bratnpton.ca
Report Planning, Design & Development Committee
Standing Committee of the Council
of the Corporation of the City of Brampton
Date: February 18, 2009
City File Number: C04W08.004 PLANNING, DESIGN & DEVELOPMENT COMMITTEE
Subject: RECOMMENDATION REPORT nATE: fafofUAOA 1%, 2OCfl Application to Amend the Zoning By-Law
GLEN SCHNARR & ASSOCIATES INC - ROYAL WEST
DEVELOPMENTS INC.
APPLICATION TO AMEND THE ZONING BY-LAW TO PERMIT
COMMERCIAL USES, STORMWATER MANAGEMENT
PONDS, VISTA BLOCKS, A WOODLOT, PEDESTRIAN TRAIL
AND A RESIDENTIAL PART LOT ON LANDS LOCATED
NORTH OF QUEEN STREET, EAST OF MISSISSAUGA
ROAD.
Ward: 6
Contact: Dan Kraszewski 905-874-2082
OVERVIEW:
. This application involves the development of lands at the southeast quadrant
of Mississauga Road and the future Williams Parkway extension to
accommodate a 15 ha (37 acre) commercial area, west of the north south
collector and an adjacent 0.70-hectare (1.75 acre) commercial area east of the north south collector (See Map 1 for Conceptual Site Plan).
. The applicant is also proposing to rezone the land immediately east of the
commercial site to accommodate two storm water management ponds, a
woodlot, three vista blocks along the east and west sides of Huttonviile Creek
and a small residential part lot at the south edge of the subject property (See
Map 3 - Proposed Uses Subject to Rezoning).
. The subject rezoning application is consistent with the intent of the Official
Plan, the approved Springbrook Block Planning area and the proposed
Official Plan Amendment (OPA) application, to permit District Commercial
uses in the Secondary Plan and retain the Reid Home.
. The report addresses concerns raised by interested members of the public
that attended the formal public meeting on October 1, 2007, as well as inputs
received from the public thereafter.
The recommended conditions of approval will address required Urban Design
and Growth Management issues prior to the development of these lands,
including the limitations on the amount of floor space area permitted prior to
completing improvements to Mississauga Road and completion of Williams
Parkway to base course asphalt.
Recommendations:
1. THAT the report from Dan Kraszewski, Manager of Development Services, and
Paul Aldunate, Development Planner, Planning Design and Development
Department, entitled "Application to Amend the Zoning By-Law by GLEN
SCHNARR & ASSOCIATES INC - ROYAL WEST DEVELOPMENTS INC"; dated
February 18, 2009 be received;
2. 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;
3. THAT the rezoning application by Royal West Developments (File
#C04W08.004) be approved and staff be directed to prepare the final zoning by
law for adoption subject to the conditions described herein and the preparation of
a zoning development agreement to the satisfaction of the Commissioner of
Planning, Design and Development;
4. THAT prior to passing of the zoning by-law for the lands identified as Phase 2 the
applicant provide updated urban design submissions for Wal-Mart that better
reflect the quality and character of the Springbrook Block Plan and the
illustrations identified in Appendix 9.
5. THAT the lands be zoned with a site specific Open Space (OS), Flood Plain (F),
Residential Single Detached and Commercial Three (H).
i. In this regard the lands zoned Commercial Three (C3) -Section AAA shall
be required to include a supermarket with a minimum gross floor area of
4,645 square metres; and shall only be used for the following purposes:
a. Purposes permitted in the typical C3 zone, excluding a
motor vehicle or boat sales establishment, a service station,
gas bar, convenience restaurant or laundromat;
b. An art gallery;
c. A convenience store or grocery store;
d. A drive through facility for banks only;
e. A furniture and appliance store;
f. A department store;
g. A home supply and improvement store;
h. A retail warehouse;
i. A screened in or covered outdoor area for the display and sale of goods and products;
ii. The lands zoned Commercial Three (C3) will be subject to the following requirements and restrictions:
j. Minimum front yard depth 3m
k. Minimum exterior side yard depth 3m
I. Minimum rear yard depth 8m
m. Minimum landscape open space 15% of lot area
n. Minimum 6m wide landscape open space along
Mississauga Road except at approved driveway accesses
which may increase to accommodate 5m Hydro Easement;
o. Minimum 6m wide landscape open space along Royalwest
Drive except at approved driveway accesses;
p. Minimum 6m wide landscape open space along Williams
Parkway except at approved driveway accesses;
q. Minimum 3m landscape open space area between
commercial and non-commercial uses;
r. Provided they are sufficiently screened; loading spaces may
be permitted along an exterior yard, excluding that yard
abutting Mississauga Road.
iii. While the holding (H) symbol is in place the uses described above are
permitted but the total gross floor area of development may not exceed
12,180 square metres and consist only of the buildings located on the north
section of the site plan, which is bound by Royalwest Drive, Williams
Parkway, Mississauga Road and the main east west road internal to the sight.
iv. The holding (H) symbol shall not be removed until the Council of the City of
Brampton has received confirmation from the Region of Peel that
satisfactory arrangements are in place to address the required road
improvements and widening of Mississauga Road to 4 lanes, from Williams
Parkway to Queen Street, to the satisfaction of the Commissioner of
Planning Design and Development.
6. THAT prior to the enactment of the amending zoning by-law, arrangements
satisfactory to the Commissioner of Planning Design and Development and the
Region of Peel shall be made regarding the required interim improvements to
Mississauga Road to accommodate the first phase of development (Map 1 A-
Phasing Plan -12,180 sqm of commercial), which at a minimum shall include the
widening of Mississauga Road to 4 lanes along the frontage of the subject lands
from Williams Parkway to Beacon Hill Drive, and that Williams Parkway is
constructed and opened between Creditview Road and Mississauga Road.
7. THAT prior to the enactment of the amending zoning by-law, the applicant will
demonstrate compliance with the Block 2 Interim Servicing Financial Mitigation
Agreement, the Block 2 Spine Servicing Agreement and the Regional Financing
Agreement, Agreement for Single Source Delivery of Development Charge
Funded Road Infrastructure and the Springbrook Accelerated Servicing (Front
End Financing) Agreement;
8. THAT prior to the enactment of the amending zoning by-law the applicant shall
provide the City with written acknowledgment from the applicable Trustee
appointed pursuant to the agreements, that the applicant has signed the CVSP
Block 2 Landowners Cost Share Agreement and the CVSP Master Landowners
Cost Sharing Agreement and is in good standing with the terms and conditions of
those agreements;
9. THAT prior to the enactment of the amending zoning by-law the applicant shall
make appropriate arrangements to provide access to shared infrastructure
required by external landowners, which can include signing the Blocks 1&3 Cost
Sharing Agreement or other agreement(s), to the satisfaction of the
Commissioner of Planning, Design and Development;
10. THAT prior to the enactment of the amending zoning by-law, confirmation from
the Region of Peel that sanitary and water servicing are available, (interim and/or
full servicing) and that any outstanding issues or concerns of the Region have
been addressed;
11. THAT prior to the enactment of the amending zoning by-law, suitable
arrangements are made to address the location and design of infiltration facilities
required to maintain the natural direction of groundwater flow to the satisfaction
of the Commissioner of Planning Design and Development in consultation with
Credit Valley Conservation;
12. THAT prior to enactment of the zoning by-law, the developer must provide the
City with the appropriate securities in the amount required by the City to cover
the costs of maintenance, repair, and restoration of the heritage feature,
according to the approved conservation plan, which is to be held by the City until
the appropriate works are carried out and approved by the City.
13. THAT prior to enactment of the zoning by-law, the owner must make appropriate
arrangements to agree to the preservation of the Reid Farmhouse in its current
location and to its heritage designation pursuant to Part IV of the Ontario
Heritage Act.
14. THAT prior to enactment of the zoning by-law, the owner shall retain a qualified
heritage consultant, who is a member in good standing of the Canadian
Association of Professional Heritage Consultants, to carry out heritage impact
assessments of the subject lands, to the satisfaction of the City. A mitigation
plan as recommended by the heritage impact assessment to keep the building in
its current location must be prepared to the satisfaction of the Commissioner of
Planning Design and Development.
15. THAT prior to enactment of the zoning by-law, the applicant shall finalize the
Community Design Brief, to the satisfaction of the Commissioner of Planning,
Design and Development;
• In this regard, the Commercial Design Brief shall illustrate superior
architecture and design for the entire property including the two anchor
buildings, in accordance with staff' comments and illustrations shown in
Appendix 9, to ensure the commercial lands effectively complement the
character and theme of the adjacent upscale executive subdivision and the
approved Springbrook Block Plan Community Design Guidelines.
16. THAT prior to enactment of the zoning by-law, the applicant shall execute a
zoning development agreement with the City which will address or include the
following conditions, to the satisfaction of the Commissioner of Planning Design
and Development:
a) Prior to site plan approval, the owner shall agree to implement the approved Springbrook Community - Community Design Guidelines, and the yet to be approved Royal West Commercial Design Brief, 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 City. Engineering and landscape design packages will need to reflect the approved guidelines. In this regard the applicant will agree to incorporate the following:
i. Appropriate architectural design treatment (wall/roof articulation, door, fenestration, masonry detailing, character lighting) shall be provided to avoid uninteresting expanses of roof and wall facade;
ii. Superior architecture and design for the two anchor buildings in accordance with staff' comments and illustrations shown in Appendix 9, to ensure the commercial lands effectively complement the character and theme of the adjacent upscale executive subdivision and the approved Springbrook Block Plan Community Design Guidelines,
iii. Buildings immediately surrounding the Reid Heritage House or fronting onto Mississauga Road should borrow elements of design from the heritage feature and/or integrate complementary material and architectural features;
iv. The use of high quality building materials in traditional tones and textures characteristic of neighbouring community is required. This may include brick, stucco, stone, or architectural precast panels for distinctive detailing. The use of plain block, glass curtain wall, vinyl siding, metal siding or industrial looking ribbed precast wall panels is discouraged.
v. Distinctive building designs shall be provided at corner locations and the view termini to reinforces their landmark status and streetscape
vi. Buildings shall be compatible in scale, massing, height and roof form with the width and importance of the adjacent streets while retaining a human scale to encourage pedestrian traffic.
vii. Rooftop mechanical equipment shall be integrated into the roof design and screened from public view
viii. Building projections, including bay features, cornices, canopies, patios, porches and porticos are encouraged.
ix. Complimentary architectural treatment of buildings is required through reoccurring design elements such as wall finish/material/colour or the use of a consistent masonry skirting around the buildings.
x. Non-street facing building facades exposed to public view (facing open spaces, parking areas internal traffic routes or wide apertures in the streetscape) should provide visual interest through the provision of windows articulation and/or architectural detailing similar to the main facade.
xi. Parking, storage, and loading areas should be screened from public view
xii. In this regard, minor revisions to the site plan may be necessary to provide sufficient space for such features and alternative guidelines may need to be submitted. Any such alternative guidelines shall maintain similar standards of architectural and landscape treatment as are specified in the currently approved guidelines.
b) Prior to site plan approval, the owner shall appoint an architectural control consultant from the City's list of pre-approved firms. It is advisable that the consultant is the same as the firm, which participated in the preparation of the Design Brief and Architectural Design Guidelines for the area where applicable, and the consultant will not have any potential conflicts of interest to the satisfaction of the City. The consultant will be responsible for reviewing all building architecture and other architectural elements which face a public road or open space to ensure conformity with the approved urban design guidelines for the planning area or subdivision as applicable.
c) Prior to site plan approval, the Read Voorhees Traffic Impact Study for the subject lands shall be approved to the satisfaction of the Commissioner of Planning, Design and Development and the Region of Peel.
d) Prior to site plan approval the applicant shall agree that the locations, configuration & number of accesses will be determined at the detailed site plan review stage and once the traffic impact study has been finalized. In this regard some accesses may be restricted to right in/out movements only.
e) Prior to site plan approval, all other obligations, completion of Spine roads and other works, and the payment of costs, and posting of any securities required prior to site plan approval by the Block 2 Interim Servicing Financial Mitigation Agreement, the Block 2 Spine Servicing Agreement and the Regional Financing Agreement, Agreement for Single Source Delivery of Development Charge Funded Road Infrastructure and the Springbrook Accelerated Servicing (Front End Financing) Agreement be completed and satisfied;
f) Prior to site plan approval, at least one residential plan of subdivision has been registered within the Springbrook Block Plan (Block 2), on the west side of the valley plan of subdivision be registered;
g) Prior to site plan approval, the entire Williams Parkway Extension between Creditview Road and Mississauga Road shall be completed to base course asphalt, including the construction of the bridge over the valley, to the satisfaction of the Commissioner of Works and Transportation, and that all lands required by the City for the Williams Parkway Extension be conveyed to the City free and clear of all encumbrances;
h) Prior to site plan approval, Royalwest Drive from Williams Parkway to Queen Street and Beacon Hill Drive from Royalwest Drive to Mississauga Road shall be constructed to the satisfaction of the Commissioner of Planning Design and Development;
i) Prior to site plan approval, the SWMP Blocks, the Vista Blocks, Valleylands, Pathway Blocks, and Woodlot Block shall be conveyed gratuitously to the City in a condition satisfactory to the City and at no cost to the City. In this regard, the applicant shall also agree that the SWMP Blocks, the Vista Blocks, Valleylands, Pathway Blocks, and Woodlot Block shall not be credited as parkland for the purpose of determining the parkland requirements for the subject plan.
j) Prior to site plan approval, a woodlot retention and management plan, including detailed information concerning, among other things, drainage, tree damage, tree protection, and restoration, shall be approved by the City, for the Woodlot Block.
k) Prior to site plan approval, if not already done, the developer must provide the City with the appropriate securities in the amount required by the City to cover the costs of maintenance, repair, and restoration of the heritage feature, according to the approved conservation plan, which is to be held by the City until the appropriate works are carried out and approved by the City.
I) Prior to site plan approval, the owner must make appropriate arrangements to agree to the preservation of the Reid Farmhouse in its current location and to its heritage designation pursuant to Part IV of the Ontario Heritage Act.
m) Prior to site plan approval, the owner shall retain a qualified heritage consultant, who is a member in good standing of the Canadian Association of Professional Heritage Consultants, to carry out heritage impact assessments of the subject lands, to the satisfaction of the City. A mitigation plan as recommended by the heritage impact assessment to keep the building in its current location must be prepared to the satisfaction of the Commissioner of Planning Design and Development.
n) Prior to site plan approval, the developer shall agree to provide protection and secure the heritage feature (the Reid Farmhouse and surrounding landscape, including vegetation) during construction and development of the lands as required by the guidelines of the City.
o) Prior to site plan approval, the applicant shall retain the services of a team consisting of an ecologist, hydrogeologist and landscaped architect qualified in quantitative and qualitative analysis, approved by the City, to approve and monitor the grading and drainage of the subject property in relation to the measures recommended in the approved woodlot retention and management plan to minimize impact on the Woodlot Block.
p) Prior to site plan approval, 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 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 hydrogeologists 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 preservation and tree protection measures are to be installed and inspected by the City prior to preservicing of the subdivision;
q) Prior to site plan approval, retain a landscaped architect/ecologist to prepare planting and restoration plans for the quantity/quality ponds for approval by the Commissioner of Planning Design and Development.
r) Prior to site plan approval, the owner shall agree to construct a masonry wall of a height and design satisfactory to the City along the boundary where the Commercial Block abuts the adjacent Residential lands and any other fencing as required in accordance with City standards.
s) Prior to site plan approval the owner shall submit a Noise Feasibility Study detailing the appropriate noise control measures for the subject lands.
t) Prior to site plan approval, the owner shall agree that the SWMP Blocks shall be naturalized by the applicant by providing shrub and tree-planting covering 100% of the blocks. In this regard, the applicant will provide detailed landscape plans to the satisfaction of the City for the SWMP Blocks.
u) Prior to site plan approval, the owner shall agree that Buffer Blocks will be developed as buffers and may contain landscape, fencing and other treatments for the safety and privacy of the future residents and to minimize interference from vehicle headlight glare. In addition, the Buffer Blocks shall be gratuitously conveyed to the City, in a condition satisfactory to the City and at no cost to the City. In this regard, the applicant will provide detailed landscape plans to the satisfaction of the City for Buffer Blocks, prior to site plan approval.
v) Prior to site plan approval, the owner shall provide 0.99 metre wide Entry Feature Blocks at the intersections of Royalwest Drive and Williams Parkway, which will be gratuitously conveyed to the City, in a condition satisfactory to the City and at no cost to the City. The applicant will design and construct entry features in accordance with the City's Flower City initiative and Gateway Beautification Program. In this regard, the applicant shall also agree that these Blocks shall not be credited as parkland for the purpose of determining the parkland requirements for the subject plan. The application shall also provide a sum equivalent to 10% of the estimated construction cost of the hard surface treatments for maintenance in perpetuity.
w) Prior to site plan approval, the owner shall agree that Vista Blocks will be developed as vistas and may contain lighting, landscaping, passive use areas, and furniture and shall be gratuitously conveyed to the City, in a condition satisfactory to the City and at no cost to the City. In this regard, the applicant will provide detailed landscape plans to the satisfaction of the City for Vista Blocks, prior to site plan approval.
x) Prior to site plan approval, the owner shall agree that pathway blocks, as per the approved block plan, will be developed as a pathway and will contain a lighted walkway and landscaping and shall be gratuitously conveyed to the City, in a condition satisfactory to the City and at no cost to the City. In this regard, the applicant will provide detailed landscape plans to the satisfaction of the City for Pathway Blocks, prior to site plan approval prior to site plan approval.
y) Prior to site plan approval, the owner will make satisfactory arrangements with the City for the provision of street trees ajong all internal streets within the subject plan, and along immediately abutting boulevards of adjacent streets.
z) Prior to site plan approval, the owner shall erect and maintain signs in the following locations and in the following manner to the satisfaction of the Community Design, Parks Planning and Development Division:
i. on the Woodlot Block, indicating that this block shall be preserved as a woodlot and will be left in a naturalized state and will have minimal maintenance such as the periodic removal of paper and debris. The signage shall also advise that for more information, the City of Brampton Community Design, Parks Planning and Development Division can be contacted at (905) 874-2336.
ii. on both SWMP Blocks, indicating that these blocks shall be developed as a stormwater management ponds and will be left in a naturalized
state and will have minimal maintenance such as the periodic removal of paper and debris. The signage shall also advise that for more information, the City of Brampton Community Design, Parks Planning and Development Division can be contacted at (905) 874-2336.
iii. on the Vista Blocks, indicating that these blocks shall be developed as vistas and may contain lighting, landscaping, passive use areas, and furniture. The signage shall also advise that residents close to Vista Blocks may be disturbed by noise and lighting from the vista. For information, the City of Brampton Community Design, Parks Planning and Development Division can be contacted at (905) 874-2336.
iv. on the Pathway Blocks, indicating that these blocks shall be developed as pathway and will contain a lighted walkway and landscaping. The signage shall also advise that residents close to Pathway Blocks may be disturbed by noise and lighting from the pathway. For information, the City of Brampton Community Design, Parks Planning and Development Division can be contacted at (905) 874-2336.
Background:
Related Application(s):
The subject lands are within the approved Springbrook Block Plan area of the Credit
Valley Secondary Plan and are currently subject to an Official Plan Amendment (OPA)
application, submitted previously by Royal West Developments Inc., to amend the
Credit Valley Secondary Plan to permit District Commercial Uses. Planning Design and
Development Committee approved this amendment in principle on September 6,2006,
subject to the completion of outstanding technical studies and legal agreements
(PDD263-2006). Several of these outstanding technical studies are also a necessary
part of the rezoning development approval process discussed below in greater detail.
On March 3rd, 2008 the Planning, Design and Development Committee passed the following resolution (March 3rd PD&D minutes are attached as Appendix 12):
"That Council be advised that the legal agreements for Block 2 incorporate the principle
of the proposed reallocation/transfer of interim servicing opportunities between the
Block 2 landowners group provided that no commercial development occur on interim
services until the Mississauga Road improvements occurs to the satisfaction of the City
of Brampton and the Region of Peel and a residential plan of subdivision has been
registered in Block 2, West of Huttonville Creek, and that planning staff be directed to
evaluate and provide recommended conditions to Council regarding any proposed
development of the commercial component, in order to address such phasing
possibilities".
The requirement to have one plan of subdivision registered is intended to ensure the
commercial development does not proceed in isolation of the surrounding residential
community. At the same time Council wanted to ensure that appropriate improvements
are made to Mississauga Road.
10
The majority of lands within the Block Plan area have been draft approved and are
developing based on an interim servicing scenario where developers are borrowing the
excess capacity available from the Fletcher's Creek Trunk Sewer until the Credit Valley
Trunk Sewer extends further north, which is estimated to available by 2009. The subject application is also planning to take advantage of interim servicing in accordance with
the approved interim servicing scheme and associated mitigation agreements.
Proposal:
Royal West Developments Inc. has submitted a rezoning application to accommodate a
15 ha (37 acre) commercial area at the southeast corner of Mississauga Road and the
Williams Parkway extension, and adjacent 0.70-hectare (1.75 acre) commercial area
within the sub-area 2 Block Plan lands. The total gross floor area with respect to the 15
ha (37 acre) commercial area is approximately 38,700 square metres (416,000 square
feet) of retail, commercial, office and restaurant uses (including a supermarket and
department store). A freestanding restaurant or other to be determined uses could be
accommodated on the adjacent 0.70-hectare (1.75 acre) commercial area (See Map 1 -
Conceptual Site Plan of Commercial Area).
The applicant is also proposing to rezone the land immediately east of the commercial
site to permit two storm water management ponds, a woodlot, three vista blocks along
the east and west sides of Huttonville Creek and a small residential part lot at the south
edge of the subject property east of the north south collector (See Map 3 - Proposed
Uses Subject to Rezoning).
Property Description and Surrounding Land Use:
The subject property has the following characteristics:
♦ is located on 9521 Mississauga Road at the south-east quadrant of Mississauga
Road and future Williams Parkway extension (see Map 2 attached - aerial photo
dated April 2004);
♦ has a site area of approximately 41.0 hectares (101 acres);
♦ contains an existing single detached house and accessory buildings (The Reid
Farmhouse- 9521 Mississauga Road.)
♦ has a frontage of approximately 480 metres along Mississauga Road.
The surrounding land uses are described as follows:
North: the Williams Parkway extension, beyond which are residential and vacant
lands comprising part of the approved sub-area 1 Block Plan lands in the
Credit Valley Secondary Plan;
11
South: vacant (residential draft plan of subdivision by Destona Homes (2003 Inc)
(Glen Schnarr and Associates Inc.) City Files: 21T-05023B and
C04W07.008).
East: vacant (residential draft plan of subdivision and application by Greywood
(Tanyaville Holdings Inc.) City Files: C04W08.002 and 21T-05-008B.)
West: Mississauga Road, beyond which is vacant. The lands east of
Mississauga Road are designated North West Brampton Policy Area
(NWBPA). Although the long-term use of these lands will be for urban
purposes, the purpose of the NWBPA designation is to provide for the
protection and potential use of shale. It is the intent of Official Plan not to
allow any amendments or development in this area prior to 2016.
Map 1 shows the concept for the commercial component of the site plan application
followed by several diagrams taken from the draft Commercial Design Brief. The
concept site plan shows the orientation of the buildings and parking and identifies the
location of the main gateways, the location of buffers and pedestrian walkways. Building
'A' will be a Home Depot and building 'B' will be a Wal-Mart. Building 'J' is the Reid
Heritage Farmhouse to be retained.
Diagrams 1 to 4 are extractions from the Commercial Design Brief consolidated by
theme and location to provide Council with an understanding of the applications key
design features. Diagram 1 on page 16 shows the design elements that are proposed to
surround the Reid Heritage Farmhouse. As shown, the applicant intends to retain the
Reid Farmhouse in its existing place and build on its character by developing the
surrounding area with complementary architecture and open space design.
Diagram 2 as shown on page 17 provides an understanding of architecture and
landscaping for the lands and buildings directly abutting Mississauga Road. Streetscape
design along Mississauga Road is meant to provide an attractive and positive visual
presence within the community. The architectural vision for the buildings along
Mississauga Road are proposed to compliment the existing heritage home and
establish a high quality of design and variety of architectural details.
Similarly, Diagram 3 as shown on page 18 provides the landscape design vision for the
lands directly abutting Royalwest Drive. Where a loading condition occurs, a
landscaped berm is to be provided together with a 1.8m high continuous decorative
wooden fence with masonry pillars to effectively screen the loading areas.
Diagram 4 as shown on page 19 provides recent illustrations of Home Depot that are
more in keeping with the design and architecture of Upscale Executive Housing
envisioned for these lands.
12
- 13
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13
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PHASE 2
PLANNING, TA-Ti DESIGN &
GLEN SCHNARR & ASSOCIATESDEVELOPMENT
Royal West Developments
Date: 2008 1107 Drawn By: CJK CITY FILE: C04W08.004
File: C0NV3 Map No; 39-19
14
LOCATION
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DIAGRAM 1: DESIGN VISION FOR REID HOUSE AND SURROUNDING BUILDINGS
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16
DIAGRAM 2: DESIGN VISION FOR MISSISSAUGA ROAD: LANDSCAPING & ARCHITECTURE
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SUMMARY IMPACT ANAL YSIS
Origin: Date Submitted: July 12, 2006
C04W08.004 - GLEN SCHNARR &
ASSOCIATES INC - ROYAL WEST
DEVELOPMENTS INC
2006 Official Plan: The property is designated "Residential" on Schedule "A",
General Land Use Designations and "District Retail" on
Schedule A2- Retail Structure, of the Official Plan. The proposal conforms to these designations, and more
specifically, the policies found under section 4.2.10 of the
new Official Plan.
As part of the most recent Official Plan Review, the Retail
Policy component study determined that more commercial
space in the form of neighbourhood, district, and regional
commercial would be required to service growth levels
expected over the next 20 to 25 years.
Schedule "A2" was added to the official plan to identify the
retail hierarchy of the City and the long-term intent for
siting commercial uses. The intent was to situate and
ensure a well-balanced distribution of centres that offer
goods and services to residents and business. Schedule
"A2" identifies the southeast quadrant of the Mississauga
Road and Williams Parkway to be "District Retail".
According to the "District Retail" policies of the Official
Plan, these centres are to range between 125,000 to
500,000 square feet and be anchored by at least two
major tenants such as a supermarket, major department
stores or home improvement store. District Retail
establishments are to be located at the intersection of an
arterial road and/or provincial highway with an arterial or collector road.
The subject application is proposing approximately
381,600 square feet and will be anchored by Wal-Mart (a department store that is proposed to include 50,000 sq ft grocery component) and a Home Depot (home
improvement store). Furthermore the centre is located at in the intersection of two arterial roads, the future extension
of Williams Parkway and Mississauga Road.
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Secondary Plan:
Springbrook
Plan:
Therefore the subject application is consistent with the
Official Plan and does not require an amendment in this
regard.
The property is designated "Neighbourhood Retail",
"Highway Commercial", "Low Density 1", "Heritage
Resource" and "Potential Stormwater Management Pond"
on Schedule SP45A of the Credit Valley SPA.
The Neighbourhood Retail designation within the Credit
Valley Secondary Plan permits a range of uses. The policies that exist for this site specify that the lands shall
be developed as an oversized shopping centre in excess
of 8 acres and shall include a supermarket with a minimum
gross floor area of 4645 square metres (50,000 square
feet).
The applicant has filed an application to amend to the
Secondary Plan to re-designate the subject lands as
District Retail (File #C04W08.003). On September 6th, 2006, Planning, Design and Development Committee
approved the application in principle subject to the
following studies being approved:
• A "Traffic Impact Study" by Read Vorhees &
Associates Limited
• A "Commercial Design Brief prepared by NAK Design Group and John G. Williams Limited.
• A "Heritage Impact Assessment Statement" for the
Reid House
Each of these studies/reports have advance considerably and are also required as part of the rezoning approval
process. As such each study is discussed in greater detail
below.
Block Appendix 6 of this report shows the location of the subject
property within the approved Springbrook Block Plan. The
Block Plan dated May 7, 2007 was date stamped
approved on May 18, 2007.
The Springbrook Block Plan identifies the sites as
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neighbourhood commercial, which is consistent with the
current secondary plan designation. The Official Plan
Amendment process is simultaneously addressing the
identification of this within the Block Plan.
Zoning By-Law: The lands are zoned "Agricultural (A)" according to Zoning
By-law 270-2004, as amended. The applicant is proposing to rezone part of the subject lands with a site specific
"Commercial Three (C3)" zoning designation.
The applicant is also proposing that the lands east of the
commercial use be rezoned to 'F' Floodplain, 'OS' Open
Space and 'R1F-X1 Residential Single Detached, to accommodate stormwater management ponds,
valleylands, view vistas and a small residential part lot
adjacent to Destona Homes subdivision 21T-05032B.
A draft Zoning By-law is attached as Appendix 5.
This Zoning By-law amendment application is consistent
with the proposed official plan amendment to develop the lands as district commercial.
The applicant is proposing a Zoning By-law that builds on
the City's standard Commercial Three (C3) zoning but with
a special section that will refine the by-law to exclude
certain uses deemed not to be consistent with the overall
upscale executive nature of the Springbrook Block Plan.
Uses typically permitted in C3 zoning, include supermarkets, a retail establishment having no outside
storage, banks, office, restaurants. The applicant is also
proposing that home furnishings, a home retail warehouse and an art gallery be permitted.
Amongst the users that are currently permitted under the City's typical C3 designation, the applicant is proposing to exclude a motor vehicle or boat sales establishment, a service station or gas bar and a laundromat.
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Provincial Policy
Statement:
Strategic Plan:
In addition to the commercial uses proposed, this rezoning
application also addresses Huttonville Creek, a woodlot, 2
SWM ponds and 3 vista blocks. All of these uses are in
keeping with approved Springbrook Block Plan, which
recognizes these uses as environmental significant and
featured amenities.
The uses proposed as part of this zoning by-law
amendment are generally consistent with the long-term
intent of the Official Plan and secondary plan amendment.
Refinements of the zoning by-law will be addressed prior
to adoption of the by-law.
The subject application will contribute to a healthy, liveable
and safe community as part of the Springbrook Block
Planning Area, which was designed to provide an efficient
range of residential, commercial, institutional and open
space amenities.
The subject application is consistent with the City Strategic
Plan, specifically Pillar 2 Managing Growth, Pillar 3:
Protecting our Environment and Enhancing Our
Community, and Pillar 4: Dynamic and Prosperous
Economy.
Pillar 2: Managing Growth: A balanced land-use pattern
was established through the approval of the Credit Valley
Secondary Plan followed by the approval of the Springbrook Block Plan.
Pillar 3: Protecting our Environment and Enhancing Our
Community: The applicants have worked with the City and
Conservation Authorities to protect Huttonville Creek and
the abutting woodlot. The Reid house located at the
northwest corner of this application is to be preserved and
incorporated into the commercial development.
Pillar 4: Dynamic and Prosperous Economy: the subject
application will contribute towards the provision of
employment opportunities and commercial services for the
surrounding community.
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Land Use: This rezoning application is compatible with the
surrounding land-uses. This type of commercial
development will service the immediate and future needs
of residents in the Credit Valley Secondary plan and the
surrounding area. This commercial use will provide
services for a part of Brampton deemed to be under
serviced for commercial through the Official Plan Review
process.
Furthermore, a large part of the Springbrook Block
Planning Area is being developed as Upscale Executive
Housing, which will be characterised by superior
architecture and open space design. As such, the subject
lands will also be designed under the same guiding
principles of the approved Springbrook Block Plan
Community Design Guidelines. In recognition of this the
subject applicant has hired NAK Design Group and John
G. Williams Architects to prepare the Design Brief for the
commercial lands. These are the same consultants who
prepared the Springbrook Block Plan Design Guidelines.
In addition to the commercial uses proposed, this rezoning
application also addresses Huttonville Creek, a woodlot, 2
SWM ponds and 3 vista blocks. All of these uses are in
keeping with approved Springbrook Block Plan, which
recognizes these uses as environmental significant and
featured amenities.
Overall, this rezoning application is considered to
compatible with the surrounding land-uses and the intent
of the Official Plan.
Urban Design: NAK and John G. Williams Limited prepared the Design
Guidelines for the entire Springbrook Block Plan, which were approved in February 2008
The applicant has also hired these same consultants to
work with a team of architects and open space designers
to develop the Urban Design Brief in support of this
application, prepared by STLA Inc. (NAK Group of
Companies); John G. Williams Limited, Architect; and
Venchiarrutti Gagliardi Architect Inc., dated September 11, 2008.
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The Springbrook Block Plan envisioned an upscale
residential community that derives its upscale character
from the components of streetscape, open space,
community features, distinct housing forms and natural
physical setting. The subject application needs to build on
these components since it will be a main feature/gateway
to the Block Plan. The landowners have been working
with the City to deliver the type of architecture and design
that is envisioned for the Springbrook Block Plan Area and
the City's Upscale Executive principles. As shown in
Diagrams 1 to 4, some of key features identified to date in
the Design Brief include:
• Incorporating the existing heritage building, the Reid
Farmhouse, within the commercial block as a
community feature.
• Providing a formal lawn area as a gathering place
and foreground to the Heritage Farmhouse,
providing opportunities for elaborate planning beds.
• Providing attractive streetscapes along the street
frontages that support the pedestrian environment
and promote upscale quality of the neighbourhood
as well as the City's objectives for the Flower City.
• Providing pedestrian walkways internal to the site
with connections to the public sidewalk that promote
safety, accessibility and connectivity to the
community.
• Implementing architectural design treatments for all
buildings along Mississauga Road (wall/roof
articulation, doors, fenestration, missionary detailing
character lighting) shall all be provided to avoid
uninteresting expanses of roof and wall facade.
• Incorporating high quality building material for all
buildings along Mississauga Road in traditional tones
and textures characteristic of the neighbouring
upscale residential community and respectful of the
style and material used on the Reid Heritage house.
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The two anchor uses for this site are currently Home
Depot and Wal-Mart. Home Depot has shown progress in
its architecture since their initial drawings were submitted
to reflect the higher level of quality envisioned for these
lands. The latest renderings for Home Depot can be seen
in Diagram 4.
Staff continue to work with Wal-Mart to lift the quality of
architecture and design to a level that meets the City's
design requirements. Strong conditions are recommended
to ensure that the City gets the quality of urban design
expected in the Springbrook Block Plan, similar to what is
shown in Appendix 9.
Specifically the applicant needs to incorporate the
following principles into the design of the anchor buildings:
• Upgraded treatment on all sides exposed to public,
which means all four sides should have equal
importance and enhanced treatment.
• Highlight the main entrances;
• Special emphasis in built form (with towers/increased
parapet height) at view termini and intersections;
• Introduction of canopies, colonnaded structure for the
comfort of pedestrians;
• Selection of building materials complementary to the
adjacent residential development, the tenant buildings
and with the Reid Farmhouse (i.e. brick and stone)
• Certain design features should tie all buildings on site
(cornicing, base treatment, materials);
• Breaking large expanse of blank walls with proper
articulation; screening of loading areas, and all
mechanical units etc.
• Providing enclosure for outdoor storage with appropriate
landscaping
• The signage shall be cut out letters with no back lit box
signage
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Access/Parking:
Traffic:
• Introduce different profile windows to add interest.
Appendix '9' shows images of Wall-Mart's that exist in
areas outside of Brampton that portray some of these
essential design features and is more in keeping with the
upscale nature of the Springbrook Block Plan.
It is recommended that within 90 days the applicant shall
satisfactorily address the architectural treatment and
design of these anchor buildings to ensure that they
incorporate the principles described above and exemplify
the theme of Upscale Executive design. If not any further
consideration by Council of the zoning application as it
applies to this portion of land would be required.
Access and parking issues have been addressed and final
outstanding details will be addressed prior to site plan
approval.
Reed Vorhees prepared the overall traffic impact study for
the Springbrook Block Plan. The City's Transportation
Planning section approved the traffic impact study as part
of the Springbrook Block Plan approval process.
The same consultants were hired to prepare a site-specific
Traffic Impact Study for the subject application that will test
the capacity of the surrounding road network to
accommodate the commercial floor area along with the
operational efficiency of proposed access locations.
The subject application will be at the intersection of two
arterial roads, which is ideal for district commercial uses as
proposed. The landowners group is currently constructing
Williams Parkway between Creditview Road and
Mississauga Road and Royalwest Drive between Williams
Parkway and Queen Street, together with other internal
roads, in accordance with the Block 2 Spine Servicing
Agreement. The landowners group anticipates completion
of these roads by the Fall, 2009.
The largest traffic issue relates to the timing of the
Mississauga Road widening, from two lanes to four lanes.
According to the Region of Peel, the widening of
Mississauga Road will be completed in 2010. Mississauga
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Road is currently operating at capacity between Bovaird
and Queen Street. An additional 433,000 square feet of
commercial space would only add to the congestion on
Mississauga Road.
On March 3rd, 2008 the Planning, Design and Development Committee passed the following resolution
(March 3rd PPD&D minutes are attached as Appendix 12):
"That Council be advised that the legal agreements for
Block 2 incorporate the principle of the proposed
reallocation/transfer of interim servicing opportunities
between the Block 2 landowners group provided that no
commercial development occur on interim services until
the Mississauga Road improvements occurs to the
satisfaction of the City ofBrampton and the Region of Peel
and a residential plan of subdivision has been registered in
Block 2, West of Huttonville Creek, and that planning staff
be directed to evaluate and provide recommended
conditions to Council regarding any proposed development of the commercial component, in order to
address such phasing possibilities".
The requirement to have one plan of subdivision
registered is intended to ensure the commercial
development does not proceed in isolation of the
surrounding residential community.
Given the current capacity issues that exist on
Mississauga Road, the applicant is proposing to develop
the lands in 2 phases. The applicant is proposing initial
improvements to Mississauga Road that include the
widening of Mississauga Road from Williams Parkway to
Beacon Hill Drive. The agreements that are in place today
also require that Williams Parkway be in place before any
development proceeds.
Furthermore, on Royalwest Drive only the north driveway
will be open for the first phase of development. The
Williams Parkway and Royalwest Drive intersection will
operate with this intersection under stop sign control for
the initial phase. With these improvements the applicant
proposes to build the Home Depot (98,400 square feet)
and an additional 36,500 square feet, for a total of 134,900
square feet (12,180 square metres) consisting of the
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buildings located along the north frontage of Mississauga
Road.
The recommendations will limit Phase 1 development
conditionally to an area identified in Map1A through the
proposed holding (H) provision in the by-law, which
amounts to 12,180 square metres and includes Home
Depot and the Reid Farmhouse.
The applicant has proposed that phase 2 be able to
develop once Mississauga Road was widened to four
lanes from Williams Parkway to Queen Street. Phase 2
includes Wal-Mart and the remaining lands.
The Region of Peel has no objection to the application
being approved in principle, however they continue to work
with the applicant towards the completion of a satisfactory
Traffic Impact Study and evaluating the phased
improvements to Mississauga Road described above.
In accordance with PD &D Committees resolution,
appropriate conditions have been included to ensure that
improvements to Mississauga Road are completed prior to
the development of these lands to the satisfaction of the
Commissioner of Planning, Design and Development and
the Region of Peel.
Servicing: Permanent sanitary sewer servicing for this area is not
available at this time. Regional Council has approved in
principle, access to the Fletchers Creek Trunk Sewer for a
limited amount of development within the Springbrook
Block Plan on a temporary basis until such time as
permanent servicing is available.
The subject application was envisioned as an interim-
servicing participant. As such the applicant and other
participatory landowners of the Springbrook Block Plan
have entered into an Interim Servicing Development
Agreement to address the costs of advancing the Block
Plan ahead of permanent servicing.
The Block Plan landowners group, which includes Royal
West, have also entered into a Spine Servicing Agreement
with the City and the Region of Peel to provide the entire
30
core infrastructure required for the Block Plan, which
includes sewer and water services. The landowners group
estimates completion of the spine services by the Fall of
2009.
Stormwater
Management: The applicant is proposing two stormwater managements
ponds on the east and west sides of the Huttonville Creek
valleylands. The City of Brampton and Credit Valley
Conservation have approved a Functional Servicing
Report for the Springbrook Block Plan, which includes the
subject lands.
Stormwater Management facilities necessary for the
Springbrook Block Planning, including the subject lands,
are currently under construction in accordance with the
Spine Servicing Agreement between the City and the
Springbrook Block Plan Landowners Group.
Specifically as it relates to this application a Stormwater
Management Report and a copy of the Terraprobe Report
entitled "Additional Subsurface Investigation: Proposed
Infiltration Trenches, Block 2, Springbrook Community"
have been submitted. These reports will be finalized as
part of the Site Plan Approval process.
Credit Valley Conservation has no objection to the
rezoning principle, however require further information with
respect to the location of an infiltration facility, required to
help maintain the natural direction of groundwater flow
towards the creek.
Prior to adoption of the zoning by-law, outstanding issues
related to stormwater management will need to be
addressed to the satisfaction of the Commissioner of
Planning Design and Development in consultation with
Credit Valley Conservation.
Heritage Impact: In accordance with the comprehensive Heritage Policies of
the new Official Plan, the applicant has accepted the
requirement to retain the Reid Farmhouse in its existing
place and building on its character by developing the
surrounding area with complementary architecture and
open space design. Buildings fronting onto Mississauga
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Growth Management
Impact:
Road will respect the style and materials of the Farmhouse
through the incorporation and coordination of similar and
complementary material and/or design elements. The
applicant will also incorporate a formal lawn area as a
gathering place and foreground to the farmhouse,
providing opportunities for elaborate planting beds of
annuals/perennials at the comers (see Appendix 10).
The developer has agreed to provide protection and
secure the Reid Farmhouse and surrounding landscape,
including vegetation during construction and development
of the lands as required by the guidelines of the City.
Appropriate conditions have been included, to ensure the
developer provides the City with the appropriate securities
to cover the costs of maintenance, repair, and restoration
of the feature, according to the approved conservation
plan. The applicant must also agree to the heritage
designation of the Reid Farmhouse pursuant to Part IV of
the Ontario Heritage Act.
The growth management issues that surround the subject
application have largely been addressed through the
Springbrook Block Planning process and the related legal
agreements such as the Interim Financing Agreement and
the Spine Servicing Agreement, which have been
executed by the Springbrook landowners, including Royal
West.
The Spine Servicing Agreement with the City and the
Region of Peel, addresses the provision of the entire core
infrastructure required for the Block Plan, which includes
sewer and water services, roads such as Williams
Parkway and Royalwest Drive, stormwater management
and access to school sites. The landowners group
anticipate completion of the Spine Servicing network by
Fall, 2009.
The timing of widening Mississauga Road is also a Growth
Management issue, since it is a major arterial road that is
required to service this application. Mississauga Road is
forecast to be widened from 2 to 4 lanes between Bovaird
Drive and Queen Street in 2010. Mississauga Road is
currently operating at capacity between Bovaird and
Queen Street. As discussed in the traffic section of this
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report, appropriate conditions have been included to
ensure that improvements to Mississauga Road are
completed prior to the development of these lands to the
satisfaction of the Commissioner of Planning, Design and
Development and the Region of Peel.
Cost Sharing
Agreements: The applicant and the Springbrook Landowners group
were required to sign the Credit Valley Master Cost
Sharing Agreement and the Springbrook Block Plan Cost
Sharing Agreement prior to the approval of applications
within the Springbrook Block Plan. Royal West has
executed these agreements.
Prior to adoption of the zoning by-law the applicant shall
provide the City with a written acknowledgment from the
Trustee appointed pursuant to the agreement, that the
applicant has signed the agreement and is in good
standing with the Credit Valley Master Cost Sharing
Agreement and the Springbrook Block Plan Cost Sharing
Agreement.
A similar condition has been added to ensure the applicant
makes appropriate arrangements to ensure that internal
infrastructure required by external landowners have been
adequately addressed, which may include the applicant
becoming a signatory to the Blocks 1&3 Cost Sharing
Agreement or comparable agreement, to the satisfaction of
the Commissioner of Planning, Design and Development.
This condition is recommended to address infrastructure
such as the Stormwater Management Pond that abuts
Royalwest Drive on the east side, which has been
configured to accommodate stormwater for lands located
north of Royal West's property (i.e. File C04W09.004). If
appropriate arrangements are not made, lands may not be
appropriately coordinated with respect to shared
infrastructure with the balance of the lands in Blocks 1 and
3. For example, landowners located north of Royal West's
lands would not be able to access the SWM pond
necessary to service their future development.
33
OVERALL SUMMARY Based on this evaluation, our conclusions are as follows:
The rezoning application is consistent with the long-term
intent of the Official Plan for the subject lands, which is to
see these lands develop based on the principles of
upscale executive architecture and open space design that
was envisioned and continues to be implemented in the
Springbrook Block Planning Area (Block 45-2).
Staff are satisfied with the strong conditions recommended
in this report, that this represents good planning and that
these conditions will ensure all outstanding matters noted
in this report can be addressed and enable this application
to move forward.
RESULTS OF THE PUBLIC MEETING:
A special meeting of the Planning Design and Development Committee was held on
2007/10/01 in the Council Chambers, 4 Floor, 2 Wellington Street West, Brampton,
Ontario, commencing at 7:00 p.m. with respect to the subject application. Notices of
this meeting were sent to property owners within 900 metres of the subject lands in
accordance with the Planning Act and City Council procedures. As indicated in
Appendix "7", nobody made representation at the meeting, but a letters were submitted
as discussed below.
Kimberlv Beckman. Davies Howe Partners, dated October 1.2007 on behalf of Blocks 1
& 3 Landowners Group within the Credit Valley Secondary Plan.
On behalf of the Blocks 1 and 3 landowners group, Kim Beckman has submitted a letter
requesting that Royal West sign the Credit Valley Master Cost Sharing Agreement, the
Block 2 Cost Sharing Agreement and the Block 1 &3 Cost Sharing.
Staff Response:
Royal West Developments has signed the Master and Block 2 Cost Sharing Agreement.
Staff have inserted a condition requiring that prior to adoption of the by-law, the
applicant shall provide the City with a written acknowledgment from the Trustee
appointed pursuant to the agreements, that the applicant has signed the agreement and
is in good standing with the Credit Valley Master Cost Sharing Agreement and the
Springbrook Block Plan Cost Sharing Agreement.
34
A similar condition has been added to ensure the applicant makes appropriate
arrangements to ensure that any infrastructure pertinent to external landowners have
been adequately addressed, which may include becoming a signatory to the Blocks 1&3
Cost Sharing Agreement, to the satisfaction of the Commissioner of Planning, Design
and Development.
Anne McCaulev. dated October 1.2007. on behalf of Bluearass Valley Properties Ltd..
owner of lands within the Credit Valley Secondary Plan.
This letter raised two issues of concern. The first issue is with respect to the size of
SWM pond (H3) that will benefit Bluegrass's lands to the north, file C04W09.004.
Bluegrass wanted to know if the pond would be large enough to accommodate the flow
from their lands.
The second concern relates to Bluegrass's need to obtain access to Williams Parkway
and SWM pond H-3, when they develop their lands. Given that Royal West's lands will
be subdivided through the conveyance of Williams Parkway to the City, Bluegrass will
not have access to SWM pond H-3 or Williams's Parkway since the northerly part of
Royal West's application is not part of the rezoning application. The timing of developing
the northern portion of Royal West's lands is currently unknown.
Staff Response:
City staff have confirmed through the Functional Servicing Report that was completed
for Block 2 that SWM Pond H-3 has been designed to accommodate drainage from
Bluegrass's property. Anne McCauley has also indicated her client's satisfaction that
this issue has been addressed.
Bluegrass's second concern is addressed with requirement for signing the Blocks 1 and
3 Cost Sharing Agreement (see Condition # 9).
Anthony Mason and George Kee on behalf of the Huttonville Ratepayers Association,
letter dated. November 2. 2007.
In addition to the letters submitted above and received at the October 1,2007 Planning,
Design and Development Committee Meeting, the City also received further input from
the Huttonville Ratepayers Association:
In their letter, Huttonville Ratepayers expressed that they were pleased with the
applicant's intent to retain the Reid farmhouse and that this commercial plaza will have
35
"high design build specifications" and hence create a high-end plaza to serve the local
people.
However they also expressed concern over the type of uses that could be developed on
the subject lands. Specifically the ratepayers association does not want to see any
discount/dollar stores or a Wal-Mart at this location.
Staff Response:
The applicant has been working diligently with staff to retain the farmhouse and ensure
the commercial uses have superior architectural treatment and open space design. The
urban design component of this application has advanced considerably. The only
outstanding issues relate to the architectural treatment and design of the two anchor
buildings (Home Depot and Wal-Mart). Staff are recommending that the zoning by-law
not be adopted until these two anchors are designed to the satisfaction of the
Commissioner of Planning, Design and Development.
Secondly it is difficult to rezone properties based on whom the owner of the business
might be. If the permissions include a department store, supermarkets and home
improvement stores, than any type of department store, supermarket or home
improvement store can locate on the subject lands. Staff cannot discriminate between
the types of department stores.
However, the City does have indirect influence on the type of retail uses that choose to
do business at this location, by making the architectural treatment and design standards
far superior than other areas of the City, which makes doing business at this location
more expensive and less attractive to discount retailers.
Further, although this commercial area is within the Springbrook Block Plan, this will be
a District Commercial Centre, which means it will service residents and business from a
broader area that goes beyond the boundaries of the Springbrook Block Plan and even
the Credit Valley Secondary Plan.
The C3 Zoning suggested by the applicant would permit a Liquor Store, Chapters and a
Health and Fitness club, if such an establishment chose this location to do business.
CONCLUSION:
In conclusion, Royal West Development's rezoning application has advanced considerable since the first submission was made in 2006 and should be approved in
principle subject to satisfying the conditions recommended by staff prior to adoption of
the by-law or through the site plan approval process.
36
Concerns from the public and adjacent landowners have been satisfactorily addressed
through the development review process and the conditions of development approval
recommended herein.
The conditions are considered reasonable and necessary to maintaining the overall
integrity of the Official Plan and the upscale executive nature of the Springbrook Block
Planning Area. This development will allow for commercial development that is needed
to support the current and future development of the surrounding community.
Respectful/y^feubrttted: JX^fP
Original Signed By Original Signed By
Adrian J. Srhfth, f^l6lP,RPP Jotfi^lks^tt, Ivfeipj RPP Director, Planning and Land CorrlmlfesToner, Planning, Design Development Services and Development
Authored by: Paul Aldunate
37
APPENDICES:
Appendix 1: 2006 Official Plan (Schedule "A" General Land Use
Designations) Extract
Appendix 2: Secondary Plan Land Use Map
Appendix 3: Existing Zoning Plan Extract
Appendix 4: Existing Land Use Map
Appendix 5: Draft Zoning By-Law Amendment
Appendix 6: Springbrook Block Plan
Appendix 7: Public Meeting Attendance Record
Appendix 8: Correspondence from the Public
Appendix 9: Design Principles for Anchor Buildings
Appendix 10: Heritage Building Design Integration Concept Plan
Appendix 11: Results of Application Circulation
Appendix 12: Planning Design and Development Committee Minutes
March 3T, 2008
38
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EXTRACT FROM SCHEDULE A (GENERAL LAND USE DESIGNATIONS) OF THE 2006 CITY OF BRAMPTON OFFICAL PLAN
SUBJECT LANDS OPENSPACE
D O O
RESIDENTIAL CORRIDOR PROTECTION AREA
1: 5,ODD
VILLAGE RESIDENTIAL
BO 100
Motors
(lower cm .
U PUNNING, v. ,+ APPENDIX 1
DESIGN 4 ;■•?<"
DEVELOPMENT *' \ OFFICIAL PLAN DESIGNATIONS
GLEN SCHNARR & ASSOCIATES INC.
Royal West Developments
GIUMPION CA
Date: 2007/09/10
Map No.: 39-19 Drawn By: CJK CITY FILE: C04W08.004
SUBJECT LANDS
EXTRACT FROM SCHEDULE SP45(A) OF THE DOCUMENT KNOWN AS THE CREDIT VALLEV SECONDARY PLAN
RESIDENTIAL
Executive Residential Secondary Valleyland
Low Density 1 Potential Stormwater Management Ponds
INFRASTRUCTURE
Low Density 2 Major Arterial Roads
COMMERCIAL Minor Arterial Roads
Collector Roads <]NRI Neighbourhood Retail
Heritage Resource HCj Highway Commercial
OPEN SPACE Secondary Plan Boundary
Primary Valleyland
PLOIUCITY
PLANNING, APPENDIX 2 - SECONDARY PLAN DESIGNATIONS DESIGN & GLEN SCHNARR & ASSOCIATES INC. DEVELOPMENT
IIUPTCHU Royal West Developments
Date: 2007 09 07 Drawn By: CJK CITY FILE: C04W08.004
File: SP Map No: 39-19
SUBJECT LANDS
ZONING
aOWERCITY
PLANNING, APPENDIX 3 DESIGN & DEVELOPMENT #' ZONING DESIGNATIONSV
BRAMPTOH.CA GLEN SCHNARR & ASSOCIATES INC. Date: 2007/09/10 Royal West Developments dap No.: 39-19 Drawn By: CJK CITY FILE: C04W08.004
V V
V
Reidon House
V
V
SUBJECT LANDS
RESIDENTIAL LJJ
Tl HUTTONVILLE CEMETERY | 1 AGRICULTURAL
VI VACANT IOTOCITY
PLANNING, APPENDIX 4 - EXISTING LAND USE DESIGN & GLEN SCHNARR & ASSOCIATES INC. DEVELOPMENT Royal West Developments
late: 2007 0919 Drawn By: CJK CITY FILE: C04W08.004
File: ELU Map No: 39-19
IUWTON.CA
Appendix 5: Draft Zoning By-law
To amend By-law 270-2004 (known as "Zoning By-law 2004"), as amended
The Council of the Corporation of the City of Brampton ENACTS as follows:
I. By-law 270-2004, as amended, is hereby further amended:
(1) by changing Schedule A thereto, the zoning designation of the lands as
shown outlined on Schedule A to this by-law:
From the Existing To:
Zoning of:
AGRICULTURAL (A) COMMERCIAL THREE (H) C3-
SECTION AAA(C3-AAA) and;
OPEN SPACE (OS) and;
FLOODPLAIN (F) and;
RESIDENTIAL SINGLE
DETACHED F-x(RlF-x);
(2) by adding thereto, the following section:
"AAA The lands designated C3-Section AAA (H) on Schedule A to this by-law:
AAA. 1 shall only be used for the following purposes:
1) Purposes permitted in the C3 zone; excluding a motor vehicle
or boat sales establishment, a service station, gas bar a
convenience restaurant or laundromat;
2) An art gallery;
3) A convenience store or grocery store;
4) A drive through facility for banks only;
5) A furniture and appliance store;
6) A department store;
7) A home supply and improvement store;
8) A retail warehouse;
9) A screened in or covered outdoor area for the display and sale
of goods and products;
AAA.2 shall be required to a have supermarket of approximately with a
minimum GFA of 4,645 square metres
AAA.3 shall be subject to the following requirements and restrictions:
a) Minimum front yard depth 3m
b) Minimum exterior side yard depth 3m
c) Minimum rear yard depth 8m
d) Minimum landscape open space 15% of lot area
e) Minimum 6m wide landscape open space along Mississauga Road
except at approved driveway accesses, which may increase to
accommodate 5m Hydro Easement;
f) Minimum 6m wide landscape open space along Royalwest Drive except at approved driveway accesses;
g) Minimum 6m wide landscape open space along Williams Parkway
except at approved driveway accesses;
h) Minimum 3m landscape area between commercial and non
commercial areas;
i) Provided they are sufficiently screened; loading spaces may be
permitted along an exterior yard, excluding that yard abutting
Mississauga Road.
AAA.4 shall also be subject to the requirements and restrictions relating to
the C3 Zone and all the general provisions of this by-law, which
are not in conflict with the ones set out in section AAA.3.
AAA.5 notwithstanding any other provision of this zoning by-law, to the
contrary, the lands zoned Commercial Three Section AAA (C3 -
Section AAA) shall be treated as a single lot for zoning purposes;
AAA.6 while the holding (H) symbol is in place the uses described in
section AAA.l and AAA.2 are permitted but the total gross floor
areas of development may not exceed 12,180 square meters and
consist only of the buildings located on the north section of the site
plan, which is bound by Royalwest Drive, Williams Parkway,
Mississauga Road and the main east west road internal to the sight.
AAA.7 The holding (H) symbol shall not be removed until the Council of
the City of Brampton has received confirmation from the Region
of Peel that satisfactory arrangement are in place to address the
required road improvements to Mississauga Road, which at a
minimum shall include the widening of Mississauga Road to 4
lanes along the frontage of the subject lands from Williams
Parkway to Beacon Hill Drive, to the satisfaction of the
Commissioner of Planning Design and Development.
READ a FIRST, SECOND and THIRD TIME and PASSED in OPEN COUNCIL, this
day of , 2007.
SUSAN FENNELL - MAYOR
KATHRYN ZAMMTT - CITY CLERK
Approved as to content:
Adrian J. Smith, MCIP, RPP
Director of Development Services
EXPLANATORY NOTE
THE PURPOSE OF BY-LAW -07
The purpose of By-law -07 is to amend comprehensive Zoning By-law 2004, as
amended pursuant to an application by Royal West Developments inc. (File No. C4W8.04).
EFFECT OF THE BY-LAW
The effect of By-law -07 is to permit the use of the subject lands for LOW DENSITY
RESIDENTIAL PURPOSES, DISTRICT COMMERCIAL, OPEN SPACE, STORMWATER
MANAGEMENT AND VALLEYLANDS
LOCATION OF LANDS AFFECTED
The lands affected by By-law -07 are located on the west side of Mississauga
Road (Part of the West Half of Lot 8, Concession 4 W.H.S).
Any further inquiries or questions should be directed to Mr. Paul Aldunate, City of
Brampton Planning, Design and Development Department, 90S- 874-2435.
PART OF THE WEST HALF CONCESSION 4, W.H.S.
OF LOT 8
CENTERUNEOF ORIGINAL ROAD ALLOWANCE
CITY OF BRAMPTON Planning, Design, and Development
Date: Drawn By:
By-Law Schedule A 1>4000
Appendix 6: Springbrook Block Plan - May 7,2007
i.nnuj
SLBJECTTO
|i
:■
>
jig
REZONING
APPLICATION
lj»
S?fj
|
APPENDIX 7'
PUBLIC MEETING ATTENDANCE RECORD
City File Number: C04W08.004
October 1,2007
Members Present: Regional Councillor P. Palleschi - Wards 2 and 6 (Chair)
Regional Councillor G. Gibson - Wards 1 and 5 (Vice Chair)
Regional Councillor J. Sanderson - Wards 3 and 4
Regional Councillor J. Sprovieri - Wards 9 and 10
City Councillor J. Hutton - Wards 2 and 6
City Councillor S. Hames - Wards 7 and 8
City councilor V. Dhillon - Wards 9 and 10
Members Absent: Regional Councillor E. Moore - Wards 1 and 5 (personal)
Regional Councillor G. Miles - Wards 7 and 8 (vacation)
City Councillor B. Callahan - Wards 3 and 4 (illness)
Staff Present: Planning, Design and Development Department
J. Corbett, Commissioner of Planning, Design and Development
A. Smith, Director of Planning and Land Development Services
K. Walsh, Director of Community Design, Parks Planning and
Development
M. Won, Director of Engineering and Development Services
D. Kraszewski, Manager of Development Services
M. Gervais, Development Planner
P. Aldunate, Development Planner
O. Izirein, Policy Planner
Corporate Services Department
C. Grant, Director of Litigation and Administrative Law
C. Connor, Director of Real Property and Commercial Law
Management and Administrative Services Department
P. Fay, Deputy City Clerk
C. Urquhart, Legislative Coordinator
S. Pacheco, Legislative Coordinator
The meeting was called to order at 7:08 p.m., and adjourned at 9:00 p.m.
After due consideration of the matters placed before this Committee, the
members beg leave to present its report as follows:
D 1. Report from D. Kraszewski, Manager of Development Services, and
P. Aldunate, Development Planner, Planning, Design and Development,
dated September 11,2007, re: Application to Amend the Zoning By
law - Royal West Developments Inc. (Glen Schnarr and Associates)
- South-east quadrant of Mississauga Road and the future Williams
Parkway Extension - Ward 6 (File C4W8.3).
The Chair acknowledged the following submissions:
• From Kimberly Beckman, Davies Howe Partners, dated October 1, 2007
on behalf of Blocks 1 & 3 Landowners Group within the Credit Valley
Secondary Plan
• From Anne McCauley, dated October 1,2007, on behalf of Bluegrass
Valley Properties Ltd. owner of lands within the Credit Valley Secondary
Plan.
Members of the public present requested a presentation of the proposal but
did not address Committee.
Mr. P. Aldunate, Development Planner, gave a presentation and provided
details of the proposal to permit the development of the subject lands for
retail/commercial purposes by increasing the maximum permitted site area to
37 acres. The proposal also includes the rezoning of the lands immediately
east of the commercial site to allow storm water management ponds, a
woodlot and a small residential development.
Councillor Hutton noted that the proper reference for the heritage farmhouse
located on the site is the "Reid" house and not "Reidon" house.
PDD230-2007 1. That the report from D. Kraszewski, Manager of
Development Services, and P. Aldunate, Development
Planner, Planning, Design and Development, dated
September 11, 2007, to the Planning, Design and
Development Committee Meeting of October 1, 2007, re:
Application to Amend the Zoning By-law - Royal West
Developments Inc. (Glen Schnarr and Associates) -South-east quadrant of Mississauga Road and the future
Williams Parkway Extension - Ward 6 (File C4W8.3) be
received; and,
2. That the following submissions to the Planning, Design and
Development Committee Meeting of September 5, 2007, to
the Planning, Design and Development Committee Meeting
of October 1, 2007, re: Application to Amend the Zoning
By-law - Royal West Developments Inc. (Glen Schnarr
and Associates) - South-east quadrant of Mississauga Road and the future Williams Parkway Extension - Ward
6 (File C4W8.3) be received:
• Kimberly Beckman, Davies Howe Partners, dated
October 1, 2007 on behalf of Blocks 1 & 3
Landowners Group within the Credit Valley
Secondary Plan.
• Anne McCauley, dated October 1,2007, on behalf of
Bluegrass Valley Properties Ltd., owner of lands within
the Credit Valley Secondary Plan, and
3. That staff be directed to report back to Planning, Design and
Development Committee with the results of the Public
Meeting and a staff recommendation subsequent to the
completion of the circulation of the application and a
comprehensive evaluation of the proposal.
Carried
APPENDIX '8':
CORRESPONDENCE FROM THE PUBLIC
D a v i e s
Howe
Partners
Lawyers
The Fifth Floor
99 Spadina Ave
Toronto, Ontario
M5V 3P8
T 416.977.7088
F 416.977.8931
davieshowe.com
Please refer to: Kim Beckman e-mail: [email protected]
October l, 2007
By E-Mail Only to [email protected]
City of Brampton 2 Wellington Street West Brampton, Ontario }* ^ / '-'."o
Attention: Kathryn Zammit ,)f Q S "p"7 City Clerk
Dear Madam:
Re: Royal West Develoments Inc. - Credit Valley Secondary Plan File No. CO4WO8.O4
Block 1/3 Landowners Group Cost Sharing Agreement and Master Cost Sharing Agreement
We are counsel to the Block 1/3 Landowners Group within the Credit Valley Secondary Plan.
The above-captioned development application pertains to land that is located within a portion of the Credit Valley Secondary Plan referred to as Block 2. The land owned by Royal West Developments Inc. ("Royal West") is located within both Block 2 and Block 1/3 of the Credit Valley Secondary Plan.
The portion of the Royal West lands that are located within Block 2 are the subject of the above-captioned application. These lands contain a stormwater management pond that benefits land located within Block 1/3, including additional land owned by Royal West and Bluegrass Valley Properties Ltd. ("Bluegrass"). In addition, the Royal West lands include a portion of the westerly extension of Williams Parkway.
In order for Royal West and Bluegrass to create the requisite connections to the stormwater management pond on Royal West's land within Block 2, it will be necessary for Royal West to dedicate the stormwater management pond within Block 2 and to grant easements or public dedications within Royal West's Block 1/3 lands.
The landowners within Block 1/3 that have received an interim servicing allocation (the "Block 1/3 Interim Owners") have secured with the City of Brampton the estimated cost to construct Williams Parkway within the Royal
0 a v i e s
Howe
Partners
Page 2
West lands, in addition to the value estimated by the City to acquire this portion of Williams Parkway should Royal West not convey the required land prior to the City's need to proceed with construction.
The Block 1/3 Landowners Group Cost Sharing Agreement and the Master Cost Sharing Agreement pertaining to the Credit Valley Secondary Plan contain provisions that require all developing landowners to convey all land and easements to a public authority, as well as private working easements, that are required in order for benefiting landowners to develop their land. In addition, the Master Cost Sharing Agreement provides that the Block 2 landowners are responsible for all costs associated with the land and construction for the westerly extension of Williams Parkway adjacent to Block 2, not the Block 1/3 Interim Owners or the Block 1/3 owners generally. The Master Cost Sharing Agreement therefore requires Royal West to dedicate Williams Parkway within its ownership to the City of Brampton and to assume responsibility, on its own or together with the Block 2 landowners, to construct Williams Parkway in this location at the cost of the Block 2 Landowners Group.
Royal West is not a party to the Block 1/3 Landowners Group Cost Sharing Agreement, nor is it my understanding that Royal West has executed the Master Cost Sharing Agreement. It is, however, my understanding that the Block 2 Landowners Group Cost Sharing Agreement, referred to as the Springbrook Cost Sharing Agreement, provides for the sharing of costs associated with the dedication and construction of Williams Parkway adjacent to Block 2.
On behalf of the Block 1/3 Landowners Group, I request that any approval of the above-captioned development application by Royal West be subject to a condition of development approval that Royal West execute the Block 1/3 Landowners Group Cost Sharing Agreement, the Springbrook Cost Sharing Agreement and the Master Cost Sharing Agreement, and that Royal West be a member in good standing pursuant to all of these agreements prior to the granting of development approval.
Please provide me with notice related to any further public meeting or proceeding pertaining to the above-captioned development application.
Thank you for your attention to this matter.
Page 3
Davies
Howe
Partners
Sincerely,
DAVIES HOWE PARTNERS
Kimberly L. Beckman
KLB:klb
cc. J. Corbett, Planning, Design and Development Department P. Aldunate, Planning, Design and Development Department A. Smith, Planning Design and Development Department Block 1/3 Landowners Group
H. Mihailidi, Counsel to Block 2 Landowners Group T. Davies, Trustee pursuant to Master Cost Sharing Agreement C. Brawley, Glen Schnarr & Associates Inc.
i.u/uj./iuus 10.-90 r.vi iiotojvovt tnvoy Busmiss Services 1^002
Anne E. McCauley, MCIP, RPP
Planning Consultant
119 Clappison Blvd. Toronto, ON MlC 2H3 416-284-6545
October 1,2007 Via Fax 905-874-2119
Chair & Members Planning, Design & Development Committee
ChyofBrampton
do K. Zammit, City Clerk 2 Wellington Street West
Brampton ON L6Y4R2
Dear Sirs and Mesdames:
Re: Public Meeting October 1,3007
Royal West Developments Inc. CO4W08.04,Ward6
Credit Valley Secondary Plan,
Chy of Brampton
I represent Bluegrass Valley Properties Ltd ("Btuegrass") who own land in Credit Valley Secondary Plan area block 1, immediately norm of die lands owned by Royal West
Developments Inc.
We have reviewed the Public Notice with respect to the rezoning application submitted by Royal West Developments Inc for a portion of their lands.
Comprehensive block plans have been approved by Brampton for Blocks 1/3 and Block 2 in the Credit Valley Secondary plan area. Part of the Royal West ownership is within Blocks 1& 3 and part is within Block 2. Bluegrass's ownership is within Block 1. As you know, Blocks 1/3 and Block 2 are represented by different landowner group agreements. According to the Functional Servicing Report for Blocks 1/3, the storm water management pond serving Bluegrass lands is located within Block 2, on lands owned by Royal West Developments.
The rezoning application includes the storm water management pond, identified as part 5 on Map 1 Concept Site Plan, which is intended to serve in part the Bluegrass development We request confinnation that the lands being rewned for storm water management purposes are adequate in size to accommodate sufficient land area for the proposed ponds for lands in both Blocks 1 and 2.
The rezoning application appears to rezone the property for commercial uses in addition to the storm water management pond. We are concerned that the rezoning application is only for a portion of the Royal West lands. The rezoning application excludes the northerly approximately 20 acres of Royal West ownership. The lands on this northerly portion are designated for public road connecting to the Bluegrass ownership, residential, and commercial land uses.
10/1)1/21)1)7 15:53 1-Al 4102839502 Envoy Buslniss Services 14)003
Anne E. McCauley, MOP, RPP
Planning Consultant
119 Clappison Blvd, Toronto, ON M1C 2H3 416-284-6545
Royal West Developments Inc. CO4WOS.M, Ward 6
October 1,2007
We understand that services in Block 2 will be constructed on the basis of a spine servicing agreement, which will include the deeding to Brampton of the north south collector road. Royal West Drive, and the storm water management ponds. However the application being considered by Brampton does not provide for the development of Royal West's lands and collector road north of Williams Parkway, therebj excluding access to Bluegrass to WiUliams Parkway, the spine road and the storm water management pond. By excluding approximately one fifth of the lami ownership from the rezoning application, these lands remain zoned for agricultural uses. This represents a fragmented rather than a comprehensive approach to the development of the Royal West lands and does not represent good planning.
We wish to be notified of the adoption of any Official Plan amendment, die enactment of a pioposed Zoning By-law and the decision of Council with respect to draft approval of a proposed plan of subdivision with respect to tbe Royal West Development Inc. lands. We wish to receive a copy of the zoning by-law when it is adopted by Brampton Council.
By copy of this letter we arc requesting the same from Mr John Corbctt, Commissioner of Planning, Design and Development Department.
Yours truly,
Anne McCauley, MCIP, RPP Planning Consultant
Attachments
c. Bluegrass Valley Properties Limited c. City of Brampton, Attn: John Corbett, Commissioner of Planning, Design and Development
c. KLM Planning Partners, Attn: Jim Kennedy
November 2,2007
John Corbett
Commissioner of Planning ^ City of Brampton
Re: Sub Area 2: Royal West Developments Inc.
"Without Prejudice"
Dear Mr. Corbett
Since discussing this development with your staff and representatives of Royal West
Developments Inc. in the open house meeting in City Hall's Atrium prior to the October
1, 2007 Planning Committee meeting, we have deliberated over the many good aspects
of this proposal. In doing so, we believe we have identified certain areas that could be
planned better and thereby provide an even better win-win solution for all parties.
A) This commercial plaza should serve the existing needs of the current surrounding
homes, namely the executive estate homes of Huttonville Estates and Lionhead
Estates, plus the villages of Huttonville and Springbrook. It should also serve the
needs of the soon to be built 1650 executive homes that will be built along Queen
Street West between Mississauga Road and Creditview Road.
Serving these needs for this demographic would stop people traveling further away if
we get the right mix of stores. Further, it would encourage similar development on
the surrounding lands to be developed to the west, north and east of this plaza.
B) Many aspects of this development are to be commended:
• Retaining and renovating the Don Reid farm house as a potential top end
restaurant or professional medical or legal offices.
• Retaining some of the mature trees surrounding this farm house.
• The high design build specifications to bring this plaza together with a high
quality and hence create a high end plaza to serve the local people.
• Banks and medium level restaurants are welcomed to this area.
• Small live work stores too.
What is still missing for this area?
• A Vintages store. Then we don't need to drive to Orion Gate or Meadowvale.
• A Chapters/Indigo. Then we don't need to drive to Hwy 10 & 7 or Trinity
Common.
• A higher end recreation centre and gym/fitness facility to occupy both the health
conscious adults and keep their children fit, focused and stop them becoming
over-weight.
HRA Tel: 905-453-4713
c/o 6 Huttonville Drive Email: [email protected]
Brampton, ON, L6X 0C1 HRA - Royal West Developments Inc JC Letter.doc
What we don't need in this area:
• Discount and Dollar stores
• Little Pizza Parlors
• Video stores. If fiber is brought in to this area, Video stores will be a thing of the
past by the time the last house is built.
C) Large anchor stores. Should also serve the needs of the local demographic and in turn, influence the still to be developed areas to the immediate north and west.
A Home Depot type store is probably right for one of these proposed anchor stores.
Most people we have polled are in favour and no one has been totally against it.
The proposed Walmart Super Centre is however, the exact opposite. Super Centre
or not, Walmart serves a totally different demographic to the people already here and
soon to move in. Further, it will draw its customers from the existing developments
north and east of Bovaird Drive West. Accordingly, placing a Walmart Super Centre
north of Bovaird, perhaps around Wanless, would still draw the same existing
customers and serve the needs of development in the North West of Brampton.
If it has to be a Super Centre here, then a Loblaws Super Centre would serve the
needs of this area much better. As in Georgetown, the Loblaws could have a fitness
centre incorporated into it; a double bonus over Walmart for the local residents.
Alternatively, put in two smaller anchor stores instead of a Walmart and they could
be the missing Vintages and a Chapters / Indigo type stores?
We understand that developers want to move quickly with partners that want to come
into an area. However, we as a Resident's Association, like you as the City's planners,
want to see the right development, with the right services, serving the needs of the local
population and that way build a better Brampton.
We trust that these suggestions and the logic behind them help provide an improvement to what is otherwise a very good Plaza for this area. This could still be a win-win for all
concerned especially if the City's Business Development group help promote this area with the Developers to the right companies.
Sincerely
George M. Kee Anthony Mason President, HRA Secretary, HRA
HRA Tel.: 905-453-4713 c/o 6 Huttonville Drive Email: tonymason ®qlobalserve.net
Brampton, ON, L6X 0C1 HRA - Royal West Developments Inc JC Letter.doc
APPENDIX '9':
DESIGN PRINCIPLES FOR ANCHOR BUILDINGS
Date: Oct 10,2008
To: Paul Aldunate
From: Madhuparna Debnath
Subject: UD Principles for Anchor Buildings
Our File: SP08-007
Urban Design Comments
Paul,
Here are some of the major design principles we'd be considering when reviewing the Wall Mart and The Home Depot. As these buildings are located within the upscale community of
Springbrook, our expectations are for a high quality design, materials and good articulation.
These 'big boxes' should emphasize on
• Similar upgraded treatment on all sides exposed to public, it means that four sides should have equal importance and enhanced treatment.
• Highlight the main entrances;
• Special emphasis in built form (with towers/increased parapet height) at view termini and intersections (for e.g. at Williams Parkway and Royal West);
• Introduction of canopies, colonnaded structure for the comfort of pedestrians;
• Selection of building materials complementary to the adjacent residential development, the tenant buildings and with the heritage building (for eg.brick and stone)
• Certain design features should tie all buildings on site (cornicing, base treatment, materials);
• Breaking large expanse of blank walls with proper articulation; screening of loading
areas, and all mechanical units etc.
• Providing enclosure for outdoor storage with appropriate landscaping
• The signage shall be cut out letters-we do not encourage back lit box signage
• Introduce different profile windows to add interest.
We are enclosing some images of Home Depot and Wall Mart, which portray some upscale design features we are looking for this site.
Regards,
Madhuparna Debnath M.Arch,MUD,MRAic
Urban Designer
Urban Design and Special Projects
Community Design, Parks Planning & Development Planning Design & Development City of Brampton
T. 905.874.2084
F. 905.874.3819
cut
out
let
ter
signage
enclosure
with
well
articulated
columns
trellis,benches,landscaping,
paving
all
add
in c
reating
an
upscale
environment
use
of
brick
as
main
building
material
introduction
of
canopy
to
add
interest
cornice
treatment
highlighting
the
main
entrance
banding
to
break
blank
facade
use
of
stone
&
brick
to give
an
upscale
took
k
cornice
details
adds
to the
upscale
character
good
use
of
materials
and
colours
windows
in arched
profile
would
add
more
interest
*
APPENDIX'10*
HERITAGE BUILDING DESIGN INTEGRATION CONCEPT PLAN
Springbrook
Community
•
Credit
Valley
Secondary
Plan
Sub
Area
2
Royal
West
Commercial
Block
•
Urban
Design
Brief
PROPOSED
WILLIAMS
PARKWAY
Figure
2.3
.3c
-Heritage
Building
Design
Integrati
on
Concept
Plan
Figure
2.3.3d
-Heritage
Fence
Post
STLA
Inc.
(Nak
Group
of
Companies)
• J
ohn
G.
Williams
Limi
ted
Arch
itec
t
•
Venchiarutti
Gag
liar
di
Arc
hite
ct
Inc.
page
11
APPENDIX'11'
RESULTS OF APPLICATION CIRCULATION
City File Number: C04W08.004
i$m
City of BramptonDate: November 17, 2008
PLANNING. DESIGN & UVEIOPMEMT
File: C04W08.004 date 1 7 ZC33
To: Paul Aldunate File No..
From: Dave Monaghan
Subject: Application to Amend the Zoning By-Law
Royal West Developments
The applicant submitted a revised traffic impact study on Oct 23rd 2008. The report assumes that the site will be constructed in 2 phases. Phase 1 would be
the Home Depot store and phase 2 the balance of the site. We have reviewed
the submitted report and while there are still some outstanding items that need to be addressed in the final Traffic Impact Study, we have no objection to this application proceeding subject to the following conditions.
1. As a condition of rezoning, the applicant shall agree that prior to site plan approval a revised traffic impact study shall be submitted to this
department for our review and approval.
2. As a condition of rezoning, the applicant shall agree that prior to site plan
approval all roads within Block 2 as identified in the spine servicing
agreement shall be constructed to the satisfaction of the Commissioner of Planning Design & Development.
3. As a condition of rezoning, the applicant shall agree that prior to site plan
approval Williams Parkway from Mississauga Road to Creditview Road shall be constructed and opened for public use.
4. As a condition of rezoning, the applicant shall agree that prior to site plan
approval Royal West Drive from Williams Parkway to Beacon Hill Drive shall be constructed and opened for public use.
5. As a condition of rezoning, the applicant shall agree that prior to site plan
approval Beacon Hill Drive from Royal West Drive to Mississauga Road shall be constructed and opened for public use.
6. As a condition of rezoning the applicant shall agree that the locations,
configuration & number of accesses will be determined at the detailed site
plan review stage and once the traffic impact study has been finalized. In this regard some accesses may be restricted to right in/out movements
only.
-ID It shall be noted that based on our initial review of the revised traffic impact study, there appears to be capacity issues with the existing Mississauga Road
configuration from Williams Parkway southerly, therefore it is our opinion that
Mississauga Road should be widened to it 4 lane configuration prior to
development of this site. However, since Mississauga Road is under the
jurisdiction of the Region of Peel, they shall comment on the appropriateness of
allowing this development to precede the proposed future Mississauga Road
widening project.
Dave Monaghan
Transportation Planning Technologist
Tel: (905) 874-2540 Fax: (905) 874-3369
Email: david.monaahan(a>brampton.ca
DM/
IF Region of Peel EXCELLENCE'.tflifa
""""£'"'">' 2006
18 November 2008
Mr. Paul Aldunate, Planner
Planning, Design & Development Department
City of Brampton
2 Wellington Street West, 3rd Floor Brampton, ON L6Y4R2
RE: Application to Amend the Zoning By-law
Mississauga Road and Future Extension of Williams Parkway
City of Brampton
Royal West Developments Inc.
Region File: RZ-08-4W8.4B
Dear Mr. Aldunate,
The Region of Peel has no objection to this application to amend the Zoning By-law in
principle. Regional Development Planning staff ask that appropriate arrangements be
made to the satisfaction of the Region of Peel to ensure that appropriate improvements
to Mississauga Road are implemented prior to the enactment of the amending zoning
by-law.
The conclusion of the Traffic Impact Study prepared by Read, Voorhess & Associates
indicates that roadway improvements to Mississauga Road are required. As such, we
believe that these improvements be implemented to the satisfaction of the Region of
Peel prior to the enactment of this by-law.
If you have any questions or concerns, please contact me at your earliest convenience
at 905-791-7800 ext. 4751, or by email at [email protected].
Yours truly,
Gavin T. Bailey
Planner
Development Planning Division
Region of Peel
c. Damian Jamroz, Traffic Engineering, Region of Peel
Environment, Transportation and Planning Services
10 Peel Centre Dr., Brampton, ON L6T 4B9
Tel: 905-791 -7800 www.peelregion.ca
:•■ ■■■ ■■•■■ «, *- ...*.
CREDIT VALLEY CoUVUoB ■ 66CONSERVATION V_\_>»-1 "VUD W
April 17,2008
City of Brampton
Planning and Building Department
2 Wellington Street West
Brampton, ON L6Y 4R2
Attention: Paul Aldunate
Dear Mr. Aldunate:
Re: CVC File No. OZ 06/002 & SP 08/007
City File No. C04W08.004 & SP08-007
Royal West Developments Inc.
Part Lot 8, Concession 4 WHS
City of Brampton
On December 19, 2006 CVC staff had provided initial comments on the proposed rezoning for the above noted
property to permit the development of a district commercial plaza. At that time staff had identified that further
studies regarding the Sandy Areas were required, namely to prescribe implementation measures to maintain the
groundwater infiltration of the sandy areas.
Since that time, staff have received and reviewed a report by Terraprobe entitled "Additional Subsurface
Investigation Sandy Areas A & B, Block 2, Springbrook Community, City of Brampton", dated, July 13, 2007.
Staff provide the following comments on this submission:
Sandy Areas A & B
While Terraprobe has generally addressed the three issues that were raised in previous comments from CVC,
there are some additional questions that should be addressed.
1. Are the locations of the infiltration facilities appropriate to maintain the natural direction of groundwater
flow towards the creek, and to ensure the long term operation of the facilities? For example, review of
Figure 3 indicates that the proposed location for the infiltration facility in sand unit B is only partially
within the sand unit, which may limit its effectiveness both in terms of successfully infiltrating water to
the sand unit and in maintaining the pre-development direction of groundwater flow towards the creek.
It would be helpful if the locations of the facilities could be discussed in the context of existing
groundwater flow directions at the property.
2. Further to the above concern, it would be preferable to locate the infiltration facilities on public land to
ensure their accessibility for maintenance and that they will not be disturbed by any future alterations to
the property. This will also ensure the long term functionality of the system and monitoring ability of
these facilities.
Page 1 of'3
Credit Valley Conservation i 255 Old Deny Road, Mississauga, Ontario L5N 6R4 Phone (9O5) 670-1615 Fax (905) 670-2210
RE: April 17,2008 ^ H"* f S OZ 06/002 & SP 08/007 - Royal West Developments
3. The detail design for the infiltration trenches should be prepared by a qualified engineer, and must be
submitted to CVC for review.
4. In the report, the overflow from infiltration trench is shown connected to the SWM pond H3. The detail
design should provide necessary details including grades and outlet location in the pond.
Proposed Rezoning
The proposed rezoning is for commercial uses but also to rezone the lands immediately east of the commercial
area to permit two stormwater management ponds, a woodlot and three vista blocks. Staff advise that because
of the presence of sandy areas on these lands, an infiltration facility is currently proposed underground in the location of the parking lot on parcel 7. As indicated above, the infiltration facility is proposed in a location only
partially within sand unit B and as an underground facility. Staff advise that the facility should be located more within sand unit B and also as an above-ground facility located on public land, similar to a stormwater
management facility.
At this time the proposed rezoning does not take into account the location of the infiltration facility. Staff
require a revised submission from Terraprobe addressing the above concerns and provide a revised location for
the infiltration facility, preferably on public land. The infiltration facility should then be included as part of an
open space zone and as such, staff will require that the proposed rezoning be revised to include the infiltration
facility.
Site Plan
CVC staff have reviewed the site plan SP 08/007 and advise that further to the above, the infiltration facility has
not been shown on the site plan. Staff are requesting that the facility be located above ground and on public land and as such will require a revised site plan that includes the infiltration facility.
Staff have reviewed and provided comments on the Stormwater Management Pond Design H3 by Schaeffers
dated April 2007, and are currently in the process of reviewing the revised submission. It is unclear as to why
the stormwater management ponds are not shown on the site plan. Staff request that the site plan is revised to
include the stormwater management ponds. Further to this, CVC staff require the submission of a servicing
plan and a grading plan as the site is adjacent to the valley corridor. Details regarding the infiltration facility
will also be required as part of the site plan, for CVC staff to review.
Conclusion
In this regard, CVC staff have no objection to the rezoning in principle, however require further
information on the location of the infiltration facility as per the above comments. Staff require the
submission of a revised report addressing the listed concerns. The infiltration facility should be located
on public land and be zoned in the appropriate open space/restrictive category. At this time, CVC
staff request that this concern be resolved prior to the approval of the zoning by-law amendment.
hi terms of the site plan, the following is required prior to approval:
1. A revised site plan that includes the infiltration facility and stormwater management ponds.
2. An underground servicing and grading plan.
3. Detailed design for the infiltration trenches completed by a qualified professional engineer.
4. The detail design should provide necessary details including grades and outlet location in the pond.
Page 2 of3
RE: April 17,2008
OZ 06/002 & SP 08/007 - Royal West Developments
Please call the undersigned should you have any questions regarding our comments.
Sincerely,
Doi CIP.RPP
Planner
cc: City of Brampton Glen Schnarr & Associates Terraprobe Attention: F. Mazzotta Attention: Carl Brawley Attention: Serena Oyama Development Services Suite 700,10 Kingsbridge Garden Circle 12 Bram Court, Unit 18
Mississauga ON LSR 3K6 Brampton ON L6W3V1
SchaefTers
Attention: David Kellershohn
64 Jardin Drive
Concord ON L4K3P3
Page 3 of3
Date: August 28, 2008 DATE SEP 0 2 2003
File: C04W08.004
To: P. Aldunate, Development Planner - •-1!!e No..
Planning & Land Development Services Division
From: C. Heike, Open Space Planner
Community Design, Parks Planning & Development Division
Subject: 3rd Submission - REVISED MEMO ROYAL WEST COMMERCIAL BLOCK: CREDIT RIDGE
COMMONS - COMMERCIAL DESIGN BRIEF by NAK Design
Group and John G. Williams Limited, Architect dated August 5, 2008.
Springbrook Community, CVSP Area 45, Sub-area 2
The Parks and Facility Planning Section, on behalf of the Community Design, Parks
Planning & Development Division, would like to provide the following minor comments on the above-mentioned Urban Design Brief dated August 5, 2008 and received by this office on August 14, 2008.
Parks & Facility Planning Comments:
The Parks & Facility Planning section have no further comments.
Open Space Design & Construction Comments:
Mike Colangelo of the Open Space Design & Construction Section provided the
following comments. Should you have any questions regarding these comments, please contact Mike directly (905-874-2322).
Included are final comments to be addressed in the design brief. Comments highlighted in bold are items that have not been addressed as part of Sonya Drumond's original review in January 2008.
1) Page 11: The area surrounding Building \J' (Heritage House) should identify all/ any existing trees that are to remain as part of the site plan. The concept plan only identifies new landscape beds around the perimeter of the building.
2) Page 13: A north-south pedestrian connection will be required from Williams
Parkway into Building 'A' (Home Depot). Update pedestrian circulation plan to suit.
3) Page 17,18,19: Remove all references to armourstone as a landscape feature
and as a retaining wall feature. Armourstone will not be permitted within the
building materials complementary to the adjacent residential development and
the tenant buildings; certain design features should tie all buildings on site
(cornicing, base treatment, materials);breaking large expanse of blank walls with
proper articulation; screening of loading areas, and all mechanical units etc.
7. Page 22,figure 2.8c,the legend should indicate the community gateway element
and primary gateway.
8. Page 28, include 'Pylon sign should incorporate design features and materials from the built form and landscaping.
9. Page 28,12th bullet, backlit box signage is discouraged for all buildings.
10. Page 29, in 'sustainable development practices', mention about well articulated pedestrian connections, link to transit stops
Heritage Comments:
Jim Leonard and Antonietta Minichillo of the Urban Design and Special Projects Section
provided the following comments. Should you have any questions regarding these comments, please contact Jim or Antonietta directly (Jim: 905-874-3825, Antonietta: 905-874-3744).
Antonietta and I have reviewed the document, we've compiled our comments as
follows:
• overall plan is sound and compatible with the heritage farmhouse.
• they need to clarify intent with phrase, "Existing trees removed to allow views to the Farmhouse" (on page 10) especially with other point on same section,
"Significant existing vegetation will be considered for incorporation at the detail design stage" and "preservation and integration of significant existing
trees wherever feasible" (on page 4); appears contradictory;
• as you also noted, they need to provide a tree inventory indicating those they wish to remove or retain for our review; healthy mature trees and landscape features such as row of trees flanking laneway should be retained if at all
possible; those retained will require interim protection measures.
• it must be noted that most trees, other vegetation and contextual features such as the existing laneway have cultural heritage value.
• reference on page 4 to "post confederation planting schemes" requires
definition and is potentially too broad in scope and time frame (essentially post confederation would cover 1867 to present day).
• support the proposed location of fence post element; need a plaque nearby to
identify its importance.
6it-77
Development & Municipal Services Control Centre
Floor 5, 100 Borough Drive
Scarborough, Ontario ■ . '.--"••■.' ,
M1P 4W2 • . .
Tel: 416-296-6291 Toil-Free: 1-800-748-6284
Fax:416-296-0520 ; ^ APR 2 9 T" 1
April 21, 2008
City Of Brampton - -
Planning Department
2 Wellington Street West
Brampton, Ontario
L6Y 4R2
Attention: Paul Aldunate
Dear Sir/Madam:
RE: Zoning Amendment
9521 Mississauga Rd. (SE corner of Williams Pkwy & Mississauga Rd.)
File No: C04W08.003, C04W08.004
Bell File No: 42716
Thank you for your letter of April 3, 2008 concerning the above application.
A detailed review of the Zoning Amendment has been completed.
We have no conditions/objections to the above application as submitted.
If there are any conflicts with existing Bell Canada facilities or easements,
the Owner/Developer shall be responsible for re-arrangements or relocations.
Should you have any questions please contact Rosita Giles at 416-296-6599.
Yours truly
John La Chapelle, MCIP, RPP
Manager - Development & Municipal Services, Ontario
Vancouver 2010
999
PREMIER NATIONAL PARTNER
Hydra One Brampton
175 Sondolwood Pkwy West Brampton, Ontario L7A 1E8
Tel: (905)840-6300
www.HydroOneBrampton.com
APR is;:.; H hydr<April 10, 2008
City of Brampton
2 Wellington Street West
Brampton, ON
L6Y4R2 OurE.P.File#C3-17
Attention: Paul Aldunate M.PL.MCIP RPP- Development Planner
Re: Notice of Application and Request for Comments
Application to Amend the Zoning By-Law
C04W08.004-GLEN SCHNARR & ASSOCIATES INC-
ROYAL WEST DEVELOPMENTS INC
City File: C04W08.004
Ward: 6
Dear Paul:
Thank you for your letter dated April 3, 2008, Notice of Application for the above noted development.
Please include as a condition of approval the following:
• 5.0m Aerial easement beyond the Official Plan R.0.W limit along the east side of Mississauga
Road fronting the proposed development.
The easement shall extend from the S/W corner of the site to the NAV corner of the site.
• The applicant shall grant all necessary easements, as may be required, for guying (Pole
Support) to Hydro One Brampton.
The applicant shall contact Mr. Mike Hale at 905-452-5533 to confirm electrical supply options for all
buildings on the property.
If you have any questions, please call me at 905-840-6300 ext.5508.
Yours truly,
HydmQne Brampton Networks Inc.
R.Evangelista C.E.T.
Engineering Supervisor Development
H:\Active Engineering Projects\C3-l 7 Royal West Devclopments\City -Notice of Application and Request Comments Master.doc
NBRIDGE ENBRIDGE GAS DISTRIBUTION INC.
500 Consumers Road North York ON M2J1P8
APRIL 14, 2008
—.__.. - ? Scarborough ON M1K5E3
PAUL ALDUNATE M.P.L, MCIP RPP DEVELOPOMENT PLANNER CITY OF BRAMPTON
2 WELLINGTON ST WEST
BRAMPTON ON L6Y4R2
Dear Sirs:
RE: NOTICE OF APPLICATION & REQUEST FOR COMMENTS APPLICATION TO AMEND THE ZONING BY-LAW C04W08.004 - GLEN SCHNARR & ASSOCIATES INC -ROYAL WEST DEVELOPMENTS INC. CITY FILE NUMBER: C04W08.004 WARD: 6
Enbridge Gas Distribution has no objections to the development as proposed. However, should the applicant consider the use of natural gas for this development, Enbridge requests the developer contact us at their earliest convenience to discuss installation and clearance requirements for service and metering facilities.
Yours truly,
7-Tony Ciccone
Manager, Network Analysis Distribution Planning (416)758-7966 (416) 758-4374-FAX
TC:
peel District School Board
5650 Hurontario Street Mississauga, ON, Canada L5R1C6 t 905.890.1010 1.800.668.1146 1905.890.6747 : www.peolfchoolf.org
April 9,2008
/>;.o i -, ■ : ■■■■:
Mr. Paul Aldunate
Development Planner
CityofBrampton
2 Wellington Street West
Brampton,ON L6Y4R2
Dear Mr. Aldunate:
RE: Zoning By-law Amendment C04W08.004
Glen Schnarr & Associates - Royal West Developments Inc
Pt. Lot 8, Cone. 4 W.H.S.
CityofBrampton
Please be advised that the Peel District School Board has reviewed the above noted
application and has no comments.
The Board wishes to be notified of the decision of Council with respect to this proposed
application.
If you require any further information please contact me at 905-890-1010, ext. 2217.
Yours truly,
Paul Mountford, MCIP RPP
Intermediate Planning Officer
Planning and Accommodation Dept.
c. S. Hare, Peel District School Board
S. Cox, Dufferin-Peel Catholic District School Board
C4W8.04.doc
Trustees Director of Education and Secretary Associate Director, Janet McDougald. Chair Brad MacDonald Jim Grieve Instructional Support Services Ruth Thompson, Vice-Chair Suzanne Nurse Judith Nyman Valerie Arnold-Judge Don Stephens Beryl Ford AEison Van Wagner Affoclato Director. David Green Jeff White Operational Support Services Steve Kavanagh Rick Williams Wayne McNally
ISOflOOl CCRTOTCD - CUSTO0JM. StBVKSS ANO MANTENANCE SERVICES
APPENDIX'12'
Planning Design and Development Committee
Minutes March 3, 2008
"Status Update on the Springbrook Block Planning
Area 45-2 - Ward 6
Flower City
bramptoitca
&*•&• Minutes Planning, Design & Development Committee
Standing Committee of the Council
__ . _ -.-.-^ o( the Corporation of the City of Brampton March 3, 2008
Members Present: Regional Councillor G. Gibson - Wards 1 and 5 (Vice Chair) Regional Councillor E. Moore - Wards 1 and 5 Regional Councillor J. Sanderson - Wards 3 and 4 Regional Councillor G. Miles - Wards 7 and 8 Regional Councillor J. Sprovieri - Wards 9 and 10 City Councillor J. Hutton - Wards 2 and 6 City Councillor S. Hames - Wards 7 and 8
Members Absent: Regional Councillor P. Palleschi - Wards 2 and 6 (Chair) (vacation) City Councillor B. Callahan - Wards 3 and 4 (vacation) City councilor V. Dhillon - Wards 9 and 10 (vacation)
Staff Present: Planning, Design and Development Department A. Smith, Director of Planning and Land Development Services M. Won, Director of Engineering and Development Services K. Walsh, Director of Community Design, Parks Planning and Development
B. Campbell, Director of Building and Chief Building Official D. Kraszewski, Manager of Development Services P. Snape, Manager of Development Services K. Ash, Manager of Development Services J. Hogan, Development Planner A. Parsons, Development Planner D. Jenkins, Development Planner R. Nykyforchyn, Development Planner M. Gervais, Development Planner C. Gervais, Development Planner P. Aldunate, Development Planner
Corporate Services Department Ms. P. Wyger, Commissioner of Corporate Services and City Solicitor M. Khazanov, Legal Counsel
Management and Administrative Services Department P. Fay, Deputy City Clerk
C. Urquhart, Legislative Coordinator S. Pacheco, Legislative Coordinator
MINUTES Planning, Design and Development
Committee 2008 03 03 Page 2 of 41
The meeting was called to order at 7:05 p.m., and adjourned at 9:18 p.m.
E 4. Delegations, re: Status Update on the Springbrook Block Planning Area 45-2 - Ward 6 (File P26S-45) (See Item M1).
Later in the meeting, on a 2/3 majority vote, Item E 4 was added to the agenda.
1. Mr. Tony Mason, 6 Huttonville Drive, Brampton, on behalf of the Huttonville Residents' Association
2. Mr. Bruno Nazzicone, Project Manager, Royal West Developments
3. Mr. Carl Brawley, Glen Schnarr and Associates 4. Mr. George Karakkokinos, on behalf of the Springbrook
Landowner's Group
The following motion was introduced to amend recommendation #2 of the staff recommendation to read as follows:
"That Council be advised that the legal agreements for Block 2 incorporate the principle of the proposed reallocation/transfer of interim servicing opportunities between the Block 2 landowners group provided that no commercial development occur on interim services until Mississauga Road widening is complete and a residential plan of subdivision has been registered in Block 2, West of Huttonville Creek, and that planning staff be directed to evaluate and provide recommended conditions to Council regarding any proposed development of the commercial component, in order to address such phasing possibilities".
Mr. Tony Mason, 6 Huttonville Drive, Brampton, on behalf of the Huttonville Residents' Association, explained that he has been actively involved in the Springbrook Block Plan proposal, that he had submitted suggestions to staff with respect to the type of development that would be suitable for the area and was not aware of the staff report until today. He was concerned that the staff recommendation contains no information regarding a proposal for infrastructure in the area and urged that Mississauga Road be widened before any development takes place in Block 2.
Mr. Bruno Nazzicone, Project Manager, Royal West Developments, advised that he will not support the motion to amend the staff recommendation as presented to Committee as he is not clear on the reference made regarding the widening of Mississauga Road. He noted that site plan approvals for Royal West Developments
commercial proposal is progressing and he will continue to work with staff to obtain the required planning approvals.
Mr. Carl Brawley, Glen Schnarr and Associates, reminded Committee that approval was given by Council in the summer of 2006 for Royal West Developments to be part of the Phase 1 Interim Servicing plan. He provided background information with respect to the Springbrook Block Plan proposal and noted that he does not support the motion to amend the staff recommendation as presented to Committee.
Mr. George Karakkokinos, on behalf of the Springbrook Landowner's Group, advised that the landowners are ready and prepared to have the legal agreements executed so that they can proceed to the next stage of the process and get their draft plans of subdivision approved. With respect to Royal West Developments, he noted that the Region is aware of the situation and their concerns can be addressed through appropriate conditions of planning approvals.
There was discussion with respect to the timing on the widening of Mississauga Road, the status of the Royal West Developments commercial development, the legal implication if approval was not granted for the legal agreements to be executed and whether the report should be referred back to staff for further consideration.
Staff provided clarification and explained that a number of residential plans of subdivisions are involved in the proposal, that the required technical studies are almost completed and the developers are anxious to have the agreements finalized and executed so that they can start marketing their developments. Staff advised that a comprehensive report will be presented to Committee in the spring and felt that it is in the City's best interest to have the agreements executed as soon as possible. Staff suggested that the motion before Committee could be amended to include a condition relating to the widening of Mississauga Road to the satisfaction of the City and the Region of Peel.
The motion was further amended to specify "until the Mississauga Road improvements occurs to the satisfaction of the City of Brampton and the Region of Peel" so that the motion in its entirety reads as follows:
"That Council be advised that the legal agreements for Block 2 incorporate the principle of the proposed reallocation/transfer of interim servicing opportunities
between the Block 2 landowners group provided that no commercial development occur on interim services until the Mississauga Road improvements occurs to the satisfaction of the City of Brampton and the Region of Peel and a residential plan of subdivision has been registered in Block 2, West of Huttonville Creek, and that planning staff be directed to evaluate and provide recommended conditions to Council regarding any proposed development of the commercial component, in order to address such phasing possibilities".
Item M1 was brought forward and dealt with at this time.
The following motion was considered:
PDD051 -2008 1. That the report from D. Kraszewski, Manager of Development Services, and P. Aldunate, Development Planner, Planning, Design and Development, dated March 3, 2008, to the Planning, Design and Development Committee Meeting of March 3, 2008, re: Status Update on the Springbrook Block Planning Area 45-2 - Ward 6 (File P26S-45) be received, and,
2. That Council be advised that the legal agreements for Block 2 incorporate the principle of the proposed reallocation/ transfer of interim servicing opportunities between the Block 2 landowners group provided that no commercial development occur on interim services until the Mississauga Road improvements occurs to the satisfaction of the City of Brampton and the Region of Peel and a residential plan of subdivision has been registered in Block 2, West of Huttonville Creek, and that planning staff be directed to evaluate and provide recommended conditions to Council regarding any proposed development of the commercial component, in order to address such phasing possibilities.
3. That the following delegations to the Planning, Design and Development Committee Meeting of March 3, 2008, re: Status Update on the Springbrook Block Planning Area 45-2 - Ward 6 (File P26S-45) be received:
1 ■ Mr. Tony Mason, 6 Huttonville Drive, Brampton on behalf of the Huttonville Residents' Association
2. Mr. Bruno Nazzicone, Project Manager, Royal West Developments
3. Mr. Carl Brawley, Glen Schnarr and Associates 4. Mr. George Karakkokinos, on behalf of the
Springbrook Landowner's Group.
Carried