertaken at the developers expense
Stormwater Management
17 Prior to registration Stormwater Management Ponds to be designed and constructed in accordance with the Functional Servicing Report to the satisfaction of the Director of Engineering and Development Services
18 Prior to registration planting plans shall be approved by the Conservation Authority for all stormwater management blocks
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-I0022B and C04W11006
P7-7 19 Any portion of Stormwater Management Pond Block 5 that is not required to
accommodate the Stormwater Management facility and the future Station Road shall be gratuitously conveyed to the adjacent Landowner following the transfer of the Station Road right-of-way lands to the City
Overland Flow
20 Stormwater overland flow routes shall be kept within roads approved walkways or other locations deemed acceptable by the Director of Engineering and Development Services
Building Separation
21 NA
Hydro One Brampton
22 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the City of Brampton for the provision of major facilities such as switchgear installations
Soil
23 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to registration of this plan or any phase thereof submit for the approval of the City Engineering and Development Services Division a detailed soils investigation of the site prepared by a qualified Geotechnical Engineer A copy of this report shall also be submitted to the Citys Chief Building Official
b) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof submit to the Chief Building Official
i) a Phase 1 Environmental Site Assessment ii) a Phase 2 Environmental Site Assessment if required as
a result of the Phase 1 Environmental Site Assessment iii) a decommissioning report if contaminated material has
been identified and is removed or alternatively a copy of the risk assessment together with a copy of the written acknowledgement of its acceptance by the Ministry of the Environment and
iv) a copy of a Record of Site Condition and confirmation of the filing of Site Condition in the Environmental Site Registry
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
fllt
c) Notwithstanding Condition 22b) above provisions shall be provided for in the Subdivision Agreement where the owner agrees to submit the required documents listed in Condition 22b) for the Feed Mill lands at the time of the decommissioning of the site and that provisions shall be provided for in the Subdivision Agreement that allow for the registration of any part of the plan save and except Future Development Block 8 until such time as the documents required in Condition 22 b) are provided
d) Prior to the initiation of any site grading or servicing the applicant shall provide a report identifying all existing water wells and private sewage disposal systems on the lands The applicant shall provide verification to the satisfaction of the Citys Chief Building Official that all wells and septic systems identified have been decommissioned in accordance with all applicable laws and regulations
Road Alignments
24 The horizontal and vertical alignments of all roads including their intersection geometries shall be designed to the latest City standards and requirements In this regard minor revisions to the road pattern and intersection alignments may be required
Construction Traffic Route
25 Prior to approval of any detailed engineering drawings arrangements shall be made to the satisfaction of the Commissioner of Works and
Transportation for a suitable construction traffic route
Roads
26 Prior to registration the City shall obtain the pre-dedication of roads or portions thereof if necessary
27 The City of Brampton will be designing and constructing the James Potter RoadCreditview Road underpass and a development charges prepayment agreement shall be executed with Mattamy (Credit River) Ltd and the City for its delivery
28 Prior to registration appropriate arrangements shall be made to the satisfaction of the Commissioner of Planning Design and Development for landowners within the boundaries of Block Plan 51-1 to provide a financial contribution if required to contribute to the cost of providing improved pedestrian access along Bovaird Drive West to the Mount Pleasant GO Station
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
FV3
29 Prior to registration the City and the Developer will enter into an agreement with regard to the conveyance and construction of Creditview Road between Bovaird Drive West and Street B of this subdivision This agreement will also address the front-ending and DC recoveries related to this portion of Creditview Road
Traffic Signals
30 Prior to registration the applicant will provide cash-in-lieu funds to the satisfaction of the Director of Engineering and Development Services for the installationupgrading of traffic signals at certain intersections within andor associated with the Plan of Subdivision as determined by the City through the detailed engineering design process These funds will not include signalization or intersection works previously accounted for in the 2009 Development Charges Background Study
Street Lighting
31 The street lighting system on all local and collector roadways for this subdivision development shall be designed and constructed in accordance with the latest City of Brampton standards and specifications The street lighting system on all arterial roadways will continue to use the conventional concrete poles unless specified otherwise by the Director Community Design Parks Planning and Development the Director Engineering and Development Services and the Commissioner of Works and Transportation Communication poles will not be installed on the transit spine collector road
LANDSCAPING FENCING AND STREETSCAPE REQUIREMENTS
Site Clearing Topsoil Stripping
32 The owner shall remove any trees and any vegetation on the subject lands as may be required by the Director Community Design Parks Planning and Development
33 The owner shall not remove any trees or topsoil from the land within the plan or start any grading of the land within the plan prior to registration of the plan without a topsoil removal permit issued pursuant to City of Brampton By-law 30-92 and the approval of the Director Engineering and Development Services including entering into a preliminary subdivision agreement if required by the Director Engineering and Development Services
34 Prior to the granting of a top soil stripping permit or in conjunction with the 1st engineering submission whichever comes first protective hoarding to be determined through detailed design is required
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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a) Along the Buffer Block Line of the Natural Heritage System
All hoarding will be provided and erected by the applicant at their expense and to the satisfaction of the City prior to the pre-servicing or any construction occurring on the site and shall be maintained by the applicant
Street Trees
35 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to provide street trees along all internal streets within the subject plan and along immediately abutting boulevards of adjacent streets The applicant shall comply with the recommendations of the approved Community design Guidelines (as applicable) to the satisfaction of the City
36 The applicant shall implement at their expense and to the satisfaction of the City all works shown on the approved streetscape plans in accordance with the Subdivision Agreement and the approved Community Design Guidelines (where applicable) and will include the implementation of all applicable boulevard and buffer planting and entry features including all structures and planting
Fencing
37 The owner shall provide detailed engineering and landscape plans for the development of fencing on all Lots and Blocks to the satisfaction of the Director Community Design Parks Planning and Development The owner shall not be eligible for development charges credit against work performed in accordance with City standards and the current Development Charges By-Law
38 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to erect fencing at their expense in accordance with the City Fencing Policy the approved Community Design Guidelines for the area and any other Conditions of Draft Approval for the development that apply to fencing
39 The owner shall make satisfactory arrangements with the Director Community Design Parks Planning and Development through the Subdivision Agreement to erect at their expense decorative wooden screen fencing 18 metres high in locations and of a design satisfactory to the City along all residential property boundaries which are adjacent to Canada Post Community Mail Boxes
Landscape Works
40 Prior to plan registration the applicant shall pay a maintenance fee for any landscape item deemed necessary by the applicant but which exceeds the City standard This may include but not be limited to special entry feature
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
n-m
structures irrigation systems acoustical walls and architectural landscape elements located on public property
41 Prior to issuance of final acceptance of all landscape works the applicant shall provide as-built drawings in the form of digital files for all dedicated park open space stormwater management entry feature landscape buffer blocks etc The submission of these drawings will meet the latest digital standards as prescribed by the City of Brampton
Urban Design amp Architectural Control
42 The applicant shall implement the Community Design Guidelines including but not limited to the provision of appropriate building architecture landscape treatments and other arrangements to accommodate the consolidation of street accessories such as newspaper boxes mail boxes utility boxes etc to the satisfaction of the Commissioner of Planning Design amp Development and the Director Community Design Planning and Development In this regard minor revisions to the plan may be necessary to provide sufficient space for such features
PARK AND OPEN SPACE REQUIREMENTS
Parkland
43 In accordance with current City practices prior to the issuance of Building Permits for all medium density residential high density residential and commercial development which is subject to Site Plan Approval satisfactory arrangements shall have been made with the realty Services Section of the Buildings and Property Management Department and the Finance Department with respect to the payment of cash-in-lieu of parkland and valued as of the day before the day of building permit issuance pursuant to Section 42(6) of the Planning Act and the City of Bramptons Parkland Dedication By-Law
Open Space Plans
44 NA
Vegetation Assessment
45 Prior to the submission of any grading and servicing plans or any grading on the subject property and prior to registration of the plan the applicant shall
a) submit to the satisfaction of the Community Design Parks Planning and Development Division a Vegetation Inventory and Assessment for the preservation of as many trees as possible identified by the City as desirable for preservation In this regard the applicant shall be required to identify on the Grading and Drainage Plans and Landscaping Plans the trees to be retained and the methodology proposed for their
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
10
retention This methodology shall include individual tree preservation plans illustrating proposed building sites and working envelopes existing and proposed grades and the trees to be protected or removed and shall be supported by a hydrogeoligists report which recommends appropriate subdivision and grading techniques for the maintenance of existing surface runoff or ground water conditions necessary for the long term preservation of the trees identified for retention All preservations and tree protection measures are to be installed and inspected by the City prior to pre-servicing of the subdivision
b) stake the location for the sanitary sewer where the least disturbance will occur to the natural aesthetics of the public open space to the satisfaction of the Community Services Department
c) locate the detention ponds in locations where minimal impact will occur to the natural aesthetics of the valley to the satisfaction of the Community Services Department and
d) retain a Landscape ArchitectEcologist to prepare Planting and Restoration Plans for the quantityquality ponds for approval by the Community Services Department
46 Prior to assumption any material identified in the Tree Preservation and Management Plan(s) as hazardous or identified for removal for accessibility or safety reasons and any deleterious materials and debris not normally found in a natural area whether in a woodlot block vista block or other location as determined by the City shall be removed at the applicants expense
Natural Heritage System
47 It is acknowledged that the limit of development includes an appropriate buffer to facilitate protection and preservation of the Natural Heritage System The width of the buffer has been established by the Mount Pleasant Secondary Plan
48 Prior to registration the City shall obtain the gratuitous pre-conveyance of the Huttonville Creek Natural Heritage System or portions thereof if necessary
BUILDING REQUIREMENTS
Site Plan Approval
49 The owner acknowledges that any Medium Density Residential Blocks High Density Residential Blocks and Commercial Blocks will require Site Plan Approval prior to the issuance of a building permit
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
11 P7-1+S
Exposed Basements
50 NA
Driveway Locations
51 NA
Fire Break Lots
52 NA
Foundations
53 Prior to the issuance of any building permit the owner shall provide an engineering report to the satisfaction of the Chief Building Official indicating special foundation requirements if any to support structures that may be erected on disturbed ground or lots where filling has occurred
NOISE ATTENUATION REQUIREMENTS
Noise Abatement
54 Prior to the applicant entering into any residential purchase and sale agreements the applicant shall engage the services of a qualified acoustical consultant to complete a noise study recommending noise control measures satisfactory to the City (and Region of Peel when requested by the Region) where applicable A copy of this report shall be provided to the Citys Chief Building Official
Note In this regard revisions to the plan such as lot adjustments may be necessary to achieve acceptable rear yard area in conjunction with satisfactory noise attenuation measures and City policy
55 The noise control measures and noise warnings recommended by the acoustical report as required in condition number 52 above shall be implemented to the satisfaction of the Director Engineering and Development Services (and Region of Peel as required)
56 Prior to the issuance of any building permits the owner shall provide the Citys Chief Building Official with a certificate certifying that the builders plans for each dwelling unit to be constructed on the plan shows all of the noise attenuation works required by the approved acoustical report and the approved plans where applicable
57 The City of Brampton will not accept any temporary warning clauses with duration of three (3) years as mitigation
58 Prior to final approval all stationary noise problems must be addressed
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
2 F7-UH REAL ESTATE REQUIREMENTS
Easements
59 The owner shall grant all necessary easements for drainage utility and servicing purposes as may be required to the appropriate agency or public authority
Deeding Roads and Pathways
60 The proposed road allowances road widenings daylighting pedestrian pathways bicycle pathways and public transit rights of way provisions shall be dedicated as public highways on the final plan proposed for registration
Open Space
61 Prior to registration all identified open space lands within the subject application including all lands associated with the Natural Heritage System associated buffer(s) all identified vista park blocks all identified stormwater block engineered (drainage) channel blocks and identified entry feature blocks shall be conveyed to the City gratuitously and in a condition satisfactory to the City No parkland dedication credit will be provided for the blocks in question The applicant will landscape the subject blocks in accordance with the approved plans and will be eligible for development charges credit against work performed where applicable and in accordance with City standards and the current Development Charges By-law
62 In conjunction with the submission of the first engineering submission the applicant shall provide detailed working drawings for all identified park blocks open space blocks stormwater management facilities engineered drainage channels landscape buffer blocks streetscape planting entry feature blocks and fencing to the satisfaction of the applicable approving departments and in accordance with the latest City standards Fencing shall be included along holdout properties where they abut the plan subject to the approval of the existing property owners
The applicant shall comply with both the facility fitconcept plan approved prior to draft plan approval andor the recommendations of the approved Community Design Guidelines (as applicable)
63 Prior to registration the developer agrees to provide the City with the final landscape submission a detailed summary of all areas of parkland open space stormwater management ponds valleylands woodlots and buffers including quantities or areas of boulevard and buffer sod boulevard and buffer trees shrub beds and irrigation systems that will be installed by the developer in the subdivision agreement and will be owned by the City at assumption of the Subdivision Plan
64 Prior to assumption the developer is responsible for the development of all park open space stormwater management entry feature and landscape buffer blocks in accordance with the approved plans and in accordance with the current Development Charges By-law
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
13 F7-HS
Walkways
65 NA
Road Widenings
66 The road widening Blocks 11 to 14 shall be gratuitously dedicated to the Region of Peel on the final plan
03 Metre Reserves
67 03 metre reserves shall be conveyed to the Cityof Brampton on Blocks 15 to 19
Buffers
68 NA
Transit
69 Prior to registration the applicant shall consult with Brampton Transit to determine suitable locations for transit stops and to indicate these locations on the Aboveground Servicing Plans
70 The applicant shall agree to meet the conditions of Brampton Transit with respect to the installation of future bus stop infrastructure to the satisfaction of the Commissioner of Works and Transportation
NOTICE REQUIREMENTS
Sales Office Community Information Maps
71 NA
Use of Land Notices
Statements and Clauses
72 NA
Signage
73 In conjunction with the first engineering submission the owner shall erect and maintain signs in the following locations and in the following manner
a) On Block 6 indicating that Block 6 will be developed as part of a Natural Heritage System containing important environmental features and systems and in accordance with the approved Huttonivlle and Fletchers Creeks Subwatershed Study This Block is to be left in a
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naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
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i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
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p-ne16
any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 2 IT- 10022B and C04W11006
F7-M417
88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
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18 P7-50
distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
P7-SI19
advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
F7-S 20
L5N 6R4
Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
P7-S3 21
NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
Maylicld Rd F7-ia-
LEGEND ROAD NETWORK INFRASTRUCTURE RECREATIONAL OPEN SPACE OTHER
LaD
Transit Spine Collector Road CNR Rail Line LP Local Park
mdash Arterial Road TransCanada Gas Pipeline City Park (ffi)
reg Heritage Resource Designation under the mdash Collector Road 0 Grade Separation ParketteP Ontario Heritage Act
i Potential Connection LF GO Layover Facility Town Square Heritage Resource Listed on the City of
swu Stormwater Management Facility V Vest Pocket o Brampton Register of Heritage Properties
NATURAL HERITAGE SYSTEM INSTITUTIONAL RETAIL bull Mixed Use Area
bulli Natural Heritage System Area K-s Public Junior Elementary School Site District Retail bull Property Lines
6-8 Public Senior Elementary School Site rem Convenience Retail
RESIDENTIAL Separate Elementary School Site LnbJ Neighbourhood Retail SE Norval Farm Supply Special Policy Area LowMedium Density USJ Public Secondary School Site MVC| Motor Vehicle Commercial
Peel Regional Police Association Special LSEJ Separate Secondary School Site E3bull Medium Density Policy Area Place of Worship
APPENDIX 2 - MOUNT PLEASANT SECONDARY PLAN DESIGNATIONSbull BRAMPTON GAGNON amp LAW URBAN PLANNERS LTDbromploncD FIOWOTGtV
MATTAMY (CREDIT RIVER) LTDPLANNING DESIGNampDEVELOPMENT
1000
3 Drawn By TD CITY FILE C04W11006 amp 21T-10022B Dale 20101215
PVIl
OMB Decision File No PL090459
PORTION OF LANDS SUBJECT TO
THE MOUNT PLEASANT SECONDARY PLAN
SUBJECT LANDS
C
LEGEND INSTITUTIONAL COMMERCIAL
DR DISTRICTRETAIL SP SENIOR PUBLIC SCHOOLRESIDENTIAL
IOW MEDIUM DENSITY RESIDENTIAL NR NEIGHBOURHOOD RETAILELEMENTARY SCHOOLSif MEDIUM DENSITY RESIDENTIAL CR CONVENENCF RETAILB^8S[gtj SECONDARY SCHOOL
MEDIUMCLUSTERHOI DENSITY RESIDENTIAL H8 HIGHWAYSERVICE COMMERCIALp--bullpoundgt PLACE OF WORSHIP
SPECIAL POLICY AREA BovoiVd Driva West TRANSPOFITATION OPEN SPACE m
Xppy-i COMMUNTTY PARK GRADE SEPARATION v bull-bull o ARTERIAL ROADS NEIGHBOURHOOD PARK
mdash mdash mdash COL1 ECTOR ROADS
PRIMARYVAIIEYIAND
MKEDUSENOCE SECONDARY VALLEY LAND
spillapea specialpoocyarea2
storm water management facility
e_ secondary plan boundary t area subject to amend ment
APPENDIX 3 - FLETCHERS MEADOW SECONDARY PLAN DESIGNATIONS^BRAMPTON GAGNON amp LAW URBAN PLANNERS LTDXbramptoin FlowerCity MATTAMY (CREDIT RIVER) LTD PLANNING DESIGN AND DEVELOPMENT
Date20110126 Drawn By TD CITY FILE C04W11006 AND 21T-10022B
EkB
SUBJECT LAND AGRICULTURAL INSTITUTIONAL
1 | ZONING BOUNDARY COMMERCIAL OPEN SPACE
iiiiini RAILWAY INDUSTRIAL RESIDENTIAL
APPENDIX 4bull BRAMPTON ZONING DESIGNATIONSbromplonca HOWBT City GAGNON amp LAW URBAN PLANNERS LTD
PLANNING DESIGN amp DEVELOPMENT MATTAMY (CREDIT RIVER) LTD 100
3 Drawn By TD Date 2011 01 25 CITY FILE C04W11006 AND 21T-10022B
P7-IS
AERIAL PHOTO DATE MARCH 2010
MOUNT PLEASANT GO| | SUBJECT LAND AGRICULTURAL INDUSTRIAL STATION
OPEN SPACE COMMERCIAL RESIDENTIAL
APPENDIX 5bull BRAMPTON AERIAL amp EXISTING LAND USE
bramptonca HOWei City GAGNON amp LAW URBAN PLANNERS LTD PLANNING DESIGN amp DEVELOPMENT MATTAMY (CREDIT RIVER) LTD
50 100
Drawn By TD Date 2011 01 25 CITY FILE C04W11006 AND 21T-10022B
P7-amp
APPENDIX 6
DETAILED PLANNING ANALYSIS
City File Numbers C04W11006 and 21T-10022B
Provincial Policy Statement
The proposed draft plan of subdivision is consistent with matters of Provincial interest as identified in the Provincial Policy Statement with respect to
bull focusing growth within a designated urban area and
bull avoiding development and land use patterns that may cause environmental or public health and safety concerns
Strategic Plan
The proposed draft plan of subdivision is consistent with the following goal streams in the Citys Strategic Plan
bull a Dynamic and Prosperous Economy since Commercial Blocks 1 to 4 inclusive will attract new business opportunities
bull Enhancing Our Community since future development Blocks 7 and 9 hold the potential for implementing a mix of residential housing types and
bull a Modern Transportation Systems since the delivery of both Creditview Road and the westerly extension of Station Road provides transportation infrastructure to support the Mount Pleasant Secondary Plan and the Mount Pleasant GO Station
Official Plan
The subject property is designated Residential and Open Space in the Official Plan An Application to Amend the Official Plan is not required to facilitate the proposed draft plan of subdivision
Mount Pleasant Secondary Plan
The portion of the subdivision plan located west of proposed Creditview Road (Street A) is located within the Mount Pleasant Secondary Plan (Area 51) In accordance with the land use Schedule SP 51(a) of the Secondary Plan these lands are designated District Retail Natural Heritage System Area Storm Water Management Facility GO Layover Facility and Norval Farm Supply - Special Policy Area
With respect to the District Retail designation permitted uses include the commercial uses identified and described in Section 4210 of the City of Brampton Official Plan In addition major free standing office medium and high density residential development is
10 P7-17
permitted High density residential development may be permitted without the need for an Amendment to the Official Plan or the Secondary Plan Block 6 on the revised subdivision plan coincides with the Natural Heritage System Area designation and Block 5 coincides with the Storm Water Management Facility designation
The Go Layover Facility designation coincides with a locomotive train layover area on the south side of the CN Rail line within the CN owned rail corridor that will be used in the winter months to warm up train engines The final location for this facility is proposed to be located somewhere along the northerly boundaries of Block 10 7 or 5 This facility has been accommodated for from a noise attenuation perspective for some of the residential uses in the draft approved Mount Pleasant Secondary Plan subdivisions located to the north The same noise attenuation requirements will be applied to the draft plan of subdivision once a final determination is made with respect to the type of residential uses on Future Development Block 7
The revised subdivision plan now includes the Norval Farm Supply site at the northerly section of future development Block 9 Policy Section 5132 of the Mount Pleasant Secondary Plan indicates that due to access and noise constraints associated with this agriculturalfeed mill operation redevelopment of these lands is considered to be better suited for commercial andor higher density residential uses
It is understood that the owners of the subject lands and Norval Farm Supply have negotiated an agreement whereby the applicant will acquire the Norval Farm Supply lands and the facility will cease operations on January 31 2014 with approximately 6 months required after this date to decommission the site As a result the access and noise constraints will be eliminated thereby providing an opportunity to examine residential and commercial development potential Detailed development policies and standards governing this portion of the Draft Plan will be addressed through the processing of a future Official Plan and Zoning By-law Amendment Application In addition it is noted that although the March 7 2011 public meeting notice did not refer to the addition of the Norval Farm Supply lands the intent for this section of the subdivision plan as originally submitted was for mixed use development in this general location This reflects the Mount Pleasant Secondary Plan policies that are specifically related to the Norval Farm Supply lands and state that mixed use high density residential and commercial uses could be developed on these lands
An Application to Amend the Mount Pleasant Secondary Plan is not required to facilitate the draft approval of the subdivision plan however the applicant has acknowledged that an amendment to the Secondary Plan will be provided if requested along with the filing of future applications to amend the zoning by-law to implement the various blocks on the subdivision plan Key issues requiring further exploration include
bull protecting for the potential development of free standing office development and medium and high density residential development and
11 FMf
bull determining appropriate residential densities in light of the maximum net residential density of 60 units per hectare for Medium Residential Density development and a maximum net residential density of 200 units per hectare for High Residential Density development
Fletchers Meadow Secondary Plan
The portion of the subdivision plan located east of Creditview Road is located within the Fletchers Meadow Secondary Plan and is designated Mixed Use Node The Mount Pleasant Village Mobility Hub Block Plan (OP 2006-021) designates the lands east of Creditview Road Mixed Use Area 4 key policies include
bull land use permission for a significant concentration of employment lands including retail commercial and office development a mix of residential uses including apartments and communityopen space uses
bull a density target of 100 persons and jobs combined per gross hectare over the entire Mixed Use Area 4 lands and lands owned by GO Transit and
bull 6 storey building heights for apartments and office buildings 1-2 storeys for retailcommercial uses
The Mixed Use Node and Mixed Use Area 4 designations and policies are further supplemented by the Citys Growth Plan Official Plan Amendment and policies specific to the Mount Pleasant GO Station Mobility Hub especially with respect to densities that support the mobility hub concept
An application to amend the Fletchers Meadow Secondary Plan and a detailed exploration of the Citys Growth Plan Official Plan Amendment are not required to facilitate the draft plan approval of the subdivision plan However these matters will be addressed with the filing of future applications to amend the zoning by-law to implement the various blocks along with any required amendments to the Secondary PlanOfficial Plan
Zoning
The subject property is zoned Agricultural (A) in Zoning By-law 270-2004 An application to amend the Zoning By-law will be required to rezone the various blocks on the draft plan of subdivision to appropriate zoning designations that reflect the ultimate land uses built form and community vision for this area The applicant intends to file applications to amend the zoning by-law in the near future The zoning does not need to be amended to allow the plan of subdivision to proceed
12 P7-H
Master Site Plan
In accordance with the block planning policies contained in the Mount Pleasant Secondary Plan the submission of a master site plan for the subject lands is required to evaluate in greater detail issues pertaining to land use massing design density and phasing of development The master site plan for the entire subdivision and any other associated requirements will be submitted with the future applications to amend the Zoning By-law
Environmental Issues
Open Space (Natural Heritage System) Block 6 on the proposed draft plan of subdivision is designated Natural Heritage System Area in the Mount Pleasant Secondary Plan This Block is to be in accordance with the approved Mount Pleasant Secondary Plan Subwatershed Study (SWS) and the Mount Pleasant Block Plan Sub-Area 51-1 Environmental Implementation Report (EIR)
The approved Sub-Area 51-1 Block Plan Official Plan Amendment OP2006-055 adopted by City Council on February 23 2011 contains a policy whereby development applications shall conform to the approved SWS and implemented by the approved EIR and Conceptual Fisheries Compensation Plan (CFCP) Conditions of draft plan approval have been provided by Credit Valley Conservation and the City to address the natural heritage system components for all of the Mount Pleasant Secondary Plan subdivisions in the northerly 51-1 block plan lands that were draft approved on October 11 2011 Similar conditions of draft plan approval will be provided for this subdivision plan through updated conditions of draft plan approval once the circulation period for comment has ended To assist in this the applicants Scoped Environmental Impact Study has also been circulated along with the draft plan of subdivision
With respect to Open Space (Natural Heritage System) Block 6 the preliminary key findings of the applicants Scoped Environmental Impact Study include
bull All lands within Block 6 will be fully protected by the Natural Heritage System boundary contained in the approved Subwatershed Study and as determined through the Block Plan Sub-Area 51-1 Environmental Implementation Report
bull The applicability of the approved Natural Heritage System designation in the Mount Pleasant Secondary Plan to Block 6 ensuring that it will be fully maintained and protected
bull Stormwater management ponds will provide an enhanced level of stormwater treatment as agreed to through the Subwatershed Study approval process to protect this section of Huttonville Creek and
Finally consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 5 of this report authorizes staff to
13 PViO
obtain pre-conveyance of the Huttonville Creek Natural Heritage System (Block 6) if necessary prior to registration
Transportation Issues
The purpose of this proposed draft plan of subdivision is to establish a road network in the vicinity of the Mount Pleasant GO Station with a particular emphasis on the Creditview Road (Street A) extension and the westerly Station Road extension (Street B) as key transportation infrastructure to support the Mount Pleasant community and the Mount Pleasant GO Station To this extent a Traffic Impact Study has been initiated by the applicant to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions To assist in this the applicants Traffic Impact Study has also been circulated along with the draft plan of subdivision
The preliminary findings of the applicants Traffic Impact Study include
bull an acceptable level of operation at all of the proposed intersections and
bull a proposed road network and right-of-way widths that support the proposed development blocks and the preliminary land uses that will be refined through future applications to amend the zoning by-law
With respect to the Creditview Road (Street A) extension from Bovaird Drive West the applicants Traffic Impact Study indicates that the preferred alignment and right of way width reflects the environmental assessment approved for this road in 2009 and work to date involving the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes The Creditview Road (Street A) right of way width of 42 metres as shown on the revised draft plan is intended to meet City requirements identified through the Environmental Assessment process and in particular with respect to transit stop amenities
The Study also notes that the preliminary design work is underway for the section of Creditview Road and the associated CN Rail underpass with construction anticipated to be completed sometime in 2013 and 2014 This subdivision could be registered in the Spring of 2012 at which time the streets on the subdivision plan would be conveyed to the City as public roads Nevertheless to be consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 4 of this report authorizes staff to obtain the pre-dedication of roads if necessary prior to registration This recommendation protects the Citys interests if for some reason the timing for the construction of Creditview Road and the CN rail underpass were to be accelerated
With respect to the westerly extension of Station Road (Street B) the preliminary findings of the applicants Traffic Impact Study are as follows
14 F7--l
bull the alignment and extent of Station Road (Street B) as shown on the subdivision plan is appropriate and sufficient to support the proposed development blocks and the preliminary land uses that will be refined through future applications to amend the zoning by-law
bull the proposed 315 metre right-of-way width as a four lane collector road is more than is typically required but it has been provided to allow for the ultimate extension of Street B across Huttonville Creek to connect with Mississauga Road should it be confirmed as being desirable and feasible through the Environmental Assessment Study process and
bull the most westerly extension of Street B terminating in a cul-de-sac is intended to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road
The Traffic Impact Study identified through its analysis of the transportation network that the crossing of the Natural Heritage System (NHS) connecting Street B with Mississauga Road in the vicinity of Street C is not necessary to facilitate the draft plan approval of the subdivision As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders In this respect to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
Finally the subdivision plan deletes a potential street connection from the commercial block located immediately east of Creditview Road (Street A) The applicant has indicated that they are amenable to protecting for this road connection through the filing of a future application to amend the zoning by-law for this block
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In this respect Recommendation 3 iv) of this report recommends that prior to the issuance of draft plan approval arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
Finally the subdivision plan deletes a potential street connection from the commercial block located immediately east of Creditview Road (Street A) The applicant has indicated that they are amenable to protecting for this road connection through the filing of a future application to amend the zoning by-lawfor this block In this respect Recommendation 3 iv) of this report recommends that prior to the issuance of draft plan approval arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
Servicing
Full municipal services are proposed in conjunction with this development involving the tunnelling of two sanitary sewers south of the CN rail line and crossing a section of the Huttonville Creek and the connections to the existing watermains on Mississauga Road and Bovaird Drive West
The approved Mount Pleasant Secondary Plan Infrastructure Servicing Study did not identify any impediments regarding the capacity of the existing and future municipal water and sanitary sewer system to accommodate development on the subject lands
The Region of Peel will provide appropriate conditions of draft plan approval regarding municipal water and sanitary sewer services
The requirement for a stormwater management pond was identified through the Mount Pleasant Secondary Plan Subwatershed Study and has been provided for through stormwater management Block 5 on the draft plan of subdivision
A Functional Servicing Report has been provided by the applicant for review by the Citys Engineering and Development Services Division that
bull outlines the rationale for the size and location of the proposed pond Block 5 and
bull provides technical requirements for the proposed pond including the protection of the abutting Huttonville Creek contained in Block 6
Finally consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 6 of this report authorizes the Citys Engineering and Development Services Division to begin the review of the preliminary development engineering works related to servicing facilities and infrastructure in advance of draft plan approvals No construction of servicing works will be permitted to commence ahead of draft plan approvals unless approval is given by the
16 P7-1S
Commissioners of the Planning Design and Development and Works and Transportation Departments
Urban Design
Staff has evaluated a preliminary concept site plan provided by the new potential owner of Commercial Blocks 1 to 4 inclusive However this preliminary concept site plan has no official status and will be updated in the context of the submission of a future application to amend the zoning by-law An urban design brief will be submitted at that time to enable a comprehensive evaluation of urban design and built form for the blocks on the proposed revised draft plan of subdivision
Recommended Draft Plan Approval Process
The draft conditions of draft plan approval found at Appendix 8 reflect the Citys Standard Conditions of Draft Plan Approval as administered by the Planning Design and Development Department and have been tailored to the unique circumstances of this particular subdivision and in particular the future submission of an application(s) to amend the zoning by-law for the proposed blocks
Recommendation 4 of this report directs staff to prepare appropriate conditions of draft plan approval in general accordance with the draft conditions of draft plan approval contained in Appendix 8 of this report along with updatedrevised conditions of draft plan approval from internal City Departments and external commenting agencies all to the satisfaction of the Commissioner of the Planning Design and Development Department
The findings of the various studies submitted by the applicant and the various issues outlined in this Appendix will if necessary be incorporated as conditions of draft plan approval or comprise future amendment(s) to the draft approved subdivision plan The subdivision plan and studies are in the circulation period during the time of the writing of this report
CONCLUSION
The approval in principle of the revised draft plan of subdivision application facilitates the establishment of development blocks and a road network and subject to the approval of the recommendations in this report represents good planning Further requirements pertaining to the subject lands will be addressed through the submission of future development applications for the various blocks within the plan of subdivision
17 f7-^
APPENDIX 7
PUBLIC MEETING ATTENDANCE RECORD
City File Number C04W11006 Subdivision File21T-10022B
Members Present
Regional Councillor P Palleschi - Wards 2 and 6 (Chair) City Councillor V Dhillon - Wards 9 and 10 (Vice-Chair) Regional Councillor E Moore - Wards 1 and 5 City Councillor G Gibson - Wards 1 and 5 City Councillor J Hutton - Wards 2 and 6 Mayor Susan Fennell (designate for Regional Councillor J Sanderson)
Members Absent
Regional Councillor J Sanderson - Wards 3 and 4 (personal) Regional Councillor G Miles - Wards 7 and 8 (other municipal business) Regional Councillor S Hames - Wards 7 and 8 (vacation) Regional Councillor J Sprovieri - Wards 9 and 10 (vacation) City Councillor B Callahan - Wards 3 and 4 (vacation)
Staff Present
Planning Design and Development Department J Corbett Commissioner Planning Design and Development A Smith Director Planning Policy and Growth Management D Kraszewski Director Planning and Land Development Services M Won Director Engineering and Development Services K Walsh Director Community Design Parks Planning and Development A Parsons Development Planner B Steiger Central Area Planner N Grady Development Planner
Corporate Services Department J Burton Legal Counsel E Evans Deputy Clerk C Urquhart Legislative Coordinator
Members of the Public
Mr Michael Vernem 18 Leagrove Street Brampton
18 PI-IS
Results of the Public Meeting
A special meeting of the Planning Design and Development Committee was held on March 7 2011 in the Council Chambers 4th Floor 2 Wellington Street West Brampton Ontario commencing at 700 pm with respect to the subject application Notices of this meeting were sent to property owners within 900 metres As indicated in Appendix 7 one interested member of the public was in attendance to speak to the application and as found at Appendix 8 correspondence was received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Comments Provided at the Public Meeting
Mr Michael Vernem 18 Leagrove Street Brampton expressed concerns regarding the proposed access to the site from Bovaird Drive given the existing traffic congestion He suggested that measures be taken to improve traffic on Bovaird Drive before development begins at the site
Staff Response
As noted under the Transportation Issues section in Appendix 6 of this report a Traffic Impact Study has been prepared by the applicant in support of the revised draft plan of subdivision to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions based in part on their review of the Traffic Impact Study
There is the opportunity for the Region of Peel to impose requirements through conditions of draft plan approval relating to Bovaird Drive West Notwithstanding this the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes could alleviate Mr Vernems concerns with existing traffic congestion
Correspondence Received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Staff Response
The applicant has received Mr Davies correspondence and has advised staff that they accept in principle the need to integrate road access and connectivity between the subdivision plan and the Osmington lands As noted under the Transportation Issues section in Appendix 6 of this report the applicant has provided the most westerly extension of Street B terminating in a cul-de-sac to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road The applicants Traffic Impact Study indicates that through their ongoing analysis of the transportation network a road crossing over the
19 p7-iU
Natural Heritage System (NHS) by way of connecting Streets B and C not necessary As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders in this regard There is the opportunity to impose requirements through conditions of draft plan approval andor clauses in future rezoning agreements pertaining to all aspects of the road network contained within the proposed draft plan of subdivision Notwithstanding this Mr Davies is encouraged to have his client - Osmington- participate with Mattamy in the future Environmental Assessment Study process in order to ensure acceptable road network integration between the subject property and the Osmington lands This process can occur in conjunction with the recommended draft plan approval of the subject lands and if a road crossing over Huttonville Creek by way of connecting Streets B and C is warranted from an overall transportation network perspective then this could be achieved through the filing of a new draft plan of subdivision sometime in the future or other methods acceptable to the City (ie through an agreement and reference plan to convey the road) In the meantime to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
20 P7-VT
Appendix 8 Correspondence Received City File Numbers C04W11006 and 21T-10022B
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D a vies
H o w e
P a i iner s
LLP
Lawyers
The Fifth Floor
99 Spadina Ave
To r o n t o 0 n t a ri o
M5V 3P8
T 4169777088
F 4169778931
davieshowecom
Please refer to Jeffrey L Davies e-mail jdauiesdauieshowecom
March 2 2011
The Chair and Committee Members
Planning Design and Development Committee co Mr John Corbett Commissioner The City of Brampton 2 Wellington Street City Hall 3rd Floor L6Y4R2
Dear Chair and Committee Members
Re Information Report - Mattamy (Credit River) Limited Draft Plan of Subdivision Application
We represent Osmington Inc the owner of the lands on the west side of Mississauga Road and being across from the Mattamy lands
The engineers for Osmington have been working with the engineers for Mattamy regarding mutual road alignment and other considerations
Osmington submits that the alignment of Station Road within the proposed Mattamy subdivision would be improved if it were to follow the alignment shown on the attached sketch
Yours sincerely DAVIES HOWE PARTNERS LLP
Jeffrey L Davies
JLDmc
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Page 2
Davies copy Howe N Sabat Osmington Inc Part n e F Doricin Mattamy Development Corporation 11 f- M Vernooy Mattamy Development Corporation
M Gagnon Gagnon amp Law C Chung Glen Schnarr amp Associates Inc D Cherepacha Read Voorhees amp Associates R Webster The Sernas Group Inc
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20
Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
2i F7-S2
Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
F7-S3
SCHEDULE A
DRAFT CONDITIONS OF DRAFT APPROVAL
DRAFT APPROVAL DATE
SUBJECT Draft Plan of Subdivision
GAGNON amp LAW URBAN PLANNERS LTD shyMATTAMY (CREDIT RIVER) LTD 21T-10022B
City of Brampton C04W11006
Planner Neal Grady
In accordance with By-law 10-97 the Council of the City of Brampton has made a decision to authorize the draft approval of the above noted draft plan of subdivision subject to the following conditions
GENERAL PLANNING REQUIREMENTS
Approved Plan and Redlines
1 The final plan shall conform to the draft plan prepared by GAGNON amp LAW URBAN PLANNERS LTD dated October 7 2011
Development Agreement
2 A Subdivision Agreement shall be entered into and executed by the applicant the City of Brampton and the Region of Peel to satisfy all financial legal and engineering matters including landscaping and the installation of municipal services parkland dedication or cash-in-lieu of parkland requirements to the satisfaction of the Director Community Design Parks Planning and Development and other requirements of the City of Brampton and the Region of Peel including the payment of all applicable Regional City and Educational development charges in accordance with their applicable Development Charges By-laws
Zoning
3 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Commercial Blocks 1 through 4 to the satisfaction of the Commissioner of Planning Design and Development
4 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Future Development Blocks 7
F7-3H
and 9 to the satisfaction of the Commissioner of Planning Design and Development
5 Future Development Blocks 7 and 9 shall only be developed in conjunction with a future Zoning By-Law Amendment application to permit the development in accordance with the draft approved plan of subdivision including zoning controls that are unique and specific to the design characteristics of the subdivision
Staging
6 Development of the plan shall be staged to the satisfaction of the City and the Region of Peel In this regard among other things staging of the development of the plan shall be based on the timing of road improvements and the timing of the provision of other essential services and facilities for this subdivision In this regard the applicant shall agree to enter into a phasing agreement if and when required by the City or the Region of Peel
Maintenance Easements
7 NA
Reserve Block and Lots
8 Prior to registration the applicant shall demonstrate to the satisfaction of the Commissioner of Planning Design amp Development by the submission of appropriate development concepts or by other suitable means that abutting lands can be developed in an appropriate manner and in accordance with the applicable Secondary Plan In this regard minor revisions to the plan may be necessary to facilitate the appropriate development of abutting lands
9 Future Development Block 8 will be deeded to the City of Brampton in escrow pending the outcome of the Station Road EA Any portion of Future Development Block 8 that is not required for the future Station Road shall be gratuitously conveyed to the adjacent landowner following the transfer of the Station Road right-of-way lands to the City
Building Removal
10 Prior to registration the applicant shall remove any existing buildings on those lands contained within the phase being registered
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
H-SS 3
SERVICING GRADING AND ROAD REQUIRMENTS
Drainage
11 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof the following matters are to be approved to the satisfaction of the Director Engineering and Development Services and the Credit Valley Conservation
i Functional Servicing Report dated October 2011 prepared by Urbantech and if necessary the subdivision plan shall be redline revised to implement the findings of the amended Functional Servicing Report including but not limited to inclusion of easements or stormwater management blocks which may result in modifications to the proposed lot and road layouts
ii Hydrogeological Report analysis and recommendations consistent with the approved Environmental Implementation Report and Scoped Environmental Impact Study
iii mitigation andor compensation measures consistent with the recommendations of the approved Environmental Implementation Report and Scoped Environmental Impact Study and if necessary the plan shall be redline revised to implement satisfactory mitigation andor compensation measures
iv detailed engineering and grading plans for the overall draft plan of subdivision
v appropriate sediment and erosion control measures
vi that appropriate permits under Ontario Regulation 16006 be received
b) Agree in the subdivision agreement in wording acceptable to the Director Engineering and Development Services and the Credit Valley Conservation Authority
i) To carry out or cause to be carried out the works referred to in condition 11 a) above
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
4 R-36 Servicing
12 Prior to the initiation of any servicing and prior to the registration of the plan or any phase thereof the applicant shall submit detailed engineering drawings and supporting reports to Development Engineering Services for review and approval No servicing works shall be permitted until the drawings are approved
13 Prior to the initiation of any servicing and prior to the registration of this plan or any phase thereof the applicant shall grant gratuitously all necessary external easements and lands for access drainage servicing and utility purposes as may be required to the appropriate municipality agency or public authority
14 Prior to the first engineering submission the applicant shall submit to the City of Bramptons Development Engineering Services Division for approval a detailed plan illustrating all proposed sidewalk locations within the draft plan of subdivision abutting any commercial plan
15 Provisions shall be made that servicing of this Draft Plan will require construction of a 375 mm diameter sanitary sewer and a 450 mm diameter sanitary sewer within the Plan The 375 mm diameter sanitary sewer and the 450 mm diameter sanitary sewer are the financial responsibility of the Region of Peel as per Development Charges By-law Should the developer wish to proceed with these works in order to obtain clearance of this condition at a time when the Region is not prepared to fund the works then the developer shall be required to enter into a front-ending agreement prior to the constructions of the works This agreement will be subject to the Regions determination that it has or will have sufficient funds to justify entering into the font-ending agreements and Regional Council Approval
Utility Relocation
16 Prior to the registration of the plan arrangements shall be made to the satisfaction of the Director Engineering and Development Services for any relocation of utilities required by the development of the subject lands to be undertaken at the developers expense
Stormwater Management
17 Prior to registration Stormwater Management Ponds to be designed and constructed in accordance with the Functional Servicing Report to the satisfaction of the Director of Engineering and Development Services
18 Prior to registration planting plans shall be approved by the Conservation Authority for all stormwater management blocks
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-I0022B and C04W11006
P7-7 19 Any portion of Stormwater Management Pond Block 5 that is not required to
accommodate the Stormwater Management facility and the future Station Road shall be gratuitously conveyed to the adjacent Landowner following the transfer of the Station Road right-of-way lands to the City
Overland Flow
20 Stormwater overland flow routes shall be kept within roads approved walkways or other locations deemed acceptable by the Director of Engineering and Development Services
Building Separation
21 NA
Hydro One Brampton
22 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the City of Brampton for the provision of major facilities such as switchgear installations
Soil
23 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to registration of this plan or any phase thereof submit for the approval of the City Engineering and Development Services Division a detailed soils investigation of the site prepared by a qualified Geotechnical Engineer A copy of this report shall also be submitted to the Citys Chief Building Official
b) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof submit to the Chief Building Official
i) a Phase 1 Environmental Site Assessment ii) a Phase 2 Environmental Site Assessment if required as
a result of the Phase 1 Environmental Site Assessment iii) a decommissioning report if contaminated material has
been identified and is removed or alternatively a copy of the risk assessment together with a copy of the written acknowledgement of its acceptance by the Ministry of the Environment and
iv) a copy of a Record of Site Condition and confirmation of the filing of Site Condition in the Environmental Site Registry
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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c) Notwithstanding Condition 22b) above provisions shall be provided for in the Subdivision Agreement where the owner agrees to submit the required documents listed in Condition 22b) for the Feed Mill lands at the time of the decommissioning of the site and that provisions shall be provided for in the Subdivision Agreement that allow for the registration of any part of the plan save and except Future Development Block 8 until such time as the documents required in Condition 22 b) are provided
d) Prior to the initiation of any site grading or servicing the applicant shall provide a report identifying all existing water wells and private sewage disposal systems on the lands The applicant shall provide verification to the satisfaction of the Citys Chief Building Official that all wells and septic systems identified have been decommissioned in accordance with all applicable laws and regulations
Road Alignments
24 The horizontal and vertical alignments of all roads including their intersection geometries shall be designed to the latest City standards and requirements In this regard minor revisions to the road pattern and intersection alignments may be required
Construction Traffic Route
25 Prior to approval of any detailed engineering drawings arrangements shall be made to the satisfaction of the Commissioner of Works and
Transportation for a suitable construction traffic route
Roads
26 Prior to registration the City shall obtain the pre-dedication of roads or portions thereof if necessary
27 The City of Brampton will be designing and constructing the James Potter RoadCreditview Road underpass and a development charges prepayment agreement shall be executed with Mattamy (Credit River) Ltd and the City for its delivery
28 Prior to registration appropriate arrangements shall be made to the satisfaction of the Commissioner of Planning Design and Development for landowners within the boundaries of Block Plan 51-1 to provide a financial contribution if required to contribute to the cost of providing improved pedestrian access along Bovaird Drive West to the Mount Pleasant GO Station
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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29 Prior to registration the City and the Developer will enter into an agreement with regard to the conveyance and construction of Creditview Road between Bovaird Drive West and Street B of this subdivision This agreement will also address the front-ending and DC recoveries related to this portion of Creditview Road
Traffic Signals
30 Prior to registration the applicant will provide cash-in-lieu funds to the satisfaction of the Director of Engineering and Development Services for the installationupgrading of traffic signals at certain intersections within andor associated with the Plan of Subdivision as determined by the City through the detailed engineering design process These funds will not include signalization or intersection works previously accounted for in the 2009 Development Charges Background Study
Street Lighting
31 The street lighting system on all local and collector roadways for this subdivision development shall be designed and constructed in accordance with the latest City of Brampton standards and specifications The street lighting system on all arterial roadways will continue to use the conventional concrete poles unless specified otherwise by the Director Community Design Parks Planning and Development the Director Engineering and Development Services and the Commissioner of Works and Transportation Communication poles will not be installed on the transit spine collector road
LANDSCAPING FENCING AND STREETSCAPE REQUIREMENTS
Site Clearing Topsoil Stripping
32 The owner shall remove any trees and any vegetation on the subject lands as may be required by the Director Community Design Parks Planning and Development
33 The owner shall not remove any trees or topsoil from the land within the plan or start any grading of the land within the plan prior to registration of the plan without a topsoil removal permit issued pursuant to City of Brampton By-law 30-92 and the approval of the Director Engineering and Development Services including entering into a preliminary subdivision agreement if required by the Director Engineering and Development Services
34 Prior to the granting of a top soil stripping permit or in conjunction with the 1st engineering submission whichever comes first protective hoarding to be determined through detailed design is required
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
F7-1+0
a) Along the Buffer Block Line of the Natural Heritage System
All hoarding will be provided and erected by the applicant at their expense and to the satisfaction of the City prior to the pre-servicing or any construction occurring on the site and shall be maintained by the applicant
Street Trees
35 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to provide street trees along all internal streets within the subject plan and along immediately abutting boulevards of adjacent streets The applicant shall comply with the recommendations of the approved Community design Guidelines (as applicable) to the satisfaction of the City
36 The applicant shall implement at their expense and to the satisfaction of the City all works shown on the approved streetscape plans in accordance with the Subdivision Agreement and the approved Community Design Guidelines (where applicable) and will include the implementation of all applicable boulevard and buffer planting and entry features including all structures and planting
Fencing
37 The owner shall provide detailed engineering and landscape plans for the development of fencing on all Lots and Blocks to the satisfaction of the Director Community Design Parks Planning and Development The owner shall not be eligible for development charges credit against work performed in accordance with City standards and the current Development Charges By-Law
38 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to erect fencing at their expense in accordance with the City Fencing Policy the approved Community Design Guidelines for the area and any other Conditions of Draft Approval for the development that apply to fencing
39 The owner shall make satisfactory arrangements with the Director Community Design Parks Planning and Development through the Subdivision Agreement to erect at their expense decorative wooden screen fencing 18 metres high in locations and of a design satisfactory to the City along all residential property boundaries which are adjacent to Canada Post Community Mail Boxes
Landscape Works
40 Prior to plan registration the applicant shall pay a maintenance fee for any landscape item deemed necessary by the applicant but which exceeds the City standard This may include but not be limited to special entry feature
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
n-m
structures irrigation systems acoustical walls and architectural landscape elements located on public property
41 Prior to issuance of final acceptance of all landscape works the applicant shall provide as-built drawings in the form of digital files for all dedicated park open space stormwater management entry feature landscape buffer blocks etc The submission of these drawings will meet the latest digital standards as prescribed by the City of Brampton
Urban Design amp Architectural Control
42 The applicant shall implement the Community Design Guidelines including but not limited to the provision of appropriate building architecture landscape treatments and other arrangements to accommodate the consolidation of street accessories such as newspaper boxes mail boxes utility boxes etc to the satisfaction of the Commissioner of Planning Design amp Development and the Director Community Design Planning and Development In this regard minor revisions to the plan may be necessary to provide sufficient space for such features
PARK AND OPEN SPACE REQUIREMENTS
Parkland
43 In accordance with current City practices prior to the issuance of Building Permits for all medium density residential high density residential and commercial development which is subject to Site Plan Approval satisfactory arrangements shall have been made with the realty Services Section of the Buildings and Property Management Department and the Finance Department with respect to the payment of cash-in-lieu of parkland and valued as of the day before the day of building permit issuance pursuant to Section 42(6) of the Planning Act and the City of Bramptons Parkland Dedication By-Law
Open Space Plans
44 NA
Vegetation Assessment
45 Prior to the submission of any grading and servicing plans or any grading on the subject property and prior to registration of the plan the applicant shall
a) submit to the satisfaction of the Community Design Parks Planning and Development Division a Vegetation Inventory and Assessment for the preservation of as many trees as possible identified by the City as desirable for preservation In this regard the applicant shall be required to identify on the Grading and Drainage Plans and Landscaping Plans the trees to be retained and the methodology proposed for their
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
10
retention This methodology shall include individual tree preservation plans illustrating proposed building sites and working envelopes existing and proposed grades and the trees to be protected or removed and shall be supported by a hydrogeoligists report which recommends appropriate subdivision and grading techniques for the maintenance of existing surface runoff or ground water conditions necessary for the long term preservation of the trees identified for retention All preservations and tree protection measures are to be installed and inspected by the City prior to pre-servicing of the subdivision
b) stake the location for the sanitary sewer where the least disturbance will occur to the natural aesthetics of the public open space to the satisfaction of the Community Services Department
c) locate the detention ponds in locations where minimal impact will occur to the natural aesthetics of the valley to the satisfaction of the Community Services Department and
d) retain a Landscape ArchitectEcologist to prepare Planting and Restoration Plans for the quantityquality ponds for approval by the Community Services Department
46 Prior to assumption any material identified in the Tree Preservation and Management Plan(s) as hazardous or identified for removal for accessibility or safety reasons and any deleterious materials and debris not normally found in a natural area whether in a woodlot block vista block or other location as determined by the City shall be removed at the applicants expense
Natural Heritage System
47 It is acknowledged that the limit of development includes an appropriate buffer to facilitate protection and preservation of the Natural Heritage System The width of the buffer has been established by the Mount Pleasant Secondary Plan
48 Prior to registration the City shall obtain the gratuitous pre-conveyance of the Huttonville Creek Natural Heritage System or portions thereof if necessary
BUILDING REQUIREMENTS
Site Plan Approval
49 The owner acknowledges that any Medium Density Residential Blocks High Density Residential Blocks and Commercial Blocks will require Site Plan Approval prior to the issuance of a building permit
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
11 P7-1+S
Exposed Basements
50 NA
Driveway Locations
51 NA
Fire Break Lots
52 NA
Foundations
53 Prior to the issuance of any building permit the owner shall provide an engineering report to the satisfaction of the Chief Building Official indicating special foundation requirements if any to support structures that may be erected on disturbed ground or lots where filling has occurred
NOISE ATTENUATION REQUIREMENTS
Noise Abatement
54 Prior to the applicant entering into any residential purchase and sale agreements the applicant shall engage the services of a qualified acoustical consultant to complete a noise study recommending noise control measures satisfactory to the City (and Region of Peel when requested by the Region) where applicable A copy of this report shall be provided to the Citys Chief Building Official
Note In this regard revisions to the plan such as lot adjustments may be necessary to achieve acceptable rear yard area in conjunction with satisfactory noise attenuation measures and City policy
55 The noise control measures and noise warnings recommended by the acoustical report as required in condition number 52 above shall be implemented to the satisfaction of the Director Engineering and Development Services (and Region of Peel as required)
56 Prior to the issuance of any building permits the owner shall provide the Citys Chief Building Official with a certificate certifying that the builders plans for each dwelling unit to be constructed on the plan shows all of the noise attenuation works required by the approved acoustical report and the approved plans where applicable
57 The City of Brampton will not accept any temporary warning clauses with duration of three (3) years as mitigation
58 Prior to final approval all stationary noise problems must be addressed
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
2 F7-UH REAL ESTATE REQUIREMENTS
Easements
59 The owner shall grant all necessary easements for drainage utility and servicing purposes as may be required to the appropriate agency or public authority
Deeding Roads and Pathways
60 The proposed road allowances road widenings daylighting pedestrian pathways bicycle pathways and public transit rights of way provisions shall be dedicated as public highways on the final plan proposed for registration
Open Space
61 Prior to registration all identified open space lands within the subject application including all lands associated with the Natural Heritage System associated buffer(s) all identified vista park blocks all identified stormwater block engineered (drainage) channel blocks and identified entry feature blocks shall be conveyed to the City gratuitously and in a condition satisfactory to the City No parkland dedication credit will be provided for the blocks in question The applicant will landscape the subject blocks in accordance with the approved plans and will be eligible for development charges credit against work performed where applicable and in accordance with City standards and the current Development Charges By-law
62 In conjunction with the submission of the first engineering submission the applicant shall provide detailed working drawings for all identified park blocks open space blocks stormwater management facilities engineered drainage channels landscape buffer blocks streetscape planting entry feature blocks and fencing to the satisfaction of the applicable approving departments and in accordance with the latest City standards Fencing shall be included along holdout properties where they abut the plan subject to the approval of the existing property owners
The applicant shall comply with both the facility fitconcept plan approved prior to draft plan approval andor the recommendations of the approved Community Design Guidelines (as applicable)
63 Prior to registration the developer agrees to provide the City with the final landscape submission a detailed summary of all areas of parkland open space stormwater management ponds valleylands woodlots and buffers including quantities or areas of boulevard and buffer sod boulevard and buffer trees shrub beds and irrigation systems that will be installed by the developer in the subdivision agreement and will be owned by the City at assumption of the Subdivision Plan
64 Prior to assumption the developer is responsible for the development of all park open space stormwater management entry feature and landscape buffer blocks in accordance with the approved plans and in accordance with the current Development Charges By-law
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
13 F7-HS
Walkways
65 NA
Road Widenings
66 The road widening Blocks 11 to 14 shall be gratuitously dedicated to the Region of Peel on the final plan
03 Metre Reserves
67 03 metre reserves shall be conveyed to the Cityof Brampton on Blocks 15 to 19
Buffers
68 NA
Transit
69 Prior to registration the applicant shall consult with Brampton Transit to determine suitable locations for transit stops and to indicate these locations on the Aboveground Servicing Plans
70 The applicant shall agree to meet the conditions of Brampton Transit with respect to the installation of future bus stop infrastructure to the satisfaction of the Commissioner of Works and Transportation
NOTICE REQUIREMENTS
Sales Office Community Information Maps
71 NA
Use of Land Notices
Statements and Clauses
72 NA
Signage
73 In conjunction with the first engineering submission the owner shall erect and maintain signs in the following locations and in the following manner
a) On Block 6 indicating that Block 6 will be developed as part of a Natural Heritage System containing important environmental features and systems and in accordance with the approved Huttonivlle and Fletchers Creeks Subwatershed Study This Block is to be left in a
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
f-HW 14
naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
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any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
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88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
18 P7-50
distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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L5N 6R4
Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
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NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
PVIl
OMB Decision File No PL090459
PORTION OF LANDS SUBJECT TO
THE MOUNT PLEASANT SECONDARY PLAN
SUBJECT LANDS
C
LEGEND INSTITUTIONAL COMMERCIAL
DR DISTRICTRETAIL SP SENIOR PUBLIC SCHOOLRESIDENTIAL
IOW MEDIUM DENSITY RESIDENTIAL NR NEIGHBOURHOOD RETAILELEMENTARY SCHOOLSif MEDIUM DENSITY RESIDENTIAL CR CONVENENCF RETAILB^8S[gtj SECONDARY SCHOOL
MEDIUMCLUSTERHOI DENSITY RESIDENTIAL H8 HIGHWAYSERVICE COMMERCIALp--bullpoundgt PLACE OF WORSHIP
SPECIAL POLICY AREA BovoiVd Driva West TRANSPOFITATION OPEN SPACE m
Xppy-i COMMUNTTY PARK GRADE SEPARATION v bull-bull o ARTERIAL ROADS NEIGHBOURHOOD PARK
mdash mdash mdash COL1 ECTOR ROADS
PRIMARYVAIIEYIAND
MKEDUSENOCE SECONDARY VALLEY LAND
spillapea specialpoocyarea2
storm water management facility
e_ secondary plan boundary t area subject to amend ment
APPENDIX 3 - FLETCHERS MEADOW SECONDARY PLAN DESIGNATIONS^BRAMPTON GAGNON amp LAW URBAN PLANNERS LTDXbramptoin FlowerCity MATTAMY (CREDIT RIVER) LTD PLANNING DESIGN AND DEVELOPMENT
Date20110126 Drawn By TD CITY FILE C04W11006 AND 21T-10022B
EkB
SUBJECT LAND AGRICULTURAL INSTITUTIONAL
1 | ZONING BOUNDARY COMMERCIAL OPEN SPACE
iiiiini RAILWAY INDUSTRIAL RESIDENTIAL
APPENDIX 4bull BRAMPTON ZONING DESIGNATIONSbromplonca HOWBT City GAGNON amp LAW URBAN PLANNERS LTD
PLANNING DESIGN amp DEVELOPMENT MATTAMY (CREDIT RIVER) LTD 100
3 Drawn By TD Date 2011 01 25 CITY FILE C04W11006 AND 21T-10022B
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AERIAL PHOTO DATE MARCH 2010
MOUNT PLEASANT GO| | SUBJECT LAND AGRICULTURAL INDUSTRIAL STATION
OPEN SPACE COMMERCIAL RESIDENTIAL
APPENDIX 5bull BRAMPTON AERIAL amp EXISTING LAND USE
bramptonca HOWei City GAGNON amp LAW URBAN PLANNERS LTD PLANNING DESIGN amp DEVELOPMENT MATTAMY (CREDIT RIVER) LTD
50 100
Drawn By TD Date 2011 01 25 CITY FILE C04W11006 AND 21T-10022B
P7-amp
APPENDIX 6
DETAILED PLANNING ANALYSIS
City File Numbers C04W11006 and 21T-10022B
Provincial Policy Statement
The proposed draft plan of subdivision is consistent with matters of Provincial interest as identified in the Provincial Policy Statement with respect to
bull focusing growth within a designated urban area and
bull avoiding development and land use patterns that may cause environmental or public health and safety concerns
Strategic Plan
The proposed draft plan of subdivision is consistent with the following goal streams in the Citys Strategic Plan
bull a Dynamic and Prosperous Economy since Commercial Blocks 1 to 4 inclusive will attract new business opportunities
bull Enhancing Our Community since future development Blocks 7 and 9 hold the potential for implementing a mix of residential housing types and
bull a Modern Transportation Systems since the delivery of both Creditview Road and the westerly extension of Station Road provides transportation infrastructure to support the Mount Pleasant Secondary Plan and the Mount Pleasant GO Station
Official Plan
The subject property is designated Residential and Open Space in the Official Plan An Application to Amend the Official Plan is not required to facilitate the proposed draft plan of subdivision
Mount Pleasant Secondary Plan
The portion of the subdivision plan located west of proposed Creditview Road (Street A) is located within the Mount Pleasant Secondary Plan (Area 51) In accordance with the land use Schedule SP 51(a) of the Secondary Plan these lands are designated District Retail Natural Heritage System Area Storm Water Management Facility GO Layover Facility and Norval Farm Supply - Special Policy Area
With respect to the District Retail designation permitted uses include the commercial uses identified and described in Section 4210 of the City of Brampton Official Plan In addition major free standing office medium and high density residential development is
10 P7-17
permitted High density residential development may be permitted without the need for an Amendment to the Official Plan or the Secondary Plan Block 6 on the revised subdivision plan coincides with the Natural Heritage System Area designation and Block 5 coincides with the Storm Water Management Facility designation
The Go Layover Facility designation coincides with a locomotive train layover area on the south side of the CN Rail line within the CN owned rail corridor that will be used in the winter months to warm up train engines The final location for this facility is proposed to be located somewhere along the northerly boundaries of Block 10 7 or 5 This facility has been accommodated for from a noise attenuation perspective for some of the residential uses in the draft approved Mount Pleasant Secondary Plan subdivisions located to the north The same noise attenuation requirements will be applied to the draft plan of subdivision once a final determination is made with respect to the type of residential uses on Future Development Block 7
The revised subdivision plan now includes the Norval Farm Supply site at the northerly section of future development Block 9 Policy Section 5132 of the Mount Pleasant Secondary Plan indicates that due to access and noise constraints associated with this agriculturalfeed mill operation redevelopment of these lands is considered to be better suited for commercial andor higher density residential uses
It is understood that the owners of the subject lands and Norval Farm Supply have negotiated an agreement whereby the applicant will acquire the Norval Farm Supply lands and the facility will cease operations on January 31 2014 with approximately 6 months required after this date to decommission the site As a result the access and noise constraints will be eliminated thereby providing an opportunity to examine residential and commercial development potential Detailed development policies and standards governing this portion of the Draft Plan will be addressed through the processing of a future Official Plan and Zoning By-law Amendment Application In addition it is noted that although the March 7 2011 public meeting notice did not refer to the addition of the Norval Farm Supply lands the intent for this section of the subdivision plan as originally submitted was for mixed use development in this general location This reflects the Mount Pleasant Secondary Plan policies that are specifically related to the Norval Farm Supply lands and state that mixed use high density residential and commercial uses could be developed on these lands
An Application to Amend the Mount Pleasant Secondary Plan is not required to facilitate the draft approval of the subdivision plan however the applicant has acknowledged that an amendment to the Secondary Plan will be provided if requested along with the filing of future applications to amend the zoning by-law to implement the various blocks on the subdivision plan Key issues requiring further exploration include
bull protecting for the potential development of free standing office development and medium and high density residential development and
11 FMf
bull determining appropriate residential densities in light of the maximum net residential density of 60 units per hectare for Medium Residential Density development and a maximum net residential density of 200 units per hectare for High Residential Density development
Fletchers Meadow Secondary Plan
The portion of the subdivision plan located east of Creditview Road is located within the Fletchers Meadow Secondary Plan and is designated Mixed Use Node The Mount Pleasant Village Mobility Hub Block Plan (OP 2006-021) designates the lands east of Creditview Road Mixed Use Area 4 key policies include
bull land use permission for a significant concentration of employment lands including retail commercial and office development a mix of residential uses including apartments and communityopen space uses
bull a density target of 100 persons and jobs combined per gross hectare over the entire Mixed Use Area 4 lands and lands owned by GO Transit and
bull 6 storey building heights for apartments and office buildings 1-2 storeys for retailcommercial uses
The Mixed Use Node and Mixed Use Area 4 designations and policies are further supplemented by the Citys Growth Plan Official Plan Amendment and policies specific to the Mount Pleasant GO Station Mobility Hub especially with respect to densities that support the mobility hub concept
An application to amend the Fletchers Meadow Secondary Plan and a detailed exploration of the Citys Growth Plan Official Plan Amendment are not required to facilitate the draft plan approval of the subdivision plan However these matters will be addressed with the filing of future applications to amend the zoning by-law to implement the various blocks along with any required amendments to the Secondary PlanOfficial Plan
Zoning
The subject property is zoned Agricultural (A) in Zoning By-law 270-2004 An application to amend the Zoning By-law will be required to rezone the various blocks on the draft plan of subdivision to appropriate zoning designations that reflect the ultimate land uses built form and community vision for this area The applicant intends to file applications to amend the zoning by-law in the near future The zoning does not need to be amended to allow the plan of subdivision to proceed
12 P7-H
Master Site Plan
In accordance with the block planning policies contained in the Mount Pleasant Secondary Plan the submission of a master site plan for the subject lands is required to evaluate in greater detail issues pertaining to land use massing design density and phasing of development The master site plan for the entire subdivision and any other associated requirements will be submitted with the future applications to amend the Zoning By-law
Environmental Issues
Open Space (Natural Heritage System) Block 6 on the proposed draft plan of subdivision is designated Natural Heritage System Area in the Mount Pleasant Secondary Plan This Block is to be in accordance with the approved Mount Pleasant Secondary Plan Subwatershed Study (SWS) and the Mount Pleasant Block Plan Sub-Area 51-1 Environmental Implementation Report (EIR)
The approved Sub-Area 51-1 Block Plan Official Plan Amendment OP2006-055 adopted by City Council on February 23 2011 contains a policy whereby development applications shall conform to the approved SWS and implemented by the approved EIR and Conceptual Fisheries Compensation Plan (CFCP) Conditions of draft plan approval have been provided by Credit Valley Conservation and the City to address the natural heritage system components for all of the Mount Pleasant Secondary Plan subdivisions in the northerly 51-1 block plan lands that were draft approved on October 11 2011 Similar conditions of draft plan approval will be provided for this subdivision plan through updated conditions of draft plan approval once the circulation period for comment has ended To assist in this the applicants Scoped Environmental Impact Study has also been circulated along with the draft plan of subdivision
With respect to Open Space (Natural Heritage System) Block 6 the preliminary key findings of the applicants Scoped Environmental Impact Study include
bull All lands within Block 6 will be fully protected by the Natural Heritage System boundary contained in the approved Subwatershed Study and as determined through the Block Plan Sub-Area 51-1 Environmental Implementation Report
bull The applicability of the approved Natural Heritage System designation in the Mount Pleasant Secondary Plan to Block 6 ensuring that it will be fully maintained and protected
bull Stormwater management ponds will provide an enhanced level of stormwater treatment as agreed to through the Subwatershed Study approval process to protect this section of Huttonville Creek and
Finally consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 5 of this report authorizes staff to
13 PViO
obtain pre-conveyance of the Huttonville Creek Natural Heritage System (Block 6) if necessary prior to registration
Transportation Issues
The purpose of this proposed draft plan of subdivision is to establish a road network in the vicinity of the Mount Pleasant GO Station with a particular emphasis on the Creditview Road (Street A) extension and the westerly Station Road extension (Street B) as key transportation infrastructure to support the Mount Pleasant community and the Mount Pleasant GO Station To this extent a Traffic Impact Study has been initiated by the applicant to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions To assist in this the applicants Traffic Impact Study has also been circulated along with the draft plan of subdivision
The preliminary findings of the applicants Traffic Impact Study include
bull an acceptable level of operation at all of the proposed intersections and
bull a proposed road network and right-of-way widths that support the proposed development blocks and the preliminary land uses that will be refined through future applications to amend the zoning by-law
With respect to the Creditview Road (Street A) extension from Bovaird Drive West the applicants Traffic Impact Study indicates that the preferred alignment and right of way width reflects the environmental assessment approved for this road in 2009 and work to date involving the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes The Creditview Road (Street A) right of way width of 42 metres as shown on the revised draft plan is intended to meet City requirements identified through the Environmental Assessment process and in particular with respect to transit stop amenities
The Study also notes that the preliminary design work is underway for the section of Creditview Road and the associated CN Rail underpass with construction anticipated to be completed sometime in 2013 and 2014 This subdivision could be registered in the Spring of 2012 at which time the streets on the subdivision plan would be conveyed to the City as public roads Nevertheless to be consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 4 of this report authorizes staff to obtain the pre-dedication of roads if necessary prior to registration This recommendation protects the Citys interests if for some reason the timing for the construction of Creditview Road and the CN rail underpass were to be accelerated
With respect to the westerly extension of Station Road (Street B) the preliminary findings of the applicants Traffic Impact Study are as follows
14 F7--l
bull the alignment and extent of Station Road (Street B) as shown on the subdivision plan is appropriate and sufficient to support the proposed development blocks and the preliminary land uses that will be refined through future applications to amend the zoning by-law
bull the proposed 315 metre right-of-way width as a four lane collector road is more than is typically required but it has been provided to allow for the ultimate extension of Street B across Huttonville Creek to connect with Mississauga Road should it be confirmed as being desirable and feasible through the Environmental Assessment Study process and
bull the most westerly extension of Street B terminating in a cul-de-sac is intended to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road
The Traffic Impact Study identified through its analysis of the transportation network that the crossing of the Natural Heritage System (NHS) connecting Street B with Mississauga Road in the vicinity of Street C is not necessary to facilitate the draft plan approval of the subdivision As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders In this respect to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
Finally the subdivision plan deletes a potential street connection from the commercial block located immediately east of Creditview Road (Street A) The applicant has indicated that they are amenable to protecting for this road connection through the filing of a future application to amend the zoning by-law for this block
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In this respect Recommendation 3 iv) of this report recommends that prior to the issuance of draft plan approval arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
Finally the subdivision plan deletes a potential street connection from the commercial block located immediately east of Creditview Road (Street A) The applicant has indicated that they are amenable to protecting for this road connection through the filing of a future application to amend the zoning by-lawfor this block In this respect Recommendation 3 iv) of this report recommends that prior to the issuance of draft plan approval arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
Servicing
Full municipal services are proposed in conjunction with this development involving the tunnelling of two sanitary sewers south of the CN rail line and crossing a section of the Huttonville Creek and the connections to the existing watermains on Mississauga Road and Bovaird Drive West
The approved Mount Pleasant Secondary Plan Infrastructure Servicing Study did not identify any impediments regarding the capacity of the existing and future municipal water and sanitary sewer system to accommodate development on the subject lands
The Region of Peel will provide appropriate conditions of draft plan approval regarding municipal water and sanitary sewer services
The requirement for a stormwater management pond was identified through the Mount Pleasant Secondary Plan Subwatershed Study and has been provided for through stormwater management Block 5 on the draft plan of subdivision
A Functional Servicing Report has been provided by the applicant for review by the Citys Engineering and Development Services Division that
bull outlines the rationale for the size and location of the proposed pond Block 5 and
bull provides technical requirements for the proposed pond including the protection of the abutting Huttonville Creek contained in Block 6
Finally consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 6 of this report authorizes the Citys Engineering and Development Services Division to begin the review of the preliminary development engineering works related to servicing facilities and infrastructure in advance of draft plan approvals No construction of servicing works will be permitted to commence ahead of draft plan approvals unless approval is given by the
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Commissioners of the Planning Design and Development and Works and Transportation Departments
Urban Design
Staff has evaluated a preliminary concept site plan provided by the new potential owner of Commercial Blocks 1 to 4 inclusive However this preliminary concept site plan has no official status and will be updated in the context of the submission of a future application to amend the zoning by-law An urban design brief will be submitted at that time to enable a comprehensive evaluation of urban design and built form for the blocks on the proposed revised draft plan of subdivision
Recommended Draft Plan Approval Process
The draft conditions of draft plan approval found at Appendix 8 reflect the Citys Standard Conditions of Draft Plan Approval as administered by the Planning Design and Development Department and have been tailored to the unique circumstances of this particular subdivision and in particular the future submission of an application(s) to amend the zoning by-law for the proposed blocks
Recommendation 4 of this report directs staff to prepare appropriate conditions of draft plan approval in general accordance with the draft conditions of draft plan approval contained in Appendix 8 of this report along with updatedrevised conditions of draft plan approval from internal City Departments and external commenting agencies all to the satisfaction of the Commissioner of the Planning Design and Development Department
The findings of the various studies submitted by the applicant and the various issues outlined in this Appendix will if necessary be incorporated as conditions of draft plan approval or comprise future amendment(s) to the draft approved subdivision plan The subdivision plan and studies are in the circulation period during the time of the writing of this report
CONCLUSION
The approval in principle of the revised draft plan of subdivision application facilitates the establishment of development blocks and a road network and subject to the approval of the recommendations in this report represents good planning Further requirements pertaining to the subject lands will be addressed through the submission of future development applications for the various blocks within the plan of subdivision
17 f7-^
APPENDIX 7
PUBLIC MEETING ATTENDANCE RECORD
City File Number C04W11006 Subdivision File21T-10022B
Members Present
Regional Councillor P Palleschi - Wards 2 and 6 (Chair) City Councillor V Dhillon - Wards 9 and 10 (Vice-Chair) Regional Councillor E Moore - Wards 1 and 5 City Councillor G Gibson - Wards 1 and 5 City Councillor J Hutton - Wards 2 and 6 Mayor Susan Fennell (designate for Regional Councillor J Sanderson)
Members Absent
Regional Councillor J Sanderson - Wards 3 and 4 (personal) Regional Councillor G Miles - Wards 7 and 8 (other municipal business) Regional Councillor S Hames - Wards 7 and 8 (vacation) Regional Councillor J Sprovieri - Wards 9 and 10 (vacation) City Councillor B Callahan - Wards 3 and 4 (vacation)
Staff Present
Planning Design and Development Department J Corbett Commissioner Planning Design and Development A Smith Director Planning Policy and Growth Management D Kraszewski Director Planning and Land Development Services M Won Director Engineering and Development Services K Walsh Director Community Design Parks Planning and Development A Parsons Development Planner B Steiger Central Area Planner N Grady Development Planner
Corporate Services Department J Burton Legal Counsel E Evans Deputy Clerk C Urquhart Legislative Coordinator
Members of the Public
Mr Michael Vernem 18 Leagrove Street Brampton
18 PI-IS
Results of the Public Meeting
A special meeting of the Planning Design and Development Committee was held on March 7 2011 in the Council Chambers 4th Floor 2 Wellington Street West Brampton Ontario commencing at 700 pm with respect to the subject application Notices of this meeting were sent to property owners within 900 metres As indicated in Appendix 7 one interested member of the public was in attendance to speak to the application and as found at Appendix 8 correspondence was received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Comments Provided at the Public Meeting
Mr Michael Vernem 18 Leagrove Street Brampton expressed concerns regarding the proposed access to the site from Bovaird Drive given the existing traffic congestion He suggested that measures be taken to improve traffic on Bovaird Drive before development begins at the site
Staff Response
As noted under the Transportation Issues section in Appendix 6 of this report a Traffic Impact Study has been prepared by the applicant in support of the revised draft plan of subdivision to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions based in part on their review of the Traffic Impact Study
There is the opportunity for the Region of Peel to impose requirements through conditions of draft plan approval relating to Bovaird Drive West Notwithstanding this the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes could alleviate Mr Vernems concerns with existing traffic congestion
Correspondence Received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Staff Response
The applicant has received Mr Davies correspondence and has advised staff that they accept in principle the need to integrate road access and connectivity between the subdivision plan and the Osmington lands As noted under the Transportation Issues section in Appendix 6 of this report the applicant has provided the most westerly extension of Street B terminating in a cul-de-sac to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road The applicants Traffic Impact Study indicates that through their ongoing analysis of the transportation network a road crossing over the
19 p7-iU
Natural Heritage System (NHS) by way of connecting Streets B and C not necessary As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders in this regard There is the opportunity to impose requirements through conditions of draft plan approval andor clauses in future rezoning agreements pertaining to all aspects of the road network contained within the proposed draft plan of subdivision Notwithstanding this Mr Davies is encouraged to have his client - Osmington- participate with Mattamy in the future Environmental Assessment Study process in order to ensure acceptable road network integration between the subject property and the Osmington lands This process can occur in conjunction with the recommended draft plan approval of the subject lands and if a road crossing over Huttonville Creek by way of connecting Streets B and C is warranted from an overall transportation network perspective then this could be achieved through the filing of a new draft plan of subdivision sometime in the future or other methods acceptable to the City (ie through an agreement and reference plan to convey the road) In the meantime to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
20 P7-VT
Appendix 8 Correspondence Received City File Numbers C04W11006 and 21T-10022B
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D a vies
H o w e
P a i iner s
LLP
Lawyers
The Fifth Floor
99 Spadina Ave
To r o n t o 0 n t a ri o
M5V 3P8
T 4169777088
F 4169778931
davieshowecom
Please refer to Jeffrey L Davies e-mail jdauiesdauieshowecom
March 2 2011
The Chair and Committee Members
Planning Design and Development Committee co Mr John Corbett Commissioner The City of Brampton 2 Wellington Street City Hall 3rd Floor L6Y4R2
Dear Chair and Committee Members
Re Information Report - Mattamy (Credit River) Limited Draft Plan of Subdivision Application
We represent Osmington Inc the owner of the lands on the west side of Mississauga Road and being across from the Mattamy lands
The engineers for Osmington have been working with the engineers for Mattamy regarding mutual road alignment and other considerations
Osmington submits that the alignment of Station Road within the proposed Mattamy subdivision would be improved if it were to follow the alignment shown on the attached sketch
Yours sincerely DAVIES HOWE PARTNERS LLP
Jeffrey L Davies
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Page 2
Davies copy Howe N Sabat Osmington Inc Part n e F Doricin Mattamy Development Corporation 11 f- M Vernooy Mattamy Development Corporation
M Gagnon Gagnon amp Law C Chung Glen Schnarr amp Associates Inc D Cherepacha Read Voorhees amp Associates R Webster The Sernas Group Inc
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20
Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
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Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
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SCHEDULE A
DRAFT CONDITIONS OF DRAFT APPROVAL
DRAFT APPROVAL DATE
SUBJECT Draft Plan of Subdivision
GAGNON amp LAW URBAN PLANNERS LTD shyMATTAMY (CREDIT RIVER) LTD 21T-10022B
City of Brampton C04W11006
Planner Neal Grady
In accordance with By-law 10-97 the Council of the City of Brampton has made a decision to authorize the draft approval of the above noted draft plan of subdivision subject to the following conditions
GENERAL PLANNING REQUIREMENTS
Approved Plan and Redlines
1 The final plan shall conform to the draft plan prepared by GAGNON amp LAW URBAN PLANNERS LTD dated October 7 2011
Development Agreement
2 A Subdivision Agreement shall be entered into and executed by the applicant the City of Brampton and the Region of Peel to satisfy all financial legal and engineering matters including landscaping and the installation of municipal services parkland dedication or cash-in-lieu of parkland requirements to the satisfaction of the Director Community Design Parks Planning and Development and other requirements of the City of Brampton and the Region of Peel including the payment of all applicable Regional City and Educational development charges in accordance with their applicable Development Charges By-laws
Zoning
3 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Commercial Blocks 1 through 4 to the satisfaction of the Commissioner of Planning Design and Development
4 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Future Development Blocks 7
F7-3H
and 9 to the satisfaction of the Commissioner of Planning Design and Development
5 Future Development Blocks 7 and 9 shall only be developed in conjunction with a future Zoning By-Law Amendment application to permit the development in accordance with the draft approved plan of subdivision including zoning controls that are unique and specific to the design characteristics of the subdivision
Staging
6 Development of the plan shall be staged to the satisfaction of the City and the Region of Peel In this regard among other things staging of the development of the plan shall be based on the timing of road improvements and the timing of the provision of other essential services and facilities for this subdivision In this regard the applicant shall agree to enter into a phasing agreement if and when required by the City or the Region of Peel
Maintenance Easements
7 NA
Reserve Block and Lots
8 Prior to registration the applicant shall demonstrate to the satisfaction of the Commissioner of Planning Design amp Development by the submission of appropriate development concepts or by other suitable means that abutting lands can be developed in an appropriate manner and in accordance with the applicable Secondary Plan In this regard minor revisions to the plan may be necessary to facilitate the appropriate development of abutting lands
9 Future Development Block 8 will be deeded to the City of Brampton in escrow pending the outcome of the Station Road EA Any portion of Future Development Block 8 that is not required for the future Station Road shall be gratuitously conveyed to the adjacent landowner following the transfer of the Station Road right-of-way lands to the City
Building Removal
10 Prior to registration the applicant shall remove any existing buildings on those lands contained within the phase being registered
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
H-SS 3
SERVICING GRADING AND ROAD REQUIRMENTS
Drainage
11 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof the following matters are to be approved to the satisfaction of the Director Engineering and Development Services and the Credit Valley Conservation
i Functional Servicing Report dated October 2011 prepared by Urbantech and if necessary the subdivision plan shall be redline revised to implement the findings of the amended Functional Servicing Report including but not limited to inclusion of easements or stormwater management blocks which may result in modifications to the proposed lot and road layouts
ii Hydrogeological Report analysis and recommendations consistent with the approved Environmental Implementation Report and Scoped Environmental Impact Study
iii mitigation andor compensation measures consistent with the recommendations of the approved Environmental Implementation Report and Scoped Environmental Impact Study and if necessary the plan shall be redline revised to implement satisfactory mitigation andor compensation measures
iv detailed engineering and grading plans for the overall draft plan of subdivision
v appropriate sediment and erosion control measures
vi that appropriate permits under Ontario Regulation 16006 be received
b) Agree in the subdivision agreement in wording acceptable to the Director Engineering and Development Services and the Credit Valley Conservation Authority
i) To carry out or cause to be carried out the works referred to in condition 11 a) above
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4 R-36 Servicing
12 Prior to the initiation of any servicing and prior to the registration of the plan or any phase thereof the applicant shall submit detailed engineering drawings and supporting reports to Development Engineering Services for review and approval No servicing works shall be permitted until the drawings are approved
13 Prior to the initiation of any servicing and prior to the registration of this plan or any phase thereof the applicant shall grant gratuitously all necessary external easements and lands for access drainage servicing and utility purposes as may be required to the appropriate municipality agency or public authority
14 Prior to the first engineering submission the applicant shall submit to the City of Bramptons Development Engineering Services Division for approval a detailed plan illustrating all proposed sidewalk locations within the draft plan of subdivision abutting any commercial plan
15 Provisions shall be made that servicing of this Draft Plan will require construction of a 375 mm diameter sanitary sewer and a 450 mm diameter sanitary sewer within the Plan The 375 mm diameter sanitary sewer and the 450 mm diameter sanitary sewer are the financial responsibility of the Region of Peel as per Development Charges By-law Should the developer wish to proceed with these works in order to obtain clearance of this condition at a time when the Region is not prepared to fund the works then the developer shall be required to enter into a front-ending agreement prior to the constructions of the works This agreement will be subject to the Regions determination that it has or will have sufficient funds to justify entering into the font-ending agreements and Regional Council Approval
Utility Relocation
16 Prior to the registration of the plan arrangements shall be made to the satisfaction of the Director Engineering and Development Services for any relocation of utilities required by the development of the subject lands to be undertaken at the developers expense
Stormwater Management
17 Prior to registration Stormwater Management Ponds to be designed and constructed in accordance with the Functional Servicing Report to the satisfaction of the Director of Engineering and Development Services
18 Prior to registration planting plans shall be approved by the Conservation Authority for all stormwater management blocks
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-I0022B and C04W11006
P7-7 19 Any portion of Stormwater Management Pond Block 5 that is not required to
accommodate the Stormwater Management facility and the future Station Road shall be gratuitously conveyed to the adjacent Landowner following the transfer of the Station Road right-of-way lands to the City
Overland Flow
20 Stormwater overland flow routes shall be kept within roads approved walkways or other locations deemed acceptable by the Director of Engineering and Development Services
Building Separation
21 NA
Hydro One Brampton
22 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the City of Brampton for the provision of major facilities such as switchgear installations
Soil
23 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to registration of this plan or any phase thereof submit for the approval of the City Engineering and Development Services Division a detailed soils investigation of the site prepared by a qualified Geotechnical Engineer A copy of this report shall also be submitted to the Citys Chief Building Official
b) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof submit to the Chief Building Official
i) a Phase 1 Environmental Site Assessment ii) a Phase 2 Environmental Site Assessment if required as
a result of the Phase 1 Environmental Site Assessment iii) a decommissioning report if contaminated material has
been identified and is removed or alternatively a copy of the risk assessment together with a copy of the written acknowledgement of its acceptance by the Ministry of the Environment and
iv) a copy of a Record of Site Condition and confirmation of the filing of Site Condition in the Environmental Site Registry
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c) Notwithstanding Condition 22b) above provisions shall be provided for in the Subdivision Agreement where the owner agrees to submit the required documents listed in Condition 22b) for the Feed Mill lands at the time of the decommissioning of the site and that provisions shall be provided for in the Subdivision Agreement that allow for the registration of any part of the plan save and except Future Development Block 8 until such time as the documents required in Condition 22 b) are provided
d) Prior to the initiation of any site grading or servicing the applicant shall provide a report identifying all existing water wells and private sewage disposal systems on the lands The applicant shall provide verification to the satisfaction of the Citys Chief Building Official that all wells and septic systems identified have been decommissioned in accordance with all applicable laws and regulations
Road Alignments
24 The horizontal and vertical alignments of all roads including their intersection geometries shall be designed to the latest City standards and requirements In this regard minor revisions to the road pattern and intersection alignments may be required
Construction Traffic Route
25 Prior to approval of any detailed engineering drawings arrangements shall be made to the satisfaction of the Commissioner of Works and
Transportation for a suitable construction traffic route
Roads
26 Prior to registration the City shall obtain the pre-dedication of roads or portions thereof if necessary
27 The City of Brampton will be designing and constructing the James Potter RoadCreditview Road underpass and a development charges prepayment agreement shall be executed with Mattamy (Credit River) Ltd and the City for its delivery
28 Prior to registration appropriate arrangements shall be made to the satisfaction of the Commissioner of Planning Design and Development for landowners within the boundaries of Block Plan 51-1 to provide a financial contribution if required to contribute to the cost of providing improved pedestrian access along Bovaird Drive West to the Mount Pleasant GO Station
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29 Prior to registration the City and the Developer will enter into an agreement with regard to the conveyance and construction of Creditview Road between Bovaird Drive West and Street B of this subdivision This agreement will also address the front-ending and DC recoveries related to this portion of Creditview Road
Traffic Signals
30 Prior to registration the applicant will provide cash-in-lieu funds to the satisfaction of the Director of Engineering and Development Services for the installationupgrading of traffic signals at certain intersections within andor associated with the Plan of Subdivision as determined by the City through the detailed engineering design process These funds will not include signalization or intersection works previously accounted for in the 2009 Development Charges Background Study
Street Lighting
31 The street lighting system on all local and collector roadways for this subdivision development shall be designed and constructed in accordance with the latest City of Brampton standards and specifications The street lighting system on all arterial roadways will continue to use the conventional concrete poles unless specified otherwise by the Director Community Design Parks Planning and Development the Director Engineering and Development Services and the Commissioner of Works and Transportation Communication poles will not be installed on the transit spine collector road
LANDSCAPING FENCING AND STREETSCAPE REQUIREMENTS
Site Clearing Topsoil Stripping
32 The owner shall remove any trees and any vegetation on the subject lands as may be required by the Director Community Design Parks Planning and Development
33 The owner shall not remove any trees or topsoil from the land within the plan or start any grading of the land within the plan prior to registration of the plan without a topsoil removal permit issued pursuant to City of Brampton By-law 30-92 and the approval of the Director Engineering and Development Services including entering into a preliminary subdivision agreement if required by the Director Engineering and Development Services
34 Prior to the granting of a top soil stripping permit or in conjunction with the 1st engineering submission whichever comes first protective hoarding to be determined through detailed design is required
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a) Along the Buffer Block Line of the Natural Heritage System
All hoarding will be provided and erected by the applicant at their expense and to the satisfaction of the City prior to the pre-servicing or any construction occurring on the site and shall be maintained by the applicant
Street Trees
35 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to provide street trees along all internal streets within the subject plan and along immediately abutting boulevards of adjacent streets The applicant shall comply with the recommendations of the approved Community design Guidelines (as applicable) to the satisfaction of the City
36 The applicant shall implement at their expense and to the satisfaction of the City all works shown on the approved streetscape plans in accordance with the Subdivision Agreement and the approved Community Design Guidelines (where applicable) and will include the implementation of all applicable boulevard and buffer planting and entry features including all structures and planting
Fencing
37 The owner shall provide detailed engineering and landscape plans for the development of fencing on all Lots and Blocks to the satisfaction of the Director Community Design Parks Planning and Development The owner shall not be eligible for development charges credit against work performed in accordance with City standards and the current Development Charges By-Law
38 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to erect fencing at their expense in accordance with the City Fencing Policy the approved Community Design Guidelines for the area and any other Conditions of Draft Approval for the development that apply to fencing
39 The owner shall make satisfactory arrangements with the Director Community Design Parks Planning and Development through the Subdivision Agreement to erect at their expense decorative wooden screen fencing 18 metres high in locations and of a design satisfactory to the City along all residential property boundaries which are adjacent to Canada Post Community Mail Boxes
Landscape Works
40 Prior to plan registration the applicant shall pay a maintenance fee for any landscape item deemed necessary by the applicant but which exceeds the City standard This may include but not be limited to special entry feature
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structures irrigation systems acoustical walls and architectural landscape elements located on public property
41 Prior to issuance of final acceptance of all landscape works the applicant shall provide as-built drawings in the form of digital files for all dedicated park open space stormwater management entry feature landscape buffer blocks etc The submission of these drawings will meet the latest digital standards as prescribed by the City of Brampton
Urban Design amp Architectural Control
42 The applicant shall implement the Community Design Guidelines including but not limited to the provision of appropriate building architecture landscape treatments and other arrangements to accommodate the consolidation of street accessories such as newspaper boxes mail boxes utility boxes etc to the satisfaction of the Commissioner of Planning Design amp Development and the Director Community Design Planning and Development In this regard minor revisions to the plan may be necessary to provide sufficient space for such features
PARK AND OPEN SPACE REQUIREMENTS
Parkland
43 In accordance with current City practices prior to the issuance of Building Permits for all medium density residential high density residential and commercial development which is subject to Site Plan Approval satisfactory arrangements shall have been made with the realty Services Section of the Buildings and Property Management Department and the Finance Department with respect to the payment of cash-in-lieu of parkland and valued as of the day before the day of building permit issuance pursuant to Section 42(6) of the Planning Act and the City of Bramptons Parkland Dedication By-Law
Open Space Plans
44 NA
Vegetation Assessment
45 Prior to the submission of any grading and servicing plans or any grading on the subject property and prior to registration of the plan the applicant shall
a) submit to the satisfaction of the Community Design Parks Planning and Development Division a Vegetation Inventory and Assessment for the preservation of as many trees as possible identified by the City as desirable for preservation In this regard the applicant shall be required to identify on the Grading and Drainage Plans and Landscaping Plans the trees to be retained and the methodology proposed for their
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retention This methodology shall include individual tree preservation plans illustrating proposed building sites and working envelopes existing and proposed grades and the trees to be protected or removed and shall be supported by a hydrogeoligists report which recommends appropriate subdivision and grading techniques for the maintenance of existing surface runoff or ground water conditions necessary for the long term preservation of the trees identified for retention All preservations and tree protection measures are to be installed and inspected by the City prior to pre-servicing of the subdivision
b) stake the location for the sanitary sewer where the least disturbance will occur to the natural aesthetics of the public open space to the satisfaction of the Community Services Department
c) locate the detention ponds in locations where minimal impact will occur to the natural aesthetics of the valley to the satisfaction of the Community Services Department and
d) retain a Landscape ArchitectEcologist to prepare Planting and Restoration Plans for the quantityquality ponds for approval by the Community Services Department
46 Prior to assumption any material identified in the Tree Preservation and Management Plan(s) as hazardous or identified for removal for accessibility or safety reasons and any deleterious materials and debris not normally found in a natural area whether in a woodlot block vista block or other location as determined by the City shall be removed at the applicants expense
Natural Heritage System
47 It is acknowledged that the limit of development includes an appropriate buffer to facilitate protection and preservation of the Natural Heritage System The width of the buffer has been established by the Mount Pleasant Secondary Plan
48 Prior to registration the City shall obtain the gratuitous pre-conveyance of the Huttonville Creek Natural Heritage System or portions thereof if necessary
BUILDING REQUIREMENTS
Site Plan Approval
49 The owner acknowledges that any Medium Density Residential Blocks High Density Residential Blocks and Commercial Blocks will require Site Plan Approval prior to the issuance of a building permit
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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Exposed Basements
50 NA
Driveway Locations
51 NA
Fire Break Lots
52 NA
Foundations
53 Prior to the issuance of any building permit the owner shall provide an engineering report to the satisfaction of the Chief Building Official indicating special foundation requirements if any to support structures that may be erected on disturbed ground or lots where filling has occurred
NOISE ATTENUATION REQUIREMENTS
Noise Abatement
54 Prior to the applicant entering into any residential purchase and sale agreements the applicant shall engage the services of a qualified acoustical consultant to complete a noise study recommending noise control measures satisfactory to the City (and Region of Peel when requested by the Region) where applicable A copy of this report shall be provided to the Citys Chief Building Official
Note In this regard revisions to the plan such as lot adjustments may be necessary to achieve acceptable rear yard area in conjunction with satisfactory noise attenuation measures and City policy
55 The noise control measures and noise warnings recommended by the acoustical report as required in condition number 52 above shall be implemented to the satisfaction of the Director Engineering and Development Services (and Region of Peel as required)
56 Prior to the issuance of any building permits the owner shall provide the Citys Chief Building Official with a certificate certifying that the builders plans for each dwelling unit to be constructed on the plan shows all of the noise attenuation works required by the approved acoustical report and the approved plans where applicable
57 The City of Brampton will not accept any temporary warning clauses with duration of three (3) years as mitigation
58 Prior to final approval all stationary noise problems must be addressed
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
2 F7-UH REAL ESTATE REQUIREMENTS
Easements
59 The owner shall grant all necessary easements for drainage utility and servicing purposes as may be required to the appropriate agency or public authority
Deeding Roads and Pathways
60 The proposed road allowances road widenings daylighting pedestrian pathways bicycle pathways and public transit rights of way provisions shall be dedicated as public highways on the final plan proposed for registration
Open Space
61 Prior to registration all identified open space lands within the subject application including all lands associated with the Natural Heritage System associated buffer(s) all identified vista park blocks all identified stormwater block engineered (drainage) channel blocks and identified entry feature blocks shall be conveyed to the City gratuitously and in a condition satisfactory to the City No parkland dedication credit will be provided for the blocks in question The applicant will landscape the subject blocks in accordance with the approved plans and will be eligible for development charges credit against work performed where applicable and in accordance with City standards and the current Development Charges By-law
62 In conjunction with the submission of the first engineering submission the applicant shall provide detailed working drawings for all identified park blocks open space blocks stormwater management facilities engineered drainage channels landscape buffer blocks streetscape planting entry feature blocks and fencing to the satisfaction of the applicable approving departments and in accordance with the latest City standards Fencing shall be included along holdout properties where they abut the plan subject to the approval of the existing property owners
The applicant shall comply with both the facility fitconcept plan approved prior to draft plan approval andor the recommendations of the approved Community Design Guidelines (as applicable)
63 Prior to registration the developer agrees to provide the City with the final landscape submission a detailed summary of all areas of parkland open space stormwater management ponds valleylands woodlots and buffers including quantities or areas of boulevard and buffer sod boulevard and buffer trees shrub beds and irrigation systems that will be installed by the developer in the subdivision agreement and will be owned by the City at assumption of the Subdivision Plan
64 Prior to assumption the developer is responsible for the development of all park open space stormwater management entry feature and landscape buffer blocks in accordance with the approved plans and in accordance with the current Development Charges By-law
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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Walkways
65 NA
Road Widenings
66 The road widening Blocks 11 to 14 shall be gratuitously dedicated to the Region of Peel on the final plan
03 Metre Reserves
67 03 metre reserves shall be conveyed to the Cityof Brampton on Blocks 15 to 19
Buffers
68 NA
Transit
69 Prior to registration the applicant shall consult with Brampton Transit to determine suitable locations for transit stops and to indicate these locations on the Aboveground Servicing Plans
70 The applicant shall agree to meet the conditions of Brampton Transit with respect to the installation of future bus stop infrastructure to the satisfaction of the Commissioner of Works and Transportation
NOTICE REQUIREMENTS
Sales Office Community Information Maps
71 NA
Use of Land Notices
Statements and Clauses
72 NA
Signage
73 In conjunction with the first engineering submission the owner shall erect and maintain signs in the following locations and in the following manner
a) On Block 6 indicating that Block 6 will be developed as part of a Natural Heritage System containing important environmental features and systems and in accordance with the approved Huttonivlle and Fletchers Creeks Subwatershed Study This Block is to be left in a
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
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i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
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any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
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88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
18 P7-50
distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
F7-S 20
L5N 6R4
Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
EkB
SUBJECT LAND AGRICULTURAL INSTITUTIONAL
1 | ZONING BOUNDARY COMMERCIAL OPEN SPACE
iiiiini RAILWAY INDUSTRIAL RESIDENTIAL
APPENDIX 4bull BRAMPTON ZONING DESIGNATIONSbromplonca HOWBT City GAGNON amp LAW URBAN PLANNERS LTD
PLANNING DESIGN amp DEVELOPMENT MATTAMY (CREDIT RIVER) LTD 100
3 Drawn By TD Date 2011 01 25 CITY FILE C04W11006 AND 21T-10022B
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AERIAL PHOTO DATE MARCH 2010
MOUNT PLEASANT GO| | SUBJECT LAND AGRICULTURAL INDUSTRIAL STATION
OPEN SPACE COMMERCIAL RESIDENTIAL
APPENDIX 5bull BRAMPTON AERIAL amp EXISTING LAND USE
bramptonca HOWei City GAGNON amp LAW URBAN PLANNERS LTD PLANNING DESIGN amp DEVELOPMENT MATTAMY (CREDIT RIVER) LTD
50 100
Drawn By TD Date 2011 01 25 CITY FILE C04W11006 AND 21T-10022B
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APPENDIX 6
DETAILED PLANNING ANALYSIS
City File Numbers C04W11006 and 21T-10022B
Provincial Policy Statement
The proposed draft plan of subdivision is consistent with matters of Provincial interest as identified in the Provincial Policy Statement with respect to
bull focusing growth within a designated urban area and
bull avoiding development and land use patterns that may cause environmental or public health and safety concerns
Strategic Plan
The proposed draft plan of subdivision is consistent with the following goal streams in the Citys Strategic Plan
bull a Dynamic and Prosperous Economy since Commercial Blocks 1 to 4 inclusive will attract new business opportunities
bull Enhancing Our Community since future development Blocks 7 and 9 hold the potential for implementing a mix of residential housing types and
bull a Modern Transportation Systems since the delivery of both Creditview Road and the westerly extension of Station Road provides transportation infrastructure to support the Mount Pleasant Secondary Plan and the Mount Pleasant GO Station
Official Plan
The subject property is designated Residential and Open Space in the Official Plan An Application to Amend the Official Plan is not required to facilitate the proposed draft plan of subdivision
Mount Pleasant Secondary Plan
The portion of the subdivision plan located west of proposed Creditview Road (Street A) is located within the Mount Pleasant Secondary Plan (Area 51) In accordance with the land use Schedule SP 51(a) of the Secondary Plan these lands are designated District Retail Natural Heritage System Area Storm Water Management Facility GO Layover Facility and Norval Farm Supply - Special Policy Area
With respect to the District Retail designation permitted uses include the commercial uses identified and described in Section 4210 of the City of Brampton Official Plan In addition major free standing office medium and high density residential development is
10 P7-17
permitted High density residential development may be permitted without the need for an Amendment to the Official Plan or the Secondary Plan Block 6 on the revised subdivision plan coincides with the Natural Heritage System Area designation and Block 5 coincides with the Storm Water Management Facility designation
The Go Layover Facility designation coincides with a locomotive train layover area on the south side of the CN Rail line within the CN owned rail corridor that will be used in the winter months to warm up train engines The final location for this facility is proposed to be located somewhere along the northerly boundaries of Block 10 7 or 5 This facility has been accommodated for from a noise attenuation perspective for some of the residential uses in the draft approved Mount Pleasant Secondary Plan subdivisions located to the north The same noise attenuation requirements will be applied to the draft plan of subdivision once a final determination is made with respect to the type of residential uses on Future Development Block 7
The revised subdivision plan now includes the Norval Farm Supply site at the northerly section of future development Block 9 Policy Section 5132 of the Mount Pleasant Secondary Plan indicates that due to access and noise constraints associated with this agriculturalfeed mill operation redevelopment of these lands is considered to be better suited for commercial andor higher density residential uses
It is understood that the owners of the subject lands and Norval Farm Supply have negotiated an agreement whereby the applicant will acquire the Norval Farm Supply lands and the facility will cease operations on January 31 2014 with approximately 6 months required after this date to decommission the site As a result the access and noise constraints will be eliminated thereby providing an opportunity to examine residential and commercial development potential Detailed development policies and standards governing this portion of the Draft Plan will be addressed through the processing of a future Official Plan and Zoning By-law Amendment Application In addition it is noted that although the March 7 2011 public meeting notice did not refer to the addition of the Norval Farm Supply lands the intent for this section of the subdivision plan as originally submitted was for mixed use development in this general location This reflects the Mount Pleasant Secondary Plan policies that are specifically related to the Norval Farm Supply lands and state that mixed use high density residential and commercial uses could be developed on these lands
An Application to Amend the Mount Pleasant Secondary Plan is not required to facilitate the draft approval of the subdivision plan however the applicant has acknowledged that an amendment to the Secondary Plan will be provided if requested along with the filing of future applications to amend the zoning by-law to implement the various blocks on the subdivision plan Key issues requiring further exploration include
bull protecting for the potential development of free standing office development and medium and high density residential development and
11 FMf
bull determining appropriate residential densities in light of the maximum net residential density of 60 units per hectare for Medium Residential Density development and a maximum net residential density of 200 units per hectare for High Residential Density development
Fletchers Meadow Secondary Plan
The portion of the subdivision plan located east of Creditview Road is located within the Fletchers Meadow Secondary Plan and is designated Mixed Use Node The Mount Pleasant Village Mobility Hub Block Plan (OP 2006-021) designates the lands east of Creditview Road Mixed Use Area 4 key policies include
bull land use permission for a significant concentration of employment lands including retail commercial and office development a mix of residential uses including apartments and communityopen space uses
bull a density target of 100 persons and jobs combined per gross hectare over the entire Mixed Use Area 4 lands and lands owned by GO Transit and
bull 6 storey building heights for apartments and office buildings 1-2 storeys for retailcommercial uses
The Mixed Use Node and Mixed Use Area 4 designations and policies are further supplemented by the Citys Growth Plan Official Plan Amendment and policies specific to the Mount Pleasant GO Station Mobility Hub especially with respect to densities that support the mobility hub concept
An application to amend the Fletchers Meadow Secondary Plan and a detailed exploration of the Citys Growth Plan Official Plan Amendment are not required to facilitate the draft plan approval of the subdivision plan However these matters will be addressed with the filing of future applications to amend the zoning by-law to implement the various blocks along with any required amendments to the Secondary PlanOfficial Plan
Zoning
The subject property is zoned Agricultural (A) in Zoning By-law 270-2004 An application to amend the Zoning By-law will be required to rezone the various blocks on the draft plan of subdivision to appropriate zoning designations that reflect the ultimate land uses built form and community vision for this area The applicant intends to file applications to amend the zoning by-law in the near future The zoning does not need to be amended to allow the plan of subdivision to proceed
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Master Site Plan
In accordance with the block planning policies contained in the Mount Pleasant Secondary Plan the submission of a master site plan for the subject lands is required to evaluate in greater detail issues pertaining to land use massing design density and phasing of development The master site plan for the entire subdivision and any other associated requirements will be submitted with the future applications to amend the Zoning By-law
Environmental Issues
Open Space (Natural Heritage System) Block 6 on the proposed draft plan of subdivision is designated Natural Heritage System Area in the Mount Pleasant Secondary Plan This Block is to be in accordance with the approved Mount Pleasant Secondary Plan Subwatershed Study (SWS) and the Mount Pleasant Block Plan Sub-Area 51-1 Environmental Implementation Report (EIR)
The approved Sub-Area 51-1 Block Plan Official Plan Amendment OP2006-055 adopted by City Council on February 23 2011 contains a policy whereby development applications shall conform to the approved SWS and implemented by the approved EIR and Conceptual Fisheries Compensation Plan (CFCP) Conditions of draft plan approval have been provided by Credit Valley Conservation and the City to address the natural heritage system components for all of the Mount Pleasant Secondary Plan subdivisions in the northerly 51-1 block plan lands that were draft approved on October 11 2011 Similar conditions of draft plan approval will be provided for this subdivision plan through updated conditions of draft plan approval once the circulation period for comment has ended To assist in this the applicants Scoped Environmental Impact Study has also been circulated along with the draft plan of subdivision
With respect to Open Space (Natural Heritage System) Block 6 the preliminary key findings of the applicants Scoped Environmental Impact Study include
bull All lands within Block 6 will be fully protected by the Natural Heritage System boundary contained in the approved Subwatershed Study and as determined through the Block Plan Sub-Area 51-1 Environmental Implementation Report
bull The applicability of the approved Natural Heritage System designation in the Mount Pleasant Secondary Plan to Block 6 ensuring that it will be fully maintained and protected
bull Stormwater management ponds will provide an enhanced level of stormwater treatment as agreed to through the Subwatershed Study approval process to protect this section of Huttonville Creek and
Finally consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 5 of this report authorizes staff to
13 PViO
obtain pre-conveyance of the Huttonville Creek Natural Heritage System (Block 6) if necessary prior to registration
Transportation Issues
The purpose of this proposed draft plan of subdivision is to establish a road network in the vicinity of the Mount Pleasant GO Station with a particular emphasis on the Creditview Road (Street A) extension and the westerly Station Road extension (Street B) as key transportation infrastructure to support the Mount Pleasant community and the Mount Pleasant GO Station To this extent a Traffic Impact Study has been initiated by the applicant to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions To assist in this the applicants Traffic Impact Study has also been circulated along with the draft plan of subdivision
The preliminary findings of the applicants Traffic Impact Study include
bull an acceptable level of operation at all of the proposed intersections and
bull a proposed road network and right-of-way widths that support the proposed development blocks and the preliminary land uses that will be refined through future applications to amend the zoning by-law
With respect to the Creditview Road (Street A) extension from Bovaird Drive West the applicants Traffic Impact Study indicates that the preferred alignment and right of way width reflects the environmental assessment approved for this road in 2009 and work to date involving the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes The Creditview Road (Street A) right of way width of 42 metres as shown on the revised draft plan is intended to meet City requirements identified through the Environmental Assessment process and in particular with respect to transit stop amenities
The Study also notes that the preliminary design work is underway for the section of Creditview Road and the associated CN Rail underpass with construction anticipated to be completed sometime in 2013 and 2014 This subdivision could be registered in the Spring of 2012 at which time the streets on the subdivision plan would be conveyed to the City as public roads Nevertheless to be consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 4 of this report authorizes staff to obtain the pre-dedication of roads if necessary prior to registration This recommendation protects the Citys interests if for some reason the timing for the construction of Creditview Road and the CN rail underpass were to be accelerated
With respect to the westerly extension of Station Road (Street B) the preliminary findings of the applicants Traffic Impact Study are as follows
14 F7--l
bull the alignment and extent of Station Road (Street B) as shown on the subdivision plan is appropriate and sufficient to support the proposed development blocks and the preliminary land uses that will be refined through future applications to amend the zoning by-law
bull the proposed 315 metre right-of-way width as a four lane collector road is more than is typically required but it has been provided to allow for the ultimate extension of Street B across Huttonville Creek to connect with Mississauga Road should it be confirmed as being desirable and feasible through the Environmental Assessment Study process and
bull the most westerly extension of Street B terminating in a cul-de-sac is intended to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road
The Traffic Impact Study identified through its analysis of the transportation network that the crossing of the Natural Heritage System (NHS) connecting Street B with Mississauga Road in the vicinity of Street C is not necessary to facilitate the draft plan approval of the subdivision As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders In this respect to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
Finally the subdivision plan deletes a potential street connection from the commercial block located immediately east of Creditview Road (Street A) The applicant has indicated that they are amenable to protecting for this road connection through the filing of a future application to amend the zoning by-law for this block
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In this respect Recommendation 3 iv) of this report recommends that prior to the issuance of draft plan approval arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
Finally the subdivision plan deletes a potential street connection from the commercial block located immediately east of Creditview Road (Street A) The applicant has indicated that they are amenable to protecting for this road connection through the filing of a future application to amend the zoning by-lawfor this block In this respect Recommendation 3 iv) of this report recommends that prior to the issuance of draft plan approval arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
Servicing
Full municipal services are proposed in conjunction with this development involving the tunnelling of two sanitary sewers south of the CN rail line and crossing a section of the Huttonville Creek and the connections to the existing watermains on Mississauga Road and Bovaird Drive West
The approved Mount Pleasant Secondary Plan Infrastructure Servicing Study did not identify any impediments regarding the capacity of the existing and future municipal water and sanitary sewer system to accommodate development on the subject lands
The Region of Peel will provide appropriate conditions of draft plan approval regarding municipal water and sanitary sewer services
The requirement for a stormwater management pond was identified through the Mount Pleasant Secondary Plan Subwatershed Study and has been provided for through stormwater management Block 5 on the draft plan of subdivision
A Functional Servicing Report has been provided by the applicant for review by the Citys Engineering and Development Services Division that
bull outlines the rationale for the size and location of the proposed pond Block 5 and
bull provides technical requirements for the proposed pond including the protection of the abutting Huttonville Creek contained in Block 6
Finally consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 6 of this report authorizes the Citys Engineering and Development Services Division to begin the review of the preliminary development engineering works related to servicing facilities and infrastructure in advance of draft plan approvals No construction of servicing works will be permitted to commence ahead of draft plan approvals unless approval is given by the
16 P7-1S
Commissioners of the Planning Design and Development and Works and Transportation Departments
Urban Design
Staff has evaluated a preliminary concept site plan provided by the new potential owner of Commercial Blocks 1 to 4 inclusive However this preliminary concept site plan has no official status and will be updated in the context of the submission of a future application to amend the zoning by-law An urban design brief will be submitted at that time to enable a comprehensive evaluation of urban design and built form for the blocks on the proposed revised draft plan of subdivision
Recommended Draft Plan Approval Process
The draft conditions of draft plan approval found at Appendix 8 reflect the Citys Standard Conditions of Draft Plan Approval as administered by the Planning Design and Development Department and have been tailored to the unique circumstances of this particular subdivision and in particular the future submission of an application(s) to amend the zoning by-law for the proposed blocks
Recommendation 4 of this report directs staff to prepare appropriate conditions of draft plan approval in general accordance with the draft conditions of draft plan approval contained in Appendix 8 of this report along with updatedrevised conditions of draft plan approval from internal City Departments and external commenting agencies all to the satisfaction of the Commissioner of the Planning Design and Development Department
The findings of the various studies submitted by the applicant and the various issues outlined in this Appendix will if necessary be incorporated as conditions of draft plan approval or comprise future amendment(s) to the draft approved subdivision plan The subdivision plan and studies are in the circulation period during the time of the writing of this report
CONCLUSION
The approval in principle of the revised draft plan of subdivision application facilitates the establishment of development blocks and a road network and subject to the approval of the recommendations in this report represents good planning Further requirements pertaining to the subject lands will be addressed through the submission of future development applications for the various blocks within the plan of subdivision
17 f7-^
APPENDIX 7
PUBLIC MEETING ATTENDANCE RECORD
City File Number C04W11006 Subdivision File21T-10022B
Members Present
Regional Councillor P Palleschi - Wards 2 and 6 (Chair) City Councillor V Dhillon - Wards 9 and 10 (Vice-Chair) Regional Councillor E Moore - Wards 1 and 5 City Councillor G Gibson - Wards 1 and 5 City Councillor J Hutton - Wards 2 and 6 Mayor Susan Fennell (designate for Regional Councillor J Sanderson)
Members Absent
Regional Councillor J Sanderson - Wards 3 and 4 (personal) Regional Councillor G Miles - Wards 7 and 8 (other municipal business) Regional Councillor S Hames - Wards 7 and 8 (vacation) Regional Councillor J Sprovieri - Wards 9 and 10 (vacation) City Councillor B Callahan - Wards 3 and 4 (vacation)
Staff Present
Planning Design and Development Department J Corbett Commissioner Planning Design and Development A Smith Director Planning Policy and Growth Management D Kraszewski Director Planning and Land Development Services M Won Director Engineering and Development Services K Walsh Director Community Design Parks Planning and Development A Parsons Development Planner B Steiger Central Area Planner N Grady Development Planner
Corporate Services Department J Burton Legal Counsel E Evans Deputy Clerk C Urquhart Legislative Coordinator
Members of the Public
Mr Michael Vernem 18 Leagrove Street Brampton
18 PI-IS
Results of the Public Meeting
A special meeting of the Planning Design and Development Committee was held on March 7 2011 in the Council Chambers 4th Floor 2 Wellington Street West Brampton Ontario commencing at 700 pm with respect to the subject application Notices of this meeting were sent to property owners within 900 metres As indicated in Appendix 7 one interested member of the public was in attendance to speak to the application and as found at Appendix 8 correspondence was received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Comments Provided at the Public Meeting
Mr Michael Vernem 18 Leagrove Street Brampton expressed concerns regarding the proposed access to the site from Bovaird Drive given the existing traffic congestion He suggested that measures be taken to improve traffic on Bovaird Drive before development begins at the site
Staff Response
As noted under the Transportation Issues section in Appendix 6 of this report a Traffic Impact Study has been prepared by the applicant in support of the revised draft plan of subdivision to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions based in part on their review of the Traffic Impact Study
There is the opportunity for the Region of Peel to impose requirements through conditions of draft plan approval relating to Bovaird Drive West Notwithstanding this the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes could alleviate Mr Vernems concerns with existing traffic congestion
Correspondence Received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Staff Response
The applicant has received Mr Davies correspondence and has advised staff that they accept in principle the need to integrate road access and connectivity between the subdivision plan and the Osmington lands As noted under the Transportation Issues section in Appendix 6 of this report the applicant has provided the most westerly extension of Street B terminating in a cul-de-sac to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road The applicants Traffic Impact Study indicates that through their ongoing analysis of the transportation network a road crossing over the
19 p7-iU
Natural Heritage System (NHS) by way of connecting Streets B and C not necessary As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders in this regard There is the opportunity to impose requirements through conditions of draft plan approval andor clauses in future rezoning agreements pertaining to all aspects of the road network contained within the proposed draft plan of subdivision Notwithstanding this Mr Davies is encouraged to have his client - Osmington- participate with Mattamy in the future Environmental Assessment Study process in order to ensure acceptable road network integration between the subject property and the Osmington lands This process can occur in conjunction with the recommended draft plan approval of the subject lands and if a road crossing over Huttonville Creek by way of connecting Streets B and C is warranted from an overall transportation network perspective then this could be achieved through the filing of a new draft plan of subdivision sometime in the future or other methods acceptable to the City (ie through an agreement and reference plan to convey the road) In the meantime to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
20 P7-VT
Appendix 8 Correspondence Received City File Numbers C04W11006 and 21T-10022B
e fVW
D a vies
H o w e
P a i iner s
LLP
Lawyers
The Fifth Floor
99 Spadina Ave
To r o n t o 0 n t a ri o
M5V 3P8
T 4169777088
F 4169778931
davieshowecom
Please refer to Jeffrey L Davies e-mail jdauiesdauieshowecom
March 2 2011
The Chair and Committee Members
Planning Design and Development Committee co Mr John Corbett Commissioner The City of Brampton 2 Wellington Street City Hall 3rd Floor L6Y4R2
Dear Chair and Committee Members
Re Information Report - Mattamy (Credit River) Limited Draft Plan of Subdivision Application
We represent Osmington Inc the owner of the lands on the west side of Mississauga Road and being across from the Mattamy lands
The engineers for Osmington have been working with the engineers for Mattamy regarding mutual road alignment and other considerations
Osmington submits that the alignment of Station Road within the proposed Mattamy subdivision would be improved if it were to follow the alignment shown on the attached sketch
Yours sincerely DAVIES HOWE PARTNERS LLP
Jeffrey L Davies
JLDmc
Encl
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Page 2
Davies copy Howe N Sabat Osmington Inc Part n e F Doricin Mattamy Development Corporation 11 f- M Vernooy Mattamy Development Corporation
M Gagnon Gagnon amp Law C Chung Glen Schnarr amp Associates Inc D Cherepacha Read Voorhees amp Associates R Webster The Sernas Group Inc
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20
Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
2i F7-S2
Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
F7-S3
SCHEDULE A
DRAFT CONDITIONS OF DRAFT APPROVAL
DRAFT APPROVAL DATE
SUBJECT Draft Plan of Subdivision
GAGNON amp LAW URBAN PLANNERS LTD shyMATTAMY (CREDIT RIVER) LTD 21T-10022B
City of Brampton C04W11006
Planner Neal Grady
In accordance with By-law 10-97 the Council of the City of Brampton has made a decision to authorize the draft approval of the above noted draft plan of subdivision subject to the following conditions
GENERAL PLANNING REQUIREMENTS
Approved Plan and Redlines
1 The final plan shall conform to the draft plan prepared by GAGNON amp LAW URBAN PLANNERS LTD dated October 7 2011
Development Agreement
2 A Subdivision Agreement shall be entered into and executed by the applicant the City of Brampton and the Region of Peel to satisfy all financial legal and engineering matters including landscaping and the installation of municipal services parkland dedication or cash-in-lieu of parkland requirements to the satisfaction of the Director Community Design Parks Planning and Development and other requirements of the City of Brampton and the Region of Peel including the payment of all applicable Regional City and Educational development charges in accordance with their applicable Development Charges By-laws
Zoning
3 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Commercial Blocks 1 through 4 to the satisfaction of the Commissioner of Planning Design and Development
4 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Future Development Blocks 7
F7-3H
and 9 to the satisfaction of the Commissioner of Planning Design and Development
5 Future Development Blocks 7 and 9 shall only be developed in conjunction with a future Zoning By-Law Amendment application to permit the development in accordance with the draft approved plan of subdivision including zoning controls that are unique and specific to the design characteristics of the subdivision
Staging
6 Development of the plan shall be staged to the satisfaction of the City and the Region of Peel In this regard among other things staging of the development of the plan shall be based on the timing of road improvements and the timing of the provision of other essential services and facilities for this subdivision In this regard the applicant shall agree to enter into a phasing agreement if and when required by the City or the Region of Peel
Maintenance Easements
7 NA
Reserve Block and Lots
8 Prior to registration the applicant shall demonstrate to the satisfaction of the Commissioner of Planning Design amp Development by the submission of appropriate development concepts or by other suitable means that abutting lands can be developed in an appropriate manner and in accordance with the applicable Secondary Plan In this regard minor revisions to the plan may be necessary to facilitate the appropriate development of abutting lands
9 Future Development Block 8 will be deeded to the City of Brampton in escrow pending the outcome of the Station Road EA Any portion of Future Development Block 8 that is not required for the future Station Road shall be gratuitously conveyed to the adjacent landowner following the transfer of the Station Road right-of-way lands to the City
Building Removal
10 Prior to registration the applicant shall remove any existing buildings on those lands contained within the phase being registered
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SERVICING GRADING AND ROAD REQUIRMENTS
Drainage
11 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof the following matters are to be approved to the satisfaction of the Director Engineering and Development Services and the Credit Valley Conservation
i Functional Servicing Report dated October 2011 prepared by Urbantech and if necessary the subdivision plan shall be redline revised to implement the findings of the amended Functional Servicing Report including but not limited to inclusion of easements or stormwater management blocks which may result in modifications to the proposed lot and road layouts
ii Hydrogeological Report analysis and recommendations consistent with the approved Environmental Implementation Report and Scoped Environmental Impact Study
iii mitigation andor compensation measures consistent with the recommendations of the approved Environmental Implementation Report and Scoped Environmental Impact Study and if necessary the plan shall be redline revised to implement satisfactory mitigation andor compensation measures
iv detailed engineering and grading plans for the overall draft plan of subdivision
v appropriate sediment and erosion control measures
vi that appropriate permits under Ontario Regulation 16006 be received
b) Agree in the subdivision agreement in wording acceptable to the Director Engineering and Development Services and the Credit Valley Conservation Authority
i) To carry out or cause to be carried out the works referred to in condition 11 a) above
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12 Prior to the initiation of any servicing and prior to the registration of the plan or any phase thereof the applicant shall submit detailed engineering drawings and supporting reports to Development Engineering Services for review and approval No servicing works shall be permitted until the drawings are approved
13 Prior to the initiation of any servicing and prior to the registration of this plan or any phase thereof the applicant shall grant gratuitously all necessary external easements and lands for access drainage servicing and utility purposes as may be required to the appropriate municipality agency or public authority
14 Prior to the first engineering submission the applicant shall submit to the City of Bramptons Development Engineering Services Division for approval a detailed plan illustrating all proposed sidewalk locations within the draft plan of subdivision abutting any commercial plan
15 Provisions shall be made that servicing of this Draft Plan will require construction of a 375 mm diameter sanitary sewer and a 450 mm diameter sanitary sewer within the Plan The 375 mm diameter sanitary sewer and the 450 mm diameter sanitary sewer are the financial responsibility of the Region of Peel as per Development Charges By-law Should the developer wish to proceed with these works in order to obtain clearance of this condition at a time when the Region is not prepared to fund the works then the developer shall be required to enter into a front-ending agreement prior to the constructions of the works This agreement will be subject to the Regions determination that it has or will have sufficient funds to justify entering into the font-ending agreements and Regional Council Approval
Utility Relocation
16 Prior to the registration of the plan arrangements shall be made to the satisfaction of the Director Engineering and Development Services for any relocation of utilities required by the development of the subject lands to be undertaken at the developers expense
Stormwater Management
17 Prior to registration Stormwater Management Ponds to be designed and constructed in accordance with the Functional Servicing Report to the satisfaction of the Director of Engineering and Development Services
18 Prior to registration planting plans shall be approved by the Conservation Authority for all stormwater management blocks
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P7-7 19 Any portion of Stormwater Management Pond Block 5 that is not required to
accommodate the Stormwater Management facility and the future Station Road shall be gratuitously conveyed to the adjacent Landowner following the transfer of the Station Road right-of-way lands to the City
Overland Flow
20 Stormwater overland flow routes shall be kept within roads approved walkways or other locations deemed acceptable by the Director of Engineering and Development Services
Building Separation
21 NA
Hydro One Brampton
22 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the City of Brampton for the provision of major facilities such as switchgear installations
Soil
23 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to registration of this plan or any phase thereof submit for the approval of the City Engineering and Development Services Division a detailed soils investigation of the site prepared by a qualified Geotechnical Engineer A copy of this report shall also be submitted to the Citys Chief Building Official
b) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof submit to the Chief Building Official
i) a Phase 1 Environmental Site Assessment ii) a Phase 2 Environmental Site Assessment if required as
a result of the Phase 1 Environmental Site Assessment iii) a decommissioning report if contaminated material has
been identified and is removed or alternatively a copy of the risk assessment together with a copy of the written acknowledgement of its acceptance by the Ministry of the Environment and
iv) a copy of a Record of Site Condition and confirmation of the filing of Site Condition in the Environmental Site Registry
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c) Notwithstanding Condition 22b) above provisions shall be provided for in the Subdivision Agreement where the owner agrees to submit the required documents listed in Condition 22b) for the Feed Mill lands at the time of the decommissioning of the site and that provisions shall be provided for in the Subdivision Agreement that allow for the registration of any part of the plan save and except Future Development Block 8 until such time as the documents required in Condition 22 b) are provided
d) Prior to the initiation of any site grading or servicing the applicant shall provide a report identifying all existing water wells and private sewage disposal systems on the lands The applicant shall provide verification to the satisfaction of the Citys Chief Building Official that all wells and septic systems identified have been decommissioned in accordance with all applicable laws and regulations
Road Alignments
24 The horizontal and vertical alignments of all roads including their intersection geometries shall be designed to the latest City standards and requirements In this regard minor revisions to the road pattern and intersection alignments may be required
Construction Traffic Route
25 Prior to approval of any detailed engineering drawings arrangements shall be made to the satisfaction of the Commissioner of Works and
Transportation for a suitable construction traffic route
Roads
26 Prior to registration the City shall obtain the pre-dedication of roads or portions thereof if necessary
27 The City of Brampton will be designing and constructing the James Potter RoadCreditview Road underpass and a development charges prepayment agreement shall be executed with Mattamy (Credit River) Ltd and the City for its delivery
28 Prior to registration appropriate arrangements shall be made to the satisfaction of the Commissioner of Planning Design and Development for landowners within the boundaries of Block Plan 51-1 to provide a financial contribution if required to contribute to the cost of providing improved pedestrian access along Bovaird Drive West to the Mount Pleasant GO Station
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29 Prior to registration the City and the Developer will enter into an agreement with regard to the conveyance and construction of Creditview Road between Bovaird Drive West and Street B of this subdivision This agreement will also address the front-ending and DC recoveries related to this portion of Creditview Road
Traffic Signals
30 Prior to registration the applicant will provide cash-in-lieu funds to the satisfaction of the Director of Engineering and Development Services for the installationupgrading of traffic signals at certain intersections within andor associated with the Plan of Subdivision as determined by the City through the detailed engineering design process These funds will not include signalization or intersection works previously accounted for in the 2009 Development Charges Background Study
Street Lighting
31 The street lighting system on all local and collector roadways for this subdivision development shall be designed and constructed in accordance with the latest City of Brampton standards and specifications The street lighting system on all arterial roadways will continue to use the conventional concrete poles unless specified otherwise by the Director Community Design Parks Planning and Development the Director Engineering and Development Services and the Commissioner of Works and Transportation Communication poles will not be installed on the transit spine collector road
LANDSCAPING FENCING AND STREETSCAPE REQUIREMENTS
Site Clearing Topsoil Stripping
32 The owner shall remove any trees and any vegetation on the subject lands as may be required by the Director Community Design Parks Planning and Development
33 The owner shall not remove any trees or topsoil from the land within the plan or start any grading of the land within the plan prior to registration of the plan without a topsoil removal permit issued pursuant to City of Brampton By-law 30-92 and the approval of the Director Engineering and Development Services including entering into a preliminary subdivision agreement if required by the Director Engineering and Development Services
34 Prior to the granting of a top soil stripping permit or in conjunction with the 1st engineering submission whichever comes first protective hoarding to be determined through detailed design is required
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a) Along the Buffer Block Line of the Natural Heritage System
All hoarding will be provided and erected by the applicant at their expense and to the satisfaction of the City prior to the pre-servicing or any construction occurring on the site and shall be maintained by the applicant
Street Trees
35 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to provide street trees along all internal streets within the subject plan and along immediately abutting boulevards of adjacent streets The applicant shall comply with the recommendations of the approved Community design Guidelines (as applicable) to the satisfaction of the City
36 The applicant shall implement at their expense and to the satisfaction of the City all works shown on the approved streetscape plans in accordance with the Subdivision Agreement and the approved Community Design Guidelines (where applicable) and will include the implementation of all applicable boulevard and buffer planting and entry features including all structures and planting
Fencing
37 The owner shall provide detailed engineering and landscape plans for the development of fencing on all Lots and Blocks to the satisfaction of the Director Community Design Parks Planning and Development The owner shall not be eligible for development charges credit against work performed in accordance with City standards and the current Development Charges By-Law
38 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to erect fencing at their expense in accordance with the City Fencing Policy the approved Community Design Guidelines for the area and any other Conditions of Draft Approval for the development that apply to fencing
39 The owner shall make satisfactory arrangements with the Director Community Design Parks Planning and Development through the Subdivision Agreement to erect at their expense decorative wooden screen fencing 18 metres high in locations and of a design satisfactory to the City along all residential property boundaries which are adjacent to Canada Post Community Mail Boxes
Landscape Works
40 Prior to plan registration the applicant shall pay a maintenance fee for any landscape item deemed necessary by the applicant but which exceeds the City standard This may include but not be limited to special entry feature
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structures irrigation systems acoustical walls and architectural landscape elements located on public property
41 Prior to issuance of final acceptance of all landscape works the applicant shall provide as-built drawings in the form of digital files for all dedicated park open space stormwater management entry feature landscape buffer blocks etc The submission of these drawings will meet the latest digital standards as prescribed by the City of Brampton
Urban Design amp Architectural Control
42 The applicant shall implement the Community Design Guidelines including but not limited to the provision of appropriate building architecture landscape treatments and other arrangements to accommodate the consolidation of street accessories such as newspaper boxes mail boxes utility boxes etc to the satisfaction of the Commissioner of Planning Design amp Development and the Director Community Design Planning and Development In this regard minor revisions to the plan may be necessary to provide sufficient space for such features
PARK AND OPEN SPACE REQUIREMENTS
Parkland
43 In accordance with current City practices prior to the issuance of Building Permits for all medium density residential high density residential and commercial development which is subject to Site Plan Approval satisfactory arrangements shall have been made with the realty Services Section of the Buildings and Property Management Department and the Finance Department with respect to the payment of cash-in-lieu of parkland and valued as of the day before the day of building permit issuance pursuant to Section 42(6) of the Planning Act and the City of Bramptons Parkland Dedication By-Law
Open Space Plans
44 NA
Vegetation Assessment
45 Prior to the submission of any grading and servicing plans or any grading on the subject property and prior to registration of the plan the applicant shall
a) submit to the satisfaction of the Community Design Parks Planning and Development Division a Vegetation Inventory and Assessment for the preservation of as many trees as possible identified by the City as desirable for preservation In this regard the applicant shall be required to identify on the Grading and Drainage Plans and Landscaping Plans the trees to be retained and the methodology proposed for their
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retention This methodology shall include individual tree preservation plans illustrating proposed building sites and working envelopes existing and proposed grades and the trees to be protected or removed and shall be supported by a hydrogeoligists report which recommends appropriate subdivision and grading techniques for the maintenance of existing surface runoff or ground water conditions necessary for the long term preservation of the trees identified for retention All preservations and tree protection measures are to be installed and inspected by the City prior to pre-servicing of the subdivision
b) stake the location for the sanitary sewer where the least disturbance will occur to the natural aesthetics of the public open space to the satisfaction of the Community Services Department
c) locate the detention ponds in locations where minimal impact will occur to the natural aesthetics of the valley to the satisfaction of the Community Services Department and
d) retain a Landscape ArchitectEcologist to prepare Planting and Restoration Plans for the quantityquality ponds for approval by the Community Services Department
46 Prior to assumption any material identified in the Tree Preservation and Management Plan(s) as hazardous or identified for removal for accessibility or safety reasons and any deleterious materials and debris not normally found in a natural area whether in a woodlot block vista block or other location as determined by the City shall be removed at the applicants expense
Natural Heritage System
47 It is acknowledged that the limit of development includes an appropriate buffer to facilitate protection and preservation of the Natural Heritage System The width of the buffer has been established by the Mount Pleasant Secondary Plan
48 Prior to registration the City shall obtain the gratuitous pre-conveyance of the Huttonville Creek Natural Heritage System or portions thereof if necessary
BUILDING REQUIREMENTS
Site Plan Approval
49 The owner acknowledges that any Medium Density Residential Blocks High Density Residential Blocks and Commercial Blocks will require Site Plan Approval prior to the issuance of a building permit
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Exposed Basements
50 NA
Driveway Locations
51 NA
Fire Break Lots
52 NA
Foundations
53 Prior to the issuance of any building permit the owner shall provide an engineering report to the satisfaction of the Chief Building Official indicating special foundation requirements if any to support structures that may be erected on disturbed ground or lots where filling has occurred
NOISE ATTENUATION REQUIREMENTS
Noise Abatement
54 Prior to the applicant entering into any residential purchase and sale agreements the applicant shall engage the services of a qualified acoustical consultant to complete a noise study recommending noise control measures satisfactory to the City (and Region of Peel when requested by the Region) where applicable A copy of this report shall be provided to the Citys Chief Building Official
Note In this regard revisions to the plan such as lot adjustments may be necessary to achieve acceptable rear yard area in conjunction with satisfactory noise attenuation measures and City policy
55 The noise control measures and noise warnings recommended by the acoustical report as required in condition number 52 above shall be implemented to the satisfaction of the Director Engineering and Development Services (and Region of Peel as required)
56 Prior to the issuance of any building permits the owner shall provide the Citys Chief Building Official with a certificate certifying that the builders plans for each dwelling unit to be constructed on the plan shows all of the noise attenuation works required by the approved acoustical report and the approved plans where applicable
57 The City of Brampton will not accept any temporary warning clauses with duration of three (3) years as mitigation
58 Prior to final approval all stationary noise problems must be addressed
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2 F7-UH REAL ESTATE REQUIREMENTS
Easements
59 The owner shall grant all necessary easements for drainage utility and servicing purposes as may be required to the appropriate agency or public authority
Deeding Roads and Pathways
60 The proposed road allowances road widenings daylighting pedestrian pathways bicycle pathways and public transit rights of way provisions shall be dedicated as public highways on the final plan proposed for registration
Open Space
61 Prior to registration all identified open space lands within the subject application including all lands associated with the Natural Heritage System associated buffer(s) all identified vista park blocks all identified stormwater block engineered (drainage) channel blocks and identified entry feature blocks shall be conveyed to the City gratuitously and in a condition satisfactory to the City No parkland dedication credit will be provided for the blocks in question The applicant will landscape the subject blocks in accordance with the approved plans and will be eligible for development charges credit against work performed where applicable and in accordance with City standards and the current Development Charges By-law
62 In conjunction with the submission of the first engineering submission the applicant shall provide detailed working drawings for all identified park blocks open space blocks stormwater management facilities engineered drainage channels landscape buffer blocks streetscape planting entry feature blocks and fencing to the satisfaction of the applicable approving departments and in accordance with the latest City standards Fencing shall be included along holdout properties where they abut the plan subject to the approval of the existing property owners
The applicant shall comply with both the facility fitconcept plan approved prior to draft plan approval andor the recommendations of the approved Community Design Guidelines (as applicable)
63 Prior to registration the developer agrees to provide the City with the final landscape submission a detailed summary of all areas of parkland open space stormwater management ponds valleylands woodlots and buffers including quantities or areas of boulevard and buffer sod boulevard and buffer trees shrub beds and irrigation systems that will be installed by the developer in the subdivision agreement and will be owned by the City at assumption of the Subdivision Plan
64 Prior to assumption the developer is responsible for the development of all park open space stormwater management entry feature and landscape buffer blocks in accordance with the approved plans and in accordance with the current Development Charges By-law
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Walkways
65 NA
Road Widenings
66 The road widening Blocks 11 to 14 shall be gratuitously dedicated to the Region of Peel on the final plan
03 Metre Reserves
67 03 metre reserves shall be conveyed to the Cityof Brampton on Blocks 15 to 19
Buffers
68 NA
Transit
69 Prior to registration the applicant shall consult with Brampton Transit to determine suitable locations for transit stops and to indicate these locations on the Aboveground Servicing Plans
70 The applicant shall agree to meet the conditions of Brampton Transit with respect to the installation of future bus stop infrastructure to the satisfaction of the Commissioner of Works and Transportation
NOTICE REQUIREMENTS
Sales Office Community Information Maps
71 NA
Use of Land Notices
Statements and Clauses
72 NA
Signage
73 In conjunction with the first engineering submission the owner shall erect and maintain signs in the following locations and in the following manner
a) On Block 6 indicating that Block 6 will be developed as part of a Natural Heritage System containing important environmental features and systems and in accordance with the approved Huttonivlle and Fletchers Creeks Subwatershed Study This Block is to be left in a
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naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
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i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
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any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
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88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
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distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
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advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
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L5N 6R4
Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
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NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
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AERIAL PHOTO DATE MARCH 2010
MOUNT PLEASANT GO| | SUBJECT LAND AGRICULTURAL INDUSTRIAL STATION
OPEN SPACE COMMERCIAL RESIDENTIAL
APPENDIX 5bull BRAMPTON AERIAL amp EXISTING LAND USE
bramptonca HOWei City GAGNON amp LAW URBAN PLANNERS LTD PLANNING DESIGN amp DEVELOPMENT MATTAMY (CREDIT RIVER) LTD
50 100
Drawn By TD Date 2011 01 25 CITY FILE C04W11006 AND 21T-10022B
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APPENDIX 6
DETAILED PLANNING ANALYSIS
City File Numbers C04W11006 and 21T-10022B
Provincial Policy Statement
The proposed draft plan of subdivision is consistent with matters of Provincial interest as identified in the Provincial Policy Statement with respect to
bull focusing growth within a designated urban area and
bull avoiding development and land use patterns that may cause environmental or public health and safety concerns
Strategic Plan
The proposed draft plan of subdivision is consistent with the following goal streams in the Citys Strategic Plan
bull a Dynamic and Prosperous Economy since Commercial Blocks 1 to 4 inclusive will attract new business opportunities
bull Enhancing Our Community since future development Blocks 7 and 9 hold the potential for implementing a mix of residential housing types and
bull a Modern Transportation Systems since the delivery of both Creditview Road and the westerly extension of Station Road provides transportation infrastructure to support the Mount Pleasant Secondary Plan and the Mount Pleasant GO Station
Official Plan
The subject property is designated Residential and Open Space in the Official Plan An Application to Amend the Official Plan is not required to facilitate the proposed draft plan of subdivision
Mount Pleasant Secondary Plan
The portion of the subdivision plan located west of proposed Creditview Road (Street A) is located within the Mount Pleasant Secondary Plan (Area 51) In accordance with the land use Schedule SP 51(a) of the Secondary Plan these lands are designated District Retail Natural Heritage System Area Storm Water Management Facility GO Layover Facility and Norval Farm Supply - Special Policy Area
With respect to the District Retail designation permitted uses include the commercial uses identified and described in Section 4210 of the City of Brampton Official Plan In addition major free standing office medium and high density residential development is
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permitted High density residential development may be permitted without the need for an Amendment to the Official Plan or the Secondary Plan Block 6 on the revised subdivision plan coincides with the Natural Heritage System Area designation and Block 5 coincides with the Storm Water Management Facility designation
The Go Layover Facility designation coincides with a locomotive train layover area on the south side of the CN Rail line within the CN owned rail corridor that will be used in the winter months to warm up train engines The final location for this facility is proposed to be located somewhere along the northerly boundaries of Block 10 7 or 5 This facility has been accommodated for from a noise attenuation perspective for some of the residential uses in the draft approved Mount Pleasant Secondary Plan subdivisions located to the north The same noise attenuation requirements will be applied to the draft plan of subdivision once a final determination is made with respect to the type of residential uses on Future Development Block 7
The revised subdivision plan now includes the Norval Farm Supply site at the northerly section of future development Block 9 Policy Section 5132 of the Mount Pleasant Secondary Plan indicates that due to access and noise constraints associated with this agriculturalfeed mill operation redevelopment of these lands is considered to be better suited for commercial andor higher density residential uses
It is understood that the owners of the subject lands and Norval Farm Supply have negotiated an agreement whereby the applicant will acquire the Norval Farm Supply lands and the facility will cease operations on January 31 2014 with approximately 6 months required after this date to decommission the site As a result the access and noise constraints will be eliminated thereby providing an opportunity to examine residential and commercial development potential Detailed development policies and standards governing this portion of the Draft Plan will be addressed through the processing of a future Official Plan and Zoning By-law Amendment Application In addition it is noted that although the March 7 2011 public meeting notice did not refer to the addition of the Norval Farm Supply lands the intent for this section of the subdivision plan as originally submitted was for mixed use development in this general location This reflects the Mount Pleasant Secondary Plan policies that are specifically related to the Norval Farm Supply lands and state that mixed use high density residential and commercial uses could be developed on these lands
An Application to Amend the Mount Pleasant Secondary Plan is not required to facilitate the draft approval of the subdivision plan however the applicant has acknowledged that an amendment to the Secondary Plan will be provided if requested along with the filing of future applications to amend the zoning by-law to implement the various blocks on the subdivision plan Key issues requiring further exploration include
bull protecting for the potential development of free standing office development and medium and high density residential development and
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bull determining appropriate residential densities in light of the maximum net residential density of 60 units per hectare for Medium Residential Density development and a maximum net residential density of 200 units per hectare for High Residential Density development
Fletchers Meadow Secondary Plan
The portion of the subdivision plan located east of Creditview Road is located within the Fletchers Meadow Secondary Plan and is designated Mixed Use Node The Mount Pleasant Village Mobility Hub Block Plan (OP 2006-021) designates the lands east of Creditview Road Mixed Use Area 4 key policies include
bull land use permission for a significant concentration of employment lands including retail commercial and office development a mix of residential uses including apartments and communityopen space uses
bull a density target of 100 persons and jobs combined per gross hectare over the entire Mixed Use Area 4 lands and lands owned by GO Transit and
bull 6 storey building heights for apartments and office buildings 1-2 storeys for retailcommercial uses
The Mixed Use Node and Mixed Use Area 4 designations and policies are further supplemented by the Citys Growth Plan Official Plan Amendment and policies specific to the Mount Pleasant GO Station Mobility Hub especially with respect to densities that support the mobility hub concept
An application to amend the Fletchers Meadow Secondary Plan and a detailed exploration of the Citys Growth Plan Official Plan Amendment are not required to facilitate the draft plan approval of the subdivision plan However these matters will be addressed with the filing of future applications to amend the zoning by-law to implement the various blocks along with any required amendments to the Secondary PlanOfficial Plan
Zoning
The subject property is zoned Agricultural (A) in Zoning By-law 270-2004 An application to amend the Zoning By-law will be required to rezone the various blocks on the draft plan of subdivision to appropriate zoning designations that reflect the ultimate land uses built form and community vision for this area The applicant intends to file applications to amend the zoning by-law in the near future The zoning does not need to be amended to allow the plan of subdivision to proceed
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Master Site Plan
In accordance with the block planning policies contained in the Mount Pleasant Secondary Plan the submission of a master site plan for the subject lands is required to evaluate in greater detail issues pertaining to land use massing design density and phasing of development The master site plan for the entire subdivision and any other associated requirements will be submitted with the future applications to amend the Zoning By-law
Environmental Issues
Open Space (Natural Heritage System) Block 6 on the proposed draft plan of subdivision is designated Natural Heritage System Area in the Mount Pleasant Secondary Plan This Block is to be in accordance with the approved Mount Pleasant Secondary Plan Subwatershed Study (SWS) and the Mount Pleasant Block Plan Sub-Area 51-1 Environmental Implementation Report (EIR)
The approved Sub-Area 51-1 Block Plan Official Plan Amendment OP2006-055 adopted by City Council on February 23 2011 contains a policy whereby development applications shall conform to the approved SWS and implemented by the approved EIR and Conceptual Fisheries Compensation Plan (CFCP) Conditions of draft plan approval have been provided by Credit Valley Conservation and the City to address the natural heritage system components for all of the Mount Pleasant Secondary Plan subdivisions in the northerly 51-1 block plan lands that were draft approved on October 11 2011 Similar conditions of draft plan approval will be provided for this subdivision plan through updated conditions of draft plan approval once the circulation period for comment has ended To assist in this the applicants Scoped Environmental Impact Study has also been circulated along with the draft plan of subdivision
With respect to Open Space (Natural Heritage System) Block 6 the preliminary key findings of the applicants Scoped Environmental Impact Study include
bull All lands within Block 6 will be fully protected by the Natural Heritage System boundary contained in the approved Subwatershed Study and as determined through the Block Plan Sub-Area 51-1 Environmental Implementation Report
bull The applicability of the approved Natural Heritage System designation in the Mount Pleasant Secondary Plan to Block 6 ensuring that it will be fully maintained and protected
bull Stormwater management ponds will provide an enhanced level of stormwater treatment as agreed to through the Subwatershed Study approval process to protect this section of Huttonville Creek and
Finally consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 5 of this report authorizes staff to
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obtain pre-conveyance of the Huttonville Creek Natural Heritage System (Block 6) if necessary prior to registration
Transportation Issues
The purpose of this proposed draft plan of subdivision is to establish a road network in the vicinity of the Mount Pleasant GO Station with a particular emphasis on the Creditview Road (Street A) extension and the westerly Station Road extension (Street B) as key transportation infrastructure to support the Mount Pleasant community and the Mount Pleasant GO Station To this extent a Traffic Impact Study has been initiated by the applicant to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions To assist in this the applicants Traffic Impact Study has also been circulated along with the draft plan of subdivision
The preliminary findings of the applicants Traffic Impact Study include
bull an acceptable level of operation at all of the proposed intersections and
bull a proposed road network and right-of-way widths that support the proposed development blocks and the preliminary land uses that will be refined through future applications to amend the zoning by-law
With respect to the Creditview Road (Street A) extension from Bovaird Drive West the applicants Traffic Impact Study indicates that the preferred alignment and right of way width reflects the environmental assessment approved for this road in 2009 and work to date involving the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes The Creditview Road (Street A) right of way width of 42 metres as shown on the revised draft plan is intended to meet City requirements identified through the Environmental Assessment process and in particular with respect to transit stop amenities
The Study also notes that the preliminary design work is underway for the section of Creditview Road and the associated CN Rail underpass with construction anticipated to be completed sometime in 2013 and 2014 This subdivision could be registered in the Spring of 2012 at which time the streets on the subdivision plan would be conveyed to the City as public roads Nevertheless to be consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 4 of this report authorizes staff to obtain the pre-dedication of roads if necessary prior to registration This recommendation protects the Citys interests if for some reason the timing for the construction of Creditview Road and the CN rail underpass were to be accelerated
With respect to the westerly extension of Station Road (Street B) the preliminary findings of the applicants Traffic Impact Study are as follows
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bull the alignment and extent of Station Road (Street B) as shown on the subdivision plan is appropriate and sufficient to support the proposed development blocks and the preliminary land uses that will be refined through future applications to amend the zoning by-law
bull the proposed 315 metre right-of-way width as a four lane collector road is more than is typically required but it has been provided to allow for the ultimate extension of Street B across Huttonville Creek to connect with Mississauga Road should it be confirmed as being desirable and feasible through the Environmental Assessment Study process and
bull the most westerly extension of Street B terminating in a cul-de-sac is intended to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road
The Traffic Impact Study identified through its analysis of the transportation network that the crossing of the Natural Heritage System (NHS) connecting Street B with Mississauga Road in the vicinity of Street C is not necessary to facilitate the draft plan approval of the subdivision As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders In this respect to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
Finally the subdivision plan deletes a potential street connection from the commercial block located immediately east of Creditview Road (Street A) The applicant has indicated that they are amenable to protecting for this road connection through the filing of a future application to amend the zoning by-law for this block
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In this respect Recommendation 3 iv) of this report recommends that prior to the issuance of draft plan approval arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
Finally the subdivision plan deletes a potential street connection from the commercial block located immediately east of Creditview Road (Street A) The applicant has indicated that they are amenable to protecting for this road connection through the filing of a future application to amend the zoning by-lawfor this block In this respect Recommendation 3 iv) of this report recommends that prior to the issuance of draft plan approval arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
Servicing
Full municipal services are proposed in conjunction with this development involving the tunnelling of two sanitary sewers south of the CN rail line and crossing a section of the Huttonville Creek and the connections to the existing watermains on Mississauga Road and Bovaird Drive West
The approved Mount Pleasant Secondary Plan Infrastructure Servicing Study did not identify any impediments regarding the capacity of the existing and future municipal water and sanitary sewer system to accommodate development on the subject lands
The Region of Peel will provide appropriate conditions of draft plan approval regarding municipal water and sanitary sewer services
The requirement for a stormwater management pond was identified through the Mount Pleasant Secondary Plan Subwatershed Study and has been provided for through stormwater management Block 5 on the draft plan of subdivision
A Functional Servicing Report has been provided by the applicant for review by the Citys Engineering and Development Services Division that
bull outlines the rationale for the size and location of the proposed pond Block 5 and
bull provides technical requirements for the proposed pond including the protection of the abutting Huttonville Creek contained in Block 6
Finally consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 6 of this report authorizes the Citys Engineering and Development Services Division to begin the review of the preliminary development engineering works related to servicing facilities and infrastructure in advance of draft plan approvals No construction of servicing works will be permitted to commence ahead of draft plan approvals unless approval is given by the
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Commissioners of the Planning Design and Development and Works and Transportation Departments
Urban Design
Staff has evaluated a preliminary concept site plan provided by the new potential owner of Commercial Blocks 1 to 4 inclusive However this preliminary concept site plan has no official status and will be updated in the context of the submission of a future application to amend the zoning by-law An urban design brief will be submitted at that time to enable a comprehensive evaluation of urban design and built form for the blocks on the proposed revised draft plan of subdivision
Recommended Draft Plan Approval Process
The draft conditions of draft plan approval found at Appendix 8 reflect the Citys Standard Conditions of Draft Plan Approval as administered by the Planning Design and Development Department and have been tailored to the unique circumstances of this particular subdivision and in particular the future submission of an application(s) to amend the zoning by-law for the proposed blocks
Recommendation 4 of this report directs staff to prepare appropriate conditions of draft plan approval in general accordance with the draft conditions of draft plan approval contained in Appendix 8 of this report along with updatedrevised conditions of draft plan approval from internal City Departments and external commenting agencies all to the satisfaction of the Commissioner of the Planning Design and Development Department
The findings of the various studies submitted by the applicant and the various issues outlined in this Appendix will if necessary be incorporated as conditions of draft plan approval or comprise future amendment(s) to the draft approved subdivision plan The subdivision plan and studies are in the circulation period during the time of the writing of this report
CONCLUSION
The approval in principle of the revised draft plan of subdivision application facilitates the establishment of development blocks and a road network and subject to the approval of the recommendations in this report represents good planning Further requirements pertaining to the subject lands will be addressed through the submission of future development applications for the various blocks within the plan of subdivision
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APPENDIX 7
PUBLIC MEETING ATTENDANCE RECORD
City File Number C04W11006 Subdivision File21T-10022B
Members Present
Regional Councillor P Palleschi - Wards 2 and 6 (Chair) City Councillor V Dhillon - Wards 9 and 10 (Vice-Chair) Regional Councillor E Moore - Wards 1 and 5 City Councillor G Gibson - Wards 1 and 5 City Councillor J Hutton - Wards 2 and 6 Mayor Susan Fennell (designate for Regional Councillor J Sanderson)
Members Absent
Regional Councillor J Sanderson - Wards 3 and 4 (personal) Regional Councillor G Miles - Wards 7 and 8 (other municipal business) Regional Councillor S Hames - Wards 7 and 8 (vacation) Regional Councillor J Sprovieri - Wards 9 and 10 (vacation) City Councillor B Callahan - Wards 3 and 4 (vacation)
Staff Present
Planning Design and Development Department J Corbett Commissioner Planning Design and Development A Smith Director Planning Policy and Growth Management D Kraszewski Director Planning and Land Development Services M Won Director Engineering and Development Services K Walsh Director Community Design Parks Planning and Development A Parsons Development Planner B Steiger Central Area Planner N Grady Development Planner
Corporate Services Department J Burton Legal Counsel E Evans Deputy Clerk C Urquhart Legislative Coordinator
Members of the Public
Mr Michael Vernem 18 Leagrove Street Brampton
18 PI-IS
Results of the Public Meeting
A special meeting of the Planning Design and Development Committee was held on March 7 2011 in the Council Chambers 4th Floor 2 Wellington Street West Brampton Ontario commencing at 700 pm with respect to the subject application Notices of this meeting were sent to property owners within 900 metres As indicated in Appendix 7 one interested member of the public was in attendance to speak to the application and as found at Appendix 8 correspondence was received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Comments Provided at the Public Meeting
Mr Michael Vernem 18 Leagrove Street Brampton expressed concerns regarding the proposed access to the site from Bovaird Drive given the existing traffic congestion He suggested that measures be taken to improve traffic on Bovaird Drive before development begins at the site
Staff Response
As noted under the Transportation Issues section in Appendix 6 of this report a Traffic Impact Study has been prepared by the applicant in support of the revised draft plan of subdivision to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions based in part on their review of the Traffic Impact Study
There is the opportunity for the Region of Peel to impose requirements through conditions of draft plan approval relating to Bovaird Drive West Notwithstanding this the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes could alleviate Mr Vernems concerns with existing traffic congestion
Correspondence Received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Staff Response
The applicant has received Mr Davies correspondence and has advised staff that they accept in principle the need to integrate road access and connectivity between the subdivision plan and the Osmington lands As noted under the Transportation Issues section in Appendix 6 of this report the applicant has provided the most westerly extension of Street B terminating in a cul-de-sac to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road The applicants Traffic Impact Study indicates that through their ongoing analysis of the transportation network a road crossing over the
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Natural Heritage System (NHS) by way of connecting Streets B and C not necessary As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders in this regard There is the opportunity to impose requirements through conditions of draft plan approval andor clauses in future rezoning agreements pertaining to all aspects of the road network contained within the proposed draft plan of subdivision Notwithstanding this Mr Davies is encouraged to have his client - Osmington- participate with Mattamy in the future Environmental Assessment Study process in order to ensure acceptable road network integration between the subject property and the Osmington lands This process can occur in conjunction with the recommended draft plan approval of the subject lands and if a road crossing over Huttonville Creek by way of connecting Streets B and C is warranted from an overall transportation network perspective then this could be achieved through the filing of a new draft plan of subdivision sometime in the future or other methods acceptable to the City (ie through an agreement and reference plan to convey the road) In the meantime to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
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Appendix 8 Correspondence Received City File Numbers C04W11006 and 21T-10022B
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D a vies
H o w e
P a i iner s
LLP
Lawyers
The Fifth Floor
99 Spadina Ave
To r o n t o 0 n t a ri o
M5V 3P8
T 4169777088
F 4169778931
davieshowecom
Please refer to Jeffrey L Davies e-mail jdauiesdauieshowecom
March 2 2011
The Chair and Committee Members
Planning Design and Development Committee co Mr John Corbett Commissioner The City of Brampton 2 Wellington Street City Hall 3rd Floor L6Y4R2
Dear Chair and Committee Members
Re Information Report - Mattamy (Credit River) Limited Draft Plan of Subdivision Application
We represent Osmington Inc the owner of the lands on the west side of Mississauga Road and being across from the Mattamy lands
The engineers for Osmington have been working with the engineers for Mattamy regarding mutual road alignment and other considerations
Osmington submits that the alignment of Station Road within the proposed Mattamy subdivision would be improved if it were to follow the alignment shown on the attached sketch
Yours sincerely DAVIES HOWE PARTNERS LLP
Jeffrey L Davies
JLDmc
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Page 2
Davies copy Howe N Sabat Osmington Inc Part n e F Doricin Mattamy Development Corporation 11 f- M Vernooy Mattamy Development Corporation
M Gagnon Gagnon amp Law C Chung Glen Schnarr amp Associates Inc D Cherepacha Read Voorhees amp Associates R Webster The Sernas Group Inc
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Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
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Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
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SCHEDULE A
DRAFT CONDITIONS OF DRAFT APPROVAL
DRAFT APPROVAL DATE
SUBJECT Draft Plan of Subdivision
GAGNON amp LAW URBAN PLANNERS LTD shyMATTAMY (CREDIT RIVER) LTD 21T-10022B
City of Brampton C04W11006
Planner Neal Grady
In accordance with By-law 10-97 the Council of the City of Brampton has made a decision to authorize the draft approval of the above noted draft plan of subdivision subject to the following conditions
GENERAL PLANNING REQUIREMENTS
Approved Plan and Redlines
1 The final plan shall conform to the draft plan prepared by GAGNON amp LAW URBAN PLANNERS LTD dated October 7 2011
Development Agreement
2 A Subdivision Agreement shall be entered into and executed by the applicant the City of Brampton and the Region of Peel to satisfy all financial legal and engineering matters including landscaping and the installation of municipal services parkland dedication or cash-in-lieu of parkland requirements to the satisfaction of the Director Community Design Parks Planning and Development and other requirements of the City of Brampton and the Region of Peel including the payment of all applicable Regional City and Educational development charges in accordance with their applicable Development Charges By-laws
Zoning
3 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Commercial Blocks 1 through 4 to the satisfaction of the Commissioner of Planning Design and Development
4 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Future Development Blocks 7
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and 9 to the satisfaction of the Commissioner of Planning Design and Development
5 Future Development Blocks 7 and 9 shall only be developed in conjunction with a future Zoning By-Law Amendment application to permit the development in accordance with the draft approved plan of subdivision including zoning controls that are unique and specific to the design characteristics of the subdivision
Staging
6 Development of the plan shall be staged to the satisfaction of the City and the Region of Peel In this regard among other things staging of the development of the plan shall be based on the timing of road improvements and the timing of the provision of other essential services and facilities for this subdivision In this regard the applicant shall agree to enter into a phasing agreement if and when required by the City or the Region of Peel
Maintenance Easements
7 NA
Reserve Block and Lots
8 Prior to registration the applicant shall demonstrate to the satisfaction of the Commissioner of Planning Design amp Development by the submission of appropriate development concepts or by other suitable means that abutting lands can be developed in an appropriate manner and in accordance with the applicable Secondary Plan In this regard minor revisions to the plan may be necessary to facilitate the appropriate development of abutting lands
9 Future Development Block 8 will be deeded to the City of Brampton in escrow pending the outcome of the Station Road EA Any portion of Future Development Block 8 that is not required for the future Station Road shall be gratuitously conveyed to the adjacent landowner following the transfer of the Station Road right-of-way lands to the City
Building Removal
10 Prior to registration the applicant shall remove any existing buildings on those lands contained within the phase being registered
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
H-SS 3
SERVICING GRADING AND ROAD REQUIRMENTS
Drainage
11 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof the following matters are to be approved to the satisfaction of the Director Engineering and Development Services and the Credit Valley Conservation
i Functional Servicing Report dated October 2011 prepared by Urbantech and if necessary the subdivision plan shall be redline revised to implement the findings of the amended Functional Servicing Report including but not limited to inclusion of easements or stormwater management blocks which may result in modifications to the proposed lot and road layouts
ii Hydrogeological Report analysis and recommendations consistent with the approved Environmental Implementation Report and Scoped Environmental Impact Study
iii mitigation andor compensation measures consistent with the recommendations of the approved Environmental Implementation Report and Scoped Environmental Impact Study and if necessary the plan shall be redline revised to implement satisfactory mitigation andor compensation measures
iv detailed engineering and grading plans for the overall draft plan of subdivision
v appropriate sediment and erosion control measures
vi that appropriate permits under Ontario Regulation 16006 be received
b) Agree in the subdivision agreement in wording acceptable to the Director Engineering and Development Services and the Credit Valley Conservation Authority
i) To carry out or cause to be carried out the works referred to in condition 11 a) above
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
4 R-36 Servicing
12 Prior to the initiation of any servicing and prior to the registration of the plan or any phase thereof the applicant shall submit detailed engineering drawings and supporting reports to Development Engineering Services for review and approval No servicing works shall be permitted until the drawings are approved
13 Prior to the initiation of any servicing and prior to the registration of this plan or any phase thereof the applicant shall grant gratuitously all necessary external easements and lands for access drainage servicing and utility purposes as may be required to the appropriate municipality agency or public authority
14 Prior to the first engineering submission the applicant shall submit to the City of Bramptons Development Engineering Services Division for approval a detailed plan illustrating all proposed sidewalk locations within the draft plan of subdivision abutting any commercial plan
15 Provisions shall be made that servicing of this Draft Plan will require construction of a 375 mm diameter sanitary sewer and a 450 mm diameter sanitary sewer within the Plan The 375 mm diameter sanitary sewer and the 450 mm diameter sanitary sewer are the financial responsibility of the Region of Peel as per Development Charges By-law Should the developer wish to proceed with these works in order to obtain clearance of this condition at a time when the Region is not prepared to fund the works then the developer shall be required to enter into a front-ending agreement prior to the constructions of the works This agreement will be subject to the Regions determination that it has or will have sufficient funds to justify entering into the font-ending agreements and Regional Council Approval
Utility Relocation
16 Prior to the registration of the plan arrangements shall be made to the satisfaction of the Director Engineering and Development Services for any relocation of utilities required by the development of the subject lands to be undertaken at the developers expense
Stormwater Management
17 Prior to registration Stormwater Management Ponds to be designed and constructed in accordance with the Functional Servicing Report to the satisfaction of the Director of Engineering and Development Services
18 Prior to registration planting plans shall be approved by the Conservation Authority for all stormwater management blocks
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-I0022B and C04W11006
P7-7 19 Any portion of Stormwater Management Pond Block 5 that is not required to
accommodate the Stormwater Management facility and the future Station Road shall be gratuitously conveyed to the adjacent Landowner following the transfer of the Station Road right-of-way lands to the City
Overland Flow
20 Stormwater overland flow routes shall be kept within roads approved walkways or other locations deemed acceptable by the Director of Engineering and Development Services
Building Separation
21 NA
Hydro One Brampton
22 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the City of Brampton for the provision of major facilities such as switchgear installations
Soil
23 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to registration of this plan or any phase thereof submit for the approval of the City Engineering and Development Services Division a detailed soils investigation of the site prepared by a qualified Geotechnical Engineer A copy of this report shall also be submitted to the Citys Chief Building Official
b) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof submit to the Chief Building Official
i) a Phase 1 Environmental Site Assessment ii) a Phase 2 Environmental Site Assessment if required as
a result of the Phase 1 Environmental Site Assessment iii) a decommissioning report if contaminated material has
been identified and is removed or alternatively a copy of the risk assessment together with a copy of the written acknowledgement of its acceptance by the Ministry of the Environment and
iv) a copy of a Record of Site Condition and confirmation of the filing of Site Condition in the Environmental Site Registry
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
fllt
c) Notwithstanding Condition 22b) above provisions shall be provided for in the Subdivision Agreement where the owner agrees to submit the required documents listed in Condition 22b) for the Feed Mill lands at the time of the decommissioning of the site and that provisions shall be provided for in the Subdivision Agreement that allow for the registration of any part of the plan save and except Future Development Block 8 until such time as the documents required in Condition 22 b) are provided
d) Prior to the initiation of any site grading or servicing the applicant shall provide a report identifying all existing water wells and private sewage disposal systems on the lands The applicant shall provide verification to the satisfaction of the Citys Chief Building Official that all wells and septic systems identified have been decommissioned in accordance with all applicable laws and regulations
Road Alignments
24 The horizontal and vertical alignments of all roads including their intersection geometries shall be designed to the latest City standards and requirements In this regard minor revisions to the road pattern and intersection alignments may be required
Construction Traffic Route
25 Prior to approval of any detailed engineering drawings arrangements shall be made to the satisfaction of the Commissioner of Works and
Transportation for a suitable construction traffic route
Roads
26 Prior to registration the City shall obtain the pre-dedication of roads or portions thereof if necessary
27 The City of Brampton will be designing and constructing the James Potter RoadCreditview Road underpass and a development charges prepayment agreement shall be executed with Mattamy (Credit River) Ltd and the City for its delivery
28 Prior to registration appropriate arrangements shall be made to the satisfaction of the Commissioner of Planning Design and Development for landowners within the boundaries of Block Plan 51-1 to provide a financial contribution if required to contribute to the cost of providing improved pedestrian access along Bovaird Drive West to the Mount Pleasant GO Station
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
FV3
29 Prior to registration the City and the Developer will enter into an agreement with regard to the conveyance and construction of Creditview Road between Bovaird Drive West and Street B of this subdivision This agreement will also address the front-ending and DC recoveries related to this portion of Creditview Road
Traffic Signals
30 Prior to registration the applicant will provide cash-in-lieu funds to the satisfaction of the Director of Engineering and Development Services for the installationupgrading of traffic signals at certain intersections within andor associated with the Plan of Subdivision as determined by the City through the detailed engineering design process These funds will not include signalization or intersection works previously accounted for in the 2009 Development Charges Background Study
Street Lighting
31 The street lighting system on all local and collector roadways for this subdivision development shall be designed and constructed in accordance with the latest City of Brampton standards and specifications The street lighting system on all arterial roadways will continue to use the conventional concrete poles unless specified otherwise by the Director Community Design Parks Planning and Development the Director Engineering and Development Services and the Commissioner of Works and Transportation Communication poles will not be installed on the transit spine collector road
LANDSCAPING FENCING AND STREETSCAPE REQUIREMENTS
Site Clearing Topsoil Stripping
32 The owner shall remove any trees and any vegetation on the subject lands as may be required by the Director Community Design Parks Planning and Development
33 The owner shall not remove any trees or topsoil from the land within the plan or start any grading of the land within the plan prior to registration of the plan without a topsoil removal permit issued pursuant to City of Brampton By-law 30-92 and the approval of the Director Engineering and Development Services including entering into a preliminary subdivision agreement if required by the Director Engineering and Development Services
34 Prior to the granting of a top soil stripping permit or in conjunction with the 1st engineering submission whichever comes first protective hoarding to be determined through detailed design is required
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a) Along the Buffer Block Line of the Natural Heritage System
All hoarding will be provided and erected by the applicant at their expense and to the satisfaction of the City prior to the pre-servicing or any construction occurring on the site and shall be maintained by the applicant
Street Trees
35 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to provide street trees along all internal streets within the subject plan and along immediately abutting boulevards of adjacent streets The applicant shall comply with the recommendations of the approved Community design Guidelines (as applicable) to the satisfaction of the City
36 The applicant shall implement at their expense and to the satisfaction of the City all works shown on the approved streetscape plans in accordance with the Subdivision Agreement and the approved Community Design Guidelines (where applicable) and will include the implementation of all applicable boulevard and buffer planting and entry features including all structures and planting
Fencing
37 The owner shall provide detailed engineering and landscape plans for the development of fencing on all Lots and Blocks to the satisfaction of the Director Community Design Parks Planning and Development The owner shall not be eligible for development charges credit against work performed in accordance with City standards and the current Development Charges By-Law
38 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to erect fencing at their expense in accordance with the City Fencing Policy the approved Community Design Guidelines for the area and any other Conditions of Draft Approval for the development that apply to fencing
39 The owner shall make satisfactory arrangements with the Director Community Design Parks Planning and Development through the Subdivision Agreement to erect at their expense decorative wooden screen fencing 18 metres high in locations and of a design satisfactory to the City along all residential property boundaries which are adjacent to Canada Post Community Mail Boxes
Landscape Works
40 Prior to plan registration the applicant shall pay a maintenance fee for any landscape item deemed necessary by the applicant but which exceeds the City standard This may include but not be limited to special entry feature
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structures irrigation systems acoustical walls and architectural landscape elements located on public property
41 Prior to issuance of final acceptance of all landscape works the applicant shall provide as-built drawings in the form of digital files for all dedicated park open space stormwater management entry feature landscape buffer blocks etc The submission of these drawings will meet the latest digital standards as prescribed by the City of Brampton
Urban Design amp Architectural Control
42 The applicant shall implement the Community Design Guidelines including but not limited to the provision of appropriate building architecture landscape treatments and other arrangements to accommodate the consolidation of street accessories such as newspaper boxes mail boxes utility boxes etc to the satisfaction of the Commissioner of Planning Design amp Development and the Director Community Design Planning and Development In this regard minor revisions to the plan may be necessary to provide sufficient space for such features
PARK AND OPEN SPACE REQUIREMENTS
Parkland
43 In accordance with current City practices prior to the issuance of Building Permits for all medium density residential high density residential and commercial development which is subject to Site Plan Approval satisfactory arrangements shall have been made with the realty Services Section of the Buildings and Property Management Department and the Finance Department with respect to the payment of cash-in-lieu of parkland and valued as of the day before the day of building permit issuance pursuant to Section 42(6) of the Planning Act and the City of Bramptons Parkland Dedication By-Law
Open Space Plans
44 NA
Vegetation Assessment
45 Prior to the submission of any grading and servicing plans or any grading on the subject property and prior to registration of the plan the applicant shall
a) submit to the satisfaction of the Community Design Parks Planning and Development Division a Vegetation Inventory and Assessment for the preservation of as many trees as possible identified by the City as desirable for preservation In this regard the applicant shall be required to identify on the Grading and Drainage Plans and Landscaping Plans the trees to be retained and the methodology proposed for their
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retention This methodology shall include individual tree preservation plans illustrating proposed building sites and working envelopes existing and proposed grades and the trees to be protected or removed and shall be supported by a hydrogeoligists report which recommends appropriate subdivision and grading techniques for the maintenance of existing surface runoff or ground water conditions necessary for the long term preservation of the trees identified for retention All preservations and tree protection measures are to be installed and inspected by the City prior to pre-servicing of the subdivision
b) stake the location for the sanitary sewer where the least disturbance will occur to the natural aesthetics of the public open space to the satisfaction of the Community Services Department
c) locate the detention ponds in locations where minimal impact will occur to the natural aesthetics of the valley to the satisfaction of the Community Services Department and
d) retain a Landscape ArchitectEcologist to prepare Planting and Restoration Plans for the quantityquality ponds for approval by the Community Services Department
46 Prior to assumption any material identified in the Tree Preservation and Management Plan(s) as hazardous or identified for removal for accessibility or safety reasons and any deleterious materials and debris not normally found in a natural area whether in a woodlot block vista block or other location as determined by the City shall be removed at the applicants expense
Natural Heritage System
47 It is acknowledged that the limit of development includes an appropriate buffer to facilitate protection and preservation of the Natural Heritage System The width of the buffer has been established by the Mount Pleasant Secondary Plan
48 Prior to registration the City shall obtain the gratuitous pre-conveyance of the Huttonville Creek Natural Heritage System or portions thereof if necessary
BUILDING REQUIREMENTS
Site Plan Approval
49 The owner acknowledges that any Medium Density Residential Blocks High Density Residential Blocks and Commercial Blocks will require Site Plan Approval prior to the issuance of a building permit
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Exposed Basements
50 NA
Driveway Locations
51 NA
Fire Break Lots
52 NA
Foundations
53 Prior to the issuance of any building permit the owner shall provide an engineering report to the satisfaction of the Chief Building Official indicating special foundation requirements if any to support structures that may be erected on disturbed ground or lots where filling has occurred
NOISE ATTENUATION REQUIREMENTS
Noise Abatement
54 Prior to the applicant entering into any residential purchase and sale agreements the applicant shall engage the services of a qualified acoustical consultant to complete a noise study recommending noise control measures satisfactory to the City (and Region of Peel when requested by the Region) where applicable A copy of this report shall be provided to the Citys Chief Building Official
Note In this regard revisions to the plan such as lot adjustments may be necessary to achieve acceptable rear yard area in conjunction with satisfactory noise attenuation measures and City policy
55 The noise control measures and noise warnings recommended by the acoustical report as required in condition number 52 above shall be implemented to the satisfaction of the Director Engineering and Development Services (and Region of Peel as required)
56 Prior to the issuance of any building permits the owner shall provide the Citys Chief Building Official with a certificate certifying that the builders plans for each dwelling unit to be constructed on the plan shows all of the noise attenuation works required by the approved acoustical report and the approved plans where applicable
57 The City of Brampton will not accept any temporary warning clauses with duration of three (3) years as mitigation
58 Prior to final approval all stationary noise problems must be addressed
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Easements
59 The owner shall grant all necessary easements for drainage utility and servicing purposes as may be required to the appropriate agency or public authority
Deeding Roads and Pathways
60 The proposed road allowances road widenings daylighting pedestrian pathways bicycle pathways and public transit rights of way provisions shall be dedicated as public highways on the final plan proposed for registration
Open Space
61 Prior to registration all identified open space lands within the subject application including all lands associated with the Natural Heritage System associated buffer(s) all identified vista park blocks all identified stormwater block engineered (drainage) channel blocks and identified entry feature blocks shall be conveyed to the City gratuitously and in a condition satisfactory to the City No parkland dedication credit will be provided for the blocks in question The applicant will landscape the subject blocks in accordance with the approved plans and will be eligible for development charges credit against work performed where applicable and in accordance with City standards and the current Development Charges By-law
62 In conjunction with the submission of the first engineering submission the applicant shall provide detailed working drawings for all identified park blocks open space blocks stormwater management facilities engineered drainage channels landscape buffer blocks streetscape planting entry feature blocks and fencing to the satisfaction of the applicable approving departments and in accordance with the latest City standards Fencing shall be included along holdout properties where they abut the plan subject to the approval of the existing property owners
The applicant shall comply with both the facility fitconcept plan approved prior to draft plan approval andor the recommendations of the approved Community Design Guidelines (as applicable)
63 Prior to registration the developer agrees to provide the City with the final landscape submission a detailed summary of all areas of parkland open space stormwater management ponds valleylands woodlots and buffers including quantities or areas of boulevard and buffer sod boulevard and buffer trees shrub beds and irrigation systems that will be installed by the developer in the subdivision agreement and will be owned by the City at assumption of the Subdivision Plan
64 Prior to assumption the developer is responsible for the development of all park open space stormwater management entry feature and landscape buffer blocks in accordance with the approved plans and in accordance with the current Development Charges By-law
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Walkways
65 NA
Road Widenings
66 The road widening Blocks 11 to 14 shall be gratuitously dedicated to the Region of Peel on the final plan
03 Metre Reserves
67 03 metre reserves shall be conveyed to the Cityof Brampton on Blocks 15 to 19
Buffers
68 NA
Transit
69 Prior to registration the applicant shall consult with Brampton Transit to determine suitable locations for transit stops and to indicate these locations on the Aboveground Servicing Plans
70 The applicant shall agree to meet the conditions of Brampton Transit with respect to the installation of future bus stop infrastructure to the satisfaction of the Commissioner of Works and Transportation
NOTICE REQUIREMENTS
Sales Office Community Information Maps
71 NA
Use of Land Notices
Statements and Clauses
72 NA
Signage
73 In conjunction with the first engineering submission the owner shall erect and maintain signs in the following locations and in the following manner
a) On Block 6 indicating that Block 6 will be developed as part of a Natural Heritage System containing important environmental features and systems and in accordance with the approved Huttonivlle and Fletchers Creeks Subwatershed Study This Block is to be left in a
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naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
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i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
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any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
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88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
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distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
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advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
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L5N 6R4
Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
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NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
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APPENDIX 6
DETAILED PLANNING ANALYSIS
City File Numbers C04W11006 and 21T-10022B
Provincial Policy Statement
The proposed draft plan of subdivision is consistent with matters of Provincial interest as identified in the Provincial Policy Statement with respect to
bull focusing growth within a designated urban area and
bull avoiding development and land use patterns that may cause environmental or public health and safety concerns
Strategic Plan
The proposed draft plan of subdivision is consistent with the following goal streams in the Citys Strategic Plan
bull a Dynamic and Prosperous Economy since Commercial Blocks 1 to 4 inclusive will attract new business opportunities
bull Enhancing Our Community since future development Blocks 7 and 9 hold the potential for implementing a mix of residential housing types and
bull a Modern Transportation Systems since the delivery of both Creditview Road and the westerly extension of Station Road provides transportation infrastructure to support the Mount Pleasant Secondary Plan and the Mount Pleasant GO Station
Official Plan
The subject property is designated Residential and Open Space in the Official Plan An Application to Amend the Official Plan is not required to facilitate the proposed draft plan of subdivision
Mount Pleasant Secondary Plan
The portion of the subdivision plan located west of proposed Creditview Road (Street A) is located within the Mount Pleasant Secondary Plan (Area 51) In accordance with the land use Schedule SP 51(a) of the Secondary Plan these lands are designated District Retail Natural Heritage System Area Storm Water Management Facility GO Layover Facility and Norval Farm Supply - Special Policy Area
With respect to the District Retail designation permitted uses include the commercial uses identified and described in Section 4210 of the City of Brampton Official Plan In addition major free standing office medium and high density residential development is
10 P7-17
permitted High density residential development may be permitted without the need for an Amendment to the Official Plan or the Secondary Plan Block 6 on the revised subdivision plan coincides with the Natural Heritage System Area designation and Block 5 coincides with the Storm Water Management Facility designation
The Go Layover Facility designation coincides with a locomotive train layover area on the south side of the CN Rail line within the CN owned rail corridor that will be used in the winter months to warm up train engines The final location for this facility is proposed to be located somewhere along the northerly boundaries of Block 10 7 or 5 This facility has been accommodated for from a noise attenuation perspective for some of the residential uses in the draft approved Mount Pleasant Secondary Plan subdivisions located to the north The same noise attenuation requirements will be applied to the draft plan of subdivision once a final determination is made with respect to the type of residential uses on Future Development Block 7
The revised subdivision plan now includes the Norval Farm Supply site at the northerly section of future development Block 9 Policy Section 5132 of the Mount Pleasant Secondary Plan indicates that due to access and noise constraints associated with this agriculturalfeed mill operation redevelopment of these lands is considered to be better suited for commercial andor higher density residential uses
It is understood that the owners of the subject lands and Norval Farm Supply have negotiated an agreement whereby the applicant will acquire the Norval Farm Supply lands and the facility will cease operations on January 31 2014 with approximately 6 months required after this date to decommission the site As a result the access and noise constraints will be eliminated thereby providing an opportunity to examine residential and commercial development potential Detailed development policies and standards governing this portion of the Draft Plan will be addressed through the processing of a future Official Plan and Zoning By-law Amendment Application In addition it is noted that although the March 7 2011 public meeting notice did not refer to the addition of the Norval Farm Supply lands the intent for this section of the subdivision plan as originally submitted was for mixed use development in this general location This reflects the Mount Pleasant Secondary Plan policies that are specifically related to the Norval Farm Supply lands and state that mixed use high density residential and commercial uses could be developed on these lands
An Application to Amend the Mount Pleasant Secondary Plan is not required to facilitate the draft approval of the subdivision plan however the applicant has acknowledged that an amendment to the Secondary Plan will be provided if requested along with the filing of future applications to amend the zoning by-law to implement the various blocks on the subdivision plan Key issues requiring further exploration include
bull protecting for the potential development of free standing office development and medium and high density residential development and
11 FMf
bull determining appropriate residential densities in light of the maximum net residential density of 60 units per hectare for Medium Residential Density development and a maximum net residential density of 200 units per hectare for High Residential Density development
Fletchers Meadow Secondary Plan
The portion of the subdivision plan located east of Creditview Road is located within the Fletchers Meadow Secondary Plan and is designated Mixed Use Node The Mount Pleasant Village Mobility Hub Block Plan (OP 2006-021) designates the lands east of Creditview Road Mixed Use Area 4 key policies include
bull land use permission for a significant concentration of employment lands including retail commercial and office development a mix of residential uses including apartments and communityopen space uses
bull a density target of 100 persons and jobs combined per gross hectare over the entire Mixed Use Area 4 lands and lands owned by GO Transit and
bull 6 storey building heights for apartments and office buildings 1-2 storeys for retailcommercial uses
The Mixed Use Node and Mixed Use Area 4 designations and policies are further supplemented by the Citys Growth Plan Official Plan Amendment and policies specific to the Mount Pleasant GO Station Mobility Hub especially with respect to densities that support the mobility hub concept
An application to amend the Fletchers Meadow Secondary Plan and a detailed exploration of the Citys Growth Plan Official Plan Amendment are not required to facilitate the draft plan approval of the subdivision plan However these matters will be addressed with the filing of future applications to amend the zoning by-law to implement the various blocks along with any required amendments to the Secondary PlanOfficial Plan
Zoning
The subject property is zoned Agricultural (A) in Zoning By-law 270-2004 An application to amend the Zoning By-law will be required to rezone the various blocks on the draft plan of subdivision to appropriate zoning designations that reflect the ultimate land uses built form and community vision for this area The applicant intends to file applications to amend the zoning by-law in the near future The zoning does not need to be amended to allow the plan of subdivision to proceed
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Master Site Plan
In accordance with the block planning policies contained in the Mount Pleasant Secondary Plan the submission of a master site plan for the subject lands is required to evaluate in greater detail issues pertaining to land use massing design density and phasing of development The master site plan for the entire subdivision and any other associated requirements will be submitted with the future applications to amend the Zoning By-law
Environmental Issues
Open Space (Natural Heritage System) Block 6 on the proposed draft plan of subdivision is designated Natural Heritage System Area in the Mount Pleasant Secondary Plan This Block is to be in accordance with the approved Mount Pleasant Secondary Plan Subwatershed Study (SWS) and the Mount Pleasant Block Plan Sub-Area 51-1 Environmental Implementation Report (EIR)
The approved Sub-Area 51-1 Block Plan Official Plan Amendment OP2006-055 adopted by City Council on February 23 2011 contains a policy whereby development applications shall conform to the approved SWS and implemented by the approved EIR and Conceptual Fisheries Compensation Plan (CFCP) Conditions of draft plan approval have been provided by Credit Valley Conservation and the City to address the natural heritage system components for all of the Mount Pleasant Secondary Plan subdivisions in the northerly 51-1 block plan lands that were draft approved on October 11 2011 Similar conditions of draft plan approval will be provided for this subdivision plan through updated conditions of draft plan approval once the circulation period for comment has ended To assist in this the applicants Scoped Environmental Impact Study has also been circulated along with the draft plan of subdivision
With respect to Open Space (Natural Heritage System) Block 6 the preliminary key findings of the applicants Scoped Environmental Impact Study include
bull All lands within Block 6 will be fully protected by the Natural Heritage System boundary contained in the approved Subwatershed Study and as determined through the Block Plan Sub-Area 51-1 Environmental Implementation Report
bull The applicability of the approved Natural Heritage System designation in the Mount Pleasant Secondary Plan to Block 6 ensuring that it will be fully maintained and protected
bull Stormwater management ponds will provide an enhanced level of stormwater treatment as agreed to through the Subwatershed Study approval process to protect this section of Huttonville Creek and
Finally consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 5 of this report authorizes staff to
13 PViO
obtain pre-conveyance of the Huttonville Creek Natural Heritage System (Block 6) if necessary prior to registration
Transportation Issues
The purpose of this proposed draft plan of subdivision is to establish a road network in the vicinity of the Mount Pleasant GO Station with a particular emphasis on the Creditview Road (Street A) extension and the westerly Station Road extension (Street B) as key transportation infrastructure to support the Mount Pleasant community and the Mount Pleasant GO Station To this extent a Traffic Impact Study has been initiated by the applicant to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions To assist in this the applicants Traffic Impact Study has also been circulated along with the draft plan of subdivision
The preliminary findings of the applicants Traffic Impact Study include
bull an acceptable level of operation at all of the proposed intersections and
bull a proposed road network and right-of-way widths that support the proposed development blocks and the preliminary land uses that will be refined through future applications to amend the zoning by-law
With respect to the Creditview Road (Street A) extension from Bovaird Drive West the applicants Traffic Impact Study indicates that the preferred alignment and right of way width reflects the environmental assessment approved for this road in 2009 and work to date involving the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes The Creditview Road (Street A) right of way width of 42 metres as shown on the revised draft plan is intended to meet City requirements identified through the Environmental Assessment process and in particular with respect to transit stop amenities
The Study also notes that the preliminary design work is underway for the section of Creditview Road and the associated CN Rail underpass with construction anticipated to be completed sometime in 2013 and 2014 This subdivision could be registered in the Spring of 2012 at which time the streets on the subdivision plan would be conveyed to the City as public roads Nevertheless to be consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 4 of this report authorizes staff to obtain the pre-dedication of roads if necessary prior to registration This recommendation protects the Citys interests if for some reason the timing for the construction of Creditview Road and the CN rail underpass were to be accelerated
With respect to the westerly extension of Station Road (Street B) the preliminary findings of the applicants Traffic Impact Study are as follows
14 F7--l
bull the alignment and extent of Station Road (Street B) as shown on the subdivision plan is appropriate and sufficient to support the proposed development blocks and the preliminary land uses that will be refined through future applications to amend the zoning by-law
bull the proposed 315 metre right-of-way width as a four lane collector road is more than is typically required but it has been provided to allow for the ultimate extension of Street B across Huttonville Creek to connect with Mississauga Road should it be confirmed as being desirable and feasible through the Environmental Assessment Study process and
bull the most westerly extension of Street B terminating in a cul-de-sac is intended to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road
The Traffic Impact Study identified through its analysis of the transportation network that the crossing of the Natural Heritage System (NHS) connecting Street B with Mississauga Road in the vicinity of Street C is not necessary to facilitate the draft plan approval of the subdivision As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders In this respect to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
Finally the subdivision plan deletes a potential street connection from the commercial block located immediately east of Creditview Road (Street A) The applicant has indicated that they are amenable to protecting for this road connection through the filing of a future application to amend the zoning by-law for this block
P7-15
In this respect Recommendation 3 iv) of this report recommends that prior to the issuance of draft plan approval arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
Finally the subdivision plan deletes a potential street connection from the commercial block located immediately east of Creditview Road (Street A) The applicant has indicated that they are amenable to protecting for this road connection through the filing of a future application to amend the zoning by-lawfor this block In this respect Recommendation 3 iv) of this report recommends that prior to the issuance of draft plan approval arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
Servicing
Full municipal services are proposed in conjunction with this development involving the tunnelling of two sanitary sewers south of the CN rail line and crossing a section of the Huttonville Creek and the connections to the existing watermains on Mississauga Road and Bovaird Drive West
The approved Mount Pleasant Secondary Plan Infrastructure Servicing Study did not identify any impediments regarding the capacity of the existing and future municipal water and sanitary sewer system to accommodate development on the subject lands
The Region of Peel will provide appropriate conditions of draft plan approval regarding municipal water and sanitary sewer services
The requirement for a stormwater management pond was identified through the Mount Pleasant Secondary Plan Subwatershed Study and has been provided for through stormwater management Block 5 on the draft plan of subdivision
A Functional Servicing Report has been provided by the applicant for review by the Citys Engineering and Development Services Division that
bull outlines the rationale for the size and location of the proposed pond Block 5 and
bull provides technical requirements for the proposed pond including the protection of the abutting Huttonville Creek contained in Block 6
Finally consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 6 of this report authorizes the Citys Engineering and Development Services Division to begin the review of the preliminary development engineering works related to servicing facilities and infrastructure in advance of draft plan approvals No construction of servicing works will be permitted to commence ahead of draft plan approvals unless approval is given by the
16 P7-1S
Commissioners of the Planning Design and Development and Works and Transportation Departments
Urban Design
Staff has evaluated a preliminary concept site plan provided by the new potential owner of Commercial Blocks 1 to 4 inclusive However this preliminary concept site plan has no official status and will be updated in the context of the submission of a future application to amend the zoning by-law An urban design brief will be submitted at that time to enable a comprehensive evaluation of urban design and built form for the blocks on the proposed revised draft plan of subdivision
Recommended Draft Plan Approval Process
The draft conditions of draft plan approval found at Appendix 8 reflect the Citys Standard Conditions of Draft Plan Approval as administered by the Planning Design and Development Department and have been tailored to the unique circumstances of this particular subdivision and in particular the future submission of an application(s) to amend the zoning by-law for the proposed blocks
Recommendation 4 of this report directs staff to prepare appropriate conditions of draft plan approval in general accordance with the draft conditions of draft plan approval contained in Appendix 8 of this report along with updatedrevised conditions of draft plan approval from internal City Departments and external commenting agencies all to the satisfaction of the Commissioner of the Planning Design and Development Department
The findings of the various studies submitted by the applicant and the various issues outlined in this Appendix will if necessary be incorporated as conditions of draft plan approval or comprise future amendment(s) to the draft approved subdivision plan The subdivision plan and studies are in the circulation period during the time of the writing of this report
CONCLUSION
The approval in principle of the revised draft plan of subdivision application facilitates the establishment of development blocks and a road network and subject to the approval of the recommendations in this report represents good planning Further requirements pertaining to the subject lands will be addressed through the submission of future development applications for the various blocks within the plan of subdivision
17 f7-^
APPENDIX 7
PUBLIC MEETING ATTENDANCE RECORD
City File Number C04W11006 Subdivision File21T-10022B
Members Present
Regional Councillor P Palleschi - Wards 2 and 6 (Chair) City Councillor V Dhillon - Wards 9 and 10 (Vice-Chair) Regional Councillor E Moore - Wards 1 and 5 City Councillor G Gibson - Wards 1 and 5 City Councillor J Hutton - Wards 2 and 6 Mayor Susan Fennell (designate for Regional Councillor J Sanderson)
Members Absent
Regional Councillor J Sanderson - Wards 3 and 4 (personal) Regional Councillor G Miles - Wards 7 and 8 (other municipal business) Regional Councillor S Hames - Wards 7 and 8 (vacation) Regional Councillor J Sprovieri - Wards 9 and 10 (vacation) City Councillor B Callahan - Wards 3 and 4 (vacation)
Staff Present
Planning Design and Development Department J Corbett Commissioner Planning Design and Development A Smith Director Planning Policy and Growth Management D Kraszewski Director Planning and Land Development Services M Won Director Engineering and Development Services K Walsh Director Community Design Parks Planning and Development A Parsons Development Planner B Steiger Central Area Planner N Grady Development Planner
Corporate Services Department J Burton Legal Counsel E Evans Deputy Clerk C Urquhart Legislative Coordinator
Members of the Public
Mr Michael Vernem 18 Leagrove Street Brampton
18 PI-IS
Results of the Public Meeting
A special meeting of the Planning Design and Development Committee was held on March 7 2011 in the Council Chambers 4th Floor 2 Wellington Street West Brampton Ontario commencing at 700 pm with respect to the subject application Notices of this meeting were sent to property owners within 900 metres As indicated in Appendix 7 one interested member of the public was in attendance to speak to the application and as found at Appendix 8 correspondence was received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Comments Provided at the Public Meeting
Mr Michael Vernem 18 Leagrove Street Brampton expressed concerns regarding the proposed access to the site from Bovaird Drive given the existing traffic congestion He suggested that measures be taken to improve traffic on Bovaird Drive before development begins at the site
Staff Response
As noted under the Transportation Issues section in Appendix 6 of this report a Traffic Impact Study has been prepared by the applicant in support of the revised draft plan of subdivision to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions based in part on their review of the Traffic Impact Study
There is the opportunity for the Region of Peel to impose requirements through conditions of draft plan approval relating to Bovaird Drive West Notwithstanding this the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes could alleviate Mr Vernems concerns with existing traffic congestion
Correspondence Received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Staff Response
The applicant has received Mr Davies correspondence and has advised staff that they accept in principle the need to integrate road access and connectivity between the subdivision plan and the Osmington lands As noted under the Transportation Issues section in Appendix 6 of this report the applicant has provided the most westerly extension of Street B terminating in a cul-de-sac to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road The applicants Traffic Impact Study indicates that through their ongoing analysis of the transportation network a road crossing over the
19 p7-iU
Natural Heritage System (NHS) by way of connecting Streets B and C not necessary As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders in this regard There is the opportunity to impose requirements through conditions of draft plan approval andor clauses in future rezoning agreements pertaining to all aspects of the road network contained within the proposed draft plan of subdivision Notwithstanding this Mr Davies is encouraged to have his client - Osmington- participate with Mattamy in the future Environmental Assessment Study process in order to ensure acceptable road network integration between the subject property and the Osmington lands This process can occur in conjunction with the recommended draft plan approval of the subject lands and if a road crossing over Huttonville Creek by way of connecting Streets B and C is warranted from an overall transportation network perspective then this could be achieved through the filing of a new draft plan of subdivision sometime in the future or other methods acceptable to the City (ie through an agreement and reference plan to convey the road) In the meantime to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
20 P7-VT
Appendix 8 Correspondence Received City File Numbers C04W11006 and 21T-10022B
e fVW
D a vies
H o w e
P a i iner s
LLP
Lawyers
The Fifth Floor
99 Spadina Ave
To r o n t o 0 n t a ri o
M5V 3P8
T 4169777088
F 4169778931
davieshowecom
Please refer to Jeffrey L Davies e-mail jdauiesdauieshowecom
March 2 2011
The Chair and Committee Members
Planning Design and Development Committee co Mr John Corbett Commissioner The City of Brampton 2 Wellington Street City Hall 3rd Floor L6Y4R2
Dear Chair and Committee Members
Re Information Report - Mattamy (Credit River) Limited Draft Plan of Subdivision Application
We represent Osmington Inc the owner of the lands on the west side of Mississauga Road and being across from the Mattamy lands
The engineers for Osmington have been working with the engineers for Mattamy regarding mutual road alignment and other considerations
Osmington submits that the alignment of Station Road within the proposed Mattamy subdivision would be improved if it were to follow the alignment shown on the attached sketch
Yours sincerely DAVIES HOWE PARTNERS LLP
Jeffrey L Davies
JLDmc
Encl
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Page 2
Davies copy Howe N Sabat Osmington Inc Part n e F Doricin Mattamy Development Corporation 11 f- M Vernooy Mattamy Development Corporation
M Gagnon Gagnon amp Law C Chung Glen Schnarr amp Associates Inc D Cherepacha Read Voorhees amp Associates R Webster The Sernas Group Inc
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20
Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
2i F7-S2
Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
F7-S3
SCHEDULE A
DRAFT CONDITIONS OF DRAFT APPROVAL
DRAFT APPROVAL DATE
SUBJECT Draft Plan of Subdivision
GAGNON amp LAW URBAN PLANNERS LTD shyMATTAMY (CREDIT RIVER) LTD 21T-10022B
City of Brampton C04W11006
Planner Neal Grady
In accordance with By-law 10-97 the Council of the City of Brampton has made a decision to authorize the draft approval of the above noted draft plan of subdivision subject to the following conditions
GENERAL PLANNING REQUIREMENTS
Approved Plan and Redlines
1 The final plan shall conform to the draft plan prepared by GAGNON amp LAW URBAN PLANNERS LTD dated October 7 2011
Development Agreement
2 A Subdivision Agreement shall be entered into and executed by the applicant the City of Brampton and the Region of Peel to satisfy all financial legal and engineering matters including landscaping and the installation of municipal services parkland dedication or cash-in-lieu of parkland requirements to the satisfaction of the Director Community Design Parks Planning and Development and other requirements of the City of Brampton and the Region of Peel including the payment of all applicable Regional City and Educational development charges in accordance with their applicable Development Charges By-laws
Zoning
3 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Commercial Blocks 1 through 4 to the satisfaction of the Commissioner of Planning Design and Development
4 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Future Development Blocks 7
F7-3H
and 9 to the satisfaction of the Commissioner of Planning Design and Development
5 Future Development Blocks 7 and 9 shall only be developed in conjunction with a future Zoning By-Law Amendment application to permit the development in accordance with the draft approved plan of subdivision including zoning controls that are unique and specific to the design characteristics of the subdivision
Staging
6 Development of the plan shall be staged to the satisfaction of the City and the Region of Peel In this regard among other things staging of the development of the plan shall be based on the timing of road improvements and the timing of the provision of other essential services and facilities for this subdivision In this regard the applicant shall agree to enter into a phasing agreement if and when required by the City or the Region of Peel
Maintenance Easements
7 NA
Reserve Block and Lots
8 Prior to registration the applicant shall demonstrate to the satisfaction of the Commissioner of Planning Design amp Development by the submission of appropriate development concepts or by other suitable means that abutting lands can be developed in an appropriate manner and in accordance with the applicable Secondary Plan In this regard minor revisions to the plan may be necessary to facilitate the appropriate development of abutting lands
9 Future Development Block 8 will be deeded to the City of Brampton in escrow pending the outcome of the Station Road EA Any portion of Future Development Block 8 that is not required for the future Station Road shall be gratuitously conveyed to the adjacent landowner following the transfer of the Station Road right-of-way lands to the City
Building Removal
10 Prior to registration the applicant shall remove any existing buildings on those lands contained within the phase being registered
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
H-SS 3
SERVICING GRADING AND ROAD REQUIRMENTS
Drainage
11 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof the following matters are to be approved to the satisfaction of the Director Engineering and Development Services and the Credit Valley Conservation
i Functional Servicing Report dated October 2011 prepared by Urbantech and if necessary the subdivision plan shall be redline revised to implement the findings of the amended Functional Servicing Report including but not limited to inclusion of easements or stormwater management blocks which may result in modifications to the proposed lot and road layouts
ii Hydrogeological Report analysis and recommendations consistent with the approved Environmental Implementation Report and Scoped Environmental Impact Study
iii mitigation andor compensation measures consistent with the recommendations of the approved Environmental Implementation Report and Scoped Environmental Impact Study and if necessary the plan shall be redline revised to implement satisfactory mitigation andor compensation measures
iv detailed engineering and grading plans for the overall draft plan of subdivision
v appropriate sediment and erosion control measures
vi that appropriate permits under Ontario Regulation 16006 be received
b) Agree in the subdivision agreement in wording acceptable to the Director Engineering and Development Services and the Credit Valley Conservation Authority
i) To carry out or cause to be carried out the works referred to in condition 11 a) above
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
4 R-36 Servicing
12 Prior to the initiation of any servicing and prior to the registration of the plan or any phase thereof the applicant shall submit detailed engineering drawings and supporting reports to Development Engineering Services for review and approval No servicing works shall be permitted until the drawings are approved
13 Prior to the initiation of any servicing and prior to the registration of this plan or any phase thereof the applicant shall grant gratuitously all necessary external easements and lands for access drainage servicing and utility purposes as may be required to the appropriate municipality agency or public authority
14 Prior to the first engineering submission the applicant shall submit to the City of Bramptons Development Engineering Services Division for approval a detailed plan illustrating all proposed sidewalk locations within the draft plan of subdivision abutting any commercial plan
15 Provisions shall be made that servicing of this Draft Plan will require construction of a 375 mm diameter sanitary sewer and a 450 mm diameter sanitary sewer within the Plan The 375 mm diameter sanitary sewer and the 450 mm diameter sanitary sewer are the financial responsibility of the Region of Peel as per Development Charges By-law Should the developer wish to proceed with these works in order to obtain clearance of this condition at a time when the Region is not prepared to fund the works then the developer shall be required to enter into a front-ending agreement prior to the constructions of the works This agreement will be subject to the Regions determination that it has or will have sufficient funds to justify entering into the font-ending agreements and Regional Council Approval
Utility Relocation
16 Prior to the registration of the plan arrangements shall be made to the satisfaction of the Director Engineering and Development Services for any relocation of utilities required by the development of the subject lands to be undertaken at the developers expense
Stormwater Management
17 Prior to registration Stormwater Management Ponds to be designed and constructed in accordance with the Functional Servicing Report to the satisfaction of the Director of Engineering and Development Services
18 Prior to registration planting plans shall be approved by the Conservation Authority for all stormwater management blocks
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-I0022B and C04W11006
P7-7 19 Any portion of Stormwater Management Pond Block 5 that is not required to
accommodate the Stormwater Management facility and the future Station Road shall be gratuitously conveyed to the adjacent Landowner following the transfer of the Station Road right-of-way lands to the City
Overland Flow
20 Stormwater overland flow routes shall be kept within roads approved walkways or other locations deemed acceptable by the Director of Engineering and Development Services
Building Separation
21 NA
Hydro One Brampton
22 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the City of Brampton for the provision of major facilities such as switchgear installations
Soil
23 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to registration of this plan or any phase thereof submit for the approval of the City Engineering and Development Services Division a detailed soils investigation of the site prepared by a qualified Geotechnical Engineer A copy of this report shall also be submitted to the Citys Chief Building Official
b) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof submit to the Chief Building Official
i) a Phase 1 Environmental Site Assessment ii) a Phase 2 Environmental Site Assessment if required as
a result of the Phase 1 Environmental Site Assessment iii) a decommissioning report if contaminated material has
been identified and is removed or alternatively a copy of the risk assessment together with a copy of the written acknowledgement of its acceptance by the Ministry of the Environment and
iv) a copy of a Record of Site Condition and confirmation of the filing of Site Condition in the Environmental Site Registry
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
fllt
c) Notwithstanding Condition 22b) above provisions shall be provided for in the Subdivision Agreement where the owner agrees to submit the required documents listed in Condition 22b) for the Feed Mill lands at the time of the decommissioning of the site and that provisions shall be provided for in the Subdivision Agreement that allow for the registration of any part of the plan save and except Future Development Block 8 until such time as the documents required in Condition 22 b) are provided
d) Prior to the initiation of any site grading or servicing the applicant shall provide a report identifying all existing water wells and private sewage disposal systems on the lands The applicant shall provide verification to the satisfaction of the Citys Chief Building Official that all wells and septic systems identified have been decommissioned in accordance with all applicable laws and regulations
Road Alignments
24 The horizontal and vertical alignments of all roads including their intersection geometries shall be designed to the latest City standards and requirements In this regard minor revisions to the road pattern and intersection alignments may be required
Construction Traffic Route
25 Prior to approval of any detailed engineering drawings arrangements shall be made to the satisfaction of the Commissioner of Works and
Transportation for a suitable construction traffic route
Roads
26 Prior to registration the City shall obtain the pre-dedication of roads or portions thereof if necessary
27 The City of Brampton will be designing and constructing the James Potter RoadCreditview Road underpass and a development charges prepayment agreement shall be executed with Mattamy (Credit River) Ltd and the City for its delivery
28 Prior to registration appropriate arrangements shall be made to the satisfaction of the Commissioner of Planning Design and Development for landowners within the boundaries of Block Plan 51-1 to provide a financial contribution if required to contribute to the cost of providing improved pedestrian access along Bovaird Drive West to the Mount Pleasant GO Station
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
FV3
29 Prior to registration the City and the Developer will enter into an agreement with regard to the conveyance and construction of Creditview Road between Bovaird Drive West and Street B of this subdivision This agreement will also address the front-ending and DC recoveries related to this portion of Creditview Road
Traffic Signals
30 Prior to registration the applicant will provide cash-in-lieu funds to the satisfaction of the Director of Engineering and Development Services for the installationupgrading of traffic signals at certain intersections within andor associated with the Plan of Subdivision as determined by the City through the detailed engineering design process These funds will not include signalization or intersection works previously accounted for in the 2009 Development Charges Background Study
Street Lighting
31 The street lighting system on all local and collector roadways for this subdivision development shall be designed and constructed in accordance with the latest City of Brampton standards and specifications The street lighting system on all arterial roadways will continue to use the conventional concrete poles unless specified otherwise by the Director Community Design Parks Planning and Development the Director Engineering and Development Services and the Commissioner of Works and Transportation Communication poles will not be installed on the transit spine collector road
LANDSCAPING FENCING AND STREETSCAPE REQUIREMENTS
Site Clearing Topsoil Stripping
32 The owner shall remove any trees and any vegetation on the subject lands as may be required by the Director Community Design Parks Planning and Development
33 The owner shall not remove any trees or topsoil from the land within the plan or start any grading of the land within the plan prior to registration of the plan without a topsoil removal permit issued pursuant to City of Brampton By-law 30-92 and the approval of the Director Engineering and Development Services including entering into a preliminary subdivision agreement if required by the Director Engineering and Development Services
34 Prior to the granting of a top soil stripping permit or in conjunction with the 1st engineering submission whichever comes first protective hoarding to be determined through detailed design is required
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
F7-1+0
a) Along the Buffer Block Line of the Natural Heritage System
All hoarding will be provided and erected by the applicant at their expense and to the satisfaction of the City prior to the pre-servicing or any construction occurring on the site and shall be maintained by the applicant
Street Trees
35 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to provide street trees along all internal streets within the subject plan and along immediately abutting boulevards of adjacent streets The applicant shall comply with the recommendations of the approved Community design Guidelines (as applicable) to the satisfaction of the City
36 The applicant shall implement at their expense and to the satisfaction of the City all works shown on the approved streetscape plans in accordance with the Subdivision Agreement and the approved Community Design Guidelines (where applicable) and will include the implementation of all applicable boulevard and buffer planting and entry features including all structures and planting
Fencing
37 The owner shall provide detailed engineering and landscape plans for the development of fencing on all Lots and Blocks to the satisfaction of the Director Community Design Parks Planning and Development The owner shall not be eligible for development charges credit against work performed in accordance with City standards and the current Development Charges By-Law
38 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to erect fencing at their expense in accordance with the City Fencing Policy the approved Community Design Guidelines for the area and any other Conditions of Draft Approval for the development that apply to fencing
39 The owner shall make satisfactory arrangements with the Director Community Design Parks Planning and Development through the Subdivision Agreement to erect at their expense decorative wooden screen fencing 18 metres high in locations and of a design satisfactory to the City along all residential property boundaries which are adjacent to Canada Post Community Mail Boxes
Landscape Works
40 Prior to plan registration the applicant shall pay a maintenance fee for any landscape item deemed necessary by the applicant but which exceeds the City standard This may include but not be limited to special entry feature
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
n-m
structures irrigation systems acoustical walls and architectural landscape elements located on public property
41 Prior to issuance of final acceptance of all landscape works the applicant shall provide as-built drawings in the form of digital files for all dedicated park open space stormwater management entry feature landscape buffer blocks etc The submission of these drawings will meet the latest digital standards as prescribed by the City of Brampton
Urban Design amp Architectural Control
42 The applicant shall implement the Community Design Guidelines including but not limited to the provision of appropriate building architecture landscape treatments and other arrangements to accommodate the consolidation of street accessories such as newspaper boxes mail boxes utility boxes etc to the satisfaction of the Commissioner of Planning Design amp Development and the Director Community Design Planning and Development In this regard minor revisions to the plan may be necessary to provide sufficient space for such features
PARK AND OPEN SPACE REQUIREMENTS
Parkland
43 In accordance with current City practices prior to the issuance of Building Permits for all medium density residential high density residential and commercial development which is subject to Site Plan Approval satisfactory arrangements shall have been made with the realty Services Section of the Buildings and Property Management Department and the Finance Department with respect to the payment of cash-in-lieu of parkland and valued as of the day before the day of building permit issuance pursuant to Section 42(6) of the Planning Act and the City of Bramptons Parkland Dedication By-Law
Open Space Plans
44 NA
Vegetation Assessment
45 Prior to the submission of any grading and servicing plans or any grading on the subject property and prior to registration of the plan the applicant shall
a) submit to the satisfaction of the Community Design Parks Planning and Development Division a Vegetation Inventory and Assessment for the preservation of as many trees as possible identified by the City as desirable for preservation In this regard the applicant shall be required to identify on the Grading and Drainage Plans and Landscaping Plans the trees to be retained and the methodology proposed for their
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
10
retention This methodology shall include individual tree preservation plans illustrating proposed building sites and working envelopes existing and proposed grades and the trees to be protected or removed and shall be supported by a hydrogeoligists report which recommends appropriate subdivision and grading techniques for the maintenance of existing surface runoff or ground water conditions necessary for the long term preservation of the trees identified for retention All preservations and tree protection measures are to be installed and inspected by the City prior to pre-servicing of the subdivision
b) stake the location for the sanitary sewer where the least disturbance will occur to the natural aesthetics of the public open space to the satisfaction of the Community Services Department
c) locate the detention ponds in locations where minimal impact will occur to the natural aesthetics of the valley to the satisfaction of the Community Services Department and
d) retain a Landscape ArchitectEcologist to prepare Planting and Restoration Plans for the quantityquality ponds for approval by the Community Services Department
46 Prior to assumption any material identified in the Tree Preservation and Management Plan(s) as hazardous or identified for removal for accessibility or safety reasons and any deleterious materials and debris not normally found in a natural area whether in a woodlot block vista block or other location as determined by the City shall be removed at the applicants expense
Natural Heritage System
47 It is acknowledged that the limit of development includes an appropriate buffer to facilitate protection and preservation of the Natural Heritage System The width of the buffer has been established by the Mount Pleasant Secondary Plan
48 Prior to registration the City shall obtain the gratuitous pre-conveyance of the Huttonville Creek Natural Heritage System or portions thereof if necessary
BUILDING REQUIREMENTS
Site Plan Approval
49 The owner acknowledges that any Medium Density Residential Blocks High Density Residential Blocks and Commercial Blocks will require Site Plan Approval prior to the issuance of a building permit
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
11 P7-1+S
Exposed Basements
50 NA
Driveway Locations
51 NA
Fire Break Lots
52 NA
Foundations
53 Prior to the issuance of any building permit the owner shall provide an engineering report to the satisfaction of the Chief Building Official indicating special foundation requirements if any to support structures that may be erected on disturbed ground or lots where filling has occurred
NOISE ATTENUATION REQUIREMENTS
Noise Abatement
54 Prior to the applicant entering into any residential purchase and sale agreements the applicant shall engage the services of a qualified acoustical consultant to complete a noise study recommending noise control measures satisfactory to the City (and Region of Peel when requested by the Region) where applicable A copy of this report shall be provided to the Citys Chief Building Official
Note In this regard revisions to the plan such as lot adjustments may be necessary to achieve acceptable rear yard area in conjunction with satisfactory noise attenuation measures and City policy
55 The noise control measures and noise warnings recommended by the acoustical report as required in condition number 52 above shall be implemented to the satisfaction of the Director Engineering and Development Services (and Region of Peel as required)
56 Prior to the issuance of any building permits the owner shall provide the Citys Chief Building Official with a certificate certifying that the builders plans for each dwelling unit to be constructed on the plan shows all of the noise attenuation works required by the approved acoustical report and the approved plans where applicable
57 The City of Brampton will not accept any temporary warning clauses with duration of three (3) years as mitigation
58 Prior to final approval all stationary noise problems must be addressed
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2 F7-UH REAL ESTATE REQUIREMENTS
Easements
59 The owner shall grant all necessary easements for drainage utility and servicing purposes as may be required to the appropriate agency or public authority
Deeding Roads and Pathways
60 The proposed road allowances road widenings daylighting pedestrian pathways bicycle pathways and public transit rights of way provisions shall be dedicated as public highways on the final plan proposed for registration
Open Space
61 Prior to registration all identified open space lands within the subject application including all lands associated with the Natural Heritage System associated buffer(s) all identified vista park blocks all identified stormwater block engineered (drainage) channel blocks and identified entry feature blocks shall be conveyed to the City gratuitously and in a condition satisfactory to the City No parkland dedication credit will be provided for the blocks in question The applicant will landscape the subject blocks in accordance with the approved plans and will be eligible for development charges credit against work performed where applicable and in accordance with City standards and the current Development Charges By-law
62 In conjunction with the submission of the first engineering submission the applicant shall provide detailed working drawings for all identified park blocks open space blocks stormwater management facilities engineered drainage channels landscape buffer blocks streetscape planting entry feature blocks and fencing to the satisfaction of the applicable approving departments and in accordance with the latest City standards Fencing shall be included along holdout properties where they abut the plan subject to the approval of the existing property owners
The applicant shall comply with both the facility fitconcept plan approved prior to draft plan approval andor the recommendations of the approved Community Design Guidelines (as applicable)
63 Prior to registration the developer agrees to provide the City with the final landscape submission a detailed summary of all areas of parkland open space stormwater management ponds valleylands woodlots and buffers including quantities or areas of boulevard and buffer sod boulevard and buffer trees shrub beds and irrigation systems that will be installed by the developer in the subdivision agreement and will be owned by the City at assumption of the Subdivision Plan
64 Prior to assumption the developer is responsible for the development of all park open space stormwater management entry feature and landscape buffer blocks in accordance with the approved plans and in accordance with the current Development Charges By-law
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Walkways
65 NA
Road Widenings
66 The road widening Blocks 11 to 14 shall be gratuitously dedicated to the Region of Peel on the final plan
03 Metre Reserves
67 03 metre reserves shall be conveyed to the Cityof Brampton on Blocks 15 to 19
Buffers
68 NA
Transit
69 Prior to registration the applicant shall consult with Brampton Transit to determine suitable locations for transit stops and to indicate these locations on the Aboveground Servicing Plans
70 The applicant shall agree to meet the conditions of Brampton Transit with respect to the installation of future bus stop infrastructure to the satisfaction of the Commissioner of Works and Transportation
NOTICE REQUIREMENTS
Sales Office Community Information Maps
71 NA
Use of Land Notices
Statements and Clauses
72 NA
Signage
73 In conjunction with the first engineering submission the owner shall erect and maintain signs in the following locations and in the following manner
a) On Block 6 indicating that Block 6 will be developed as part of a Natural Heritage System containing important environmental features and systems and in accordance with the approved Huttonivlle and Fletchers Creeks Subwatershed Study This Block is to be left in a
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naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
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i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
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any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
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88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
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distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
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P7-SI19
advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
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F7-S 20
L5N 6R4
Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
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NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
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permitted High density residential development may be permitted without the need for an Amendment to the Official Plan or the Secondary Plan Block 6 on the revised subdivision plan coincides with the Natural Heritage System Area designation and Block 5 coincides with the Storm Water Management Facility designation
The Go Layover Facility designation coincides with a locomotive train layover area on the south side of the CN Rail line within the CN owned rail corridor that will be used in the winter months to warm up train engines The final location for this facility is proposed to be located somewhere along the northerly boundaries of Block 10 7 or 5 This facility has been accommodated for from a noise attenuation perspective for some of the residential uses in the draft approved Mount Pleasant Secondary Plan subdivisions located to the north The same noise attenuation requirements will be applied to the draft plan of subdivision once a final determination is made with respect to the type of residential uses on Future Development Block 7
The revised subdivision plan now includes the Norval Farm Supply site at the northerly section of future development Block 9 Policy Section 5132 of the Mount Pleasant Secondary Plan indicates that due to access and noise constraints associated with this agriculturalfeed mill operation redevelopment of these lands is considered to be better suited for commercial andor higher density residential uses
It is understood that the owners of the subject lands and Norval Farm Supply have negotiated an agreement whereby the applicant will acquire the Norval Farm Supply lands and the facility will cease operations on January 31 2014 with approximately 6 months required after this date to decommission the site As a result the access and noise constraints will be eliminated thereby providing an opportunity to examine residential and commercial development potential Detailed development policies and standards governing this portion of the Draft Plan will be addressed through the processing of a future Official Plan and Zoning By-law Amendment Application In addition it is noted that although the March 7 2011 public meeting notice did not refer to the addition of the Norval Farm Supply lands the intent for this section of the subdivision plan as originally submitted was for mixed use development in this general location This reflects the Mount Pleasant Secondary Plan policies that are specifically related to the Norval Farm Supply lands and state that mixed use high density residential and commercial uses could be developed on these lands
An Application to Amend the Mount Pleasant Secondary Plan is not required to facilitate the draft approval of the subdivision plan however the applicant has acknowledged that an amendment to the Secondary Plan will be provided if requested along with the filing of future applications to amend the zoning by-law to implement the various blocks on the subdivision plan Key issues requiring further exploration include
bull protecting for the potential development of free standing office development and medium and high density residential development and
11 FMf
bull determining appropriate residential densities in light of the maximum net residential density of 60 units per hectare for Medium Residential Density development and a maximum net residential density of 200 units per hectare for High Residential Density development
Fletchers Meadow Secondary Plan
The portion of the subdivision plan located east of Creditview Road is located within the Fletchers Meadow Secondary Plan and is designated Mixed Use Node The Mount Pleasant Village Mobility Hub Block Plan (OP 2006-021) designates the lands east of Creditview Road Mixed Use Area 4 key policies include
bull land use permission for a significant concentration of employment lands including retail commercial and office development a mix of residential uses including apartments and communityopen space uses
bull a density target of 100 persons and jobs combined per gross hectare over the entire Mixed Use Area 4 lands and lands owned by GO Transit and
bull 6 storey building heights for apartments and office buildings 1-2 storeys for retailcommercial uses
The Mixed Use Node and Mixed Use Area 4 designations and policies are further supplemented by the Citys Growth Plan Official Plan Amendment and policies specific to the Mount Pleasant GO Station Mobility Hub especially with respect to densities that support the mobility hub concept
An application to amend the Fletchers Meadow Secondary Plan and a detailed exploration of the Citys Growth Plan Official Plan Amendment are not required to facilitate the draft plan approval of the subdivision plan However these matters will be addressed with the filing of future applications to amend the zoning by-law to implement the various blocks along with any required amendments to the Secondary PlanOfficial Plan
Zoning
The subject property is zoned Agricultural (A) in Zoning By-law 270-2004 An application to amend the Zoning By-law will be required to rezone the various blocks on the draft plan of subdivision to appropriate zoning designations that reflect the ultimate land uses built form and community vision for this area The applicant intends to file applications to amend the zoning by-law in the near future The zoning does not need to be amended to allow the plan of subdivision to proceed
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Master Site Plan
In accordance with the block planning policies contained in the Mount Pleasant Secondary Plan the submission of a master site plan for the subject lands is required to evaluate in greater detail issues pertaining to land use massing design density and phasing of development The master site plan for the entire subdivision and any other associated requirements will be submitted with the future applications to amend the Zoning By-law
Environmental Issues
Open Space (Natural Heritage System) Block 6 on the proposed draft plan of subdivision is designated Natural Heritage System Area in the Mount Pleasant Secondary Plan This Block is to be in accordance with the approved Mount Pleasant Secondary Plan Subwatershed Study (SWS) and the Mount Pleasant Block Plan Sub-Area 51-1 Environmental Implementation Report (EIR)
The approved Sub-Area 51-1 Block Plan Official Plan Amendment OP2006-055 adopted by City Council on February 23 2011 contains a policy whereby development applications shall conform to the approved SWS and implemented by the approved EIR and Conceptual Fisheries Compensation Plan (CFCP) Conditions of draft plan approval have been provided by Credit Valley Conservation and the City to address the natural heritage system components for all of the Mount Pleasant Secondary Plan subdivisions in the northerly 51-1 block plan lands that were draft approved on October 11 2011 Similar conditions of draft plan approval will be provided for this subdivision plan through updated conditions of draft plan approval once the circulation period for comment has ended To assist in this the applicants Scoped Environmental Impact Study has also been circulated along with the draft plan of subdivision
With respect to Open Space (Natural Heritage System) Block 6 the preliminary key findings of the applicants Scoped Environmental Impact Study include
bull All lands within Block 6 will be fully protected by the Natural Heritage System boundary contained in the approved Subwatershed Study and as determined through the Block Plan Sub-Area 51-1 Environmental Implementation Report
bull The applicability of the approved Natural Heritage System designation in the Mount Pleasant Secondary Plan to Block 6 ensuring that it will be fully maintained and protected
bull Stormwater management ponds will provide an enhanced level of stormwater treatment as agreed to through the Subwatershed Study approval process to protect this section of Huttonville Creek and
Finally consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 5 of this report authorizes staff to
13 PViO
obtain pre-conveyance of the Huttonville Creek Natural Heritage System (Block 6) if necessary prior to registration
Transportation Issues
The purpose of this proposed draft plan of subdivision is to establish a road network in the vicinity of the Mount Pleasant GO Station with a particular emphasis on the Creditview Road (Street A) extension and the westerly Station Road extension (Street B) as key transportation infrastructure to support the Mount Pleasant community and the Mount Pleasant GO Station To this extent a Traffic Impact Study has been initiated by the applicant to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions To assist in this the applicants Traffic Impact Study has also been circulated along with the draft plan of subdivision
The preliminary findings of the applicants Traffic Impact Study include
bull an acceptable level of operation at all of the proposed intersections and
bull a proposed road network and right-of-way widths that support the proposed development blocks and the preliminary land uses that will be refined through future applications to amend the zoning by-law
With respect to the Creditview Road (Street A) extension from Bovaird Drive West the applicants Traffic Impact Study indicates that the preferred alignment and right of way width reflects the environmental assessment approved for this road in 2009 and work to date involving the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes The Creditview Road (Street A) right of way width of 42 metres as shown on the revised draft plan is intended to meet City requirements identified through the Environmental Assessment process and in particular with respect to transit stop amenities
The Study also notes that the preliminary design work is underway for the section of Creditview Road and the associated CN Rail underpass with construction anticipated to be completed sometime in 2013 and 2014 This subdivision could be registered in the Spring of 2012 at which time the streets on the subdivision plan would be conveyed to the City as public roads Nevertheless to be consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 4 of this report authorizes staff to obtain the pre-dedication of roads if necessary prior to registration This recommendation protects the Citys interests if for some reason the timing for the construction of Creditview Road and the CN rail underpass were to be accelerated
With respect to the westerly extension of Station Road (Street B) the preliminary findings of the applicants Traffic Impact Study are as follows
14 F7--l
bull the alignment and extent of Station Road (Street B) as shown on the subdivision plan is appropriate and sufficient to support the proposed development blocks and the preliminary land uses that will be refined through future applications to amend the zoning by-law
bull the proposed 315 metre right-of-way width as a four lane collector road is more than is typically required but it has been provided to allow for the ultimate extension of Street B across Huttonville Creek to connect with Mississauga Road should it be confirmed as being desirable and feasible through the Environmental Assessment Study process and
bull the most westerly extension of Street B terminating in a cul-de-sac is intended to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road
The Traffic Impact Study identified through its analysis of the transportation network that the crossing of the Natural Heritage System (NHS) connecting Street B with Mississauga Road in the vicinity of Street C is not necessary to facilitate the draft plan approval of the subdivision As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders In this respect to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
Finally the subdivision plan deletes a potential street connection from the commercial block located immediately east of Creditview Road (Street A) The applicant has indicated that they are amenable to protecting for this road connection through the filing of a future application to amend the zoning by-law for this block
P7-15
In this respect Recommendation 3 iv) of this report recommends that prior to the issuance of draft plan approval arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
Finally the subdivision plan deletes a potential street connection from the commercial block located immediately east of Creditview Road (Street A) The applicant has indicated that they are amenable to protecting for this road connection through the filing of a future application to amend the zoning by-lawfor this block In this respect Recommendation 3 iv) of this report recommends that prior to the issuance of draft plan approval arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
Servicing
Full municipal services are proposed in conjunction with this development involving the tunnelling of two sanitary sewers south of the CN rail line and crossing a section of the Huttonville Creek and the connections to the existing watermains on Mississauga Road and Bovaird Drive West
The approved Mount Pleasant Secondary Plan Infrastructure Servicing Study did not identify any impediments regarding the capacity of the existing and future municipal water and sanitary sewer system to accommodate development on the subject lands
The Region of Peel will provide appropriate conditions of draft plan approval regarding municipal water and sanitary sewer services
The requirement for a stormwater management pond was identified through the Mount Pleasant Secondary Plan Subwatershed Study and has been provided for through stormwater management Block 5 on the draft plan of subdivision
A Functional Servicing Report has been provided by the applicant for review by the Citys Engineering and Development Services Division that
bull outlines the rationale for the size and location of the proposed pond Block 5 and
bull provides technical requirements for the proposed pond including the protection of the abutting Huttonville Creek contained in Block 6
Finally consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 6 of this report authorizes the Citys Engineering and Development Services Division to begin the review of the preliminary development engineering works related to servicing facilities and infrastructure in advance of draft plan approvals No construction of servicing works will be permitted to commence ahead of draft plan approvals unless approval is given by the
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Commissioners of the Planning Design and Development and Works and Transportation Departments
Urban Design
Staff has evaluated a preliminary concept site plan provided by the new potential owner of Commercial Blocks 1 to 4 inclusive However this preliminary concept site plan has no official status and will be updated in the context of the submission of a future application to amend the zoning by-law An urban design brief will be submitted at that time to enable a comprehensive evaluation of urban design and built form for the blocks on the proposed revised draft plan of subdivision
Recommended Draft Plan Approval Process
The draft conditions of draft plan approval found at Appendix 8 reflect the Citys Standard Conditions of Draft Plan Approval as administered by the Planning Design and Development Department and have been tailored to the unique circumstances of this particular subdivision and in particular the future submission of an application(s) to amend the zoning by-law for the proposed blocks
Recommendation 4 of this report directs staff to prepare appropriate conditions of draft plan approval in general accordance with the draft conditions of draft plan approval contained in Appendix 8 of this report along with updatedrevised conditions of draft plan approval from internal City Departments and external commenting agencies all to the satisfaction of the Commissioner of the Planning Design and Development Department
The findings of the various studies submitted by the applicant and the various issues outlined in this Appendix will if necessary be incorporated as conditions of draft plan approval or comprise future amendment(s) to the draft approved subdivision plan The subdivision plan and studies are in the circulation period during the time of the writing of this report
CONCLUSION
The approval in principle of the revised draft plan of subdivision application facilitates the establishment of development blocks and a road network and subject to the approval of the recommendations in this report represents good planning Further requirements pertaining to the subject lands will be addressed through the submission of future development applications for the various blocks within the plan of subdivision
17 f7-^
APPENDIX 7
PUBLIC MEETING ATTENDANCE RECORD
City File Number C04W11006 Subdivision File21T-10022B
Members Present
Regional Councillor P Palleschi - Wards 2 and 6 (Chair) City Councillor V Dhillon - Wards 9 and 10 (Vice-Chair) Regional Councillor E Moore - Wards 1 and 5 City Councillor G Gibson - Wards 1 and 5 City Councillor J Hutton - Wards 2 and 6 Mayor Susan Fennell (designate for Regional Councillor J Sanderson)
Members Absent
Regional Councillor J Sanderson - Wards 3 and 4 (personal) Regional Councillor G Miles - Wards 7 and 8 (other municipal business) Regional Councillor S Hames - Wards 7 and 8 (vacation) Regional Councillor J Sprovieri - Wards 9 and 10 (vacation) City Councillor B Callahan - Wards 3 and 4 (vacation)
Staff Present
Planning Design and Development Department J Corbett Commissioner Planning Design and Development A Smith Director Planning Policy and Growth Management D Kraszewski Director Planning and Land Development Services M Won Director Engineering and Development Services K Walsh Director Community Design Parks Planning and Development A Parsons Development Planner B Steiger Central Area Planner N Grady Development Planner
Corporate Services Department J Burton Legal Counsel E Evans Deputy Clerk C Urquhart Legislative Coordinator
Members of the Public
Mr Michael Vernem 18 Leagrove Street Brampton
18 PI-IS
Results of the Public Meeting
A special meeting of the Planning Design and Development Committee was held on March 7 2011 in the Council Chambers 4th Floor 2 Wellington Street West Brampton Ontario commencing at 700 pm with respect to the subject application Notices of this meeting were sent to property owners within 900 metres As indicated in Appendix 7 one interested member of the public was in attendance to speak to the application and as found at Appendix 8 correspondence was received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Comments Provided at the Public Meeting
Mr Michael Vernem 18 Leagrove Street Brampton expressed concerns regarding the proposed access to the site from Bovaird Drive given the existing traffic congestion He suggested that measures be taken to improve traffic on Bovaird Drive before development begins at the site
Staff Response
As noted under the Transportation Issues section in Appendix 6 of this report a Traffic Impact Study has been prepared by the applicant in support of the revised draft plan of subdivision to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions based in part on their review of the Traffic Impact Study
There is the opportunity for the Region of Peel to impose requirements through conditions of draft plan approval relating to Bovaird Drive West Notwithstanding this the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes could alleviate Mr Vernems concerns with existing traffic congestion
Correspondence Received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Staff Response
The applicant has received Mr Davies correspondence and has advised staff that they accept in principle the need to integrate road access and connectivity between the subdivision plan and the Osmington lands As noted under the Transportation Issues section in Appendix 6 of this report the applicant has provided the most westerly extension of Street B terminating in a cul-de-sac to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road The applicants Traffic Impact Study indicates that through their ongoing analysis of the transportation network a road crossing over the
19 p7-iU
Natural Heritage System (NHS) by way of connecting Streets B and C not necessary As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders in this regard There is the opportunity to impose requirements through conditions of draft plan approval andor clauses in future rezoning agreements pertaining to all aspects of the road network contained within the proposed draft plan of subdivision Notwithstanding this Mr Davies is encouraged to have his client - Osmington- participate with Mattamy in the future Environmental Assessment Study process in order to ensure acceptable road network integration between the subject property and the Osmington lands This process can occur in conjunction with the recommended draft plan approval of the subject lands and if a road crossing over Huttonville Creek by way of connecting Streets B and C is warranted from an overall transportation network perspective then this could be achieved through the filing of a new draft plan of subdivision sometime in the future or other methods acceptable to the City (ie through an agreement and reference plan to convey the road) In the meantime to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
20 P7-VT
Appendix 8 Correspondence Received City File Numbers C04W11006 and 21T-10022B
e fVW
D a vies
H o w e
P a i iner s
LLP
Lawyers
The Fifth Floor
99 Spadina Ave
To r o n t o 0 n t a ri o
M5V 3P8
T 4169777088
F 4169778931
davieshowecom
Please refer to Jeffrey L Davies e-mail jdauiesdauieshowecom
March 2 2011
The Chair and Committee Members
Planning Design and Development Committee co Mr John Corbett Commissioner The City of Brampton 2 Wellington Street City Hall 3rd Floor L6Y4R2
Dear Chair and Committee Members
Re Information Report - Mattamy (Credit River) Limited Draft Plan of Subdivision Application
We represent Osmington Inc the owner of the lands on the west side of Mississauga Road and being across from the Mattamy lands
The engineers for Osmington have been working with the engineers for Mattamy regarding mutual road alignment and other considerations
Osmington submits that the alignment of Station Road within the proposed Mattamy subdivision would be improved if it were to follow the alignment shown on the attached sketch
Yours sincerely DAVIES HOWE PARTNERS LLP
Jeffrey L Davies
JLDmc
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Page 2
Davies copy Howe N Sabat Osmington Inc Part n e F Doricin Mattamy Development Corporation 11 f- M Vernooy Mattamy Development Corporation
M Gagnon Gagnon amp Law C Chung Glen Schnarr amp Associates Inc D Cherepacha Read Voorhees amp Associates R Webster The Sernas Group Inc
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20
Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
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Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
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SCHEDULE A
DRAFT CONDITIONS OF DRAFT APPROVAL
DRAFT APPROVAL DATE
SUBJECT Draft Plan of Subdivision
GAGNON amp LAW URBAN PLANNERS LTD shyMATTAMY (CREDIT RIVER) LTD 21T-10022B
City of Brampton C04W11006
Planner Neal Grady
In accordance with By-law 10-97 the Council of the City of Brampton has made a decision to authorize the draft approval of the above noted draft plan of subdivision subject to the following conditions
GENERAL PLANNING REQUIREMENTS
Approved Plan and Redlines
1 The final plan shall conform to the draft plan prepared by GAGNON amp LAW URBAN PLANNERS LTD dated October 7 2011
Development Agreement
2 A Subdivision Agreement shall be entered into and executed by the applicant the City of Brampton and the Region of Peel to satisfy all financial legal and engineering matters including landscaping and the installation of municipal services parkland dedication or cash-in-lieu of parkland requirements to the satisfaction of the Director Community Design Parks Planning and Development and other requirements of the City of Brampton and the Region of Peel including the payment of all applicable Regional City and Educational development charges in accordance with their applicable Development Charges By-laws
Zoning
3 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Commercial Blocks 1 through 4 to the satisfaction of the Commissioner of Planning Design and Development
4 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Future Development Blocks 7
F7-3H
and 9 to the satisfaction of the Commissioner of Planning Design and Development
5 Future Development Blocks 7 and 9 shall only be developed in conjunction with a future Zoning By-Law Amendment application to permit the development in accordance with the draft approved plan of subdivision including zoning controls that are unique and specific to the design characteristics of the subdivision
Staging
6 Development of the plan shall be staged to the satisfaction of the City and the Region of Peel In this regard among other things staging of the development of the plan shall be based on the timing of road improvements and the timing of the provision of other essential services and facilities for this subdivision In this regard the applicant shall agree to enter into a phasing agreement if and when required by the City or the Region of Peel
Maintenance Easements
7 NA
Reserve Block and Lots
8 Prior to registration the applicant shall demonstrate to the satisfaction of the Commissioner of Planning Design amp Development by the submission of appropriate development concepts or by other suitable means that abutting lands can be developed in an appropriate manner and in accordance with the applicable Secondary Plan In this regard minor revisions to the plan may be necessary to facilitate the appropriate development of abutting lands
9 Future Development Block 8 will be deeded to the City of Brampton in escrow pending the outcome of the Station Road EA Any portion of Future Development Block 8 that is not required for the future Station Road shall be gratuitously conveyed to the adjacent landowner following the transfer of the Station Road right-of-way lands to the City
Building Removal
10 Prior to registration the applicant shall remove any existing buildings on those lands contained within the phase being registered
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
H-SS 3
SERVICING GRADING AND ROAD REQUIRMENTS
Drainage
11 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof the following matters are to be approved to the satisfaction of the Director Engineering and Development Services and the Credit Valley Conservation
i Functional Servicing Report dated October 2011 prepared by Urbantech and if necessary the subdivision plan shall be redline revised to implement the findings of the amended Functional Servicing Report including but not limited to inclusion of easements or stormwater management blocks which may result in modifications to the proposed lot and road layouts
ii Hydrogeological Report analysis and recommendations consistent with the approved Environmental Implementation Report and Scoped Environmental Impact Study
iii mitigation andor compensation measures consistent with the recommendations of the approved Environmental Implementation Report and Scoped Environmental Impact Study and if necessary the plan shall be redline revised to implement satisfactory mitigation andor compensation measures
iv detailed engineering and grading plans for the overall draft plan of subdivision
v appropriate sediment and erosion control measures
vi that appropriate permits under Ontario Regulation 16006 be received
b) Agree in the subdivision agreement in wording acceptable to the Director Engineering and Development Services and the Credit Valley Conservation Authority
i) To carry out or cause to be carried out the works referred to in condition 11 a) above
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
4 R-36 Servicing
12 Prior to the initiation of any servicing and prior to the registration of the plan or any phase thereof the applicant shall submit detailed engineering drawings and supporting reports to Development Engineering Services for review and approval No servicing works shall be permitted until the drawings are approved
13 Prior to the initiation of any servicing and prior to the registration of this plan or any phase thereof the applicant shall grant gratuitously all necessary external easements and lands for access drainage servicing and utility purposes as may be required to the appropriate municipality agency or public authority
14 Prior to the first engineering submission the applicant shall submit to the City of Bramptons Development Engineering Services Division for approval a detailed plan illustrating all proposed sidewalk locations within the draft plan of subdivision abutting any commercial plan
15 Provisions shall be made that servicing of this Draft Plan will require construction of a 375 mm diameter sanitary sewer and a 450 mm diameter sanitary sewer within the Plan The 375 mm diameter sanitary sewer and the 450 mm diameter sanitary sewer are the financial responsibility of the Region of Peel as per Development Charges By-law Should the developer wish to proceed with these works in order to obtain clearance of this condition at a time when the Region is not prepared to fund the works then the developer shall be required to enter into a front-ending agreement prior to the constructions of the works This agreement will be subject to the Regions determination that it has or will have sufficient funds to justify entering into the font-ending agreements and Regional Council Approval
Utility Relocation
16 Prior to the registration of the plan arrangements shall be made to the satisfaction of the Director Engineering and Development Services for any relocation of utilities required by the development of the subject lands to be undertaken at the developers expense
Stormwater Management
17 Prior to registration Stormwater Management Ponds to be designed and constructed in accordance with the Functional Servicing Report to the satisfaction of the Director of Engineering and Development Services
18 Prior to registration planting plans shall be approved by the Conservation Authority for all stormwater management blocks
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-I0022B and C04W11006
P7-7 19 Any portion of Stormwater Management Pond Block 5 that is not required to
accommodate the Stormwater Management facility and the future Station Road shall be gratuitously conveyed to the adjacent Landowner following the transfer of the Station Road right-of-way lands to the City
Overland Flow
20 Stormwater overland flow routes shall be kept within roads approved walkways or other locations deemed acceptable by the Director of Engineering and Development Services
Building Separation
21 NA
Hydro One Brampton
22 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the City of Brampton for the provision of major facilities such as switchgear installations
Soil
23 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to registration of this plan or any phase thereof submit for the approval of the City Engineering and Development Services Division a detailed soils investigation of the site prepared by a qualified Geotechnical Engineer A copy of this report shall also be submitted to the Citys Chief Building Official
b) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof submit to the Chief Building Official
i) a Phase 1 Environmental Site Assessment ii) a Phase 2 Environmental Site Assessment if required as
a result of the Phase 1 Environmental Site Assessment iii) a decommissioning report if contaminated material has
been identified and is removed or alternatively a copy of the risk assessment together with a copy of the written acknowledgement of its acceptance by the Ministry of the Environment and
iv) a copy of a Record of Site Condition and confirmation of the filing of Site Condition in the Environmental Site Registry
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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c) Notwithstanding Condition 22b) above provisions shall be provided for in the Subdivision Agreement where the owner agrees to submit the required documents listed in Condition 22b) for the Feed Mill lands at the time of the decommissioning of the site and that provisions shall be provided for in the Subdivision Agreement that allow for the registration of any part of the plan save and except Future Development Block 8 until such time as the documents required in Condition 22 b) are provided
d) Prior to the initiation of any site grading or servicing the applicant shall provide a report identifying all existing water wells and private sewage disposal systems on the lands The applicant shall provide verification to the satisfaction of the Citys Chief Building Official that all wells and septic systems identified have been decommissioned in accordance with all applicable laws and regulations
Road Alignments
24 The horizontal and vertical alignments of all roads including their intersection geometries shall be designed to the latest City standards and requirements In this regard minor revisions to the road pattern and intersection alignments may be required
Construction Traffic Route
25 Prior to approval of any detailed engineering drawings arrangements shall be made to the satisfaction of the Commissioner of Works and
Transportation for a suitable construction traffic route
Roads
26 Prior to registration the City shall obtain the pre-dedication of roads or portions thereof if necessary
27 The City of Brampton will be designing and constructing the James Potter RoadCreditview Road underpass and a development charges prepayment agreement shall be executed with Mattamy (Credit River) Ltd and the City for its delivery
28 Prior to registration appropriate arrangements shall be made to the satisfaction of the Commissioner of Planning Design and Development for landowners within the boundaries of Block Plan 51-1 to provide a financial contribution if required to contribute to the cost of providing improved pedestrian access along Bovaird Drive West to the Mount Pleasant GO Station
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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29 Prior to registration the City and the Developer will enter into an agreement with regard to the conveyance and construction of Creditview Road between Bovaird Drive West and Street B of this subdivision This agreement will also address the front-ending and DC recoveries related to this portion of Creditview Road
Traffic Signals
30 Prior to registration the applicant will provide cash-in-lieu funds to the satisfaction of the Director of Engineering and Development Services for the installationupgrading of traffic signals at certain intersections within andor associated with the Plan of Subdivision as determined by the City through the detailed engineering design process These funds will not include signalization or intersection works previously accounted for in the 2009 Development Charges Background Study
Street Lighting
31 The street lighting system on all local and collector roadways for this subdivision development shall be designed and constructed in accordance with the latest City of Brampton standards and specifications The street lighting system on all arterial roadways will continue to use the conventional concrete poles unless specified otherwise by the Director Community Design Parks Planning and Development the Director Engineering and Development Services and the Commissioner of Works and Transportation Communication poles will not be installed on the transit spine collector road
LANDSCAPING FENCING AND STREETSCAPE REQUIREMENTS
Site Clearing Topsoil Stripping
32 The owner shall remove any trees and any vegetation on the subject lands as may be required by the Director Community Design Parks Planning and Development
33 The owner shall not remove any trees or topsoil from the land within the plan or start any grading of the land within the plan prior to registration of the plan without a topsoil removal permit issued pursuant to City of Brampton By-law 30-92 and the approval of the Director Engineering and Development Services including entering into a preliminary subdivision agreement if required by the Director Engineering and Development Services
34 Prior to the granting of a top soil stripping permit or in conjunction with the 1st engineering submission whichever comes first protective hoarding to be determined through detailed design is required
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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a) Along the Buffer Block Line of the Natural Heritage System
All hoarding will be provided and erected by the applicant at their expense and to the satisfaction of the City prior to the pre-servicing or any construction occurring on the site and shall be maintained by the applicant
Street Trees
35 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to provide street trees along all internal streets within the subject plan and along immediately abutting boulevards of adjacent streets The applicant shall comply with the recommendations of the approved Community design Guidelines (as applicable) to the satisfaction of the City
36 The applicant shall implement at their expense and to the satisfaction of the City all works shown on the approved streetscape plans in accordance with the Subdivision Agreement and the approved Community Design Guidelines (where applicable) and will include the implementation of all applicable boulevard and buffer planting and entry features including all structures and planting
Fencing
37 The owner shall provide detailed engineering and landscape plans for the development of fencing on all Lots and Blocks to the satisfaction of the Director Community Design Parks Planning and Development The owner shall not be eligible for development charges credit against work performed in accordance with City standards and the current Development Charges By-Law
38 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to erect fencing at their expense in accordance with the City Fencing Policy the approved Community Design Guidelines for the area and any other Conditions of Draft Approval for the development that apply to fencing
39 The owner shall make satisfactory arrangements with the Director Community Design Parks Planning and Development through the Subdivision Agreement to erect at their expense decorative wooden screen fencing 18 metres high in locations and of a design satisfactory to the City along all residential property boundaries which are adjacent to Canada Post Community Mail Boxes
Landscape Works
40 Prior to plan registration the applicant shall pay a maintenance fee for any landscape item deemed necessary by the applicant but which exceeds the City standard This may include but not be limited to special entry feature
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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structures irrigation systems acoustical walls and architectural landscape elements located on public property
41 Prior to issuance of final acceptance of all landscape works the applicant shall provide as-built drawings in the form of digital files for all dedicated park open space stormwater management entry feature landscape buffer blocks etc The submission of these drawings will meet the latest digital standards as prescribed by the City of Brampton
Urban Design amp Architectural Control
42 The applicant shall implement the Community Design Guidelines including but not limited to the provision of appropriate building architecture landscape treatments and other arrangements to accommodate the consolidation of street accessories such as newspaper boxes mail boxes utility boxes etc to the satisfaction of the Commissioner of Planning Design amp Development and the Director Community Design Planning and Development In this regard minor revisions to the plan may be necessary to provide sufficient space for such features
PARK AND OPEN SPACE REQUIREMENTS
Parkland
43 In accordance with current City practices prior to the issuance of Building Permits for all medium density residential high density residential and commercial development which is subject to Site Plan Approval satisfactory arrangements shall have been made with the realty Services Section of the Buildings and Property Management Department and the Finance Department with respect to the payment of cash-in-lieu of parkland and valued as of the day before the day of building permit issuance pursuant to Section 42(6) of the Planning Act and the City of Bramptons Parkland Dedication By-Law
Open Space Plans
44 NA
Vegetation Assessment
45 Prior to the submission of any grading and servicing plans or any grading on the subject property and prior to registration of the plan the applicant shall
a) submit to the satisfaction of the Community Design Parks Planning and Development Division a Vegetation Inventory and Assessment for the preservation of as many trees as possible identified by the City as desirable for preservation In this regard the applicant shall be required to identify on the Grading and Drainage Plans and Landscaping Plans the trees to be retained and the methodology proposed for their
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
10
retention This methodology shall include individual tree preservation plans illustrating proposed building sites and working envelopes existing and proposed grades and the trees to be protected or removed and shall be supported by a hydrogeoligists report which recommends appropriate subdivision and grading techniques for the maintenance of existing surface runoff or ground water conditions necessary for the long term preservation of the trees identified for retention All preservations and tree protection measures are to be installed and inspected by the City prior to pre-servicing of the subdivision
b) stake the location for the sanitary sewer where the least disturbance will occur to the natural aesthetics of the public open space to the satisfaction of the Community Services Department
c) locate the detention ponds in locations where minimal impact will occur to the natural aesthetics of the valley to the satisfaction of the Community Services Department and
d) retain a Landscape ArchitectEcologist to prepare Planting and Restoration Plans for the quantityquality ponds for approval by the Community Services Department
46 Prior to assumption any material identified in the Tree Preservation and Management Plan(s) as hazardous or identified for removal for accessibility or safety reasons and any deleterious materials and debris not normally found in a natural area whether in a woodlot block vista block or other location as determined by the City shall be removed at the applicants expense
Natural Heritage System
47 It is acknowledged that the limit of development includes an appropriate buffer to facilitate protection and preservation of the Natural Heritage System The width of the buffer has been established by the Mount Pleasant Secondary Plan
48 Prior to registration the City shall obtain the gratuitous pre-conveyance of the Huttonville Creek Natural Heritage System or portions thereof if necessary
BUILDING REQUIREMENTS
Site Plan Approval
49 The owner acknowledges that any Medium Density Residential Blocks High Density Residential Blocks and Commercial Blocks will require Site Plan Approval prior to the issuance of a building permit
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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Exposed Basements
50 NA
Driveway Locations
51 NA
Fire Break Lots
52 NA
Foundations
53 Prior to the issuance of any building permit the owner shall provide an engineering report to the satisfaction of the Chief Building Official indicating special foundation requirements if any to support structures that may be erected on disturbed ground or lots where filling has occurred
NOISE ATTENUATION REQUIREMENTS
Noise Abatement
54 Prior to the applicant entering into any residential purchase and sale agreements the applicant shall engage the services of a qualified acoustical consultant to complete a noise study recommending noise control measures satisfactory to the City (and Region of Peel when requested by the Region) where applicable A copy of this report shall be provided to the Citys Chief Building Official
Note In this regard revisions to the plan such as lot adjustments may be necessary to achieve acceptable rear yard area in conjunction with satisfactory noise attenuation measures and City policy
55 The noise control measures and noise warnings recommended by the acoustical report as required in condition number 52 above shall be implemented to the satisfaction of the Director Engineering and Development Services (and Region of Peel as required)
56 Prior to the issuance of any building permits the owner shall provide the Citys Chief Building Official with a certificate certifying that the builders plans for each dwelling unit to be constructed on the plan shows all of the noise attenuation works required by the approved acoustical report and the approved plans where applicable
57 The City of Brampton will not accept any temporary warning clauses with duration of three (3) years as mitigation
58 Prior to final approval all stationary noise problems must be addressed
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
2 F7-UH REAL ESTATE REQUIREMENTS
Easements
59 The owner shall grant all necessary easements for drainage utility and servicing purposes as may be required to the appropriate agency or public authority
Deeding Roads and Pathways
60 The proposed road allowances road widenings daylighting pedestrian pathways bicycle pathways and public transit rights of way provisions shall be dedicated as public highways on the final plan proposed for registration
Open Space
61 Prior to registration all identified open space lands within the subject application including all lands associated with the Natural Heritage System associated buffer(s) all identified vista park blocks all identified stormwater block engineered (drainage) channel blocks and identified entry feature blocks shall be conveyed to the City gratuitously and in a condition satisfactory to the City No parkland dedication credit will be provided for the blocks in question The applicant will landscape the subject blocks in accordance with the approved plans and will be eligible for development charges credit against work performed where applicable and in accordance with City standards and the current Development Charges By-law
62 In conjunction with the submission of the first engineering submission the applicant shall provide detailed working drawings for all identified park blocks open space blocks stormwater management facilities engineered drainage channels landscape buffer blocks streetscape planting entry feature blocks and fencing to the satisfaction of the applicable approving departments and in accordance with the latest City standards Fencing shall be included along holdout properties where they abut the plan subject to the approval of the existing property owners
The applicant shall comply with both the facility fitconcept plan approved prior to draft plan approval andor the recommendations of the approved Community Design Guidelines (as applicable)
63 Prior to registration the developer agrees to provide the City with the final landscape submission a detailed summary of all areas of parkland open space stormwater management ponds valleylands woodlots and buffers including quantities or areas of boulevard and buffer sod boulevard and buffer trees shrub beds and irrigation systems that will be installed by the developer in the subdivision agreement and will be owned by the City at assumption of the Subdivision Plan
64 Prior to assumption the developer is responsible for the development of all park open space stormwater management entry feature and landscape buffer blocks in accordance with the approved plans and in accordance with the current Development Charges By-law
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
13 F7-HS
Walkways
65 NA
Road Widenings
66 The road widening Blocks 11 to 14 shall be gratuitously dedicated to the Region of Peel on the final plan
03 Metre Reserves
67 03 metre reserves shall be conveyed to the Cityof Brampton on Blocks 15 to 19
Buffers
68 NA
Transit
69 Prior to registration the applicant shall consult with Brampton Transit to determine suitable locations for transit stops and to indicate these locations on the Aboveground Servicing Plans
70 The applicant shall agree to meet the conditions of Brampton Transit with respect to the installation of future bus stop infrastructure to the satisfaction of the Commissioner of Works and Transportation
NOTICE REQUIREMENTS
Sales Office Community Information Maps
71 NA
Use of Land Notices
Statements and Clauses
72 NA
Signage
73 In conjunction with the first engineering submission the owner shall erect and maintain signs in the following locations and in the following manner
a) On Block 6 indicating that Block 6 will be developed as part of a Natural Heritage System containing important environmental features and systems and in accordance with the approved Huttonivlle and Fletchers Creeks Subwatershed Study This Block is to be left in a
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 2 IT- 10022B and C04W11006
F7-M417
88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
F7-S 20
L5N 6R4
Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
11 FMf
bull determining appropriate residential densities in light of the maximum net residential density of 60 units per hectare for Medium Residential Density development and a maximum net residential density of 200 units per hectare for High Residential Density development
Fletchers Meadow Secondary Plan
The portion of the subdivision plan located east of Creditview Road is located within the Fletchers Meadow Secondary Plan and is designated Mixed Use Node The Mount Pleasant Village Mobility Hub Block Plan (OP 2006-021) designates the lands east of Creditview Road Mixed Use Area 4 key policies include
bull land use permission for a significant concentration of employment lands including retail commercial and office development a mix of residential uses including apartments and communityopen space uses
bull a density target of 100 persons and jobs combined per gross hectare over the entire Mixed Use Area 4 lands and lands owned by GO Transit and
bull 6 storey building heights for apartments and office buildings 1-2 storeys for retailcommercial uses
The Mixed Use Node and Mixed Use Area 4 designations and policies are further supplemented by the Citys Growth Plan Official Plan Amendment and policies specific to the Mount Pleasant GO Station Mobility Hub especially with respect to densities that support the mobility hub concept
An application to amend the Fletchers Meadow Secondary Plan and a detailed exploration of the Citys Growth Plan Official Plan Amendment are not required to facilitate the draft plan approval of the subdivision plan However these matters will be addressed with the filing of future applications to amend the zoning by-law to implement the various blocks along with any required amendments to the Secondary PlanOfficial Plan
Zoning
The subject property is zoned Agricultural (A) in Zoning By-law 270-2004 An application to amend the Zoning By-law will be required to rezone the various blocks on the draft plan of subdivision to appropriate zoning designations that reflect the ultimate land uses built form and community vision for this area The applicant intends to file applications to amend the zoning by-law in the near future The zoning does not need to be amended to allow the plan of subdivision to proceed
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Master Site Plan
In accordance with the block planning policies contained in the Mount Pleasant Secondary Plan the submission of a master site plan for the subject lands is required to evaluate in greater detail issues pertaining to land use massing design density and phasing of development The master site plan for the entire subdivision and any other associated requirements will be submitted with the future applications to amend the Zoning By-law
Environmental Issues
Open Space (Natural Heritage System) Block 6 on the proposed draft plan of subdivision is designated Natural Heritage System Area in the Mount Pleasant Secondary Plan This Block is to be in accordance with the approved Mount Pleasant Secondary Plan Subwatershed Study (SWS) and the Mount Pleasant Block Plan Sub-Area 51-1 Environmental Implementation Report (EIR)
The approved Sub-Area 51-1 Block Plan Official Plan Amendment OP2006-055 adopted by City Council on February 23 2011 contains a policy whereby development applications shall conform to the approved SWS and implemented by the approved EIR and Conceptual Fisheries Compensation Plan (CFCP) Conditions of draft plan approval have been provided by Credit Valley Conservation and the City to address the natural heritage system components for all of the Mount Pleasant Secondary Plan subdivisions in the northerly 51-1 block plan lands that were draft approved on October 11 2011 Similar conditions of draft plan approval will be provided for this subdivision plan through updated conditions of draft plan approval once the circulation period for comment has ended To assist in this the applicants Scoped Environmental Impact Study has also been circulated along with the draft plan of subdivision
With respect to Open Space (Natural Heritage System) Block 6 the preliminary key findings of the applicants Scoped Environmental Impact Study include
bull All lands within Block 6 will be fully protected by the Natural Heritage System boundary contained in the approved Subwatershed Study and as determined through the Block Plan Sub-Area 51-1 Environmental Implementation Report
bull The applicability of the approved Natural Heritage System designation in the Mount Pleasant Secondary Plan to Block 6 ensuring that it will be fully maintained and protected
bull Stormwater management ponds will provide an enhanced level of stormwater treatment as agreed to through the Subwatershed Study approval process to protect this section of Huttonville Creek and
Finally consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 5 of this report authorizes staff to
13 PViO
obtain pre-conveyance of the Huttonville Creek Natural Heritage System (Block 6) if necessary prior to registration
Transportation Issues
The purpose of this proposed draft plan of subdivision is to establish a road network in the vicinity of the Mount Pleasant GO Station with a particular emphasis on the Creditview Road (Street A) extension and the westerly Station Road extension (Street B) as key transportation infrastructure to support the Mount Pleasant community and the Mount Pleasant GO Station To this extent a Traffic Impact Study has been initiated by the applicant to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions To assist in this the applicants Traffic Impact Study has also been circulated along with the draft plan of subdivision
The preliminary findings of the applicants Traffic Impact Study include
bull an acceptable level of operation at all of the proposed intersections and
bull a proposed road network and right-of-way widths that support the proposed development blocks and the preliminary land uses that will be refined through future applications to amend the zoning by-law
With respect to the Creditview Road (Street A) extension from Bovaird Drive West the applicants Traffic Impact Study indicates that the preferred alignment and right of way width reflects the environmental assessment approved for this road in 2009 and work to date involving the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes The Creditview Road (Street A) right of way width of 42 metres as shown on the revised draft plan is intended to meet City requirements identified through the Environmental Assessment process and in particular with respect to transit stop amenities
The Study also notes that the preliminary design work is underway for the section of Creditview Road and the associated CN Rail underpass with construction anticipated to be completed sometime in 2013 and 2014 This subdivision could be registered in the Spring of 2012 at which time the streets on the subdivision plan would be conveyed to the City as public roads Nevertheless to be consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 4 of this report authorizes staff to obtain the pre-dedication of roads if necessary prior to registration This recommendation protects the Citys interests if for some reason the timing for the construction of Creditview Road and the CN rail underpass were to be accelerated
With respect to the westerly extension of Station Road (Street B) the preliminary findings of the applicants Traffic Impact Study are as follows
14 F7--l
bull the alignment and extent of Station Road (Street B) as shown on the subdivision plan is appropriate and sufficient to support the proposed development blocks and the preliminary land uses that will be refined through future applications to amend the zoning by-law
bull the proposed 315 metre right-of-way width as a four lane collector road is more than is typically required but it has been provided to allow for the ultimate extension of Street B across Huttonville Creek to connect with Mississauga Road should it be confirmed as being desirable and feasible through the Environmental Assessment Study process and
bull the most westerly extension of Street B terminating in a cul-de-sac is intended to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road
The Traffic Impact Study identified through its analysis of the transportation network that the crossing of the Natural Heritage System (NHS) connecting Street B with Mississauga Road in the vicinity of Street C is not necessary to facilitate the draft plan approval of the subdivision As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders In this respect to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
Finally the subdivision plan deletes a potential street connection from the commercial block located immediately east of Creditview Road (Street A) The applicant has indicated that they are amenable to protecting for this road connection through the filing of a future application to amend the zoning by-law for this block
P7-15
In this respect Recommendation 3 iv) of this report recommends that prior to the issuance of draft plan approval arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
Finally the subdivision plan deletes a potential street connection from the commercial block located immediately east of Creditview Road (Street A) The applicant has indicated that they are amenable to protecting for this road connection through the filing of a future application to amend the zoning by-lawfor this block In this respect Recommendation 3 iv) of this report recommends that prior to the issuance of draft plan approval arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
Servicing
Full municipal services are proposed in conjunction with this development involving the tunnelling of two sanitary sewers south of the CN rail line and crossing a section of the Huttonville Creek and the connections to the existing watermains on Mississauga Road and Bovaird Drive West
The approved Mount Pleasant Secondary Plan Infrastructure Servicing Study did not identify any impediments regarding the capacity of the existing and future municipal water and sanitary sewer system to accommodate development on the subject lands
The Region of Peel will provide appropriate conditions of draft plan approval regarding municipal water and sanitary sewer services
The requirement for a stormwater management pond was identified through the Mount Pleasant Secondary Plan Subwatershed Study and has been provided for through stormwater management Block 5 on the draft plan of subdivision
A Functional Servicing Report has been provided by the applicant for review by the Citys Engineering and Development Services Division that
bull outlines the rationale for the size and location of the proposed pond Block 5 and
bull provides technical requirements for the proposed pond including the protection of the abutting Huttonville Creek contained in Block 6
Finally consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 6 of this report authorizes the Citys Engineering and Development Services Division to begin the review of the preliminary development engineering works related to servicing facilities and infrastructure in advance of draft plan approvals No construction of servicing works will be permitted to commence ahead of draft plan approvals unless approval is given by the
16 P7-1S
Commissioners of the Planning Design and Development and Works and Transportation Departments
Urban Design
Staff has evaluated a preliminary concept site plan provided by the new potential owner of Commercial Blocks 1 to 4 inclusive However this preliminary concept site plan has no official status and will be updated in the context of the submission of a future application to amend the zoning by-law An urban design brief will be submitted at that time to enable a comprehensive evaluation of urban design and built form for the blocks on the proposed revised draft plan of subdivision
Recommended Draft Plan Approval Process
The draft conditions of draft plan approval found at Appendix 8 reflect the Citys Standard Conditions of Draft Plan Approval as administered by the Planning Design and Development Department and have been tailored to the unique circumstances of this particular subdivision and in particular the future submission of an application(s) to amend the zoning by-law for the proposed blocks
Recommendation 4 of this report directs staff to prepare appropriate conditions of draft plan approval in general accordance with the draft conditions of draft plan approval contained in Appendix 8 of this report along with updatedrevised conditions of draft plan approval from internal City Departments and external commenting agencies all to the satisfaction of the Commissioner of the Planning Design and Development Department
The findings of the various studies submitted by the applicant and the various issues outlined in this Appendix will if necessary be incorporated as conditions of draft plan approval or comprise future amendment(s) to the draft approved subdivision plan The subdivision plan and studies are in the circulation period during the time of the writing of this report
CONCLUSION
The approval in principle of the revised draft plan of subdivision application facilitates the establishment of development blocks and a road network and subject to the approval of the recommendations in this report represents good planning Further requirements pertaining to the subject lands will be addressed through the submission of future development applications for the various blocks within the plan of subdivision
17 f7-^
APPENDIX 7
PUBLIC MEETING ATTENDANCE RECORD
City File Number C04W11006 Subdivision File21T-10022B
Members Present
Regional Councillor P Palleschi - Wards 2 and 6 (Chair) City Councillor V Dhillon - Wards 9 and 10 (Vice-Chair) Regional Councillor E Moore - Wards 1 and 5 City Councillor G Gibson - Wards 1 and 5 City Councillor J Hutton - Wards 2 and 6 Mayor Susan Fennell (designate for Regional Councillor J Sanderson)
Members Absent
Regional Councillor J Sanderson - Wards 3 and 4 (personal) Regional Councillor G Miles - Wards 7 and 8 (other municipal business) Regional Councillor S Hames - Wards 7 and 8 (vacation) Regional Councillor J Sprovieri - Wards 9 and 10 (vacation) City Councillor B Callahan - Wards 3 and 4 (vacation)
Staff Present
Planning Design and Development Department J Corbett Commissioner Planning Design and Development A Smith Director Planning Policy and Growth Management D Kraszewski Director Planning and Land Development Services M Won Director Engineering and Development Services K Walsh Director Community Design Parks Planning and Development A Parsons Development Planner B Steiger Central Area Planner N Grady Development Planner
Corporate Services Department J Burton Legal Counsel E Evans Deputy Clerk C Urquhart Legislative Coordinator
Members of the Public
Mr Michael Vernem 18 Leagrove Street Brampton
18 PI-IS
Results of the Public Meeting
A special meeting of the Planning Design and Development Committee was held on March 7 2011 in the Council Chambers 4th Floor 2 Wellington Street West Brampton Ontario commencing at 700 pm with respect to the subject application Notices of this meeting were sent to property owners within 900 metres As indicated in Appendix 7 one interested member of the public was in attendance to speak to the application and as found at Appendix 8 correspondence was received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Comments Provided at the Public Meeting
Mr Michael Vernem 18 Leagrove Street Brampton expressed concerns regarding the proposed access to the site from Bovaird Drive given the existing traffic congestion He suggested that measures be taken to improve traffic on Bovaird Drive before development begins at the site
Staff Response
As noted under the Transportation Issues section in Appendix 6 of this report a Traffic Impact Study has been prepared by the applicant in support of the revised draft plan of subdivision to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions based in part on their review of the Traffic Impact Study
There is the opportunity for the Region of Peel to impose requirements through conditions of draft plan approval relating to Bovaird Drive West Notwithstanding this the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes could alleviate Mr Vernems concerns with existing traffic congestion
Correspondence Received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Staff Response
The applicant has received Mr Davies correspondence and has advised staff that they accept in principle the need to integrate road access and connectivity between the subdivision plan and the Osmington lands As noted under the Transportation Issues section in Appendix 6 of this report the applicant has provided the most westerly extension of Street B terminating in a cul-de-sac to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road The applicants Traffic Impact Study indicates that through their ongoing analysis of the transportation network a road crossing over the
19 p7-iU
Natural Heritage System (NHS) by way of connecting Streets B and C not necessary As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders in this regard There is the opportunity to impose requirements through conditions of draft plan approval andor clauses in future rezoning agreements pertaining to all aspects of the road network contained within the proposed draft plan of subdivision Notwithstanding this Mr Davies is encouraged to have his client - Osmington- participate with Mattamy in the future Environmental Assessment Study process in order to ensure acceptable road network integration between the subject property and the Osmington lands This process can occur in conjunction with the recommended draft plan approval of the subject lands and if a road crossing over Huttonville Creek by way of connecting Streets B and C is warranted from an overall transportation network perspective then this could be achieved through the filing of a new draft plan of subdivision sometime in the future or other methods acceptable to the City (ie through an agreement and reference plan to convey the road) In the meantime to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
20 P7-VT
Appendix 8 Correspondence Received City File Numbers C04W11006 and 21T-10022B
e fVW
D a vies
H o w e
P a i iner s
LLP
Lawyers
The Fifth Floor
99 Spadina Ave
To r o n t o 0 n t a ri o
M5V 3P8
T 4169777088
F 4169778931
davieshowecom
Please refer to Jeffrey L Davies e-mail jdauiesdauieshowecom
March 2 2011
The Chair and Committee Members
Planning Design and Development Committee co Mr John Corbett Commissioner The City of Brampton 2 Wellington Street City Hall 3rd Floor L6Y4R2
Dear Chair and Committee Members
Re Information Report - Mattamy (Credit River) Limited Draft Plan of Subdivision Application
We represent Osmington Inc the owner of the lands on the west side of Mississauga Road and being across from the Mattamy lands
The engineers for Osmington have been working with the engineers for Mattamy regarding mutual road alignment and other considerations
Osmington submits that the alignment of Station Road within the proposed Mattamy subdivision would be improved if it were to follow the alignment shown on the attached sketch
Yours sincerely DAVIES HOWE PARTNERS LLP
Jeffrey L Davies
JLDmc
Encl
lt e P7-1
Page 2
Davies copy Howe N Sabat Osmington Inc Part n e F Doricin Mattamy Development Corporation 11 f- M Vernooy Mattamy Development Corporation
M Gagnon Gagnon amp Law C Chung Glen Schnarr amp Associates Inc D Cherepacha Read Voorhees amp Associates R Webster The Sernas Group Inc
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20
Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
2i F7-S2
Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
F7-S3
SCHEDULE A
DRAFT CONDITIONS OF DRAFT APPROVAL
DRAFT APPROVAL DATE
SUBJECT Draft Plan of Subdivision
GAGNON amp LAW URBAN PLANNERS LTD shyMATTAMY (CREDIT RIVER) LTD 21T-10022B
City of Brampton C04W11006
Planner Neal Grady
In accordance with By-law 10-97 the Council of the City of Brampton has made a decision to authorize the draft approval of the above noted draft plan of subdivision subject to the following conditions
GENERAL PLANNING REQUIREMENTS
Approved Plan and Redlines
1 The final plan shall conform to the draft plan prepared by GAGNON amp LAW URBAN PLANNERS LTD dated October 7 2011
Development Agreement
2 A Subdivision Agreement shall be entered into and executed by the applicant the City of Brampton and the Region of Peel to satisfy all financial legal and engineering matters including landscaping and the installation of municipal services parkland dedication or cash-in-lieu of parkland requirements to the satisfaction of the Director Community Design Parks Planning and Development and other requirements of the City of Brampton and the Region of Peel including the payment of all applicable Regional City and Educational development charges in accordance with their applicable Development Charges By-laws
Zoning
3 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Commercial Blocks 1 through 4 to the satisfaction of the Commissioner of Planning Design and Development
4 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Future Development Blocks 7
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and 9 to the satisfaction of the Commissioner of Planning Design and Development
5 Future Development Blocks 7 and 9 shall only be developed in conjunction with a future Zoning By-Law Amendment application to permit the development in accordance with the draft approved plan of subdivision including zoning controls that are unique and specific to the design characteristics of the subdivision
Staging
6 Development of the plan shall be staged to the satisfaction of the City and the Region of Peel In this regard among other things staging of the development of the plan shall be based on the timing of road improvements and the timing of the provision of other essential services and facilities for this subdivision In this regard the applicant shall agree to enter into a phasing agreement if and when required by the City or the Region of Peel
Maintenance Easements
7 NA
Reserve Block and Lots
8 Prior to registration the applicant shall demonstrate to the satisfaction of the Commissioner of Planning Design amp Development by the submission of appropriate development concepts or by other suitable means that abutting lands can be developed in an appropriate manner and in accordance with the applicable Secondary Plan In this regard minor revisions to the plan may be necessary to facilitate the appropriate development of abutting lands
9 Future Development Block 8 will be deeded to the City of Brampton in escrow pending the outcome of the Station Road EA Any portion of Future Development Block 8 that is not required for the future Station Road shall be gratuitously conveyed to the adjacent landowner following the transfer of the Station Road right-of-way lands to the City
Building Removal
10 Prior to registration the applicant shall remove any existing buildings on those lands contained within the phase being registered
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
H-SS 3
SERVICING GRADING AND ROAD REQUIRMENTS
Drainage
11 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof the following matters are to be approved to the satisfaction of the Director Engineering and Development Services and the Credit Valley Conservation
i Functional Servicing Report dated October 2011 prepared by Urbantech and if necessary the subdivision plan shall be redline revised to implement the findings of the amended Functional Servicing Report including but not limited to inclusion of easements or stormwater management blocks which may result in modifications to the proposed lot and road layouts
ii Hydrogeological Report analysis and recommendations consistent with the approved Environmental Implementation Report and Scoped Environmental Impact Study
iii mitigation andor compensation measures consistent with the recommendations of the approved Environmental Implementation Report and Scoped Environmental Impact Study and if necessary the plan shall be redline revised to implement satisfactory mitigation andor compensation measures
iv detailed engineering and grading plans for the overall draft plan of subdivision
v appropriate sediment and erosion control measures
vi that appropriate permits under Ontario Regulation 16006 be received
b) Agree in the subdivision agreement in wording acceptable to the Director Engineering and Development Services and the Credit Valley Conservation Authority
i) To carry out or cause to be carried out the works referred to in condition 11 a) above
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
4 R-36 Servicing
12 Prior to the initiation of any servicing and prior to the registration of the plan or any phase thereof the applicant shall submit detailed engineering drawings and supporting reports to Development Engineering Services for review and approval No servicing works shall be permitted until the drawings are approved
13 Prior to the initiation of any servicing and prior to the registration of this plan or any phase thereof the applicant shall grant gratuitously all necessary external easements and lands for access drainage servicing and utility purposes as may be required to the appropriate municipality agency or public authority
14 Prior to the first engineering submission the applicant shall submit to the City of Bramptons Development Engineering Services Division for approval a detailed plan illustrating all proposed sidewalk locations within the draft plan of subdivision abutting any commercial plan
15 Provisions shall be made that servicing of this Draft Plan will require construction of a 375 mm diameter sanitary sewer and a 450 mm diameter sanitary sewer within the Plan The 375 mm diameter sanitary sewer and the 450 mm diameter sanitary sewer are the financial responsibility of the Region of Peel as per Development Charges By-law Should the developer wish to proceed with these works in order to obtain clearance of this condition at a time when the Region is not prepared to fund the works then the developer shall be required to enter into a front-ending agreement prior to the constructions of the works This agreement will be subject to the Regions determination that it has or will have sufficient funds to justify entering into the font-ending agreements and Regional Council Approval
Utility Relocation
16 Prior to the registration of the plan arrangements shall be made to the satisfaction of the Director Engineering and Development Services for any relocation of utilities required by the development of the subject lands to be undertaken at the developers expense
Stormwater Management
17 Prior to registration Stormwater Management Ponds to be designed and constructed in accordance with the Functional Servicing Report to the satisfaction of the Director of Engineering and Development Services
18 Prior to registration planting plans shall be approved by the Conservation Authority for all stormwater management blocks
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P7-7 19 Any portion of Stormwater Management Pond Block 5 that is not required to
accommodate the Stormwater Management facility and the future Station Road shall be gratuitously conveyed to the adjacent Landowner following the transfer of the Station Road right-of-way lands to the City
Overland Flow
20 Stormwater overland flow routes shall be kept within roads approved walkways or other locations deemed acceptable by the Director of Engineering and Development Services
Building Separation
21 NA
Hydro One Brampton
22 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the City of Brampton for the provision of major facilities such as switchgear installations
Soil
23 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to registration of this plan or any phase thereof submit for the approval of the City Engineering and Development Services Division a detailed soils investigation of the site prepared by a qualified Geotechnical Engineer A copy of this report shall also be submitted to the Citys Chief Building Official
b) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof submit to the Chief Building Official
i) a Phase 1 Environmental Site Assessment ii) a Phase 2 Environmental Site Assessment if required as
a result of the Phase 1 Environmental Site Assessment iii) a decommissioning report if contaminated material has
been identified and is removed or alternatively a copy of the risk assessment together with a copy of the written acknowledgement of its acceptance by the Ministry of the Environment and
iv) a copy of a Record of Site Condition and confirmation of the filing of Site Condition in the Environmental Site Registry
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c) Notwithstanding Condition 22b) above provisions shall be provided for in the Subdivision Agreement where the owner agrees to submit the required documents listed in Condition 22b) for the Feed Mill lands at the time of the decommissioning of the site and that provisions shall be provided for in the Subdivision Agreement that allow for the registration of any part of the plan save and except Future Development Block 8 until such time as the documents required in Condition 22 b) are provided
d) Prior to the initiation of any site grading or servicing the applicant shall provide a report identifying all existing water wells and private sewage disposal systems on the lands The applicant shall provide verification to the satisfaction of the Citys Chief Building Official that all wells and septic systems identified have been decommissioned in accordance with all applicable laws and regulations
Road Alignments
24 The horizontal and vertical alignments of all roads including their intersection geometries shall be designed to the latest City standards and requirements In this regard minor revisions to the road pattern and intersection alignments may be required
Construction Traffic Route
25 Prior to approval of any detailed engineering drawings arrangements shall be made to the satisfaction of the Commissioner of Works and
Transportation for a suitable construction traffic route
Roads
26 Prior to registration the City shall obtain the pre-dedication of roads or portions thereof if necessary
27 The City of Brampton will be designing and constructing the James Potter RoadCreditview Road underpass and a development charges prepayment agreement shall be executed with Mattamy (Credit River) Ltd and the City for its delivery
28 Prior to registration appropriate arrangements shall be made to the satisfaction of the Commissioner of Planning Design and Development for landowners within the boundaries of Block Plan 51-1 to provide a financial contribution if required to contribute to the cost of providing improved pedestrian access along Bovaird Drive West to the Mount Pleasant GO Station
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29 Prior to registration the City and the Developer will enter into an agreement with regard to the conveyance and construction of Creditview Road between Bovaird Drive West and Street B of this subdivision This agreement will also address the front-ending and DC recoveries related to this portion of Creditview Road
Traffic Signals
30 Prior to registration the applicant will provide cash-in-lieu funds to the satisfaction of the Director of Engineering and Development Services for the installationupgrading of traffic signals at certain intersections within andor associated with the Plan of Subdivision as determined by the City through the detailed engineering design process These funds will not include signalization or intersection works previously accounted for in the 2009 Development Charges Background Study
Street Lighting
31 The street lighting system on all local and collector roadways for this subdivision development shall be designed and constructed in accordance with the latest City of Brampton standards and specifications The street lighting system on all arterial roadways will continue to use the conventional concrete poles unless specified otherwise by the Director Community Design Parks Planning and Development the Director Engineering and Development Services and the Commissioner of Works and Transportation Communication poles will not be installed on the transit spine collector road
LANDSCAPING FENCING AND STREETSCAPE REQUIREMENTS
Site Clearing Topsoil Stripping
32 The owner shall remove any trees and any vegetation on the subject lands as may be required by the Director Community Design Parks Planning and Development
33 The owner shall not remove any trees or topsoil from the land within the plan or start any grading of the land within the plan prior to registration of the plan without a topsoil removal permit issued pursuant to City of Brampton By-law 30-92 and the approval of the Director Engineering and Development Services including entering into a preliminary subdivision agreement if required by the Director Engineering and Development Services
34 Prior to the granting of a top soil stripping permit or in conjunction with the 1st engineering submission whichever comes first protective hoarding to be determined through detailed design is required
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a) Along the Buffer Block Line of the Natural Heritage System
All hoarding will be provided and erected by the applicant at their expense and to the satisfaction of the City prior to the pre-servicing or any construction occurring on the site and shall be maintained by the applicant
Street Trees
35 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to provide street trees along all internal streets within the subject plan and along immediately abutting boulevards of adjacent streets The applicant shall comply with the recommendations of the approved Community design Guidelines (as applicable) to the satisfaction of the City
36 The applicant shall implement at their expense and to the satisfaction of the City all works shown on the approved streetscape plans in accordance with the Subdivision Agreement and the approved Community Design Guidelines (where applicable) and will include the implementation of all applicable boulevard and buffer planting and entry features including all structures and planting
Fencing
37 The owner shall provide detailed engineering and landscape plans for the development of fencing on all Lots and Blocks to the satisfaction of the Director Community Design Parks Planning and Development The owner shall not be eligible for development charges credit against work performed in accordance with City standards and the current Development Charges By-Law
38 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to erect fencing at their expense in accordance with the City Fencing Policy the approved Community Design Guidelines for the area and any other Conditions of Draft Approval for the development that apply to fencing
39 The owner shall make satisfactory arrangements with the Director Community Design Parks Planning and Development through the Subdivision Agreement to erect at their expense decorative wooden screen fencing 18 metres high in locations and of a design satisfactory to the City along all residential property boundaries which are adjacent to Canada Post Community Mail Boxes
Landscape Works
40 Prior to plan registration the applicant shall pay a maintenance fee for any landscape item deemed necessary by the applicant but which exceeds the City standard This may include but not be limited to special entry feature
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structures irrigation systems acoustical walls and architectural landscape elements located on public property
41 Prior to issuance of final acceptance of all landscape works the applicant shall provide as-built drawings in the form of digital files for all dedicated park open space stormwater management entry feature landscape buffer blocks etc The submission of these drawings will meet the latest digital standards as prescribed by the City of Brampton
Urban Design amp Architectural Control
42 The applicant shall implement the Community Design Guidelines including but not limited to the provision of appropriate building architecture landscape treatments and other arrangements to accommodate the consolidation of street accessories such as newspaper boxes mail boxes utility boxes etc to the satisfaction of the Commissioner of Planning Design amp Development and the Director Community Design Planning and Development In this regard minor revisions to the plan may be necessary to provide sufficient space for such features
PARK AND OPEN SPACE REQUIREMENTS
Parkland
43 In accordance with current City practices prior to the issuance of Building Permits for all medium density residential high density residential and commercial development which is subject to Site Plan Approval satisfactory arrangements shall have been made with the realty Services Section of the Buildings and Property Management Department and the Finance Department with respect to the payment of cash-in-lieu of parkland and valued as of the day before the day of building permit issuance pursuant to Section 42(6) of the Planning Act and the City of Bramptons Parkland Dedication By-Law
Open Space Plans
44 NA
Vegetation Assessment
45 Prior to the submission of any grading and servicing plans or any grading on the subject property and prior to registration of the plan the applicant shall
a) submit to the satisfaction of the Community Design Parks Planning and Development Division a Vegetation Inventory and Assessment for the preservation of as many trees as possible identified by the City as desirable for preservation In this regard the applicant shall be required to identify on the Grading and Drainage Plans and Landscaping Plans the trees to be retained and the methodology proposed for their
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retention This methodology shall include individual tree preservation plans illustrating proposed building sites and working envelopes existing and proposed grades and the trees to be protected or removed and shall be supported by a hydrogeoligists report which recommends appropriate subdivision and grading techniques for the maintenance of existing surface runoff or ground water conditions necessary for the long term preservation of the trees identified for retention All preservations and tree protection measures are to be installed and inspected by the City prior to pre-servicing of the subdivision
b) stake the location for the sanitary sewer where the least disturbance will occur to the natural aesthetics of the public open space to the satisfaction of the Community Services Department
c) locate the detention ponds in locations where minimal impact will occur to the natural aesthetics of the valley to the satisfaction of the Community Services Department and
d) retain a Landscape ArchitectEcologist to prepare Planting and Restoration Plans for the quantityquality ponds for approval by the Community Services Department
46 Prior to assumption any material identified in the Tree Preservation and Management Plan(s) as hazardous or identified for removal for accessibility or safety reasons and any deleterious materials and debris not normally found in a natural area whether in a woodlot block vista block or other location as determined by the City shall be removed at the applicants expense
Natural Heritage System
47 It is acknowledged that the limit of development includes an appropriate buffer to facilitate protection and preservation of the Natural Heritage System The width of the buffer has been established by the Mount Pleasant Secondary Plan
48 Prior to registration the City shall obtain the gratuitous pre-conveyance of the Huttonville Creek Natural Heritage System or portions thereof if necessary
BUILDING REQUIREMENTS
Site Plan Approval
49 The owner acknowledges that any Medium Density Residential Blocks High Density Residential Blocks and Commercial Blocks will require Site Plan Approval prior to the issuance of a building permit
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Exposed Basements
50 NA
Driveway Locations
51 NA
Fire Break Lots
52 NA
Foundations
53 Prior to the issuance of any building permit the owner shall provide an engineering report to the satisfaction of the Chief Building Official indicating special foundation requirements if any to support structures that may be erected on disturbed ground or lots where filling has occurred
NOISE ATTENUATION REQUIREMENTS
Noise Abatement
54 Prior to the applicant entering into any residential purchase and sale agreements the applicant shall engage the services of a qualified acoustical consultant to complete a noise study recommending noise control measures satisfactory to the City (and Region of Peel when requested by the Region) where applicable A copy of this report shall be provided to the Citys Chief Building Official
Note In this regard revisions to the plan such as lot adjustments may be necessary to achieve acceptable rear yard area in conjunction with satisfactory noise attenuation measures and City policy
55 The noise control measures and noise warnings recommended by the acoustical report as required in condition number 52 above shall be implemented to the satisfaction of the Director Engineering and Development Services (and Region of Peel as required)
56 Prior to the issuance of any building permits the owner shall provide the Citys Chief Building Official with a certificate certifying that the builders plans for each dwelling unit to be constructed on the plan shows all of the noise attenuation works required by the approved acoustical report and the approved plans where applicable
57 The City of Brampton will not accept any temporary warning clauses with duration of three (3) years as mitigation
58 Prior to final approval all stationary noise problems must be addressed
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Easements
59 The owner shall grant all necessary easements for drainage utility and servicing purposes as may be required to the appropriate agency or public authority
Deeding Roads and Pathways
60 The proposed road allowances road widenings daylighting pedestrian pathways bicycle pathways and public transit rights of way provisions shall be dedicated as public highways on the final plan proposed for registration
Open Space
61 Prior to registration all identified open space lands within the subject application including all lands associated with the Natural Heritage System associated buffer(s) all identified vista park blocks all identified stormwater block engineered (drainage) channel blocks and identified entry feature blocks shall be conveyed to the City gratuitously and in a condition satisfactory to the City No parkland dedication credit will be provided for the blocks in question The applicant will landscape the subject blocks in accordance with the approved plans and will be eligible for development charges credit against work performed where applicable and in accordance with City standards and the current Development Charges By-law
62 In conjunction with the submission of the first engineering submission the applicant shall provide detailed working drawings for all identified park blocks open space blocks stormwater management facilities engineered drainage channels landscape buffer blocks streetscape planting entry feature blocks and fencing to the satisfaction of the applicable approving departments and in accordance with the latest City standards Fencing shall be included along holdout properties where they abut the plan subject to the approval of the existing property owners
The applicant shall comply with both the facility fitconcept plan approved prior to draft plan approval andor the recommendations of the approved Community Design Guidelines (as applicable)
63 Prior to registration the developer agrees to provide the City with the final landscape submission a detailed summary of all areas of parkland open space stormwater management ponds valleylands woodlots and buffers including quantities or areas of boulevard and buffer sod boulevard and buffer trees shrub beds and irrigation systems that will be installed by the developer in the subdivision agreement and will be owned by the City at assumption of the Subdivision Plan
64 Prior to assumption the developer is responsible for the development of all park open space stormwater management entry feature and landscape buffer blocks in accordance with the approved plans and in accordance with the current Development Charges By-law
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Walkways
65 NA
Road Widenings
66 The road widening Blocks 11 to 14 shall be gratuitously dedicated to the Region of Peel on the final plan
03 Metre Reserves
67 03 metre reserves shall be conveyed to the Cityof Brampton on Blocks 15 to 19
Buffers
68 NA
Transit
69 Prior to registration the applicant shall consult with Brampton Transit to determine suitable locations for transit stops and to indicate these locations on the Aboveground Servicing Plans
70 The applicant shall agree to meet the conditions of Brampton Transit with respect to the installation of future bus stop infrastructure to the satisfaction of the Commissioner of Works and Transportation
NOTICE REQUIREMENTS
Sales Office Community Information Maps
71 NA
Use of Land Notices
Statements and Clauses
72 NA
Signage
73 In conjunction with the first engineering submission the owner shall erect and maintain signs in the following locations and in the following manner
a) On Block 6 indicating that Block 6 will be developed as part of a Natural Heritage System containing important environmental features and systems and in accordance with the approved Huttonivlle and Fletchers Creeks Subwatershed Study This Block is to be left in a
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naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
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i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
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any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
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88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
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distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
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advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
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Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
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NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
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Master Site Plan
In accordance with the block planning policies contained in the Mount Pleasant Secondary Plan the submission of a master site plan for the subject lands is required to evaluate in greater detail issues pertaining to land use massing design density and phasing of development The master site plan for the entire subdivision and any other associated requirements will be submitted with the future applications to amend the Zoning By-law
Environmental Issues
Open Space (Natural Heritage System) Block 6 on the proposed draft plan of subdivision is designated Natural Heritage System Area in the Mount Pleasant Secondary Plan This Block is to be in accordance with the approved Mount Pleasant Secondary Plan Subwatershed Study (SWS) and the Mount Pleasant Block Plan Sub-Area 51-1 Environmental Implementation Report (EIR)
The approved Sub-Area 51-1 Block Plan Official Plan Amendment OP2006-055 adopted by City Council on February 23 2011 contains a policy whereby development applications shall conform to the approved SWS and implemented by the approved EIR and Conceptual Fisheries Compensation Plan (CFCP) Conditions of draft plan approval have been provided by Credit Valley Conservation and the City to address the natural heritage system components for all of the Mount Pleasant Secondary Plan subdivisions in the northerly 51-1 block plan lands that were draft approved on October 11 2011 Similar conditions of draft plan approval will be provided for this subdivision plan through updated conditions of draft plan approval once the circulation period for comment has ended To assist in this the applicants Scoped Environmental Impact Study has also been circulated along with the draft plan of subdivision
With respect to Open Space (Natural Heritage System) Block 6 the preliminary key findings of the applicants Scoped Environmental Impact Study include
bull All lands within Block 6 will be fully protected by the Natural Heritage System boundary contained in the approved Subwatershed Study and as determined through the Block Plan Sub-Area 51-1 Environmental Implementation Report
bull The applicability of the approved Natural Heritage System designation in the Mount Pleasant Secondary Plan to Block 6 ensuring that it will be fully maintained and protected
bull Stormwater management ponds will provide an enhanced level of stormwater treatment as agreed to through the Subwatershed Study approval process to protect this section of Huttonville Creek and
Finally consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 5 of this report authorizes staff to
13 PViO
obtain pre-conveyance of the Huttonville Creek Natural Heritage System (Block 6) if necessary prior to registration
Transportation Issues
The purpose of this proposed draft plan of subdivision is to establish a road network in the vicinity of the Mount Pleasant GO Station with a particular emphasis on the Creditview Road (Street A) extension and the westerly Station Road extension (Street B) as key transportation infrastructure to support the Mount Pleasant community and the Mount Pleasant GO Station To this extent a Traffic Impact Study has been initiated by the applicant to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions To assist in this the applicants Traffic Impact Study has also been circulated along with the draft plan of subdivision
The preliminary findings of the applicants Traffic Impact Study include
bull an acceptable level of operation at all of the proposed intersections and
bull a proposed road network and right-of-way widths that support the proposed development blocks and the preliminary land uses that will be refined through future applications to amend the zoning by-law
With respect to the Creditview Road (Street A) extension from Bovaird Drive West the applicants Traffic Impact Study indicates that the preferred alignment and right of way width reflects the environmental assessment approved for this road in 2009 and work to date involving the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes The Creditview Road (Street A) right of way width of 42 metres as shown on the revised draft plan is intended to meet City requirements identified through the Environmental Assessment process and in particular with respect to transit stop amenities
The Study also notes that the preliminary design work is underway for the section of Creditview Road and the associated CN Rail underpass with construction anticipated to be completed sometime in 2013 and 2014 This subdivision could be registered in the Spring of 2012 at which time the streets on the subdivision plan would be conveyed to the City as public roads Nevertheless to be consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 4 of this report authorizes staff to obtain the pre-dedication of roads if necessary prior to registration This recommendation protects the Citys interests if for some reason the timing for the construction of Creditview Road and the CN rail underpass were to be accelerated
With respect to the westerly extension of Station Road (Street B) the preliminary findings of the applicants Traffic Impact Study are as follows
14 F7--l
bull the alignment and extent of Station Road (Street B) as shown on the subdivision plan is appropriate and sufficient to support the proposed development blocks and the preliminary land uses that will be refined through future applications to amend the zoning by-law
bull the proposed 315 metre right-of-way width as a four lane collector road is more than is typically required but it has been provided to allow for the ultimate extension of Street B across Huttonville Creek to connect with Mississauga Road should it be confirmed as being desirable and feasible through the Environmental Assessment Study process and
bull the most westerly extension of Street B terminating in a cul-de-sac is intended to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road
The Traffic Impact Study identified through its analysis of the transportation network that the crossing of the Natural Heritage System (NHS) connecting Street B with Mississauga Road in the vicinity of Street C is not necessary to facilitate the draft plan approval of the subdivision As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders In this respect to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
Finally the subdivision plan deletes a potential street connection from the commercial block located immediately east of Creditview Road (Street A) The applicant has indicated that they are amenable to protecting for this road connection through the filing of a future application to amend the zoning by-law for this block
P7-15
In this respect Recommendation 3 iv) of this report recommends that prior to the issuance of draft plan approval arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
Finally the subdivision plan deletes a potential street connection from the commercial block located immediately east of Creditview Road (Street A) The applicant has indicated that they are amenable to protecting for this road connection through the filing of a future application to amend the zoning by-lawfor this block In this respect Recommendation 3 iv) of this report recommends that prior to the issuance of draft plan approval arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
Servicing
Full municipal services are proposed in conjunction with this development involving the tunnelling of two sanitary sewers south of the CN rail line and crossing a section of the Huttonville Creek and the connections to the existing watermains on Mississauga Road and Bovaird Drive West
The approved Mount Pleasant Secondary Plan Infrastructure Servicing Study did not identify any impediments regarding the capacity of the existing and future municipal water and sanitary sewer system to accommodate development on the subject lands
The Region of Peel will provide appropriate conditions of draft plan approval regarding municipal water and sanitary sewer services
The requirement for a stormwater management pond was identified through the Mount Pleasant Secondary Plan Subwatershed Study and has been provided for through stormwater management Block 5 on the draft plan of subdivision
A Functional Servicing Report has been provided by the applicant for review by the Citys Engineering and Development Services Division that
bull outlines the rationale for the size and location of the proposed pond Block 5 and
bull provides technical requirements for the proposed pond including the protection of the abutting Huttonville Creek contained in Block 6
Finally consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 6 of this report authorizes the Citys Engineering and Development Services Division to begin the review of the preliminary development engineering works related to servicing facilities and infrastructure in advance of draft plan approvals No construction of servicing works will be permitted to commence ahead of draft plan approvals unless approval is given by the
16 P7-1S
Commissioners of the Planning Design and Development and Works and Transportation Departments
Urban Design
Staff has evaluated a preliminary concept site plan provided by the new potential owner of Commercial Blocks 1 to 4 inclusive However this preliminary concept site plan has no official status and will be updated in the context of the submission of a future application to amend the zoning by-law An urban design brief will be submitted at that time to enable a comprehensive evaluation of urban design and built form for the blocks on the proposed revised draft plan of subdivision
Recommended Draft Plan Approval Process
The draft conditions of draft plan approval found at Appendix 8 reflect the Citys Standard Conditions of Draft Plan Approval as administered by the Planning Design and Development Department and have been tailored to the unique circumstances of this particular subdivision and in particular the future submission of an application(s) to amend the zoning by-law for the proposed blocks
Recommendation 4 of this report directs staff to prepare appropriate conditions of draft plan approval in general accordance with the draft conditions of draft plan approval contained in Appendix 8 of this report along with updatedrevised conditions of draft plan approval from internal City Departments and external commenting agencies all to the satisfaction of the Commissioner of the Planning Design and Development Department
The findings of the various studies submitted by the applicant and the various issues outlined in this Appendix will if necessary be incorporated as conditions of draft plan approval or comprise future amendment(s) to the draft approved subdivision plan The subdivision plan and studies are in the circulation period during the time of the writing of this report
CONCLUSION
The approval in principle of the revised draft plan of subdivision application facilitates the establishment of development blocks and a road network and subject to the approval of the recommendations in this report represents good planning Further requirements pertaining to the subject lands will be addressed through the submission of future development applications for the various blocks within the plan of subdivision
17 f7-^
APPENDIX 7
PUBLIC MEETING ATTENDANCE RECORD
City File Number C04W11006 Subdivision File21T-10022B
Members Present
Regional Councillor P Palleschi - Wards 2 and 6 (Chair) City Councillor V Dhillon - Wards 9 and 10 (Vice-Chair) Regional Councillor E Moore - Wards 1 and 5 City Councillor G Gibson - Wards 1 and 5 City Councillor J Hutton - Wards 2 and 6 Mayor Susan Fennell (designate for Regional Councillor J Sanderson)
Members Absent
Regional Councillor J Sanderson - Wards 3 and 4 (personal) Regional Councillor G Miles - Wards 7 and 8 (other municipal business) Regional Councillor S Hames - Wards 7 and 8 (vacation) Regional Councillor J Sprovieri - Wards 9 and 10 (vacation) City Councillor B Callahan - Wards 3 and 4 (vacation)
Staff Present
Planning Design and Development Department J Corbett Commissioner Planning Design and Development A Smith Director Planning Policy and Growth Management D Kraszewski Director Planning and Land Development Services M Won Director Engineering and Development Services K Walsh Director Community Design Parks Planning and Development A Parsons Development Planner B Steiger Central Area Planner N Grady Development Planner
Corporate Services Department J Burton Legal Counsel E Evans Deputy Clerk C Urquhart Legislative Coordinator
Members of the Public
Mr Michael Vernem 18 Leagrove Street Brampton
18 PI-IS
Results of the Public Meeting
A special meeting of the Planning Design and Development Committee was held on March 7 2011 in the Council Chambers 4th Floor 2 Wellington Street West Brampton Ontario commencing at 700 pm with respect to the subject application Notices of this meeting were sent to property owners within 900 metres As indicated in Appendix 7 one interested member of the public was in attendance to speak to the application and as found at Appendix 8 correspondence was received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Comments Provided at the Public Meeting
Mr Michael Vernem 18 Leagrove Street Brampton expressed concerns regarding the proposed access to the site from Bovaird Drive given the existing traffic congestion He suggested that measures be taken to improve traffic on Bovaird Drive before development begins at the site
Staff Response
As noted under the Transportation Issues section in Appendix 6 of this report a Traffic Impact Study has been prepared by the applicant in support of the revised draft plan of subdivision to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions based in part on their review of the Traffic Impact Study
There is the opportunity for the Region of Peel to impose requirements through conditions of draft plan approval relating to Bovaird Drive West Notwithstanding this the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes could alleviate Mr Vernems concerns with existing traffic congestion
Correspondence Received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Staff Response
The applicant has received Mr Davies correspondence and has advised staff that they accept in principle the need to integrate road access and connectivity between the subdivision plan and the Osmington lands As noted under the Transportation Issues section in Appendix 6 of this report the applicant has provided the most westerly extension of Street B terminating in a cul-de-sac to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road The applicants Traffic Impact Study indicates that through their ongoing analysis of the transportation network a road crossing over the
19 p7-iU
Natural Heritage System (NHS) by way of connecting Streets B and C not necessary As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders in this regard There is the opportunity to impose requirements through conditions of draft plan approval andor clauses in future rezoning agreements pertaining to all aspects of the road network contained within the proposed draft plan of subdivision Notwithstanding this Mr Davies is encouraged to have his client - Osmington- participate with Mattamy in the future Environmental Assessment Study process in order to ensure acceptable road network integration between the subject property and the Osmington lands This process can occur in conjunction with the recommended draft plan approval of the subject lands and if a road crossing over Huttonville Creek by way of connecting Streets B and C is warranted from an overall transportation network perspective then this could be achieved through the filing of a new draft plan of subdivision sometime in the future or other methods acceptable to the City (ie through an agreement and reference plan to convey the road) In the meantime to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
20 P7-VT
Appendix 8 Correspondence Received City File Numbers C04W11006 and 21T-10022B
e fVW
D a vies
H o w e
P a i iner s
LLP
Lawyers
The Fifth Floor
99 Spadina Ave
To r o n t o 0 n t a ri o
M5V 3P8
T 4169777088
F 4169778931
davieshowecom
Please refer to Jeffrey L Davies e-mail jdauiesdauieshowecom
March 2 2011
The Chair and Committee Members
Planning Design and Development Committee co Mr John Corbett Commissioner The City of Brampton 2 Wellington Street City Hall 3rd Floor L6Y4R2
Dear Chair and Committee Members
Re Information Report - Mattamy (Credit River) Limited Draft Plan of Subdivision Application
We represent Osmington Inc the owner of the lands on the west side of Mississauga Road and being across from the Mattamy lands
The engineers for Osmington have been working with the engineers for Mattamy regarding mutual road alignment and other considerations
Osmington submits that the alignment of Station Road within the proposed Mattamy subdivision would be improved if it were to follow the alignment shown on the attached sketch
Yours sincerely DAVIES HOWE PARTNERS LLP
Jeffrey L Davies
JLDmc
Encl
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Page 2
Davies copy Howe N Sabat Osmington Inc Part n e F Doricin Mattamy Development Corporation 11 f- M Vernooy Mattamy Development Corporation
M Gagnon Gagnon amp Law C Chung Glen Schnarr amp Associates Inc D Cherepacha Read Voorhees amp Associates R Webster The Sernas Group Inc
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20
Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
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Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
F7-S3
SCHEDULE A
DRAFT CONDITIONS OF DRAFT APPROVAL
DRAFT APPROVAL DATE
SUBJECT Draft Plan of Subdivision
GAGNON amp LAW URBAN PLANNERS LTD shyMATTAMY (CREDIT RIVER) LTD 21T-10022B
City of Brampton C04W11006
Planner Neal Grady
In accordance with By-law 10-97 the Council of the City of Brampton has made a decision to authorize the draft approval of the above noted draft plan of subdivision subject to the following conditions
GENERAL PLANNING REQUIREMENTS
Approved Plan and Redlines
1 The final plan shall conform to the draft plan prepared by GAGNON amp LAW URBAN PLANNERS LTD dated October 7 2011
Development Agreement
2 A Subdivision Agreement shall be entered into and executed by the applicant the City of Brampton and the Region of Peel to satisfy all financial legal and engineering matters including landscaping and the installation of municipal services parkland dedication or cash-in-lieu of parkland requirements to the satisfaction of the Director Community Design Parks Planning and Development and other requirements of the City of Brampton and the Region of Peel including the payment of all applicable Regional City and Educational development charges in accordance with their applicable Development Charges By-laws
Zoning
3 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Commercial Blocks 1 through 4 to the satisfaction of the Commissioner of Planning Design and Development
4 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Future Development Blocks 7
F7-3H
and 9 to the satisfaction of the Commissioner of Planning Design and Development
5 Future Development Blocks 7 and 9 shall only be developed in conjunction with a future Zoning By-Law Amendment application to permit the development in accordance with the draft approved plan of subdivision including zoning controls that are unique and specific to the design characteristics of the subdivision
Staging
6 Development of the plan shall be staged to the satisfaction of the City and the Region of Peel In this regard among other things staging of the development of the plan shall be based on the timing of road improvements and the timing of the provision of other essential services and facilities for this subdivision In this regard the applicant shall agree to enter into a phasing agreement if and when required by the City or the Region of Peel
Maintenance Easements
7 NA
Reserve Block and Lots
8 Prior to registration the applicant shall demonstrate to the satisfaction of the Commissioner of Planning Design amp Development by the submission of appropriate development concepts or by other suitable means that abutting lands can be developed in an appropriate manner and in accordance with the applicable Secondary Plan In this regard minor revisions to the plan may be necessary to facilitate the appropriate development of abutting lands
9 Future Development Block 8 will be deeded to the City of Brampton in escrow pending the outcome of the Station Road EA Any portion of Future Development Block 8 that is not required for the future Station Road shall be gratuitously conveyed to the adjacent landowner following the transfer of the Station Road right-of-way lands to the City
Building Removal
10 Prior to registration the applicant shall remove any existing buildings on those lands contained within the phase being registered
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
H-SS 3
SERVICING GRADING AND ROAD REQUIRMENTS
Drainage
11 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof the following matters are to be approved to the satisfaction of the Director Engineering and Development Services and the Credit Valley Conservation
i Functional Servicing Report dated October 2011 prepared by Urbantech and if necessary the subdivision plan shall be redline revised to implement the findings of the amended Functional Servicing Report including but not limited to inclusion of easements or stormwater management blocks which may result in modifications to the proposed lot and road layouts
ii Hydrogeological Report analysis and recommendations consistent with the approved Environmental Implementation Report and Scoped Environmental Impact Study
iii mitigation andor compensation measures consistent with the recommendations of the approved Environmental Implementation Report and Scoped Environmental Impact Study and if necessary the plan shall be redline revised to implement satisfactory mitigation andor compensation measures
iv detailed engineering and grading plans for the overall draft plan of subdivision
v appropriate sediment and erosion control measures
vi that appropriate permits under Ontario Regulation 16006 be received
b) Agree in the subdivision agreement in wording acceptable to the Director Engineering and Development Services and the Credit Valley Conservation Authority
i) To carry out or cause to be carried out the works referred to in condition 11 a) above
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
4 R-36 Servicing
12 Prior to the initiation of any servicing and prior to the registration of the plan or any phase thereof the applicant shall submit detailed engineering drawings and supporting reports to Development Engineering Services for review and approval No servicing works shall be permitted until the drawings are approved
13 Prior to the initiation of any servicing and prior to the registration of this plan or any phase thereof the applicant shall grant gratuitously all necessary external easements and lands for access drainage servicing and utility purposes as may be required to the appropriate municipality agency or public authority
14 Prior to the first engineering submission the applicant shall submit to the City of Bramptons Development Engineering Services Division for approval a detailed plan illustrating all proposed sidewalk locations within the draft plan of subdivision abutting any commercial plan
15 Provisions shall be made that servicing of this Draft Plan will require construction of a 375 mm diameter sanitary sewer and a 450 mm diameter sanitary sewer within the Plan The 375 mm diameter sanitary sewer and the 450 mm diameter sanitary sewer are the financial responsibility of the Region of Peel as per Development Charges By-law Should the developer wish to proceed with these works in order to obtain clearance of this condition at a time when the Region is not prepared to fund the works then the developer shall be required to enter into a front-ending agreement prior to the constructions of the works This agreement will be subject to the Regions determination that it has or will have sufficient funds to justify entering into the font-ending agreements and Regional Council Approval
Utility Relocation
16 Prior to the registration of the plan arrangements shall be made to the satisfaction of the Director Engineering and Development Services for any relocation of utilities required by the development of the subject lands to be undertaken at the developers expense
Stormwater Management
17 Prior to registration Stormwater Management Ponds to be designed and constructed in accordance with the Functional Servicing Report to the satisfaction of the Director of Engineering and Development Services
18 Prior to registration planting plans shall be approved by the Conservation Authority for all stormwater management blocks
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-I0022B and C04W11006
P7-7 19 Any portion of Stormwater Management Pond Block 5 that is not required to
accommodate the Stormwater Management facility and the future Station Road shall be gratuitously conveyed to the adjacent Landowner following the transfer of the Station Road right-of-way lands to the City
Overland Flow
20 Stormwater overland flow routes shall be kept within roads approved walkways or other locations deemed acceptable by the Director of Engineering and Development Services
Building Separation
21 NA
Hydro One Brampton
22 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the City of Brampton for the provision of major facilities such as switchgear installations
Soil
23 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to registration of this plan or any phase thereof submit for the approval of the City Engineering and Development Services Division a detailed soils investigation of the site prepared by a qualified Geotechnical Engineer A copy of this report shall also be submitted to the Citys Chief Building Official
b) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof submit to the Chief Building Official
i) a Phase 1 Environmental Site Assessment ii) a Phase 2 Environmental Site Assessment if required as
a result of the Phase 1 Environmental Site Assessment iii) a decommissioning report if contaminated material has
been identified and is removed or alternatively a copy of the risk assessment together with a copy of the written acknowledgement of its acceptance by the Ministry of the Environment and
iv) a copy of a Record of Site Condition and confirmation of the filing of Site Condition in the Environmental Site Registry
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
fllt
c) Notwithstanding Condition 22b) above provisions shall be provided for in the Subdivision Agreement where the owner agrees to submit the required documents listed in Condition 22b) for the Feed Mill lands at the time of the decommissioning of the site and that provisions shall be provided for in the Subdivision Agreement that allow for the registration of any part of the plan save and except Future Development Block 8 until such time as the documents required in Condition 22 b) are provided
d) Prior to the initiation of any site grading or servicing the applicant shall provide a report identifying all existing water wells and private sewage disposal systems on the lands The applicant shall provide verification to the satisfaction of the Citys Chief Building Official that all wells and septic systems identified have been decommissioned in accordance with all applicable laws and regulations
Road Alignments
24 The horizontal and vertical alignments of all roads including their intersection geometries shall be designed to the latest City standards and requirements In this regard minor revisions to the road pattern and intersection alignments may be required
Construction Traffic Route
25 Prior to approval of any detailed engineering drawings arrangements shall be made to the satisfaction of the Commissioner of Works and
Transportation for a suitable construction traffic route
Roads
26 Prior to registration the City shall obtain the pre-dedication of roads or portions thereof if necessary
27 The City of Brampton will be designing and constructing the James Potter RoadCreditview Road underpass and a development charges prepayment agreement shall be executed with Mattamy (Credit River) Ltd and the City for its delivery
28 Prior to registration appropriate arrangements shall be made to the satisfaction of the Commissioner of Planning Design and Development for landowners within the boundaries of Block Plan 51-1 to provide a financial contribution if required to contribute to the cost of providing improved pedestrian access along Bovaird Drive West to the Mount Pleasant GO Station
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
FV3
29 Prior to registration the City and the Developer will enter into an agreement with regard to the conveyance and construction of Creditview Road between Bovaird Drive West and Street B of this subdivision This agreement will also address the front-ending and DC recoveries related to this portion of Creditview Road
Traffic Signals
30 Prior to registration the applicant will provide cash-in-lieu funds to the satisfaction of the Director of Engineering and Development Services for the installationupgrading of traffic signals at certain intersections within andor associated with the Plan of Subdivision as determined by the City through the detailed engineering design process These funds will not include signalization or intersection works previously accounted for in the 2009 Development Charges Background Study
Street Lighting
31 The street lighting system on all local and collector roadways for this subdivision development shall be designed and constructed in accordance with the latest City of Brampton standards and specifications The street lighting system on all arterial roadways will continue to use the conventional concrete poles unless specified otherwise by the Director Community Design Parks Planning and Development the Director Engineering and Development Services and the Commissioner of Works and Transportation Communication poles will not be installed on the transit spine collector road
LANDSCAPING FENCING AND STREETSCAPE REQUIREMENTS
Site Clearing Topsoil Stripping
32 The owner shall remove any trees and any vegetation on the subject lands as may be required by the Director Community Design Parks Planning and Development
33 The owner shall not remove any trees or topsoil from the land within the plan or start any grading of the land within the plan prior to registration of the plan without a topsoil removal permit issued pursuant to City of Brampton By-law 30-92 and the approval of the Director Engineering and Development Services including entering into a preliminary subdivision agreement if required by the Director Engineering and Development Services
34 Prior to the granting of a top soil stripping permit or in conjunction with the 1st engineering submission whichever comes first protective hoarding to be determined through detailed design is required
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
F7-1+0
a) Along the Buffer Block Line of the Natural Heritage System
All hoarding will be provided and erected by the applicant at their expense and to the satisfaction of the City prior to the pre-servicing or any construction occurring on the site and shall be maintained by the applicant
Street Trees
35 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to provide street trees along all internal streets within the subject plan and along immediately abutting boulevards of adjacent streets The applicant shall comply with the recommendations of the approved Community design Guidelines (as applicable) to the satisfaction of the City
36 The applicant shall implement at their expense and to the satisfaction of the City all works shown on the approved streetscape plans in accordance with the Subdivision Agreement and the approved Community Design Guidelines (where applicable) and will include the implementation of all applicable boulevard and buffer planting and entry features including all structures and planting
Fencing
37 The owner shall provide detailed engineering and landscape plans for the development of fencing on all Lots and Blocks to the satisfaction of the Director Community Design Parks Planning and Development The owner shall not be eligible for development charges credit against work performed in accordance with City standards and the current Development Charges By-Law
38 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to erect fencing at their expense in accordance with the City Fencing Policy the approved Community Design Guidelines for the area and any other Conditions of Draft Approval for the development that apply to fencing
39 The owner shall make satisfactory arrangements with the Director Community Design Parks Planning and Development through the Subdivision Agreement to erect at their expense decorative wooden screen fencing 18 metres high in locations and of a design satisfactory to the City along all residential property boundaries which are adjacent to Canada Post Community Mail Boxes
Landscape Works
40 Prior to plan registration the applicant shall pay a maintenance fee for any landscape item deemed necessary by the applicant but which exceeds the City standard This may include but not be limited to special entry feature
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
n-m
structures irrigation systems acoustical walls and architectural landscape elements located on public property
41 Prior to issuance of final acceptance of all landscape works the applicant shall provide as-built drawings in the form of digital files for all dedicated park open space stormwater management entry feature landscape buffer blocks etc The submission of these drawings will meet the latest digital standards as prescribed by the City of Brampton
Urban Design amp Architectural Control
42 The applicant shall implement the Community Design Guidelines including but not limited to the provision of appropriate building architecture landscape treatments and other arrangements to accommodate the consolidation of street accessories such as newspaper boxes mail boxes utility boxes etc to the satisfaction of the Commissioner of Planning Design amp Development and the Director Community Design Planning and Development In this regard minor revisions to the plan may be necessary to provide sufficient space for such features
PARK AND OPEN SPACE REQUIREMENTS
Parkland
43 In accordance with current City practices prior to the issuance of Building Permits for all medium density residential high density residential and commercial development which is subject to Site Plan Approval satisfactory arrangements shall have been made with the realty Services Section of the Buildings and Property Management Department and the Finance Department with respect to the payment of cash-in-lieu of parkland and valued as of the day before the day of building permit issuance pursuant to Section 42(6) of the Planning Act and the City of Bramptons Parkland Dedication By-Law
Open Space Plans
44 NA
Vegetation Assessment
45 Prior to the submission of any grading and servicing plans or any grading on the subject property and prior to registration of the plan the applicant shall
a) submit to the satisfaction of the Community Design Parks Planning and Development Division a Vegetation Inventory and Assessment for the preservation of as many trees as possible identified by the City as desirable for preservation In this regard the applicant shall be required to identify on the Grading and Drainage Plans and Landscaping Plans the trees to be retained and the methodology proposed for their
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
10
retention This methodology shall include individual tree preservation plans illustrating proposed building sites and working envelopes existing and proposed grades and the trees to be protected or removed and shall be supported by a hydrogeoligists report which recommends appropriate subdivision and grading techniques for the maintenance of existing surface runoff or ground water conditions necessary for the long term preservation of the trees identified for retention All preservations and tree protection measures are to be installed and inspected by the City prior to pre-servicing of the subdivision
b) stake the location for the sanitary sewer where the least disturbance will occur to the natural aesthetics of the public open space to the satisfaction of the Community Services Department
c) locate the detention ponds in locations where minimal impact will occur to the natural aesthetics of the valley to the satisfaction of the Community Services Department and
d) retain a Landscape ArchitectEcologist to prepare Planting and Restoration Plans for the quantityquality ponds for approval by the Community Services Department
46 Prior to assumption any material identified in the Tree Preservation and Management Plan(s) as hazardous or identified for removal for accessibility or safety reasons and any deleterious materials and debris not normally found in a natural area whether in a woodlot block vista block or other location as determined by the City shall be removed at the applicants expense
Natural Heritage System
47 It is acknowledged that the limit of development includes an appropriate buffer to facilitate protection and preservation of the Natural Heritage System The width of the buffer has been established by the Mount Pleasant Secondary Plan
48 Prior to registration the City shall obtain the gratuitous pre-conveyance of the Huttonville Creek Natural Heritage System or portions thereof if necessary
BUILDING REQUIREMENTS
Site Plan Approval
49 The owner acknowledges that any Medium Density Residential Blocks High Density Residential Blocks and Commercial Blocks will require Site Plan Approval prior to the issuance of a building permit
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
11 P7-1+S
Exposed Basements
50 NA
Driveway Locations
51 NA
Fire Break Lots
52 NA
Foundations
53 Prior to the issuance of any building permit the owner shall provide an engineering report to the satisfaction of the Chief Building Official indicating special foundation requirements if any to support structures that may be erected on disturbed ground or lots where filling has occurred
NOISE ATTENUATION REQUIREMENTS
Noise Abatement
54 Prior to the applicant entering into any residential purchase and sale agreements the applicant shall engage the services of a qualified acoustical consultant to complete a noise study recommending noise control measures satisfactory to the City (and Region of Peel when requested by the Region) where applicable A copy of this report shall be provided to the Citys Chief Building Official
Note In this regard revisions to the plan such as lot adjustments may be necessary to achieve acceptable rear yard area in conjunction with satisfactory noise attenuation measures and City policy
55 The noise control measures and noise warnings recommended by the acoustical report as required in condition number 52 above shall be implemented to the satisfaction of the Director Engineering and Development Services (and Region of Peel as required)
56 Prior to the issuance of any building permits the owner shall provide the Citys Chief Building Official with a certificate certifying that the builders plans for each dwelling unit to be constructed on the plan shows all of the noise attenuation works required by the approved acoustical report and the approved plans where applicable
57 The City of Brampton will not accept any temporary warning clauses with duration of three (3) years as mitigation
58 Prior to final approval all stationary noise problems must be addressed
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
2 F7-UH REAL ESTATE REQUIREMENTS
Easements
59 The owner shall grant all necessary easements for drainage utility and servicing purposes as may be required to the appropriate agency or public authority
Deeding Roads and Pathways
60 The proposed road allowances road widenings daylighting pedestrian pathways bicycle pathways and public transit rights of way provisions shall be dedicated as public highways on the final plan proposed for registration
Open Space
61 Prior to registration all identified open space lands within the subject application including all lands associated with the Natural Heritage System associated buffer(s) all identified vista park blocks all identified stormwater block engineered (drainage) channel blocks and identified entry feature blocks shall be conveyed to the City gratuitously and in a condition satisfactory to the City No parkland dedication credit will be provided for the blocks in question The applicant will landscape the subject blocks in accordance with the approved plans and will be eligible for development charges credit against work performed where applicable and in accordance with City standards and the current Development Charges By-law
62 In conjunction with the submission of the first engineering submission the applicant shall provide detailed working drawings for all identified park blocks open space blocks stormwater management facilities engineered drainage channels landscape buffer blocks streetscape planting entry feature blocks and fencing to the satisfaction of the applicable approving departments and in accordance with the latest City standards Fencing shall be included along holdout properties where they abut the plan subject to the approval of the existing property owners
The applicant shall comply with both the facility fitconcept plan approved prior to draft plan approval andor the recommendations of the approved Community Design Guidelines (as applicable)
63 Prior to registration the developer agrees to provide the City with the final landscape submission a detailed summary of all areas of parkland open space stormwater management ponds valleylands woodlots and buffers including quantities or areas of boulevard and buffer sod boulevard and buffer trees shrub beds and irrigation systems that will be installed by the developer in the subdivision agreement and will be owned by the City at assumption of the Subdivision Plan
64 Prior to assumption the developer is responsible for the development of all park open space stormwater management entry feature and landscape buffer blocks in accordance with the approved plans and in accordance with the current Development Charges By-law
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Walkways
65 NA
Road Widenings
66 The road widening Blocks 11 to 14 shall be gratuitously dedicated to the Region of Peel on the final plan
03 Metre Reserves
67 03 metre reserves shall be conveyed to the Cityof Brampton on Blocks 15 to 19
Buffers
68 NA
Transit
69 Prior to registration the applicant shall consult with Brampton Transit to determine suitable locations for transit stops and to indicate these locations on the Aboveground Servicing Plans
70 The applicant shall agree to meet the conditions of Brampton Transit with respect to the installation of future bus stop infrastructure to the satisfaction of the Commissioner of Works and Transportation
NOTICE REQUIREMENTS
Sales Office Community Information Maps
71 NA
Use of Land Notices
Statements and Clauses
72 NA
Signage
73 In conjunction with the first engineering submission the owner shall erect and maintain signs in the following locations and in the following manner
a) On Block 6 indicating that Block 6 will be developed as part of a Natural Heritage System containing important environmental features and systems and in accordance with the approved Huttonivlle and Fletchers Creeks Subwatershed Study This Block is to be left in a
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f-HW 14
naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
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i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
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any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
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88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
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18 P7-50
distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
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advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
F7-S 20
L5N 6R4
Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
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NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
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13 PViO
obtain pre-conveyance of the Huttonville Creek Natural Heritage System (Block 6) if necessary prior to registration
Transportation Issues
The purpose of this proposed draft plan of subdivision is to establish a road network in the vicinity of the Mount Pleasant GO Station with a particular emphasis on the Creditview Road (Street A) extension and the westerly Station Road extension (Street B) as key transportation infrastructure to support the Mount Pleasant community and the Mount Pleasant GO Station To this extent a Traffic Impact Study has been initiated by the applicant to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions To assist in this the applicants Traffic Impact Study has also been circulated along with the draft plan of subdivision
The preliminary findings of the applicants Traffic Impact Study include
bull an acceptable level of operation at all of the proposed intersections and
bull a proposed road network and right-of-way widths that support the proposed development blocks and the preliminary land uses that will be refined through future applications to amend the zoning by-law
With respect to the Creditview Road (Street A) extension from Bovaird Drive West the applicants Traffic Impact Study indicates that the preferred alignment and right of way width reflects the environmental assessment approved for this road in 2009 and work to date involving the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes The Creditview Road (Street A) right of way width of 42 metres as shown on the revised draft plan is intended to meet City requirements identified through the Environmental Assessment process and in particular with respect to transit stop amenities
The Study also notes that the preliminary design work is underway for the section of Creditview Road and the associated CN Rail underpass with construction anticipated to be completed sometime in 2013 and 2014 This subdivision could be registered in the Spring of 2012 at which time the streets on the subdivision plan would be conveyed to the City as public roads Nevertheless to be consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 4 of this report authorizes staff to obtain the pre-dedication of roads if necessary prior to registration This recommendation protects the Citys interests if for some reason the timing for the construction of Creditview Road and the CN rail underpass were to be accelerated
With respect to the westerly extension of Station Road (Street B) the preliminary findings of the applicants Traffic Impact Study are as follows
14 F7--l
bull the alignment and extent of Station Road (Street B) as shown on the subdivision plan is appropriate and sufficient to support the proposed development blocks and the preliminary land uses that will be refined through future applications to amend the zoning by-law
bull the proposed 315 metre right-of-way width as a four lane collector road is more than is typically required but it has been provided to allow for the ultimate extension of Street B across Huttonville Creek to connect with Mississauga Road should it be confirmed as being desirable and feasible through the Environmental Assessment Study process and
bull the most westerly extension of Street B terminating in a cul-de-sac is intended to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road
The Traffic Impact Study identified through its analysis of the transportation network that the crossing of the Natural Heritage System (NHS) connecting Street B with Mississauga Road in the vicinity of Street C is not necessary to facilitate the draft plan approval of the subdivision As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders In this respect to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
Finally the subdivision plan deletes a potential street connection from the commercial block located immediately east of Creditview Road (Street A) The applicant has indicated that they are amenable to protecting for this road connection through the filing of a future application to amend the zoning by-law for this block
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In this respect Recommendation 3 iv) of this report recommends that prior to the issuance of draft plan approval arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
Finally the subdivision plan deletes a potential street connection from the commercial block located immediately east of Creditview Road (Street A) The applicant has indicated that they are amenable to protecting for this road connection through the filing of a future application to amend the zoning by-lawfor this block In this respect Recommendation 3 iv) of this report recommends that prior to the issuance of draft plan approval arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
Servicing
Full municipal services are proposed in conjunction with this development involving the tunnelling of two sanitary sewers south of the CN rail line and crossing a section of the Huttonville Creek and the connections to the existing watermains on Mississauga Road and Bovaird Drive West
The approved Mount Pleasant Secondary Plan Infrastructure Servicing Study did not identify any impediments regarding the capacity of the existing and future municipal water and sanitary sewer system to accommodate development on the subject lands
The Region of Peel will provide appropriate conditions of draft plan approval regarding municipal water and sanitary sewer services
The requirement for a stormwater management pond was identified through the Mount Pleasant Secondary Plan Subwatershed Study and has been provided for through stormwater management Block 5 on the draft plan of subdivision
A Functional Servicing Report has been provided by the applicant for review by the Citys Engineering and Development Services Division that
bull outlines the rationale for the size and location of the proposed pond Block 5 and
bull provides technical requirements for the proposed pond including the protection of the abutting Huttonville Creek contained in Block 6
Finally consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 6 of this report authorizes the Citys Engineering and Development Services Division to begin the review of the preliminary development engineering works related to servicing facilities and infrastructure in advance of draft plan approvals No construction of servicing works will be permitted to commence ahead of draft plan approvals unless approval is given by the
16 P7-1S
Commissioners of the Planning Design and Development and Works and Transportation Departments
Urban Design
Staff has evaluated a preliminary concept site plan provided by the new potential owner of Commercial Blocks 1 to 4 inclusive However this preliminary concept site plan has no official status and will be updated in the context of the submission of a future application to amend the zoning by-law An urban design brief will be submitted at that time to enable a comprehensive evaluation of urban design and built form for the blocks on the proposed revised draft plan of subdivision
Recommended Draft Plan Approval Process
The draft conditions of draft plan approval found at Appendix 8 reflect the Citys Standard Conditions of Draft Plan Approval as administered by the Planning Design and Development Department and have been tailored to the unique circumstances of this particular subdivision and in particular the future submission of an application(s) to amend the zoning by-law for the proposed blocks
Recommendation 4 of this report directs staff to prepare appropriate conditions of draft plan approval in general accordance with the draft conditions of draft plan approval contained in Appendix 8 of this report along with updatedrevised conditions of draft plan approval from internal City Departments and external commenting agencies all to the satisfaction of the Commissioner of the Planning Design and Development Department
The findings of the various studies submitted by the applicant and the various issues outlined in this Appendix will if necessary be incorporated as conditions of draft plan approval or comprise future amendment(s) to the draft approved subdivision plan The subdivision plan and studies are in the circulation period during the time of the writing of this report
CONCLUSION
The approval in principle of the revised draft plan of subdivision application facilitates the establishment of development blocks and a road network and subject to the approval of the recommendations in this report represents good planning Further requirements pertaining to the subject lands will be addressed through the submission of future development applications for the various blocks within the plan of subdivision
17 f7-^
APPENDIX 7
PUBLIC MEETING ATTENDANCE RECORD
City File Number C04W11006 Subdivision File21T-10022B
Members Present
Regional Councillor P Palleschi - Wards 2 and 6 (Chair) City Councillor V Dhillon - Wards 9 and 10 (Vice-Chair) Regional Councillor E Moore - Wards 1 and 5 City Councillor G Gibson - Wards 1 and 5 City Councillor J Hutton - Wards 2 and 6 Mayor Susan Fennell (designate for Regional Councillor J Sanderson)
Members Absent
Regional Councillor J Sanderson - Wards 3 and 4 (personal) Regional Councillor G Miles - Wards 7 and 8 (other municipal business) Regional Councillor S Hames - Wards 7 and 8 (vacation) Regional Councillor J Sprovieri - Wards 9 and 10 (vacation) City Councillor B Callahan - Wards 3 and 4 (vacation)
Staff Present
Planning Design and Development Department J Corbett Commissioner Planning Design and Development A Smith Director Planning Policy and Growth Management D Kraszewski Director Planning and Land Development Services M Won Director Engineering and Development Services K Walsh Director Community Design Parks Planning and Development A Parsons Development Planner B Steiger Central Area Planner N Grady Development Planner
Corporate Services Department J Burton Legal Counsel E Evans Deputy Clerk C Urquhart Legislative Coordinator
Members of the Public
Mr Michael Vernem 18 Leagrove Street Brampton
18 PI-IS
Results of the Public Meeting
A special meeting of the Planning Design and Development Committee was held on March 7 2011 in the Council Chambers 4th Floor 2 Wellington Street West Brampton Ontario commencing at 700 pm with respect to the subject application Notices of this meeting were sent to property owners within 900 metres As indicated in Appendix 7 one interested member of the public was in attendance to speak to the application and as found at Appendix 8 correspondence was received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Comments Provided at the Public Meeting
Mr Michael Vernem 18 Leagrove Street Brampton expressed concerns regarding the proposed access to the site from Bovaird Drive given the existing traffic congestion He suggested that measures be taken to improve traffic on Bovaird Drive before development begins at the site
Staff Response
As noted under the Transportation Issues section in Appendix 6 of this report a Traffic Impact Study has been prepared by the applicant in support of the revised draft plan of subdivision to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions based in part on their review of the Traffic Impact Study
There is the opportunity for the Region of Peel to impose requirements through conditions of draft plan approval relating to Bovaird Drive West Notwithstanding this the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes could alleviate Mr Vernems concerns with existing traffic congestion
Correspondence Received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Staff Response
The applicant has received Mr Davies correspondence and has advised staff that they accept in principle the need to integrate road access and connectivity between the subdivision plan and the Osmington lands As noted under the Transportation Issues section in Appendix 6 of this report the applicant has provided the most westerly extension of Street B terminating in a cul-de-sac to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road The applicants Traffic Impact Study indicates that through their ongoing analysis of the transportation network a road crossing over the
19 p7-iU
Natural Heritage System (NHS) by way of connecting Streets B and C not necessary As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders in this regard There is the opportunity to impose requirements through conditions of draft plan approval andor clauses in future rezoning agreements pertaining to all aspects of the road network contained within the proposed draft plan of subdivision Notwithstanding this Mr Davies is encouraged to have his client - Osmington- participate with Mattamy in the future Environmental Assessment Study process in order to ensure acceptable road network integration between the subject property and the Osmington lands This process can occur in conjunction with the recommended draft plan approval of the subject lands and if a road crossing over Huttonville Creek by way of connecting Streets B and C is warranted from an overall transportation network perspective then this could be achieved through the filing of a new draft plan of subdivision sometime in the future or other methods acceptable to the City (ie through an agreement and reference plan to convey the road) In the meantime to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
20 P7-VT
Appendix 8 Correspondence Received City File Numbers C04W11006 and 21T-10022B
e fVW
D a vies
H o w e
P a i iner s
LLP
Lawyers
The Fifth Floor
99 Spadina Ave
To r o n t o 0 n t a ri o
M5V 3P8
T 4169777088
F 4169778931
davieshowecom
Please refer to Jeffrey L Davies e-mail jdauiesdauieshowecom
March 2 2011
The Chair and Committee Members
Planning Design and Development Committee co Mr John Corbett Commissioner The City of Brampton 2 Wellington Street City Hall 3rd Floor L6Y4R2
Dear Chair and Committee Members
Re Information Report - Mattamy (Credit River) Limited Draft Plan of Subdivision Application
We represent Osmington Inc the owner of the lands on the west side of Mississauga Road and being across from the Mattamy lands
The engineers for Osmington have been working with the engineers for Mattamy regarding mutual road alignment and other considerations
Osmington submits that the alignment of Station Road within the proposed Mattamy subdivision would be improved if it were to follow the alignment shown on the attached sketch
Yours sincerely DAVIES HOWE PARTNERS LLP
Jeffrey L Davies
JLDmc
Encl
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Page 2
Davies copy Howe N Sabat Osmington Inc Part n e F Doricin Mattamy Development Corporation 11 f- M Vernooy Mattamy Development Corporation
M Gagnon Gagnon amp Law C Chung Glen Schnarr amp Associates Inc D Cherepacha Read Voorhees amp Associates R Webster The Sernas Group Inc
lt3
poundpound
20
Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
2i F7-S2
Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
F7-S3
SCHEDULE A
DRAFT CONDITIONS OF DRAFT APPROVAL
DRAFT APPROVAL DATE
SUBJECT Draft Plan of Subdivision
GAGNON amp LAW URBAN PLANNERS LTD shyMATTAMY (CREDIT RIVER) LTD 21T-10022B
City of Brampton C04W11006
Planner Neal Grady
In accordance with By-law 10-97 the Council of the City of Brampton has made a decision to authorize the draft approval of the above noted draft plan of subdivision subject to the following conditions
GENERAL PLANNING REQUIREMENTS
Approved Plan and Redlines
1 The final plan shall conform to the draft plan prepared by GAGNON amp LAW URBAN PLANNERS LTD dated October 7 2011
Development Agreement
2 A Subdivision Agreement shall be entered into and executed by the applicant the City of Brampton and the Region of Peel to satisfy all financial legal and engineering matters including landscaping and the installation of municipal services parkland dedication or cash-in-lieu of parkland requirements to the satisfaction of the Director Community Design Parks Planning and Development and other requirements of the City of Brampton and the Region of Peel including the payment of all applicable Regional City and Educational development charges in accordance with their applicable Development Charges By-laws
Zoning
3 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Commercial Blocks 1 through 4 to the satisfaction of the Commissioner of Planning Design and Development
4 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Future Development Blocks 7
F7-3H
and 9 to the satisfaction of the Commissioner of Planning Design and Development
5 Future Development Blocks 7 and 9 shall only be developed in conjunction with a future Zoning By-Law Amendment application to permit the development in accordance with the draft approved plan of subdivision including zoning controls that are unique and specific to the design characteristics of the subdivision
Staging
6 Development of the plan shall be staged to the satisfaction of the City and the Region of Peel In this regard among other things staging of the development of the plan shall be based on the timing of road improvements and the timing of the provision of other essential services and facilities for this subdivision In this regard the applicant shall agree to enter into a phasing agreement if and when required by the City or the Region of Peel
Maintenance Easements
7 NA
Reserve Block and Lots
8 Prior to registration the applicant shall demonstrate to the satisfaction of the Commissioner of Planning Design amp Development by the submission of appropriate development concepts or by other suitable means that abutting lands can be developed in an appropriate manner and in accordance with the applicable Secondary Plan In this regard minor revisions to the plan may be necessary to facilitate the appropriate development of abutting lands
9 Future Development Block 8 will be deeded to the City of Brampton in escrow pending the outcome of the Station Road EA Any portion of Future Development Block 8 that is not required for the future Station Road shall be gratuitously conveyed to the adjacent landowner following the transfer of the Station Road right-of-way lands to the City
Building Removal
10 Prior to registration the applicant shall remove any existing buildings on those lands contained within the phase being registered
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SERVICING GRADING AND ROAD REQUIRMENTS
Drainage
11 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof the following matters are to be approved to the satisfaction of the Director Engineering and Development Services and the Credit Valley Conservation
i Functional Servicing Report dated October 2011 prepared by Urbantech and if necessary the subdivision plan shall be redline revised to implement the findings of the amended Functional Servicing Report including but not limited to inclusion of easements or stormwater management blocks which may result in modifications to the proposed lot and road layouts
ii Hydrogeological Report analysis and recommendations consistent with the approved Environmental Implementation Report and Scoped Environmental Impact Study
iii mitigation andor compensation measures consistent with the recommendations of the approved Environmental Implementation Report and Scoped Environmental Impact Study and if necessary the plan shall be redline revised to implement satisfactory mitigation andor compensation measures
iv detailed engineering and grading plans for the overall draft plan of subdivision
v appropriate sediment and erosion control measures
vi that appropriate permits under Ontario Regulation 16006 be received
b) Agree in the subdivision agreement in wording acceptable to the Director Engineering and Development Services and the Credit Valley Conservation Authority
i) To carry out or cause to be carried out the works referred to in condition 11 a) above
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12 Prior to the initiation of any servicing and prior to the registration of the plan or any phase thereof the applicant shall submit detailed engineering drawings and supporting reports to Development Engineering Services for review and approval No servicing works shall be permitted until the drawings are approved
13 Prior to the initiation of any servicing and prior to the registration of this plan or any phase thereof the applicant shall grant gratuitously all necessary external easements and lands for access drainage servicing and utility purposes as may be required to the appropriate municipality agency or public authority
14 Prior to the first engineering submission the applicant shall submit to the City of Bramptons Development Engineering Services Division for approval a detailed plan illustrating all proposed sidewalk locations within the draft plan of subdivision abutting any commercial plan
15 Provisions shall be made that servicing of this Draft Plan will require construction of a 375 mm diameter sanitary sewer and a 450 mm diameter sanitary sewer within the Plan The 375 mm diameter sanitary sewer and the 450 mm diameter sanitary sewer are the financial responsibility of the Region of Peel as per Development Charges By-law Should the developer wish to proceed with these works in order to obtain clearance of this condition at a time when the Region is not prepared to fund the works then the developer shall be required to enter into a front-ending agreement prior to the constructions of the works This agreement will be subject to the Regions determination that it has or will have sufficient funds to justify entering into the font-ending agreements and Regional Council Approval
Utility Relocation
16 Prior to the registration of the plan arrangements shall be made to the satisfaction of the Director Engineering and Development Services for any relocation of utilities required by the development of the subject lands to be undertaken at the developers expense
Stormwater Management
17 Prior to registration Stormwater Management Ponds to be designed and constructed in accordance with the Functional Servicing Report to the satisfaction of the Director of Engineering and Development Services
18 Prior to registration planting plans shall be approved by the Conservation Authority for all stormwater management blocks
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P7-7 19 Any portion of Stormwater Management Pond Block 5 that is not required to
accommodate the Stormwater Management facility and the future Station Road shall be gratuitously conveyed to the adjacent Landowner following the transfer of the Station Road right-of-way lands to the City
Overland Flow
20 Stormwater overland flow routes shall be kept within roads approved walkways or other locations deemed acceptable by the Director of Engineering and Development Services
Building Separation
21 NA
Hydro One Brampton
22 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the City of Brampton for the provision of major facilities such as switchgear installations
Soil
23 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to registration of this plan or any phase thereof submit for the approval of the City Engineering and Development Services Division a detailed soils investigation of the site prepared by a qualified Geotechnical Engineer A copy of this report shall also be submitted to the Citys Chief Building Official
b) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof submit to the Chief Building Official
i) a Phase 1 Environmental Site Assessment ii) a Phase 2 Environmental Site Assessment if required as
a result of the Phase 1 Environmental Site Assessment iii) a decommissioning report if contaminated material has
been identified and is removed or alternatively a copy of the risk assessment together with a copy of the written acknowledgement of its acceptance by the Ministry of the Environment and
iv) a copy of a Record of Site Condition and confirmation of the filing of Site Condition in the Environmental Site Registry
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c) Notwithstanding Condition 22b) above provisions shall be provided for in the Subdivision Agreement where the owner agrees to submit the required documents listed in Condition 22b) for the Feed Mill lands at the time of the decommissioning of the site and that provisions shall be provided for in the Subdivision Agreement that allow for the registration of any part of the plan save and except Future Development Block 8 until such time as the documents required in Condition 22 b) are provided
d) Prior to the initiation of any site grading or servicing the applicant shall provide a report identifying all existing water wells and private sewage disposal systems on the lands The applicant shall provide verification to the satisfaction of the Citys Chief Building Official that all wells and septic systems identified have been decommissioned in accordance with all applicable laws and regulations
Road Alignments
24 The horizontal and vertical alignments of all roads including their intersection geometries shall be designed to the latest City standards and requirements In this regard minor revisions to the road pattern and intersection alignments may be required
Construction Traffic Route
25 Prior to approval of any detailed engineering drawings arrangements shall be made to the satisfaction of the Commissioner of Works and
Transportation for a suitable construction traffic route
Roads
26 Prior to registration the City shall obtain the pre-dedication of roads or portions thereof if necessary
27 The City of Brampton will be designing and constructing the James Potter RoadCreditview Road underpass and a development charges prepayment agreement shall be executed with Mattamy (Credit River) Ltd and the City for its delivery
28 Prior to registration appropriate arrangements shall be made to the satisfaction of the Commissioner of Planning Design and Development for landowners within the boundaries of Block Plan 51-1 to provide a financial contribution if required to contribute to the cost of providing improved pedestrian access along Bovaird Drive West to the Mount Pleasant GO Station
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29 Prior to registration the City and the Developer will enter into an agreement with regard to the conveyance and construction of Creditview Road between Bovaird Drive West and Street B of this subdivision This agreement will also address the front-ending and DC recoveries related to this portion of Creditview Road
Traffic Signals
30 Prior to registration the applicant will provide cash-in-lieu funds to the satisfaction of the Director of Engineering and Development Services for the installationupgrading of traffic signals at certain intersections within andor associated with the Plan of Subdivision as determined by the City through the detailed engineering design process These funds will not include signalization or intersection works previously accounted for in the 2009 Development Charges Background Study
Street Lighting
31 The street lighting system on all local and collector roadways for this subdivision development shall be designed and constructed in accordance with the latest City of Brampton standards and specifications The street lighting system on all arterial roadways will continue to use the conventional concrete poles unless specified otherwise by the Director Community Design Parks Planning and Development the Director Engineering and Development Services and the Commissioner of Works and Transportation Communication poles will not be installed on the transit spine collector road
LANDSCAPING FENCING AND STREETSCAPE REQUIREMENTS
Site Clearing Topsoil Stripping
32 The owner shall remove any trees and any vegetation on the subject lands as may be required by the Director Community Design Parks Planning and Development
33 The owner shall not remove any trees or topsoil from the land within the plan or start any grading of the land within the plan prior to registration of the plan without a topsoil removal permit issued pursuant to City of Brampton By-law 30-92 and the approval of the Director Engineering and Development Services including entering into a preliminary subdivision agreement if required by the Director Engineering and Development Services
34 Prior to the granting of a top soil stripping permit or in conjunction with the 1st engineering submission whichever comes first protective hoarding to be determined through detailed design is required
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a) Along the Buffer Block Line of the Natural Heritage System
All hoarding will be provided and erected by the applicant at their expense and to the satisfaction of the City prior to the pre-servicing or any construction occurring on the site and shall be maintained by the applicant
Street Trees
35 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to provide street trees along all internal streets within the subject plan and along immediately abutting boulevards of adjacent streets The applicant shall comply with the recommendations of the approved Community design Guidelines (as applicable) to the satisfaction of the City
36 The applicant shall implement at their expense and to the satisfaction of the City all works shown on the approved streetscape plans in accordance with the Subdivision Agreement and the approved Community Design Guidelines (where applicable) and will include the implementation of all applicable boulevard and buffer planting and entry features including all structures and planting
Fencing
37 The owner shall provide detailed engineering and landscape plans for the development of fencing on all Lots and Blocks to the satisfaction of the Director Community Design Parks Planning and Development The owner shall not be eligible for development charges credit against work performed in accordance with City standards and the current Development Charges By-Law
38 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to erect fencing at their expense in accordance with the City Fencing Policy the approved Community Design Guidelines for the area and any other Conditions of Draft Approval for the development that apply to fencing
39 The owner shall make satisfactory arrangements with the Director Community Design Parks Planning and Development through the Subdivision Agreement to erect at their expense decorative wooden screen fencing 18 metres high in locations and of a design satisfactory to the City along all residential property boundaries which are adjacent to Canada Post Community Mail Boxes
Landscape Works
40 Prior to plan registration the applicant shall pay a maintenance fee for any landscape item deemed necessary by the applicant but which exceeds the City standard This may include but not be limited to special entry feature
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structures irrigation systems acoustical walls and architectural landscape elements located on public property
41 Prior to issuance of final acceptance of all landscape works the applicant shall provide as-built drawings in the form of digital files for all dedicated park open space stormwater management entry feature landscape buffer blocks etc The submission of these drawings will meet the latest digital standards as prescribed by the City of Brampton
Urban Design amp Architectural Control
42 The applicant shall implement the Community Design Guidelines including but not limited to the provision of appropriate building architecture landscape treatments and other arrangements to accommodate the consolidation of street accessories such as newspaper boxes mail boxes utility boxes etc to the satisfaction of the Commissioner of Planning Design amp Development and the Director Community Design Planning and Development In this regard minor revisions to the plan may be necessary to provide sufficient space for such features
PARK AND OPEN SPACE REQUIREMENTS
Parkland
43 In accordance with current City practices prior to the issuance of Building Permits for all medium density residential high density residential and commercial development which is subject to Site Plan Approval satisfactory arrangements shall have been made with the realty Services Section of the Buildings and Property Management Department and the Finance Department with respect to the payment of cash-in-lieu of parkland and valued as of the day before the day of building permit issuance pursuant to Section 42(6) of the Planning Act and the City of Bramptons Parkland Dedication By-Law
Open Space Plans
44 NA
Vegetation Assessment
45 Prior to the submission of any grading and servicing plans or any grading on the subject property and prior to registration of the plan the applicant shall
a) submit to the satisfaction of the Community Design Parks Planning and Development Division a Vegetation Inventory and Assessment for the preservation of as many trees as possible identified by the City as desirable for preservation In this regard the applicant shall be required to identify on the Grading and Drainage Plans and Landscaping Plans the trees to be retained and the methodology proposed for their
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retention This methodology shall include individual tree preservation plans illustrating proposed building sites and working envelopes existing and proposed grades and the trees to be protected or removed and shall be supported by a hydrogeoligists report which recommends appropriate subdivision and grading techniques for the maintenance of existing surface runoff or ground water conditions necessary for the long term preservation of the trees identified for retention All preservations and tree protection measures are to be installed and inspected by the City prior to pre-servicing of the subdivision
b) stake the location for the sanitary sewer where the least disturbance will occur to the natural aesthetics of the public open space to the satisfaction of the Community Services Department
c) locate the detention ponds in locations where minimal impact will occur to the natural aesthetics of the valley to the satisfaction of the Community Services Department and
d) retain a Landscape ArchitectEcologist to prepare Planting and Restoration Plans for the quantityquality ponds for approval by the Community Services Department
46 Prior to assumption any material identified in the Tree Preservation and Management Plan(s) as hazardous or identified for removal for accessibility or safety reasons and any deleterious materials and debris not normally found in a natural area whether in a woodlot block vista block or other location as determined by the City shall be removed at the applicants expense
Natural Heritage System
47 It is acknowledged that the limit of development includes an appropriate buffer to facilitate protection and preservation of the Natural Heritage System The width of the buffer has been established by the Mount Pleasant Secondary Plan
48 Prior to registration the City shall obtain the gratuitous pre-conveyance of the Huttonville Creek Natural Heritage System or portions thereof if necessary
BUILDING REQUIREMENTS
Site Plan Approval
49 The owner acknowledges that any Medium Density Residential Blocks High Density Residential Blocks and Commercial Blocks will require Site Plan Approval prior to the issuance of a building permit
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Exposed Basements
50 NA
Driveway Locations
51 NA
Fire Break Lots
52 NA
Foundations
53 Prior to the issuance of any building permit the owner shall provide an engineering report to the satisfaction of the Chief Building Official indicating special foundation requirements if any to support structures that may be erected on disturbed ground or lots where filling has occurred
NOISE ATTENUATION REQUIREMENTS
Noise Abatement
54 Prior to the applicant entering into any residential purchase and sale agreements the applicant shall engage the services of a qualified acoustical consultant to complete a noise study recommending noise control measures satisfactory to the City (and Region of Peel when requested by the Region) where applicable A copy of this report shall be provided to the Citys Chief Building Official
Note In this regard revisions to the plan such as lot adjustments may be necessary to achieve acceptable rear yard area in conjunction with satisfactory noise attenuation measures and City policy
55 The noise control measures and noise warnings recommended by the acoustical report as required in condition number 52 above shall be implemented to the satisfaction of the Director Engineering and Development Services (and Region of Peel as required)
56 Prior to the issuance of any building permits the owner shall provide the Citys Chief Building Official with a certificate certifying that the builders plans for each dwelling unit to be constructed on the plan shows all of the noise attenuation works required by the approved acoustical report and the approved plans where applicable
57 The City of Brampton will not accept any temporary warning clauses with duration of three (3) years as mitigation
58 Prior to final approval all stationary noise problems must be addressed
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2 F7-UH REAL ESTATE REQUIREMENTS
Easements
59 The owner shall grant all necessary easements for drainage utility and servicing purposes as may be required to the appropriate agency or public authority
Deeding Roads and Pathways
60 The proposed road allowances road widenings daylighting pedestrian pathways bicycle pathways and public transit rights of way provisions shall be dedicated as public highways on the final plan proposed for registration
Open Space
61 Prior to registration all identified open space lands within the subject application including all lands associated with the Natural Heritage System associated buffer(s) all identified vista park blocks all identified stormwater block engineered (drainage) channel blocks and identified entry feature blocks shall be conveyed to the City gratuitously and in a condition satisfactory to the City No parkland dedication credit will be provided for the blocks in question The applicant will landscape the subject blocks in accordance with the approved plans and will be eligible for development charges credit against work performed where applicable and in accordance with City standards and the current Development Charges By-law
62 In conjunction with the submission of the first engineering submission the applicant shall provide detailed working drawings for all identified park blocks open space blocks stormwater management facilities engineered drainage channels landscape buffer blocks streetscape planting entry feature blocks and fencing to the satisfaction of the applicable approving departments and in accordance with the latest City standards Fencing shall be included along holdout properties where they abut the plan subject to the approval of the existing property owners
The applicant shall comply with both the facility fitconcept plan approved prior to draft plan approval andor the recommendations of the approved Community Design Guidelines (as applicable)
63 Prior to registration the developer agrees to provide the City with the final landscape submission a detailed summary of all areas of parkland open space stormwater management ponds valleylands woodlots and buffers including quantities or areas of boulevard and buffer sod boulevard and buffer trees shrub beds and irrigation systems that will be installed by the developer in the subdivision agreement and will be owned by the City at assumption of the Subdivision Plan
64 Prior to assumption the developer is responsible for the development of all park open space stormwater management entry feature and landscape buffer blocks in accordance with the approved plans and in accordance with the current Development Charges By-law
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Walkways
65 NA
Road Widenings
66 The road widening Blocks 11 to 14 shall be gratuitously dedicated to the Region of Peel on the final plan
03 Metre Reserves
67 03 metre reserves shall be conveyed to the Cityof Brampton on Blocks 15 to 19
Buffers
68 NA
Transit
69 Prior to registration the applicant shall consult with Brampton Transit to determine suitable locations for transit stops and to indicate these locations on the Aboveground Servicing Plans
70 The applicant shall agree to meet the conditions of Brampton Transit with respect to the installation of future bus stop infrastructure to the satisfaction of the Commissioner of Works and Transportation
NOTICE REQUIREMENTS
Sales Office Community Information Maps
71 NA
Use of Land Notices
Statements and Clauses
72 NA
Signage
73 In conjunction with the first engineering submission the owner shall erect and maintain signs in the following locations and in the following manner
a) On Block 6 indicating that Block 6 will be developed as part of a Natural Heritage System containing important environmental features and systems and in accordance with the approved Huttonivlle and Fletchers Creeks Subwatershed Study This Block is to be left in a
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naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
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i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
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any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
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88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
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distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
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advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
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Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
P7-S3 21
NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
14 F7--l
bull the alignment and extent of Station Road (Street B) as shown on the subdivision plan is appropriate and sufficient to support the proposed development blocks and the preliminary land uses that will be refined through future applications to amend the zoning by-law
bull the proposed 315 metre right-of-way width as a four lane collector road is more than is typically required but it has been provided to allow for the ultimate extension of Street B across Huttonville Creek to connect with Mississauga Road should it be confirmed as being desirable and feasible through the Environmental Assessment Study process and
bull the most westerly extension of Street B terminating in a cul-de-sac is intended to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road
The Traffic Impact Study identified through its analysis of the transportation network that the crossing of the Natural Heritage System (NHS) connecting Street B with Mississauga Road in the vicinity of Street C is not necessary to facilitate the draft plan approval of the subdivision As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders In this respect to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
Finally the subdivision plan deletes a potential street connection from the commercial block located immediately east of Creditview Road (Street A) The applicant has indicated that they are amenable to protecting for this road connection through the filing of a future application to amend the zoning by-law for this block
P7-15
In this respect Recommendation 3 iv) of this report recommends that prior to the issuance of draft plan approval arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
Finally the subdivision plan deletes a potential street connection from the commercial block located immediately east of Creditview Road (Street A) The applicant has indicated that they are amenable to protecting for this road connection through the filing of a future application to amend the zoning by-lawfor this block In this respect Recommendation 3 iv) of this report recommends that prior to the issuance of draft plan approval arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
Servicing
Full municipal services are proposed in conjunction with this development involving the tunnelling of two sanitary sewers south of the CN rail line and crossing a section of the Huttonville Creek and the connections to the existing watermains on Mississauga Road and Bovaird Drive West
The approved Mount Pleasant Secondary Plan Infrastructure Servicing Study did not identify any impediments regarding the capacity of the existing and future municipal water and sanitary sewer system to accommodate development on the subject lands
The Region of Peel will provide appropriate conditions of draft plan approval regarding municipal water and sanitary sewer services
The requirement for a stormwater management pond was identified through the Mount Pleasant Secondary Plan Subwatershed Study and has been provided for through stormwater management Block 5 on the draft plan of subdivision
A Functional Servicing Report has been provided by the applicant for review by the Citys Engineering and Development Services Division that
bull outlines the rationale for the size and location of the proposed pond Block 5 and
bull provides technical requirements for the proposed pond including the protection of the abutting Huttonville Creek contained in Block 6
Finally consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 6 of this report authorizes the Citys Engineering and Development Services Division to begin the review of the preliminary development engineering works related to servicing facilities and infrastructure in advance of draft plan approvals No construction of servicing works will be permitted to commence ahead of draft plan approvals unless approval is given by the
16 P7-1S
Commissioners of the Planning Design and Development and Works and Transportation Departments
Urban Design
Staff has evaluated a preliminary concept site plan provided by the new potential owner of Commercial Blocks 1 to 4 inclusive However this preliminary concept site plan has no official status and will be updated in the context of the submission of a future application to amend the zoning by-law An urban design brief will be submitted at that time to enable a comprehensive evaluation of urban design and built form for the blocks on the proposed revised draft plan of subdivision
Recommended Draft Plan Approval Process
The draft conditions of draft plan approval found at Appendix 8 reflect the Citys Standard Conditions of Draft Plan Approval as administered by the Planning Design and Development Department and have been tailored to the unique circumstances of this particular subdivision and in particular the future submission of an application(s) to amend the zoning by-law for the proposed blocks
Recommendation 4 of this report directs staff to prepare appropriate conditions of draft plan approval in general accordance with the draft conditions of draft plan approval contained in Appendix 8 of this report along with updatedrevised conditions of draft plan approval from internal City Departments and external commenting agencies all to the satisfaction of the Commissioner of the Planning Design and Development Department
The findings of the various studies submitted by the applicant and the various issues outlined in this Appendix will if necessary be incorporated as conditions of draft plan approval or comprise future amendment(s) to the draft approved subdivision plan The subdivision plan and studies are in the circulation period during the time of the writing of this report
CONCLUSION
The approval in principle of the revised draft plan of subdivision application facilitates the establishment of development blocks and a road network and subject to the approval of the recommendations in this report represents good planning Further requirements pertaining to the subject lands will be addressed through the submission of future development applications for the various blocks within the plan of subdivision
17 f7-^
APPENDIX 7
PUBLIC MEETING ATTENDANCE RECORD
City File Number C04W11006 Subdivision File21T-10022B
Members Present
Regional Councillor P Palleschi - Wards 2 and 6 (Chair) City Councillor V Dhillon - Wards 9 and 10 (Vice-Chair) Regional Councillor E Moore - Wards 1 and 5 City Councillor G Gibson - Wards 1 and 5 City Councillor J Hutton - Wards 2 and 6 Mayor Susan Fennell (designate for Regional Councillor J Sanderson)
Members Absent
Regional Councillor J Sanderson - Wards 3 and 4 (personal) Regional Councillor G Miles - Wards 7 and 8 (other municipal business) Regional Councillor S Hames - Wards 7 and 8 (vacation) Regional Councillor J Sprovieri - Wards 9 and 10 (vacation) City Councillor B Callahan - Wards 3 and 4 (vacation)
Staff Present
Planning Design and Development Department J Corbett Commissioner Planning Design and Development A Smith Director Planning Policy and Growth Management D Kraszewski Director Planning and Land Development Services M Won Director Engineering and Development Services K Walsh Director Community Design Parks Planning and Development A Parsons Development Planner B Steiger Central Area Planner N Grady Development Planner
Corporate Services Department J Burton Legal Counsel E Evans Deputy Clerk C Urquhart Legislative Coordinator
Members of the Public
Mr Michael Vernem 18 Leagrove Street Brampton
18 PI-IS
Results of the Public Meeting
A special meeting of the Planning Design and Development Committee was held on March 7 2011 in the Council Chambers 4th Floor 2 Wellington Street West Brampton Ontario commencing at 700 pm with respect to the subject application Notices of this meeting were sent to property owners within 900 metres As indicated in Appendix 7 one interested member of the public was in attendance to speak to the application and as found at Appendix 8 correspondence was received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Comments Provided at the Public Meeting
Mr Michael Vernem 18 Leagrove Street Brampton expressed concerns regarding the proposed access to the site from Bovaird Drive given the existing traffic congestion He suggested that measures be taken to improve traffic on Bovaird Drive before development begins at the site
Staff Response
As noted under the Transportation Issues section in Appendix 6 of this report a Traffic Impact Study has been prepared by the applicant in support of the revised draft plan of subdivision to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions based in part on their review of the Traffic Impact Study
There is the opportunity for the Region of Peel to impose requirements through conditions of draft plan approval relating to Bovaird Drive West Notwithstanding this the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes could alleviate Mr Vernems concerns with existing traffic congestion
Correspondence Received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Staff Response
The applicant has received Mr Davies correspondence and has advised staff that they accept in principle the need to integrate road access and connectivity between the subdivision plan and the Osmington lands As noted under the Transportation Issues section in Appendix 6 of this report the applicant has provided the most westerly extension of Street B terminating in a cul-de-sac to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road The applicants Traffic Impact Study indicates that through their ongoing analysis of the transportation network a road crossing over the
19 p7-iU
Natural Heritage System (NHS) by way of connecting Streets B and C not necessary As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders in this regard There is the opportunity to impose requirements through conditions of draft plan approval andor clauses in future rezoning agreements pertaining to all aspects of the road network contained within the proposed draft plan of subdivision Notwithstanding this Mr Davies is encouraged to have his client - Osmington- participate with Mattamy in the future Environmental Assessment Study process in order to ensure acceptable road network integration between the subject property and the Osmington lands This process can occur in conjunction with the recommended draft plan approval of the subject lands and if a road crossing over Huttonville Creek by way of connecting Streets B and C is warranted from an overall transportation network perspective then this could be achieved through the filing of a new draft plan of subdivision sometime in the future or other methods acceptable to the City (ie through an agreement and reference plan to convey the road) In the meantime to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
20 P7-VT
Appendix 8 Correspondence Received City File Numbers C04W11006 and 21T-10022B
e fVW
D a vies
H o w e
P a i iner s
LLP
Lawyers
The Fifth Floor
99 Spadina Ave
To r o n t o 0 n t a ri o
M5V 3P8
T 4169777088
F 4169778931
davieshowecom
Please refer to Jeffrey L Davies e-mail jdauiesdauieshowecom
March 2 2011
The Chair and Committee Members
Planning Design and Development Committee co Mr John Corbett Commissioner The City of Brampton 2 Wellington Street City Hall 3rd Floor L6Y4R2
Dear Chair and Committee Members
Re Information Report - Mattamy (Credit River) Limited Draft Plan of Subdivision Application
We represent Osmington Inc the owner of the lands on the west side of Mississauga Road and being across from the Mattamy lands
The engineers for Osmington have been working with the engineers for Mattamy regarding mutual road alignment and other considerations
Osmington submits that the alignment of Station Road within the proposed Mattamy subdivision would be improved if it were to follow the alignment shown on the attached sketch
Yours sincerely DAVIES HOWE PARTNERS LLP
Jeffrey L Davies
JLDmc
Encl
lt e P7-1
Page 2
Davies copy Howe N Sabat Osmington Inc Part n e F Doricin Mattamy Development Corporation 11 f- M Vernooy Mattamy Development Corporation
M Gagnon Gagnon amp Law C Chung Glen Schnarr amp Associates Inc D Cherepacha Read Voorhees amp Associates R Webster The Sernas Group Inc
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poundpound
20
Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
2i F7-S2
Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
F7-S3
SCHEDULE A
DRAFT CONDITIONS OF DRAFT APPROVAL
DRAFT APPROVAL DATE
SUBJECT Draft Plan of Subdivision
GAGNON amp LAW URBAN PLANNERS LTD shyMATTAMY (CREDIT RIVER) LTD 21T-10022B
City of Brampton C04W11006
Planner Neal Grady
In accordance with By-law 10-97 the Council of the City of Brampton has made a decision to authorize the draft approval of the above noted draft plan of subdivision subject to the following conditions
GENERAL PLANNING REQUIREMENTS
Approved Plan and Redlines
1 The final plan shall conform to the draft plan prepared by GAGNON amp LAW URBAN PLANNERS LTD dated October 7 2011
Development Agreement
2 A Subdivision Agreement shall be entered into and executed by the applicant the City of Brampton and the Region of Peel to satisfy all financial legal and engineering matters including landscaping and the installation of municipal services parkland dedication or cash-in-lieu of parkland requirements to the satisfaction of the Director Community Design Parks Planning and Development and other requirements of the City of Brampton and the Region of Peel including the payment of all applicable Regional City and Educational development charges in accordance with their applicable Development Charges By-laws
Zoning
3 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Commercial Blocks 1 through 4 to the satisfaction of the Commissioner of Planning Design and Development
4 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Future Development Blocks 7
F7-3H
and 9 to the satisfaction of the Commissioner of Planning Design and Development
5 Future Development Blocks 7 and 9 shall only be developed in conjunction with a future Zoning By-Law Amendment application to permit the development in accordance with the draft approved plan of subdivision including zoning controls that are unique and specific to the design characteristics of the subdivision
Staging
6 Development of the plan shall be staged to the satisfaction of the City and the Region of Peel In this regard among other things staging of the development of the plan shall be based on the timing of road improvements and the timing of the provision of other essential services and facilities for this subdivision In this regard the applicant shall agree to enter into a phasing agreement if and when required by the City or the Region of Peel
Maintenance Easements
7 NA
Reserve Block and Lots
8 Prior to registration the applicant shall demonstrate to the satisfaction of the Commissioner of Planning Design amp Development by the submission of appropriate development concepts or by other suitable means that abutting lands can be developed in an appropriate manner and in accordance with the applicable Secondary Plan In this regard minor revisions to the plan may be necessary to facilitate the appropriate development of abutting lands
9 Future Development Block 8 will be deeded to the City of Brampton in escrow pending the outcome of the Station Road EA Any portion of Future Development Block 8 that is not required for the future Station Road shall be gratuitously conveyed to the adjacent landowner following the transfer of the Station Road right-of-way lands to the City
Building Removal
10 Prior to registration the applicant shall remove any existing buildings on those lands contained within the phase being registered
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
H-SS 3
SERVICING GRADING AND ROAD REQUIRMENTS
Drainage
11 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof the following matters are to be approved to the satisfaction of the Director Engineering and Development Services and the Credit Valley Conservation
i Functional Servicing Report dated October 2011 prepared by Urbantech and if necessary the subdivision plan shall be redline revised to implement the findings of the amended Functional Servicing Report including but not limited to inclusion of easements or stormwater management blocks which may result in modifications to the proposed lot and road layouts
ii Hydrogeological Report analysis and recommendations consistent with the approved Environmental Implementation Report and Scoped Environmental Impact Study
iii mitigation andor compensation measures consistent with the recommendations of the approved Environmental Implementation Report and Scoped Environmental Impact Study and if necessary the plan shall be redline revised to implement satisfactory mitigation andor compensation measures
iv detailed engineering and grading plans for the overall draft plan of subdivision
v appropriate sediment and erosion control measures
vi that appropriate permits under Ontario Regulation 16006 be received
b) Agree in the subdivision agreement in wording acceptable to the Director Engineering and Development Services and the Credit Valley Conservation Authority
i) To carry out or cause to be carried out the works referred to in condition 11 a) above
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
4 R-36 Servicing
12 Prior to the initiation of any servicing and prior to the registration of the plan or any phase thereof the applicant shall submit detailed engineering drawings and supporting reports to Development Engineering Services for review and approval No servicing works shall be permitted until the drawings are approved
13 Prior to the initiation of any servicing and prior to the registration of this plan or any phase thereof the applicant shall grant gratuitously all necessary external easements and lands for access drainage servicing and utility purposes as may be required to the appropriate municipality agency or public authority
14 Prior to the first engineering submission the applicant shall submit to the City of Bramptons Development Engineering Services Division for approval a detailed plan illustrating all proposed sidewalk locations within the draft plan of subdivision abutting any commercial plan
15 Provisions shall be made that servicing of this Draft Plan will require construction of a 375 mm diameter sanitary sewer and a 450 mm diameter sanitary sewer within the Plan The 375 mm diameter sanitary sewer and the 450 mm diameter sanitary sewer are the financial responsibility of the Region of Peel as per Development Charges By-law Should the developer wish to proceed with these works in order to obtain clearance of this condition at a time when the Region is not prepared to fund the works then the developer shall be required to enter into a front-ending agreement prior to the constructions of the works This agreement will be subject to the Regions determination that it has or will have sufficient funds to justify entering into the font-ending agreements and Regional Council Approval
Utility Relocation
16 Prior to the registration of the plan arrangements shall be made to the satisfaction of the Director Engineering and Development Services for any relocation of utilities required by the development of the subject lands to be undertaken at the developers expense
Stormwater Management
17 Prior to registration Stormwater Management Ponds to be designed and constructed in accordance with the Functional Servicing Report to the satisfaction of the Director of Engineering and Development Services
18 Prior to registration planting plans shall be approved by the Conservation Authority for all stormwater management blocks
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-I0022B and C04W11006
P7-7 19 Any portion of Stormwater Management Pond Block 5 that is not required to
accommodate the Stormwater Management facility and the future Station Road shall be gratuitously conveyed to the adjacent Landowner following the transfer of the Station Road right-of-way lands to the City
Overland Flow
20 Stormwater overland flow routes shall be kept within roads approved walkways or other locations deemed acceptable by the Director of Engineering and Development Services
Building Separation
21 NA
Hydro One Brampton
22 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the City of Brampton for the provision of major facilities such as switchgear installations
Soil
23 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to registration of this plan or any phase thereof submit for the approval of the City Engineering and Development Services Division a detailed soils investigation of the site prepared by a qualified Geotechnical Engineer A copy of this report shall also be submitted to the Citys Chief Building Official
b) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof submit to the Chief Building Official
i) a Phase 1 Environmental Site Assessment ii) a Phase 2 Environmental Site Assessment if required as
a result of the Phase 1 Environmental Site Assessment iii) a decommissioning report if contaminated material has
been identified and is removed or alternatively a copy of the risk assessment together with a copy of the written acknowledgement of its acceptance by the Ministry of the Environment and
iv) a copy of a Record of Site Condition and confirmation of the filing of Site Condition in the Environmental Site Registry
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
fllt
c) Notwithstanding Condition 22b) above provisions shall be provided for in the Subdivision Agreement where the owner agrees to submit the required documents listed in Condition 22b) for the Feed Mill lands at the time of the decommissioning of the site and that provisions shall be provided for in the Subdivision Agreement that allow for the registration of any part of the plan save and except Future Development Block 8 until such time as the documents required in Condition 22 b) are provided
d) Prior to the initiation of any site grading or servicing the applicant shall provide a report identifying all existing water wells and private sewage disposal systems on the lands The applicant shall provide verification to the satisfaction of the Citys Chief Building Official that all wells and septic systems identified have been decommissioned in accordance with all applicable laws and regulations
Road Alignments
24 The horizontal and vertical alignments of all roads including their intersection geometries shall be designed to the latest City standards and requirements In this regard minor revisions to the road pattern and intersection alignments may be required
Construction Traffic Route
25 Prior to approval of any detailed engineering drawings arrangements shall be made to the satisfaction of the Commissioner of Works and
Transportation for a suitable construction traffic route
Roads
26 Prior to registration the City shall obtain the pre-dedication of roads or portions thereof if necessary
27 The City of Brampton will be designing and constructing the James Potter RoadCreditview Road underpass and a development charges prepayment agreement shall be executed with Mattamy (Credit River) Ltd and the City for its delivery
28 Prior to registration appropriate arrangements shall be made to the satisfaction of the Commissioner of Planning Design and Development for landowners within the boundaries of Block Plan 51-1 to provide a financial contribution if required to contribute to the cost of providing improved pedestrian access along Bovaird Drive West to the Mount Pleasant GO Station
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
FV3
29 Prior to registration the City and the Developer will enter into an agreement with regard to the conveyance and construction of Creditview Road between Bovaird Drive West and Street B of this subdivision This agreement will also address the front-ending and DC recoveries related to this portion of Creditview Road
Traffic Signals
30 Prior to registration the applicant will provide cash-in-lieu funds to the satisfaction of the Director of Engineering and Development Services for the installationupgrading of traffic signals at certain intersections within andor associated with the Plan of Subdivision as determined by the City through the detailed engineering design process These funds will not include signalization or intersection works previously accounted for in the 2009 Development Charges Background Study
Street Lighting
31 The street lighting system on all local and collector roadways for this subdivision development shall be designed and constructed in accordance with the latest City of Brampton standards and specifications The street lighting system on all arterial roadways will continue to use the conventional concrete poles unless specified otherwise by the Director Community Design Parks Planning and Development the Director Engineering and Development Services and the Commissioner of Works and Transportation Communication poles will not be installed on the transit spine collector road
LANDSCAPING FENCING AND STREETSCAPE REQUIREMENTS
Site Clearing Topsoil Stripping
32 The owner shall remove any trees and any vegetation on the subject lands as may be required by the Director Community Design Parks Planning and Development
33 The owner shall not remove any trees or topsoil from the land within the plan or start any grading of the land within the plan prior to registration of the plan without a topsoil removal permit issued pursuant to City of Brampton By-law 30-92 and the approval of the Director Engineering and Development Services including entering into a preliminary subdivision agreement if required by the Director Engineering and Development Services
34 Prior to the granting of a top soil stripping permit or in conjunction with the 1st engineering submission whichever comes first protective hoarding to be determined through detailed design is required
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
F7-1+0
a) Along the Buffer Block Line of the Natural Heritage System
All hoarding will be provided and erected by the applicant at their expense and to the satisfaction of the City prior to the pre-servicing or any construction occurring on the site and shall be maintained by the applicant
Street Trees
35 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to provide street trees along all internal streets within the subject plan and along immediately abutting boulevards of adjacent streets The applicant shall comply with the recommendations of the approved Community design Guidelines (as applicable) to the satisfaction of the City
36 The applicant shall implement at their expense and to the satisfaction of the City all works shown on the approved streetscape plans in accordance with the Subdivision Agreement and the approved Community Design Guidelines (where applicable) and will include the implementation of all applicable boulevard and buffer planting and entry features including all structures and planting
Fencing
37 The owner shall provide detailed engineering and landscape plans for the development of fencing on all Lots and Blocks to the satisfaction of the Director Community Design Parks Planning and Development The owner shall not be eligible for development charges credit against work performed in accordance with City standards and the current Development Charges By-Law
38 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to erect fencing at their expense in accordance with the City Fencing Policy the approved Community Design Guidelines for the area and any other Conditions of Draft Approval for the development that apply to fencing
39 The owner shall make satisfactory arrangements with the Director Community Design Parks Planning and Development through the Subdivision Agreement to erect at their expense decorative wooden screen fencing 18 metres high in locations and of a design satisfactory to the City along all residential property boundaries which are adjacent to Canada Post Community Mail Boxes
Landscape Works
40 Prior to plan registration the applicant shall pay a maintenance fee for any landscape item deemed necessary by the applicant but which exceeds the City standard This may include but not be limited to special entry feature
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
n-m
structures irrigation systems acoustical walls and architectural landscape elements located on public property
41 Prior to issuance of final acceptance of all landscape works the applicant shall provide as-built drawings in the form of digital files for all dedicated park open space stormwater management entry feature landscape buffer blocks etc The submission of these drawings will meet the latest digital standards as prescribed by the City of Brampton
Urban Design amp Architectural Control
42 The applicant shall implement the Community Design Guidelines including but not limited to the provision of appropriate building architecture landscape treatments and other arrangements to accommodate the consolidation of street accessories such as newspaper boxes mail boxes utility boxes etc to the satisfaction of the Commissioner of Planning Design amp Development and the Director Community Design Planning and Development In this regard minor revisions to the plan may be necessary to provide sufficient space for such features
PARK AND OPEN SPACE REQUIREMENTS
Parkland
43 In accordance with current City practices prior to the issuance of Building Permits for all medium density residential high density residential and commercial development which is subject to Site Plan Approval satisfactory arrangements shall have been made with the realty Services Section of the Buildings and Property Management Department and the Finance Department with respect to the payment of cash-in-lieu of parkland and valued as of the day before the day of building permit issuance pursuant to Section 42(6) of the Planning Act and the City of Bramptons Parkland Dedication By-Law
Open Space Plans
44 NA
Vegetation Assessment
45 Prior to the submission of any grading and servicing plans or any grading on the subject property and prior to registration of the plan the applicant shall
a) submit to the satisfaction of the Community Design Parks Planning and Development Division a Vegetation Inventory and Assessment for the preservation of as many trees as possible identified by the City as desirable for preservation In this regard the applicant shall be required to identify on the Grading and Drainage Plans and Landscaping Plans the trees to be retained and the methodology proposed for their
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
10
retention This methodology shall include individual tree preservation plans illustrating proposed building sites and working envelopes existing and proposed grades and the trees to be protected or removed and shall be supported by a hydrogeoligists report which recommends appropriate subdivision and grading techniques for the maintenance of existing surface runoff or ground water conditions necessary for the long term preservation of the trees identified for retention All preservations and tree protection measures are to be installed and inspected by the City prior to pre-servicing of the subdivision
b) stake the location for the sanitary sewer where the least disturbance will occur to the natural aesthetics of the public open space to the satisfaction of the Community Services Department
c) locate the detention ponds in locations where minimal impact will occur to the natural aesthetics of the valley to the satisfaction of the Community Services Department and
d) retain a Landscape ArchitectEcologist to prepare Planting and Restoration Plans for the quantityquality ponds for approval by the Community Services Department
46 Prior to assumption any material identified in the Tree Preservation and Management Plan(s) as hazardous or identified for removal for accessibility or safety reasons and any deleterious materials and debris not normally found in a natural area whether in a woodlot block vista block or other location as determined by the City shall be removed at the applicants expense
Natural Heritage System
47 It is acknowledged that the limit of development includes an appropriate buffer to facilitate protection and preservation of the Natural Heritage System The width of the buffer has been established by the Mount Pleasant Secondary Plan
48 Prior to registration the City shall obtain the gratuitous pre-conveyance of the Huttonville Creek Natural Heritage System or portions thereof if necessary
BUILDING REQUIREMENTS
Site Plan Approval
49 The owner acknowledges that any Medium Density Residential Blocks High Density Residential Blocks and Commercial Blocks will require Site Plan Approval prior to the issuance of a building permit
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
11 P7-1+S
Exposed Basements
50 NA
Driveway Locations
51 NA
Fire Break Lots
52 NA
Foundations
53 Prior to the issuance of any building permit the owner shall provide an engineering report to the satisfaction of the Chief Building Official indicating special foundation requirements if any to support structures that may be erected on disturbed ground or lots where filling has occurred
NOISE ATTENUATION REQUIREMENTS
Noise Abatement
54 Prior to the applicant entering into any residential purchase and sale agreements the applicant shall engage the services of a qualified acoustical consultant to complete a noise study recommending noise control measures satisfactory to the City (and Region of Peel when requested by the Region) where applicable A copy of this report shall be provided to the Citys Chief Building Official
Note In this regard revisions to the plan such as lot adjustments may be necessary to achieve acceptable rear yard area in conjunction with satisfactory noise attenuation measures and City policy
55 The noise control measures and noise warnings recommended by the acoustical report as required in condition number 52 above shall be implemented to the satisfaction of the Director Engineering and Development Services (and Region of Peel as required)
56 Prior to the issuance of any building permits the owner shall provide the Citys Chief Building Official with a certificate certifying that the builders plans for each dwelling unit to be constructed on the plan shows all of the noise attenuation works required by the approved acoustical report and the approved plans where applicable
57 The City of Brampton will not accept any temporary warning clauses with duration of three (3) years as mitigation
58 Prior to final approval all stationary noise problems must be addressed
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
2 F7-UH REAL ESTATE REQUIREMENTS
Easements
59 The owner shall grant all necessary easements for drainage utility and servicing purposes as may be required to the appropriate agency or public authority
Deeding Roads and Pathways
60 The proposed road allowances road widenings daylighting pedestrian pathways bicycle pathways and public transit rights of way provisions shall be dedicated as public highways on the final plan proposed for registration
Open Space
61 Prior to registration all identified open space lands within the subject application including all lands associated with the Natural Heritage System associated buffer(s) all identified vista park blocks all identified stormwater block engineered (drainage) channel blocks and identified entry feature blocks shall be conveyed to the City gratuitously and in a condition satisfactory to the City No parkland dedication credit will be provided for the blocks in question The applicant will landscape the subject blocks in accordance with the approved plans and will be eligible for development charges credit against work performed where applicable and in accordance with City standards and the current Development Charges By-law
62 In conjunction with the submission of the first engineering submission the applicant shall provide detailed working drawings for all identified park blocks open space blocks stormwater management facilities engineered drainage channels landscape buffer blocks streetscape planting entry feature blocks and fencing to the satisfaction of the applicable approving departments and in accordance with the latest City standards Fencing shall be included along holdout properties where they abut the plan subject to the approval of the existing property owners
The applicant shall comply with both the facility fitconcept plan approved prior to draft plan approval andor the recommendations of the approved Community Design Guidelines (as applicable)
63 Prior to registration the developer agrees to provide the City with the final landscape submission a detailed summary of all areas of parkland open space stormwater management ponds valleylands woodlots and buffers including quantities or areas of boulevard and buffer sod boulevard and buffer trees shrub beds and irrigation systems that will be installed by the developer in the subdivision agreement and will be owned by the City at assumption of the Subdivision Plan
64 Prior to assumption the developer is responsible for the development of all park open space stormwater management entry feature and landscape buffer blocks in accordance with the approved plans and in accordance with the current Development Charges By-law
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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Walkways
65 NA
Road Widenings
66 The road widening Blocks 11 to 14 shall be gratuitously dedicated to the Region of Peel on the final plan
03 Metre Reserves
67 03 metre reserves shall be conveyed to the Cityof Brampton on Blocks 15 to 19
Buffers
68 NA
Transit
69 Prior to registration the applicant shall consult with Brampton Transit to determine suitable locations for transit stops and to indicate these locations on the Aboveground Servicing Plans
70 The applicant shall agree to meet the conditions of Brampton Transit with respect to the installation of future bus stop infrastructure to the satisfaction of the Commissioner of Works and Transportation
NOTICE REQUIREMENTS
Sales Office Community Information Maps
71 NA
Use of Land Notices
Statements and Clauses
72 NA
Signage
73 In conjunction with the first engineering submission the owner shall erect and maintain signs in the following locations and in the following manner
a) On Block 6 indicating that Block 6 will be developed as part of a Natural Heritage System containing important environmental features and systems and in accordance with the approved Huttonivlle and Fletchers Creeks Subwatershed Study This Block is to be left in a
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
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i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 2 IT- 10022B and C04W11006
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88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
F7-S 20
L5N 6R4
Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
P7-S3 21
NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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In this respect Recommendation 3 iv) of this report recommends that prior to the issuance of draft plan approval arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
Finally the subdivision plan deletes a potential street connection from the commercial block located immediately east of Creditview Road (Street A) The applicant has indicated that they are amenable to protecting for this road connection through the filing of a future application to amend the zoning by-lawfor this block In this respect Recommendation 3 iv) of this report recommends that prior to the issuance of draft plan approval arrangements shall be made to the satisfaction of the Commissioner of the Planning Design and Development Department to protect for a future possible streetaccess connection to Bovaird Drive West over Block 1
Servicing
Full municipal services are proposed in conjunction with this development involving the tunnelling of two sanitary sewers south of the CN rail line and crossing a section of the Huttonville Creek and the connections to the existing watermains on Mississauga Road and Bovaird Drive West
The approved Mount Pleasant Secondary Plan Infrastructure Servicing Study did not identify any impediments regarding the capacity of the existing and future municipal water and sanitary sewer system to accommodate development on the subject lands
The Region of Peel will provide appropriate conditions of draft plan approval regarding municipal water and sanitary sewer services
The requirement for a stormwater management pond was identified through the Mount Pleasant Secondary Plan Subwatershed Study and has been provided for through stormwater management Block 5 on the draft plan of subdivision
A Functional Servicing Report has been provided by the applicant for review by the Citys Engineering and Development Services Division that
bull outlines the rationale for the size and location of the proposed pond Block 5 and
bull provides technical requirements for the proposed pond including the protection of the abutting Huttonville Creek contained in Block 6
Finally consistent with the approved recommendations for the northerly Mount Pleasant draft approved subdivision plans recommendation 6 of this report authorizes the Citys Engineering and Development Services Division to begin the review of the preliminary development engineering works related to servicing facilities and infrastructure in advance of draft plan approvals No construction of servicing works will be permitted to commence ahead of draft plan approvals unless approval is given by the
16 P7-1S
Commissioners of the Planning Design and Development and Works and Transportation Departments
Urban Design
Staff has evaluated a preliminary concept site plan provided by the new potential owner of Commercial Blocks 1 to 4 inclusive However this preliminary concept site plan has no official status and will be updated in the context of the submission of a future application to amend the zoning by-law An urban design brief will be submitted at that time to enable a comprehensive evaluation of urban design and built form for the blocks on the proposed revised draft plan of subdivision
Recommended Draft Plan Approval Process
The draft conditions of draft plan approval found at Appendix 8 reflect the Citys Standard Conditions of Draft Plan Approval as administered by the Planning Design and Development Department and have been tailored to the unique circumstances of this particular subdivision and in particular the future submission of an application(s) to amend the zoning by-law for the proposed blocks
Recommendation 4 of this report directs staff to prepare appropriate conditions of draft plan approval in general accordance with the draft conditions of draft plan approval contained in Appendix 8 of this report along with updatedrevised conditions of draft plan approval from internal City Departments and external commenting agencies all to the satisfaction of the Commissioner of the Planning Design and Development Department
The findings of the various studies submitted by the applicant and the various issues outlined in this Appendix will if necessary be incorporated as conditions of draft plan approval or comprise future amendment(s) to the draft approved subdivision plan The subdivision plan and studies are in the circulation period during the time of the writing of this report
CONCLUSION
The approval in principle of the revised draft plan of subdivision application facilitates the establishment of development blocks and a road network and subject to the approval of the recommendations in this report represents good planning Further requirements pertaining to the subject lands will be addressed through the submission of future development applications for the various blocks within the plan of subdivision
17 f7-^
APPENDIX 7
PUBLIC MEETING ATTENDANCE RECORD
City File Number C04W11006 Subdivision File21T-10022B
Members Present
Regional Councillor P Palleschi - Wards 2 and 6 (Chair) City Councillor V Dhillon - Wards 9 and 10 (Vice-Chair) Regional Councillor E Moore - Wards 1 and 5 City Councillor G Gibson - Wards 1 and 5 City Councillor J Hutton - Wards 2 and 6 Mayor Susan Fennell (designate for Regional Councillor J Sanderson)
Members Absent
Regional Councillor J Sanderson - Wards 3 and 4 (personal) Regional Councillor G Miles - Wards 7 and 8 (other municipal business) Regional Councillor S Hames - Wards 7 and 8 (vacation) Regional Councillor J Sprovieri - Wards 9 and 10 (vacation) City Councillor B Callahan - Wards 3 and 4 (vacation)
Staff Present
Planning Design and Development Department J Corbett Commissioner Planning Design and Development A Smith Director Planning Policy and Growth Management D Kraszewski Director Planning and Land Development Services M Won Director Engineering and Development Services K Walsh Director Community Design Parks Planning and Development A Parsons Development Planner B Steiger Central Area Planner N Grady Development Planner
Corporate Services Department J Burton Legal Counsel E Evans Deputy Clerk C Urquhart Legislative Coordinator
Members of the Public
Mr Michael Vernem 18 Leagrove Street Brampton
18 PI-IS
Results of the Public Meeting
A special meeting of the Planning Design and Development Committee was held on March 7 2011 in the Council Chambers 4th Floor 2 Wellington Street West Brampton Ontario commencing at 700 pm with respect to the subject application Notices of this meeting were sent to property owners within 900 metres As indicated in Appendix 7 one interested member of the public was in attendance to speak to the application and as found at Appendix 8 correspondence was received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Comments Provided at the Public Meeting
Mr Michael Vernem 18 Leagrove Street Brampton expressed concerns regarding the proposed access to the site from Bovaird Drive given the existing traffic congestion He suggested that measures be taken to improve traffic on Bovaird Drive before development begins at the site
Staff Response
As noted under the Transportation Issues section in Appendix 6 of this report a Traffic Impact Study has been prepared by the applicant in support of the revised draft plan of subdivision to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions based in part on their review of the Traffic Impact Study
There is the opportunity for the Region of Peel to impose requirements through conditions of draft plan approval relating to Bovaird Drive West Notwithstanding this the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes could alleviate Mr Vernems concerns with existing traffic congestion
Correspondence Received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Staff Response
The applicant has received Mr Davies correspondence and has advised staff that they accept in principle the need to integrate road access and connectivity between the subdivision plan and the Osmington lands As noted under the Transportation Issues section in Appendix 6 of this report the applicant has provided the most westerly extension of Street B terminating in a cul-de-sac to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road The applicants Traffic Impact Study indicates that through their ongoing analysis of the transportation network a road crossing over the
19 p7-iU
Natural Heritage System (NHS) by way of connecting Streets B and C not necessary As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders in this regard There is the opportunity to impose requirements through conditions of draft plan approval andor clauses in future rezoning agreements pertaining to all aspects of the road network contained within the proposed draft plan of subdivision Notwithstanding this Mr Davies is encouraged to have his client - Osmington- participate with Mattamy in the future Environmental Assessment Study process in order to ensure acceptable road network integration between the subject property and the Osmington lands This process can occur in conjunction with the recommended draft plan approval of the subject lands and if a road crossing over Huttonville Creek by way of connecting Streets B and C is warranted from an overall transportation network perspective then this could be achieved through the filing of a new draft plan of subdivision sometime in the future or other methods acceptable to the City (ie through an agreement and reference plan to convey the road) In the meantime to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
20 P7-VT
Appendix 8 Correspondence Received City File Numbers C04W11006 and 21T-10022B
e fVW
D a vies
H o w e
P a i iner s
LLP
Lawyers
The Fifth Floor
99 Spadina Ave
To r o n t o 0 n t a ri o
M5V 3P8
T 4169777088
F 4169778931
davieshowecom
Please refer to Jeffrey L Davies e-mail jdauiesdauieshowecom
March 2 2011
The Chair and Committee Members
Planning Design and Development Committee co Mr John Corbett Commissioner The City of Brampton 2 Wellington Street City Hall 3rd Floor L6Y4R2
Dear Chair and Committee Members
Re Information Report - Mattamy (Credit River) Limited Draft Plan of Subdivision Application
We represent Osmington Inc the owner of the lands on the west side of Mississauga Road and being across from the Mattamy lands
The engineers for Osmington have been working with the engineers for Mattamy regarding mutual road alignment and other considerations
Osmington submits that the alignment of Station Road within the proposed Mattamy subdivision would be improved if it were to follow the alignment shown on the attached sketch
Yours sincerely DAVIES HOWE PARTNERS LLP
Jeffrey L Davies
JLDmc
Encl
lt e P7-1
Page 2
Davies copy Howe N Sabat Osmington Inc Part n e F Doricin Mattamy Development Corporation 11 f- M Vernooy Mattamy Development Corporation
M Gagnon Gagnon amp Law C Chung Glen Schnarr amp Associates Inc D Cherepacha Read Voorhees amp Associates R Webster The Sernas Group Inc
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20
Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
2i F7-S2
Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
F7-S3
SCHEDULE A
DRAFT CONDITIONS OF DRAFT APPROVAL
DRAFT APPROVAL DATE
SUBJECT Draft Plan of Subdivision
GAGNON amp LAW URBAN PLANNERS LTD shyMATTAMY (CREDIT RIVER) LTD 21T-10022B
City of Brampton C04W11006
Planner Neal Grady
In accordance with By-law 10-97 the Council of the City of Brampton has made a decision to authorize the draft approval of the above noted draft plan of subdivision subject to the following conditions
GENERAL PLANNING REQUIREMENTS
Approved Plan and Redlines
1 The final plan shall conform to the draft plan prepared by GAGNON amp LAW URBAN PLANNERS LTD dated October 7 2011
Development Agreement
2 A Subdivision Agreement shall be entered into and executed by the applicant the City of Brampton and the Region of Peel to satisfy all financial legal and engineering matters including landscaping and the installation of municipal services parkland dedication or cash-in-lieu of parkland requirements to the satisfaction of the Director Community Design Parks Planning and Development and other requirements of the City of Brampton and the Region of Peel including the payment of all applicable Regional City and Educational development charges in accordance with their applicable Development Charges By-laws
Zoning
3 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Commercial Blocks 1 through 4 to the satisfaction of the Commissioner of Planning Design and Development
4 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Future Development Blocks 7
F7-3H
and 9 to the satisfaction of the Commissioner of Planning Design and Development
5 Future Development Blocks 7 and 9 shall only be developed in conjunction with a future Zoning By-Law Amendment application to permit the development in accordance with the draft approved plan of subdivision including zoning controls that are unique and specific to the design characteristics of the subdivision
Staging
6 Development of the plan shall be staged to the satisfaction of the City and the Region of Peel In this regard among other things staging of the development of the plan shall be based on the timing of road improvements and the timing of the provision of other essential services and facilities for this subdivision In this regard the applicant shall agree to enter into a phasing agreement if and when required by the City or the Region of Peel
Maintenance Easements
7 NA
Reserve Block and Lots
8 Prior to registration the applicant shall demonstrate to the satisfaction of the Commissioner of Planning Design amp Development by the submission of appropriate development concepts or by other suitable means that abutting lands can be developed in an appropriate manner and in accordance with the applicable Secondary Plan In this regard minor revisions to the plan may be necessary to facilitate the appropriate development of abutting lands
9 Future Development Block 8 will be deeded to the City of Brampton in escrow pending the outcome of the Station Road EA Any portion of Future Development Block 8 that is not required for the future Station Road shall be gratuitously conveyed to the adjacent landowner following the transfer of the Station Road right-of-way lands to the City
Building Removal
10 Prior to registration the applicant shall remove any existing buildings on those lands contained within the phase being registered
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
H-SS 3
SERVICING GRADING AND ROAD REQUIRMENTS
Drainage
11 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof the following matters are to be approved to the satisfaction of the Director Engineering and Development Services and the Credit Valley Conservation
i Functional Servicing Report dated October 2011 prepared by Urbantech and if necessary the subdivision plan shall be redline revised to implement the findings of the amended Functional Servicing Report including but not limited to inclusion of easements or stormwater management blocks which may result in modifications to the proposed lot and road layouts
ii Hydrogeological Report analysis and recommendations consistent with the approved Environmental Implementation Report and Scoped Environmental Impact Study
iii mitigation andor compensation measures consistent with the recommendations of the approved Environmental Implementation Report and Scoped Environmental Impact Study and if necessary the plan shall be redline revised to implement satisfactory mitigation andor compensation measures
iv detailed engineering and grading plans for the overall draft plan of subdivision
v appropriate sediment and erosion control measures
vi that appropriate permits under Ontario Regulation 16006 be received
b) Agree in the subdivision agreement in wording acceptable to the Director Engineering and Development Services and the Credit Valley Conservation Authority
i) To carry out or cause to be carried out the works referred to in condition 11 a) above
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
4 R-36 Servicing
12 Prior to the initiation of any servicing and prior to the registration of the plan or any phase thereof the applicant shall submit detailed engineering drawings and supporting reports to Development Engineering Services for review and approval No servicing works shall be permitted until the drawings are approved
13 Prior to the initiation of any servicing and prior to the registration of this plan or any phase thereof the applicant shall grant gratuitously all necessary external easements and lands for access drainage servicing and utility purposes as may be required to the appropriate municipality agency or public authority
14 Prior to the first engineering submission the applicant shall submit to the City of Bramptons Development Engineering Services Division for approval a detailed plan illustrating all proposed sidewalk locations within the draft plan of subdivision abutting any commercial plan
15 Provisions shall be made that servicing of this Draft Plan will require construction of a 375 mm diameter sanitary sewer and a 450 mm diameter sanitary sewer within the Plan The 375 mm diameter sanitary sewer and the 450 mm diameter sanitary sewer are the financial responsibility of the Region of Peel as per Development Charges By-law Should the developer wish to proceed with these works in order to obtain clearance of this condition at a time when the Region is not prepared to fund the works then the developer shall be required to enter into a front-ending agreement prior to the constructions of the works This agreement will be subject to the Regions determination that it has or will have sufficient funds to justify entering into the font-ending agreements and Regional Council Approval
Utility Relocation
16 Prior to the registration of the plan arrangements shall be made to the satisfaction of the Director Engineering and Development Services for any relocation of utilities required by the development of the subject lands to be undertaken at the developers expense
Stormwater Management
17 Prior to registration Stormwater Management Ponds to be designed and constructed in accordance with the Functional Servicing Report to the satisfaction of the Director of Engineering and Development Services
18 Prior to registration planting plans shall be approved by the Conservation Authority for all stormwater management blocks
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-I0022B and C04W11006
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accommodate the Stormwater Management facility and the future Station Road shall be gratuitously conveyed to the adjacent Landowner following the transfer of the Station Road right-of-way lands to the City
Overland Flow
20 Stormwater overland flow routes shall be kept within roads approved walkways or other locations deemed acceptable by the Director of Engineering and Development Services
Building Separation
21 NA
Hydro One Brampton
22 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the City of Brampton for the provision of major facilities such as switchgear installations
Soil
23 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to registration of this plan or any phase thereof submit for the approval of the City Engineering and Development Services Division a detailed soils investigation of the site prepared by a qualified Geotechnical Engineer A copy of this report shall also be submitted to the Citys Chief Building Official
b) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof submit to the Chief Building Official
i) a Phase 1 Environmental Site Assessment ii) a Phase 2 Environmental Site Assessment if required as
a result of the Phase 1 Environmental Site Assessment iii) a decommissioning report if contaminated material has
been identified and is removed or alternatively a copy of the risk assessment together with a copy of the written acknowledgement of its acceptance by the Ministry of the Environment and
iv) a copy of a Record of Site Condition and confirmation of the filing of Site Condition in the Environmental Site Registry
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c) Notwithstanding Condition 22b) above provisions shall be provided for in the Subdivision Agreement where the owner agrees to submit the required documents listed in Condition 22b) for the Feed Mill lands at the time of the decommissioning of the site and that provisions shall be provided for in the Subdivision Agreement that allow for the registration of any part of the plan save and except Future Development Block 8 until such time as the documents required in Condition 22 b) are provided
d) Prior to the initiation of any site grading or servicing the applicant shall provide a report identifying all existing water wells and private sewage disposal systems on the lands The applicant shall provide verification to the satisfaction of the Citys Chief Building Official that all wells and septic systems identified have been decommissioned in accordance with all applicable laws and regulations
Road Alignments
24 The horizontal and vertical alignments of all roads including their intersection geometries shall be designed to the latest City standards and requirements In this regard minor revisions to the road pattern and intersection alignments may be required
Construction Traffic Route
25 Prior to approval of any detailed engineering drawings arrangements shall be made to the satisfaction of the Commissioner of Works and
Transportation for a suitable construction traffic route
Roads
26 Prior to registration the City shall obtain the pre-dedication of roads or portions thereof if necessary
27 The City of Brampton will be designing and constructing the James Potter RoadCreditview Road underpass and a development charges prepayment agreement shall be executed with Mattamy (Credit River) Ltd and the City for its delivery
28 Prior to registration appropriate arrangements shall be made to the satisfaction of the Commissioner of Planning Design and Development for landowners within the boundaries of Block Plan 51-1 to provide a financial contribution if required to contribute to the cost of providing improved pedestrian access along Bovaird Drive West to the Mount Pleasant GO Station
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29 Prior to registration the City and the Developer will enter into an agreement with regard to the conveyance and construction of Creditview Road between Bovaird Drive West and Street B of this subdivision This agreement will also address the front-ending and DC recoveries related to this portion of Creditview Road
Traffic Signals
30 Prior to registration the applicant will provide cash-in-lieu funds to the satisfaction of the Director of Engineering and Development Services for the installationupgrading of traffic signals at certain intersections within andor associated with the Plan of Subdivision as determined by the City through the detailed engineering design process These funds will not include signalization or intersection works previously accounted for in the 2009 Development Charges Background Study
Street Lighting
31 The street lighting system on all local and collector roadways for this subdivision development shall be designed and constructed in accordance with the latest City of Brampton standards and specifications The street lighting system on all arterial roadways will continue to use the conventional concrete poles unless specified otherwise by the Director Community Design Parks Planning and Development the Director Engineering and Development Services and the Commissioner of Works and Transportation Communication poles will not be installed on the transit spine collector road
LANDSCAPING FENCING AND STREETSCAPE REQUIREMENTS
Site Clearing Topsoil Stripping
32 The owner shall remove any trees and any vegetation on the subject lands as may be required by the Director Community Design Parks Planning and Development
33 The owner shall not remove any trees or topsoil from the land within the plan or start any grading of the land within the plan prior to registration of the plan without a topsoil removal permit issued pursuant to City of Brampton By-law 30-92 and the approval of the Director Engineering and Development Services including entering into a preliminary subdivision agreement if required by the Director Engineering and Development Services
34 Prior to the granting of a top soil stripping permit or in conjunction with the 1st engineering submission whichever comes first protective hoarding to be determined through detailed design is required
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a) Along the Buffer Block Line of the Natural Heritage System
All hoarding will be provided and erected by the applicant at their expense and to the satisfaction of the City prior to the pre-servicing or any construction occurring on the site and shall be maintained by the applicant
Street Trees
35 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to provide street trees along all internal streets within the subject plan and along immediately abutting boulevards of adjacent streets The applicant shall comply with the recommendations of the approved Community design Guidelines (as applicable) to the satisfaction of the City
36 The applicant shall implement at their expense and to the satisfaction of the City all works shown on the approved streetscape plans in accordance with the Subdivision Agreement and the approved Community Design Guidelines (where applicable) and will include the implementation of all applicable boulevard and buffer planting and entry features including all structures and planting
Fencing
37 The owner shall provide detailed engineering and landscape plans for the development of fencing on all Lots and Blocks to the satisfaction of the Director Community Design Parks Planning and Development The owner shall not be eligible for development charges credit against work performed in accordance with City standards and the current Development Charges By-Law
38 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to erect fencing at their expense in accordance with the City Fencing Policy the approved Community Design Guidelines for the area and any other Conditions of Draft Approval for the development that apply to fencing
39 The owner shall make satisfactory arrangements with the Director Community Design Parks Planning and Development through the Subdivision Agreement to erect at their expense decorative wooden screen fencing 18 metres high in locations and of a design satisfactory to the City along all residential property boundaries which are adjacent to Canada Post Community Mail Boxes
Landscape Works
40 Prior to plan registration the applicant shall pay a maintenance fee for any landscape item deemed necessary by the applicant but which exceeds the City standard This may include but not be limited to special entry feature
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structures irrigation systems acoustical walls and architectural landscape elements located on public property
41 Prior to issuance of final acceptance of all landscape works the applicant shall provide as-built drawings in the form of digital files for all dedicated park open space stormwater management entry feature landscape buffer blocks etc The submission of these drawings will meet the latest digital standards as prescribed by the City of Brampton
Urban Design amp Architectural Control
42 The applicant shall implement the Community Design Guidelines including but not limited to the provision of appropriate building architecture landscape treatments and other arrangements to accommodate the consolidation of street accessories such as newspaper boxes mail boxes utility boxes etc to the satisfaction of the Commissioner of Planning Design amp Development and the Director Community Design Planning and Development In this regard minor revisions to the plan may be necessary to provide sufficient space for such features
PARK AND OPEN SPACE REQUIREMENTS
Parkland
43 In accordance with current City practices prior to the issuance of Building Permits for all medium density residential high density residential and commercial development which is subject to Site Plan Approval satisfactory arrangements shall have been made with the realty Services Section of the Buildings and Property Management Department and the Finance Department with respect to the payment of cash-in-lieu of parkland and valued as of the day before the day of building permit issuance pursuant to Section 42(6) of the Planning Act and the City of Bramptons Parkland Dedication By-Law
Open Space Plans
44 NA
Vegetation Assessment
45 Prior to the submission of any grading and servicing plans or any grading on the subject property and prior to registration of the plan the applicant shall
a) submit to the satisfaction of the Community Design Parks Planning and Development Division a Vegetation Inventory and Assessment for the preservation of as many trees as possible identified by the City as desirable for preservation In this regard the applicant shall be required to identify on the Grading and Drainage Plans and Landscaping Plans the trees to be retained and the methodology proposed for their
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retention This methodology shall include individual tree preservation plans illustrating proposed building sites and working envelopes existing and proposed grades and the trees to be protected or removed and shall be supported by a hydrogeoligists report which recommends appropriate subdivision and grading techniques for the maintenance of existing surface runoff or ground water conditions necessary for the long term preservation of the trees identified for retention All preservations and tree protection measures are to be installed and inspected by the City prior to pre-servicing of the subdivision
b) stake the location for the sanitary sewer where the least disturbance will occur to the natural aesthetics of the public open space to the satisfaction of the Community Services Department
c) locate the detention ponds in locations where minimal impact will occur to the natural aesthetics of the valley to the satisfaction of the Community Services Department and
d) retain a Landscape ArchitectEcologist to prepare Planting and Restoration Plans for the quantityquality ponds for approval by the Community Services Department
46 Prior to assumption any material identified in the Tree Preservation and Management Plan(s) as hazardous or identified for removal for accessibility or safety reasons and any deleterious materials and debris not normally found in a natural area whether in a woodlot block vista block or other location as determined by the City shall be removed at the applicants expense
Natural Heritage System
47 It is acknowledged that the limit of development includes an appropriate buffer to facilitate protection and preservation of the Natural Heritage System The width of the buffer has been established by the Mount Pleasant Secondary Plan
48 Prior to registration the City shall obtain the gratuitous pre-conveyance of the Huttonville Creek Natural Heritage System or portions thereof if necessary
BUILDING REQUIREMENTS
Site Plan Approval
49 The owner acknowledges that any Medium Density Residential Blocks High Density Residential Blocks and Commercial Blocks will require Site Plan Approval prior to the issuance of a building permit
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Exposed Basements
50 NA
Driveway Locations
51 NA
Fire Break Lots
52 NA
Foundations
53 Prior to the issuance of any building permit the owner shall provide an engineering report to the satisfaction of the Chief Building Official indicating special foundation requirements if any to support structures that may be erected on disturbed ground or lots where filling has occurred
NOISE ATTENUATION REQUIREMENTS
Noise Abatement
54 Prior to the applicant entering into any residential purchase and sale agreements the applicant shall engage the services of a qualified acoustical consultant to complete a noise study recommending noise control measures satisfactory to the City (and Region of Peel when requested by the Region) where applicable A copy of this report shall be provided to the Citys Chief Building Official
Note In this regard revisions to the plan such as lot adjustments may be necessary to achieve acceptable rear yard area in conjunction with satisfactory noise attenuation measures and City policy
55 The noise control measures and noise warnings recommended by the acoustical report as required in condition number 52 above shall be implemented to the satisfaction of the Director Engineering and Development Services (and Region of Peel as required)
56 Prior to the issuance of any building permits the owner shall provide the Citys Chief Building Official with a certificate certifying that the builders plans for each dwelling unit to be constructed on the plan shows all of the noise attenuation works required by the approved acoustical report and the approved plans where applicable
57 The City of Brampton will not accept any temporary warning clauses with duration of three (3) years as mitigation
58 Prior to final approval all stationary noise problems must be addressed
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Easements
59 The owner shall grant all necessary easements for drainage utility and servicing purposes as may be required to the appropriate agency or public authority
Deeding Roads and Pathways
60 The proposed road allowances road widenings daylighting pedestrian pathways bicycle pathways and public transit rights of way provisions shall be dedicated as public highways on the final plan proposed for registration
Open Space
61 Prior to registration all identified open space lands within the subject application including all lands associated with the Natural Heritage System associated buffer(s) all identified vista park blocks all identified stormwater block engineered (drainage) channel blocks and identified entry feature blocks shall be conveyed to the City gratuitously and in a condition satisfactory to the City No parkland dedication credit will be provided for the blocks in question The applicant will landscape the subject blocks in accordance with the approved plans and will be eligible for development charges credit against work performed where applicable and in accordance with City standards and the current Development Charges By-law
62 In conjunction with the submission of the first engineering submission the applicant shall provide detailed working drawings for all identified park blocks open space blocks stormwater management facilities engineered drainage channels landscape buffer blocks streetscape planting entry feature blocks and fencing to the satisfaction of the applicable approving departments and in accordance with the latest City standards Fencing shall be included along holdout properties where they abut the plan subject to the approval of the existing property owners
The applicant shall comply with both the facility fitconcept plan approved prior to draft plan approval andor the recommendations of the approved Community Design Guidelines (as applicable)
63 Prior to registration the developer agrees to provide the City with the final landscape submission a detailed summary of all areas of parkland open space stormwater management ponds valleylands woodlots and buffers including quantities or areas of boulevard and buffer sod boulevard and buffer trees shrub beds and irrigation systems that will be installed by the developer in the subdivision agreement and will be owned by the City at assumption of the Subdivision Plan
64 Prior to assumption the developer is responsible for the development of all park open space stormwater management entry feature and landscape buffer blocks in accordance with the approved plans and in accordance with the current Development Charges By-law
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Walkways
65 NA
Road Widenings
66 The road widening Blocks 11 to 14 shall be gratuitously dedicated to the Region of Peel on the final plan
03 Metre Reserves
67 03 metre reserves shall be conveyed to the Cityof Brampton on Blocks 15 to 19
Buffers
68 NA
Transit
69 Prior to registration the applicant shall consult with Brampton Transit to determine suitable locations for transit stops and to indicate these locations on the Aboveground Servicing Plans
70 The applicant shall agree to meet the conditions of Brampton Transit with respect to the installation of future bus stop infrastructure to the satisfaction of the Commissioner of Works and Transportation
NOTICE REQUIREMENTS
Sales Office Community Information Maps
71 NA
Use of Land Notices
Statements and Clauses
72 NA
Signage
73 In conjunction with the first engineering submission the owner shall erect and maintain signs in the following locations and in the following manner
a) On Block 6 indicating that Block 6 will be developed as part of a Natural Heritage System containing important environmental features and systems and in accordance with the approved Huttonivlle and Fletchers Creeks Subwatershed Study This Block is to be left in a
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naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
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i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
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any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
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88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
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distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
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advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
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L5N 6R4
Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
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NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
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Commissioners of the Planning Design and Development and Works and Transportation Departments
Urban Design
Staff has evaluated a preliminary concept site plan provided by the new potential owner of Commercial Blocks 1 to 4 inclusive However this preliminary concept site plan has no official status and will be updated in the context of the submission of a future application to amend the zoning by-law An urban design brief will be submitted at that time to enable a comprehensive evaluation of urban design and built form for the blocks on the proposed revised draft plan of subdivision
Recommended Draft Plan Approval Process
The draft conditions of draft plan approval found at Appendix 8 reflect the Citys Standard Conditions of Draft Plan Approval as administered by the Planning Design and Development Department and have been tailored to the unique circumstances of this particular subdivision and in particular the future submission of an application(s) to amend the zoning by-law for the proposed blocks
Recommendation 4 of this report directs staff to prepare appropriate conditions of draft plan approval in general accordance with the draft conditions of draft plan approval contained in Appendix 8 of this report along with updatedrevised conditions of draft plan approval from internal City Departments and external commenting agencies all to the satisfaction of the Commissioner of the Planning Design and Development Department
The findings of the various studies submitted by the applicant and the various issues outlined in this Appendix will if necessary be incorporated as conditions of draft plan approval or comprise future amendment(s) to the draft approved subdivision plan The subdivision plan and studies are in the circulation period during the time of the writing of this report
CONCLUSION
The approval in principle of the revised draft plan of subdivision application facilitates the establishment of development blocks and a road network and subject to the approval of the recommendations in this report represents good planning Further requirements pertaining to the subject lands will be addressed through the submission of future development applications for the various blocks within the plan of subdivision
17 f7-^
APPENDIX 7
PUBLIC MEETING ATTENDANCE RECORD
City File Number C04W11006 Subdivision File21T-10022B
Members Present
Regional Councillor P Palleschi - Wards 2 and 6 (Chair) City Councillor V Dhillon - Wards 9 and 10 (Vice-Chair) Regional Councillor E Moore - Wards 1 and 5 City Councillor G Gibson - Wards 1 and 5 City Councillor J Hutton - Wards 2 and 6 Mayor Susan Fennell (designate for Regional Councillor J Sanderson)
Members Absent
Regional Councillor J Sanderson - Wards 3 and 4 (personal) Regional Councillor G Miles - Wards 7 and 8 (other municipal business) Regional Councillor S Hames - Wards 7 and 8 (vacation) Regional Councillor J Sprovieri - Wards 9 and 10 (vacation) City Councillor B Callahan - Wards 3 and 4 (vacation)
Staff Present
Planning Design and Development Department J Corbett Commissioner Planning Design and Development A Smith Director Planning Policy and Growth Management D Kraszewski Director Planning and Land Development Services M Won Director Engineering and Development Services K Walsh Director Community Design Parks Planning and Development A Parsons Development Planner B Steiger Central Area Planner N Grady Development Planner
Corporate Services Department J Burton Legal Counsel E Evans Deputy Clerk C Urquhart Legislative Coordinator
Members of the Public
Mr Michael Vernem 18 Leagrove Street Brampton
18 PI-IS
Results of the Public Meeting
A special meeting of the Planning Design and Development Committee was held on March 7 2011 in the Council Chambers 4th Floor 2 Wellington Street West Brampton Ontario commencing at 700 pm with respect to the subject application Notices of this meeting were sent to property owners within 900 metres As indicated in Appendix 7 one interested member of the public was in attendance to speak to the application and as found at Appendix 8 correspondence was received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Comments Provided at the Public Meeting
Mr Michael Vernem 18 Leagrove Street Brampton expressed concerns regarding the proposed access to the site from Bovaird Drive given the existing traffic congestion He suggested that measures be taken to improve traffic on Bovaird Drive before development begins at the site
Staff Response
As noted under the Transportation Issues section in Appendix 6 of this report a Traffic Impact Study has been prepared by the applicant in support of the revised draft plan of subdivision to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions based in part on their review of the Traffic Impact Study
There is the opportunity for the Region of Peel to impose requirements through conditions of draft plan approval relating to Bovaird Drive West Notwithstanding this the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes could alleviate Mr Vernems concerns with existing traffic congestion
Correspondence Received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Staff Response
The applicant has received Mr Davies correspondence and has advised staff that they accept in principle the need to integrate road access and connectivity between the subdivision plan and the Osmington lands As noted under the Transportation Issues section in Appendix 6 of this report the applicant has provided the most westerly extension of Street B terminating in a cul-de-sac to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road The applicants Traffic Impact Study indicates that through their ongoing analysis of the transportation network a road crossing over the
19 p7-iU
Natural Heritage System (NHS) by way of connecting Streets B and C not necessary As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders in this regard There is the opportunity to impose requirements through conditions of draft plan approval andor clauses in future rezoning agreements pertaining to all aspects of the road network contained within the proposed draft plan of subdivision Notwithstanding this Mr Davies is encouraged to have his client - Osmington- participate with Mattamy in the future Environmental Assessment Study process in order to ensure acceptable road network integration between the subject property and the Osmington lands This process can occur in conjunction with the recommended draft plan approval of the subject lands and if a road crossing over Huttonville Creek by way of connecting Streets B and C is warranted from an overall transportation network perspective then this could be achieved through the filing of a new draft plan of subdivision sometime in the future or other methods acceptable to the City (ie through an agreement and reference plan to convey the road) In the meantime to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
20 P7-VT
Appendix 8 Correspondence Received City File Numbers C04W11006 and 21T-10022B
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D a vies
H o w e
P a i iner s
LLP
Lawyers
The Fifth Floor
99 Spadina Ave
To r o n t o 0 n t a ri o
M5V 3P8
T 4169777088
F 4169778931
davieshowecom
Please refer to Jeffrey L Davies e-mail jdauiesdauieshowecom
March 2 2011
The Chair and Committee Members
Planning Design and Development Committee co Mr John Corbett Commissioner The City of Brampton 2 Wellington Street City Hall 3rd Floor L6Y4R2
Dear Chair and Committee Members
Re Information Report - Mattamy (Credit River) Limited Draft Plan of Subdivision Application
We represent Osmington Inc the owner of the lands on the west side of Mississauga Road and being across from the Mattamy lands
The engineers for Osmington have been working with the engineers for Mattamy regarding mutual road alignment and other considerations
Osmington submits that the alignment of Station Road within the proposed Mattamy subdivision would be improved if it were to follow the alignment shown on the attached sketch
Yours sincerely DAVIES HOWE PARTNERS LLP
Jeffrey L Davies
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Page 2
Davies copy Howe N Sabat Osmington Inc Part n e F Doricin Mattamy Development Corporation 11 f- M Vernooy Mattamy Development Corporation
M Gagnon Gagnon amp Law C Chung Glen Schnarr amp Associates Inc D Cherepacha Read Voorhees amp Associates R Webster The Sernas Group Inc
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20
Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
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Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
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SCHEDULE A
DRAFT CONDITIONS OF DRAFT APPROVAL
DRAFT APPROVAL DATE
SUBJECT Draft Plan of Subdivision
GAGNON amp LAW URBAN PLANNERS LTD shyMATTAMY (CREDIT RIVER) LTD 21T-10022B
City of Brampton C04W11006
Planner Neal Grady
In accordance with By-law 10-97 the Council of the City of Brampton has made a decision to authorize the draft approval of the above noted draft plan of subdivision subject to the following conditions
GENERAL PLANNING REQUIREMENTS
Approved Plan and Redlines
1 The final plan shall conform to the draft plan prepared by GAGNON amp LAW URBAN PLANNERS LTD dated October 7 2011
Development Agreement
2 A Subdivision Agreement shall be entered into and executed by the applicant the City of Brampton and the Region of Peel to satisfy all financial legal and engineering matters including landscaping and the installation of municipal services parkland dedication or cash-in-lieu of parkland requirements to the satisfaction of the Director Community Design Parks Planning and Development and other requirements of the City of Brampton and the Region of Peel including the payment of all applicable Regional City and Educational development charges in accordance with their applicable Development Charges By-laws
Zoning
3 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Commercial Blocks 1 through 4 to the satisfaction of the Commissioner of Planning Design and Development
4 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Future Development Blocks 7
F7-3H
and 9 to the satisfaction of the Commissioner of Planning Design and Development
5 Future Development Blocks 7 and 9 shall only be developed in conjunction with a future Zoning By-Law Amendment application to permit the development in accordance with the draft approved plan of subdivision including zoning controls that are unique and specific to the design characteristics of the subdivision
Staging
6 Development of the plan shall be staged to the satisfaction of the City and the Region of Peel In this regard among other things staging of the development of the plan shall be based on the timing of road improvements and the timing of the provision of other essential services and facilities for this subdivision In this regard the applicant shall agree to enter into a phasing agreement if and when required by the City or the Region of Peel
Maintenance Easements
7 NA
Reserve Block and Lots
8 Prior to registration the applicant shall demonstrate to the satisfaction of the Commissioner of Planning Design amp Development by the submission of appropriate development concepts or by other suitable means that abutting lands can be developed in an appropriate manner and in accordance with the applicable Secondary Plan In this regard minor revisions to the plan may be necessary to facilitate the appropriate development of abutting lands
9 Future Development Block 8 will be deeded to the City of Brampton in escrow pending the outcome of the Station Road EA Any portion of Future Development Block 8 that is not required for the future Station Road shall be gratuitously conveyed to the adjacent landowner following the transfer of the Station Road right-of-way lands to the City
Building Removal
10 Prior to registration the applicant shall remove any existing buildings on those lands contained within the phase being registered
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
H-SS 3
SERVICING GRADING AND ROAD REQUIRMENTS
Drainage
11 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof the following matters are to be approved to the satisfaction of the Director Engineering and Development Services and the Credit Valley Conservation
i Functional Servicing Report dated October 2011 prepared by Urbantech and if necessary the subdivision plan shall be redline revised to implement the findings of the amended Functional Servicing Report including but not limited to inclusion of easements or stormwater management blocks which may result in modifications to the proposed lot and road layouts
ii Hydrogeological Report analysis and recommendations consistent with the approved Environmental Implementation Report and Scoped Environmental Impact Study
iii mitigation andor compensation measures consistent with the recommendations of the approved Environmental Implementation Report and Scoped Environmental Impact Study and if necessary the plan shall be redline revised to implement satisfactory mitigation andor compensation measures
iv detailed engineering and grading plans for the overall draft plan of subdivision
v appropriate sediment and erosion control measures
vi that appropriate permits under Ontario Regulation 16006 be received
b) Agree in the subdivision agreement in wording acceptable to the Director Engineering and Development Services and the Credit Valley Conservation Authority
i) To carry out or cause to be carried out the works referred to in condition 11 a) above
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
4 R-36 Servicing
12 Prior to the initiation of any servicing and prior to the registration of the plan or any phase thereof the applicant shall submit detailed engineering drawings and supporting reports to Development Engineering Services for review and approval No servicing works shall be permitted until the drawings are approved
13 Prior to the initiation of any servicing and prior to the registration of this plan or any phase thereof the applicant shall grant gratuitously all necessary external easements and lands for access drainage servicing and utility purposes as may be required to the appropriate municipality agency or public authority
14 Prior to the first engineering submission the applicant shall submit to the City of Bramptons Development Engineering Services Division for approval a detailed plan illustrating all proposed sidewalk locations within the draft plan of subdivision abutting any commercial plan
15 Provisions shall be made that servicing of this Draft Plan will require construction of a 375 mm diameter sanitary sewer and a 450 mm diameter sanitary sewer within the Plan The 375 mm diameter sanitary sewer and the 450 mm diameter sanitary sewer are the financial responsibility of the Region of Peel as per Development Charges By-law Should the developer wish to proceed with these works in order to obtain clearance of this condition at a time when the Region is not prepared to fund the works then the developer shall be required to enter into a front-ending agreement prior to the constructions of the works This agreement will be subject to the Regions determination that it has or will have sufficient funds to justify entering into the font-ending agreements and Regional Council Approval
Utility Relocation
16 Prior to the registration of the plan arrangements shall be made to the satisfaction of the Director Engineering and Development Services for any relocation of utilities required by the development of the subject lands to be undertaken at the developers expense
Stormwater Management
17 Prior to registration Stormwater Management Ponds to be designed and constructed in accordance with the Functional Servicing Report to the satisfaction of the Director of Engineering and Development Services
18 Prior to registration planting plans shall be approved by the Conservation Authority for all stormwater management blocks
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-I0022B and C04W11006
P7-7 19 Any portion of Stormwater Management Pond Block 5 that is not required to
accommodate the Stormwater Management facility and the future Station Road shall be gratuitously conveyed to the adjacent Landowner following the transfer of the Station Road right-of-way lands to the City
Overland Flow
20 Stormwater overland flow routes shall be kept within roads approved walkways or other locations deemed acceptable by the Director of Engineering and Development Services
Building Separation
21 NA
Hydro One Brampton
22 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the City of Brampton for the provision of major facilities such as switchgear installations
Soil
23 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to registration of this plan or any phase thereof submit for the approval of the City Engineering and Development Services Division a detailed soils investigation of the site prepared by a qualified Geotechnical Engineer A copy of this report shall also be submitted to the Citys Chief Building Official
b) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof submit to the Chief Building Official
i) a Phase 1 Environmental Site Assessment ii) a Phase 2 Environmental Site Assessment if required as
a result of the Phase 1 Environmental Site Assessment iii) a decommissioning report if contaminated material has
been identified and is removed or alternatively a copy of the risk assessment together with a copy of the written acknowledgement of its acceptance by the Ministry of the Environment and
iv) a copy of a Record of Site Condition and confirmation of the filing of Site Condition in the Environmental Site Registry
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c) Notwithstanding Condition 22b) above provisions shall be provided for in the Subdivision Agreement where the owner agrees to submit the required documents listed in Condition 22b) for the Feed Mill lands at the time of the decommissioning of the site and that provisions shall be provided for in the Subdivision Agreement that allow for the registration of any part of the plan save and except Future Development Block 8 until such time as the documents required in Condition 22 b) are provided
d) Prior to the initiation of any site grading or servicing the applicant shall provide a report identifying all existing water wells and private sewage disposal systems on the lands The applicant shall provide verification to the satisfaction of the Citys Chief Building Official that all wells and septic systems identified have been decommissioned in accordance with all applicable laws and regulations
Road Alignments
24 The horizontal and vertical alignments of all roads including their intersection geometries shall be designed to the latest City standards and requirements In this regard minor revisions to the road pattern and intersection alignments may be required
Construction Traffic Route
25 Prior to approval of any detailed engineering drawings arrangements shall be made to the satisfaction of the Commissioner of Works and
Transportation for a suitable construction traffic route
Roads
26 Prior to registration the City shall obtain the pre-dedication of roads or portions thereof if necessary
27 The City of Brampton will be designing and constructing the James Potter RoadCreditview Road underpass and a development charges prepayment agreement shall be executed with Mattamy (Credit River) Ltd and the City for its delivery
28 Prior to registration appropriate arrangements shall be made to the satisfaction of the Commissioner of Planning Design and Development for landowners within the boundaries of Block Plan 51-1 to provide a financial contribution if required to contribute to the cost of providing improved pedestrian access along Bovaird Drive West to the Mount Pleasant GO Station
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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29 Prior to registration the City and the Developer will enter into an agreement with regard to the conveyance and construction of Creditview Road between Bovaird Drive West and Street B of this subdivision This agreement will also address the front-ending and DC recoveries related to this portion of Creditview Road
Traffic Signals
30 Prior to registration the applicant will provide cash-in-lieu funds to the satisfaction of the Director of Engineering and Development Services for the installationupgrading of traffic signals at certain intersections within andor associated with the Plan of Subdivision as determined by the City through the detailed engineering design process These funds will not include signalization or intersection works previously accounted for in the 2009 Development Charges Background Study
Street Lighting
31 The street lighting system on all local and collector roadways for this subdivision development shall be designed and constructed in accordance with the latest City of Brampton standards and specifications The street lighting system on all arterial roadways will continue to use the conventional concrete poles unless specified otherwise by the Director Community Design Parks Planning and Development the Director Engineering and Development Services and the Commissioner of Works and Transportation Communication poles will not be installed on the transit spine collector road
LANDSCAPING FENCING AND STREETSCAPE REQUIREMENTS
Site Clearing Topsoil Stripping
32 The owner shall remove any trees and any vegetation on the subject lands as may be required by the Director Community Design Parks Planning and Development
33 The owner shall not remove any trees or topsoil from the land within the plan or start any grading of the land within the plan prior to registration of the plan without a topsoil removal permit issued pursuant to City of Brampton By-law 30-92 and the approval of the Director Engineering and Development Services including entering into a preliminary subdivision agreement if required by the Director Engineering and Development Services
34 Prior to the granting of a top soil stripping permit or in conjunction with the 1st engineering submission whichever comes first protective hoarding to be determined through detailed design is required
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a) Along the Buffer Block Line of the Natural Heritage System
All hoarding will be provided and erected by the applicant at their expense and to the satisfaction of the City prior to the pre-servicing or any construction occurring on the site and shall be maintained by the applicant
Street Trees
35 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to provide street trees along all internal streets within the subject plan and along immediately abutting boulevards of adjacent streets The applicant shall comply with the recommendations of the approved Community design Guidelines (as applicable) to the satisfaction of the City
36 The applicant shall implement at their expense and to the satisfaction of the City all works shown on the approved streetscape plans in accordance with the Subdivision Agreement and the approved Community Design Guidelines (where applicable) and will include the implementation of all applicable boulevard and buffer planting and entry features including all structures and planting
Fencing
37 The owner shall provide detailed engineering and landscape plans for the development of fencing on all Lots and Blocks to the satisfaction of the Director Community Design Parks Planning and Development The owner shall not be eligible for development charges credit against work performed in accordance with City standards and the current Development Charges By-Law
38 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to erect fencing at their expense in accordance with the City Fencing Policy the approved Community Design Guidelines for the area and any other Conditions of Draft Approval for the development that apply to fencing
39 The owner shall make satisfactory arrangements with the Director Community Design Parks Planning and Development through the Subdivision Agreement to erect at their expense decorative wooden screen fencing 18 metres high in locations and of a design satisfactory to the City along all residential property boundaries which are adjacent to Canada Post Community Mail Boxes
Landscape Works
40 Prior to plan registration the applicant shall pay a maintenance fee for any landscape item deemed necessary by the applicant but which exceeds the City standard This may include but not be limited to special entry feature
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
n-m
structures irrigation systems acoustical walls and architectural landscape elements located on public property
41 Prior to issuance of final acceptance of all landscape works the applicant shall provide as-built drawings in the form of digital files for all dedicated park open space stormwater management entry feature landscape buffer blocks etc The submission of these drawings will meet the latest digital standards as prescribed by the City of Brampton
Urban Design amp Architectural Control
42 The applicant shall implement the Community Design Guidelines including but not limited to the provision of appropriate building architecture landscape treatments and other arrangements to accommodate the consolidation of street accessories such as newspaper boxes mail boxes utility boxes etc to the satisfaction of the Commissioner of Planning Design amp Development and the Director Community Design Planning and Development In this regard minor revisions to the plan may be necessary to provide sufficient space for such features
PARK AND OPEN SPACE REQUIREMENTS
Parkland
43 In accordance with current City practices prior to the issuance of Building Permits for all medium density residential high density residential and commercial development which is subject to Site Plan Approval satisfactory arrangements shall have been made with the realty Services Section of the Buildings and Property Management Department and the Finance Department with respect to the payment of cash-in-lieu of parkland and valued as of the day before the day of building permit issuance pursuant to Section 42(6) of the Planning Act and the City of Bramptons Parkland Dedication By-Law
Open Space Plans
44 NA
Vegetation Assessment
45 Prior to the submission of any grading and servicing plans or any grading on the subject property and prior to registration of the plan the applicant shall
a) submit to the satisfaction of the Community Design Parks Planning and Development Division a Vegetation Inventory and Assessment for the preservation of as many trees as possible identified by the City as desirable for preservation In this regard the applicant shall be required to identify on the Grading and Drainage Plans and Landscaping Plans the trees to be retained and the methodology proposed for their
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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retention This methodology shall include individual tree preservation plans illustrating proposed building sites and working envelopes existing and proposed grades and the trees to be protected or removed and shall be supported by a hydrogeoligists report which recommends appropriate subdivision and grading techniques for the maintenance of existing surface runoff or ground water conditions necessary for the long term preservation of the trees identified for retention All preservations and tree protection measures are to be installed and inspected by the City prior to pre-servicing of the subdivision
b) stake the location for the sanitary sewer where the least disturbance will occur to the natural aesthetics of the public open space to the satisfaction of the Community Services Department
c) locate the detention ponds in locations where minimal impact will occur to the natural aesthetics of the valley to the satisfaction of the Community Services Department and
d) retain a Landscape ArchitectEcologist to prepare Planting and Restoration Plans for the quantityquality ponds for approval by the Community Services Department
46 Prior to assumption any material identified in the Tree Preservation and Management Plan(s) as hazardous or identified for removal for accessibility or safety reasons and any deleterious materials and debris not normally found in a natural area whether in a woodlot block vista block or other location as determined by the City shall be removed at the applicants expense
Natural Heritage System
47 It is acknowledged that the limit of development includes an appropriate buffer to facilitate protection and preservation of the Natural Heritage System The width of the buffer has been established by the Mount Pleasant Secondary Plan
48 Prior to registration the City shall obtain the gratuitous pre-conveyance of the Huttonville Creek Natural Heritage System or portions thereof if necessary
BUILDING REQUIREMENTS
Site Plan Approval
49 The owner acknowledges that any Medium Density Residential Blocks High Density Residential Blocks and Commercial Blocks will require Site Plan Approval prior to the issuance of a building permit
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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Exposed Basements
50 NA
Driveway Locations
51 NA
Fire Break Lots
52 NA
Foundations
53 Prior to the issuance of any building permit the owner shall provide an engineering report to the satisfaction of the Chief Building Official indicating special foundation requirements if any to support structures that may be erected on disturbed ground or lots where filling has occurred
NOISE ATTENUATION REQUIREMENTS
Noise Abatement
54 Prior to the applicant entering into any residential purchase and sale agreements the applicant shall engage the services of a qualified acoustical consultant to complete a noise study recommending noise control measures satisfactory to the City (and Region of Peel when requested by the Region) where applicable A copy of this report shall be provided to the Citys Chief Building Official
Note In this regard revisions to the plan such as lot adjustments may be necessary to achieve acceptable rear yard area in conjunction with satisfactory noise attenuation measures and City policy
55 The noise control measures and noise warnings recommended by the acoustical report as required in condition number 52 above shall be implemented to the satisfaction of the Director Engineering and Development Services (and Region of Peel as required)
56 Prior to the issuance of any building permits the owner shall provide the Citys Chief Building Official with a certificate certifying that the builders plans for each dwelling unit to be constructed on the plan shows all of the noise attenuation works required by the approved acoustical report and the approved plans where applicable
57 The City of Brampton will not accept any temporary warning clauses with duration of three (3) years as mitigation
58 Prior to final approval all stationary noise problems must be addressed
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
2 F7-UH REAL ESTATE REQUIREMENTS
Easements
59 The owner shall grant all necessary easements for drainage utility and servicing purposes as may be required to the appropriate agency or public authority
Deeding Roads and Pathways
60 The proposed road allowances road widenings daylighting pedestrian pathways bicycle pathways and public transit rights of way provisions shall be dedicated as public highways on the final plan proposed for registration
Open Space
61 Prior to registration all identified open space lands within the subject application including all lands associated with the Natural Heritage System associated buffer(s) all identified vista park blocks all identified stormwater block engineered (drainage) channel blocks and identified entry feature blocks shall be conveyed to the City gratuitously and in a condition satisfactory to the City No parkland dedication credit will be provided for the blocks in question The applicant will landscape the subject blocks in accordance with the approved plans and will be eligible for development charges credit against work performed where applicable and in accordance with City standards and the current Development Charges By-law
62 In conjunction with the submission of the first engineering submission the applicant shall provide detailed working drawings for all identified park blocks open space blocks stormwater management facilities engineered drainage channels landscape buffer blocks streetscape planting entry feature blocks and fencing to the satisfaction of the applicable approving departments and in accordance with the latest City standards Fencing shall be included along holdout properties where they abut the plan subject to the approval of the existing property owners
The applicant shall comply with both the facility fitconcept plan approved prior to draft plan approval andor the recommendations of the approved Community Design Guidelines (as applicable)
63 Prior to registration the developer agrees to provide the City with the final landscape submission a detailed summary of all areas of parkland open space stormwater management ponds valleylands woodlots and buffers including quantities or areas of boulevard and buffer sod boulevard and buffer trees shrub beds and irrigation systems that will be installed by the developer in the subdivision agreement and will be owned by the City at assumption of the Subdivision Plan
64 Prior to assumption the developer is responsible for the development of all park open space stormwater management entry feature and landscape buffer blocks in accordance with the approved plans and in accordance with the current Development Charges By-law
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
13 F7-HS
Walkways
65 NA
Road Widenings
66 The road widening Blocks 11 to 14 shall be gratuitously dedicated to the Region of Peel on the final plan
03 Metre Reserves
67 03 metre reserves shall be conveyed to the Cityof Brampton on Blocks 15 to 19
Buffers
68 NA
Transit
69 Prior to registration the applicant shall consult with Brampton Transit to determine suitable locations for transit stops and to indicate these locations on the Aboveground Servicing Plans
70 The applicant shall agree to meet the conditions of Brampton Transit with respect to the installation of future bus stop infrastructure to the satisfaction of the Commissioner of Works and Transportation
NOTICE REQUIREMENTS
Sales Office Community Information Maps
71 NA
Use of Land Notices
Statements and Clauses
72 NA
Signage
73 In conjunction with the first engineering submission the owner shall erect and maintain signs in the following locations and in the following manner
a) On Block 6 indicating that Block 6 will be developed as part of a Natural Heritage System containing important environmental features and systems and in accordance with the approved Huttonivlle and Fletchers Creeks Subwatershed Study This Block is to be left in a
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
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i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
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any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
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88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
18 P7-50
distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
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P7-SI19
advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
F7-S 20
L5N 6R4
Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
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NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
17 f7-^
APPENDIX 7
PUBLIC MEETING ATTENDANCE RECORD
City File Number C04W11006 Subdivision File21T-10022B
Members Present
Regional Councillor P Palleschi - Wards 2 and 6 (Chair) City Councillor V Dhillon - Wards 9 and 10 (Vice-Chair) Regional Councillor E Moore - Wards 1 and 5 City Councillor G Gibson - Wards 1 and 5 City Councillor J Hutton - Wards 2 and 6 Mayor Susan Fennell (designate for Regional Councillor J Sanderson)
Members Absent
Regional Councillor J Sanderson - Wards 3 and 4 (personal) Regional Councillor G Miles - Wards 7 and 8 (other municipal business) Regional Councillor S Hames - Wards 7 and 8 (vacation) Regional Councillor J Sprovieri - Wards 9 and 10 (vacation) City Councillor B Callahan - Wards 3 and 4 (vacation)
Staff Present
Planning Design and Development Department J Corbett Commissioner Planning Design and Development A Smith Director Planning Policy and Growth Management D Kraszewski Director Planning and Land Development Services M Won Director Engineering and Development Services K Walsh Director Community Design Parks Planning and Development A Parsons Development Planner B Steiger Central Area Planner N Grady Development Planner
Corporate Services Department J Burton Legal Counsel E Evans Deputy Clerk C Urquhart Legislative Coordinator
Members of the Public
Mr Michael Vernem 18 Leagrove Street Brampton
18 PI-IS
Results of the Public Meeting
A special meeting of the Planning Design and Development Committee was held on March 7 2011 in the Council Chambers 4th Floor 2 Wellington Street West Brampton Ontario commencing at 700 pm with respect to the subject application Notices of this meeting were sent to property owners within 900 metres As indicated in Appendix 7 one interested member of the public was in attendance to speak to the application and as found at Appendix 8 correspondence was received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Comments Provided at the Public Meeting
Mr Michael Vernem 18 Leagrove Street Brampton expressed concerns regarding the proposed access to the site from Bovaird Drive given the existing traffic congestion He suggested that measures be taken to improve traffic on Bovaird Drive before development begins at the site
Staff Response
As noted under the Transportation Issues section in Appendix 6 of this report a Traffic Impact Study has been prepared by the applicant in support of the revised draft plan of subdivision to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions based in part on their review of the Traffic Impact Study
There is the opportunity for the Region of Peel to impose requirements through conditions of draft plan approval relating to Bovaird Drive West Notwithstanding this the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes could alleviate Mr Vernems concerns with existing traffic congestion
Correspondence Received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Staff Response
The applicant has received Mr Davies correspondence and has advised staff that they accept in principle the need to integrate road access and connectivity between the subdivision plan and the Osmington lands As noted under the Transportation Issues section in Appendix 6 of this report the applicant has provided the most westerly extension of Street B terminating in a cul-de-sac to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road The applicants Traffic Impact Study indicates that through their ongoing analysis of the transportation network a road crossing over the
19 p7-iU
Natural Heritage System (NHS) by way of connecting Streets B and C not necessary As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders in this regard There is the opportunity to impose requirements through conditions of draft plan approval andor clauses in future rezoning agreements pertaining to all aspects of the road network contained within the proposed draft plan of subdivision Notwithstanding this Mr Davies is encouraged to have his client - Osmington- participate with Mattamy in the future Environmental Assessment Study process in order to ensure acceptable road network integration between the subject property and the Osmington lands This process can occur in conjunction with the recommended draft plan approval of the subject lands and if a road crossing over Huttonville Creek by way of connecting Streets B and C is warranted from an overall transportation network perspective then this could be achieved through the filing of a new draft plan of subdivision sometime in the future or other methods acceptable to the City (ie through an agreement and reference plan to convey the road) In the meantime to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
20 P7-VT
Appendix 8 Correspondence Received City File Numbers C04W11006 and 21T-10022B
e fVW
D a vies
H o w e
P a i iner s
LLP
Lawyers
The Fifth Floor
99 Spadina Ave
To r o n t o 0 n t a ri o
M5V 3P8
T 4169777088
F 4169778931
davieshowecom
Please refer to Jeffrey L Davies e-mail jdauiesdauieshowecom
March 2 2011
The Chair and Committee Members
Planning Design and Development Committee co Mr John Corbett Commissioner The City of Brampton 2 Wellington Street City Hall 3rd Floor L6Y4R2
Dear Chair and Committee Members
Re Information Report - Mattamy (Credit River) Limited Draft Plan of Subdivision Application
We represent Osmington Inc the owner of the lands on the west side of Mississauga Road and being across from the Mattamy lands
The engineers for Osmington have been working with the engineers for Mattamy regarding mutual road alignment and other considerations
Osmington submits that the alignment of Station Road within the proposed Mattamy subdivision would be improved if it were to follow the alignment shown on the attached sketch
Yours sincerely DAVIES HOWE PARTNERS LLP
Jeffrey L Davies
JLDmc
Encl
lt e P7-1
Page 2
Davies copy Howe N Sabat Osmington Inc Part n e F Doricin Mattamy Development Corporation 11 f- M Vernooy Mattamy Development Corporation
M Gagnon Gagnon amp Law C Chung Glen Schnarr amp Associates Inc D Cherepacha Read Voorhees amp Associates R Webster The Sernas Group Inc
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20
Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
2i F7-S2
Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
F7-S3
SCHEDULE A
DRAFT CONDITIONS OF DRAFT APPROVAL
DRAFT APPROVAL DATE
SUBJECT Draft Plan of Subdivision
GAGNON amp LAW URBAN PLANNERS LTD shyMATTAMY (CREDIT RIVER) LTD 21T-10022B
City of Brampton C04W11006
Planner Neal Grady
In accordance with By-law 10-97 the Council of the City of Brampton has made a decision to authorize the draft approval of the above noted draft plan of subdivision subject to the following conditions
GENERAL PLANNING REQUIREMENTS
Approved Plan and Redlines
1 The final plan shall conform to the draft plan prepared by GAGNON amp LAW URBAN PLANNERS LTD dated October 7 2011
Development Agreement
2 A Subdivision Agreement shall be entered into and executed by the applicant the City of Brampton and the Region of Peel to satisfy all financial legal and engineering matters including landscaping and the installation of municipal services parkland dedication or cash-in-lieu of parkland requirements to the satisfaction of the Director Community Design Parks Planning and Development and other requirements of the City of Brampton and the Region of Peel including the payment of all applicable Regional City and Educational development charges in accordance with their applicable Development Charges By-laws
Zoning
3 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Commercial Blocks 1 through 4 to the satisfaction of the Commissioner of Planning Design and Development
4 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Future Development Blocks 7
F7-3H
and 9 to the satisfaction of the Commissioner of Planning Design and Development
5 Future Development Blocks 7 and 9 shall only be developed in conjunction with a future Zoning By-Law Amendment application to permit the development in accordance with the draft approved plan of subdivision including zoning controls that are unique and specific to the design characteristics of the subdivision
Staging
6 Development of the plan shall be staged to the satisfaction of the City and the Region of Peel In this regard among other things staging of the development of the plan shall be based on the timing of road improvements and the timing of the provision of other essential services and facilities for this subdivision In this regard the applicant shall agree to enter into a phasing agreement if and when required by the City or the Region of Peel
Maintenance Easements
7 NA
Reserve Block and Lots
8 Prior to registration the applicant shall demonstrate to the satisfaction of the Commissioner of Planning Design amp Development by the submission of appropriate development concepts or by other suitable means that abutting lands can be developed in an appropriate manner and in accordance with the applicable Secondary Plan In this regard minor revisions to the plan may be necessary to facilitate the appropriate development of abutting lands
9 Future Development Block 8 will be deeded to the City of Brampton in escrow pending the outcome of the Station Road EA Any portion of Future Development Block 8 that is not required for the future Station Road shall be gratuitously conveyed to the adjacent landowner following the transfer of the Station Road right-of-way lands to the City
Building Removal
10 Prior to registration the applicant shall remove any existing buildings on those lands contained within the phase being registered
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H-SS 3
SERVICING GRADING AND ROAD REQUIRMENTS
Drainage
11 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof the following matters are to be approved to the satisfaction of the Director Engineering and Development Services and the Credit Valley Conservation
i Functional Servicing Report dated October 2011 prepared by Urbantech and if necessary the subdivision plan shall be redline revised to implement the findings of the amended Functional Servicing Report including but not limited to inclusion of easements or stormwater management blocks which may result in modifications to the proposed lot and road layouts
ii Hydrogeological Report analysis and recommendations consistent with the approved Environmental Implementation Report and Scoped Environmental Impact Study
iii mitigation andor compensation measures consistent with the recommendations of the approved Environmental Implementation Report and Scoped Environmental Impact Study and if necessary the plan shall be redline revised to implement satisfactory mitigation andor compensation measures
iv detailed engineering and grading plans for the overall draft plan of subdivision
v appropriate sediment and erosion control measures
vi that appropriate permits under Ontario Regulation 16006 be received
b) Agree in the subdivision agreement in wording acceptable to the Director Engineering and Development Services and the Credit Valley Conservation Authority
i) To carry out or cause to be carried out the works referred to in condition 11 a) above
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4 R-36 Servicing
12 Prior to the initiation of any servicing and prior to the registration of the plan or any phase thereof the applicant shall submit detailed engineering drawings and supporting reports to Development Engineering Services for review and approval No servicing works shall be permitted until the drawings are approved
13 Prior to the initiation of any servicing and prior to the registration of this plan or any phase thereof the applicant shall grant gratuitously all necessary external easements and lands for access drainage servicing and utility purposes as may be required to the appropriate municipality agency or public authority
14 Prior to the first engineering submission the applicant shall submit to the City of Bramptons Development Engineering Services Division for approval a detailed plan illustrating all proposed sidewalk locations within the draft plan of subdivision abutting any commercial plan
15 Provisions shall be made that servicing of this Draft Plan will require construction of a 375 mm diameter sanitary sewer and a 450 mm diameter sanitary sewer within the Plan The 375 mm diameter sanitary sewer and the 450 mm diameter sanitary sewer are the financial responsibility of the Region of Peel as per Development Charges By-law Should the developer wish to proceed with these works in order to obtain clearance of this condition at a time when the Region is not prepared to fund the works then the developer shall be required to enter into a front-ending agreement prior to the constructions of the works This agreement will be subject to the Regions determination that it has or will have sufficient funds to justify entering into the font-ending agreements and Regional Council Approval
Utility Relocation
16 Prior to the registration of the plan arrangements shall be made to the satisfaction of the Director Engineering and Development Services for any relocation of utilities required by the development of the subject lands to be undertaken at the developers expense
Stormwater Management
17 Prior to registration Stormwater Management Ponds to be designed and constructed in accordance with the Functional Servicing Report to the satisfaction of the Director of Engineering and Development Services
18 Prior to registration planting plans shall be approved by the Conservation Authority for all stormwater management blocks
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P7-7 19 Any portion of Stormwater Management Pond Block 5 that is not required to
accommodate the Stormwater Management facility and the future Station Road shall be gratuitously conveyed to the adjacent Landowner following the transfer of the Station Road right-of-way lands to the City
Overland Flow
20 Stormwater overland flow routes shall be kept within roads approved walkways or other locations deemed acceptable by the Director of Engineering and Development Services
Building Separation
21 NA
Hydro One Brampton
22 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the City of Brampton for the provision of major facilities such as switchgear installations
Soil
23 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to registration of this plan or any phase thereof submit for the approval of the City Engineering and Development Services Division a detailed soils investigation of the site prepared by a qualified Geotechnical Engineer A copy of this report shall also be submitted to the Citys Chief Building Official
b) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof submit to the Chief Building Official
i) a Phase 1 Environmental Site Assessment ii) a Phase 2 Environmental Site Assessment if required as
a result of the Phase 1 Environmental Site Assessment iii) a decommissioning report if contaminated material has
been identified and is removed or alternatively a copy of the risk assessment together with a copy of the written acknowledgement of its acceptance by the Ministry of the Environment and
iv) a copy of a Record of Site Condition and confirmation of the filing of Site Condition in the Environmental Site Registry
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c) Notwithstanding Condition 22b) above provisions shall be provided for in the Subdivision Agreement where the owner agrees to submit the required documents listed in Condition 22b) for the Feed Mill lands at the time of the decommissioning of the site and that provisions shall be provided for in the Subdivision Agreement that allow for the registration of any part of the plan save and except Future Development Block 8 until such time as the documents required in Condition 22 b) are provided
d) Prior to the initiation of any site grading or servicing the applicant shall provide a report identifying all existing water wells and private sewage disposal systems on the lands The applicant shall provide verification to the satisfaction of the Citys Chief Building Official that all wells and septic systems identified have been decommissioned in accordance with all applicable laws and regulations
Road Alignments
24 The horizontal and vertical alignments of all roads including their intersection geometries shall be designed to the latest City standards and requirements In this regard minor revisions to the road pattern and intersection alignments may be required
Construction Traffic Route
25 Prior to approval of any detailed engineering drawings arrangements shall be made to the satisfaction of the Commissioner of Works and
Transportation for a suitable construction traffic route
Roads
26 Prior to registration the City shall obtain the pre-dedication of roads or portions thereof if necessary
27 The City of Brampton will be designing and constructing the James Potter RoadCreditview Road underpass and a development charges prepayment agreement shall be executed with Mattamy (Credit River) Ltd and the City for its delivery
28 Prior to registration appropriate arrangements shall be made to the satisfaction of the Commissioner of Planning Design and Development for landowners within the boundaries of Block Plan 51-1 to provide a financial contribution if required to contribute to the cost of providing improved pedestrian access along Bovaird Drive West to the Mount Pleasant GO Station
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29 Prior to registration the City and the Developer will enter into an agreement with regard to the conveyance and construction of Creditview Road between Bovaird Drive West and Street B of this subdivision This agreement will also address the front-ending and DC recoveries related to this portion of Creditview Road
Traffic Signals
30 Prior to registration the applicant will provide cash-in-lieu funds to the satisfaction of the Director of Engineering and Development Services for the installationupgrading of traffic signals at certain intersections within andor associated with the Plan of Subdivision as determined by the City through the detailed engineering design process These funds will not include signalization or intersection works previously accounted for in the 2009 Development Charges Background Study
Street Lighting
31 The street lighting system on all local and collector roadways for this subdivision development shall be designed and constructed in accordance with the latest City of Brampton standards and specifications The street lighting system on all arterial roadways will continue to use the conventional concrete poles unless specified otherwise by the Director Community Design Parks Planning and Development the Director Engineering and Development Services and the Commissioner of Works and Transportation Communication poles will not be installed on the transit spine collector road
LANDSCAPING FENCING AND STREETSCAPE REQUIREMENTS
Site Clearing Topsoil Stripping
32 The owner shall remove any trees and any vegetation on the subject lands as may be required by the Director Community Design Parks Planning and Development
33 The owner shall not remove any trees or topsoil from the land within the plan or start any grading of the land within the plan prior to registration of the plan without a topsoil removal permit issued pursuant to City of Brampton By-law 30-92 and the approval of the Director Engineering and Development Services including entering into a preliminary subdivision agreement if required by the Director Engineering and Development Services
34 Prior to the granting of a top soil stripping permit or in conjunction with the 1st engineering submission whichever comes first protective hoarding to be determined through detailed design is required
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a) Along the Buffer Block Line of the Natural Heritage System
All hoarding will be provided and erected by the applicant at their expense and to the satisfaction of the City prior to the pre-servicing or any construction occurring on the site and shall be maintained by the applicant
Street Trees
35 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to provide street trees along all internal streets within the subject plan and along immediately abutting boulevards of adjacent streets The applicant shall comply with the recommendations of the approved Community design Guidelines (as applicable) to the satisfaction of the City
36 The applicant shall implement at their expense and to the satisfaction of the City all works shown on the approved streetscape plans in accordance with the Subdivision Agreement and the approved Community Design Guidelines (where applicable) and will include the implementation of all applicable boulevard and buffer planting and entry features including all structures and planting
Fencing
37 The owner shall provide detailed engineering and landscape plans for the development of fencing on all Lots and Blocks to the satisfaction of the Director Community Design Parks Planning and Development The owner shall not be eligible for development charges credit against work performed in accordance with City standards and the current Development Charges By-Law
38 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to erect fencing at their expense in accordance with the City Fencing Policy the approved Community Design Guidelines for the area and any other Conditions of Draft Approval for the development that apply to fencing
39 The owner shall make satisfactory arrangements with the Director Community Design Parks Planning and Development through the Subdivision Agreement to erect at their expense decorative wooden screen fencing 18 metres high in locations and of a design satisfactory to the City along all residential property boundaries which are adjacent to Canada Post Community Mail Boxes
Landscape Works
40 Prior to plan registration the applicant shall pay a maintenance fee for any landscape item deemed necessary by the applicant but which exceeds the City standard This may include but not be limited to special entry feature
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n-m
structures irrigation systems acoustical walls and architectural landscape elements located on public property
41 Prior to issuance of final acceptance of all landscape works the applicant shall provide as-built drawings in the form of digital files for all dedicated park open space stormwater management entry feature landscape buffer blocks etc The submission of these drawings will meet the latest digital standards as prescribed by the City of Brampton
Urban Design amp Architectural Control
42 The applicant shall implement the Community Design Guidelines including but not limited to the provision of appropriate building architecture landscape treatments and other arrangements to accommodate the consolidation of street accessories such as newspaper boxes mail boxes utility boxes etc to the satisfaction of the Commissioner of Planning Design amp Development and the Director Community Design Planning and Development In this regard minor revisions to the plan may be necessary to provide sufficient space for such features
PARK AND OPEN SPACE REQUIREMENTS
Parkland
43 In accordance with current City practices prior to the issuance of Building Permits for all medium density residential high density residential and commercial development which is subject to Site Plan Approval satisfactory arrangements shall have been made with the realty Services Section of the Buildings and Property Management Department and the Finance Department with respect to the payment of cash-in-lieu of parkland and valued as of the day before the day of building permit issuance pursuant to Section 42(6) of the Planning Act and the City of Bramptons Parkland Dedication By-Law
Open Space Plans
44 NA
Vegetation Assessment
45 Prior to the submission of any grading and servicing plans or any grading on the subject property and prior to registration of the plan the applicant shall
a) submit to the satisfaction of the Community Design Parks Planning and Development Division a Vegetation Inventory and Assessment for the preservation of as many trees as possible identified by the City as desirable for preservation In this regard the applicant shall be required to identify on the Grading and Drainage Plans and Landscaping Plans the trees to be retained and the methodology proposed for their
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10
retention This methodology shall include individual tree preservation plans illustrating proposed building sites and working envelopes existing and proposed grades and the trees to be protected or removed and shall be supported by a hydrogeoligists report which recommends appropriate subdivision and grading techniques for the maintenance of existing surface runoff or ground water conditions necessary for the long term preservation of the trees identified for retention All preservations and tree protection measures are to be installed and inspected by the City prior to pre-servicing of the subdivision
b) stake the location for the sanitary sewer where the least disturbance will occur to the natural aesthetics of the public open space to the satisfaction of the Community Services Department
c) locate the detention ponds in locations where minimal impact will occur to the natural aesthetics of the valley to the satisfaction of the Community Services Department and
d) retain a Landscape ArchitectEcologist to prepare Planting and Restoration Plans for the quantityquality ponds for approval by the Community Services Department
46 Prior to assumption any material identified in the Tree Preservation and Management Plan(s) as hazardous or identified for removal for accessibility or safety reasons and any deleterious materials and debris not normally found in a natural area whether in a woodlot block vista block or other location as determined by the City shall be removed at the applicants expense
Natural Heritage System
47 It is acknowledged that the limit of development includes an appropriate buffer to facilitate protection and preservation of the Natural Heritage System The width of the buffer has been established by the Mount Pleasant Secondary Plan
48 Prior to registration the City shall obtain the gratuitous pre-conveyance of the Huttonville Creek Natural Heritage System or portions thereof if necessary
BUILDING REQUIREMENTS
Site Plan Approval
49 The owner acknowledges that any Medium Density Residential Blocks High Density Residential Blocks and Commercial Blocks will require Site Plan Approval prior to the issuance of a building permit
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Exposed Basements
50 NA
Driveway Locations
51 NA
Fire Break Lots
52 NA
Foundations
53 Prior to the issuance of any building permit the owner shall provide an engineering report to the satisfaction of the Chief Building Official indicating special foundation requirements if any to support structures that may be erected on disturbed ground or lots where filling has occurred
NOISE ATTENUATION REQUIREMENTS
Noise Abatement
54 Prior to the applicant entering into any residential purchase and sale agreements the applicant shall engage the services of a qualified acoustical consultant to complete a noise study recommending noise control measures satisfactory to the City (and Region of Peel when requested by the Region) where applicable A copy of this report shall be provided to the Citys Chief Building Official
Note In this regard revisions to the plan such as lot adjustments may be necessary to achieve acceptable rear yard area in conjunction with satisfactory noise attenuation measures and City policy
55 The noise control measures and noise warnings recommended by the acoustical report as required in condition number 52 above shall be implemented to the satisfaction of the Director Engineering and Development Services (and Region of Peel as required)
56 Prior to the issuance of any building permits the owner shall provide the Citys Chief Building Official with a certificate certifying that the builders plans for each dwelling unit to be constructed on the plan shows all of the noise attenuation works required by the approved acoustical report and the approved plans where applicable
57 The City of Brampton will not accept any temporary warning clauses with duration of three (3) years as mitigation
58 Prior to final approval all stationary noise problems must be addressed
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2 F7-UH REAL ESTATE REQUIREMENTS
Easements
59 The owner shall grant all necessary easements for drainage utility and servicing purposes as may be required to the appropriate agency or public authority
Deeding Roads and Pathways
60 The proposed road allowances road widenings daylighting pedestrian pathways bicycle pathways and public transit rights of way provisions shall be dedicated as public highways on the final plan proposed for registration
Open Space
61 Prior to registration all identified open space lands within the subject application including all lands associated with the Natural Heritage System associated buffer(s) all identified vista park blocks all identified stormwater block engineered (drainage) channel blocks and identified entry feature blocks shall be conveyed to the City gratuitously and in a condition satisfactory to the City No parkland dedication credit will be provided for the blocks in question The applicant will landscape the subject blocks in accordance with the approved plans and will be eligible for development charges credit against work performed where applicable and in accordance with City standards and the current Development Charges By-law
62 In conjunction with the submission of the first engineering submission the applicant shall provide detailed working drawings for all identified park blocks open space blocks stormwater management facilities engineered drainage channels landscape buffer blocks streetscape planting entry feature blocks and fencing to the satisfaction of the applicable approving departments and in accordance with the latest City standards Fencing shall be included along holdout properties where they abut the plan subject to the approval of the existing property owners
The applicant shall comply with both the facility fitconcept plan approved prior to draft plan approval andor the recommendations of the approved Community Design Guidelines (as applicable)
63 Prior to registration the developer agrees to provide the City with the final landscape submission a detailed summary of all areas of parkland open space stormwater management ponds valleylands woodlots and buffers including quantities or areas of boulevard and buffer sod boulevard and buffer trees shrub beds and irrigation systems that will be installed by the developer in the subdivision agreement and will be owned by the City at assumption of the Subdivision Plan
64 Prior to assumption the developer is responsible for the development of all park open space stormwater management entry feature and landscape buffer blocks in accordance with the approved plans and in accordance with the current Development Charges By-law
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13 F7-HS
Walkways
65 NA
Road Widenings
66 The road widening Blocks 11 to 14 shall be gratuitously dedicated to the Region of Peel on the final plan
03 Metre Reserves
67 03 metre reserves shall be conveyed to the Cityof Brampton on Blocks 15 to 19
Buffers
68 NA
Transit
69 Prior to registration the applicant shall consult with Brampton Transit to determine suitable locations for transit stops and to indicate these locations on the Aboveground Servicing Plans
70 The applicant shall agree to meet the conditions of Brampton Transit with respect to the installation of future bus stop infrastructure to the satisfaction of the Commissioner of Works and Transportation
NOTICE REQUIREMENTS
Sales Office Community Information Maps
71 NA
Use of Land Notices
Statements and Clauses
72 NA
Signage
73 In conjunction with the first engineering submission the owner shall erect and maintain signs in the following locations and in the following manner
a) On Block 6 indicating that Block 6 will be developed as part of a Natural Heritage System containing important environmental features and systems and in accordance with the approved Huttonivlle and Fletchers Creeks Subwatershed Study This Block is to be left in a
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naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
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f7-t7 15
i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
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any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
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F7-M417
88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
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18 P7-50
distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
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P7-SI19
advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
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F7-S 20
L5N 6R4
Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
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P7-S3 21
NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
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18 PI-IS
Results of the Public Meeting
A special meeting of the Planning Design and Development Committee was held on March 7 2011 in the Council Chambers 4th Floor 2 Wellington Street West Brampton Ontario commencing at 700 pm with respect to the subject application Notices of this meeting were sent to property owners within 900 metres As indicated in Appendix 7 one interested member of the public was in attendance to speak to the application and as found at Appendix 8 correspondence was received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Comments Provided at the Public Meeting
Mr Michael Vernem 18 Leagrove Street Brampton expressed concerns regarding the proposed access to the site from Bovaird Drive given the existing traffic congestion He suggested that measures be taken to improve traffic on Bovaird Drive before development begins at the site
Staff Response
As noted under the Transportation Issues section in Appendix 6 of this report a Traffic Impact Study has been prepared by the applicant in support of the revised draft plan of subdivision to address the status role and function of the road network within and adjacent to the proposed draft plan of subdivision Updated conditions of draft plan approval with respect to transportation issues will be provided by the Region of Peel and the relevant City divisions based in part on their review of the Traffic Impact Study
There is the opportunity for the Region of Peel to impose requirements through conditions of draft plan approval relating to Bovaird Drive West Notwithstanding this the ongoing Bovaird Drive West Environmental Assessment to widen Bovaird Drive West to six (6) lanes could alleviate Mr Vernems concerns with existing traffic congestion
Correspondence Received from Mr Jeffrey Davies Davies Howe Partners Toronto dated March 2 2011
Staff Response
The applicant has received Mr Davies correspondence and has advised staff that they accept in principle the need to integrate road access and connectivity between the subdivision plan and the Osmington lands As noted under the Transportation Issues section in Appendix 6 of this report the applicant has provided the most westerly extension of Street B terminating in a cul-de-sac to allow for a wide range of possible future alignments to be considered through the future Environmental Assessment Study process regarding the feasibility for the crossing of Huttonville Creek and its intersection with Mississauga Road The applicants Traffic Impact Study indicates that through their ongoing analysis of the transportation network a road crossing over the
19 p7-iU
Natural Heritage System (NHS) by way of connecting Streets B and C not necessary As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders in this regard There is the opportunity to impose requirements through conditions of draft plan approval andor clauses in future rezoning agreements pertaining to all aspects of the road network contained within the proposed draft plan of subdivision Notwithstanding this Mr Davies is encouraged to have his client - Osmington- participate with Mattamy in the future Environmental Assessment Study process in order to ensure acceptable road network integration between the subject property and the Osmington lands This process can occur in conjunction with the recommended draft plan approval of the subject lands and if a road crossing over Huttonville Creek by way of connecting Streets B and C is warranted from an overall transportation network perspective then this could be achieved through the filing of a new draft plan of subdivision sometime in the future or other methods acceptable to the City (ie through an agreement and reference plan to convey the road) In the meantime to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
20 P7-VT
Appendix 8 Correspondence Received City File Numbers C04W11006 and 21T-10022B
e fVW
D a vies
H o w e
P a i iner s
LLP
Lawyers
The Fifth Floor
99 Spadina Ave
To r o n t o 0 n t a ri o
M5V 3P8
T 4169777088
F 4169778931
davieshowecom
Please refer to Jeffrey L Davies e-mail jdauiesdauieshowecom
March 2 2011
The Chair and Committee Members
Planning Design and Development Committee co Mr John Corbett Commissioner The City of Brampton 2 Wellington Street City Hall 3rd Floor L6Y4R2
Dear Chair and Committee Members
Re Information Report - Mattamy (Credit River) Limited Draft Plan of Subdivision Application
We represent Osmington Inc the owner of the lands on the west side of Mississauga Road and being across from the Mattamy lands
The engineers for Osmington have been working with the engineers for Mattamy regarding mutual road alignment and other considerations
Osmington submits that the alignment of Station Road within the proposed Mattamy subdivision would be improved if it were to follow the alignment shown on the attached sketch
Yours sincerely DAVIES HOWE PARTNERS LLP
Jeffrey L Davies
JLDmc
Encl
lt e P7-1
Page 2
Davies copy Howe N Sabat Osmington Inc Part n e F Doricin Mattamy Development Corporation 11 f- M Vernooy Mattamy Development Corporation
M Gagnon Gagnon amp Law C Chung Glen Schnarr amp Associates Inc D Cherepacha Read Voorhees amp Associates R Webster The Sernas Group Inc
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20
Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
2i F7-S2
Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
F7-S3
SCHEDULE A
DRAFT CONDITIONS OF DRAFT APPROVAL
DRAFT APPROVAL DATE
SUBJECT Draft Plan of Subdivision
GAGNON amp LAW URBAN PLANNERS LTD shyMATTAMY (CREDIT RIVER) LTD 21T-10022B
City of Brampton C04W11006
Planner Neal Grady
In accordance with By-law 10-97 the Council of the City of Brampton has made a decision to authorize the draft approval of the above noted draft plan of subdivision subject to the following conditions
GENERAL PLANNING REQUIREMENTS
Approved Plan and Redlines
1 The final plan shall conform to the draft plan prepared by GAGNON amp LAW URBAN PLANNERS LTD dated October 7 2011
Development Agreement
2 A Subdivision Agreement shall be entered into and executed by the applicant the City of Brampton and the Region of Peel to satisfy all financial legal and engineering matters including landscaping and the installation of municipal services parkland dedication or cash-in-lieu of parkland requirements to the satisfaction of the Director Community Design Parks Planning and Development and other requirements of the City of Brampton and the Region of Peel including the payment of all applicable Regional City and Educational development charges in accordance with their applicable Development Charges By-laws
Zoning
3 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Commercial Blocks 1 through 4 to the satisfaction of the Commissioner of Planning Design and Development
4 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Future Development Blocks 7
F7-3H
and 9 to the satisfaction of the Commissioner of Planning Design and Development
5 Future Development Blocks 7 and 9 shall only be developed in conjunction with a future Zoning By-Law Amendment application to permit the development in accordance with the draft approved plan of subdivision including zoning controls that are unique and specific to the design characteristics of the subdivision
Staging
6 Development of the plan shall be staged to the satisfaction of the City and the Region of Peel In this regard among other things staging of the development of the plan shall be based on the timing of road improvements and the timing of the provision of other essential services and facilities for this subdivision In this regard the applicant shall agree to enter into a phasing agreement if and when required by the City or the Region of Peel
Maintenance Easements
7 NA
Reserve Block and Lots
8 Prior to registration the applicant shall demonstrate to the satisfaction of the Commissioner of Planning Design amp Development by the submission of appropriate development concepts or by other suitable means that abutting lands can be developed in an appropriate manner and in accordance with the applicable Secondary Plan In this regard minor revisions to the plan may be necessary to facilitate the appropriate development of abutting lands
9 Future Development Block 8 will be deeded to the City of Brampton in escrow pending the outcome of the Station Road EA Any portion of Future Development Block 8 that is not required for the future Station Road shall be gratuitously conveyed to the adjacent landowner following the transfer of the Station Road right-of-way lands to the City
Building Removal
10 Prior to registration the applicant shall remove any existing buildings on those lands contained within the phase being registered
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H-SS 3
SERVICING GRADING AND ROAD REQUIRMENTS
Drainage
11 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof the following matters are to be approved to the satisfaction of the Director Engineering and Development Services and the Credit Valley Conservation
i Functional Servicing Report dated October 2011 prepared by Urbantech and if necessary the subdivision plan shall be redline revised to implement the findings of the amended Functional Servicing Report including but not limited to inclusion of easements or stormwater management blocks which may result in modifications to the proposed lot and road layouts
ii Hydrogeological Report analysis and recommendations consistent with the approved Environmental Implementation Report and Scoped Environmental Impact Study
iii mitigation andor compensation measures consistent with the recommendations of the approved Environmental Implementation Report and Scoped Environmental Impact Study and if necessary the plan shall be redline revised to implement satisfactory mitigation andor compensation measures
iv detailed engineering and grading plans for the overall draft plan of subdivision
v appropriate sediment and erosion control measures
vi that appropriate permits under Ontario Regulation 16006 be received
b) Agree in the subdivision agreement in wording acceptable to the Director Engineering and Development Services and the Credit Valley Conservation Authority
i) To carry out or cause to be carried out the works referred to in condition 11 a) above
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4 R-36 Servicing
12 Prior to the initiation of any servicing and prior to the registration of the plan or any phase thereof the applicant shall submit detailed engineering drawings and supporting reports to Development Engineering Services for review and approval No servicing works shall be permitted until the drawings are approved
13 Prior to the initiation of any servicing and prior to the registration of this plan or any phase thereof the applicant shall grant gratuitously all necessary external easements and lands for access drainage servicing and utility purposes as may be required to the appropriate municipality agency or public authority
14 Prior to the first engineering submission the applicant shall submit to the City of Bramptons Development Engineering Services Division for approval a detailed plan illustrating all proposed sidewalk locations within the draft plan of subdivision abutting any commercial plan
15 Provisions shall be made that servicing of this Draft Plan will require construction of a 375 mm diameter sanitary sewer and a 450 mm diameter sanitary sewer within the Plan The 375 mm diameter sanitary sewer and the 450 mm diameter sanitary sewer are the financial responsibility of the Region of Peel as per Development Charges By-law Should the developer wish to proceed with these works in order to obtain clearance of this condition at a time when the Region is not prepared to fund the works then the developer shall be required to enter into a front-ending agreement prior to the constructions of the works This agreement will be subject to the Regions determination that it has or will have sufficient funds to justify entering into the font-ending agreements and Regional Council Approval
Utility Relocation
16 Prior to the registration of the plan arrangements shall be made to the satisfaction of the Director Engineering and Development Services for any relocation of utilities required by the development of the subject lands to be undertaken at the developers expense
Stormwater Management
17 Prior to registration Stormwater Management Ponds to be designed and constructed in accordance with the Functional Servicing Report to the satisfaction of the Director of Engineering and Development Services
18 Prior to registration planting plans shall be approved by the Conservation Authority for all stormwater management blocks
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P7-7 19 Any portion of Stormwater Management Pond Block 5 that is not required to
accommodate the Stormwater Management facility and the future Station Road shall be gratuitously conveyed to the adjacent Landowner following the transfer of the Station Road right-of-way lands to the City
Overland Flow
20 Stormwater overland flow routes shall be kept within roads approved walkways or other locations deemed acceptable by the Director of Engineering and Development Services
Building Separation
21 NA
Hydro One Brampton
22 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the City of Brampton for the provision of major facilities such as switchgear installations
Soil
23 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to registration of this plan or any phase thereof submit for the approval of the City Engineering and Development Services Division a detailed soils investigation of the site prepared by a qualified Geotechnical Engineer A copy of this report shall also be submitted to the Citys Chief Building Official
b) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof submit to the Chief Building Official
i) a Phase 1 Environmental Site Assessment ii) a Phase 2 Environmental Site Assessment if required as
a result of the Phase 1 Environmental Site Assessment iii) a decommissioning report if contaminated material has
been identified and is removed or alternatively a copy of the risk assessment together with a copy of the written acknowledgement of its acceptance by the Ministry of the Environment and
iv) a copy of a Record of Site Condition and confirmation of the filing of Site Condition in the Environmental Site Registry
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c) Notwithstanding Condition 22b) above provisions shall be provided for in the Subdivision Agreement where the owner agrees to submit the required documents listed in Condition 22b) for the Feed Mill lands at the time of the decommissioning of the site and that provisions shall be provided for in the Subdivision Agreement that allow for the registration of any part of the plan save and except Future Development Block 8 until such time as the documents required in Condition 22 b) are provided
d) Prior to the initiation of any site grading or servicing the applicant shall provide a report identifying all existing water wells and private sewage disposal systems on the lands The applicant shall provide verification to the satisfaction of the Citys Chief Building Official that all wells and septic systems identified have been decommissioned in accordance with all applicable laws and regulations
Road Alignments
24 The horizontal and vertical alignments of all roads including their intersection geometries shall be designed to the latest City standards and requirements In this regard minor revisions to the road pattern and intersection alignments may be required
Construction Traffic Route
25 Prior to approval of any detailed engineering drawings arrangements shall be made to the satisfaction of the Commissioner of Works and
Transportation for a suitable construction traffic route
Roads
26 Prior to registration the City shall obtain the pre-dedication of roads or portions thereof if necessary
27 The City of Brampton will be designing and constructing the James Potter RoadCreditview Road underpass and a development charges prepayment agreement shall be executed with Mattamy (Credit River) Ltd and the City for its delivery
28 Prior to registration appropriate arrangements shall be made to the satisfaction of the Commissioner of Planning Design and Development for landowners within the boundaries of Block Plan 51-1 to provide a financial contribution if required to contribute to the cost of providing improved pedestrian access along Bovaird Drive West to the Mount Pleasant GO Station
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29 Prior to registration the City and the Developer will enter into an agreement with regard to the conveyance and construction of Creditview Road between Bovaird Drive West and Street B of this subdivision This agreement will also address the front-ending and DC recoveries related to this portion of Creditview Road
Traffic Signals
30 Prior to registration the applicant will provide cash-in-lieu funds to the satisfaction of the Director of Engineering and Development Services for the installationupgrading of traffic signals at certain intersections within andor associated with the Plan of Subdivision as determined by the City through the detailed engineering design process These funds will not include signalization or intersection works previously accounted for in the 2009 Development Charges Background Study
Street Lighting
31 The street lighting system on all local and collector roadways for this subdivision development shall be designed and constructed in accordance with the latest City of Brampton standards and specifications The street lighting system on all arterial roadways will continue to use the conventional concrete poles unless specified otherwise by the Director Community Design Parks Planning and Development the Director Engineering and Development Services and the Commissioner of Works and Transportation Communication poles will not be installed on the transit spine collector road
LANDSCAPING FENCING AND STREETSCAPE REQUIREMENTS
Site Clearing Topsoil Stripping
32 The owner shall remove any trees and any vegetation on the subject lands as may be required by the Director Community Design Parks Planning and Development
33 The owner shall not remove any trees or topsoil from the land within the plan or start any grading of the land within the plan prior to registration of the plan without a topsoil removal permit issued pursuant to City of Brampton By-law 30-92 and the approval of the Director Engineering and Development Services including entering into a preliminary subdivision agreement if required by the Director Engineering and Development Services
34 Prior to the granting of a top soil stripping permit or in conjunction with the 1st engineering submission whichever comes first protective hoarding to be determined through detailed design is required
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a) Along the Buffer Block Line of the Natural Heritage System
All hoarding will be provided and erected by the applicant at their expense and to the satisfaction of the City prior to the pre-servicing or any construction occurring on the site and shall be maintained by the applicant
Street Trees
35 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to provide street trees along all internal streets within the subject plan and along immediately abutting boulevards of adjacent streets The applicant shall comply with the recommendations of the approved Community design Guidelines (as applicable) to the satisfaction of the City
36 The applicant shall implement at their expense and to the satisfaction of the City all works shown on the approved streetscape plans in accordance with the Subdivision Agreement and the approved Community Design Guidelines (where applicable) and will include the implementation of all applicable boulevard and buffer planting and entry features including all structures and planting
Fencing
37 The owner shall provide detailed engineering and landscape plans for the development of fencing on all Lots and Blocks to the satisfaction of the Director Community Design Parks Planning and Development The owner shall not be eligible for development charges credit against work performed in accordance with City standards and the current Development Charges By-Law
38 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to erect fencing at their expense in accordance with the City Fencing Policy the approved Community Design Guidelines for the area and any other Conditions of Draft Approval for the development that apply to fencing
39 The owner shall make satisfactory arrangements with the Director Community Design Parks Planning and Development through the Subdivision Agreement to erect at their expense decorative wooden screen fencing 18 metres high in locations and of a design satisfactory to the City along all residential property boundaries which are adjacent to Canada Post Community Mail Boxes
Landscape Works
40 Prior to plan registration the applicant shall pay a maintenance fee for any landscape item deemed necessary by the applicant but which exceeds the City standard This may include but not be limited to special entry feature
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structures irrigation systems acoustical walls and architectural landscape elements located on public property
41 Prior to issuance of final acceptance of all landscape works the applicant shall provide as-built drawings in the form of digital files for all dedicated park open space stormwater management entry feature landscape buffer blocks etc The submission of these drawings will meet the latest digital standards as prescribed by the City of Brampton
Urban Design amp Architectural Control
42 The applicant shall implement the Community Design Guidelines including but not limited to the provision of appropriate building architecture landscape treatments and other arrangements to accommodate the consolidation of street accessories such as newspaper boxes mail boxes utility boxes etc to the satisfaction of the Commissioner of Planning Design amp Development and the Director Community Design Planning and Development In this regard minor revisions to the plan may be necessary to provide sufficient space for such features
PARK AND OPEN SPACE REQUIREMENTS
Parkland
43 In accordance with current City practices prior to the issuance of Building Permits for all medium density residential high density residential and commercial development which is subject to Site Plan Approval satisfactory arrangements shall have been made with the realty Services Section of the Buildings and Property Management Department and the Finance Department with respect to the payment of cash-in-lieu of parkland and valued as of the day before the day of building permit issuance pursuant to Section 42(6) of the Planning Act and the City of Bramptons Parkland Dedication By-Law
Open Space Plans
44 NA
Vegetation Assessment
45 Prior to the submission of any grading and servicing plans or any grading on the subject property and prior to registration of the plan the applicant shall
a) submit to the satisfaction of the Community Design Parks Planning and Development Division a Vegetation Inventory and Assessment for the preservation of as many trees as possible identified by the City as desirable for preservation In this regard the applicant shall be required to identify on the Grading and Drainage Plans and Landscaping Plans the trees to be retained and the methodology proposed for their
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retention This methodology shall include individual tree preservation plans illustrating proposed building sites and working envelopes existing and proposed grades and the trees to be protected or removed and shall be supported by a hydrogeoligists report which recommends appropriate subdivision and grading techniques for the maintenance of existing surface runoff or ground water conditions necessary for the long term preservation of the trees identified for retention All preservations and tree protection measures are to be installed and inspected by the City prior to pre-servicing of the subdivision
b) stake the location for the sanitary sewer where the least disturbance will occur to the natural aesthetics of the public open space to the satisfaction of the Community Services Department
c) locate the detention ponds in locations where minimal impact will occur to the natural aesthetics of the valley to the satisfaction of the Community Services Department and
d) retain a Landscape ArchitectEcologist to prepare Planting and Restoration Plans for the quantityquality ponds for approval by the Community Services Department
46 Prior to assumption any material identified in the Tree Preservation and Management Plan(s) as hazardous or identified for removal for accessibility or safety reasons and any deleterious materials and debris not normally found in a natural area whether in a woodlot block vista block or other location as determined by the City shall be removed at the applicants expense
Natural Heritage System
47 It is acknowledged that the limit of development includes an appropriate buffer to facilitate protection and preservation of the Natural Heritage System The width of the buffer has been established by the Mount Pleasant Secondary Plan
48 Prior to registration the City shall obtain the gratuitous pre-conveyance of the Huttonville Creek Natural Heritage System or portions thereof if necessary
BUILDING REQUIREMENTS
Site Plan Approval
49 The owner acknowledges that any Medium Density Residential Blocks High Density Residential Blocks and Commercial Blocks will require Site Plan Approval prior to the issuance of a building permit
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Exposed Basements
50 NA
Driveway Locations
51 NA
Fire Break Lots
52 NA
Foundations
53 Prior to the issuance of any building permit the owner shall provide an engineering report to the satisfaction of the Chief Building Official indicating special foundation requirements if any to support structures that may be erected on disturbed ground or lots where filling has occurred
NOISE ATTENUATION REQUIREMENTS
Noise Abatement
54 Prior to the applicant entering into any residential purchase and sale agreements the applicant shall engage the services of a qualified acoustical consultant to complete a noise study recommending noise control measures satisfactory to the City (and Region of Peel when requested by the Region) where applicable A copy of this report shall be provided to the Citys Chief Building Official
Note In this regard revisions to the plan such as lot adjustments may be necessary to achieve acceptable rear yard area in conjunction with satisfactory noise attenuation measures and City policy
55 The noise control measures and noise warnings recommended by the acoustical report as required in condition number 52 above shall be implemented to the satisfaction of the Director Engineering and Development Services (and Region of Peel as required)
56 Prior to the issuance of any building permits the owner shall provide the Citys Chief Building Official with a certificate certifying that the builders plans for each dwelling unit to be constructed on the plan shows all of the noise attenuation works required by the approved acoustical report and the approved plans where applicable
57 The City of Brampton will not accept any temporary warning clauses with duration of three (3) years as mitigation
58 Prior to final approval all stationary noise problems must be addressed
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Easements
59 The owner shall grant all necessary easements for drainage utility and servicing purposes as may be required to the appropriate agency or public authority
Deeding Roads and Pathways
60 The proposed road allowances road widenings daylighting pedestrian pathways bicycle pathways and public transit rights of way provisions shall be dedicated as public highways on the final plan proposed for registration
Open Space
61 Prior to registration all identified open space lands within the subject application including all lands associated with the Natural Heritage System associated buffer(s) all identified vista park blocks all identified stormwater block engineered (drainage) channel blocks and identified entry feature blocks shall be conveyed to the City gratuitously and in a condition satisfactory to the City No parkland dedication credit will be provided for the blocks in question The applicant will landscape the subject blocks in accordance with the approved plans and will be eligible for development charges credit against work performed where applicable and in accordance with City standards and the current Development Charges By-law
62 In conjunction with the submission of the first engineering submission the applicant shall provide detailed working drawings for all identified park blocks open space blocks stormwater management facilities engineered drainage channels landscape buffer blocks streetscape planting entry feature blocks and fencing to the satisfaction of the applicable approving departments and in accordance with the latest City standards Fencing shall be included along holdout properties where they abut the plan subject to the approval of the existing property owners
The applicant shall comply with both the facility fitconcept plan approved prior to draft plan approval andor the recommendations of the approved Community Design Guidelines (as applicable)
63 Prior to registration the developer agrees to provide the City with the final landscape submission a detailed summary of all areas of parkland open space stormwater management ponds valleylands woodlots and buffers including quantities or areas of boulevard and buffer sod boulevard and buffer trees shrub beds and irrigation systems that will be installed by the developer in the subdivision agreement and will be owned by the City at assumption of the Subdivision Plan
64 Prior to assumption the developer is responsible for the development of all park open space stormwater management entry feature and landscape buffer blocks in accordance with the approved plans and in accordance with the current Development Charges By-law
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Walkways
65 NA
Road Widenings
66 The road widening Blocks 11 to 14 shall be gratuitously dedicated to the Region of Peel on the final plan
03 Metre Reserves
67 03 metre reserves shall be conveyed to the Cityof Brampton on Blocks 15 to 19
Buffers
68 NA
Transit
69 Prior to registration the applicant shall consult with Brampton Transit to determine suitable locations for transit stops and to indicate these locations on the Aboveground Servicing Plans
70 The applicant shall agree to meet the conditions of Brampton Transit with respect to the installation of future bus stop infrastructure to the satisfaction of the Commissioner of Works and Transportation
NOTICE REQUIREMENTS
Sales Office Community Information Maps
71 NA
Use of Land Notices
Statements and Clauses
72 NA
Signage
73 In conjunction with the first engineering submission the owner shall erect and maintain signs in the following locations and in the following manner
a) On Block 6 indicating that Block 6 will be developed as part of a Natural Heritage System containing important environmental features and systems and in accordance with the approved Huttonivlle and Fletchers Creeks Subwatershed Study This Block is to be left in a
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naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
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i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
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any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
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88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
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distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
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advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
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L5N 6R4
Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
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NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
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Natural Heritage System (NHS) by way of connecting Streets B and C not necessary As the lands develop to the west of the proposed Draft Plan of Subdivision including the Osmington lands Mattamy has agreed to participate in the future Environmental Assessment Study process necessary to undertake an analysis of the NHS crossing and will work with City Staff and all stakeholders in this regard There is the opportunity to impose requirements through conditions of draft plan approval andor clauses in future rezoning agreements pertaining to all aspects of the road network contained within the proposed draft plan of subdivision Notwithstanding this Mr Davies is encouraged to have his client - Osmington- participate with Mattamy in the future Environmental Assessment Study process in order to ensure acceptable road network integration between the subject property and the Osmington lands This process can occur in conjunction with the recommended draft plan approval of the subject lands and if a road crossing over Huttonville Creek by way of connecting Streets B and C is warranted from an overall transportation network perspective then this could be achieved through the filing of a new draft plan of subdivision sometime in the future or other methods acceptable to the City (ie through an agreement and reference plan to convey the road) In the meantime to protect for the potential extension of Street B
bull Recommendation 2 ii) of this report adds a condition of draft plan approval whereby priorto registration the applicant shall make arrangements satisfactory to the Commissioner of Planning Design and Development to contribute to the cost of extending Station Road (Street B) to Mississauga Road if warranted through the Environmental Assessment process and
bull Recommendation 3 iii) of this report requires that prior to draft plan approval the Commissioner of the Planning Design and Development Department shall be satisfied that the configuration of Block 1 Block 5 Block 9 and Streets B and C adequately protect for a range of opportunity for the possible future westerly extension of Station Road (Street B) to provide input into the Environmental Assessment process
20 P7-VT
Appendix 8 Correspondence Received City File Numbers C04W11006 and 21T-10022B
e fVW
D a vies
H o w e
P a i iner s
LLP
Lawyers
The Fifth Floor
99 Spadina Ave
To r o n t o 0 n t a ri o
M5V 3P8
T 4169777088
F 4169778931
davieshowecom
Please refer to Jeffrey L Davies e-mail jdauiesdauieshowecom
March 2 2011
The Chair and Committee Members
Planning Design and Development Committee co Mr John Corbett Commissioner The City of Brampton 2 Wellington Street City Hall 3rd Floor L6Y4R2
Dear Chair and Committee Members
Re Information Report - Mattamy (Credit River) Limited Draft Plan of Subdivision Application
We represent Osmington Inc the owner of the lands on the west side of Mississauga Road and being across from the Mattamy lands
The engineers for Osmington have been working with the engineers for Mattamy regarding mutual road alignment and other considerations
Osmington submits that the alignment of Station Road within the proposed Mattamy subdivision would be improved if it were to follow the alignment shown on the attached sketch
Yours sincerely DAVIES HOWE PARTNERS LLP
Jeffrey L Davies
JLDmc
Encl
lt e P7-1
Page 2
Davies copy Howe N Sabat Osmington Inc Part n e F Doricin Mattamy Development Corporation 11 f- M Vernooy Mattamy Development Corporation
M Gagnon Gagnon amp Law C Chung Glen Schnarr amp Associates Inc D Cherepacha Read Voorhees amp Associates R Webster The Sernas Group Inc
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Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
2i F7-S2
Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
F7-S3
SCHEDULE A
DRAFT CONDITIONS OF DRAFT APPROVAL
DRAFT APPROVAL DATE
SUBJECT Draft Plan of Subdivision
GAGNON amp LAW URBAN PLANNERS LTD shyMATTAMY (CREDIT RIVER) LTD 21T-10022B
City of Brampton C04W11006
Planner Neal Grady
In accordance with By-law 10-97 the Council of the City of Brampton has made a decision to authorize the draft approval of the above noted draft plan of subdivision subject to the following conditions
GENERAL PLANNING REQUIREMENTS
Approved Plan and Redlines
1 The final plan shall conform to the draft plan prepared by GAGNON amp LAW URBAN PLANNERS LTD dated October 7 2011
Development Agreement
2 A Subdivision Agreement shall be entered into and executed by the applicant the City of Brampton and the Region of Peel to satisfy all financial legal and engineering matters including landscaping and the installation of municipal services parkland dedication or cash-in-lieu of parkland requirements to the satisfaction of the Director Community Design Parks Planning and Development and other requirements of the City of Brampton and the Region of Peel including the payment of all applicable Regional City and Educational development charges in accordance with their applicable Development Charges By-laws
Zoning
3 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Commercial Blocks 1 through 4 to the satisfaction of the Commissioner of Planning Design and Development
4 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Future Development Blocks 7
F7-3H
and 9 to the satisfaction of the Commissioner of Planning Design and Development
5 Future Development Blocks 7 and 9 shall only be developed in conjunction with a future Zoning By-Law Amendment application to permit the development in accordance with the draft approved plan of subdivision including zoning controls that are unique and specific to the design characteristics of the subdivision
Staging
6 Development of the plan shall be staged to the satisfaction of the City and the Region of Peel In this regard among other things staging of the development of the plan shall be based on the timing of road improvements and the timing of the provision of other essential services and facilities for this subdivision In this regard the applicant shall agree to enter into a phasing agreement if and when required by the City or the Region of Peel
Maintenance Easements
7 NA
Reserve Block and Lots
8 Prior to registration the applicant shall demonstrate to the satisfaction of the Commissioner of Planning Design amp Development by the submission of appropriate development concepts or by other suitable means that abutting lands can be developed in an appropriate manner and in accordance with the applicable Secondary Plan In this regard minor revisions to the plan may be necessary to facilitate the appropriate development of abutting lands
9 Future Development Block 8 will be deeded to the City of Brampton in escrow pending the outcome of the Station Road EA Any portion of Future Development Block 8 that is not required for the future Station Road shall be gratuitously conveyed to the adjacent landowner following the transfer of the Station Road right-of-way lands to the City
Building Removal
10 Prior to registration the applicant shall remove any existing buildings on those lands contained within the phase being registered
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SERVICING GRADING AND ROAD REQUIRMENTS
Drainage
11 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof the following matters are to be approved to the satisfaction of the Director Engineering and Development Services and the Credit Valley Conservation
i Functional Servicing Report dated October 2011 prepared by Urbantech and if necessary the subdivision plan shall be redline revised to implement the findings of the amended Functional Servicing Report including but not limited to inclusion of easements or stormwater management blocks which may result in modifications to the proposed lot and road layouts
ii Hydrogeological Report analysis and recommendations consistent with the approved Environmental Implementation Report and Scoped Environmental Impact Study
iii mitigation andor compensation measures consistent with the recommendations of the approved Environmental Implementation Report and Scoped Environmental Impact Study and if necessary the plan shall be redline revised to implement satisfactory mitigation andor compensation measures
iv detailed engineering and grading plans for the overall draft plan of subdivision
v appropriate sediment and erosion control measures
vi that appropriate permits under Ontario Regulation 16006 be received
b) Agree in the subdivision agreement in wording acceptable to the Director Engineering and Development Services and the Credit Valley Conservation Authority
i) To carry out or cause to be carried out the works referred to in condition 11 a) above
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12 Prior to the initiation of any servicing and prior to the registration of the plan or any phase thereof the applicant shall submit detailed engineering drawings and supporting reports to Development Engineering Services for review and approval No servicing works shall be permitted until the drawings are approved
13 Prior to the initiation of any servicing and prior to the registration of this plan or any phase thereof the applicant shall grant gratuitously all necessary external easements and lands for access drainage servicing and utility purposes as may be required to the appropriate municipality agency or public authority
14 Prior to the first engineering submission the applicant shall submit to the City of Bramptons Development Engineering Services Division for approval a detailed plan illustrating all proposed sidewalk locations within the draft plan of subdivision abutting any commercial plan
15 Provisions shall be made that servicing of this Draft Plan will require construction of a 375 mm diameter sanitary sewer and a 450 mm diameter sanitary sewer within the Plan The 375 mm diameter sanitary sewer and the 450 mm diameter sanitary sewer are the financial responsibility of the Region of Peel as per Development Charges By-law Should the developer wish to proceed with these works in order to obtain clearance of this condition at a time when the Region is not prepared to fund the works then the developer shall be required to enter into a front-ending agreement prior to the constructions of the works This agreement will be subject to the Regions determination that it has or will have sufficient funds to justify entering into the font-ending agreements and Regional Council Approval
Utility Relocation
16 Prior to the registration of the plan arrangements shall be made to the satisfaction of the Director Engineering and Development Services for any relocation of utilities required by the development of the subject lands to be undertaken at the developers expense
Stormwater Management
17 Prior to registration Stormwater Management Ponds to be designed and constructed in accordance with the Functional Servicing Report to the satisfaction of the Director of Engineering and Development Services
18 Prior to registration planting plans shall be approved by the Conservation Authority for all stormwater management blocks
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P7-7 19 Any portion of Stormwater Management Pond Block 5 that is not required to
accommodate the Stormwater Management facility and the future Station Road shall be gratuitously conveyed to the adjacent Landowner following the transfer of the Station Road right-of-way lands to the City
Overland Flow
20 Stormwater overland flow routes shall be kept within roads approved walkways or other locations deemed acceptable by the Director of Engineering and Development Services
Building Separation
21 NA
Hydro One Brampton
22 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the City of Brampton for the provision of major facilities such as switchgear installations
Soil
23 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to registration of this plan or any phase thereof submit for the approval of the City Engineering and Development Services Division a detailed soils investigation of the site prepared by a qualified Geotechnical Engineer A copy of this report shall also be submitted to the Citys Chief Building Official
b) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof submit to the Chief Building Official
i) a Phase 1 Environmental Site Assessment ii) a Phase 2 Environmental Site Assessment if required as
a result of the Phase 1 Environmental Site Assessment iii) a decommissioning report if contaminated material has
been identified and is removed or alternatively a copy of the risk assessment together with a copy of the written acknowledgement of its acceptance by the Ministry of the Environment and
iv) a copy of a Record of Site Condition and confirmation of the filing of Site Condition in the Environmental Site Registry
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c) Notwithstanding Condition 22b) above provisions shall be provided for in the Subdivision Agreement where the owner agrees to submit the required documents listed in Condition 22b) for the Feed Mill lands at the time of the decommissioning of the site and that provisions shall be provided for in the Subdivision Agreement that allow for the registration of any part of the plan save and except Future Development Block 8 until such time as the documents required in Condition 22 b) are provided
d) Prior to the initiation of any site grading or servicing the applicant shall provide a report identifying all existing water wells and private sewage disposal systems on the lands The applicant shall provide verification to the satisfaction of the Citys Chief Building Official that all wells and septic systems identified have been decommissioned in accordance with all applicable laws and regulations
Road Alignments
24 The horizontal and vertical alignments of all roads including their intersection geometries shall be designed to the latest City standards and requirements In this regard minor revisions to the road pattern and intersection alignments may be required
Construction Traffic Route
25 Prior to approval of any detailed engineering drawings arrangements shall be made to the satisfaction of the Commissioner of Works and
Transportation for a suitable construction traffic route
Roads
26 Prior to registration the City shall obtain the pre-dedication of roads or portions thereof if necessary
27 The City of Brampton will be designing and constructing the James Potter RoadCreditview Road underpass and a development charges prepayment agreement shall be executed with Mattamy (Credit River) Ltd and the City for its delivery
28 Prior to registration appropriate arrangements shall be made to the satisfaction of the Commissioner of Planning Design and Development for landowners within the boundaries of Block Plan 51-1 to provide a financial contribution if required to contribute to the cost of providing improved pedestrian access along Bovaird Drive West to the Mount Pleasant GO Station
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29 Prior to registration the City and the Developer will enter into an agreement with regard to the conveyance and construction of Creditview Road between Bovaird Drive West and Street B of this subdivision This agreement will also address the front-ending and DC recoveries related to this portion of Creditview Road
Traffic Signals
30 Prior to registration the applicant will provide cash-in-lieu funds to the satisfaction of the Director of Engineering and Development Services for the installationupgrading of traffic signals at certain intersections within andor associated with the Plan of Subdivision as determined by the City through the detailed engineering design process These funds will not include signalization or intersection works previously accounted for in the 2009 Development Charges Background Study
Street Lighting
31 The street lighting system on all local and collector roadways for this subdivision development shall be designed and constructed in accordance with the latest City of Brampton standards and specifications The street lighting system on all arterial roadways will continue to use the conventional concrete poles unless specified otherwise by the Director Community Design Parks Planning and Development the Director Engineering and Development Services and the Commissioner of Works and Transportation Communication poles will not be installed on the transit spine collector road
LANDSCAPING FENCING AND STREETSCAPE REQUIREMENTS
Site Clearing Topsoil Stripping
32 The owner shall remove any trees and any vegetation on the subject lands as may be required by the Director Community Design Parks Planning and Development
33 The owner shall not remove any trees or topsoil from the land within the plan or start any grading of the land within the plan prior to registration of the plan without a topsoil removal permit issued pursuant to City of Brampton By-law 30-92 and the approval of the Director Engineering and Development Services including entering into a preliminary subdivision agreement if required by the Director Engineering and Development Services
34 Prior to the granting of a top soil stripping permit or in conjunction with the 1st engineering submission whichever comes first protective hoarding to be determined through detailed design is required
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a) Along the Buffer Block Line of the Natural Heritage System
All hoarding will be provided and erected by the applicant at their expense and to the satisfaction of the City prior to the pre-servicing or any construction occurring on the site and shall be maintained by the applicant
Street Trees
35 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to provide street trees along all internal streets within the subject plan and along immediately abutting boulevards of adjacent streets The applicant shall comply with the recommendations of the approved Community design Guidelines (as applicable) to the satisfaction of the City
36 The applicant shall implement at their expense and to the satisfaction of the City all works shown on the approved streetscape plans in accordance with the Subdivision Agreement and the approved Community Design Guidelines (where applicable) and will include the implementation of all applicable boulevard and buffer planting and entry features including all structures and planting
Fencing
37 The owner shall provide detailed engineering and landscape plans for the development of fencing on all Lots and Blocks to the satisfaction of the Director Community Design Parks Planning and Development The owner shall not be eligible for development charges credit against work performed in accordance with City standards and the current Development Charges By-Law
38 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to erect fencing at their expense in accordance with the City Fencing Policy the approved Community Design Guidelines for the area and any other Conditions of Draft Approval for the development that apply to fencing
39 The owner shall make satisfactory arrangements with the Director Community Design Parks Planning and Development through the Subdivision Agreement to erect at their expense decorative wooden screen fencing 18 metres high in locations and of a design satisfactory to the City along all residential property boundaries which are adjacent to Canada Post Community Mail Boxes
Landscape Works
40 Prior to plan registration the applicant shall pay a maintenance fee for any landscape item deemed necessary by the applicant but which exceeds the City standard This may include but not be limited to special entry feature
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structures irrigation systems acoustical walls and architectural landscape elements located on public property
41 Prior to issuance of final acceptance of all landscape works the applicant shall provide as-built drawings in the form of digital files for all dedicated park open space stormwater management entry feature landscape buffer blocks etc The submission of these drawings will meet the latest digital standards as prescribed by the City of Brampton
Urban Design amp Architectural Control
42 The applicant shall implement the Community Design Guidelines including but not limited to the provision of appropriate building architecture landscape treatments and other arrangements to accommodate the consolidation of street accessories such as newspaper boxes mail boxes utility boxes etc to the satisfaction of the Commissioner of Planning Design amp Development and the Director Community Design Planning and Development In this regard minor revisions to the plan may be necessary to provide sufficient space for such features
PARK AND OPEN SPACE REQUIREMENTS
Parkland
43 In accordance with current City practices prior to the issuance of Building Permits for all medium density residential high density residential and commercial development which is subject to Site Plan Approval satisfactory arrangements shall have been made with the realty Services Section of the Buildings and Property Management Department and the Finance Department with respect to the payment of cash-in-lieu of parkland and valued as of the day before the day of building permit issuance pursuant to Section 42(6) of the Planning Act and the City of Bramptons Parkland Dedication By-Law
Open Space Plans
44 NA
Vegetation Assessment
45 Prior to the submission of any grading and servicing plans or any grading on the subject property and prior to registration of the plan the applicant shall
a) submit to the satisfaction of the Community Design Parks Planning and Development Division a Vegetation Inventory and Assessment for the preservation of as many trees as possible identified by the City as desirable for preservation In this regard the applicant shall be required to identify on the Grading and Drainage Plans and Landscaping Plans the trees to be retained and the methodology proposed for their
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retention This methodology shall include individual tree preservation plans illustrating proposed building sites and working envelopes existing and proposed grades and the trees to be protected or removed and shall be supported by a hydrogeoligists report which recommends appropriate subdivision and grading techniques for the maintenance of existing surface runoff or ground water conditions necessary for the long term preservation of the trees identified for retention All preservations and tree protection measures are to be installed and inspected by the City prior to pre-servicing of the subdivision
b) stake the location for the sanitary sewer where the least disturbance will occur to the natural aesthetics of the public open space to the satisfaction of the Community Services Department
c) locate the detention ponds in locations where minimal impact will occur to the natural aesthetics of the valley to the satisfaction of the Community Services Department and
d) retain a Landscape ArchitectEcologist to prepare Planting and Restoration Plans for the quantityquality ponds for approval by the Community Services Department
46 Prior to assumption any material identified in the Tree Preservation and Management Plan(s) as hazardous or identified for removal for accessibility or safety reasons and any deleterious materials and debris not normally found in a natural area whether in a woodlot block vista block or other location as determined by the City shall be removed at the applicants expense
Natural Heritage System
47 It is acknowledged that the limit of development includes an appropriate buffer to facilitate protection and preservation of the Natural Heritage System The width of the buffer has been established by the Mount Pleasant Secondary Plan
48 Prior to registration the City shall obtain the gratuitous pre-conveyance of the Huttonville Creek Natural Heritage System or portions thereof if necessary
BUILDING REQUIREMENTS
Site Plan Approval
49 The owner acknowledges that any Medium Density Residential Blocks High Density Residential Blocks and Commercial Blocks will require Site Plan Approval prior to the issuance of a building permit
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Exposed Basements
50 NA
Driveway Locations
51 NA
Fire Break Lots
52 NA
Foundations
53 Prior to the issuance of any building permit the owner shall provide an engineering report to the satisfaction of the Chief Building Official indicating special foundation requirements if any to support structures that may be erected on disturbed ground or lots where filling has occurred
NOISE ATTENUATION REQUIREMENTS
Noise Abatement
54 Prior to the applicant entering into any residential purchase and sale agreements the applicant shall engage the services of a qualified acoustical consultant to complete a noise study recommending noise control measures satisfactory to the City (and Region of Peel when requested by the Region) where applicable A copy of this report shall be provided to the Citys Chief Building Official
Note In this regard revisions to the plan such as lot adjustments may be necessary to achieve acceptable rear yard area in conjunction with satisfactory noise attenuation measures and City policy
55 The noise control measures and noise warnings recommended by the acoustical report as required in condition number 52 above shall be implemented to the satisfaction of the Director Engineering and Development Services (and Region of Peel as required)
56 Prior to the issuance of any building permits the owner shall provide the Citys Chief Building Official with a certificate certifying that the builders plans for each dwelling unit to be constructed on the plan shows all of the noise attenuation works required by the approved acoustical report and the approved plans where applicable
57 The City of Brampton will not accept any temporary warning clauses with duration of three (3) years as mitigation
58 Prior to final approval all stationary noise problems must be addressed
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2 F7-UH REAL ESTATE REQUIREMENTS
Easements
59 The owner shall grant all necessary easements for drainage utility and servicing purposes as may be required to the appropriate agency or public authority
Deeding Roads and Pathways
60 The proposed road allowances road widenings daylighting pedestrian pathways bicycle pathways and public transit rights of way provisions shall be dedicated as public highways on the final plan proposed for registration
Open Space
61 Prior to registration all identified open space lands within the subject application including all lands associated with the Natural Heritage System associated buffer(s) all identified vista park blocks all identified stormwater block engineered (drainage) channel blocks and identified entry feature blocks shall be conveyed to the City gratuitously and in a condition satisfactory to the City No parkland dedication credit will be provided for the blocks in question The applicant will landscape the subject blocks in accordance with the approved plans and will be eligible for development charges credit against work performed where applicable and in accordance with City standards and the current Development Charges By-law
62 In conjunction with the submission of the first engineering submission the applicant shall provide detailed working drawings for all identified park blocks open space blocks stormwater management facilities engineered drainage channels landscape buffer blocks streetscape planting entry feature blocks and fencing to the satisfaction of the applicable approving departments and in accordance with the latest City standards Fencing shall be included along holdout properties where they abut the plan subject to the approval of the existing property owners
The applicant shall comply with both the facility fitconcept plan approved prior to draft plan approval andor the recommendations of the approved Community Design Guidelines (as applicable)
63 Prior to registration the developer agrees to provide the City with the final landscape submission a detailed summary of all areas of parkland open space stormwater management ponds valleylands woodlots and buffers including quantities or areas of boulevard and buffer sod boulevard and buffer trees shrub beds and irrigation systems that will be installed by the developer in the subdivision agreement and will be owned by the City at assumption of the Subdivision Plan
64 Prior to assumption the developer is responsible for the development of all park open space stormwater management entry feature and landscape buffer blocks in accordance with the approved plans and in accordance with the current Development Charges By-law
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Walkways
65 NA
Road Widenings
66 The road widening Blocks 11 to 14 shall be gratuitously dedicated to the Region of Peel on the final plan
03 Metre Reserves
67 03 metre reserves shall be conveyed to the Cityof Brampton on Blocks 15 to 19
Buffers
68 NA
Transit
69 Prior to registration the applicant shall consult with Brampton Transit to determine suitable locations for transit stops and to indicate these locations on the Aboveground Servicing Plans
70 The applicant shall agree to meet the conditions of Brampton Transit with respect to the installation of future bus stop infrastructure to the satisfaction of the Commissioner of Works and Transportation
NOTICE REQUIREMENTS
Sales Office Community Information Maps
71 NA
Use of Land Notices
Statements and Clauses
72 NA
Signage
73 In conjunction with the first engineering submission the owner shall erect and maintain signs in the following locations and in the following manner
a) On Block 6 indicating that Block 6 will be developed as part of a Natural Heritage System containing important environmental features and systems and in accordance with the approved Huttonivlle and Fletchers Creeks Subwatershed Study This Block is to be left in a
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naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
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f7-t7 15
i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
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any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
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88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
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distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
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advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
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L5N 6R4
Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
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NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
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Appendix 8 Correspondence Received City File Numbers C04W11006 and 21T-10022B
e fVW
D a vies
H o w e
P a i iner s
LLP
Lawyers
The Fifth Floor
99 Spadina Ave
To r o n t o 0 n t a ri o
M5V 3P8
T 4169777088
F 4169778931
davieshowecom
Please refer to Jeffrey L Davies e-mail jdauiesdauieshowecom
March 2 2011
The Chair and Committee Members
Planning Design and Development Committee co Mr John Corbett Commissioner The City of Brampton 2 Wellington Street City Hall 3rd Floor L6Y4R2
Dear Chair and Committee Members
Re Information Report - Mattamy (Credit River) Limited Draft Plan of Subdivision Application
We represent Osmington Inc the owner of the lands on the west side of Mississauga Road and being across from the Mattamy lands
The engineers for Osmington have been working with the engineers for Mattamy regarding mutual road alignment and other considerations
Osmington submits that the alignment of Station Road within the proposed Mattamy subdivision would be improved if it were to follow the alignment shown on the attached sketch
Yours sincerely DAVIES HOWE PARTNERS LLP
Jeffrey L Davies
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Encl
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Page 2
Davies copy Howe N Sabat Osmington Inc Part n e F Doricin Mattamy Development Corporation 11 f- M Vernooy Mattamy Development Corporation
M Gagnon Gagnon amp Law C Chung Glen Schnarr amp Associates Inc D Cherepacha Read Voorhees amp Associates R Webster The Sernas Group Inc
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20
Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
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Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
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SCHEDULE A
DRAFT CONDITIONS OF DRAFT APPROVAL
DRAFT APPROVAL DATE
SUBJECT Draft Plan of Subdivision
GAGNON amp LAW URBAN PLANNERS LTD shyMATTAMY (CREDIT RIVER) LTD 21T-10022B
City of Brampton C04W11006
Planner Neal Grady
In accordance with By-law 10-97 the Council of the City of Brampton has made a decision to authorize the draft approval of the above noted draft plan of subdivision subject to the following conditions
GENERAL PLANNING REQUIREMENTS
Approved Plan and Redlines
1 The final plan shall conform to the draft plan prepared by GAGNON amp LAW URBAN PLANNERS LTD dated October 7 2011
Development Agreement
2 A Subdivision Agreement shall be entered into and executed by the applicant the City of Brampton and the Region of Peel to satisfy all financial legal and engineering matters including landscaping and the installation of municipal services parkland dedication or cash-in-lieu of parkland requirements to the satisfaction of the Director Community Design Parks Planning and Development and other requirements of the City of Brampton and the Region of Peel including the payment of all applicable Regional City and Educational development charges in accordance with their applicable Development Charges By-laws
Zoning
3 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Commercial Blocks 1 through 4 to the satisfaction of the Commissioner of Planning Design and Development
4 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Future Development Blocks 7
F7-3H
and 9 to the satisfaction of the Commissioner of Planning Design and Development
5 Future Development Blocks 7 and 9 shall only be developed in conjunction with a future Zoning By-Law Amendment application to permit the development in accordance with the draft approved plan of subdivision including zoning controls that are unique and specific to the design characteristics of the subdivision
Staging
6 Development of the plan shall be staged to the satisfaction of the City and the Region of Peel In this regard among other things staging of the development of the plan shall be based on the timing of road improvements and the timing of the provision of other essential services and facilities for this subdivision In this regard the applicant shall agree to enter into a phasing agreement if and when required by the City or the Region of Peel
Maintenance Easements
7 NA
Reserve Block and Lots
8 Prior to registration the applicant shall demonstrate to the satisfaction of the Commissioner of Planning Design amp Development by the submission of appropriate development concepts or by other suitable means that abutting lands can be developed in an appropriate manner and in accordance with the applicable Secondary Plan In this regard minor revisions to the plan may be necessary to facilitate the appropriate development of abutting lands
9 Future Development Block 8 will be deeded to the City of Brampton in escrow pending the outcome of the Station Road EA Any portion of Future Development Block 8 that is not required for the future Station Road shall be gratuitously conveyed to the adjacent landowner following the transfer of the Station Road right-of-way lands to the City
Building Removal
10 Prior to registration the applicant shall remove any existing buildings on those lands contained within the phase being registered
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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SERVICING GRADING AND ROAD REQUIRMENTS
Drainage
11 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof the following matters are to be approved to the satisfaction of the Director Engineering and Development Services and the Credit Valley Conservation
i Functional Servicing Report dated October 2011 prepared by Urbantech and if necessary the subdivision plan shall be redline revised to implement the findings of the amended Functional Servicing Report including but not limited to inclusion of easements or stormwater management blocks which may result in modifications to the proposed lot and road layouts
ii Hydrogeological Report analysis and recommendations consistent with the approved Environmental Implementation Report and Scoped Environmental Impact Study
iii mitigation andor compensation measures consistent with the recommendations of the approved Environmental Implementation Report and Scoped Environmental Impact Study and if necessary the plan shall be redline revised to implement satisfactory mitigation andor compensation measures
iv detailed engineering and grading plans for the overall draft plan of subdivision
v appropriate sediment and erosion control measures
vi that appropriate permits under Ontario Regulation 16006 be received
b) Agree in the subdivision agreement in wording acceptable to the Director Engineering and Development Services and the Credit Valley Conservation Authority
i) To carry out or cause to be carried out the works referred to in condition 11 a) above
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12 Prior to the initiation of any servicing and prior to the registration of the plan or any phase thereof the applicant shall submit detailed engineering drawings and supporting reports to Development Engineering Services for review and approval No servicing works shall be permitted until the drawings are approved
13 Prior to the initiation of any servicing and prior to the registration of this plan or any phase thereof the applicant shall grant gratuitously all necessary external easements and lands for access drainage servicing and utility purposes as may be required to the appropriate municipality agency or public authority
14 Prior to the first engineering submission the applicant shall submit to the City of Bramptons Development Engineering Services Division for approval a detailed plan illustrating all proposed sidewalk locations within the draft plan of subdivision abutting any commercial plan
15 Provisions shall be made that servicing of this Draft Plan will require construction of a 375 mm diameter sanitary sewer and a 450 mm diameter sanitary sewer within the Plan The 375 mm diameter sanitary sewer and the 450 mm diameter sanitary sewer are the financial responsibility of the Region of Peel as per Development Charges By-law Should the developer wish to proceed with these works in order to obtain clearance of this condition at a time when the Region is not prepared to fund the works then the developer shall be required to enter into a front-ending agreement prior to the constructions of the works This agreement will be subject to the Regions determination that it has or will have sufficient funds to justify entering into the font-ending agreements and Regional Council Approval
Utility Relocation
16 Prior to the registration of the plan arrangements shall be made to the satisfaction of the Director Engineering and Development Services for any relocation of utilities required by the development of the subject lands to be undertaken at the developers expense
Stormwater Management
17 Prior to registration Stormwater Management Ponds to be designed and constructed in accordance with the Functional Servicing Report to the satisfaction of the Director of Engineering and Development Services
18 Prior to registration planting plans shall be approved by the Conservation Authority for all stormwater management blocks
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-I0022B and C04W11006
P7-7 19 Any portion of Stormwater Management Pond Block 5 that is not required to
accommodate the Stormwater Management facility and the future Station Road shall be gratuitously conveyed to the adjacent Landowner following the transfer of the Station Road right-of-way lands to the City
Overland Flow
20 Stormwater overland flow routes shall be kept within roads approved walkways or other locations deemed acceptable by the Director of Engineering and Development Services
Building Separation
21 NA
Hydro One Brampton
22 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the City of Brampton for the provision of major facilities such as switchgear installations
Soil
23 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to registration of this plan or any phase thereof submit for the approval of the City Engineering and Development Services Division a detailed soils investigation of the site prepared by a qualified Geotechnical Engineer A copy of this report shall also be submitted to the Citys Chief Building Official
b) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof submit to the Chief Building Official
i) a Phase 1 Environmental Site Assessment ii) a Phase 2 Environmental Site Assessment if required as
a result of the Phase 1 Environmental Site Assessment iii) a decommissioning report if contaminated material has
been identified and is removed or alternatively a copy of the risk assessment together with a copy of the written acknowledgement of its acceptance by the Ministry of the Environment and
iv) a copy of a Record of Site Condition and confirmation of the filing of Site Condition in the Environmental Site Registry
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c) Notwithstanding Condition 22b) above provisions shall be provided for in the Subdivision Agreement where the owner agrees to submit the required documents listed in Condition 22b) for the Feed Mill lands at the time of the decommissioning of the site and that provisions shall be provided for in the Subdivision Agreement that allow for the registration of any part of the plan save and except Future Development Block 8 until such time as the documents required in Condition 22 b) are provided
d) Prior to the initiation of any site grading or servicing the applicant shall provide a report identifying all existing water wells and private sewage disposal systems on the lands The applicant shall provide verification to the satisfaction of the Citys Chief Building Official that all wells and septic systems identified have been decommissioned in accordance with all applicable laws and regulations
Road Alignments
24 The horizontal and vertical alignments of all roads including their intersection geometries shall be designed to the latest City standards and requirements In this regard minor revisions to the road pattern and intersection alignments may be required
Construction Traffic Route
25 Prior to approval of any detailed engineering drawings arrangements shall be made to the satisfaction of the Commissioner of Works and
Transportation for a suitable construction traffic route
Roads
26 Prior to registration the City shall obtain the pre-dedication of roads or portions thereof if necessary
27 The City of Brampton will be designing and constructing the James Potter RoadCreditview Road underpass and a development charges prepayment agreement shall be executed with Mattamy (Credit River) Ltd and the City for its delivery
28 Prior to registration appropriate arrangements shall be made to the satisfaction of the Commissioner of Planning Design and Development for landowners within the boundaries of Block Plan 51-1 to provide a financial contribution if required to contribute to the cost of providing improved pedestrian access along Bovaird Drive West to the Mount Pleasant GO Station
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29 Prior to registration the City and the Developer will enter into an agreement with regard to the conveyance and construction of Creditview Road between Bovaird Drive West and Street B of this subdivision This agreement will also address the front-ending and DC recoveries related to this portion of Creditview Road
Traffic Signals
30 Prior to registration the applicant will provide cash-in-lieu funds to the satisfaction of the Director of Engineering and Development Services for the installationupgrading of traffic signals at certain intersections within andor associated with the Plan of Subdivision as determined by the City through the detailed engineering design process These funds will not include signalization or intersection works previously accounted for in the 2009 Development Charges Background Study
Street Lighting
31 The street lighting system on all local and collector roadways for this subdivision development shall be designed and constructed in accordance with the latest City of Brampton standards and specifications The street lighting system on all arterial roadways will continue to use the conventional concrete poles unless specified otherwise by the Director Community Design Parks Planning and Development the Director Engineering and Development Services and the Commissioner of Works and Transportation Communication poles will not be installed on the transit spine collector road
LANDSCAPING FENCING AND STREETSCAPE REQUIREMENTS
Site Clearing Topsoil Stripping
32 The owner shall remove any trees and any vegetation on the subject lands as may be required by the Director Community Design Parks Planning and Development
33 The owner shall not remove any trees or topsoil from the land within the plan or start any grading of the land within the plan prior to registration of the plan without a topsoil removal permit issued pursuant to City of Brampton By-law 30-92 and the approval of the Director Engineering and Development Services including entering into a preliminary subdivision agreement if required by the Director Engineering and Development Services
34 Prior to the granting of a top soil stripping permit or in conjunction with the 1st engineering submission whichever comes first protective hoarding to be determined through detailed design is required
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a) Along the Buffer Block Line of the Natural Heritage System
All hoarding will be provided and erected by the applicant at their expense and to the satisfaction of the City prior to the pre-servicing or any construction occurring on the site and shall be maintained by the applicant
Street Trees
35 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to provide street trees along all internal streets within the subject plan and along immediately abutting boulevards of adjacent streets The applicant shall comply with the recommendations of the approved Community design Guidelines (as applicable) to the satisfaction of the City
36 The applicant shall implement at their expense and to the satisfaction of the City all works shown on the approved streetscape plans in accordance with the Subdivision Agreement and the approved Community Design Guidelines (where applicable) and will include the implementation of all applicable boulevard and buffer planting and entry features including all structures and planting
Fencing
37 The owner shall provide detailed engineering and landscape plans for the development of fencing on all Lots and Blocks to the satisfaction of the Director Community Design Parks Planning and Development The owner shall not be eligible for development charges credit against work performed in accordance with City standards and the current Development Charges By-Law
38 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to erect fencing at their expense in accordance with the City Fencing Policy the approved Community Design Guidelines for the area and any other Conditions of Draft Approval for the development that apply to fencing
39 The owner shall make satisfactory arrangements with the Director Community Design Parks Planning and Development through the Subdivision Agreement to erect at their expense decorative wooden screen fencing 18 metres high in locations and of a design satisfactory to the City along all residential property boundaries which are adjacent to Canada Post Community Mail Boxes
Landscape Works
40 Prior to plan registration the applicant shall pay a maintenance fee for any landscape item deemed necessary by the applicant but which exceeds the City standard This may include but not be limited to special entry feature
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structures irrigation systems acoustical walls and architectural landscape elements located on public property
41 Prior to issuance of final acceptance of all landscape works the applicant shall provide as-built drawings in the form of digital files for all dedicated park open space stormwater management entry feature landscape buffer blocks etc The submission of these drawings will meet the latest digital standards as prescribed by the City of Brampton
Urban Design amp Architectural Control
42 The applicant shall implement the Community Design Guidelines including but not limited to the provision of appropriate building architecture landscape treatments and other arrangements to accommodate the consolidation of street accessories such as newspaper boxes mail boxes utility boxes etc to the satisfaction of the Commissioner of Planning Design amp Development and the Director Community Design Planning and Development In this regard minor revisions to the plan may be necessary to provide sufficient space for such features
PARK AND OPEN SPACE REQUIREMENTS
Parkland
43 In accordance with current City practices prior to the issuance of Building Permits for all medium density residential high density residential and commercial development which is subject to Site Plan Approval satisfactory arrangements shall have been made with the realty Services Section of the Buildings and Property Management Department and the Finance Department with respect to the payment of cash-in-lieu of parkland and valued as of the day before the day of building permit issuance pursuant to Section 42(6) of the Planning Act and the City of Bramptons Parkland Dedication By-Law
Open Space Plans
44 NA
Vegetation Assessment
45 Prior to the submission of any grading and servicing plans or any grading on the subject property and prior to registration of the plan the applicant shall
a) submit to the satisfaction of the Community Design Parks Planning and Development Division a Vegetation Inventory and Assessment for the preservation of as many trees as possible identified by the City as desirable for preservation In this regard the applicant shall be required to identify on the Grading and Drainage Plans and Landscaping Plans the trees to be retained and the methodology proposed for their
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retention This methodology shall include individual tree preservation plans illustrating proposed building sites and working envelopes existing and proposed grades and the trees to be protected or removed and shall be supported by a hydrogeoligists report which recommends appropriate subdivision and grading techniques for the maintenance of existing surface runoff or ground water conditions necessary for the long term preservation of the trees identified for retention All preservations and tree protection measures are to be installed and inspected by the City prior to pre-servicing of the subdivision
b) stake the location for the sanitary sewer where the least disturbance will occur to the natural aesthetics of the public open space to the satisfaction of the Community Services Department
c) locate the detention ponds in locations where minimal impact will occur to the natural aesthetics of the valley to the satisfaction of the Community Services Department and
d) retain a Landscape ArchitectEcologist to prepare Planting and Restoration Plans for the quantityquality ponds for approval by the Community Services Department
46 Prior to assumption any material identified in the Tree Preservation and Management Plan(s) as hazardous or identified for removal for accessibility or safety reasons and any deleterious materials and debris not normally found in a natural area whether in a woodlot block vista block or other location as determined by the City shall be removed at the applicants expense
Natural Heritage System
47 It is acknowledged that the limit of development includes an appropriate buffer to facilitate protection and preservation of the Natural Heritage System The width of the buffer has been established by the Mount Pleasant Secondary Plan
48 Prior to registration the City shall obtain the gratuitous pre-conveyance of the Huttonville Creek Natural Heritage System or portions thereof if necessary
BUILDING REQUIREMENTS
Site Plan Approval
49 The owner acknowledges that any Medium Density Residential Blocks High Density Residential Blocks and Commercial Blocks will require Site Plan Approval prior to the issuance of a building permit
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Exposed Basements
50 NA
Driveway Locations
51 NA
Fire Break Lots
52 NA
Foundations
53 Prior to the issuance of any building permit the owner shall provide an engineering report to the satisfaction of the Chief Building Official indicating special foundation requirements if any to support structures that may be erected on disturbed ground or lots where filling has occurred
NOISE ATTENUATION REQUIREMENTS
Noise Abatement
54 Prior to the applicant entering into any residential purchase and sale agreements the applicant shall engage the services of a qualified acoustical consultant to complete a noise study recommending noise control measures satisfactory to the City (and Region of Peel when requested by the Region) where applicable A copy of this report shall be provided to the Citys Chief Building Official
Note In this regard revisions to the plan such as lot adjustments may be necessary to achieve acceptable rear yard area in conjunction with satisfactory noise attenuation measures and City policy
55 The noise control measures and noise warnings recommended by the acoustical report as required in condition number 52 above shall be implemented to the satisfaction of the Director Engineering and Development Services (and Region of Peel as required)
56 Prior to the issuance of any building permits the owner shall provide the Citys Chief Building Official with a certificate certifying that the builders plans for each dwelling unit to be constructed on the plan shows all of the noise attenuation works required by the approved acoustical report and the approved plans where applicable
57 The City of Brampton will not accept any temporary warning clauses with duration of three (3) years as mitigation
58 Prior to final approval all stationary noise problems must be addressed
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
2 F7-UH REAL ESTATE REQUIREMENTS
Easements
59 The owner shall grant all necessary easements for drainage utility and servicing purposes as may be required to the appropriate agency or public authority
Deeding Roads and Pathways
60 The proposed road allowances road widenings daylighting pedestrian pathways bicycle pathways and public transit rights of way provisions shall be dedicated as public highways on the final plan proposed for registration
Open Space
61 Prior to registration all identified open space lands within the subject application including all lands associated with the Natural Heritage System associated buffer(s) all identified vista park blocks all identified stormwater block engineered (drainage) channel blocks and identified entry feature blocks shall be conveyed to the City gratuitously and in a condition satisfactory to the City No parkland dedication credit will be provided for the blocks in question The applicant will landscape the subject blocks in accordance with the approved plans and will be eligible for development charges credit against work performed where applicable and in accordance with City standards and the current Development Charges By-law
62 In conjunction with the submission of the first engineering submission the applicant shall provide detailed working drawings for all identified park blocks open space blocks stormwater management facilities engineered drainage channels landscape buffer blocks streetscape planting entry feature blocks and fencing to the satisfaction of the applicable approving departments and in accordance with the latest City standards Fencing shall be included along holdout properties where they abut the plan subject to the approval of the existing property owners
The applicant shall comply with both the facility fitconcept plan approved prior to draft plan approval andor the recommendations of the approved Community Design Guidelines (as applicable)
63 Prior to registration the developer agrees to provide the City with the final landscape submission a detailed summary of all areas of parkland open space stormwater management ponds valleylands woodlots and buffers including quantities or areas of boulevard and buffer sod boulevard and buffer trees shrub beds and irrigation systems that will be installed by the developer in the subdivision agreement and will be owned by the City at assumption of the Subdivision Plan
64 Prior to assumption the developer is responsible for the development of all park open space stormwater management entry feature and landscape buffer blocks in accordance with the approved plans and in accordance with the current Development Charges By-law
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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Walkways
65 NA
Road Widenings
66 The road widening Blocks 11 to 14 shall be gratuitously dedicated to the Region of Peel on the final plan
03 Metre Reserves
67 03 metre reserves shall be conveyed to the Cityof Brampton on Blocks 15 to 19
Buffers
68 NA
Transit
69 Prior to registration the applicant shall consult with Brampton Transit to determine suitable locations for transit stops and to indicate these locations on the Aboveground Servicing Plans
70 The applicant shall agree to meet the conditions of Brampton Transit with respect to the installation of future bus stop infrastructure to the satisfaction of the Commissioner of Works and Transportation
NOTICE REQUIREMENTS
Sales Office Community Information Maps
71 NA
Use of Land Notices
Statements and Clauses
72 NA
Signage
73 In conjunction with the first engineering submission the owner shall erect and maintain signs in the following locations and in the following manner
a) On Block 6 indicating that Block 6 will be developed as part of a Natural Heritage System containing important environmental features and systems and in accordance with the approved Huttonivlle and Fletchers Creeks Subwatershed Study This Block is to be left in a
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
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i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
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any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
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88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
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distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
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advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
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L5N 6R4
Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
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NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
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D a vies
H o w e
P a i iner s
LLP
Lawyers
The Fifth Floor
99 Spadina Ave
To r o n t o 0 n t a ri o
M5V 3P8
T 4169777088
F 4169778931
davieshowecom
Please refer to Jeffrey L Davies e-mail jdauiesdauieshowecom
March 2 2011
The Chair and Committee Members
Planning Design and Development Committee co Mr John Corbett Commissioner The City of Brampton 2 Wellington Street City Hall 3rd Floor L6Y4R2
Dear Chair and Committee Members
Re Information Report - Mattamy (Credit River) Limited Draft Plan of Subdivision Application
We represent Osmington Inc the owner of the lands on the west side of Mississauga Road and being across from the Mattamy lands
The engineers for Osmington have been working with the engineers for Mattamy regarding mutual road alignment and other considerations
Osmington submits that the alignment of Station Road within the proposed Mattamy subdivision would be improved if it were to follow the alignment shown on the attached sketch
Yours sincerely DAVIES HOWE PARTNERS LLP
Jeffrey L Davies
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Page 2
Davies copy Howe N Sabat Osmington Inc Part n e F Doricin Mattamy Development Corporation 11 f- M Vernooy Mattamy Development Corporation
M Gagnon Gagnon amp Law C Chung Glen Schnarr amp Associates Inc D Cherepacha Read Voorhees amp Associates R Webster The Sernas Group Inc
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Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
2i F7-S2
Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
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SCHEDULE A
DRAFT CONDITIONS OF DRAFT APPROVAL
DRAFT APPROVAL DATE
SUBJECT Draft Plan of Subdivision
GAGNON amp LAW URBAN PLANNERS LTD shyMATTAMY (CREDIT RIVER) LTD 21T-10022B
City of Brampton C04W11006
Planner Neal Grady
In accordance with By-law 10-97 the Council of the City of Brampton has made a decision to authorize the draft approval of the above noted draft plan of subdivision subject to the following conditions
GENERAL PLANNING REQUIREMENTS
Approved Plan and Redlines
1 The final plan shall conform to the draft plan prepared by GAGNON amp LAW URBAN PLANNERS LTD dated October 7 2011
Development Agreement
2 A Subdivision Agreement shall be entered into and executed by the applicant the City of Brampton and the Region of Peel to satisfy all financial legal and engineering matters including landscaping and the installation of municipal services parkland dedication or cash-in-lieu of parkland requirements to the satisfaction of the Director Community Design Parks Planning and Development and other requirements of the City of Brampton and the Region of Peel including the payment of all applicable Regional City and Educational development charges in accordance with their applicable Development Charges By-laws
Zoning
3 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Commercial Blocks 1 through 4 to the satisfaction of the Commissioner of Planning Design and Development
4 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Future Development Blocks 7
F7-3H
and 9 to the satisfaction of the Commissioner of Planning Design and Development
5 Future Development Blocks 7 and 9 shall only be developed in conjunction with a future Zoning By-Law Amendment application to permit the development in accordance with the draft approved plan of subdivision including zoning controls that are unique and specific to the design characteristics of the subdivision
Staging
6 Development of the plan shall be staged to the satisfaction of the City and the Region of Peel In this regard among other things staging of the development of the plan shall be based on the timing of road improvements and the timing of the provision of other essential services and facilities for this subdivision In this regard the applicant shall agree to enter into a phasing agreement if and when required by the City or the Region of Peel
Maintenance Easements
7 NA
Reserve Block and Lots
8 Prior to registration the applicant shall demonstrate to the satisfaction of the Commissioner of Planning Design amp Development by the submission of appropriate development concepts or by other suitable means that abutting lands can be developed in an appropriate manner and in accordance with the applicable Secondary Plan In this regard minor revisions to the plan may be necessary to facilitate the appropriate development of abutting lands
9 Future Development Block 8 will be deeded to the City of Brampton in escrow pending the outcome of the Station Road EA Any portion of Future Development Block 8 that is not required for the future Station Road shall be gratuitously conveyed to the adjacent landowner following the transfer of the Station Road right-of-way lands to the City
Building Removal
10 Prior to registration the applicant shall remove any existing buildings on those lands contained within the phase being registered
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SERVICING GRADING AND ROAD REQUIRMENTS
Drainage
11 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof the following matters are to be approved to the satisfaction of the Director Engineering and Development Services and the Credit Valley Conservation
i Functional Servicing Report dated October 2011 prepared by Urbantech and if necessary the subdivision plan shall be redline revised to implement the findings of the amended Functional Servicing Report including but not limited to inclusion of easements or stormwater management blocks which may result in modifications to the proposed lot and road layouts
ii Hydrogeological Report analysis and recommendations consistent with the approved Environmental Implementation Report and Scoped Environmental Impact Study
iii mitigation andor compensation measures consistent with the recommendations of the approved Environmental Implementation Report and Scoped Environmental Impact Study and if necessary the plan shall be redline revised to implement satisfactory mitigation andor compensation measures
iv detailed engineering and grading plans for the overall draft plan of subdivision
v appropriate sediment and erosion control measures
vi that appropriate permits under Ontario Regulation 16006 be received
b) Agree in the subdivision agreement in wording acceptable to the Director Engineering and Development Services and the Credit Valley Conservation Authority
i) To carry out or cause to be carried out the works referred to in condition 11 a) above
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12 Prior to the initiation of any servicing and prior to the registration of the plan or any phase thereof the applicant shall submit detailed engineering drawings and supporting reports to Development Engineering Services for review and approval No servicing works shall be permitted until the drawings are approved
13 Prior to the initiation of any servicing and prior to the registration of this plan or any phase thereof the applicant shall grant gratuitously all necessary external easements and lands for access drainage servicing and utility purposes as may be required to the appropriate municipality agency or public authority
14 Prior to the first engineering submission the applicant shall submit to the City of Bramptons Development Engineering Services Division for approval a detailed plan illustrating all proposed sidewalk locations within the draft plan of subdivision abutting any commercial plan
15 Provisions shall be made that servicing of this Draft Plan will require construction of a 375 mm diameter sanitary sewer and a 450 mm diameter sanitary sewer within the Plan The 375 mm diameter sanitary sewer and the 450 mm diameter sanitary sewer are the financial responsibility of the Region of Peel as per Development Charges By-law Should the developer wish to proceed with these works in order to obtain clearance of this condition at a time when the Region is not prepared to fund the works then the developer shall be required to enter into a front-ending agreement prior to the constructions of the works This agreement will be subject to the Regions determination that it has or will have sufficient funds to justify entering into the font-ending agreements and Regional Council Approval
Utility Relocation
16 Prior to the registration of the plan arrangements shall be made to the satisfaction of the Director Engineering and Development Services for any relocation of utilities required by the development of the subject lands to be undertaken at the developers expense
Stormwater Management
17 Prior to registration Stormwater Management Ponds to be designed and constructed in accordance with the Functional Servicing Report to the satisfaction of the Director of Engineering and Development Services
18 Prior to registration planting plans shall be approved by the Conservation Authority for all stormwater management blocks
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P7-7 19 Any portion of Stormwater Management Pond Block 5 that is not required to
accommodate the Stormwater Management facility and the future Station Road shall be gratuitously conveyed to the adjacent Landowner following the transfer of the Station Road right-of-way lands to the City
Overland Flow
20 Stormwater overland flow routes shall be kept within roads approved walkways or other locations deemed acceptable by the Director of Engineering and Development Services
Building Separation
21 NA
Hydro One Brampton
22 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the City of Brampton for the provision of major facilities such as switchgear installations
Soil
23 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to registration of this plan or any phase thereof submit for the approval of the City Engineering and Development Services Division a detailed soils investigation of the site prepared by a qualified Geotechnical Engineer A copy of this report shall also be submitted to the Citys Chief Building Official
b) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof submit to the Chief Building Official
i) a Phase 1 Environmental Site Assessment ii) a Phase 2 Environmental Site Assessment if required as
a result of the Phase 1 Environmental Site Assessment iii) a decommissioning report if contaminated material has
been identified and is removed or alternatively a copy of the risk assessment together with a copy of the written acknowledgement of its acceptance by the Ministry of the Environment and
iv) a copy of a Record of Site Condition and confirmation of the filing of Site Condition in the Environmental Site Registry
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c) Notwithstanding Condition 22b) above provisions shall be provided for in the Subdivision Agreement where the owner agrees to submit the required documents listed in Condition 22b) for the Feed Mill lands at the time of the decommissioning of the site and that provisions shall be provided for in the Subdivision Agreement that allow for the registration of any part of the plan save and except Future Development Block 8 until such time as the documents required in Condition 22 b) are provided
d) Prior to the initiation of any site grading or servicing the applicant shall provide a report identifying all existing water wells and private sewage disposal systems on the lands The applicant shall provide verification to the satisfaction of the Citys Chief Building Official that all wells and septic systems identified have been decommissioned in accordance with all applicable laws and regulations
Road Alignments
24 The horizontal and vertical alignments of all roads including their intersection geometries shall be designed to the latest City standards and requirements In this regard minor revisions to the road pattern and intersection alignments may be required
Construction Traffic Route
25 Prior to approval of any detailed engineering drawings arrangements shall be made to the satisfaction of the Commissioner of Works and
Transportation for a suitable construction traffic route
Roads
26 Prior to registration the City shall obtain the pre-dedication of roads or portions thereof if necessary
27 The City of Brampton will be designing and constructing the James Potter RoadCreditview Road underpass and a development charges prepayment agreement shall be executed with Mattamy (Credit River) Ltd and the City for its delivery
28 Prior to registration appropriate arrangements shall be made to the satisfaction of the Commissioner of Planning Design and Development for landowners within the boundaries of Block Plan 51-1 to provide a financial contribution if required to contribute to the cost of providing improved pedestrian access along Bovaird Drive West to the Mount Pleasant GO Station
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29 Prior to registration the City and the Developer will enter into an agreement with regard to the conveyance and construction of Creditview Road between Bovaird Drive West and Street B of this subdivision This agreement will also address the front-ending and DC recoveries related to this portion of Creditview Road
Traffic Signals
30 Prior to registration the applicant will provide cash-in-lieu funds to the satisfaction of the Director of Engineering and Development Services for the installationupgrading of traffic signals at certain intersections within andor associated with the Plan of Subdivision as determined by the City through the detailed engineering design process These funds will not include signalization or intersection works previously accounted for in the 2009 Development Charges Background Study
Street Lighting
31 The street lighting system on all local and collector roadways for this subdivision development shall be designed and constructed in accordance with the latest City of Brampton standards and specifications The street lighting system on all arterial roadways will continue to use the conventional concrete poles unless specified otherwise by the Director Community Design Parks Planning and Development the Director Engineering and Development Services and the Commissioner of Works and Transportation Communication poles will not be installed on the transit spine collector road
LANDSCAPING FENCING AND STREETSCAPE REQUIREMENTS
Site Clearing Topsoil Stripping
32 The owner shall remove any trees and any vegetation on the subject lands as may be required by the Director Community Design Parks Planning and Development
33 The owner shall not remove any trees or topsoil from the land within the plan or start any grading of the land within the plan prior to registration of the plan without a topsoil removal permit issued pursuant to City of Brampton By-law 30-92 and the approval of the Director Engineering and Development Services including entering into a preliminary subdivision agreement if required by the Director Engineering and Development Services
34 Prior to the granting of a top soil stripping permit or in conjunction with the 1st engineering submission whichever comes first protective hoarding to be determined through detailed design is required
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a) Along the Buffer Block Line of the Natural Heritage System
All hoarding will be provided and erected by the applicant at their expense and to the satisfaction of the City prior to the pre-servicing or any construction occurring on the site and shall be maintained by the applicant
Street Trees
35 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to provide street trees along all internal streets within the subject plan and along immediately abutting boulevards of adjacent streets The applicant shall comply with the recommendations of the approved Community design Guidelines (as applicable) to the satisfaction of the City
36 The applicant shall implement at their expense and to the satisfaction of the City all works shown on the approved streetscape plans in accordance with the Subdivision Agreement and the approved Community Design Guidelines (where applicable) and will include the implementation of all applicable boulevard and buffer planting and entry features including all structures and planting
Fencing
37 The owner shall provide detailed engineering and landscape plans for the development of fencing on all Lots and Blocks to the satisfaction of the Director Community Design Parks Planning and Development The owner shall not be eligible for development charges credit against work performed in accordance with City standards and the current Development Charges By-Law
38 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to erect fencing at their expense in accordance with the City Fencing Policy the approved Community Design Guidelines for the area and any other Conditions of Draft Approval for the development that apply to fencing
39 The owner shall make satisfactory arrangements with the Director Community Design Parks Planning and Development through the Subdivision Agreement to erect at their expense decorative wooden screen fencing 18 metres high in locations and of a design satisfactory to the City along all residential property boundaries which are adjacent to Canada Post Community Mail Boxes
Landscape Works
40 Prior to plan registration the applicant shall pay a maintenance fee for any landscape item deemed necessary by the applicant but which exceeds the City standard This may include but not be limited to special entry feature
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structures irrigation systems acoustical walls and architectural landscape elements located on public property
41 Prior to issuance of final acceptance of all landscape works the applicant shall provide as-built drawings in the form of digital files for all dedicated park open space stormwater management entry feature landscape buffer blocks etc The submission of these drawings will meet the latest digital standards as prescribed by the City of Brampton
Urban Design amp Architectural Control
42 The applicant shall implement the Community Design Guidelines including but not limited to the provision of appropriate building architecture landscape treatments and other arrangements to accommodate the consolidation of street accessories such as newspaper boxes mail boxes utility boxes etc to the satisfaction of the Commissioner of Planning Design amp Development and the Director Community Design Planning and Development In this regard minor revisions to the plan may be necessary to provide sufficient space for such features
PARK AND OPEN SPACE REQUIREMENTS
Parkland
43 In accordance with current City practices prior to the issuance of Building Permits for all medium density residential high density residential and commercial development which is subject to Site Plan Approval satisfactory arrangements shall have been made with the realty Services Section of the Buildings and Property Management Department and the Finance Department with respect to the payment of cash-in-lieu of parkland and valued as of the day before the day of building permit issuance pursuant to Section 42(6) of the Planning Act and the City of Bramptons Parkland Dedication By-Law
Open Space Plans
44 NA
Vegetation Assessment
45 Prior to the submission of any grading and servicing plans or any grading on the subject property and prior to registration of the plan the applicant shall
a) submit to the satisfaction of the Community Design Parks Planning and Development Division a Vegetation Inventory and Assessment for the preservation of as many trees as possible identified by the City as desirable for preservation In this regard the applicant shall be required to identify on the Grading and Drainage Plans and Landscaping Plans the trees to be retained and the methodology proposed for their
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retention This methodology shall include individual tree preservation plans illustrating proposed building sites and working envelopes existing and proposed grades and the trees to be protected or removed and shall be supported by a hydrogeoligists report which recommends appropriate subdivision and grading techniques for the maintenance of existing surface runoff or ground water conditions necessary for the long term preservation of the trees identified for retention All preservations and tree protection measures are to be installed and inspected by the City prior to pre-servicing of the subdivision
b) stake the location for the sanitary sewer where the least disturbance will occur to the natural aesthetics of the public open space to the satisfaction of the Community Services Department
c) locate the detention ponds in locations where minimal impact will occur to the natural aesthetics of the valley to the satisfaction of the Community Services Department and
d) retain a Landscape ArchitectEcologist to prepare Planting and Restoration Plans for the quantityquality ponds for approval by the Community Services Department
46 Prior to assumption any material identified in the Tree Preservation and Management Plan(s) as hazardous or identified for removal for accessibility or safety reasons and any deleterious materials and debris not normally found in a natural area whether in a woodlot block vista block or other location as determined by the City shall be removed at the applicants expense
Natural Heritage System
47 It is acknowledged that the limit of development includes an appropriate buffer to facilitate protection and preservation of the Natural Heritage System The width of the buffer has been established by the Mount Pleasant Secondary Plan
48 Prior to registration the City shall obtain the gratuitous pre-conveyance of the Huttonville Creek Natural Heritage System or portions thereof if necessary
BUILDING REQUIREMENTS
Site Plan Approval
49 The owner acknowledges that any Medium Density Residential Blocks High Density Residential Blocks and Commercial Blocks will require Site Plan Approval prior to the issuance of a building permit
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Exposed Basements
50 NA
Driveway Locations
51 NA
Fire Break Lots
52 NA
Foundations
53 Prior to the issuance of any building permit the owner shall provide an engineering report to the satisfaction of the Chief Building Official indicating special foundation requirements if any to support structures that may be erected on disturbed ground or lots where filling has occurred
NOISE ATTENUATION REQUIREMENTS
Noise Abatement
54 Prior to the applicant entering into any residential purchase and sale agreements the applicant shall engage the services of a qualified acoustical consultant to complete a noise study recommending noise control measures satisfactory to the City (and Region of Peel when requested by the Region) where applicable A copy of this report shall be provided to the Citys Chief Building Official
Note In this regard revisions to the plan such as lot adjustments may be necessary to achieve acceptable rear yard area in conjunction with satisfactory noise attenuation measures and City policy
55 The noise control measures and noise warnings recommended by the acoustical report as required in condition number 52 above shall be implemented to the satisfaction of the Director Engineering and Development Services (and Region of Peel as required)
56 Prior to the issuance of any building permits the owner shall provide the Citys Chief Building Official with a certificate certifying that the builders plans for each dwelling unit to be constructed on the plan shows all of the noise attenuation works required by the approved acoustical report and the approved plans where applicable
57 The City of Brampton will not accept any temporary warning clauses with duration of three (3) years as mitigation
58 Prior to final approval all stationary noise problems must be addressed
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Easements
59 The owner shall grant all necessary easements for drainage utility and servicing purposes as may be required to the appropriate agency or public authority
Deeding Roads and Pathways
60 The proposed road allowances road widenings daylighting pedestrian pathways bicycle pathways and public transit rights of way provisions shall be dedicated as public highways on the final plan proposed for registration
Open Space
61 Prior to registration all identified open space lands within the subject application including all lands associated with the Natural Heritage System associated buffer(s) all identified vista park blocks all identified stormwater block engineered (drainage) channel blocks and identified entry feature blocks shall be conveyed to the City gratuitously and in a condition satisfactory to the City No parkland dedication credit will be provided for the blocks in question The applicant will landscape the subject blocks in accordance with the approved plans and will be eligible for development charges credit against work performed where applicable and in accordance with City standards and the current Development Charges By-law
62 In conjunction with the submission of the first engineering submission the applicant shall provide detailed working drawings for all identified park blocks open space blocks stormwater management facilities engineered drainage channels landscape buffer blocks streetscape planting entry feature blocks and fencing to the satisfaction of the applicable approving departments and in accordance with the latest City standards Fencing shall be included along holdout properties where they abut the plan subject to the approval of the existing property owners
The applicant shall comply with both the facility fitconcept plan approved prior to draft plan approval andor the recommendations of the approved Community Design Guidelines (as applicable)
63 Prior to registration the developer agrees to provide the City with the final landscape submission a detailed summary of all areas of parkland open space stormwater management ponds valleylands woodlots and buffers including quantities or areas of boulevard and buffer sod boulevard and buffer trees shrub beds and irrigation systems that will be installed by the developer in the subdivision agreement and will be owned by the City at assumption of the Subdivision Plan
64 Prior to assumption the developer is responsible for the development of all park open space stormwater management entry feature and landscape buffer blocks in accordance with the approved plans and in accordance with the current Development Charges By-law
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Walkways
65 NA
Road Widenings
66 The road widening Blocks 11 to 14 shall be gratuitously dedicated to the Region of Peel on the final plan
03 Metre Reserves
67 03 metre reserves shall be conveyed to the Cityof Brampton on Blocks 15 to 19
Buffers
68 NA
Transit
69 Prior to registration the applicant shall consult with Brampton Transit to determine suitable locations for transit stops and to indicate these locations on the Aboveground Servicing Plans
70 The applicant shall agree to meet the conditions of Brampton Transit with respect to the installation of future bus stop infrastructure to the satisfaction of the Commissioner of Works and Transportation
NOTICE REQUIREMENTS
Sales Office Community Information Maps
71 NA
Use of Land Notices
Statements and Clauses
72 NA
Signage
73 In conjunction with the first engineering submission the owner shall erect and maintain signs in the following locations and in the following manner
a) On Block 6 indicating that Block 6 will be developed as part of a Natural Heritage System containing important environmental features and systems and in accordance with the approved Huttonivlle and Fletchers Creeks Subwatershed Study This Block is to be left in a
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naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
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i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
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any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
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88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
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distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
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advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
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L5N 6R4
Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
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NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
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Page 2
Davies copy Howe N Sabat Osmington Inc Part n e F Doricin Mattamy Development Corporation 11 f- M Vernooy Mattamy Development Corporation
M Gagnon Gagnon amp Law C Chung Glen Schnarr amp Associates Inc D Cherepacha Read Voorhees amp Associates R Webster The Sernas Group Inc
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poundpound
20
Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
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Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
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SCHEDULE A
DRAFT CONDITIONS OF DRAFT APPROVAL
DRAFT APPROVAL DATE
SUBJECT Draft Plan of Subdivision
GAGNON amp LAW URBAN PLANNERS LTD shyMATTAMY (CREDIT RIVER) LTD 21T-10022B
City of Brampton C04W11006
Planner Neal Grady
In accordance with By-law 10-97 the Council of the City of Brampton has made a decision to authorize the draft approval of the above noted draft plan of subdivision subject to the following conditions
GENERAL PLANNING REQUIREMENTS
Approved Plan and Redlines
1 The final plan shall conform to the draft plan prepared by GAGNON amp LAW URBAN PLANNERS LTD dated October 7 2011
Development Agreement
2 A Subdivision Agreement shall be entered into and executed by the applicant the City of Brampton and the Region of Peel to satisfy all financial legal and engineering matters including landscaping and the installation of municipal services parkland dedication or cash-in-lieu of parkland requirements to the satisfaction of the Director Community Design Parks Planning and Development and other requirements of the City of Brampton and the Region of Peel including the payment of all applicable Regional City and Educational development charges in accordance with their applicable Development Charges By-laws
Zoning
3 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Commercial Blocks 1 through 4 to the satisfaction of the Commissioner of Planning Design and Development
4 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Future Development Blocks 7
F7-3H
and 9 to the satisfaction of the Commissioner of Planning Design and Development
5 Future Development Blocks 7 and 9 shall only be developed in conjunction with a future Zoning By-Law Amendment application to permit the development in accordance with the draft approved plan of subdivision including zoning controls that are unique and specific to the design characteristics of the subdivision
Staging
6 Development of the plan shall be staged to the satisfaction of the City and the Region of Peel In this regard among other things staging of the development of the plan shall be based on the timing of road improvements and the timing of the provision of other essential services and facilities for this subdivision In this regard the applicant shall agree to enter into a phasing agreement if and when required by the City or the Region of Peel
Maintenance Easements
7 NA
Reserve Block and Lots
8 Prior to registration the applicant shall demonstrate to the satisfaction of the Commissioner of Planning Design amp Development by the submission of appropriate development concepts or by other suitable means that abutting lands can be developed in an appropriate manner and in accordance with the applicable Secondary Plan In this regard minor revisions to the plan may be necessary to facilitate the appropriate development of abutting lands
9 Future Development Block 8 will be deeded to the City of Brampton in escrow pending the outcome of the Station Road EA Any portion of Future Development Block 8 that is not required for the future Station Road shall be gratuitously conveyed to the adjacent landowner following the transfer of the Station Road right-of-way lands to the City
Building Removal
10 Prior to registration the applicant shall remove any existing buildings on those lands contained within the phase being registered
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SERVICING GRADING AND ROAD REQUIRMENTS
Drainage
11 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof the following matters are to be approved to the satisfaction of the Director Engineering and Development Services and the Credit Valley Conservation
i Functional Servicing Report dated October 2011 prepared by Urbantech and if necessary the subdivision plan shall be redline revised to implement the findings of the amended Functional Servicing Report including but not limited to inclusion of easements or stormwater management blocks which may result in modifications to the proposed lot and road layouts
ii Hydrogeological Report analysis and recommendations consistent with the approved Environmental Implementation Report and Scoped Environmental Impact Study
iii mitigation andor compensation measures consistent with the recommendations of the approved Environmental Implementation Report and Scoped Environmental Impact Study and if necessary the plan shall be redline revised to implement satisfactory mitigation andor compensation measures
iv detailed engineering and grading plans for the overall draft plan of subdivision
v appropriate sediment and erosion control measures
vi that appropriate permits under Ontario Regulation 16006 be received
b) Agree in the subdivision agreement in wording acceptable to the Director Engineering and Development Services and the Credit Valley Conservation Authority
i) To carry out or cause to be carried out the works referred to in condition 11 a) above
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12 Prior to the initiation of any servicing and prior to the registration of the plan or any phase thereof the applicant shall submit detailed engineering drawings and supporting reports to Development Engineering Services for review and approval No servicing works shall be permitted until the drawings are approved
13 Prior to the initiation of any servicing and prior to the registration of this plan or any phase thereof the applicant shall grant gratuitously all necessary external easements and lands for access drainage servicing and utility purposes as may be required to the appropriate municipality agency or public authority
14 Prior to the first engineering submission the applicant shall submit to the City of Bramptons Development Engineering Services Division for approval a detailed plan illustrating all proposed sidewalk locations within the draft plan of subdivision abutting any commercial plan
15 Provisions shall be made that servicing of this Draft Plan will require construction of a 375 mm diameter sanitary sewer and a 450 mm diameter sanitary sewer within the Plan The 375 mm diameter sanitary sewer and the 450 mm diameter sanitary sewer are the financial responsibility of the Region of Peel as per Development Charges By-law Should the developer wish to proceed with these works in order to obtain clearance of this condition at a time when the Region is not prepared to fund the works then the developer shall be required to enter into a front-ending agreement prior to the constructions of the works This agreement will be subject to the Regions determination that it has or will have sufficient funds to justify entering into the font-ending agreements and Regional Council Approval
Utility Relocation
16 Prior to the registration of the plan arrangements shall be made to the satisfaction of the Director Engineering and Development Services for any relocation of utilities required by the development of the subject lands to be undertaken at the developers expense
Stormwater Management
17 Prior to registration Stormwater Management Ponds to be designed and constructed in accordance with the Functional Servicing Report to the satisfaction of the Director of Engineering and Development Services
18 Prior to registration planting plans shall be approved by the Conservation Authority for all stormwater management blocks
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P7-7 19 Any portion of Stormwater Management Pond Block 5 that is not required to
accommodate the Stormwater Management facility and the future Station Road shall be gratuitously conveyed to the adjacent Landowner following the transfer of the Station Road right-of-way lands to the City
Overland Flow
20 Stormwater overland flow routes shall be kept within roads approved walkways or other locations deemed acceptable by the Director of Engineering and Development Services
Building Separation
21 NA
Hydro One Brampton
22 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the City of Brampton for the provision of major facilities such as switchgear installations
Soil
23 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to registration of this plan or any phase thereof submit for the approval of the City Engineering and Development Services Division a detailed soils investigation of the site prepared by a qualified Geotechnical Engineer A copy of this report shall also be submitted to the Citys Chief Building Official
b) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof submit to the Chief Building Official
i) a Phase 1 Environmental Site Assessment ii) a Phase 2 Environmental Site Assessment if required as
a result of the Phase 1 Environmental Site Assessment iii) a decommissioning report if contaminated material has
been identified and is removed or alternatively a copy of the risk assessment together with a copy of the written acknowledgement of its acceptance by the Ministry of the Environment and
iv) a copy of a Record of Site Condition and confirmation of the filing of Site Condition in the Environmental Site Registry
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c) Notwithstanding Condition 22b) above provisions shall be provided for in the Subdivision Agreement where the owner agrees to submit the required documents listed in Condition 22b) for the Feed Mill lands at the time of the decommissioning of the site and that provisions shall be provided for in the Subdivision Agreement that allow for the registration of any part of the plan save and except Future Development Block 8 until such time as the documents required in Condition 22 b) are provided
d) Prior to the initiation of any site grading or servicing the applicant shall provide a report identifying all existing water wells and private sewage disposal systems on the lands The applicant shall provide verification to the satisfaction of the Citys Chief Building Official that all wells and septic systems identified have been decommissioned in accordance with all applicable laws and regulations
Road Alignments
24 The horizontal and vertical alignments of all roads including their intersection geometries shall be designed to the latest City standards and requirements In this regard minor revisions to the road pattern and intersection alignments may be required
Construction Traffic Route
25 Prior to approval of any detailed engineering drawings arrangements shall be made to the satisfaction of the Commissioner of Works and
Transportation for a suitable construction traffic route
Roads
26 Prior to registration the City shall obtain the pre-dedication of roads or portions thereof if necessary
27 The City of Brampton will be designing and constructing the James Potter RoadCreditview Road underpass and a development charges prepayment agreement shall be executed with Mattamy (Credit River) Ltd and the City for its delivery
28 Prior to registration appropriate arrangements shall be made to the satisfaction of the Commissioner of Planning Design and Development for landowners within the boundaries of Block Plan 51-1 to provide a financial contribution if required to contribute to the cost of providing improved pedestrian access along Bovaird Drive West to the Mount Pleasant GO Station
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29 Prior to registration the City and the Developer will enter into an agreement with regard to the conveyance and construction of Creditview Road between Bovaird Drive West and Street B of this subdivision This agreement will also address the front-ending and DC recoveries related to this portion of Creditview Road
Traffic Signals
30 Prior to registration the applicant will provide cash-in-lieu funds to the satisfaction of the Director of Engineering and Development Services for the installationupgrading of traffic signals at certain intersections within andor associated with the Plan of Subdivision as determined by the City through the detailed engineering design process These funds will not include signalization or intersection works previously accounted for in the 2009 Development Charges Background Study
Street Lighting
31 The street lighting system on all local and collector roadways for this subdivision development shall be designed and constructed in accordance with the latest City of Brampton standards and specifications The street lighting system on all arterial roadways will continue to use the conventional concrete poles unless specified otherwise by the Director Community Design Parks Planning and Development the Director Engineering and Development Services and the Commissioner of Works and Transportation Communication poles will not be installed on the transit spine collector road
LANDSCAPING FENCING AND STREETSCAPE REQUIREMENTS
Site Clearing Topsoil Stripping
32 The owner shall remove any trees and any vegetation on the subject lands as may be required by the Director Community Design Parks Planning and Development
33 The owner shall not remove any trees or topsoil from the land within the plan or start any grading of the land within the plan prior to registration of the plan without a topsoil removal permit issued pursuant to City of Brampton By-law 30-92 and the approval of the Director Engineering and Development Services including entering into a preliminary subdivision agreement if required by the Director Engineering and Development Services
34 Prior to the granting of a top soil stripping permit or in conjunction with the 1st engineering submission whichever comes first protective hoarding to be determined through detailed design is required
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a) Along the Buffer Block Line of the Natural Heritage System
All hoarding will be provided and erected by the applicant at their expense and to the satisfaction of the City prior to the pre-servicing or any construction occurring on the site and shall be maintained by the applicant
Street Trees
35 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to provide street trees along all internal streets within the subject plan and along immediately abutting boulevards of adjacent streets The applicant shall comply with the recommendations of the approved Community design Guidelines (as applicable) to the satisfaction of the City
36 The applicant shall implement at their expense and to the satisfaction of the City all works shown on the approved streetscape plans in accordance with the Subdivision Agreement and the approved Community Design Guidelines (where applicable) and will include the implementation of all applicable boulevard and buffer planting and entry features including all structures and planting
Fencing
37 The owner shall provide detailed engineering and landscape plans for the development of fencing on all Lots and Blocks to the satisfaction of the Director Community Design Parks Planning and Development The owner shall not be eligible for development charges credit against work performed in accordance with City standards and the current Development Charges By-Law
38 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to erect fencing at their expense in accordance with the City Fencing Policy the approved Community Design Guidelines for the area and any other Conditions of Draft Approval for the development that apply to fencing
39 The owner shall make satisfactory arrangements with the Director Community Design Parks Planning and Development through the Subdivision Agreement to erect at their expense decorative wooden screen fencing 18 metres high in locations and of a design satisfactory to the City along all residential property boundaries which are adjacent to Canada Post Community Mail Boxes
Landscape Works
40 Prior to plan registration the applicant shall pay a maintenance fee for any landscape item deemed necessary by the applicant but which exceeds the City standard This may include but not be limited to special entry feature
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structures irrigation systems acoustical walls and architectural landscape elements located on public property
41 Prior to issuance of final acceptance of all landscape works the applicant shall provide as-built drawings in the form of digital files for all dedicated park open space stormwater management entry feature landscape buffer blocks etc The submission of these drawings will meet the latest digital standards as prescribed by the City of Brampton
Urban Design amp Architectural Control
42 The applicant shall implement the Community Design Guidelines including but not limited to the provision of appropriate building architecture landscape treatments and other arrangements to accommodate the consolidation of street accessories such as newspaper boxes mail boxes utility boxes etc to the satisfaction of the Commissioner of Planning Design amp Development and the Director Community Design Planning and Development In this regard minor revisions to the plan may be necessary to provide sufficient space for such features
PARK AND OPEN SPACE REQUIREMENTS
Parkland
43 In accordance with current City practices prior to the issuance of Building Permits for all medium density residential high density residential and commercial development which is subject to Site Plan Approval satisfactory arrangements shall have been made with the realty Services Section of the Buildings and Property Management Department and the Finance Department with respect to the payment of cash-in-lieu of parkland and valued as of the day before the day of building permit issuance pursuant to Section 42(6) of the Planning Act and the City of Bramptons Parkland Dedication By-Law
Open Space Plans
44 NA
Vegetation Assessment
45 Prior to the submission of any grading and servicing plans or any grading on the subject property and prior to registration of the plan the applicant shall
a) submit to the satisfaction of the Community Design Parks Planning and Development Division a Vegetation Inventory and Assessment for the preservation of as many trees as possible identified by the City as desirable for preservation In this regard the applicant shall be required to identify on the Grading and Drainage Plans and Landscaping Plans the trees to be retained and the methodology proposed for their
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retention This methodology shall include individual tree preservation plans illustrating proposed building sites and working envelopes existing and proposed grades and the trees to be protected or removed and shall be supported by a hydrogeoligists report which recommends appropriate subdivision and grading techniques for the maintenance of existing surface runoff or ground water conditions necessary for the long term preservation of the trees identified for retention All preservations and tree protection measures are to be installed and inspected by the City prior to pre-servicing of the subdivision
b) stake the location for the sanitary sewer where the least disturbance will occur to the natural aesthetics of the public open space to the satisfaction of the Community Services Department
c) locate the detention ponds in locations where minimal impact will occur to the natural aesthetics of the valley to the satisfaction of the Community Services Department and
d) retain a Landscape ArchitectEcologist to prepare Planting and Restoration Plans for the quantityquality ponds for approval by the Community Services Department
46 Prior to assumption any material identified in the Tree Preservation and Management Plan(s) as hazardous or identified for removal for accessibility or safety reasons and any deleterious materials and debris not normally found in a natural area whether in a woodlot block vista block or other location as determined by the City shall be removed at the applicants expense
Natural Heritage System
47 It is acknowledged that the limit of development includes an appropriate buffer to facilitate protection and preservation of the Natural Heritage System The width of the buffer has been established by the Mount Pleasant Secondary Plan
48 Prior to registration the City shall obtain the gratuitous pre-conveyance of the Huttonville Creek Natural Heritage System or portions thereof if necessary
BUILDING REQUIREMENTS
Site Plan Approval
49 The owner acknowledges that any Medium Density Residential Blocks High Density Residential Blocks and Commercial Blocks will require Site Plan Approval prior to the issuance of a building permit
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Exposed Basements
50 NA
Driveway Locations
51 NA
Fire Break Lots
52 NA
Foundations
53 Prior to the issuance of any building permit the owner shall provide an engineering report to the satisfaction of the Chief Building Official indicating special foundation requirements if any to support structures that may be erected on disturbed ground or lots where filling has occurred
NOISE ATTENUATION REQUIREMENTS
Noise Abatement
54 Prior to the applicant entering into any residential purchase and sale agreements the applicant shall engage the services of a qualified acoustical consultant to complete a noise study recommending noise control measures satisfactory to the City (and Region of Peel when requested by the Region) where applicable A copy of this report shall be provided to the Citys Chief Building Official
Note In this regard revisions to the plan such as lot adjustments may be necessary to achieve acceptable rear yard area in conjunction with satisfactory noise attenuation measures and City policy
55 The noise control measures and noise warnings recommended by the acoustical report as required in condition number 52 above shall be implemented to the satisfaction of the Director Engineering and Development Services (and Region of Peel as required)
56 Prior to the issuance of any building permits the owner shall provide the Citys Chief Building Official with a certificate certifying that the builders plans for each dwelling unit to be constructed on the plan shows all of the noise attenuation works required by the approved acoustical report and the approved plans where applicable
57 The City of Brampton will not accept any temporary warning clauses with duration of three (3) years as mitigation
58 Prior to final approval all stationary noise problems must be addressed
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Easements
59 The owner shall grant all necessary easements for drainage utility and servicing purposes as may be required to the appropriate agency or public authority
Deeding Roads and Pathways
60 The proposed road allowances road widenings daylighting pedestrian pathways bicycle pathways and public transit rights of way provisions shall be dedicated as public highways on the final plan proposed for registration
Open Space
61 Prior to registration all identified open space lands within the subject application including all lands associated with the Natural Heritage System associated buffer(s) all identified vista park blocks all identified stormwater block engineered (drainage) channel blocks and identified entry feature blocks shall be conveyed to the City gratuitously and in a condition satisfactory to the City No parkland dedication credit will be provided for the blocks in question The applicant will landscape the subject blocks in accordance with the approved plans and will be eligible for development charges credit against work performed where applicable and in accordance with City standards and the current Development Charges By-law
62 In conjunction with the submission of the first engineering submission the applicant shall provide detailed working drawings for all identified park blocks open space blocks stormwater management facilities engineered drainage channels landscape buffer blocks streetscape planting entry feature blocks and fencing to the satisfaction of the applicable approving departments and in accordance with the latest City standards Fencing shall be included along holdout properties where they abut the plan subject to the approval of the existing property owners
The applicant shall comply with both the facility fitconcept plan approved prior to draft plan approval andor the recommendations of the approved Community Design Guidelines (as applicable)
63 Prior to registration the developer agrees to provide the City with the final landscape submission a detailed summary of all areas of parkland open space stormwater management ponds valleylands woodlots and buffers including quantities or areas of boulevard and buffer sod boulevard and buffer trees shrub beds and irrigation systems that will be installed by the developer in the subdivision agreement and will be owned by the City at assumption of the Subdivision Plan
64 Prior to assumption the developer is responsible for the development of all park open space stormwater management entry feature and landscape buffer blocks in accordance with the approved plans and in accordance with the current Development Charges By-law
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Walkways
65 NA
Road Widenings
66 The road widening Blocks 11 to 14 shall be gratuitously dedicated to the Region of Peel on the final plan
03 Metre Reserves
67 03 metre reserves shall be conveyed to the Cityof Brampton on Blocks 15 to 19
Buffers
68 NA
Transit
69 Prior to registration the applicant shall consult with Brampton Transit to determine suitable locations for transit stops and to indicate these locations on the Aboveground Servicing Plans
70 The applicant shall agree to meet the conditions of Brampton Transit with respect to the installation of future bus stop infrastructure to the satisfaction of the Commissioner of Works and Transportation
NOTICE REQUIREMENTS
Sales Office Community Information Maps
71 NA
Use of Land Notices
Statements and Clauses
72 NA
Signage
73 In conjunction with the first engineering submission the owner shall erect and maintain signs in the following locations and in the following manner
a) On Block 6 indicating that Block 6 will be developed as part of a Natural Heritage System containing important environmental features and systems and in accordance with the approved Huttonivlle and Fletchers Creeks Subwatershed Study This Block is to be left in a
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naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
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i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
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any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
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88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
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distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
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advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
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Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
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NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
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Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
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Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
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SCHEDULE A
DRAFT CONDITIONS OF DRAFT APPROVAL
DRAFT APPROVAL DATE
SUBJECT Draft Plan of Subdivision
GAGNON amp LAW URBAN PLANNERS LTD shyMATTAMY (CREDIT RIVER) LTD 21T-10022B
City of Brampton C04W11006
Planner Neal Grady
In accordance with By-law 10-97 the Council of the City of Brampton has made a decision to authorize the draft approval of the above noted draft plan of subdivision subject to the following conditions
GENERAL PLANNING REQUIREMENTS
Approved Plan and Redlines
1 The final plan shall conform to the draft plan prepared by GAGNON amp LAW URBAN PLANNERS LTD dated October 7 2011
Development Agreement
2 A Subdivision Agreement shall be entered into and executed by the applicant the City of Brampton and the Region of Peel to satisfy all financial legal and engineering matters including landscaping and the installation of municipal services parkland dedication or cash-in-lieu of parkland requirements to the satisfaction of the Director Community Design Parks Planning and Development and other requirements of the City of Brampton and the Region of Peel including the payment of all applicable Regional City and Educational development charges in accordance with their applicable Development Charges By-laws
Zoning
3 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Commercial Blocks 1 through 4 to the satisfaction of the Commissioner of Planning Design and Development
4 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Future Development Blocks 7
F7-3H
and 9 to the satisfaction of the Commissioner of Planning Design and Development
5 Future Development Blocks 7 and 9 shall only be developed in conjunction with a future Zoning By-Law Amendment application to permit the development in accordance with the draft approved plan of subdivision including zoning controls that are unique and specific to the design characteristics of the subdivision
Staging
6 Development of the plan shall be staged to the satisfaction of the City and the Region of Peel In this regard among other things staging of the development of the plan shall be based on the timing of road improvements and the timing of the provision of other essential services and facilities for this subdivision In this regard the applicant shall agree to enter into a phasing agreement if and when required by the City or the Region of Peel
Maintenance Easements
7 NA
Reserve Block and Lots
8 Prior to registration the applicant shall demonstrate to the satisfaction of the Commissioner of Planning Design amp Development by the submission of appropriate development concepts or by other suitable means that abutting lands can be developed in an appropriate manner and in accordance with the applicable Secondary Plan In this regard minor revisions to the plan may be necessary to facilitate the appropriate development of abutting lands
9 Future Development Block 8 will be deeded to the City of Brampton in escrow pending the outcome of the Station Road EA Any portion of Future Development Block 8 that is not required for the future Station Road shall be gratuitously conveyed to the adjacent landowner following the transfer of the Station Road right-of-way lands to the City
Building Removal
10 Prior to registration the applicant shall remove any existing buildings on those lands contained within the phase being registered
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SERVICING GRADING AND ROAD REQUIRMENTS
Drainage
11 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof the following matters are to be approved to the satisfaction of the Director Engineering and Development Services and the Credit Valley Conservation
i Functional Servicing Report dated October 2011 prepared by Urbantech and if necessary the subdivision plan shall be redline revised to implement the findings of the amended Functional Servicing Report including but not limited to inclusion of easements or stormwater management blocks which may result in modifications to the proposed lot and road layouts
ii Hydrogeological Report analysis and recommendations consistent with the approved Environmental Implementation Report and Scoped Environmental Impact Study
iii mitigation andor compensation measures consistent with the recommendations of the approved Environmental Implementation Report and Scoped Environmental Impact Study and if necessary the plan shall be redline revised to implement satisfactory mitigation andor compensation measures
iv detailed engineering and grading plans for the overall draft plan of subdivision
v appropriate sediment and erosion control measures
vi that appropriate permits under Ontario Regulation 16006 be received
b) Agree in the subdivision agreement in wording acceptable to the Director Engineering and Development Services and the Credit Valley Conservation Authority
i) To carry out or cause to be carried out the works referred to in condition 11 a) above
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12 Prior to the initiation of any servicing and prior to the registration of the plan or any phase thereof the applicant shall submit detailed engineering drawings and supporting reports to Development Engineering Services for review and approval No servicing works shall be permitted until the drawings are approved
13 Prior to the initiation of any servicing and prior to the registration of this plan or any phase thereof the applicant shall grant gratuitously all necessary external easements and lands for access drainage servicing and utility purposes as may be required to the appropriate municipality agency or public authority
14 Prior to the first engineering submission the applicant shall submit to the City of Bramptons Development Engineering Services Division for approval a detailed plan illustrating all proposed sidewalk locations within the draft plan of subdivision abutting any commercial plan
15 Provisions shall be made that servicing of this Draft Plan will require construction of a 375 mm diameter sanitary sewer and a 450 mm diameter sanitary sewer within the Plan The 375 mm diameter sanitary sewer and the 450 mm diameter sanitary sewer are the financial responsibility of the Region of Peel as per Development Charges By-law Should the developer wish to proceed with these works in order to obtain clearance of this condition at a time when the Region is not prepared to fund the works then the developer shall be required to enter into a front-ending agreement prior to the constructions of the works This agreement will be subject to the Regions determination that it has or will have sufficient funds to justify entering into the font-ending agreements and Regional Council Approval
Utility Relocation
16 Prior to the registration of the plan arrangements shall be made to the satisfaction of the Director Engineering and Development Services for any relocation of utilities required by the development of the subject lands to be undertaken at the developers expense
Stormwater Management
17 Prior to registration Stormwater Management Ponds to be designed and constructed in accordance with the Functional Servicing Report to the satisfaction of the Director of Engineering and Development Services
18 Prior to registration planting plans shall be approved by the Conservation Authority for all stormwater management blocks
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P7-7 19 Any portion of Stormwater Management Pond Block 5 that is not required to
accommodate the Stormwater Management facility and the future Station Road shall be gratuitously conveyed to the adjacent Landowner following the transfer of the Station Road right-of-way lands to the City
Overland Flow
20 Stormwater overland flow routes shall be kept within roads approved walkways or other locations deemed acceptable by the Director of Engineering and Development Services
Building Separation
21 NA
Hydro One Brampton
22 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the City of Brampton for the provision of major facilities such as switchgear installations
Soil
23 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to registration of this plan or any phase thereof submit for the approval of the City Engineering and Development Services Division a detailed soils investigation of the site prepared by a qualified Geotechnical Engineer A copy of this report shall also be submitted to the Citys Chief Building Official
b) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof submit to the Chief Building Official
i) a Phase 1 Environmental Site Assessment ii) a Phase 2 Environmental Site Assessment if required as
a result of the Phase 1 Environmental Site Assessment iii) a decommissioning report if contaminated material has
been identified and is removed or alternatively a copy of the risk assessment together with a copy of the written acknowledgement of its acceptance by the Ministry of the Environment and
iv) a copy of a Record of Site Condition and confirmation of the filing of Site Condition in the Environmental Site Registry
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c) Notwithstanding Condition 22b) above provisions shall be provided for in the Subdivision Agreement where the owner agrees to submit the required documents listed in Condition 22b) for the Feed Mill lands at the time of the decommissioning of the site and that provisions shall be provided for in the Subdivision Agreement that allow for the registration of any part of the plan save and except Future Development Block 8 until such time as the documents required in Condition 22 b) are provided
d) Prior to the initiation of any site grading or servicing the applicant shall provide a report identifying all existing water wells and private sewage disposal systems on the lands The applicant shall provide verification to the satisfaction of the Citys Chief Building Official that all wells and septic systems identified have been decommissioned in accordance with all applicable laws and regulations
Road Alignments
24 The horizontal and vertical alignments of all roads including their intersection geometries shall be designed to the latest City standards and requirements In this regard minor revisions to the road pattern and intersection alignments may be required
Construction Traffic Route
25 Prior to approval of any detailed engineering drawings arrangements shall be made to the satisfaction of the Commissioner of Works and
Transportation for a suitable construction traffic route
Roads
26 Prior to registration the City shall obtain the pre-dedication of roads or portions thereof if necessary
27 The City of Brampton will be designing and constructing the James Potter RoadCreditview Road underpass and a development charges prepayment agreement shall be executed with Mattamy (Credit River) Ltd and the City for its delivery
28 Prior to registration appropriate arrangements shall be made to the satisfaction of the Commissioner of Planning Design and Development for landowners within the boundaries of Block Plan 51-1 to provide a financial contribution if required to contribute to the cost of providing improved pedestrian access along Bovaird Drive West to the Mount Pleasant GO Station
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29 Prior to registration the City and the Developer will enter into an agreement with regard to the conveyance and construction of Creditview Road between Bovaird Drive West and Street B of this subdivision This agreement will also address the front-ending and DC recoveries related to this portion of Creditview Road
Traffic Signals
30 Prior to registration the applicant will provide cash-in-lieu funds to the satisfaction of the Director of Engineering and Development Services for the installationupgrading of traffic signals at certain intersections within andor associated with the Plan of Subdivision as determined by the City through the detailed engineering design process These funds will not include signalization or intersection works previously accounted for in the 2009 Development Charges Background Study
Street Lighting
31 The street lighting system on all local and collector roadways for this subdivision development shall be designed and constructed in accordance with the latest City of Brampton standards and specifications The street lighting system on all arterial roadways will continue to use the conventional concrete poles unless specified otherwise by the Director Community Design Parks Planning and Development the Director Engineering and Development Services and the Commissioner of Works and Transportation Communication poles will not be installed on the transit spine collector road
LANDSCAPING FENCING AND STREETSCAPE REQUIREMENTS
Site Clearing Topsoil Stripping
32 The owner shall remove any trees and any vegetation on the subject lands as may be required by the Director Community Design Parks Planning and Development
33 The owner shall not remove any trees or topsoil from the land within the plan or start any grading of the land within the plan prior to registration of the plan without a topsoil removal permit issued pursuant to City of Brampton By-law 30-92 and the approval of the Director Engineering and Development Services including entering into a preliminary subdivision agreement if required by the Director Engineering and Development Services
34 Prior to the granting of a top soil stripping permit or in conjunction with the 1st engineering submission whichever comes first protective hoarding to be determined through detailed design is required
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a) Along the Buffer Block Line of the Natural Heritage System
All hoarding will be provided and erected by the applicant at their expense and to the satisfaction of the City prior to the pre-servicing or any construction occurring on the site and shall be maintained by the applicant
Street Trees
35 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to provide street trees along all internal streets within the subject plan and along immediately abutting boulevards of adjacent streets The applicant shall comply with the recommendations of the approved Community design Guidelines (as applicable) to the satisfaction of the City
36 The applicant shall implement at their expense and to the satisfaction of the City all works shown on the approved streetscape plans in accordance with the Subdivision Agreement and the approved Community Design Guidelines (where applicable) and will include the implementation of all applicable boulevard and buffer planting and entry features including all structures and planting
Fencing
37 The owner shall provide detailed engineering and landscape plans for the development of fencing on all Lots and Blocks to the satisfaction of the Director Community Design Parks Planning and Development The owner shall not be eligible for development charges credit against work performed in accordance with City standards and the current Development Charges By-Law
38 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to erect fencing at their expense in accordance with the City Fencing Policy the approved Community Design Guidelines for the area and any other Conditions of Draft Approval for the development that apply to fencing
39 The owner shall make satisfactory arrangements with the Director Community Design Parks Planning and Development through the Subdivision Agreement to erect at their expense decorative wooden screen fencing 18 metres high in locations and of a design satisfactory to the City along all residential property boundaries which are adjacent to Canada Post Community Mail Boxes
Landscape Works
40 Prior to plan registration the applicant shall pay a maintenance fee for any landscape item deemed necessary by the applicant but which exceeds the City standard This may include but not be limited to special entry feature
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structures irrigation systems acoustical walls and architectural landscape elements located on public property
41 Prior to issuance of final acceptance of all landscape works the applicant shall provide as-built drawings in the form of digital files for all dedicated park open space stormwater management entry feature landscape buffer blocks etc The submission of these drawings will meet the latest digital standards as prescribed by the City of Brampton
Urban Design amp Architectural Control
42 The applicant shall implement the Community Design Guidelines including but not limited to the provision of appropriate building architecture landscape treatments and other arrangements to accommodate the consolidation of street accessories such as newspaper boxes mail boxes utility boxes etc to the satisfaction of the Commissioner of Planning Design amp Development and the Director Community Design Planning and Development In this regard minor revisions to the plan may be necessary to provide sufficient space for such features
PARK AND OPEN SPACE REQUIREMENTS
Parkland
43 In accordance with current City practices prior to the issuance of Building Permits for all medium density residential high density residential and commercial development which is subject to Site Plan Approval satisfactory arrangements shall have been made with the realty Services Section of the Buildings and Property Management Department and the Finance Department with respect to the payment of cash-in-lieu of parkland and valued as of the day before the day of building permit issuance pursuant to Section 42(6) of the Planning Act and the City of Bramptons Parkland Dedication By-Law
Open Space Plans
44 NA
Vegetation Assessment
45 Prior to the submission of any grading and servicing plans or any grading on the subject property and prior to registration of the plan the applicant shall
a) submit to the satisfaction of the Community Design Parks Planning and Development Division a Vegetation Inventory and Assessment for the preservation of as many trees as possible identified by the City as desirable for preservation In this regard the applicant shall be required to identify on the Grading and Drainage Plans and Landscaping Plans the trees to be retained and the methodology proposed for their
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retention This methodology shall include individual tree preservation plans illustrating proposed building sites and working envelopes existing and proposed grades and the trees to be protected or removed and shall be supported by a hydrogeoligists report which recommends appropriate subdivision and grading techniques for the maintenance of existing surface runoff or ground water conditions necessary for the long term preservation of the trees identified for retention All preservations and tree protection measures are to be installed and inspected by the City prior to pre-servicing of the subdivision
b) stake the location for the sanitary sewer where the least disturbance will occur to the natural aesthetics of the public open space to the satisfaction of the Community Services Department
c) locate the detention ponds in locations where minimal impact will occur to the natural aesthetics of the valley to the satisfaction of the Community Services Department and
d) retain a Landscape ArchitectEcologist to prepare Planting and Restoration Plans for the quantityquality ponds for approval by the Community Services Department
46 Prior to assumption any material identified in the Tree Preservation and Management Plan(s) as hazardous or identified for removal for accessibility or safety reasons and any deleterious materials and debris not normally found in a natural area whether in a woodlot block vista block or other location as determined by the City shall be removed at the applicants expense
Natural Heritage System
47 It is acknowledged that the limit of development includes an appropriate buffer to facilitate protection and preservation of the Natural Heritage System The width of the buffer has been established by the Mount Pleasant Secondary Plan
48 Prior to registration the City shall obtain the gratuitous pre-conveyance of the Huttonville Creek Natural Heritage System or portions thereof if necessary
BUILDING REQUIREMENTS
Site Plan Approval
49 The owner acknowledges that any Medium Density Residential Blocks High Density Residential Blocks and Commercial Blocks will require Site Plan Approval prior to the issuance of a building permit
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Exposed Basements
50 NA
Driveway Locations
51 NA
Fire Break Lots
52 NA
Foundations
53 Prior to the issuance of any building permit the owner shall provide an engineering report to the satisfaction of the Chief Building Official indicating special foundation requirements if any to support structures that may be erected on disturbed ground or lots where filling has occurred
NOISE ATTENUATION REQUIREMENTS
Noise Abatement
54 Prior to the applicant entering into any residential purchase and sale agreements the applicant shall engage the services of a qualified acoustical consultant to complete a noise study recommending noise control measures satisfactory to the City (and Region of Peel when requested by the Region) where applicable A copy of this report shall be provided to the Citys Chief Building Official
Note In this regard revisions to the plan such as lot adjustments may be necessary to achieve acceptable rear yard area in conjunction with satisfactory noise attenuation measures and City policy
55 The noise control measures and noise warnings recommended by the acoustical report as required in condition number 52 above shall be implemented to the satisfaction of the Director Engineering and Development Services (and Region of Peel as required)
56 Prior to the issuance of any building permits the owner shall provide the Citys Chief Building Official with a certificate certifying that the builders plans for each dwelling unit to be constructed on the plan shows all of the noise attenuation works required by the approved acoustical report and the approved plans where applicable
57 The City of Brampton will not accept any temporary warning clauses with duration of three (3) years as mitigation
58 Prior to final approval all stationary noise problems must be addressed
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Easements
59 The owner shall grant all necessary easements for drainage utility and servicing purposes as may be required to the appropriate agency or public authority
Deeding Roads and Pathways
60 The proposed road allowances road widenings daylighting pedestrian pathways bicycle pathways and public transit rights of way provisions shall be dedicated as public highways on the final plan proposed for registration
Open Space
61 Prior to registration all identified open space lands within the subject application including all lands associated with the Natural Heritage System associated buffer(s) all identified vista park blocks all identified stormwater block engineered (drainage) channel blocks and identified entry feature blocks shall be conveyed to the City gratuitously and in a condition satisfactory to the City No parkland dedication credit will be provided for the blocks in question The applicant will landscape the subject blocks in accordance with the approved plans and will be eligible for development charges credit against work performed where applicable and in accordance with City standards and the current Development Charges By-law
62 In conjunction with the submission of the first engineering submission the applicant shall provide detailed working drawings for all identified park blocks open space blocks stormwater management facilities engineered drainage channels landscape buffer blocks streetscape planting entry feature blocks and fencing to the satisfaction of the applicable approving departments and in accordance with the latest City standards Fencing shall be included along holdout properties where they abut the plan subject to the approval of the existing property owners
The applicant shall comply with both the facility fitconcept plan approved prior to draft plan approval andor the recommendations of the approved Community Design Guidelines (as applicable)
63 Prior to registration the developer agrees to provide the City with the final landscape submission a detailed summary of all areas of parkland open space stormwater management ponds valleylands woodlots and buffers including quantities or areas of boulevard and buffer sod boulevard and buffer trees shrub beds and irrigation systems that will be installed by the developer in the subdivision agreement and will be owned by the City at assumption of the Subdivision Plan
64 Prior to assumption the developer is responsible for the development of all park open space stormwater management entry feature and landscape buffer blocks in accordance with the approved plans and in accordance with the current Development Charges By-law
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Walkways
65 NA
Road Widenings
66 The road widening Blocks 11 to 14 shall be gratuitously dedicated to the Region of Peel on the final plan
03 Metre Reserves
67 03 metre reserves shall be conveyed to the Cityof Brampton on Blocks 15 to 19
Buffers
68 NA
Transit
69 Prior to registration the applicant shall consult with Brampton Transit to determine suitable locations for transit stops and to indicate these locations on the Aboveground Servicing Plans
70 The applicant shall agree to meet the conditions of Brampton Transit with respect to the installation of future bus stop infrastructure to the satisfaction of the Commissioner of Works and Transportation
NOTICE REQUIREMENTS
Sales Office Community Information Maps
71 NA
Use of Land Notices
Statements and Clauses
72 NA
Signage
73 In conjunction with the first engineering submission the owner shall erect and maintain signs in the following locations and in the following manner
a) On Block 6 indicating that Block 6 will be developed as part of a Natural Heritage System containing important environmental features and systems and in accordance with the approved Huttonivlle and Fletchers Creeks Subwatershed Study This Block is to be left in a
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naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
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i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
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any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
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88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
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distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
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advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
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L5N 6R4
Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
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NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
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Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
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Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
F7-S3
SCHEDULE A
DRAFT CONDITIONS OF DRAFT APPROVAL
DRAFT APPROVAL DATE
SUBJECT Draft Plan of Subdivision
GAGNON amp LAW URBAN PLANNERS LTD shyMATTAMY (CREDIT RIVER) LTD 21T-10022B
City of Brampton C04W11006
Planner Neal Grady
In accordance with By-law 10-97 the Council of the City of Brampton has made a decision to authorize the draft approval of the above noted draft plan of subdivision subject to the following conditions
GENERAL PLANNING REQUIREMENTS
Approved Plan and Redlines
1 The final plan shall conform to the draft plan prepared by GAGNON amp LAW URBAN PLANNERS LTD dated October 7 2011
Development Agreement
2 A Subdivision Agreement shall be entered into and executed by the applicant the City of Brampton and the Region of Peel to satisfy all financial legal and engineering matters including landscaping and the installation of municipal services parkland dedication or cash-in-lieu of parkland requirements to the satisfaction of the Director Community Design Parks Planning and Development and other requirements of the City of Brampton and the Region of Peel including the payment of all applicable Regional City and Educational development charges in accordance with their applicable Development Charges By-laws
Zoning
3 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Commercial Blocks 1 through 4 to the satisfaction of the Commissioner of Planning Design and Development
4 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Future Development Blocks 7
F7-3H
and 9 to the satisfaction of the Commissioner of Planning Design and Development
5 Future Development Blocks 7 and 9 shall only be developed in conjunction with a future Zoning By-Law Amendment application to permit the development in accordance with the draft approved plan of subdivision including zoning controls that are unique and specific to the design characteristics of the subdivision
Staging
6 Development of the plan shall be staged to the satisfaction of the City and the Region of Peel In this regard among other things staging of the development of the plan shall be based on the timing of road improvements and the timing of the provision of other essential services and facilities for this subdivision In this regard the applicant shall agree to enter into a phasing agreement if and when required by the City or the Region of Peel
Maintenance Easements
7 NA
Reserve Block and Lots
8 Prior to registration the applicant shall demonstrate to the satisfaction of the Commissioner of Planning Design amp Development by the submission of appropriate development concepts or by other suitable means that abutting lands can be developed in an appropriate manner and in accordance with the applicable Secondary Plan In this regard minor revisions to the plan may be necessary to facilitate the appropriate development of abutting lands
9 Future Development Block 8 will be deeded to the City of Brampton in escrow pending the outcome of the Station Road EA Any portion of Future Development Block 8 that is not required for the future Station Road shall be gratuitously conveyed to the adjacent landowner following the transfer of the Station Road right-of-way lands to the City
Building Removal
10 Prior to registration the applicant shall remove any existing buildings on those lands contained within the phase being registered
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SERVICING GRADING AND ROAD REQUIRMENTS
Drainage
11 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof the following matters are to be approved to the satisfaction of the Director Engineering and Development Services and the Credit Valley Conservation
i Functional Servicing Report dated October 2011 prepared by Urbantech and if necessary the subdivision plan shall be redline revised to implement the findings of the amended Functional Servicing Report including but not limited to inclusion of easements or stormwater management blocks which may result in modifications to the proposed lot and road layouts
ii Hydrogeological Report analysis and recommendations consistent with the approved Environmental Implementation Report and Scoped Environmental Impact Study
iii mitigation andor compensation measures consistent with the recommendations of the approved Environmental Implementation Report and Scoped Environmental Impact Study and if necessary the plan shall be redline revised to implement satisfactory mitigation andor compensation measures
iv detailed engineering and grading plans for the overall draft plan of subdivision
v appropriate sediment and erosion control measures
vi that appropriate permits under Ontario Regulation 16006 be received
b) Agree in the subdivision agreement in wording acceptable to the Director Engineering and Development Services and the Credit Valley Conservation Authority
i) To carry out or cause to be carried out the works referred to in condition 11 a) above
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12 Prior to the initiation of any servicing and prior to the registration of the plan or any phase thereof the applicant shall submit detailed engineering drawings and supporting reports to Development Engineering Services for review and approval No servicing works shall be permitted until the drawings are approved
13 Prior to the initiation of any servicing and prior to the registration of this plan or any phase thereof the applicant shall grant gratuitously all necessary external easements and lands for access drainage servicing and utility purposes as may be required to the appropriate municipality agency or public authority
14 Prior to the first engineering submission the applicant shall submit to the City of Bramptons Development Engineering Services Division for approval a detailed plan illustrating all proposed sidewalk locations within the draft plan of subdivision abutting any commercial plan
15 Provisions shall be made that servicing of this Draft Plan will require construction of a 375 mm diameter sanitary sewer and a 450 mm diameter sanitary sewer within the Plan The 375 mm diameter sanitary sewer and the 450 mm diameter sanitary sewer are the financial responsibility of the Region of Peel as per Development Charges By-law Should the developer wish to proceed with these works in order to obtain clearance of this condition at a time when the Region is not prepared to fund the works then the developer shall be required to enter into a front-ending agreement prior to the constructions of the works This agreement will be subject to the Regions determination that it has or will have sufficient funds to justify entering into the font-ending agreements and Regional Council Approval
Utility Relocation
16 Prior to the registration of the plan arrangements shall be made to the satisfaction of the Director Engineering and Development Services for any relocation of utilities required by the development of the subject lands to be undertaken at the developers expense
Stormwater Management
17 Prior to registration Stormwater Management Ponds to be designed and constructed in accordance with the Functional Servicing Report to the satisfaction of the Director of Engineering and Development Services
18 Prior to registration planting plans shall be approved by the Conservation Authority for all stormwater management blocks
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P7-7 19 Any portion of Stormwater Management Pond Block 5 that is not required to
accommodate the Stormwater Management facility and the future Station Road shall be gratuitously conveyed to the adjacent Landowner following the transfer of the Station Road right-of-way lands to the City
Overland Flow
20 Stormwater overland flow routes shall be kept within roads approved walkways or other locations deemed acceptable by the Director of Engineering and Development Services
Building Separation
21 NA
Hydro One Brampton
22 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the City of Brampton for the provision of major facilities such as switchgear installations
Soil
23 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to registration of this plan or any phase thereof submit for the approval of the City Engineering and Development Services Division a detailed soils investigation of the site prepared by a qualified Geotechnical Engineer A copy of this report shall also be submitted to the Citys Chief Building Official
b) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof submit to the Chief Building Official
i) a Phase 1 Environmental Site Assessment ii) a Phase 2 Environmental Site Assessment if required as
a result of the Phase 1 Environmental Site Assessment iii) a decommissioning report if contaminated material has
been identified and is removed or alternatively a copy of the risk assessment together with a copy of the written acknowledgement of its acceptance by the Ministry of the Environment and
iv) a copy of a Record of Site Condition and confirmation of the filing of Site Condition in the Environmental Site Registry
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c) Notwithstanding Condition 22b) above provisions shall be provided for in the Subdivision Agreement where the owner agrees to submit the required documents listed in Condition 22b) for the Feed Mill lands at the time of the decommissioning of the site and that provisions shall be provided for in the Subdivision Agreement that allow for the registration of any part of the plan save and except Future Development Block 8 until such time as the documents required in Condition 22 b) are provided
d) Prior to the initiation of any site grading or servicing the applicant shall provide a report identifying all existing water wells and private sewage disposal systems on the lands The applicant shall provide verification to the satisfaction of the Citys Chief Building Official that all wells and septic systems identified have been decommissioned in accordance with all applicable laws and regulations
Road Alignments
24 The horizontal and vertical alignments of all roads including their intersection geometries shall be designed to the latest City standards and requirements In this regard minor revisions to the road pattern and intersection alignments may be required
Construction Traffic Route
25 Prior to approval of any detailed engineering drawings arrangements shall be made to the satisfaction of the Commissioner of Works and
Transportation for a suitable construction traffic route
Roads
26 Prior to registration the City shall obtain the pre-dedication of roads or portions thereof if necessary
27 The City of Brampton will be designing and constructing the James Potter RoadCreditview Road underpass and a development charges prepayment agreement shall be executed with Mattamy (Credit River) Ltd and the City for its delivery
28 Prior to registration appropriate arrangements shall be made to the satisfaction of the Commissioner of Planning Design and Development for landowners within the boundaries of Block Plan 51-1 to provide a financial contribution if required to contribute to the cost of providing improved pedestrian access along Bovaird Drive West to the Mount Pleasant GO Station
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29 Prior to registration the City and the Developer will enter into an agreement with regard to the conveyance and construction of Creditview Road between Bovaird Drive West and Street B of this subdivision This agreement will also address the front-ending and DC recoveries related to this portion of Creditview Road
Traffic Signals
30 Prior to registration the applicant will provide cash-in-lieu funds to the satisfaction of the Director of Engineering and Development Services for the installationupgrading of traffic signals at certain intersections within andor associated with the Plan of Subdivision as determined by the City through the detailed engineering design process These funds will not include signalization or intersection works previously accounted for in the 2009 Development Charges Background Study
Street Lighting
31 The street lighting system on all local and collector roadways for this subdivision development shall be designed and constructed in accordance with the latest City of Brampton standards and specifications The street lighting system on all arterial roadways will continue to use the conventional concrete poles unless specified otherwise by the Director Community Design Parks Planning and Development the Director Engineering and Development Services and the Commissioner of Works and Transportation Communication poles will not be installed on the transit spine collector road
LANDSCAPING FENCING AND STREETSCAPE REQUIREMENTS
Site Clearing Topsoil Stripping
32 The owner shall remove any trees and any vegetation on the subject lands as may be required by the Director Community Design Parks Planning and Development
33 The owner shall not remove any trees or topsoil from the land within the plan or start any grading of the land within the plan prior to registration of the plan without a topsoil removal permit issued pursuant to City of Brampton By-law 30-92 and the approval of the Director Engineering and Development Services including entering into a preliminary subdivision agreement if required by the Director Engineering and Development Services
34 Prior to the granting of a top soil stripping permit or in conjunction with the 1st engineering submission whichever comes first protective hoarding to be determined through detailed design is required
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a) Along the Buffer Block Line of the Natural Heritage System
All hoarding will be provided and erected by the applicant at their expense and to the satisfaction of the City prior to the pre-servicing or any construction occurring on the site and shall be maintained by the applicant
Street Trees
35 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to provide street trees along all internal streets within the subject plan and along immediately abutting boulevards of adjacent streets The applicant shall comply with the recommendations of the approved Community design Guidelines (as applicable) to the satisfaction of the City
36 The applicant shall implement at their expense and to the satisfaction of the City all works shown on the approved streetscape plans in accordance with the Subdivision Agreement and the approved Community Design Guidelines (where applicable) and will include the implementation of all applicable boulevard and buffer planting and entry features including all structures and planting
Fencing
37 The owner shall provide detailed engineering and landscape plans for the development of fencing on all Lots and Blocks to the satisfaction of the Director Community Design Parks Planning and Development The owner shall not be eligible for development charges credit against work performed in accordance with City standards and the current Development Charges By-Law
38 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to erect fencing at their expense in accordance with the City Fencing Policy the approved Community Design Guidelines for the area and any other Conditions of Draft Approval for the development that apply to fencing
39 The owner shall make satisfactory arrangements with the Director Community Design Parks Planning and Development through the Subdivision Agreement to erect at their expense decorative wooden screen fencing 18 metres high in locations and of a design satisfactory to the City along all residential property boundaries which are adjacent to Canada Post Community Mail Boxes
Landscape Works
40 Prior to plan registration the applicant shall pay a maintenance fee for any landscape item deemed necessary by the applicant but which exceeds the City standard This may include but not be limited to special entry feature
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structures irrigation systems acoustical walls and architectural landscape elements located on public property
41 Prior to issuance of final acceptance of all landscape works the applicant shall provide as-built drawings in the form of digital files for all dedicated park open space stormwater management entry feature landscape buffer blocks etc The submission of these drawings will meet the latest digital standards as prescribed by the City of Brampton
Urban Design amp Architectural Control
42 The applicant shall implement the Community Design Guidelines including but not limited to the provision of appropriate building architecture landscape treatments and other arrangements to accommodate the consolidation of street accessories such as newspaper boxes mail boxes utility boxes etc to the satisfaction of the Commissioner of Planning Design amp Development and the Director Community Design Planning and Development In this regard minor revisions to the plan may be necessary to provide sufficient space for such features
PARK AND OPEN SPACE REQUIREMENTS
Parkland
43 In accordance with current City practices prior to the issuance of Building Permits for all medium density residential high density residential and commercial development which is subject to Site Plan Approval satisfactory arrangements shall have been made with the realty Services Section of the Buildings and Property Management Department and the Finance Department with respect to the payment of cash-in-lieu of parkland and valued as of the day before the day of building permit issuance pursuant to Section 42(6) of the Planning Act and the City of Bramptons Parkland Dedication By-Law
Open Space Plans
44 NA
Vegetation Assessment
45 Prior to the submission of any grading and servicing plans or any grading on the subject property and prior to registration of the plan the applicant shall
a) submit to the satisfaction of the Community Design Parks Planning and Development Division a Vegetation Inventory and Assessment for the preservation of as many trees as possible identified by the City as desirable for preservation In this regard the applicant shall be required to identify on the Grading and Drainage Plans and Landscaping Plans the trees to be retained and the methodology proposed for their
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retention This methodology shall include individual tree preservation plans illustrating proposed building sites and working envelopes existing and proposed grades and the trees to be protected or removed and shall be supported by a hydrogeoligists report which recommends appropriate subdivision and grading techniques for the maintenance of existing surface runoff or ground water conditions necessary for the long term preservation of the trees identified for retention All preservations and tree protection measures are to be installed and inspected by the City prior to pre-servicing of the subdivision
b) stake the location for the sanitary sewer where the least disturbance will occur to the natural aesthetics of the public open space to the satisfaction of the Community Services Department
c) locate the detention ponds in locations where minimal impact will occur to the natural aesthetics of the valley to the satisfaction of the Community Services Department and
d) retain a Landscape ArchitectEcologist to prepare Planting and Restoration Plans for the quantityquality ponds for approval by the Community Services Department
46 Prior to assumption any material identified in the Tree Preservation and Management Plan(s) as hazardous or identified for removal for accessibility or safety reasons and any deleterious materials and debris not normally found in a natural area whether in a woodlot block vista block or other location as determined by the City shall be removed at the applicants expense
Natural Heritage System
47 It is acknowledged that the limit of development includes an appropriate buffer to facilitate protection and preservation of the Natural Heritage System The width of the buffer has been established by the Mount Pleasant Secondary Plan
48 Prior to registration the City shall obtain the gratuitous pre-conveyance of the Huttonville Creek Natural Heritage System or portions thereof if necessary
BUILDING REQUIREMENTS
Site Plan Approval
49 The owner acknowledges that any Medium Density Residential Blocks High Density Residential Blocks and Commercial Blocks will require Site Plan Approval prior to the issuance of a building permit
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Exposed Basements
50 NA
Driveway Locations
51 NA
Fire Break Lots
52 NA
Foundations
53 Prior to the issuance of any building permit the owner shall provide an engineering report to the satisfaction of the Chief Building Official indicating special foundation requirements if any to support structures that may be erected on disturbed ground or lots where filling has occurred
NOISE ATTENUATION REQUIREMENTS
Noise Abatement
54 Prior to the applicant entering into any residential purchase and sale agreements the applicant shall engage the services of a qualified acoustical consultant to complete a noise study recommending noise control measures satisfactory to the City (and Region of Peel when requested by the Region) where applicable A copy of this report shall be provided to the Citys Chief Building Official
Note In this regard revisions to the plan such as lot adjustments may be necessary to achieve acceptable rear yard area in conjunction with satisfactory noise attenuation measures and City policy
55 The noise control measures and noise warnings recommended by the acoustical report as required in condition number 52 above shall be implemented to the satisfaction of the Director Engineering and Development Services (and Region of Peel as required)
56 Prior to the issuance of any building permits the owner shall provide the Citys Chief Building Official with a certificate certifying that the builders plans for each dwelling unit to be constructed on the plan shows all of the noise attenuation works required by the approved acoustical report and the approved plans where applicable
57 The City of Brampton will not accept any temporary warning clauses with duration of three (3) years as mitigation
58 Prior to final approval all stationary noise problems must be addressed
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2 F7-UH REAL ESTATE REQUIREMENTS
Easements
59 The owner shall grant all necessary easements for drainage utility and servicing purposes as may be required to the appropriate agency or public authority
Deeding Roads and Pathways
60 The proposed road allowances road widenings daylighting pedestrian pathways bicycle pathways and public transit rights of way provisions shall be dedicated as public highways on the final plan proposed for registration
Open Space
61 Prior to registration all identified open space lands within the subject application including all lands associated with the Natural Heritage System associated buffer(s) all identified vista park blocks all identified stormwater block engineered (drainage) channel blocks and identified entry feature blocks shall be conveyed to the City gratuitously and in a condition satisfactory to the City No parkland dedication credit will be provided for the blocks in question The applicant will landscape the subject blocks in accordance with the approved plans and will be eligible for development charges credit against work performed where applicable and in accordance with City standards and the current Development Charges By-law
62 In conjunction with the submission of the first engineering submission the applicant shall provide detailed working drawings for all identified park blocks open space blocks stormwater management facilities engineered drainage channels landscape buffer blocks streetscape planting entry feature blocks and fencing to the satisfaction of the applicable approving departments and in accordance with the latest City standards Fencing shall be included along holdout properties where they abut the plan subject to the approval of the existing property owners
The applicant shall comply with both the facility fitconcept plan approved prior to draft plan approval andor the recommendations of the approved Community Design Guidelines (as applicable)
63 Prior to registration the developer agrees to provide the City with the final landscape submission a detailed summary of all areas of parkland open space stormwater management ponds valleylands woodlots and buffers including quantities or areas of boulevard and buffer sod boulevard and buffer trees shrub beds and irrigation systems that will be installed by the developer in the subdivision agreement and will be owned by the City at assumption of the Subdivision Plan
64 Prior to assumption the developer is responsible for the development of all park open space stormwater management entry feature and landscape buffer blocks in accordance with the approved plans and in accordance with the current Development Charges By-law
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Walkways
65 NA
Road Widenings
66 The road widening Blocks 11 to 14 shall be gratuitously dedicated to the Region of Peel on the final plan
03 Metre Reserves
67 03 metre reserves shall be conveyed to the Cityof Brampton on Blocks 15 to 19
Buffers
68 NA
Transit
69 Prior to registration the applicant shall consult with Brampton Transit to determine suitable locations for transit stops and to indicate these locations on the Aboveground Servicing Plans
70 The applicant shall agree to meet the conditions of Brampton Transit with respect to the installation of future bus stop infrastructure to the satisfaction of the Commissioner of Works and Transportation
NOTICE REQUIREMENTS
Sales Office Community Information Maps
71 NA
Use of Land Notices
Statements and Clauses
72 NA
Signage
73 In conjunction with the first engineering submission the owner shall erect and maintain signs in the following locations and in the following manner
a) On Block 6 indicating that Block 6 will be developed as part of a Natural Heritage System containing important environmental features and systems and in accordance with the approved Huttonivlle and Fletchers Creeks Subwatershed Study This Block is to be left in a
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naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
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i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
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any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
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88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
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18 P7-50
distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
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advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
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L5N 6R4
Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
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NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
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Appendix 9 Draft Conditions of Draft Plan Approval City File Numbers C04W11006 and 21T-10022B
F7-S3
SCHEDULE A
DRAFT CONDITIONS OF DRAFT APPROVAL
DRAFT APPROVAL DATE
SUBJECT Draft Plan of Subdivision
GAGNON amp LAW URBAN PLANNERS LTD shyMATTAMY (CREDIT RIVER) LTD 21T-10022B
City of Brampton C04W11006
Planner Neal Grady
In accordance with By-law 10-97 the Council of the City of Brampton has made a decision to authorize the draft approval of the above noted draft plan of subdivision subject to the following conditions
GENERAL PLANNING REQUIREMENTS
Approved Plan and Redlines
1 The final plan shall conform to the draft plan prepared by GAGNON amp LAW URBAN PLANNERS LTD dated October 7 2011
Development Agreement
2 A Subdivision Agreement shall be entered into and executed by the applicant the City of Brampton and the Region of Peel to satisfy all financial legal and engineering matters including landscaping and the installation of municipal services parkland dedication or cash-in-lieu of parkland requirements to the satisfaction of the Director Community Design Parks Planning and Development and other requirements of the City of Brampton and the Region of Peel including the payment of all applicable Regional City and Educational development charges in accordance with their applicable Development Charges By-laws
Zoning
3 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Commercial Blocks 1 through 4 to the satisfaction of the Commissioner of Planning Design and Development
4 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Future Development Blocks 7
F7-3H
and 9 to the satisfaction of the Commissioner of Planning Design and Development
5 Future Development Blocks 7 and 9 shall only be developed in conjunction with a future Zoning By-Law Amendment application to permit the development in accordance with the draft approved plan of subdivision including zoning controls that are unique and specific to the design characteristics of the subdivision
Staging
6 Development of the plan shall be staged to the satisfaction of the City and the Region of Peel In this regard among other things staging of the development of the plan shall be based on the timing of road improvements and the timing of the provision of other essential services and facilities for this subdivision In this regard the applicant shall agree to enter into a phasing agreement if and when required by the City or the Region of Peel
Maintenance Easements
7 NA
Reserve Block and Lots
8 Prior to registration the applicant shall demonstrate to the satisfaction of the Commissioner of Planning Design amp Development by the submission of appropriate development concepts or by other suitable means that abutting lands can be developed in an appropriate manner and in accordance with the applicable Secondary Plan In this regard minor revisions to the plan may be necessary to facilitate the appropriate development of abutting lands
9 Future Development Block 8 will be deeded to the City of Brampton in escrow pending the outcome of the Station Road EA Any portion of Future Development Block 8 that is not required for the future Station Road shall be gratuitously conveyed to the adjacent landowner following the transfer of the Station Road right-of-way lands to the City
Building Removal
10 Prior to registration the applicant shall remove any existing buildings on those lands contained within the phase being registered
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SERVICING GRADING AND ROAD REQUIRMENTS
Drainage
11 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof the following matters are to be approved to the satisfaction of the Director Engineering and Development Services and the Credit Valley Conservation
i Functional Servicing Report dated October 2011 prepared by Urbantech and if necessary the subdivision plan shall be redline revised to implement the findings of the amended Functional Servicing Report including but not limited to inclusion of easements or stormwater management blocks which may result in modifications to the proposed lot and road layouts
ii Hydrogeological Report analysis and recommendations consistent with the approved Environmental Implementation Report and Scoped Environmental Impact Study
iii mitigation andor compensation measures consistent with the recommendations of the approved Environmental Implementation Report and Scoped Environmental Impact Study and if necessary the plan shall be redline revised to implement satisfactory mitigation andor compensation measures
iv detailed engineering and grading plans for the overall draft plan of subdivision
v appropriate sediment and erosion control measures
vi that appropriate permits under Ontario Regulation 16006 be received
b) Agree in the subdivision agreement in wording acceptable to the Director Engineering and Development Services and the Credit Valley Conservation Authority
i) To carry out or cause to be carried out the works referred to in condition 11 a) above
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12 Prior to the initiation of any servicing and prior to the registration of the plan or any phase thereof the applicant shall submit detailed engineering drawings and supporting reports to Development Engineering Services for review and approval No servicing works shall be permitted until the drawings are approved
13 Prior to the initiation of any servicing and prior to the registration of this plan or any phase thereof the applicant shall grant gratuitously all necessary external easements and lands for access drainage servicing and utility purposes as may be required to the appropriate municipality agency or public authority
14 Prior to the first engineering submission the applicant shall submit to the City of Bramptons Development Engineering Services Division for approval a detailed plan illustrating all proposed sidewalk locations within the draft plan of subdivision abutting any commercial plan
15 Provisions shall be made that servicing of this Draft Plan will require construction of a 375 mm diameter sanitary sewer and a 450 mm diameter sanitary sewer within the Plan The 375 mm diameter sanitary sewer and the 450 mm diameter sanitary sewer are the financial responsibility of the Region of Peel as per Development Charges By-law Should the developer wish to proceed with these works in order to obtain clearance of this condition at a time when the Region is not prepared to fund the works then the developer shall be required to enter into a front-ending agreement prior to the constructions of the works This agreement will be subject to the Regions determination that it has or will have sufficient funds to justify entering into the font-ending agreements and Regional Council Approval
Utility Relocation
16 Prior to the registration of the plan arrangements shall be made to the satisfaction of the Director Engineering and Development Services for any relocation of utilities required by the development of the subject lands to be undertaken at the developers expense
Stormwater Management
17 Prior to registration Stormwater Management Ponds to be designed and constructed in accordance with the Functional Servicing Report to the satisfaction of the Director of Engineering and Development Services
18 Prior to registration planting plans shall be approved by the Conservation Authority for all stormwater management blocks
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P7-7 19 Any portion of Stormwater Management Pond Block 5 that is not required to
accommodate the Stormwater Management facility and the future Station Road shall be gratuitously conveyed to the adjacent Landowner following the transfer of the Station Road right-of-way lands to the City
Overland Flow
20 Stormwater overland flow routes shall be kept within roads approved walkways or other locations deemed acceptable by the Director of Engineering and Development Services
Building Separation
21 NA
Hydro One Brampton
22 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the City of Brampton for the provision of major facilities such as switchgear installations
Soil
23 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to registration of this plan or any phase thereof submit for the approval of the City Engineering and Development Services Division a detailed soils investigation of the site prepared by a qualified Geotechnical Engineer A copy of this report shall also be submitted to the Citys Chief Building Official
b) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof submit to the Chief Building Official
i) a Phase 1 Environmental Site Assessment ii) a Phase 2 Environmental Site Assessment if required as
a result of the Phase 1 Environmental Site Assessment iii) a decommissioning report if contaminated material has
been identified and is removed or alternatively a copy of the risk assessment together with a copy of the written acknowledgement of its acceptance by the Ministry of the Environment and
iv) a copy of a Record of Site Condition and confirmation of the filing of Site Condition in the Environmental Site Registry
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c) Notwithstanding Condition 22b) above provisions shall be provided for in the Subdivision Agreement where the owner agrees to submit the required documents listed in Condition 22b) for the Feed Mill lands at the time of the decommissioning of the site and that provisions shall be provided for in the Subdivision Agreement that allow for the registration of any part of the plan save and except Future Development Block 8 until such time as the documents required in Condition 22 b) are provided
d) Prior to the initiation of any site grading or servicing the applicant shall provide a report identifying all existing water wells and private sewage disposal systems on the lands The applicant shall provide verification to the satisfaction of the Citys Chief Building Official that all wells and septic systems identified have been decommissioned in accordance with all applicable laws and regulations
Road Alignments
24 The horizontal and vertical alignments of all roads including their intersection geometries shall be designed to the latest City standards and requirements In this regard minor revisions to the road pattern and intersection alignments may be required
Construction Traffic Route
25 Prior to approval of any detailed engineering drawings arrangements shall be made to the satisfaction of the Commissioner of Works and
Transportation for a suitable construction traffic route
Roads
26 Prior to registration the City shall obtain the pre-dedication of roads or portions thereof if necessary
27 The City of Brampton will be designing and constructing the James Potter RoadCreditview Road underpass and a development charges prepayment agreement shall be executed with Mattamy (Credit River) Ltd and the City for its delivery
28 Prior to registration appropriate arrangements shall be made to the satisfaction of the Commissioner of Planning Design and Development for landowners within the boundaries of Block Plan 51-1 to provide a financial contribution if required to contribute to the cost of providing improved pedestrian access along Bovaird Drive West to the Mount Pleasant GO Station
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29 Prior to registration the City and the Developer will enter into an agreement with regard to the conveyance and construction of Creditview Road between Bovaird Drive West and Street B of this subdivision This agreement will also address the front-ending and DC recoveries related to this portion of Creditview Road
Traffic Signals
30 Prior to registration the applicant will provide cash-in-lieu funds to the satisfaction of the Director of Engineering and Development Services for the installationupgrading of traffic signals at certain intersections within andor associated with the Plan of Subdivision as determined by the City through the detailed engineering design process These funds will not include signalization or intersection works previously accounted for in the 2009 Development Charges Background Study
Street Lighting
31 The street lighting system on all local and collector roadways for this subdivision development shall be designed and constructed in accordance with the latest City of Brampton standards and specifications The street lighting system on all arterial roadways will continue to use the conventional concrete poles unless specified otherwise by the Director Community Design Parks Planning and Development the Director Engineering and Development Services and the Commissioner of Works and Transportation Communication poles will not be installed on the transit spine collector road
LANDSCAPING FENCING AND STREETSCAPE REQUIREMENTS
Site Clearing Topsoil Stripping
32 The owner shall remove any trees and any vegetation on the subject lands as may be required by the Director Community Design Parks Planning and Development
33 The owner shall not remove any trees or topsoil from the land within the plan or start any grading of the land within the plan prior to registration of the plan without a topsoil removal permit issued pursuant to City of Brampton By-law 30-92 and the approval of the Director Engineering and Development Services including entering into a preliminary subdivision agreement if required by the Director Engineering and Development Services
34 Prior to the granting of a top soil stripping permit or in conjunction with the 1st engineering submission whichever comes first protective hoarding to be determined through detailed design is required
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a) Along the Buffer Block Line of the Natural Heritage System
All hoarding will be provided and erected by the applicant at their expense and to the satisfaction of the City prior to the pre-servicing or any construction occurring on the site and shall be maintained by the applicant
Street Trees
35 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to provide street trees along all internal streets within the subject plan and along immediately abutting boulevards of adjacent streets The applicant shall comply with the recommendations of the approved Community design Guidelines (as applicable) to the satisfaction of the City
36 The applicant shall implement at their expense and to the satisfaction of the City all works shown on the approved streetscape plans in accordance with the Subdivision Agreement and the approved Community Design Guidelines (where applicable) and will include the implementation of all applicable boulevard and buffer planting and entry features including all structures and planting
Fencing
37 The owner shall provide detailed engineering and landscape plans for the development of fencing on all Lots and Blocks to the satisfaction of the Director Community Design Parks Planning and Development The owner shall not be eligible for development charges credit against work performed in accordance with City standards and the current Development Charges By-Law
38 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to erect fencing at their expense in accordance with the City Fencing Policy the approved Community Design Guidelines for the area and any other Conditions of Draft Approval for the development that apply to fencing
39 The owner shall make satisfactory arrangements with the Director Community Design Parks Planning and Development through the Subdivision Agreement to erect at their expense decorative wooden screen fencing 18 metres high in locations and of a design satisfactory to the City along all residential property boundaries which are adjacent to Canada Post Community Mail Boxes
Landscape Works
40 Prior to plan registration the applicant shall pay a maintenance fee for any landscape item deemed necessary by the applicant but which exceeds the City standard This may include but not be limited to special entry feature
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structures irrigation systems acoustical walls and architectural landscape elements located on public property
41 Prior to issuance of final acceptance of all landscape works the applicant shall provide as-built drawings in the form of digital files for all dedicated park open space stormwater management entry feature landscape buffer blocks etc The submission of these drawings will meet the latest digital standards as prescribed by the City of Brampton
Urban Design amp Architectural Control
42 The applicant shall implement the Community Design Guidelines including but not limited to the provision of appropriate building architecture landscape treatments and other arrangements to accommodate the consolidation of street accessories such as newspaper boxes mail boxes utility boxes etc to the satisfaction of the Commissioner of Planning Design amp Development and the Director Community Design Planning and Development In this regard minor revisions to the plan may be necessary to provide sufficient space for such features
PARK AND OPEN SPACE REQUIREMENTS
Parkland
43 In accordance with current City practices prior to the issuance of Building Permits for all medium density residential high density residential and commercial development which is subject to Site Plan Approval satisfactory arrangements shall have been made with the realty Services Section of the Buildings and Property Management Department and the Finance Department with respect to the payment of cash-in-lieu of parkland and valued as of the day before the day of building permit issuance pursuant to Section 42(6) of the Planning Act and the City of Bramptons Parkland Dedication By-Law
Open Space Plans
44 NA
Vegetation Assessment
45 Prior to the submission of any grading and servicing plans or any grading on the subject property and prior to registration of the plan the applicant shall
a) submit to the satisfaction of the Community Design Parks Planning and Development Division a Vegetation Inventory and Assessment for the preservation of as many trees as possible identified by the City as desirable for preservation In this regard the applicant shall be required to identify on the Grading and Drainage Plans and Landscaping Plans the trees to be retained and the methodology proposed for their
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retention This methodology shall include individual tree preservation plans illustrating proposed building sites and working envelopes existing and proposed grades and the trees to be protected or removed and shall be supported by a hydrogeoligists report which recommends appropriate subdivision and grading techniques for the maintenance of existing surface runoff or ground water conditions necessary for the long term preservation of the trees identified for retention All preservations and tree protection measures are to be installed and inspected by the City prior to pre-servicing of the subdivision
b) stake the location for the sanitary sewer where the least disturbance will occur to the natural aesthetics of the public open space to the satisfaction of the Community Services Department
c) locate the detention ponds in locations where minimal impact will occur to the natural aesthetics of the valley to the satisfaction of the Community Services Department and
d) retain a Landscape ArchitectEcologist to prepare Planting and Restoration Plans for the quantityquality ponds for approval by the Community Services Department
46 Prior to assumption any material identified in the Tree Preservation and Management Plan(s) as hazardous or identified for removal for accessibility or safety reasons and any deleterious materials and debris not normally found in a natural area whether in a woodlot block vista block or other location as determined by the City shall be removed at the applicants expense
Natural Heritage System
47 It is acknowledged that the limit of development includes an appropriate buffer to facilitate protection and preservation of the Natural Heritage System The width of the buffer has been established by the Mount Pleasant Secondary Plan
48 Prior to registration the City shall obtain the gratuitous pre-conveyance of the Huttonville Creek Natural Heritage System or portions thereof if necessary
BUILDING REQUIREMENTS
Site Plan Approval
49 The owner acknowledges that any Medium Density Residential Blocks High Density Residential Blocks and Commercial Blocks will require Site Plan Approval prior to the issuance of a building permit
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Exposed Basements
50 NA
Driveway Locations
51 NA
Fire Break Lots
52 NA
Foundations
53 Prior to the issuance of any building permit the owner shall provide an engineering report to the satisfaction of the Chief Building Official indicating special foundation requirements if any to support structures that may be erected on disturbed ground or lots where filling has occurred
NOISE ATTENUATION REQUIREMENTS
Noise Abatement
54 Prior to the applicant entering into any residential purchase and sale agreements the applicant shall engage the services of a qualified acoustical consultant to complete a noise study recommending noise control measures satisfactory to the City (and Region of Peel when requested by the Region) where applicable A copy of this report shall be provided to the Citys Chief Building Official
Note In this regard revisions to the plan such as lot adjustments may be necessary to achieve acceptable rear yard area in conjunction with satisfactory noise attenuation measures and City policy
55 The noise control measures and noise warnings recommended by the acoustical report as required in condition number 52 above shall be implemented to the satisfaction of the Director Engineering and Development Services (and Region of Peel as required)
56 Prior to the issuance of any building permits the owner shall provide the Citys Chief Building Official with a certificate certifying that the builders plans for each dwelling unit to be constructed on the plan shows all of the noise attenuation works required by the approved acoustical report and the approved plans where applicable
57 The City of Brampton will not accept any temporary warning clauses with duration of three (3) years as mitigation
58 Prior to final approval all stationary noise problems must be addressed
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Easements
59 The owner shall grant all necessary easements for drainage utility and servicing purposes as may be required to the appropriate agency or public authority
Deeding Roads and Pathways
60 The proposed road allowances road widenings daylighting pedestrian pathways bicycle pathways and public transit rights of way provisions shall be dedicated as public highways on the final plan proposed for registration
Open Space
61 Prior to registration all identified open space lands within the subject application including all lands associated with the Natural Heritage System associated buffer(s) all identified vista park blocks all identified stormwater block engineered (drainage) channel blocks and identified entry feature blocks shall be conveyed to the City gratuitously and in a condition satisfactory to the City No parkland dedication credit will be provided for the blocks in question The applicant will landscape the subject blocks in accordance with the approved plans and will be eligible for development charges credit against work performed where applicable and in accordance with City standards and the current Development Charges By-law
62 In conjunction with the submission of the first engineering submission the applicant shall provide detailed working drawings for all identified park blocks open space blocks stormwater management facilities engineered drainage channels landscape buffer blocks streetscape planting entry feature blocks and fencing to the satisfaction of the applicable approving departments and in accordance with the latest City standards Fencing shall be included along holdout properties where they abut the plan subject to the approval of the existing property owners
The applicant shall comply with both the facility fitconcept plan approved prior to draft plan approval andor the recommendations of the approved Community Design Guidelines (as applicable)
63 Prior to registration the developer agrees to provide the City with the final landscape submission a detailed summary of all areas of parkland open space stormwater management ponds valleylands woodlots and buffers including quantities or areas of boulevard and buffer sod boulevard and buffer trees shrub beds and irrigation systems that will be installed by the developer in the subdivision agreement and will be owned by the City at assumption of the Subdivision Plan
64 Prior to assumption the developer is responsible for the development of all park open space stormwater management entry feature and landscape buffer blocks in accordance with the approved plans and in accordance with the current Development Charges By-law
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Walkways
65 NA
Road Widenings
66 The road widening Blocks 11 to 14 shall be gratuitously dedicated to the Region of Peel on the final plan
03 Metre Reserves
67 03 metre reserves shall be conveyed to the Cityof Brampton on Blocks 15 to 19
Buffers
68 NA
Transit
69 Prior to registration the applicant shall consult with Brampton Transit to determine suitable locations for transit stops and to indicate these locations on the Aboveground Servicing Plans
70 The applicant shall agree to meet the conditions of Brampton Transit with respect to the installation of future bus stop infrastructure to the satisfaction of the Commissioner of Works and Transportation
NOTICE REQUIREMENTS
Sales Office Community Information Maps
71 NA
Use of Land Notices
Statements and Clauses
72 NA
Signage
73 In conjunction with the first engineering submission the owner shall erect and maintain signs in the following locations and in the following manner
a) On Block 6 indicating that Block 6 will be developed as part of a Natural Heritage System containing important environmental features and systems and in accordance with the approved Huttonivlle and Fletchers Creeks Subwatershed Study This Block is to be left in a
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naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
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i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
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any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
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88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
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distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
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advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
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L5N 6R4
Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
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NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
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SCHEDULE A
DRAFT CONDITIONS OF DRAFT APPROVAL
DRAFT APPROVAL DATE
SUBJECT Draft Plan of Subdivision
GAGNON amp LAW URBAN PLANNERS LTD shyMATTAMY (CREDIT RIVER) LTD 21T-10022B
City of Brampton C04W11006
Planner Neal Grady
In accordance with By-law 10-97 the Council of the City of Brampton has made a decision to authorize the draft approval of the above noted draft plan of subdivision subject to the following conditions
GENERAL PLANNING REQUIREMENTS
Approved Plan and Redlines
1 The final plan shall conform to the draft plan prepared by GAGNON amp LAW URBAN PLANNERS LTD dated October 7 2011
Development Agreement
2 A Subdivision Agreement shall be entered into and executed by the applicant the City of Brampton and the Region of Peel to satisfy all financial legal and engineering matters including landscaping and the installation of municipal services parkland dedication or cash-in-lieu of parkland requirements to the satisfaction of the Director Community Design Parks Planning and Development and other requirements of the City of Brampton and the Region of Peel including the payment of all applicable Regional City and Educational development charges in accordance with their applicable Development Charges By-laws
Zoning
3 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Commercial Blocks 1 through 4 to the satisfaction of the Commissioner of Planning Design and Development
4 The applicant shall agree through the Subdivision Agreement to submit a Zoning By-Law Amendment Application for Future Development Blocks 7
F7-3H
and 9 to the satisfaction of the Commissioner of Planning Design and Development
5 Future Development Blocks 7 and 9 shall only be developed in conjunction with a future Zoning By-Law Amendment application to permit the development in accordance with the draft approved plan of subdivision including zoning controls that are unique and specific to the design characteristics of the subdivision
Staging
6 Development of the plan shall be staged to the satisfaction of the City and the Region of Peel In this regard among other things staging of the development of the plan shall be based on the timing of road improvements and the timing of the provision of other essential services and facilities for this subdivision In this regard the applicant shall agree to enter into a phasing agreement if and when required by the City or the Region of Peel
Maintenance Easements
7 NA
Reserve Block and Lots
8 Prior to registration the applicant shall demonstrate to the satisfaction of the Commissioner of Planning Design amp Development by the submission of appropriate development concepts or by other suitable means that abutting lands can be developed in an appropriate manner and in accordance with the applicable Secondary Plan In this regard minor revisions to the plan may be necessary to facilitate the appropriate development of abutting lands
9 Future Development Block 8 will be deeded to the City of Brampton in escrow pending the outcome of the Station Road EA Any portion of Future Development Block 8 that is not required for the future Station Road shall be gratuitously conveyed to the adjacent landowner following the transfer of the Station Road right-of-way lands to the City
Building Removal
10 Prior to registration the applicant shall remove any existing buildings on those lands contained within the phase being registered
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SERVICING GRADING AND ROAD REQUIRMENTS
Drainage
11 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof the following matters are to be approved to the satisfaction of the Director Engineering and Development Services and the Credit Valley Conservation
i Functional Servicing Report dated October 2011 prepared by Urbantech and if necessary the subdivision plan shall be redline revised to implement the findings of the amended Functional Servicing Report including but not limited to inclusion of easements or stormwater management blocks which may result in modifications to the proposed lot and road layouts
ii Hydrogeological Report analysis and recommendations consistent with the approved Environmental Implementation Report and Scoped Environmental Impact Study
iii mitigation andor compensation measures consistent with the recommendations of the approved Environmental Implementation Report and Scoped Environmental Impact Study and if necessary the plan shall be redline revised to implement satisfactory mitigation andor compensation measures
iv detailed engineering and grading plans for the overall draft plan of subdivision
v appropriate sediment and erosion control measures
vi that appropriate permits under Ontario Regulation 16006 be received
b) Agree in the subdivision agreement in wording acceptable to the Director Engineering and Development Services and the Credit Valley Conservation Authority
i) To carry out or cause to be carried out the works referred to in condition 11 a) above
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12 Prior to the initiation of any servicing and prior to the registration of the plan or any phase thereof the applicant shall submit detailed engineering drawings and supporting reports to Development Engineering Services for review and approval No servicing works shall be permitted until the drawings are approved
13 Prior to the initiation of any servicing and prior to the registration of this plan or any phase thereof the applicant shall grant gratuitously all necessary external easements and lands for access drainage servicing and utility purposes as may be required to the appropriate municipality agency or public authority
14 Prior to the first engineering submission the applicant shall submit to the City of Bramptons Development Engineering Services Division for approval a detailed plan illustrating all proposed sidewalk locations within the draft plan of subdivision abutting any commercial plan
15 Provisions shall be made that servicing of this Draft Plan will require construction of a 375 mm diameter sanitary sewer and a 450 mm diameter sanitary sewer within the Plan The 375 mm diameter sanitary sewer and the 450 mm diameter sanitary sewer are the financial responsibility of the Region of Peel as per Development Charges By-law Should the developer wish to proceed with these works in order to obtain clearance of this condition at a time when the Region is not prepared to fund the works then the developer shall be required to enter into a front-ending agreement prior to the constructions of the works This agreement will be subject to the Regions determination that it has or will have sufficient funds to justify entering into the font-ending agreements and Regional Council Approval
Utility Relocation
16 Prior to the registration of the plan arrangements shall be made to the satisfaction of the Director Engineering and Development Services for any relocation of utilities required by the development of the subject lands to be undertaken at the developers expense
Stormwater Management
17 Prior to registration Stormwater Management Ponds to be designed and constructed in accordance with the Functional Servicing Report to the satisfaction of the Director of Engineering and Development Services
18 Prior to registration planting plans shall be approved by the Conservation Authority for all stormwater management blocks
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P7-7 19 Any portion of Stormwater Management Pond Block 5 that is not required to
accommodate the Stormwater Management facility and the future Station Road shall be gratuitously conveyed to the adjacent Landowner following the transfer of the Station Road right-of-way lands to the City
Overland Flow
20 Stormwater overland flow routes shall be kept within roads approved walkways or other locations deemed acceptable by the Director of Engineering and Development Services
Building Separation
21 NA
Hydro One Brampton
22 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the City of Brampton for the provision of major facilities such as switchgear installations
Soil
23 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to registration of this plan or any phase thereof submit for the approval of the City Engineering and Development Services Division a detailed soils investigation of the site prepared by a qualified Geotechnical Engineer A copy of this report shall also be submitted to the Citys Chief Building Official
b) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof submit to the Chief Building Official
i) a Phase 1 Environmental Site Assessment ii) a Phase 2 Environmental Site Assessment if required as
a result of the Phase 1 Environmental Site Assessment iii) a decommissioning report if contaminated material has
been identified and is removed or alternatively a copy of the risk assessment together with a copy of the written acknowledgement of its acceptance by the Ministry of the Environment and
iv) a copy of a Record of Site Condition and confirmation of the filing of Site Condition in the Environmental Site Registry
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c) Notwithstanding Condition 22b) above provisions shall be provided for in the Subdivision Agreement where the owner agrees to submit the required documents listed in Condition 22b) for the Feed Mill lands at the time of the decommissioning of the site and that provisions shall be provided for in the Subdivision Agreement that allow for the registration of any part of the plan save and except Future Development Block 8 until such time as the documents required in Condition 22 b) are provided
d) Prior to the initiation of any site grading or servicing the applicant shall provide a report identifying all existing water wells and private sewage disposal systems on the lands The applicant shall provide verification to the satisfaction of the Citys Chief Building Official that all wells and septic systems identified have been decommissioned in accordance with all applicable laws and regulations
Road Alignments
24 The horizontal and vertical alignments of all roads including their intersection geometries shall be designed to the latest City standards and requirements In this regard minor revisions to the road pattern and intersection alignments may be required
Construction Traffic Route
25 Prior to approval of any detailed engineering drawings arrangements shall be made to the satisfaction of the Commissioner of Works and
Transportation for a suitable construction traffic route
Roads
26 Prior to registration the City shall obtain the pre-dedication of roads or portions thereof if necessary
27 The City of Brampton will be designing and constructing the James Potter RoadCreditview Road underpass and a development charges prepayment agreement shall be executed with Mattamy (Credit River) Ltd and the City for its delivery
28 Prior to registration appropriate arrangements shall be made to the satisfaction of the Commissioner of Planning Design and Development for landowners within the boundaries of Block Plan 51-1 to provide a financial contribution if required to contribute to the cost of providing improved pedestrian access along Bovaird Drive West to the Mount Pleasant GO Station
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29 Prior to registration the City and the Developer will enter into an agreement with regard to the conveyance and construction of Creditview Road between Bovaird Drive West and Street B of this subdivision This agreement will also address the front-ending and DC recoveries related to this portion of Creditview Road
Traffic Signals
30 Prior to registration the applicant will provide cash-in-lieu funds to the satisfaction of the Director of Engineering and Development Services for the installationupgrading of traffic signals at certain intersections within andor associated with the Plan of Subdivision as determined by the City through the detailed engineering design process These funds will not include signalization or intersection works previously accounted for in the 2009 Development Charges Background Study
Street Lighting
31 The street lighting system on all local and collector roadways for this subdivision development shall be designed and constructed in accordance with the latest City of Brampton standards and specifications The street lighting system on all arterial roadways will continue to use the conventional concrete poles unless specified otherwise by the Director Community Design Parks Planning and Development the Director Engineering and Development Services and the Commissioner of Works and Transportation Communication poles will not be installed on the transit spine collector road
LANDSCAPING FENCING AND STREETSCAPE REQUIREMENTS
Site Clearing Topsoil Stripping
32 The owner shall remove any trees and any vegetation on the subject lands as may be required by the Director Community Design Parks Planning and Development
33 The owner shall not remove any trees or topsoil from the land within the plan or start any grading of the land within the plan prior to registration of the plan without a topsoil removal permit issued pursuant to City of Brampton By-law 30-92 and the approval of the Director Engineering and Development Services including entering into a preliminary subdivision agreement if required by the Director Engineering and Development Services
34 Prior to the granting of a top soil stripping permit or in conjunction with the 1st engineering submission whichever comes first protective hoarding to be determined through detailed design is required
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a) Along the Buffer Block Line of the Natural Heritage System
All hoarding will be provided and erected by the applicant at their expense and to the satisfaction of the City prior to the pre-servicing or any construction occurring on the site and shall be maintained by the applicant
Street Trees
35 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to provide street trees along all internal streets within the subject plan and along immediately abutting boulevards of adjacent streets The applicant shall comply with the recommendations of the approved Community design Guidelines (as applicable) to the satisfaction of the City
36 The applicant shall implement at their expense and to the satisfaction of the City all works shown on the approved streetscape plans in accordance with the Subdivision Agreement and the approved Community Design Guidelines (where applicable) and will include the implementation of all applicable boulevard and buffer planting and entry features including all structures and planting
Fencing
37 The owner shall provide detailed engineering and landscape plans for the development of fencing on all Lots and Blocks to the satisfaction of the Director Community Design Parks Planning and Development The owner shall not be eligible for development charges credit against work performed in accordance with City standards and the current Development Charges By-Law
38 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to erect fencing at their expense in accordance with the City Fencing Policy the approved Community Design Guidelines for the area and any other Conditions of Draft Approval for the development that apply to fencing
39 The owner shall make satisfactory arrangements with the Director Community Design Parks Planning and Development through the Subdivision Agreement to erect at their expense decorative wooden screen fencing 18 metres high in locations and of a design satisfactory to the City along all residential property boundaries which are adjacent to Canada Post Community Mail Boxes
Landscape Works
40 Prior to plan registration the applicant shall pay a maintenance fee for any landscape item deemed necessary by the applicant but which exceeds the City standard This may include but not be limited to special entry feature
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structures irrigation systems acoustical walls and architectural landscape elements located on public property
41 Prior to issuance of final acceptance of all landscape works the applicant shall provide as-built drawings in the form of digital files for all dedicated park open space stormwater management entry feature landscape buffer blocks etc The submission of these drawings will meet the latest digital standards as prescribed by the City of Brampton
Urban Design amp Architectural Control
42 The applicant shall implement the Community Design Guidelines including but not limited to the provision of appropriate building architecture landscape treatments and other arrangements to accommodate the consolidation of street accessories such as newspaper boxes mail boxes utility boxes etc to the satisfaction of the Commissioner of Planning Design amp Development and the Director Community Design Planning and Development In this regard minor revisions to the plan may be necessary to provide sufficient space for such features
PARK AND OPEN SPACE REQUIREMENTS
Parkland
43 In accordance with current City practices prior to the issuance of Building Permits for all medium density residential high density residential and commercial development which is subject to Site Plan Approval satisfactory arrangements shall have been made with the realty Services Section of the Buildings and Property Management Department and the Finance Department with respect to the payment of cash-in-lieu of parkland and valued as of the day before the day of building permit issuance pursuant to Section 42(6) of the Planning Act and the City of Bramptons Parkland Dedication By-Law
Open Space Plans
44 NA
Vegetation Assessment
45 Prior to the submission of any grading and servicing plans or any grading on the subject property and prior to registration of the plan the applicant shall
a) submit to the satisfaction of the Community Design Parks Planning and Development Division a Vegetation Inventory and Assessment for the preservation of as many trees as possible identified by the City as desirable for preservation In this regard the applicant shall be required to identify on the Grading and Drainage Plans and Landscaping Plans the trees to be retained and the methodology proposed for their
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retention This methodology shall include individual tree preservation plans illustrating proposed building sites and working envelopes existing and proposed grades and the trees to be protected or removed and shall be supported by a hydrogeoligists report which recommends appropriate subdivision and grading techniques for the maintenance of existing surface runoff or ground water conditions necessary for the long term preservation of the trees identified for retention All preservations and tree protection measures are to be installed and inspected by the City prior to pre-servicing of the subdivision
b) stake the location for the sanitary sewer where the least disturbance will occur to the natural aesthetics of the public open space to the satisfaction of the Community Services Department
c) locate the detention ponds in locations where minimal impact will occur to the natural aesthetics of the valley to the satisfaction of the Community Services Department and
d) retain a Landscape ArchitectEcologist to prepare Planting and Restoration Plans for the quantityquality ponds for approval by the Community Services Department
46 Prior to assumption any material identified in the Tree Preservation and Management Plan(s) as hazardous or identified for removal for accessibility or safety reasons and any deleterious materials and debris not normally found in a natural area whether in a woodlot block vista block or other location as determined by the City shall be removed at the applicants expense
Natural Heritage System
47 It is acknowledged that the limit of development includes an appropriate buffer to facilitate protection and preservation of the Natural Heritage System The width of the buffer has been established by the Mount Pleasant Secondary Plan
48 Prior to registration the City shall obtain the gratuitous pre-conveyance of the Huttonville Creek Natural Heritage System or portions thereof if necessary
BUILDING REQUIREMENTS
Site Plan Approval
49 The owner acknowledges that any Medium Density Residential Blocks High Density Residential Blocks and Commercial Blocks will require Site Plan Approval prior to the issuance of a building permit
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Exposed Basements
50 NA
Driveway Locations
51 NA
Fire Break Lots
52 NA
Foundations
53 Prior to the issuance of any building permit the owner shall provide an engineering report to the satisfaction of the Chief Building Official indicating special foundation requirements if any to support structures that may be erected on disturbed ground or lots where filling has occurred
NOISE ATTENUATION REQUIREMENTS
Noise Abatement
54 Prior to the applicant entering into any residential purchase and sale agreements the applicant shall engage the services of a qualified acoustical consultant to complete a noise study recommending noise control measures satisfactory to the City (and Region of Peel when requested by the Region) where applicable A copy of this report shall be provided to the Citys Chief Building Official
Note In this regard revisions to the plan such as lot adjustments may be necessary to achieve acceptable rear yard area in conjunction with satisfactory noise attenuation measures and City policy
55 The noise control measures and noise warnings recommended by the acoustical report as required in condition number 52 above shall be implemented to the satisfaction of the Director Engineering and Development Services (and Region of Peel as required)
56 Prior to the issuance of any building permits the owner shall provide the Citys Chief Building Official with a certificate certifying that the builders plans for each dwelling unit to be constructed on the plan shows all of the noise attenuation works required by the approved acoustical report and the approved plans where applicable
57 The City of Brampton will not accept any temporary warning clauses with duration of three (3) years as mitigation
58 Prior to final approval all stationary noise problems must be addressed
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Easements
59 The owner shall grant all necessary easements for drainage utility and servicing purposes as may be required to the appropriate agency or public authority
Deeding Roads and Pathways
60 The proposed road allowances road widenings daylighting pedestrian pathways bicycle pathways and public transit rights of way provisions shall be dedicated as public highways on the final plan proposed for registration
Open Space
61 Prior to registration all identified open space lands within the subject application including all lands associated with the Natural Heritage System associated buffer(s) all identified vista park blocks all identified stormwater block engineered (drainage) channel blocks and identified entry feature blocks shall be conveyed to the City gratuitously and in a condition satisfactory to the City No parkland dedication credit will be provided for the blocks in question The applicant will landscape the subject blocks in accordance with the approved plans and will be eligible for development charges credit against work performed where applicable and in accordance with City standards and the current Development Charges By-law
62 In conjunction with the submission of the first engineering submission the applicant shall provide detailed working drawings for all identified park blocks open space blocks stormwater management facilities engineered drainage channels landscape buffer blocks streetscape planting entry feature blocks and fencing to the satisfaction of the applicable approving departments and in accordance with the latest City standards Fencing shall be included along holdout properties where they abut the plan subject to the approval of the existing property owners
The applicant shall comply with both the facility fitconcept plan approved prior to draft plan approval andor the recommendations of the approved Community Design Guidelines (as applicable)
63 Prior to registration the developer agrees to provide the City with the final landscape submission a detailed summary of all areas of parkland open space stormwater management ponds valleylands woodlots and buffers including quantities or areas of boulevard and buffer sod boulevard and buffer trees shrub beds and irrigation systems that will be installed by the developer in the subdivision agreement and will be owned by the City at assumption of the Subdivision Plan
64 Prior to assumption the developer is responsible for the development of all park open space stormwater management entry feature and landscape buffer blocks in accordance with the approved plans and in accordance with the current Development Charges By-law
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Walkways
65 NA
Road Widenings
66 The road widening Blocks 11 to 14 shall be gratuitously dedicated to the Region of Peel on the final plan
03 Metre Reserves
67 03 metre reserves shall be conveyed to the Cityof Brampton on Blocks 15 to 19
Buffers
68 NA
Transit
69 Prior to registration the applicant shall consult with Brampton Transit to determine suitable locations for transit stops and to indicate these locations on the Aboveground Servicing Plans
70 The applicant shall agree to meet the conditions of Brampton Transit with respect to the installation of future bus stop infrastructure to the satisfaction of the Commissioner of Works and Transportation
NOTICE REQUIREMENTS
Sales Office Community Information Maps
71 NA
Use of Land Notices
Statements and Clauses
72 NA
Signage
73 In conjunction with the first engineering submission the owner shall erect and maintain signs in the following locations and in the following manner
a) On Block 6 indicating that Block 6 will be developed as part of a Natural Heritage System containing important environmental features and systems and in accordance with the approved Huttonivlle and Fletchers Creeks Subwatershed Study This Block is to be left in a
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naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
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i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
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any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
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88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
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distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
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advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
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Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
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NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
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and 9 to the satisfaction of the Commissioner of Planning Design and Development
5 Future Development Blocks 7 and 9 shall only be developed in conjunction with a future Zoning By-Law Amendment application to permit the development in accordance with the draft approved plan of subdivision including zoning controls that are unique and specific to the design characteristics of the subdivision
Staging
6 Development of the plan shall be staged to the satisfaction of the City and the Region of Peel In this regard among other things staging of the development of the plan shall be based on the timing of road improvements and the timing of the provision of other essential services and facilities for this subdivision In this regard the applicant shall agree to enter into a phasing agreement if and when required by the City or the Region of Peel
Maintenance Easements
7 NA
Reserve Block and Lots
8 Prior to registration the applicant shall demonstrate to the satisfaction of the Commissioner of Planning Design amp Development by the submission of appropriate development concepts or by other suitable means that abutting lands can be developed in an appropriate manner and in accordance with the applicable Secondary Plan In this regard minor revisions to the plan may be necessary to facilitate the appropriate development of abutting lands
9 Future Development Block 8 will be deeded to the City of Brampton in escrow pending the outcome of the Station Road EA Any portion of Future Development Block 8 that is not required for the future Station Road shall be gratuitously conveyed to the adjacent landowner following the transfer of the Station Road right-of-way lands to the City
Building Removal
10 Prior to registration the applicant shall remove any existing buildings on those lands contained within the phase being registered
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SERVICING GRADING AND ROAD REQUIRMENTS
Drainage
11 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof the following matters are to be approved to the satisfaction of the Director Engineering and Development Services and the Credit Valley Conservation
i Functional Servicing Report dated October 2011 prepared by Urbantech and if necessary the subdivision plan shall be redline revised to implement the findings of the amended Functional Servicing Report including but not limited to inclusion of easements or stormwater management blocks which may result in modifications to the proposed lot and road layouts
ii Hydrogeological Report analysis and recommendations consistent with the approved Environmental Implementation Report and Scoped Environmental Impact Study
iii mitigation andor compensation measures consistent with the recommendations of the approved Environmental Implementation Report and Scoped Environmental Impact Study and if necessary the plan shall be redline revised to implement satisfactory mitigation andor compensation measures
iv detailed engineering and grading plans for the overall draft plan of subdivision
v appropriate sediment and erosion control measures
vi that appropriate permits under Ontario Regulation 16006 be received
b) Agree in the subdivision agreement in wording acceptable to the Director Engineering and Development Services and the Credit Valley Conservation Authority
i) To carry out or cause to be carried out the works referred to in condition 11 a) above
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12 Prior to the initiation of any servicing and prior to the registration of the plan or any phase thereof the applicant shall submit detailed engineering drawings and supporting reports to Development Engineering Services for review and approval No servicing works shall be permitted until the drawings are approved
13 Prior to the initiation of any servicing and prior to the registration of this plan or any phase thereof the applicant shall grant gratuitously all necessary external easements and lands for access drainage servicing and utility purposes as may be required to the appropriate municipality agency or public authority
14 Prior to the first engineering submission the applicant shall submit to the City of Bramptons Development Engineering Services Division for approval a detailed plan illustrating all proposed sidewalk locations within the draft plan of subdivision abutting any commercial plan
15 Provisions shall be made that servicing of this Draft Plan will require construction of a 375 mm diameter sanitary sewer and a 450 mm diameter sanitary sewer within the Plan The 375 mm diameter sanitary sewer and the 450 mm diameter sanitary sewer are the financial responsibility of the Region of Peel as per Development Charges By-law Should the developer wish to proceed with these works in order to obtain clearance of this condition at a time when the Region is not prepared to fund the works then the developer shall be required to enter into a front-ending agreement prior to the constructions of the works This agreement will be subject to the Regions determination that it has or will have sufficient funds to justify entering into the font-ending agreements and Regional Council Approval
Utility Relocation
16 Prior to the registration of the plan arrangements shall be made to the satisfaction of the Director Engineering and Development Services for any relocation of utilities required by the development of the subject lands to be undertaken at the developers expense
Stormwater Management
17 Prior to registration Stormwater Management Ponds to be designed and constructed in accordance with the Functional Servicing Report to the satisfaction of the Director of Engineering and Development Services
18 Prior to registration planting plans shall be approved by the Conservation Authority for all stormwater management blocks
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P7-7 19 Any portion of Stormwater Management Pond Block 5 that is not required to
accommodate the Stormwater Management facility and the future Station Road shall be gratuitously conveyed to the adjacent Landowner following the transfer of the Station Road right-of-way lands to the City
Overland Flow
20 Stormwater overland flow routes shall be kept within roads approved walkways or other locations deemed acceptable by the Director of Engineering and Development Services
Building Separation
21 NA
Hydro One Brampton
22 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the City of Brampton for the provision of major facilities such as switchgear installations
Soil
23 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to registration of this plan or any phase thereof submit for the approval of the City Engineering and Development Services Division a detailed soils investigation of the site prepared by a qualified Geotechnical Engineer A copy of this report shall also be submitted to the Citys Chief Building Official
b) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof submit to the Chief Building Official
i) a Phase 1 Environmental Site Assessment ii) a Phase 2 Environmental Site Assessment if required as
a result of the Phase 1 Environmental Site Assessment iii) a decommissioning report if contaminated material has
been identified and is removed or alternatively a copy of the risk assessment together with a copy of the written acknowledgement of its acceptance by the Ministry of the Environment and
iv) a copy of a Record of Site Condition and confirmation of the filing of Site Condition in the Environmental Site Registry
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c) Notwithstanding Condition 22b) above provisions shall be provided for in the Subdivision Agreement where the owner agrees to submit the required documents listed in Condition 22b) for the Feed Mill lands at the time of the decommissioning of the site and that provisions shall be provided for in the Subdivision Agreement that allow for the registration of any part of the plan save and except Future Development Block 8 until such time as the documents required in Condition 22 b) are provided
d) Prior to the initiation of any site grading or servicing the applicant shall provide a report identifying all existing water wells and private sewage disposal systems on the lands The applicant shall provide verification to the satisfaction of the Citys Chief Building Official that all wells and septic systems identified have been decommissioned in accordance with all applicable laws and regulations
Road Alignments
24 The horizontal and vertical alignments of all roads including their intersection geometries shall be designed to the latest City standards and requirements In this regard minor revisions to the road pattern and intersection alignments may be required
Construction Traffic Route
25 Prior to approval of any detailed engineering drawings arrangements shall be made to the satisfaction of the Commissioner of Works and
Transportation for a suitable construction traffic route
Roads
26 Prior to registration the City shall obtain the pre-dedication of roads or portions thereof if necessary
27 The City of Brampton will be designing and constructing the James Potter RoadCreditview Road underpass and a development charges prepayment agreement shall be executed with Mattamy (Credit River) Ltd and the City for its delivery
28 Prior to registration appropriate arrangements shall be made to the satisfaction of the Commissioner of Planning Design and Development for landowners within the boundaries of Block Plan 51-1 to provide a financial contribution if required to contribute to the cost of providing improved pedestrian access along Bovaird Drive West to the Mount Pleasant GO Station
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29 Prior to registration the City and the Developer will enter into an agreement with regard to the conveyance and construction of Creditview Road between Bovaird Drive West and Street B of this subdivision This agreement will also address the front-ending and DC recoveries related to this portion of Creditview Road
Traffic Signals
30 Prior to registration the applicant will provide cash-in-lieu funds to the satisfaction of the Director of Engineering and Development Services for the installationupgrading of traffic signals at certain intersections within andor associated with the Plan of Subdivision as determined by the City through the detailed engineering design process These funds will not include signalization or intersection works previously accounted for in the 2009 Development Charges Background Study
Street Lighting
31 The street lighting system on all local and collector roadways for this subdivision development shall be designed and constructed in accordance with the latest City of Brampton standards and specifications The street lighting system on all arterial roadways will continue to use the conventional concrete poles unless specified otherwise by the Director Community Design Parks Planning and Development the Director Engineering and Development Services and the Commissioner of Works and Transportation Communication poles will not be installed on the transit spine collector road
LANDSCAPING FENCING AND STREETSCAPE REQUIREMENTS
Site Clearing Topsoil Stripping
32 The owner shall remove any trees and any vegetation on the subject lands as may be required by the Director Community Design Parks Planning and Development
33 The owner shall not remove any trees or topsoil from the land within the plan or start any grading of the land within the plan prior to registration of the plan without a topsoil removal permit issued pursuant to City of Brampton By-law 30-92 and the approval of the Director Engineering and Development Services including entering into a preliminary subdivision agreement if required by the Director Engineering and Development Services
34 Prior to the granting of a top soil stripping permit or in conjunction with the 1st engineering submission whichever comes first protective hoarding to be determined through detailed design is required
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a) Along the Buffer Block Line of the Natural Heritage System
All hoarding will be provided and erected by the applicant at their expense and to the satisfaction of the City prior to the pre-servicing or any construction occurring on the site and shall be maintained by the applicant
Street Trees
35 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to provide street trees along all internal streets within the subject plan and along immediately abutting boulevards of adjacent streets The applicant shall comply with the recommendations of the approved Community design Guidelines (as applicable) to the satisfaction of the City
36 The applicant shall implement at their expense and to the satisfaction of the City all works shown on the approved streetscape plans in accordance with the Subdivision Agreement and the approved Community Design Guidelines (where applicable) and will include the implementation of all applicable boulevard and buffer planting and entry features including all structures and planting
Fencing
37 The owner shall provide detailed engineering and landscape plans for the development of fencing on all Lots and Blocks to the satisfaction of the Director Community Design Parks Planning and Development The owner shall not be eligible for development charges credit against work performed in accordance with City standards and the current Development Charges By-Law
38 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to erect fencing at their expense in accordance with the City Fencing Policy the approved Community Design Guidelines for the area and any other Conditions of Draft Approval for the development that apply to fencing
39 The owner shall make satisfactory arrangements with the Director Community Design Parks Planning and Development through the Subdivision Agreement to erect at their expense decorative wooden screen fencing 18 metres high in locations and of a design satisfactory to the City along all residential property boundaries which are adjacent to Canada Post Community Mail Boxes
Landscape Works
40 Prior to plan registration the applicant shall pay a maintenance fee for any landscape item deemed necessary by the applicant but which exceeds the City standard This may include but not be limited to special entry feature
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structures irrigation systems acoustical walls and architectural landscape elements located on public property
41 Prior to issuance of final acceptance of all landscape works the applicant shall provide as-built drawings in the form of digital files for all dedicated park open space stormwater management entry feature landscape buffer blocks etc The submission of these drawings will meet the latest digital standards as prescribed by the City of Brampton
Urban Design amp Architectural Control
42 The applicant shall implement the Community Design Guidelines including but not limited to the provision of appropriate building architecture landscape treatments and other arrangements to accommodate the consolidation of street accessories such as newspaper boxes mail boxes utility boxes etc to the satisfaction of the Commissioner of Planning Design amp Development and the Director Community Design Planning and Development In this regard minor revisions to the plan may be necessary to provide sufficient space for such features
PARK AND OPEN SPACE REQUIREMENTS
Parkland
43 In accordance with current City practices prior to the issuance of Building Permits for all medium density residential high density residential and commercial development which is subject to Site Plan Approval satisfactory arrangements shall have been made with the realty Services Section of the Buildings and Property Management Department and the Finance Department with respect to the payment of cash-in-lieu of parkland and valued as of the day before the day of building permit issuance pursuant to Section 42(6) of the Planning Act and the City of Bramptons Parkland Dedication By-Law
Open Space Plans
44 NA
Vegetation Assessment
45 Prior to the submission of any grading and servicing plans or any grading on the subject property and prior to registration of the plan the applicant shall
a) submit to the satisfaction of the Community Design Parks Planning and Development Division a Vegetation Inventory and Assessment for the preservation of as many trees as possible identified by the City as desirable for preservation In this regard the applicant shall be required to identify on the Grading and Drainage Plans and Landscaping Plans the trees to be retained and the methodology proposed for their
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retention This methodology shall include individual tree preservation plans illustrating proposed building sites and working envelopes existing and proposed grades and the trees to be protected or removed and shall be supported by a hydrogeoligists report which recommends appropriate subdivision and grading techniques for the maintenance of existing surface runoff or ground water conditions necessary for the long term preservation of the trees identified for retention All preservations and tree protection measures are to be installed and inspected by the City prior to pre-servicing of the subdivision
b) stake the location for the sanitary sewer where the least disturbance will occur to the natural aesthetics of the public open space to the satisfaction of the Community Services Department
c) locate the detention ponds in locations where minimal impact will occur to the natural aesthetics of the valley to the satisfaction of the Community Services Department and
d) retain a Landscape ArchitectEcologist to prepare Planting and Restoration Plans for the quantityquality ponds for approval by the Community Services Department
46 Prior to assumption any material identified in the Tree Preservation and Management Plan(s) as hazardous or identified for removal for accessibility or safety reasons and any deleterious materials and debris not normally found in a natural area whether in a woodlot block vista block or other location as determined by the City shall be removed at the applicants expense
Natural Heritage System
47 It is acknowledged that the limit of development includes an appropriate buffer to facilitate protection and preservation of the Natural Heritage System The width of the buffer has been established by the Mount Pleasant Secondary Plan
48 Prior to registration the City shall obtain the gratuitous pre-conveyance of the Huttonville Creek Natural Heritage System or portions thereof if necessary
BUILDING REQUIREMENTS
Site Plan Approval
49 The owner acknowledges that any Medium Density Residential Blocks High Density Residential Blocks and Commercial Blocks will require Site Plan Approval prior to the issuance of a building permit
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Exposed Basements
50 NA
Driveway Locations
51 NA
Fire Break Lots
52 NA
Foundations
53 Prior to the issuance of any building permit the owner shall provide an engineering report to the satisfaction of the Chief Building Official indicating special foundation requirements if any to support structures that may be erected on disturbed ground or lots where filling has occurred
NOISE ATTENUATION REQUIREMENTS
Noise Abatement
54 Prior to the applicant entering into any residential purchase and sale agreements the applicant shall engage the services of a qualified acoustical consultant to complete a noise study recommending noise control measures satisfactory to the City (and Region of Peel when requested by the Region) where applicable A copy of this report shall be provided to the Citys Chief Building Official
Note In this regard revisions to the plan such as lot adjustments may be necessary to achieve acceptable rear yard area in conjunction with satisfactory noise attenuation measures and City policy
55 The noise control measures and noise warnings recommended by the acoustical report as required in condition number 52 above shall be implemented to the satisfaction of the Director Engineering and Development Services (and Region of Peel as required)
56 Prior to the issuance of any building permits the owner shall provide the Citys Chief Building Official with a certificate certifying that the builders plans for each dwelling unit to be constructed on the plan shows all of the noise attenuation works required by the approved acoustical report and the approved plans where applicable
57 The City of Brampton will not accept any temporary warning clauses with duration of three (3) years as mitigation
58 Prior to final approval all stationary noise problems must be addressed
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Easements
59 The owner shall grant all necessary easements for drainage utility and servicing purposes as may be required to the appropriate agency or public authority
Deeding Roads and Pathways
60 The proposed road allowances road widenings daylighting pedestrian pathways bicycle pathways and public transit rights of way provisions shall be dedicated as public highways on the final plan proposed for registration
Open Space
61 Prior to registration all identified open space lands within the subject application including all lands associated with the Natural Heritage System associated buffer(s) all identified vista park blocks all identified stormwater block engineered (drainage) channel blocks and identified entry feature blocks shall be conveyed to the City gratuitously and in a condition satisfactory to the City No parkland dedication credit will be provided for the blocks in question The applicant will landscape the subject blocks in accordance with the approved plans and will be eligible for development charges credit against work performed where applicable and in accordance with City standards and the current Development Charges By-law
62 In conjunction with the submission of the first engineering submission the applicant shall provide detailed working drawings for all identified park blocks open space blocks stormwater management facilities engineered drainage channels landscape buffer blocks streetscape planting entry feature blocks and fencing to the satisfaction of the applicable approving departments and in accordance with the latest City standards Fencing shall be included along holdout properties where they abut the plan subject to the approval of the existing property owners
The applicant shall comply with both the facility fitconcept plan approved prior to draft plan approval andor the recommendations of the approved Community Design Guidelines (as applicable)
63 Prior to registration the developer agrees to provide the City with the final landscape submission a detailed summary of all areas of parkland open space stormwater management ponds valleylands woodlots and buffers including quantities or areas of boulevard and buffer sod boulevard and buffer trees shrub beds and irrigation systems that will be installed by the developer in the subdivision agreement and will be owned by the City at assumption of the Subdivision Plan
64 Prior to assumption the developer is responsible for the development of all park open space stormwater management entry feature and landscape buffer blocks in accordance with the approved plans and in accordance with the current Development Charges By-law
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Walkways
65 NA
Road Widenings
66 The road widening Blocks 11 to 14 shall be gratuitously dedicated to the Region of Peel on the final plan
03 Metre Reserves
67 03 metre reserves shall be conveyed to the Cityof Brampton on Blocks 15 to 19
Buffers
68 NA
Transit
69 Prior to registration the applicant shall consult with Brampton Transit to determine suitable locations for transit stops and to indicate these locations on the Aboveground Servicing Plans
70 The applicant shall agree to meet the conditions of Brampton Transit with respect to the installation of future bus stop infrastructure to the satisfaction of the Commissioner of Works and Transportation
NOTICE REQUIREMENTS
Sales Office Community Information Maps
71 NA
Use of Land Notices
Statements and Clauses
72 NA
Signage
73 In conjunction with the first engineering submission the owner shall erect and maintain signs in the following locations and in the following manner
a) On Block 6 indicating that Block 6 will be developed as part of a Natural Heritage System containing important environmental features and systems and in accordance with the approved Huttonivlle and Fletchers Creeks Subwatershed Study This Block is to be left in a
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naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
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i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
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any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
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88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
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distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
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advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
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Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
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NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
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SERVICING GRADING AND ROAD REQUIRMENTS
Drainage
11 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof the following matters are to be approved to the satisfaction of the Director Engineering and Development Services and the Credit Valley Conservation
i Functional Servicing Report dated October 2011 prepared by Urbantech and if necessary the subdivision plan shall be redline revised to implement the findings of the amended Functional Servicing Report including but not limited to inclusion of easements or stormwater management blocks which may result in modifications to the proposed lot and road layouts
ii Hydrogeological Report analysis and recommendations consistent with the approved Environmental Implementation Report and Scoped Environmental Impact Study
iii mitigation andor compensation measures consistent with the recommendations of the approved Environmental Implementation Report and Scoped Environmental Impact Study and if necessary the plan shall be redline revised to implement satisfactory mitigation andor compensation measures
iv detailed engineering and grading plans for the overall draft plan of subdivision
v appropriate sediment and erosion control measures
vi that appropriate permits under Ontario Regulation 16006 be received
b) Agree in the subdivision agreement in wording acceptable to the Director Engineering and Development Services and the Credit Valley Conservation Authority
i) To carry out or cause to be carried out the works referred to in condition 11 a) above
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12 Prior to the initiation of any servicing and prior to the registration of the plan or any phase thereof the applicant shall submit detailed engineering drawings and supporting reports to Development Engineering Services for review and approval No servicing works shall be permitted until the drawings are approved
13 Prior to the initiation of any servicing and prior to the registration of this plan or any phase thereof the applicant shall grant gratuitously all necessary external easements and lands for access drainage servicing and utility purposes as may be required to the appropriate municipality agency or public authority
14 Prior to the first engineering submission the applicant shall submit to the City of Bramptons Development Engineering Services Division for approval a detailed plan illustrating all proposed sidewalk locations within the draft plan of subdivision abutting any commercial plan
15 Provisions shall be made that servicing of this Draft Plan will require construction of a 375 mm diameter sanitary sewer and a 450 mm diameter sanitary sewer within the Plan The 375 mm diameter sanitary sewer and the 450 mm diameter sanitary sewer are the financial responsibility of the Region of Peel as per Development Charges By-law Should the developer wish to proceed with these works in order to obtain clearance of this condition at a time when the Region is not prepared to fund the works then the developer shall be required to enter into a front-ending agreement prior to the constructions of the works This agreement will be subject to the Regions determination that it has or will have sufficient funds to justify entering into the font-ending agreements and Regional Council Approval
Utility Relocation
16 Prior to the registration of the plan arrangements shall be made to the satisfaction of the Director Engineering and Development Services for any relocation of utilities required by the development of the subject lands to be undertaken at the developers expense
Stormwater Management
17 Prior to registration Stormwater Management Ponds to be designed and constructed in accordance with the Functional Servicing Report to the satisfaction of the Director of Engineering and Development Services
18 Prior to registration planting plans shall be approved by the Conservation Authority for all stormwater management blocks
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P7-7 19 Any portion of Stormwater Management Pond Block 5 that is not required to
accommodate the Stormwater Management facility and the future Station Road shall be gratuitously conveyed to the adjacent Landowner following the transfer of the Station Road right-of-way lands to the City
Overland Flow
20 Stormwater overland flow routes shall be kept within roads approved walkways or other locations deemed acceptable by the Director of Engineering and Development Services
Building Separation
21 NA
Hydro One Brampton
22 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the City of Brampton for the provision of major facilities such as switchgear installations
Soil
23 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to registration of this plan or any phase thereof submit for the approval of the City Engineering and Development Services Division a detailed soils investigation of the site prepared by a qualified Geotechnical Engineer A copy of this report shall also be submitted to the Citys Chief Building Official
b) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof submit to the Chief Building Official
i) a Phase 1 Environmental Site Assessment ii) a Phase 2 Environmental Site Assessment if required as
a result of the Phase 1 Environmental Site Assessment iii) a decommissioning report if contaminated material has
been identified and is removed or alternatively a copy of the risk assessment together with a copy of the written acknowledgement of its acceptance by the Ministry of the Environment and
iv) a copy of a Record of Site Condition and confirmation of the filing of Site Condition in the Environmental Site Registry
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c) Notwithstanding Condition 22b) above provisions shall be provided for in the Subdivision Agreement where the owner agrees to submit the required documents listed in Condition 22b) for the Feed Mill lands at the time of the decommissioning of the site and that provisions shall be provided for in the Subdivision Agreement that allow for the registration of any part of the plan save and except Future Development Block 8 until such time as the documents required in Condition 22 b) are provided
d) Prior to the initiation of any site grading or servicing the applicant shall provide a report identifying all existing water wells and private sewage disposal systems on the lands The applicant shall provide verification to the satisfaction of the Citys Chief Building Official that all wells and septic systems identified have been decommissioned in accordance with all applicable laws and regulations
Road Alignments
24 The horizontal and vertical alignments of all roads including their intersection geometries shall be designed to the latest City standards and requirements In this regard minor revisions to the road pattern and intersection alignments may be required
Construction Traffic Route
25 Prior to approval of any detailed engineering drawings arrangements shall be made to the satisfaction of the Commissioner of Works and
Transportation for a suitable construction traffic route
Roads
26 Prior to registration the City shall obtain the pre-dedication of roads or portions thereof if necessary
27 The City of Brampton will be designing and constructing the James Potter RoadCreditview Road underpass and a development charges prepayment agreement shall be executed with Mattamy (Credit River) Ltd and the City for its delivery
28 Prior to registration appropriate arrangements shall be made to the satisfaction of the Commissioner of Planning Design and Development for landowners within the boundaries of Block Plan 51-1 to provide a financial contribution if required to contribute to the cost of providing improved pedestrian access along Bovaird Drive West to the Mount Pleasant GO Station
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29 Prior to registration the City and the Developer will enter into an agreement with regard to the conveyance and construction of Creditview Road between Bovaird Drive West and Street B of this subdivision This agreement will also address the front-ending and DC recoveries related to this portion of Creditview Road
Traffic Signals
30 Prior to registration the applicant will provide cash-in-lieu funds to the satisfaction of the Director of Engineering and Development Services for the installationupgrading of traffic signals at certain intersections within andor associated with the Plan of Subdivision as determined by the City through the detailed engineering design process These funds will not include signalization or intersection works previously accounted for in the 2009 Development Charges Background Study
Street Lighting
31 The street lighting system on all local and collector roadways for this subdivision development shall be designed and constructed in accordance with the latest City of Brampton standards and specifications The street lighting system on all arterial roadways will continue to use the conventional concrete poles unless specified otherwise by the Director Community Design Parks Planning and Development the Director Engineering and Development Services and the Commissioner of Works and Transportation Communication poles will not be installed on the transit spine collector road
LANDSCAPING FENCING AND STREETSCAPE REQUIREMENTS
Site Clearing Topsoil Stripping
32 The owner shall remove any trees and any vegetation on the subject lands as may be required by the Director Community Design Parks Planning and Development
33 The owner shall not remove any trees or topsoil from the land within the plan or start any grading of the land within the plan prior to registration of the plan without a topsoil removal permit issued pursuant to City of Brampton By-law 30-92 and the approval of the Director Engineering and Development Services including entering into a preliminary subdivision agreement if required by the Director Engineering and Development Services
34 Prior to the granting of a top soil stripping permit or in conjunction with the 1st engineering submission whichever comes first protective hoarding to be determined through detailed design is required
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a) Along the Buffer Block Line of the Natural Heritage System
All hoarding will be provided and erected by the applicant at their expense and to the satisfaction of the City prior to the pre-servicing or any construction occurring on the site and shall be maintained by the applicant
Street Trees
35 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to provide street trees along all internal streets within the subject plan and along immediately abutting boulevards of adjacent streets The applicant shall comply with the recommendations of the approved Community design Guidelines (as applicable) to the satisfaction of the City
36 The applicant shall implement at their expense and to the satisfaction of the City all works shown on the approved streetscape plans in accordance with the Subdivision Agreement and the approved Community Design Guidelines (where applicable) and will include the implementation of all applicable boulevard and buffer planting and entry features including all structures and planting
Fencing
37 The owner shall provide detailed engineering and landscape plans for the development of fencing on all Lots and Blocks to the satisfaction of the Director Community Design Parks Planning and Development The owner shall not be eligible for development charges credit against work performed in accordance with City standards and the current Development Charges By-Law
38 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to erect fencing at their expense in accordance with the City Fencing Policy the approved Community Design Guidelines for the area and any other Conditions of Draft Approval for the development that apply to fencing
39 The owner shall make satisfactory arrangements with the Director Community Design Parks Planning and Development through the Subdivision Agreement to erect at their expense decorative wooden screen fencing 18 metres high in locations and of a design satisfactory to the City along all residential property boundaries which are adjacent to Canada Post Community Mail Boxes
Landscape Works
40 Prior to plan registration the applicant shall pay a maintenance fee for any landscape item deemed necessary by the applicant but which exceeds the City standard This may include but not be limited to special entry feature
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structures irrigation systems acoustical walls and architectural landscape elements located on public property
41 Prior to issuance of final acceptance of all landscape works the applicant shall provide as-built drawings in the form of digital files for all dedicated park open space stormwater management entry feature landscape buffer blocks etc The submission of these drawings will meet the latest digital standards as prescribed by the City of Brampton
Urban Design amp Architectural Control
42 The applicant shall implement the Community Design Guidelines including but not limited to the provision of appropriate building architecture landscape treatments and other arrangements to accommodate the consolidation of street accessories such as newspaper boxes mail boxes utility boxes etc to the satisfaction of the Commissioner of Planning Design amp Development and the Director Community Design Planning and Development In this regard minor revisions to the plan may be necessary to provide sufficient space for such features
PARK AND OPEN SPACE REQUIREMENTS
Parkland
43 In accordance with current City practices prior to the issuance of Building Permits for all medium density residential high density residential and commercial development which is subject to Site Plan Approval satisfactory arrangements shall have been made with the realty Services Section of the Buildings and Property Management Department and the Finance Department with respect to the payment of cash-in-lieu of parkland and valued as of the day before the day of building permit issuance pursuant to Section 42(6) of the Planning Act and the City of Bramptons Parkland Dedication By-Law
Open Space Plans
44 NA
Vegetation Assessment
45 Prior to the submission of any grading and servicing plans or any grading on the subject property and prior to registration of the plan the applicant shall
a) submit to the satisfaction of the Community Design Parks Planning and Development Division a Vegetation Inventory and Assessment for the preservation of as many trees as possible identified by the City as desirable for preservation In this regard the applicant shall be required to identify on the Grading and Drainage Plans and Landscaping Plans the trees to be retained and the methodology proposed for their
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retention This methodology shall include individual tree preservation plans illustrating proposed building sites and working envelopes existing and proposed grades and the trees to be protected or removed and shall be supported by a hydrogeoligists report which recommends appropriate subdivision and grading techniques for the maintenance of existing surface runoff or ground water conditions necessary for the long term preservation of the trees identified for retention All preservations and tree protection measures are to be installed and inspected by the City prior to pre-servicing of the subdivision
b) stake the location for the sanitary sewer where the least disturbance will occur to the natural aesthetics of the public open space to the satisfaction of the Community Services Department
c) locate the detention ponds in locations where minimal impact will occur to the natural aesthetics of the valley to the satisfaction of the Community Services Department and
d) retain a Landscape ArchitectEcologist to prepare Planting and Restoration Plans for the quantityquality ponds for approval by the Community Services Department
46 Prior to assumption any material identified in the Tree Preservation and Management Plan(s) as hazardous or identified for removal for accessibility or safety reasons and any deleterious materials and debris not normally found in a natural area whether in a woodlot block vista block or other location as determined by the City shall be removed at the applicants expense
Natural Heritage System
47 It is acknowledged that the limit of development includes an appropriate buffer to facilitate protection and preservation of the Natural Heritage System The width of the buffer has been established by the Mount Pleasant Secondary Plan
48 Prior to registration the City shall obtain the gratuitous pre-conveyance of the Huttonville Creek Natural Heritage System or portions thereof if necessary
BUILDING REQUIREMENTS
Site Plan Approval
49 The owner acknowledges that any Medium Density Residential Blocks High Density Residential Blocks and Commercial Blocks will require Site Plan Approval prior to the issuance of a building permit
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Exposed Basements
50 NA
Driveway Locations
51 NA
Fire Break Lots
52 NA
Foundations
53 Prior to the issuance of any building permit the owner shall provide an engineering report to the satisfaction of the Chief Building Official indicating special foundation requirements if any to support structures that may be erected on disturbed ground or lots where filling has occurred
NOISE ATTENUATION REQUIREMENTS
Noise Abatement
54 Prior to the applicant entering into any residential purchase and sale agreements the applicant shall engage the services of a qualified acoustical consultant to complete a noise study recommending noise control measures satisfactory to the City (and Region of Peel when requested by the Region) where applicable A copy of this report shall be provided to the Citys Chief Building Official
Note In this regard revisions to the plan such as lot adjustments may be necessary to achieve acceptable rear yard area in conjunction with satisfactory noise attenuation measures and City policy
55 The noise control measures and noise warnings recommended by the acoustical report as required in condition number 52 above shall be implemented to the satisfaction of the Director Engineering and Development Services (and Region of Peel as required)
56 Prior to the issuance of any building permits the owner shall provide the Citys Chief Building Official with a certificate certifying that the builders plans for each dwelling unit to be constructed on the plan shows all of the noise attenuation works required by the approved acoustical report and the approved plans where applicable
57 The City of Brampton will not accept any temporary warning clauses with duration of three (3) years as mitigation
58 Prior to final approval all stationary noise problems must be addressed
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Easements
59 The owner shall grant all necessary easements for drainage utility and servicing purposes as may be required to the appropriate agency or public authority
Deeding Roads and Pathways
60 The proposed road allowances road widenings daylighting pedestrian pathways bicycle pathways and public transit rights of way provisions shall be dedicated as public highways on the final plan proposed for registration
Open Space
61 Prior to registration all identified open space lands within the subject application including all lands associated with the Natural Heritage System associated buffer(s) all identified vista park blocks all identified stormwater block engineered (drainage) channel blocks and identified entry feature blocks shall be conveyed to the City gratuitously and in a condition satisfactory to the City No parkland dedication credit will be provided for the blocks in question The applicant will landscape the subject blocks in accordance with the approved plans and will be eligible for development charges credit against work performed where applicable and in accordance with City standards and the current Development Charges By-law
62 In conjunction with the submission of the first engineering submission the applicant shall provide detailed working drawings for all identified park blocks open space blocks stormwater management facilities engineered drainage channels landscape buffer blocks streetscape planting entry feature blocks and fencing to the satisfaction of the applicable approving departments and in accordance with the latest City standards Fencing shall be included along holdout properties where they abut the plan subject to the approval of the existing property owners
The applicant shall comply with both the facility fitconcept plan approved prior to draft plan approval andor the recommendations of the approved Community Design Guidelines (as applicable)
63 Prior to registration the developer agrees to provide the City with the final landscape submission a detailed summary of all areas of parkland open space stormwater management ponds valleylands woodlots and buffers including quantities or areas of boulevard and buffer sod boulevard and buffer trees shrub beds and irrigation systems that will be installed by the developer in the subdivision agreement and will be owned by the City at assumption of the Subdivision Plan
64 Prior to assumption the developer is responsible for the development of all park open space stormwater management entry feature and landscape buffer blocks in accordance with the approved plans and in accordance with the current Development Charges By-law
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Walkways
65 NA
Road Widenings
66 The road widening Blocks 11 to 14 shall be gratuitously dedicated to the Region of Peel on the final plan
03 Metre Reserves
67 03 metre reserves shall be conveyed to the Cityof Brampton on Blocks 15 to 19
Buffers
68 NA
Transit
69 Prior to registration the applicant shall consult with Brampton Transit to determine suitable locations for transit stops and to indicate these locations on the Aboveground Servicing Plans
70 The applicant shall agree to meet the conditions of Brampton Transit with respect to the installation of future bus stop infrastructure to the satisfaction of the Commissioner of Works and Transportation
NOTICE REQUIREMENTS
Sales Office Community Information Maps
71 NA
Use of Land Notices
Statements and Clauses
72 NA
Signage
73 In conjunction with the first engineering submission the owner shall erect and maintain signs in the following locations and in the following manner
a) On Block 6 indicating that Block 6 will be developed as part of a Natural Heritage System containing important environmental features and systems and in accordance with the approved Huttonivlle and Fletchers Creeks Subwatershed Study This Block is to be left in a
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naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
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i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
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any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
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88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
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distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
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advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
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Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
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NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
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12 Prior to the initiation of any servicing and prior to the registration of the plan or any phase thereof the applicant shall submit detailed engineering drawings and supporting reports to Development Engineering Services for review and approval No servicing works shall be permitted until the drawings are approved
13 Prior to the initiation of any servicing and prior to the registration of this plan or any phase thereof the applicant shall grant gratuitously all necessary external easements and lands for access drainage servicing and utility purposes as may be required to the appropriate municipality agency or public authority
14 Prior to the first engineering submission the applicant shall submit to the City of Bramptons Development Engineering Services Division for approval a detailed plan illustrating all proposed sidewalk locations within the draft plan of subdivision abutting any commercial plan
15 Provisions shall be made that servicing of this Draft Plan will require construction of a 375 mm diameter sanitary sewer and a 450 mm diameter sanitary sewer within the Plan The 375 mm diameter sanitary sewer and the 450 mm diameter sanitary sewer are the financial responsibility of the Region of Peel as per Development Charges By-law Should the developer wish to proceed with these works in order to obtain clearance of this condition at a time when the Region is not prepared to fund the works then the developer shall be required to enter into a front-ending agreement prior to the constructions of the works This agreement will be subject to the Regions determination that it has or will have sufficient funds to justify entering into the font-ending agreements and Regional Council Approval
Utility Relocation
16 Prior to the registration of the plan arrangements shall be made to the satisfaction of the Director Engineering and Development Services for any relocation of utilities required by the development of the subject lands to be undertaken at the developers expense
Stormwater Management
17 Prior to registration Stormwater Management Ponds to be designed and constructed in accordance with the Functional Servicing Report to the satisfaction of the Director of Engineering and Development Services
18 Prior to registration planting plans shall be approved by the Conservation Authority for all stormwater management blocks
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P7-7 19 Any portion of Stormwater Management Pond Block 5 that is not required to
accommodate the Stormwater Management facility and the future Station Road shall be gratuitously conveyed to the adjacent Landowner following the transfer of the Station Road right-of-way lands to the City
Overland Flow
20 Stormwater overland flow routes shall be kept within roads approved walkways or other locations deemed acceptable by the Director of Engineering and Development Services
Building Separation
21 NA
Hydro One Brampton
22 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the City of Brampton for the provision of major facilities such as switchgear installations
Soil
23 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to registration of this plan or any phase thereof submit for the approval of the City Engineering and Development Services Division a detailed soils investigation of the site prepared by a qualified Geotechnical Engineer A copy of this report shall also be submitted to the Citys Chief Building Official
b) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof submit to the Chief Building Official
i) a Phase 1 Environmental Site Assessment ii) a Phase 2 Environmental Site Assessment if required as
a result of the Phase 1 Environmental Site Assessment iii) a decommissioning report if contaminated material has
been identified and is removed or alternatively a copy of the risk assessment together with a copy of the written acknowledgement of its acceptance by the Ministry of the Environment and
iv) a copy of a Record of Site Condition and confirmation of the filing of Site Condition in the Environmental Site Registry
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c) Notwithstanding Condition 22b) above provisions shall be provided for in the Subdivision Agreement where the owner agrees to submit the required documents listed in Condition 22b) for the Feed Mill lands at the time of the decommissioning of the site and that provisions shall be provided for in the Subdivision Agreement that allow for the registration of any part of the plan save and except Future Development Block 8 until such time as the documents required in Condition 22 b) are provided
d) Prior to the initiation of any site grading or servicing the applicant shall provide a report identifying all existing water wells and private sewage disposal systems on the lands The applicant shall provide verification to the satisfaction of the Citys Chief Building Official that all wells and septic systems identified have been decommissioned in accordance with all applicable laws and regulations
Road Alignments
24 The horizontal and vertical alignments of all roads including their intersection geometries shall be designed to the latest City standards and requirements In this regard minor revisions to the road pattern and intersection alignments may be required
Construction Traffic Route
25 Prior to approval of any detailed engineering drawings arrangements shall be made to the satisfaction of the Commissioner of Works and
Transportation for a suitable construction traffic route
Roads
26 Prior to registration the City shall obtain the pre-dedication of roads or portions thereof if necessary
27 The City of Brampton will be designing and constructing the James Potter RoadCreditview Road underpass and a development charges prepayment agreement shall be executed with Mattamy (Credit River) Ltd and the City for its delivery
28 Prior to registration appropriate arrangements shall be made to the satisfaction of the Commissioner of Planning Design and Development for landowners within the boundaries of Block Plan 51-1 to provide a financial contribution if required to contribute to the cost of providing improved pedestrian access along Bovaird Drive West to the Mount Pleasant GO Station
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29 Prior to registration the City and the Developer will enter into an agreement with regard to the conveyance and construction of Creditview Road between Bovaird Drive West and Street B of this subdivision This agreement will also address the front-ending and DC recoveries related to this portion of Creditview Road
Traffic Signals
30 Prior to registration the applicant will provide cash-in-lieu funds to the satisfaction of the Director of Engineering and Development Services for the installationupgrading of traffic signals at certain intersections within andor associated with the Plan of Subdivision as determined by the City through the detailed engineering design process These funds will not include signalization or intersection works previously accounted for in the 2009 Development Charges Background Study
Street Lighting
31 The street lighting system on all local and collector roadways for this subdivision development shall be designed and constructed in accordance with the latest City of Brampton standards and specifications The street lighting system on all arterial roadways will continue to use the conventional concrete poles unless specified otherwise by the Director Community Design Parks Planning and Development the Director Engineering and Development Services and the Commissioner of Works and Transportation Communication poles will not be installed on the transit spine collector road
LANDSCAPING FENCING AND STREETSCAPE REQUIREMENTS
Site Clearing Topsoil Stripping
32 The owner shall remove any trees and any vegetation on the subject lands as may be required by the Director Community Design Parks Planning and Development
33 The owner shall not remove any trees or topsoil from the land within the plan or start any grading of the land within the plan prior to registration of the plan without a topsoil removal permit issued pursuant to City of Brampton By-law 30-92 and the approval of the Director Engineering and Development Services including entering into a preliminary subdivision agreement if required by the Director Engineering and Development Services
34 Prior to the granting of a top soil stripping permit or in conjunction with the 1st engineering submission whichever comes first protective hoarding to be determined through detailed design is required
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a) Along the Buffer Block Line of the Natural Heritage System
All hoarding will be provided and erected by the applicant at their expense and to the satisfaction of the City prior to the pre-servicing or any construction occurring on the site and shall be maintained by the applicant
Street Trees
35 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to provide street trees along all internal streets within the subject plan and along immediately abutting boulevards of adjacent streets The applicant shall comply with the recommendations of the approved Community design Guidelines (as applicable) to the satisfaction of the City
36 The applicant shall implement at their expense and to the satisfaction of the City all works shown on the approved streetscape plans in accordance with the Subdivision Agreement and the approved Community Design Guidelines (where applicable) and will include the implementation of all applicable boulevard and buffer planting and entry features including all structures and planting
Fencing
37 The owner shall provide detailed engineering and landscape plans for the development of fencing on all Lots and Blocks to the satisfaction of the Director Community Design Parks Planning and Development The owner shall not be eligible for development charges credit against work performed in accordance with City standards and the current Development Charges By-Law
38 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to erect fencing at their expense in accordance with the City Fencing Policy the approved Community Design Guidelines for the area and any other Conditions of Draft Approval for the development that apply to fencing
39 The owner shall make satisfactory arrangements with the Director Community Design Parks Planning and Development through the Subdivision Agreement to erect at their expense decorative wooden screen fencing 18 metres high in locations and of a design satisfactory to the City along all residential property boundaries which are adjacent to Canada Post Community Mail Boxes
Landscape Works
40 Prior to plan registration the applicant shall pay a maintenance fee for any landscape item deemed necessary by the applicant but which exceeds the City standard This may include but not be limited to special entry feature
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structures irrigation systems acoustical walls and architectural landscape elements located on public property
41 Prior to issuance of final acceptance of all landscape works the applicant shall provide as-built drawings in the form of digital files for all dedicated park open space stormwater management entry feature landscape buffer blocks etc The submission of these drawings will meet the latest digital standards as prescribed by the City of Brampton
Urban Design amp Architectural Control
42 The applicant shall implement the Community Design Guidelines including but not limited to the provision of appropriate building architecture landscape treatments and other arrangements to accommodate the consolidation of street accessories such as newspaper boxes mail boxes utility boxes etc to the satisfaction of the Commissioner of Planning Design amp Development and the Director Community Design Planning and Development In this regard minor revisions to the plan may be necessary to provide sufficient space for such features
PARK AND OPEN SPACE REQUIREMENTS
Parkland
43 In accordance with current City practices prior to the issuance of Building Permits for all medium density residential high density residential and commercial development which is subject to Site Plan Approval satisfactory arrangements shall have been made with the realty Services Section of the Buildings and Property Management Department and the Finance Department with respect to the payment of cash-in-lieu of parkland and valued as of the day before the day of building permit issuance pursuant to Section 42(6) of the Planning Act and the City of Bramptons Parkland Dedication By-Law
Open Space Plans
44 NA
Vegetation Assessment
45 Prior to the submission of any grading and servicing plans or any grading on the subject property and prior to registration of the plan the applicant shall
a) submit to the satisfaction of the Community Design Parks Planning and Development Division a Vegetation Inventory and Assessment for the preservation of as many trees as possible identified by the City as desirable for preservation In this regard the applicant shall be required to identify on the Grading and Drainage Plans and Landscaping Plans the trees to be retained and the methodology proposed for their
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retention This methodology shall include individual tree preservation plans illustrating proposed building sites and working envelopes existing and proposed grades and the trees to be protected or removed and shall be supported by a hydrogeoligists report which recommends appropriate subdivision and grading techniques for the maintenance of existing surface runoff or ground water conditions necessary for the long term preservation of the trees identified for retention All preservations and tree protection measures are to be installed and inspected by the City prior to pre-servicing of the subdivision
b) stake the location for the sanitary sewer where the least disturbance will occur to the natural aesthetics of the public open space to the satisfaction of the Community Services Department
c) locate the detention ponds in locations where minimal impact will occur to the natural aesthetics of the valley to the satisfaction of the Community Services Department and
d) retain a Landscape ArchitectEcologist to prepare Planting and Restoration Plans for the quantityquality ponds for approval by the Community Services Department
46 Prior to assumption any material identified in the Tree Preservation and Management Plan(s) as hazardous or identified for removal for accessibility or safety reasons and any deleterious materials and debris not normally found in a natural area whether in a woodlot block vista block or other location as determined by the City shall be removed at the applicants expense
Natural Heritage System
47 It is acknowledged that the limit of development includes an appropriate buffer to facilitate protection and preservation of the Natural Heritage System The width of the buffer has been established by the Mount Pleasant Secondary Plan
48 Prior to registration the City shall obtain the gratuitous pre-conveyance of the Huttonville Creek Natural Heritage System or portions thereof if necessary
BUILDING REQUIREMENTS
Site Plan Approval
49 The owner acknowledges that any Medium Density Residential Blocks High Density Residential Blocks and Commercial Blocks will require Site Plan Approval prior to the issuance of a building permit
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Exposed Basements
50 NA
Driveway Locations
51 NA
Fire Break Lots
52 NA
Foundations
53 Prior to the issuance of any building permit the owner shall provide an engineering report to the satisfaction of the Chief Building Official indicating special foundation requirements if any to support structures that may be erected on disturbed ground or lots where filling has occurred
NOISE ATTENUATION REQUIREMENTS
Noise Abatement
54 Prior to the applicant entering into any residential purchase and sale agreements the applicant shall engage the services of a qualified acoustical consultant to complete a noise study recommending noise control measures satisfactory to the City (and Region of Peel when requested by the Region) where applicable A copy of this report shall be provided to the Citys Chief Building Official
Note In this regard revisions to the plan such as lot adjustments may be necessary to achieve acceptable rear yard area in conjunction with satisfactory noise attenuation measures and City policy
55 The noise control measures and noise warnings recommended by the acoustical report as required in condition number 52 above shall be implemented to the satisfaction of the Director Engineering and Development Services (and Region of Peel as required)
56 Prior to the issuance of any building permits the owner shall provide the Citys Chief Building Official with a certificate certifying that the builders plans for each dwelling unit to be constructed on the plan shows all of the noise attenuation works required by the approved acoustical report and the approved plans where applicable
57 The City of Brampton will not accept any temporary warning clauses with duration of three (3) years as mitigation
58 Prior to final approval all stationary noise problems must be addressed
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Easements
59 The owner shall grant all necessary easements for drainage utility and servicing purposes as may be required to the appropriate agency or public authority
Deeding Roads and Pathways
60 The proposed road allowances road widenings daylighting pedestrian pathways bicycle pathways and public transit rights of way provisions shall be dedicated as public highways on the final plan proposed for registration
Open Space
61 Prior to registration all identified open space lands within the subject application including all lands associated with the Natural Heritage System associated buffer(s) all identified vista park blocks all identified stormwater block engineered (drainage) channel blocks and identified entry feature blocks shall be conveyed to the City gratuitously and in a condition satisfactory to the City No parkland dedication credit will be provided for the blocks in question The applicant will landscape the subject blocks in accordance with the approved plans and will be eligible for development charges credit against work performed where applicable and in accordance with City standards and the current Development Charges By-law
62 In conjunction with the submission of the first engineering submission the applicant shall provide detailed working drawings for all identified park blocks open space blocks stormwater management facilities engineered drainage channels landscape buffer blocks streetscape planting entry feature blocks and fencing to the satisfaction of the applicable approving departments and in accordance with the latest City standards Fencing shall be included along holdout properties where they abut the plan subject to the approval of the existing property owners
The applicant shall comply with both the facility fitconcept plan approved prior to draft plan approval andor the recommendations of the approved Community Design Guidelines (as applicable)
63 Prior to registration the developer agrees to provide the City with the final landscape submission a detailed summary of all areas of parkland open space stormwater management ponds valleylands woodlots and buffers including quantities or areas of boulevard and buffer sod boulevard and buffer trees shrub beds and irrigation systems that will be installed by the developer in the subdivision agreement and will be owned by the City at assumption of the Subdivision Plan
64 Prior to assumption the developer is responsible for the development of all park open space stormwater management entry feature and landscape buffer blocks in accordance with the approved plans and in accordance with the current Development Charges By-law
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Walkways
65 NA
Road Widenings
66 The road widening Blocks 11 to 14 shall be gratuitously dedicated to the Region of Peel on the final plan
03 Metre Reserves
67 03 metre reserves shall be conveyed to the Cityof Brampton on Blocks 15 to 19
Buffers
68 NA
Transit
69 Prior to registration the applicant shall consult with Brampton Transit to determine suitable locations for transit stops and to indicate these locations on the Aboveground Servicing Plans
70 The applicant shall agree to meet the conditions of Brampton Transit with respect to the installation of future bus stop infrastructure to the satisfaction of the Commissioner of Works and Transportation
NOTICE REQUIREMENTS
Sales Office Community Information Maps
71 NA
Use of Land Notices
Statements and Clauses
72 NA
Signage
73 In conjunction with the first engineering submission the owner shall erect and maintain signs in the following locations and in the following manner
a) On Block 6 indicating that Block 6 will be developed as part of a Natural Heritage System containing important environmental features and systems and in accordance with the approved Huttonivlle and Fletchers Creeks Subwatershed Study This Block is to be left in a
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naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
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i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
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any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
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88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
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distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
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advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
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Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
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NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
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P7-7 19 Any portion of Stormwater Management Pond Block 5 that is not required to
accommodate the Stormwater Management facility and the future Station Road shall be gratuitously conveyed to the adjacent Landowner following the transfer of the Station Road right-of-way lands to the City
Overland Flow
20 Stormwater overland flow routes shall be kept within roads approved walkways or other locations deemed acceptable by the Director of Engineering and Development Services
Building Separation
21 NA
Hydro One Brampton
22 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the City of Brampton for the provision of major facilities such as switchgear installations
Soil
23 The applicant shall
a) Prior to the initiation of any site grading or servicing and prior to registration of this plan or any phase thereof submit for the approval of the City Engineering and Development Services Division a detailed soils investigation of the site prepared by a qualified Geotechnical Engineer A copy of this report shall also be submitted to the Citys Chief Building Official
b) Prior to the initiation of any site grading or servicing and prior to the registration of this plan or any phase thereof submit to the Chief Building Official
i) a Phase 1 Environmental Site Assessment ii) a Phase 2 Environmental Site Assessment if required as
a result of the Phase 1 Environmental Site Assessment iii) a decommissioning report if contaminated material has
been identified and is removed or alternatively a copy of the risk assessment together with a copy of the written acknowledgement of its acceptance by the Ministry of the Environment and
iv) a copy of a Record of Site Condition and confirmation of the filing of Site Condition in the Environmental Site Registry
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c) Notwithstanding Condition 22b) above provisions shall be provided for in the Subdivision Agreement where the owner agrees to submit the required documents listed in Condition 22b) for the Feed Mill lands at the time of the decommissioning of the site and that provisions shall be provided for in the Subdivision Agreement that allow for the registration of any part of the plan save and except Future Development Block 8 until such time as the documents required in Condition 22 b) are provided
d) Prior to the initiation of any site grading or servicing the applicant shall provide a report identifying all existing water wells and private sewage disposal systems on the lands The applicant shall provide verification to the satisfaction of the Citys Chief Building Official that all wells and septic systems identified have been decommissioned in accordance with all applicable laws and regulations
Road Alignments
24 The horizontal and vertical alignments of all roads including their intersection geometries shall be designed to the latest City standards and requirements In this regard minor revisions to the road pattern and intersection alignments may be required
Construction Traffic Route
25 Prior to approval of any detailed engineering drawings arrangements shall be made to the satisfaction of the Commissioner of Works and
Transportation for a suitable construction traffic route
Roads
26 Prior to registration the City shall obtain the pre-dedication of roads or portions thereof if necessary
27 The City of Brampton will be designing and constructing the James Potter RoadCreditview Road underpass and a development charges prepayment agreement shall be executed with Mattamy (Credit River) Ltd and the City for its delivery
28 Prior to registration appropriate arrangements shall be made to the satisfaction of the Commissioner of Planning Design and Development for landowners within the boundaries of Block Plan 51-1 to provide a financial contribution if required to contribute to the cost of providing improved pedestrian access along Bovaird Drive West to the Mount Pleasant GO Station
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29 Prior to registration the City and the Developer will enter into an agreement with regard to the conveyance and construction of Creditview Road between Bovaird Drive West and Street B of this subdivision This agreement will also address the front-ending and DC recoveries related to this portion of Creditview Road
Traffic Signals
30 Prior to registration the applicant will provide cash-in-lieu funds to the satisfaction of the Director of Engineering and Development Services for the installationupgrading of traffic signals at certain intersections within andor associated with the Plan of Subdivision as determined by the City through the detailed engineering design process These funds will not include signalization or intersection works previously accounted for in the 2009 Development Charges Background Study
Street Lighting
31 The street lighting system on all local and collector roadways for this subdivision development shall be designed and constructed in accordance with the latest City of Brampton standards and specifications The street lighting system on all arterial roadways will continue to use the conventional concrete poles unless specified otherwise by the Director Community Design Parks Planning and Development the Director Engineering and Development Services and the Commissioner of Works and Transportation Communication poles will not be installed on the transit spine collector road
LANDSCAPING FENCING AND STREETSCAPE REQUIREMENTS
Site Clearing Topsoil Stripping
32 The owner shall remove any trees and any vegetation on the subject lands as may be required by the Director Community Design Parks Planning and Development
33 The owner shall not remove any trees or topsoil from the land within the plan or start any grading of the land within the plan prior to registration of the plan without a topsoil removal permit issued pursuant to City of Brampton By-law 30-92 and the approval of the Director Engineering and Development Services including entering into a preliminary subdivision agreement if required by the Director Engineering and Development Services
34 Prior to the granting of a top soil stripping permit or in conjunction with the 1st engineering submission whichever comes first protective hoarding to be determined through detailed design is required
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a) Along the Buffer Block Line of the Natural Heritage System
All hoarding will be provided and erected by the applicant at their expense and to the satisfaction of the City prior to the pre-servicing or any construction occurring on the site and shall be maintained by the applicant
Street Trees
35 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to provide street trees along all internal streets within the subject plan and along immediately abutting boulevards of adjacent streets The applicant shall comply with the recommendations of the approved Community design Guidelines (as applicable) to the satisfaction of the City
36 The applicant shall implement at their expense and to the satisfaction of the City all works shown on the approved streetscape plans in accordance with the Subdivision Agreement and the approved Community Design Guidelines (where applicable) and will include the implementation of all applicable boulevard and buffer planting and entry features including all structures and planting
Fencing
37 The owner shall provide detailed engineering and landscape plans for the development of fencing on all Lots and Blocks to the satisfaction of the Director Community Design Parks Planning and Development The owner shall not be eligible for development charges credit against work performed in accordance with City standards and the current Development Charges By-Law
38 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to erect fencing at their expense in accordance with the City Fencing Policy the approved Community Design Guidelines for the area and any other Conditions of Draft Approval for the development that apply to fencing
39 The owner shall make satisfactory arrangements with the Director Community Design Parks Planning and Development through the Subdivision Agreement to erect at their expense decorative wooden screen fencing 18 metres high in locations and of a design satisfactory to the City along all residential property boundaries which are adjacent to Canada Post Community Mail Boxes
Landscape Works
40 Prior to plan registration the applicant shall pay a maintenance fee for any landscape item deemed necessary by the applicant but which exceeds the City standard This may include but not be limited to special entry feature
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structures irrigation systems acoustical walls and architectural landscape elements located on public property
41 Prior to issuance of final acceptance of all landscape works the applicant shall provide as-built drawings in the form of digital files for all dedicated park open space stormwater management entry feature landscape buffer blocks etc The submission of these drawings will meet the latest digital standards as prescribed by the City of Brampton
Urban Design amp Architectural Control
42 The applicant shall implement the Community Design Guidelines including but not limited to the provision of appropriate building architecture landscape treatments and other arrangements to accommodate the consolidation of street accessories such as newspaper boxes mail boxes utility boxes etc to the satisfaction of the Commissioner of Planning Design amp Development and the Director Community Design Planning and Development In this regard minor revisions to the plan may be necessary to provide sufficient space for such features
PARK AND OPEN SPACE REQUIREMENTS
Parkland
43 In accordance with current City practices prior to the issuance of Building Permits for all medium density residential high density residential and commercial development which is subject to Site Plan Approval satisfactory arrangements shall have been made with the realty Services Section of the Buildings and Property Management Department and the Finance Department with respect to the payment of cash-in-lieu of parkland and valued as of the day before the day of building permit issuance pursuant to Section 42(6) of the Planning Act and the City of Bramptons Parkland Dedication By-Law
Open Space Plans
44 NA
Vegetation Assessment
45 Prior to the submission of any grading and servicing plans or any grading on the subject property and prior to registration of the plan the applicant shall
a) submit to the satisfaction of the Community Design Parks Planning and Development Division a Vegetation Inventory and Assessment for the preservation of as many trees as possible identified by the City as desirable for preservation In this regard the applicant shall be required to identify on the Grading and Drainage Plans and Landscaping Plans the trees to be retained and the methodology proposed for their
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retention This methodology shall include individual tree preservation plans illustrating proposed building sites and working envelopes existing and proposed grades and the trees to be protected or removed and shall be supported by a hydrogeoligists report which recommends appropriate subdivision and grading techniques for the maintenance of existing surface runoff or ground water conditions necessary for the long term preservation of the trees identified for retention All preservations and tree protection measures are to be installed and inspected by the City prior to pre-servicing of the subdivision
b) stake the location for the sanitary sewer where the least disturbance will occur to the natural aesthetics of the public open space to the satisfaction of the Community Services Department
c) locate the detention ponds in locations where minimal impact will occur to the natural aesthetics of the valley to the satisfaction of the Community Services Department and
d) retain a Landscape ArchitectEcologist to prepare Planting and Restoration Plans for the quantityquality ponds for approval by the Community Services Department
46 Prior to assumption any material identified in the Tree Preservation and Management Plan(s) as hazardous or identified for removal for accessibility or safety reasons and any deleterious materials and debris not normally found in a natural area whether in a woodlot block vista block or other location as determined by the City shall be removed at the applicants expense
Natural Heritage System
47 It is acknowledged that the limit of development includes an appropriate buffer to facilitate protection and preservation of the Natural Heritage System The width of the buffer has been established by the Mount Pleasant Secondary Plan
48 Prior to registration the City shall obtain the gratuitous pre-conveyance of the Huttonville Creek Natural Heritage System or portions thereof if necessary
BUILDING REQUIREMENTS
Site Plan Approval
49 The owner acknowledges that any Medium Density Residential Blocks High Density Residential Blocks and Commercial Blocks will require Site Plan Approval prior to the issuance of a building permit
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Exposed Basements
50 NA
Driveway Locations
51 NA
Fire Break Lots
52 NA
Foundations
53 Prior to the issuance of any building permit the owner shall provide an engineering report to the satisfaction of the Chief Building Official indicating special foundation requirements if any to support structures that may be erected on disturbed ground or lots where filling has occurred
NOISE ATTENUATION REQUIREMENTS
Noise Abatement
54 Prior to the applicant entering into any residential purchase and sale agreements the applicant shall engage the services of a qualified acoustical consultant to complete a noise study recommending noise control measures satisfactory to the City (and Region of Peel when requested by the Region) where applicable A copy of this report shall be provided to the Citys Chief Building Official
Note In this regard revisions to the plan such as lot adjustments may be necessary to achieve acceptable rear yard area in conjunction with satisfactory noise attenuation measures and City policy
55 The noise control measures and noise warnings recommended by the acoustical report as required in condition number 52 above shall be implemented to the satisfaction of the Director Engineering and Development Services (and Region of Peel as required)
56 Prior to the issuance of any building permits the owner shall provide the Citys Chief Building Official with a certificate certifying that the builders plans for each dwelling unit to be constructed on the plan shows all of the noise attenuation works required by the approved acoustical report and the approved plans where applicable
57 The City of Brampton will not accept any temporary warning clauses with duration of three (3) years as mitigation
58 Prior to final approval all stationary noise problems must be addressed
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Easements
59 The owner shall grant all necessary easements for drainage utility and servicing purposes as may be required to the appropriate agency or public authority
Deeding Roads and Pathways
60 The proposed road allowances road widenings daylighting pedestrian pathways bicycle pathways and public transit rights of way provisions shall be dedicated as public highways on the final plan proposed for registration
Open Space
61 Prior to registration all identified open space lands within the subject application including all lands associated with the Natural Heritage System associated buffer(s) all identified vista park blocks all identified stormwater block engineered (drainage) channel blocks and identified entry feature blocks shall be conveyed to the City gratuitously and in a condition satisfactory to the City No parkland dedication credit will be provided for the blocks in question The applicant will landscape the subject blocks in accordance with the approved plans and will be eligible for development charges credit against work performed where applicable and in accordance with City standards and the current Development Charges By-law
62 In conjunction with the submission of the first engineering submission the applicant shall provide detailed working drawings for all identified park blocks open space blocks stormwater management facilities engineered drainage channels landscape buffer blocks streetscape planting entry feature blocks and fencing to the satisfaction of the applicable approving departments and in accordance with the latest City standards Fencing shall be included along holdout properties where they abut the plan subject to the approval of the existing property owners
The applicant shall comply with both the facility fitconcept plan approved prior to draft plan approval andor the recommendations of the approved Community Design Guidelines (as applicable)
63 Prior to registration the developer agrees to provide the City with the final landscape submission a detailed summary of all areas of parkland open space stormwater management ponds valleylands woodlots and buffers including quantities or areas of boulevard and buffer sod boulevard and buffer trees shrub beds and irrigation systems that will be installed by the developer in the subdivision agreement and will be owned by the City at assumption of the Subdivision Plan
64 Prior to assumption the developer is responsible for the development of all park open space stormwater management entry feature and landscape buffer blocks in accordance with the approved plans and in accordance with the current Development Charges By-law
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Walkways
65 NA
Road Widenings
66 The road widening Blocks 11 to 14 shall be gratuitously dedicated to the Region of Peel on the final plan
03 Metre Reserves
67 03 metre reserves shall be conveyed to the Cityof Brampton on Blocks 15 to 19
Buffers
68 NA
Transit
69 Prior to registration the applicant shall consult with Brampton Transit to determine suitable locations for transit stops and to indicate these locations on the Aboveground Servicing Plans
70 The applicant shall agree to meet the conditions of Brampton Transit with respect to the installation of future bus stop infrastructure to the satisfaction of the Commissioner of Works and Transportation
NOTICE REQUIREMENTS
Sales Office Community Information Maps
71 NA
Use of Land Notices
Statements and Clauses
72 NA
Signage
73 In conjunction with the first engineering submission the owner shall erect and maintain signs in the following locations and in the following manner
a) On Block 6 indicating that Block 6 will be developed as part of a Natural Heritage System containing important environmental features and systems and in accordance with the approved Huttonivlle and Fletchers Creeks Subwatershed Study This Block is to be left in a
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naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
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i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
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any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
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88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
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distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
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advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
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Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
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NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
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c) Notwithstanding Condition 22b) above provisions shall be provided for in the Subdivision Agreement where the owner agrees to submit the required documents listed in Condition 22b) for the Feed Mill lands at the time of the decommissioning of the site and that provisions shall be provided for in the Subdivision Agreement that allow for the registration of any part of the plan save and except Future Development Block 8 until such time as the documents required in Condition 22 b) are provided
d) Prior to the initiation of any site grading or servicing the applicant shall provide a report identifying all existing water wells and private sewage disposal systems on the lands The applicant shall provide verification to the satisfaction of the Citys Chief Building Official that all wells and septic systems identified have been decommissioned in accordance with all applicable laws and regulations
Road Alignments
24 The horizontal and vertical alignments of all roads including their intersection geometries shall be designed to the latest City standards and requirements In this regard minor revisions to the road pattern and intersection alignments may be required
Construction Traffic Route
25 Prior to approval of any detailed engineering drawings arrangements shall be made to the satisfaction of the Commissioner of Works and
Transportation for a suitable construction traffic route
Roads
26 Prior to registration the City shall obtain the pre-dedication of roads or portions thereof if necessary
27 The City of Brampton will be designing and constructing the James Potter RoadCreditview Road underpass and a development charges prepayment agreement shall be executed with Mattamy (Credit River) Ltd and the City for its delivery
28 Prior to registration appropriate arrangements shall be made to the satisfaction of the Commissioner of Planning Design and Development for landowners within the boundaries of Block Plan 51-1 to provide a financial contribution if required to contribute to the cost of providing improved pedestrian access along Bovaird Drive West to the Mount Pleasant GO Station
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29 Prior to registration the City and the Developer will enter into an agreement with regard to the conveyance and construction of Creditview Road between Bovaird Drive West and Street B of this subdivision This agreement will also address the front-ending and DC recoveries related to this portion of Creditview Road
Traffic Signals
30 Prior to registration the applicant will provide cash-in-lieu funds to the satisfaction of the Director of Engineering and Development Services for the installationupgrading of traffic signals at certain intersections within andor associated with the Plan of Subdivision as determined by the City through the detailed engineering design process These funds will not include signalization or intersection works previously accounted for in the 2009 Development Charges Background Study
Street Lighting
31 The street lighting system on all local and collector roadways for this subdivision development shall be designed and constructed in accordance with the latest City of Brampton standards and specifications The street lighting system on all arterial roadways will continue to use the conventional concrete poles unless specified otherwise by the Director Community Design Parks Planning and Development the Director Engineering and Development Services and the Commissioner of Works and Transportation Communication poles will not be installed on the transit spine collector road
LANDSCAPING FENCING AND STREETSCAPE REQUIREMENTS
Site Clearing Topsoil Stripping
32 The owner shall remove any trees and any vegetation on the subject lands as may be required by the Director Community Design Parks Planning and Development
33 The owner shall not remove any trees or topsoil from the land within the plan or start any grading of the land within the plan prior to registration of the plan without a topsoil removal permit issued pursuant to City of Brampton By-law 30-92 and the approval of the Director Engineering and Development Services including entering into a preliminary subdivision agreement if required by the Director Engineering and Development Services
34 Prior to the granting of a top soil stripping permit or in conjunction with the 1st engineering submission whichever comes first protective hoarding to be determined through detailed design is required
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a) Along the Buffer Block Line of the Natural Heritage System
All hoarding will be provided and erected by the applicant at their expense and to the satisfaction of the City prior to the pre-servicing or any construction occurring on the site and shall be maintained by the applicant
Street Trees
35 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to provide street trees along all internal streets within the subject plan and along immediately abutting boulevards of adjacent streets The applicant shall comply with the recommendations of the approved Community design Guidelines (as applicable) to the satisfaction of the City
36 The applicant shall implement at their expense and to the satisfaction of the City all works shown on the approved streetscape plans in accordance with the Subdivision Agreement and the approved Community Design Guidelines (where applicable) and will include the implementation of all applicable boulevard and buffer planting and entry features including all structures and planting
Fencing
37 The owner shall provide detailed engineering and landscape plans for the development of fencing on all Lots and Blocks to the satisfaction of the Director Community Design Parks Planning and Development The owner shall not be eligible for development charges credit against work performed in accordance with City standards and the current Development Charges By-Law
38 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to erect fencing at their expense in accordance with the City Fencing Policy the approved Community Design Guidelines for the area and any other Conditions of Draft Approval for the development that apply to fencing
39 The owner shall make satisfactory arrangements with the Director Community Design Parks Planning and Development through the Subdivision Agreement to erect at their expense decorative wooden screen fencing 18 metres high in locations and of a design satisfactory to the City along all residential property boundaries which are adjacent to Canada Post Community Mail Boxes
Landscape Works
40 Prior to plan registration the applicant shall pay a maintenance fee for any landscape item deemed necessary by the applicant but which exceeds the City standard This may include but not be limited to special entry feature
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structures irrigation systems acoustical walls and architectural landscape elements located on public property
41 Prior to issuance of final acceptance of all landscape works the applicant shall provide as-built drawings in the form of digital files for all dedicated park open space stormwater management entry feature landscape buffer blocks etc The submission of these drawings will meet the latest digital standards as prescribed by the City of Brampton
Urban Design amp Architectural Control
42 The applicant shall implement the Community Design Guidelines including but not limited to the provision of appropriate building architecture landscape treatments and other arrangements to accommodate the consolidation of street accessories such as newspaper boxes mail boxes utility boxes etc to the satisfaction of the Commissioner of Planning Design amp Development and the Director Community Design Planning and Development In this regard minor revisions to the plan may be necessary to provide sufficient space for such features
PARK AND OPEN SPACE REQUIREMENTS
Parkland
43 In accordance with current City practices prior to the issuance of Building Permits for all medium density residential high density residential and commercial development which is subject to Site Plan Approval satisfactory arrangements shall have been made with the realty Services Section of the Buildings and Property Management Department and the Finance Department with respect to the payment of cash-in-lieu of parkland and valued as of the day before the day of building permit issuance pursuant to Section 42(6) of the Planning Act and the City of Bramptons Parkland Dedication By-Law
Open Space Plans
44 NA
Vegetation Assessment
45 Prior to the submission of any grading and servicing plans or any grading on the subject property and prior to registration of the plan the applicant shall
a) submit to the satisfaction of the Community Design Parks Planning and Development Division a Vegetation Inventory and Assessment for the preservation of as many trees as possible identified by the City as desirable for preservation In this regard the applicant shall be required to identify on the Grading and Drainage Plans and Landscaping Plans the trees to be retained and the methodology proposed for their
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retention This methodology shall include individual tree preservation plans illustrating proposed building sites and working envelopes existing and proposed grades and the trees to be protected or removed and shall be supported by a hydrogeoligists report which recommends appropriate subdivision and grading techniques for the maintenance of existing surface runoff or ground water conditions necessary for the long term preservation of the trees identified for retention All preservations and tree protection measures are to be installed and inspected by the City prior to pre-servicing of the subdivision
b) stake the location for the sanitary sewer where the least disturbance will occur to the natural aesthetics of the public open space to the satisfaction of the Community Services Department
c) locate the detention ponds in locations where minimal impact will occur to the natural aesthetics of the valley to the satisfaction of the Community Services Department and
d) retain a Landscape ArchitectEcologist to prepare Planting and Restoration Plans for the quantityquality ponds for approval by the Community Services Department
46 Prior to assumption any material identified in the Tree Preservation and Management Plan(s) as hazardous or identified for removal for accessibility or safety reasons and any deleterious materials and debris not normally found in a natural area whether in a woodlot block vista block or other location as determined by the City shall be removed at the applicants expense
Natural Heritage System
47 It is acknowledged that the limit of development includes an appropriate buffer to facilitate protection and preservation of the Natural Heritage System The width of the buffer has been established by the Mount Pleasant Secondary Plan
48 Prior to registration the City shall obtain the gratuitous pre-conveyance of the Huttonville Creek Natural Heritage System or portions thereof if necessary
BUILDING REQUIREMENTS
Site Plan Approval
49 The owner acknowledges that any Medium Density Residential Blocks High Density Residential Blocks and Commercial Blocks will require Site Plan Approval prior to the issuance of a building permit
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Exposed Basements
50 NA
Driveway Locations
51 NA
Fire Break Lots
52 NA
Foundations
53 Prior to the issuance of any building permit the owner shall provide an engineering report to the satisfaction of the Chief Building Official indicating special foundation requirements if any to support structures that may be erected on disturbed ground or lots where filling has occurred
NOISE ATTENUATION REQUIREMENTS
Noise Abatement
54 Prior to the applicant entering into any residential purchase and sale agreements the applicant shall engage the services of a qualified acoustical consultant to complete a noise study recommending noise control measures satisfactory to the City (and Region of Peel when requested by the Region) where applicable A copy of this report shall be provided to the Citys Chief Building Official
Note In this regard revisions to the plan such as lot adjustments may be necessary to achieve acceptable rear yard area in conjunction with satisfactory noise attenuation measures and City policy
55 The noise control measures and noise warnings recommended by the acoustical report as required in condition number 52 above shall be implemented to the satisfaction of the Director Engineering and Development Services (and Region of Peel as required)
56 Prior to the issuance of any building permits the owner shall provide the Citys Chief Building Official with a certificate certifying that the builders plans for each dwelling unit to be constructed on the plan shows all of the noise attenuation works required by the approved acoustical report and the approved plans where applicable
57 The City of Brampton will not accept any temporary warning clauses with duration of three (3) years as mitigation
58 Prior to final approval all stationary noise problems must be addressed
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Easements
59 The owner shall grant all necessary easements for drainage utility and servicing purposes as may be required to the appropriate agency or public authority
Deeding Roads and Pathways
60 The proposed road allowances road widenings daylighting pedestrian pathways bicycle pathways and public transit rights of way provisions shall be dedicated as public highways on the final plan proposed for registration
Open Space
61 Prior to registration all identified open space lands within the subject application including all lands associated with the Natural Heritage System associated buffer(s) all identified vista park blocks all identified stormwater block engineered (drainage) channel blocks and identified entry feature blocks shall be conveyed to the City gratuitously and in a condition satisfactory to the City No parkland dedication credit will be provided for the blocks in question The applicant will landscape the subject blocks in accordance with the approved plans and will be eligible for development charges credit against work performed where applicable and in accordance with City standards and the current Development Charges By-law
62 In conjunction with the submission of the first engineering submission the applicant shall provide detailed working drawings for all identified park blocks open space blocks stormwater management facilities engineered drainage channels landscape buffer blocks streetscape planting entry feature blocks and fencing to the satisfaction of the applicable approving departments and in accordance with the latest City standards Fencing shall be included along holdout properties where they abut the plan subject to the approval of the existing property owners
The applicant shall comply with both the facility fitconcept plan approved prior to draft plan approval andor the recommendations of the approved Community Design Guidelines (as applicable)
63 Prior to registration the developer agrees to provide the City with the final landscape submission a detailed summary of all areas of parkland open space stormwater management ponds valleylands woodlots and buffers including quantities or areas of boulevard and buffer sod boulevard and buffer trees shrub beds and irrigation systems that will be installed by the developer in the subdivision agreement and will be owned by the City at assumption of the Subdivision Plan
64 Prior to assumption the developer is responsible for the development of all park open space stormwater management entry feature and landscape buffer blocks in accordance with the approved plans and in accordance with the current Development Charges By-law
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Walkways
65 NA
Road Widenings
66 The road widening Blocks 11 to 14 shall be gratuitously dedicated to the Region of Peel on the final plan
03 Metre Reserves
67 03 metre reserves shall be conveyed to the Cityof Brampton on Blocks 15 to 19
Buffers
68 NA
Transit
69 Prior to registration the applicant shall consult with Brampton Transit to determine suitable locations for transit stops and to indicate these locations on the Aboveground Servicing Plans
70 The applicant shall agree to meet the conditions of Brampton Transit with respect to the installation of future bus stop infrastructure to the satisfaction of the Commissioner of Works and Transportation
NOTICE REQUIREMENTS
Sales Office Community Information Maps
71 NA
Use of Land Notices
Statements and Clauses
72 NA
Signage
73 In conjunction with the first engineering submission the owner shall erect and maintain signs in the following locations and in the following manner
a) On Block 6 indicating that Block 6 will be developed as part of a Natural Heritage System containing important environmental features and systems and in accordance with the approved Huttonivlle and Fletchers Creeks Subwatershed Study This Block is to be left in a
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naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
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i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
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any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
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88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
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distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
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advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
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L5N 6R4
Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
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NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
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29 Prior to registration the City and the Developer will enter into an agreement with regard to the conveyance and construction of Creditview Road between Bovaird Drive West and Street B of this subdivision This agreement will also address the front-ending and DC recoveries related to this portion of Creditview Road
Traffic Signals
30 Prior to registration the applicant will provide cash-in-lieu funds to the satisfaction of the Director of Engineering and Development Services for the installationupgrading of traffic signals at certain intersections within andor associated with the Plan of Subdivision as determined by the City through the detailed engineering design process These funds will not include signalization or intersection works previously accounted for in the 2009 Development Charges Background Study
Street Lighting
31 The street lighting system on all local and collector roadways for this subdivision development shall be designed and constructed in accordance with the latest City of Brampton standards and specifications The street lighting system on all arterial roadways will continue to use the conventional concrete poles unless specified otherwise by the Director Community Design Parks Planning and Development the Director Engineering and Development Services and the Commissioner of Works and Transportation Communication poles will not be installed on the transit spine collector road
LANDSCAPING FENCING AND STREETSCAPE REQUIREMENTS
Site Clearing Topsoil Stripping
32 The owner shall remove any trees and any vegetation on the subject lands as may be required by the Director Community Design Parks Planning and Development
33 The owner shall not remove any trees or topsoil from the land within the plan or start any grading of the land within the plan prior to registration of the plan without a topsoil removal permit issued pursuant to City of Brampton By-law 30-92 and the approval of the Director Engineering and Development Services including entering into a preliminary subdivision agreement if required by the Director Engineering and Development Services
34 Prior to the granting of a top soil stripping permit or in conjunction with the 1st engineering submission whichever comes first protective hoarding to be determined through detailed design is required
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a) Along the Buffer Block Line of the Natural Heritage System
All hoarding will be provided and erected by the applicant at their expense and to the satisfaction of the City prior to the pre-servicing or any construction occurring on the site and shall be maintained by the applicant
Street Trees
35 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to provide street trees along all internal streets within the subject plan and along immediately abutting boulevards of adjacent streets The applicant shall comply with the recommendations of the approved Community design Guidelines (as applicable) to the satisfaction of the City
36 The applicant shall implement at their expense and to the satisfaction of the City all works shown on the approved streetscape plans in accordance with the Subdivision Agreement and the approved Community Design Guidelines (where applicable) and will include the implementation of all applicable boulevard and buffer planting and entry features including all structures and planting
Fencing
37 The owner shall provide detailed engineering and landscape plans for the development of fencing on all Lots and Blocks to the satisfaction of the Director Community Design Parks Planning and Development The owner shall not be eligible for development charges credit against work performed in accordance with City standards and the current Development Charges By-Law
38 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to erect fencing at their expense in accordance with the City Fencing Policy the approved Community Design Guidelines for the area and any other Conditions of Draft Approval for the development that apply to fencing
39 The owner shall make satisfactory arrangements with the Director Community Design Parks Planning and Development through the Subdivision Agreement to erect at their expense decorative wooden screen fencing 18 metres high in locations and of a design satisfactory to the City along all residential property boundaries which are adjacent to Canada Post Community Mail Boxes
Landscape Works
40 Prior to plan registration the applicant shall pay a maintenance fee for any landscape item deemed necessary by the applicant but which exceeds the City standard This may include but not be limited to special entry feature
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structures irrigation systems acoustical walls and architectural landscape elements located on public property
41 Prior to issuance of final acceptance of all landscape works the applicant shall provide as-built drawings in the form of digital files for all dedicated park open space stormwater management entry feature landscape buffer blocks etc The submission of these drawings will meet the latest digital standards as prescribed by the City of Brampton
Urban Design amp Architectural Control
42 The applicant shall implement the Community Design Guidelines including but not limited to the provision of appropriate building architecture landscape treatments and other arrangements to accommodate the consolidation of street accessories such as newspaper boxes mail boxes utility boxes etc to the satisfaction of the Commissioner of Planning Design amp Development and the Director Community Design Planning and Development In this regard minor revisions to the plan may be necessary to provide sufficient space for such features
PARK AND OPEN SPACE REQUIREMENTS
Parkland
43 In accordance with current City practices prior to the issuance of Building Permits for all medium density residential high density residential and commercial development which is subject to Site Plan Approval satisfactory arrangements shall have been made with the realty Services Section of the Buildings and Property Management Department and the Finance Department with respect to the payment of cash-in-lieu of parkland and valued as of the day before the day of building permit issuance pursuant to Section 42(6) of the Planning Act and the City of Bramptons Parkland Dedication By-Law
Open Space Plans
44 NA
Vegetation Assessment
45 Prior to the submission of any grading and servicing plans or any grading on the subject property and prior to registration of the plan the applicant shall
a) submit to the satisfaction of the Community Design Parks Planning and Development Division a Vegetation Inventory and Assessment for the preservation of as many trees as possible identified by the City as desirable for preservation In this regard the applicant shall be required to identify on the Grading and Drainage Plans and Landscaping Plans the trees to be retained and the methodology proposed for their
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retention This methodology shall include individual tree preservation plans illustrating proposed building sites and working envelopes existing and proposed grades and the trees to be protected or removed and shall be supported by a hydrogeoligists report which recommends appropriate subdivision and grading techniques for the maintenance of existing surface runoff or ground water conditions necessary for the long term preservation of the trees identified for retention All preservations and tree protection measures are to be installed and inspected by the City prior to pre-servicing of the subdivision
b) stake the location for the sanitary sewer where the least disturbance will occur to the natural aesthetics of the public open space to the satisfaction of the Community Services Department
c) locate the detention ponds in locations where minimal impact will occur to the natural aesthetics of the valley to the satisfaction of the Community Services Department and
d) retain a Landscape ArchitectEcologist to prepare Planting and Restoration Plans for the quantityquality ponds for approval by the Community Services Department
46 Prior to assumption any material identified in the Tree Preservation and Management Plan(s) as hazardous or identified for removal for accessibility or safety reasons and any deleterious materials and debris not normally found in a natural area whether in a woodlot block vista block or other location as determined by the City shall be removed at the applicants expense
Natural Heritage System
47 It is acknowledged that the limit of development includes an appropriate buffer to facilitate protection and preservation of the Natural Heritage System The width of the buffer has been established by the Mount Pleasant Secondary Plan
48 Prior to registration the City shall obtain the gratuitous pre-conveyance of the Huttonville Creek Natural Heritage System or portions thereof if necessary
BUILDING REQUIREMENTS
Site Plan Approval
49 The owner acknowledges that any Medium Density Residential Blocks High Density Residential Blocks and Commercial Blocks will require Site Plan Approval prior to the issuance of a building permit
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Exposed Basements
50 NA
Driveway Locations
51 NA
Fire Break Lots
52 NA
Foundations
53 Prior to the issuance of any building permit the owner shall provide an engineering report to the satisfaction of the Chief Building Official indicating special foundation requirements if any to support structures that may be erected on disturbed ground or lots where filling has occurred
NOISE ATTENUATION REQUIREMENTS
Noise Abatement
54 Prior to the applicant entering into any residential purchase and sale agreements the applicant shall engage the services of a qualified acoustical consultant to complete a noise study recommending noise control measures satisfactory to the City (and Region of Peel when requested by the Region) where applicable A copy of this report shall be provided to the Citys Chief Building Official
Note In this regard revisions to the plan such as lot adjustments may be necessary to achieve acceptable rear yard area in conjunction with satisfactory noise attenuation measures and City policy
55 The noise control measures and noise warnings recommended by the acoustical report as required in condition number 52 above shall be implemented to the satisfaction of the Director Engineering and Development Services (and Region of Peel as required)
56 Prior to the issuance of any building permits the owner shall provide the Citys Chief Building Official with a certificate certifying that the builders plans for each dwelling unit to be constructed on the plan shows all of the noise attenuation works required by the approved acoustical report and the approved plans where applicable
57 The City of Brampton will not accept any temporary warning clauses with duration of three (3) years as mitigation
58 Prior to final approval all stationary noise problems must be addressed
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Easements
59 The owner shall grant all necessary easements for drainage utility and servicing purposes as may be required to the appropriate agency or public authority
Deeding Roads and Pathways
60 The proposed road allowances road widenings daylighting pedestrian pathways bicycle pathways and public transit rights of way provisions shall be dedicated as public highways on the final plan proposed for registration
Open Space
61 Prior to registration all identified open space lands within the subject application including all lands associated with the Natural Heritage System associated buffer(s) all identified vista park blocks all identified stormwater block engineered (drainage) channel blocks and identified entry feature blocks shall be conveyed to the City gratuitously and in a condition satisfactory to the City No parkland dedication credit will be provided for the blocks in question The applicant will landscape the subject blocks in accordance with the approved plans and will be eligible for development charges credit against work performed where applicable and in accordance with City standards and the current Development Charges By-law
62 In conjunction with the submission of the first engineering submission the applicant shall provide detailed working drawings for all identified park blocks open space blocks stormwater management facilities engineered drainage channels landscape buffer blocks streetscape planting entry feature blocks and fencing to the satisfaction of the applicable approving departments and in accordance with the latest City standards Fencing shall be included along holdout properties where they abut the plan subject to the approval of the existing property owners
The applicant shall comply with both the facility fitconcept plan approved prior to draft plan approval andor the recommendations of the approved Community Design Guidelines (as applicable)
63 Prior to registration the developer agrees to provide the City with the final landscape submission a detailed summary of all areas of parkland open space stormwater management ponds valleylands woodlots and buffers including quantities or areas of boulevard and buffer sod boulevard and buffer trees shrub beds and irrigation systems that will be installed by the developer in the subdivision agreement and will be owned by the City at assumption of the Subdivision Plan
64 Prior to assumption the developer is responsible for the development of all park open space stormwater management entry feature and landscape buffer blocks in accordance with the approved plans and in accordance with the current Development Charges By-law
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Walkways
65 NA
Road Widenings
66 The road widening Blocks 11 to 14 shall be gratuitously dedicated to the Region of Peel on the final plan
03 Metre Reserves
67 03 metre reserves shall be conveyed to the Cityof Brampton on Blocks 15 to 19
Buffers
68 NA
Transit
69 Prior to registration the applicant shall consult with Brampton Transit to determine suitable locations for transit stops and to indicate these locations on the Aboveground Servicing Plans
70 The applicant shall agree to meet the conditions of Brampton Transit with respect to the installation of future bus stop infrastructure to the satisfaction of the Commissioner of Works and Transportation
NOTICE REQUIREMENTS
Sales Office Community Information Maps
71 NA
Use of Land Notices
Statements and Clauses
72 NA
Signage
73 In conjunction with the first engineering submission the owner shall erect and maintain signs in the following locations and in the following manner
a) On Block 6 indicating that Block 6 will be developed as part of a Natural Heritage System containing important environmental features and systems and in accordance with the approved Huttonivlle and Fletchers Creeks Subwatershed Study This Block is to be left in a
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naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
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i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
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any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
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88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
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distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
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advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
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L5N 6R4
Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
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NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
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a) Along the Buffer Block Line of the Natural Heritage System
All hoarding will be provided and erected by the applicant at their expense and to the satisfaction of the City prior to the pre-servicing or any construction occurring on the site and shall be maintained by the applicant
Street Trees
35 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to provide street trees along all internal streets within the subject plan and along immediately abutting boulevards of adjacent streets The applicant shall comply with the recommendations of the approved Community design Guidelines (as applicable) to the satisfaction of the City
36 The applicant shall implement at their expense and to the satisfaction of the City all works shown on the approved streetscape plans in accordance with the Subdivision Agreement and the approved Community Design Guidelines (where applicable) and will include the implementation of all applicable boulevard and buffer planting and entry features including all structures and planting
Fencing
37 The owner shall provide detailed engineering and landscape plans for the development of fencing on all Lots and Blocks to the satisfaction of the Director Community Design Parks Planning and Development The owner shall not be eligible for development charges credit against work performed in accordance with City standards and the current Development Charges By-Law
38 The applicant shall make satisfactory arrangements with the City through the Subdivision Agreement to erect fencing at their expense in accordance with the City Fencing Policy the approved Community Design Guidelines for the area and any other Conditions of Draft Approval for the development that apply to fencing
39 The owner shall make satisfactory arrangements with the Director Community Design Parks Planning and Development through the Subdivision Agreement to erect at their expense decorative wooden screen fencing 18 metres high in locations and of a design satisfactory to the City along all residential property boundaries which are adjacent to Canada Post Community Mail Boxes
Landscape Works
40 Prior to plan registration the applicant shall pay a maintenance fee for any landscape item deemed necessary by the applicant but which exceeds the City standard This may include but not be limited to special entry feature
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structures irrigation systems acoustical walls and architectural landscape elements located on public property
41 Prior to issuance of final acceptance of all landscape works the applicant shall provide as-built drawings in the form of digital files for all dedicated park open space stormwater management entry feature landscape buffer blocks etc The submission of these drawings will meet the latest digital standards as prescribed by the City of Brampton
Urban Design amp Architectural Control
42 The applicant shall implement the Community Design Guidelines including but not limited to the provision of appropriate building architecture landscape treatments and other arrangements to accommodate the consolidation of street accessories such as newspaper boxes mail boxes utility boxes etc to the satisfaction of the Commissioner of Planning Design amp Development and the Director Community Design Planning and Development In this regard minor revisions to the plan may be necessary to provide sufficient space for such features
PARK AND OPEN SPACE REQUIREMENTS
Parkland
43 In accordance with current City practices prior to the issuance of Building Permits for all medium density residential high density residential and commercial development which is subject to Site Plan Approval satisfactory arrangements shall have been made with the realty Services Section of the Buildings and Property Management Department and the Finance Department with respect to the payment of cash-in-lieu of parkland and valued as of the day before the day of building permit issuance pursuant to Section 42(6) of the Planning Act and the City of Bramptons Parkland Dedication By-Law
Open Space Plans
44 NA
Vegetation Assessment
45 Prior to the submission of any grading and servicing plans or any grading on the subject property and prior to registration of the plan the applicant shall
a) submit to the satisfaction of the Community Design Parks Planning and Development Division a Vegetation Inventory and Assessment for the preservation of as many trees as possible identified by the City as desirable for preservation In this regard the applicant shall be required to identify on the Grading and Drainage Plans and Landscaping Plans the trees to be retained and the methodology proposed for their
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retention This methodology shall include individual tree preservation plans illustrating proposed building sites and working envelopes existing and proposed grades and the trees to be protected or removed and shall be supported by a hydrogeoligists report which recommends appropriate subdivision and grading techniques for the maintenance of existing surface runoff or ground water conditions necessary for the long term preservation of the trees identified for retention All preservations and tree protection measures are to be installed and inspected by the City prior to pre-servicing of the subdivision
b) stake the location for the sanitary sewer where the least disturbance will occur to the natural aesthetics of the public open space to the satisfaction of the Community Services Department
c) locate the detention ponds in locations where minimal impact will occur to the natural aesthetics of the valley to the satisfaction of the Community Services Department and
d) retain a Landscape ArchitectEcologist to prepare Planting and Restoration Plans for the quantityquality ponds for approval by the Community Services Department
46 Prior to assumption any material identified in the Tree Preservation and Management Plan(s) as hazardous or identified for removal for accessibility or safety reasons and any deleterious materials and debris not normally found in a natural area whether in a woodlot block vista block or other location as determined by the City shall be removed at the applicants expense
Natural Heritage System
47 It is acknowledged that the limit of development includes an appropriate buffer to facilitate protection and preservation of the Natural Heritage System The width of the buffer has been established by the Mount Pleasant Secondary Plan
48 Prior to registration the City shall obtain the gratuitous pre-conveyance of the Huttonville Creek Natural Heritage System or portions thereof if necessary
BUILDING REQUIREMENTS
Site Plan Approval
49 The owner acknowledges that any Medium Density Residential Blocks High Density Residential Blocks and Commercial Blocks will require Site Plan Approval prior to the issuance of a building permit
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Exposed Basements
50 NA
Driveway Locations
51 NA
Fire Break Lots
52 NA
Foundations
53 Prior to the issuance of any building permit the owner shall provide an engineering report to the satisfaction of the Chief Building Official indicating special foundation requirements if any to support structures that may be erected on disturbed ground or lots where filling has occurred
NOISE ATTENUATION REQUIREMENTS
Noise Abatement
54 Prior to the applicant entering into any residential purchase and sale agreements the applicant shall engage the services of a qualified acoustical consultant to complete a noise study recommending noise control measures satisfactory to the City (and Region of Peel when requested by the Region) where applicable A copy of this report shall be provided to the Citys Chief Building Official
Note In this regard revisions to the plan such as lot adjustments may be necessary to achieve acceptable rear yard area in conjunction with satisfactory noise attenuation measures and City policy
55 The noise control measures and noise warnings recommended by the acoustical report as required in condition number 52 above shall be implemented to the satisfaction of the Director Engineering and Development Services (and Region of Peel as required)
56 Prior to the issuance of any building permits the owner shall provide the Citys Chief Building Official with a certificate certifying that the builders plans for each dwelling unit to be constructed on the plan shows all of the noise attenuation works required by the approved acoustical report and the approved plans where applicable
57 The City of Brampton will not accept any temporary warning clauses with duration of three (3) years as mitigation
58 Prior to final approval all stationary noise problems must be addressed
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Easements
59 The owner shall grant all necessary easements for drainage utility and servicing purposes as may be required to the appropriate agency or public authority
Deeding Roads and Pathways
60 The proposed road allowances road widenings daylighting pedestrian pathways bicycle pathways and public transit rights of way provisions shall be dedicated as public highways on the final plan proposed for registration
Open Space
61 Prior to registration all identified open space lands within the subject application including all lands associated with the Natural Heritage System associated buffer(s) all identified vista park blocks all identified stormwater block engineered (drainage) channel blocks and identified entry feature blocks shall be conveyed to the City gratuitously and in a condition satisfactory to the City No parkland dedication credit will be provided for the blocks in question The applicant will landscape the subject blocks in accordance with the approved plans and will be eligible for development charges credit against work performed where applicable and in accordance with City standards and the current Development Charges By-law
62 In conjunction with the submission of the first engineering submission the applicant shall provide detailed working drawings for all identified park blocks open space blocks stormwater management facilities engineered drainage channels landscape buffer blocks streetscape planting entry feature blocks and fencing to the satisfaction of the applicable approving departments and in accordance with the latest City standards Fencing shall be included along holdout properties where they abut the plan subject to the approval of the existing property owners
The applicant shall comply with both the facility fitconcept plan approved prior to draft plan approval andor the recommendations of the approved Community Design Guidelines (as applicable)
63 Prior to registration the developer agrees to provide the City with the final landscape submission a detailed summary of all areas of parkland open space stormwater management ponds valleylands woodlots and buffers including quantities or areas of boulevard and buffer sod boulevard and buffer trees shrub beds and irrigation systems that will be installed by the developer in the subdivision agreement and will be owned by the City at assumption of the Subdivision Plan
64 Prior to assumption the developer is responsible for the development of all park open space stormwater management entry feature and landscape buffer blocks in accordance with the approved plans and in accordance with the current Development Charges By-law
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Walkways
65 NA
Road Widenings
66 The road widening Blocks 11 to 14 shall be gratuitously dedicated to the Region of Peel on the final plan
03 Metre Reserves
67 03 metre reserves shall be conveyed to the Cityof Brampton on Blocks 15 to 19
Buffers
68 NA
Transit
69 Prior to registration the applicant shall consult with Brampton Transit to determine suitable locations for transit stops and to indicate these locations on the Aboveground Servicing Plans
70 The applicant shall agree to meet the conditions of Brampton Transit with respect to the installation of future bus stop infrastructure to the satisfaction of the Commissioner of Works and Transportation
NOTICE REQUIREMENTS
Sales Office Community Information Maps
71 NA
Use of Land Notices
Statements and Clauses
72 NA
Signage
73 In conjunction with the first engineering submission the owner shall erect and maintain signs in the following locations and in the following manner
a) On Block 6 indicating that Block 6 will be developed as part of a Natural Heritage System containing important environmental features and systems and in accordance with the approved Huttonivlle and Fletchers Creeks Subwatershed Study This Block is to be left in a
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naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
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i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
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any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
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88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
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distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
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advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
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L5N 6R4
Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
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NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
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structures irrigation systems acoustical walls and architectural landscape elements located on public property
41 Prior to issuance of final acceptance of all landscape works the applicant shall provide as-built drawings in the form of digital files for all dedicated park open space stormwater management entry feature landscape buffer blocks etc The submission of these drawings will meet the latest digital standards as prescribed by the City of Brampton
Urban Design amp Architectural Control
42 The applicant shall implement the Community Design Guidelines including but not limited to the provision of appropriate building architecture landscape treatments and other arrangements to accommodate the consolidation of street accessories such as newspaper boxes mail boxes utility boxes etc to the satisfaction of the Commissioner of Planning Design amp Development and the Director Community Design Planning and Development In this regard minor revisions to the plan may be necessary to provide sufficient space for such features
PARK AND OPEN SPACE REQUIREMENTS
Parkland
43 In accordance with current City practices prior to the issuance of Building Permits for all medium density residential high density residential and commercial development which is subject to Site Plan Approval satisfactory arrangements shall have been made with the realty Services Section of the Buildings and Property Management Department and the Finance Department with respect to the payment of cash-in-lieu of parkland and valued as of the day before the day of building permit issuance pursuant to Section 42(6) of the Planning Act and the City of Bramptons Parkland Dedication By-Law
Open Space Plans
44 NA
Vegetation Assessment
45 Prior to the submission of any grading and servicing plans or any grading on the subject property and prior to registration of the plan the applicant shall
a) submit to the satisfaction of the Community Design Parks Planning and Development Division a Vegetation Inventory and Assessment for the preservation of as many trees as possible identified by the City as desirable for preservation In this regard the applicant shall be required to identify on the Grading and Drainage Plans and Landscaping Plans the trees to be retained and the methodology proposed for their
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10
retention This methodology shall include individual tree preservation plans illustrating proposed building sites and working envelopes existing and proposed grades and the trees to be protected or removed and shall be supported by a hydrogeoligists report which recommends appropriate subdivision and grading techniques for the maintenance of existing surface runoff or ground water conditions necessary for the long term preservation of the trees identified for retention All preservations and tree protection measures are to be installed and inspected by the City prior to pre-servicing of the subdivision
b) stake the location for the sanitary sewer where the least disturbance will occur to the natural aesthetics of the public open space to the satisfaction of the Community Services Department
c) locate the detention ponds in locations where minimal impact will occur to the natural aesthetics of the valley to the satisfaction of the Community Services Department and
d) retain a Landscape ArchitectEcologist to prepare Planting and Restoration Plans for the quantityquality ponds for approval by the Community Services Department
46 Prior to assumption any material identified in the Tree Preservation and Management Plan(s) as hazardous or identified for removal for accessibility or safety reasons and any deleterious materials and debris not normally found in a natural area whether in a woodlot block vista block or other location as determined by the City shall be removed at the applicants expense
Natural Heritage System
47 It is acknowledged that the limit of development includes an appropriate buffer to facilitate protection and preservation of the Natural Heritage System The width of the buffer has been established by the Mount Pleasant Secondary Plan
48 Prior to registration the City shall obtain the gratuitous pre-conveyance of the Huttonville Creek Natural Heritage System or portions thereof if necessary
BUILDING REQUIREMENTS
Site Plan Approval
49 The owner acknowledges that any Medium Density Residential Blocks High Density Residential Blocks and Commercial Blocks will require Site Plan Approval prior to the issuance of a building permit
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Exposed Basements
50 NA
Driveway Locations
51 NA
Fire Break Lots
52 NA
Foundations
53 Prior to the issuance of any building permit the owner shall provide an engineering report to the satisfaction of the Chief Building Official indicating special foundation requirements if any to support structures that may be erected on disturbed ground or lots where filling has occurred
NOISE ATTENUATION REQUIREMENTS
Noise Abatement
54 Prior to the applicant entering into any residential purchase and sale agreements the applicant shall engage the services of a qualified acoustical consultant to complete a noise study recommending noise control measures satisfactory to the City (and Region of Peel when requested by the Region) where applicable A copy of this report shall be provided to the Citys Chief Building Official
Note In this regard revisions to the plan such as lot adjustments may be necessary to achieve acceptable rear yard area in conjunction with satisfactory noise attenuation measures and City policy
55 The noise control measures and noise warnings recommended by the acoustical report as required in condition number 52 above shall be implemented to the satisfaction of the Director Engineering and Development Services (and Region of Peel as required)
56 Prior to the issuance of any building permits the owner shall provide the Citys Chief Building Official with a certificate certifying that the builders plans for each dwelling unit to be constructed on the plan shows all of the noise attenuation works required by the approved acoustical report and the approved plans where applicable
57 The City of Brampton will not accept any temporary warning clauses with duration of three (3) years as mitigation
58 Prior to final approval all stationary noise problems must be addressed
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Easements
59 The owner shall grant all necessary easements for drainage utility and servicing purposes as may be required to the appropriate agency or public authority
Deeding Roads and Pathways
60 The proposed road allowances road widenings daylighting pedestrian pathways bicycle pathways and public transit rights of way provisions shall be dedicated as public highways on the final plan proposed for registration
Open Space
61 Prior to registration all identified open space lands within the subject application including all lands associated with the Natural Heritage System associated buffer(s) all identified vista park blocks all identified stormwater block engineered (drainage) channel blocks and identified entry feature blocks shall be conveyed to the City gratuitously and in a condition satisfactory to the City No parkland dedication credit will be provided for the blocks in question The applicant will landscape the subject blocks in accordance with the approved plans and will be eligible for development charges credit against work performed where applicable and in accordance with City standards and the current Development Charges By-law
62 In conjunction with the submission of the first engineering submission the applicant shall provide detailed working drawings for all identified park blocks open space blocks stormwater management facilities engineered drainage channels landscape buffer blocks streetscape planting entry feature blocks and fencing to the satisfaction of the applicable approving departments and in accordance with the latest City standards Fencing shall be included along holdout properties where they abut the plan subject to the approval of the existing property owners
The applicant shall comply with both the facility fitconcept plan approved prior to draft plan approval andor the recommendations of the approved Community Design Guidelines (as applicable)
63 Prior to registration the developer agrees to provide the City with the final landscape submission a detailed summary of all areas of parkland open space stormwater management ponds valleylands woodlots and buffers including quantities or areas of boulevard and buffer sod boulevard and buffer trees shrub beds and irrigation systems that will be installed by the developer in the subdivision agreement and will be owned by the City at assumption of the Subdivision Plan
64 Prior to assumption the developer is responsible for the development of all park open space stormwater management entry feature and landscape buffer blocks in accordance with the approved plans and in accordance with the current Development Charges By-law
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Walkways
65 NA
Road Widenings
66 The road widening Blocks 11 to 14 shall be gratuitously dedicated to the Region of Peel on the final plan
03 Metre Reserves
67 03 metre reserves shall be conveyed to the Cityof Brampton on Blocks 15 to 19
Buffers
68 NA
Transit
69 Prior to registration the applicant shall consult with Brampton Transit to determine suitable locations for transit stops and to indicate these locations on the Aboveground Servicing Plans
70 The applicant shall agree to meet the conditions of Brampton Transit with respect to the installation of future bus stop infrastructure to the satisfaction of the Commissioner of Works and Transportation
NOTICE REQUIREMENTS
Sales Office Community Information Maps
71 NA
Use of Land Notices
Statements and Clauses
72 NA
Signage
73 In conjunction with the first engineering submission the owner shall erect and maintain signs in the following locations and in the following manner
a) On Block 6 indicating that Block 6 will be developed as part of a Natural Heritage System containing important environmental features and systems and in accordance with the approved Huttonivlle and Fletchers Creeks Subwatershed Study This Block is to be left in a
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naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
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i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
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any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
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88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
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distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
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advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
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L5N 6R4
Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
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NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
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retention This methodology shall include individual tree preservation plans illustrating proposed building sites and working envelopes existing and proposed grades and the trees to be protected or removed and shall be supported by a hydrogeoligists report which recommends appropriate subdivision and grading techniques for the maintenance of existing surface runoff or ground water conditions necessary for the long term preservation of the trees identified for retention All preservations and tree protection measures are to be installed and inspected by the City prior to pre-servicing of the subdivision
b) stake the location for the sanitary sewer where the least disturbance will occur to the natural aesthetics of the public open space to the satisfaction of the Community Services Department
c) locate the detention ponds in locations where minimal impact will occur to the natural aesthetics of the valley to the satisfaction of the Community Services Department and
d) retain a Landscape ArchitectEcologist to prepare Planting and Restoration Plans for the quantityquality ponds for approval by the Community Services Department
46 Prior to assumption any material identified in the Tree Preservation and Management Plan(s) as hazardous or identified for removal for accessibility or safety reasons and any deleterious materials and debris not normally found in a natural area whether in a woodlot block vista block or other location as determined by the City shall be removed at the applicants expense
Natural Heritage System
47 It is acknowledged that the limit of development includes an appropriate buffer to facilitate protection and preservation of the Natural Heritage System The width of the buffer has been established by the Mount Pleasant Secondary Plan
48 Prior to registration the City shall obtain the gratuitous pre-conveyance of the Huttonville Creek Natural Heritage System or portions thereof if necessary
BUILDING REQUIREMENTS
Site Plan Approval
49 The owner acknowledges that any Medium Density Residential Blocks High Density Residential Blocks and Commercial Blocks will require Site Plan Approval prior to the issuance of a building permit
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Exposed Basements
50 NA
Driveway Locations
51 NA
Fire Break Lots
52 NA
Foundations
53 Prior to the issuance of any building permit the owner shall provide an engineering report to the satisfaction of the Chief Building Official indicating special foundation requirements if any to support structures that may be erected on disturbed ground or lots where filling has occurred
NOISE ATTENUATION REQUIREMENTS
Noise Abatement
54 Prior to the applicant entering into any residential purchase and sale agreements the applicant shall engage the services of a qualified acoustical consultant to complete a noise study recommending noise control measures satisfactory to the City (and Region of Peel when requested by the Region) where applicable A copy of this report shall be provided to the Citys Chief Building Official
Note In this regard revisions to the plan such as lot adjustments may be necessary to achieve acceptable rear yard area in conjunction with satisfactory noise attenuation measures and City policy
55 The noise control measures and noise warnings recommended by the acoustical report as required in condition number 52 above shall be implemented to the satisfaction of the Director Engineering and Development Services (and Region of Peel as required)
56 Prior to the issuance of any building permits the owner shall provide the Citys Chief Building Official with a certificate certifying that the builders plans for each dwelling unit to be constructed on the plan shows all of the noise attenuation works required by the approved acoustical report and the approved plans where applicable
57 The City of Brampton will not accept any temporary warning clauses with duration of three (3) years as mitigation
58 Prior to final approval all stationary noise problems must be addressed
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2 F7-UH REAL ESTATE REQUIREMENTS
Easements
59 The owner shall grant all necessary easements for drainage utility and servicing purposes as may be required to the appropriate agency or public authority
Deeding Roads and Pathways
60 The proposed road allowances road widenings daylighting pedestrian pathways bicycle pathways and public transit rights of way provisions shall be dedicated as public highways on the final plan proposed for registration
Open Space
61 Prior to registration all identified open space lands within the subject application including all lands associated with the Natural Heritage System associated buffer(s) all identified vista park blocks all identified stormwater block engineered (drainage) channel blocks and identified entry feature blocks shall be conveyed to the City gratuitously and in a condition satisfactory to the City No parkland dedication credit will be provided for the blocks in question The applicant will landscape the subject blocks in accordance with the approved plans and will be eligible for development charges credit against work performed where applicable and in accordance with City standards and the current Development Charges By-law
62 In conjunction with the submission of the first engineering submission the applicant shall provide detailed working drawings for all identified park blocks open space blocks stormwater management facilities engineered drainage channels landscape buffer blocks streetscape planting entry feature blocks and fencing to the satisfaction of the applicable approving departments and in accordance with the latest City standards Fencing shall be included along holdout properties where they abut the plan subject to the approval of the existing property owners
The applicant shall comply with both the facility fitconcept plan approved prior to draft plan approval andor the recommendations of the approved Community Design Guidelines (as applicable)
63 Prior to registration the developer agrees to provide the City with the final landscape submission a detailed summary of all areas of parkland open space stormwater management ponds valleylands woodlots and buffers including quantities or areas of boulevard and buffer sod boulevard and buffer trees shrub beds and irrigation systems that will be installed by the developer in the subdivision agreement and will be owned by the City at assumption of the Subdivision Plan
64 Prior to assumption the developer is responsible for the development of all park open space stormwater management entry feature and landscape buffer blocks in accordance with the approved plans and in accordance with the current Development Charges By-law
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Walkways
65 NA
Road Widenings
66 The road widening Blocks 11 to 14 shall be gratuitously dedicated to the Region of Peel on the final plan
03 Metre Reserves
67 03 metre reserves shall be conveyed to the Cityof Brampton on Blocks 15 to 19
Buffers
68 NA
Transit
69 Prior to registration the applicant shall consult with Brampton Transit to determine suitable locations for transit stops and to indicate these locations on the Aboveground Servicing Plans
70 The applicant shall agree to meet the conditions of Brampton Transit with respect to the installation of future bus stop infrastructure to the satisfaction of the Commissioner of Works and Transportation
NOTICE REQUIREMENTS
Sales Office Community Information Maps
71 NA
Use of Land Notices
Statements and Clauses
72 NA
Signage
73 In conjunction with the first engineering submission the owner shall erect and maintain signs in the following locations and in the following manner
a) On Block 6 indicating that Block 6 will be developed as part of a Natural Heritage System containing important environmental features and systems and in accordance with the approved Huttonivlle and Fletchers Creeks Subwatershed Study This Block is to be left in a
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naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
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i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
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any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
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88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
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distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
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advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
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F7-S 20
L5N 6R4
Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
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P7-S3 21
NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
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11 P7-1+S
Exposed Basements
50 NA
Driveway Locations
51 NA
Fire Break Lots
52 NA
Foundations
53 Prior to the issuance of any building permit the owner shall provide an engineering report to the satisfaction of the Chief Building Official indicating special foundation requirements if any to support structures that may be erected on disturbed ground or lots where filling has occurred
NOISE ATTENUATION REQUIREMENTS
Noise Abatement
54 Prior to the applicant entering into any residential purchase and sale agreements the applicant shall engage the services of a qualified acoustical consultant to complete a noise study recommending noise control measures satisfactory to the City (and Region of Peel when requested by the Region) where applicable A copy of this report shall be provided to the Citys Chief Building Official
Note In this regard revisions to the plan such as lot adjustments may be necessary to achieve acceptable rear yard area in conjunction with satisfactory noise attenuation measures and City policy
55 The noise control measures and noise warnings recommended by the acoustical report as required in condition number 52 above shall be implemented to the satisfaction of the Director Engineering and Development Services (and Region of Peel as required)
56 Prior to the issuance of any building permits the owner shall provide the Citys Chief Building Official with a certificate certifying that the builders plans for each dwelling unit to be constructed on the plan shows all of the noise attenuation works required by the approved acoustical report and the approved plans where applicable
57 The City of Brampton will not accept any temporary warning clauses with duration of three (3) years as mitigation
58 Prior to final approval all stationary noise problems must be addressed
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2 F7-UH REAL ESTATE REQUIREMENTS
Easements
59 The owner shall grant all necessary easements for drainage utility and servicing purposes as may be required to the appropriate agency or public authority
Deeding Roads and Pathways
60 The proposed road allowances road widenings daylighting pedestrian pathways bicycle pathways and public transit rights of way provisions shall be dedicated as public highways on the final plan proposed for registration
Open Space
61 Prior to registration all identified open space lands within the subject application including all lands associated with the Natural Heritage System associated buffer(s) all identified vista park blocks all identified stormwater block engineered (drainage) channel blocks and identified entry feature blocks shall be conveyed to the City gratuitously and in a condition satisfactory to the City No parkland dedication credit will be provided for the blocks in question The applicant will landscape the subject blocks in accordance with the approved plans and will be eligible for development charges credit against work performed where applicable and in accordance with City standards and the current Development Charges By-law
62 In conjunction with the submission of the first engineering submission the applicant shall provide detailed working drawings for all identified park blocks open space blocks stormwater management facilities engineered drainage channels landscape buffer blocks streetscape planting entry feature blocks and fencing to the satisfaction of the applicable approving departments and in accordance with the latest City standards Fencing shall be included along holdout properties where they abut the plan subject to the approval of the existing property owners
The applicant shall comply with both the facility fitconcept plan approved prior to draft plan approval andor the recommendations of the approved Community Design Guidelines (as applicable)
63 Prior to registration the developer agrees to provide the City with the final landscape submission a detailed summary of all areas of parkland open space stormwater management ponds valleylands woodlots and buffers including quantities or areas of boulevard and buffer sod boulevard and buffer trees shrub beds and irrigation systems that will be installed by the developer in the subdivision agreement and will be owned by the City at assumption of the Subdivision Plan
64 Prior to assumption the developer is responsible for the development of all park open space stormwater management entry feature and landscape buffer blocks in accordance with the approved plans and in accordance with the current Development Charges By-law
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13 F7-HS
Walkways
65 NA
Road Widenings
66 The road widening Blocks 11 to 14 shall be gratuitously dedicated to the Region of Peel on the final plan
03 Metre Reserves
67 03 metre reserves shall be conveyed to the Cityof Brampton on Blocks 15 to 19
Buffers
68 NA
Transit
69 Prior to registration the applicant shall consult with Brampton Transit to determine suitable locations for transit stops and to indicate these locations on the Aboveground Servicing Plans
70 The applicant shall agree to meet the conditions of Brampton Transit with respect to the installation of future bus stop infrastructure to the satisfaction of the Commissioner of Works and Transportation
NOTICE REQUIREMENTS
Sales Office Community Information Maps
71 NA
Use of Land Notices
Statements and Clauses
72 NA
Signage
73 In conjunction with the first engineering submission the owner shall erect and maintain signs in the following locations and in the following manner
a) On Block 6 indicating that Block 6 will be developed as part of a Natural Heritage System containing important environmental features and systems and in accordance with the approved Huttonivlle and Fletchers Creeks Subwatershed Study This Block is to be left in a
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naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
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i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
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any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
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88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
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18 P7-50
distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
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advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
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F7-S 20
L5N 6R4
Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
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P7-S3 21
NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
2 F7-UH REAL ESTATE REQUIREMENTS
Easements
59 The owner shall grant all necessary easements for drainage utility and servicing purposes as may be required to the appropriate agency or public authority
Deeding Roads and Pathways
60 The proposed road allowances road widenings daylighting pedestrian pathways bicycle pathways and public transit rights of way provisions shall be dedicated as public highways on the final plan proposed for registration
Open Space
61 Prior to registration all identified open space lands within the subject application including all lands associated with the Natural Heritage System associated buffer(s) all identified vista park blocks all identified stormwater block engineered (drainage) channel blocks and identified entry feature blocks shall be conveyed to the City gratuitously and in a condition satisfactory to the City No parkland dedication credit will be provided for the blocks in question The applicant will landscape the subject blocks in accordance with the approved plans and will be eligible for development charges credit against work performed where applicable and in accordance with City standards and the current Development Charges By-law
62 In conjunction with the submission of the first engineering submission the applicant shall provide detailed working drawings for all identified park blocks open space blocks stormwater management facilities engineered drainage channels landscape buffer blocks streetscape planting entry feature blocks and fencing to the satisfaction of the applicable approving departments and in accordance with the latest City standards Fencing shall be included along holdout properties where they abut the plan subject to the approval of the existing property owners
The applicant shall comply with both the facility fitconcept plan approved prior to draft plan approval andor the recommendations of the approved Community Design Guidelines (as applicable)
63 Prior to registration the developer agrees to provide the City with the final landscape submission a detailed summary of all areas of parkland open space stormwater management ponds valleylands woodlots and buffers including quantities or areas of boulevard and buffer sod boulevard and buffer trees shrub beds and irrigation systems that will be installed by the developer in the subdivision agreement and will be owned by the City at assumption of the Subdivision Plan
64 Prior to assumption the developer is responsible for the development of all park open space stormwater management entry feature and landscape buffer blocks in accordance with the approved plans and in accordance with the current Development Charges By-law
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13 F7-HS
Walkways
65 NA
Road Widenings
66 The road widening Blocks 11 to 14 shall be gratuitously dedicated to the Region of Peel on the final plan
03 Metre Reserves
67 03 metre reserves shall be conveyed to the Cityof Brampton on Blocks 15 to 19
Buffers
68 NA
Transit
69 Prior to registration the applicant shall consult with Brampton Transit to determine suitable locations for transit stops and to indicate these locations on the Aboveground Servicing Plans
70 The applicant shall agree to meet the conditions of Brampton Transit with respect to the installation of future bus stop infrastructure to the satisfaction of the Commissioner of Works and Transportation
NOTICE REQUIREMENTS
Sales Office Community Information Maps
71 NA
Use of Land Notices
Statements and Clauses
72 NA
Signage
73 In conjunction with the first engineering submission the owner shall erect and maintain signs in the following locations and in the following manner
a) On Block 6 indicating that Block 6 will be developed as part of a Natural Heritage System containing important environmental features and systems and in accordance with the approved Huttonivlle and Fletchers Creeks Subwatershed Study This Block is to be left in a
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
f-HW 14
naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
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f7-t7 15
i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
p-ne16
any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
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F7-M417
88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
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18 P7-50
distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
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P7-SI19
advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
F7-S 20
L5N 6R4
Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
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P7-S3 21
NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
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13 F7-HS
Walkways
65 NA
Road Widenings
66 The road widening Blocks 11 to 14 shall be gratuitously dedicated to the Region of Peel on the final plan
03 Metre Reserves
67 03 metre reserves shall be conveyed to the Cityof Brampton on Blocks 15 to 19
Buffers
68 NA
Transit
69 Prior to registration the applicant shall consult with Brampton Transit to determine suitable locations for transit stops and to indicate these locations on the Aboveground Servicing Plans
70 The applicant shall agree to meet the conditions of Brampton Transit with respect to the installation of future bus stop infrastructure to the satisfaction of the Commissioner of Works and Transportation
NOTICE REQUIREMENTS
Sales Office Community Information Maps
71 NA
Use of Land Notices
Statements and Clauses
72 NA
Signage
73 In conjunction with the first engineering submission the owner shall erect and maintain signs in the following locations and in the following manner
a) On Block 6 indicating that Block 6 will be developed as part of a Natural Heritage System containing important environmental features and systems and in accordance with the approved Huttonivlle and Fletchers Creeks Subwatershed Study This Block is to be left in a
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
f-HW 14
naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
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f7-t7 15
i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
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88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
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18 P7-50
distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
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P7-SI19
advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
F7-S 20
L5N 6R4
Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
P7-S3 21
NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
f-HW 14
naturalized state in order to preserve protect and enhance the Natural Heritage System This Block may receive minimal maintenance such as the periodic removal of paper and debris vegetation removal and grass cutting For more information please contact the Manager of Environmental Planning City of Brampton Planning Design and Development Department at (905) 874 - 2050 andor Credit Valley Conservation at (905) 670 -1615
MISCELLANEOUS REQUIREMENTS
Cost Sharing
74 Prior to registration the owner shall sign the Landowners Cost Sharing Agreement to the satisfaction of the Director Planning Policy and Growth Management and sign the Agreement (or other named agreement) and provide the Planning Design and Development Department with a written acknowledgment from the Trustee appointed pursuant to the agreement that the Owner 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 registration
Commercial
75 NA
School Boards
76 NA
School Site Alternate Use
77 NA
School Site Acquisition and Costs
78 NA
Canada Post
79 The owner shall
a) make satisfactory arrangements with Canada Post and the Director Engineering and Development Services Division for the provision of suitable sites for the installation of Canada Post Community Mailboxes and shall indicate these locations on the appropriate servicing plans
b) provide the following for each Community Mailbox site
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
f7-t7 15
i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
p-ne16
any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 2 IT- 10022B and C04W11006
F7-M417
88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
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18 P7-50
distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
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P7-SI19
advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
F7-S 20
L5N 6R4
Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
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P7-S3 21
NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
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f7-t7 15
i) an appropriately sized sidewalk section (concrete pad) per municipal standards to place the Community Mailbox on
ii) any required walkway across the boulevard as per municipal standards
iii) any required curb depressions for wheelchair access
c) to determine provide and maintain a suitable and safe temporary Community Mailbox location(s) to be fit up prior to first occupancy This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent Community Mailbox site locations This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied
Commercial Litter Pick-up
80 The applicant for Commercial Blocks 1 to 4 shall provide an on-site litter pick up service which shall clear litter from Blocks 1 to 4 at least twice weekly
Bus Stop Pads
81 The applicant shall show on the engineering drawings bus stop pads in locations and of designs satisfactory to the Commissioner of Planning Design amp Development
Telecommunications
82 The owner shall permit all telecommunications service providers that are a Canadian carrier as defined in subsection 2(1) of the Telecommunications Act of a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act and have entered into a Municipal Access Agreement with the City (Telecommunication Providers) to locate their plant in a common utility trench within any future public highway within the Plan A list of Telecommunication Providers can be obtained from the City Within 10 business days of the delivery of the preservicing letter the owner shall notify all Telecommunication Providers of the Plan and request that the Telecommunication Providers contact the owner directly within 10 business days if they intend to locate their plant within any future public highway within the Plan The owner shall make satisfactory arrangements (financial and otherwise) with the City Telecommunications Providers and other utilities for the installation of each of their facilities in a common utility trench within the future public highway prior to commencing any work with respect to any future public highway as shown on the draft approved plan of subdivision and the owner shall provide evidence of same satisfactory to the City Until such installation is completed the owner shall not undertake
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
p-ne16
any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 2 IT- 10022B and C04W11006
F7-M417
88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
18 P7-50
distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
P7-SI19
advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
F7-S 20
L5N 6R4
Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
P7-S3 21
NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
p-ne16
any works that will limit the ability of any Telecommunications Provider to install its plant in a timely and efficient manner The owner shall install at its own expense 100mm diameter ducts at all road crossing for the use of Telecommunications Providers The exact location and detailed specifications for these ducts shall be shown on the approved drawings The owner acknowledges and agrees that the City may refuse to accept or assume any or all streets within the plan until the provisions of this section have been complied with
83 Prior to commencing any work within the plan the owner must confirm that sufficient wire-line communicationtelecommunication infrastructure is
currently available within the proposed development to provide communication telecommunication service to the proposed development In the event that such infrastructure is not available the owner is hereby advised that they may be required to pay for the connection to andor extension of the existing communication telecommunication infrastructure If the owner elects not to pay for such connection to andor extension of the existing communication telecommunication infrastructure the owner shall be required to demonstrate to the telecommunication provider that sufficient alternative communicationtelecommunication facilities are available within
the proposed development to enable at a minimum the effective delivery of communicationtelecommunication services for emergency management services
Canadian National Railway (CNR)
84 Where the Zoning permits a 300 meter building setback from the CNR lines apply only to lands designated Residential
Region of Peel
85 Servicing will require the construction of a watermainsewer which is the financial responsibility of the Region of Peel as per Development Charges By-Law 91-98 The applicant shall make appropriate arrangements with the Region of Peel regarding the financing and construction of Regional services prior to the execution of the Subdivision Agreement
86 Prior to Registration the applicants engineer shall 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
87 Prior to preliminary approval of the underground services the applicant shall submit a plan to the Region of Peel Public Works Department indicating ties to all main line valves in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 2 IT- 10022B and C04W11006
F7-M417
88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
18 P7-50
distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
P7-SI19
advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
F7-S 20
L5N 6R4
Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
P7-S3 21
NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
F7-M417
88 Prior to final approval of the underground services a plan indicating ties to individual water service boxes shall be submitted to the Region of Peel Public Works Department in accordance with the as-constructed requirements of the Region of Peel Development Procedure Manual
89 Prior to registration the applicant shall submit a plan to the Region of Peel Public Works Department indicating 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
Credit Valley Conservation
90 That the Scoped EIS be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the Scoped EIS
91 That the FSR be completed to the satisfaction of the City and CVC If necessary the plan shall be redline revised to implement the findings of the amended FSR
92 The City of Bramptons Restricted Area Zoning Bylaw shall contain provisions which will place all lands within Block 6 in the appropriate public open space category
Enbridge Gas Distribution
93 The following conditions shall be included in the Subdivision Agreement to the satisfaction of Enbridge Gas Distribution Inc
(i) The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities including required separation between utilities
(ii) Streets are to be constructed in accordance with composite utility plans as submitted and approved by all utilities
(iii) The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc with the necessary field survey information for the installation of the gas lines
94 It is understood that the natural gas distribution system will be installed within the proposed road allowance In the event that this is not possible easements will be provided at no cost to Enbridge Gas Distribution Inc
Rogers Cable
95 Prior to registration of the Plan of Subdivision the developerowner will at its own cost grant all necessary easements and maintenance agreeents required by those CRTC-licensed telephone companies and broadcasting
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
18 P7-50
distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
P7-SI19
advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
F7-S 20
L5N 6R4
Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
P7-S3 21
NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
18 P7-50
distribution companies intending to serve the Subdivision (collectively the Communications Service Providers) Immediately following registration of the Plan of Subdivision the developerowner will cause these documents to be registered on title
96 Prior to registration of the Plan of Subdivision the developerowner will with consultation with the applicable utilities and Communications Service Providers prepare an overall utility distribution plan that shows the locations of all utility infrastructure for the Subdivision as well as the timing and phasing of installation
Hydro One Brampton
97 Prior to registration arrangements shall be made to the satisfaction of Hydro One Brampton and the Director Engineering and Development Services for the provision of major facilities such as switchgear installations
Administrative
98 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised that conditions through all-inclusive have been carried out to the Citys satisfaction
99 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Region of Peel that conditions and to inclusive have been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
100 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the telecommunication provider that conditions and have been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
101 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Canada Post that condition has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
102 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Credit Valley Conservation that conditions to has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
103 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
P7-SI19
advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
F7-S 20
L5N 6R4
Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
P7-S3 21
NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
P7-SI19
advised by the Hydro One Brampton that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
104 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Enbridge Gas Distribution that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
105 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by Rogers Cable that conditions and has been carried out to their satisfaction with a brief but complete statement indicating how these conditions have been satisfied
106 Prior to the signing of the final plan by the Commissioner of Planning Design and Development or his designate the Commissioner is to be advised by the Cost Sharing Agreement Trustee that condition has been carried out to their satisfaction with a brief but complete statement indicating how this condition has been satisfied
NOTE1
In accordance with City Council resolution C003-97 draft approval granted under Section 51 of the Planning Act RSO 1990 cP13 is valid until draft approval is either withdrawn or the plan is registered The conditions of draft approval will however be reviewed initially 3 years after draft approval is granted and subsequently every 2 years to determine if the conditions are appropriate or whether draft approval should be withdrawn
NOTE 2
In order to expedite the clearance of conditions we suggest that a copy of the signed Subdivision Agreement be forwarded to the following agencies upon execution
Mr Tom Slomke
Director of Planning Region of Peel 10 Peel Centre Drive
Brampton Ontario L6T 4B9
Mr Joshua Campbell Credit Valley Conservation Authority 1255 Derry Road West Mississauga Ontario
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
F7-S 20
L5N 6R4
Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
P7-S3 21
NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
F7-S 20
L5N 6R4
Mr Kevin OBrien
Delivery Planning Canada Post Corporation 193 Church Street Suite 200 Oakville Ontario L6J 7S9
Mr Robert Evangelista Manager Engineering Surveys and Records Hydro One Brampton 175 Sandalwood Parkway West Brampton Ontario L7A1E8
Mr John LaChapelle Manager Right-of-Way Control Centre Bell Canada
Floor 5100 Borough Drive Scarborough Ontario M1P4W2
Mr Erik Naczynski Enbridge Gas Distribution Inc 500 Consumers Road
North York Ontario M2J 1P8
Ms Helen Mihailidi LLB Bratty and Partners 7501 Keele Street Suite 200 Vaughan ON L4K1Y2
Ms Kim Beckman
Davies Howe Partners
99 Spadina Avenue Fifth Floor Toronto Ontario M5V 3P8
NOTE 3
It is recommended that the developer or his consultant contact the Credit Valley Conservation Authority to clarify specific requirements prior to preparation of detailed engineering reports
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
P7-S3 21
NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
P7-S3 21
NOTE 4
The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne by the owner and further any easement rights of Hydro One are to be respected The developer should contact the local Hydro One Area office to verify if any low voltage distribution lines may be affected by the proposal
Draft Conditions of Draft Approval GAGNON amp LAW URBAN PLANNERS LTD - MATTAMY (CREDIT RIVER) LTD et al Files 21T-10022B and C04W11006
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