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1 UBRAMPTON ^\s-v Report Planning, Design and brampton.cd Flower City Development Committee Date: May 07, 2012 File: City File: P26S 049 Subject: Committee of the Council of The Corporation of the City of Brampton PLANNING. DESIGN &DEVELOPMENT COMMITTEE DATE:Ji^v^IL-^1^ INFORMATION REPORT City Initiated Official Plan amendment to re-designate the North Airport Road/Industrial Special Study Area to permit commercial, institutional, employment and the potential for limited residential uses; and to re-designate the Mayfield/Goreway Drive Special Study Area to permit institutional and limited commercial uses. Airport Road Corridor south of Mayfield Road and the southwest corner of Mayfield Road/Goreway Drive Ward: 10 Contact: David Waters, Manager, Land Use Policy Overview:. This report presents for statutory public meeting purposes a City-initiated Official Plan Amendment that proposes to re-designate the North Airport Road/Industrial and Mayfield/Goreway Drive Special Study Areas. The Vales North Secondary Plan designates the Airport Road Corridor between Mayfield Road and LaCoste Boulevard, and the southwest quadrant of Mayfield Road and Goreway Drive as Special Study Areas to ensure that both areas develop in a manner that is complementary to and supportive of the adjacent upscale housing community.. A consultant study undertaken for the City in 2006 recommended employment, local serving offices and commercial uses for the Airport Road Corridor. For the Mayfield Road/Goreway area, the study recommended community-based uses such as a place of worship, a private school, a daycare centre or speciality retail. Planning for the Special Study Areas was put on hold by the City in March 2008 to await the results of the City's Growth Plan Conformity Review regarding the long term need for employment lands across the City.. A draft official plan amendment has been prepared for the two Special Study Areas based on the findings of the 2006 consultant study and public consultation. Staff will report back to a future Planning, Design & Development Committee meeting following the June 11, 2012 public meeting with a final recommendation with respect to the draft Official Plan Amendment for the Vales North Special Study Areas.

2 RECOMMENDATIONS: ^'^ 1. THAT the report from David Waters, Manager, Planning Design and Development Department, dated May 7, 2012 to the Planning, Design and Development Committee Meeting of re: Information Report, City initiated Official Plan Amendment to re-designate the North Airport Road/Industrial Special Study Area to permit commercial, institutional, employment and the potential for limited residential uses; and to re-designate the Mayfield/Goreway Drive Special Study Area to permit institutional and limited commercial uses, Airport Road Corridor south of Mayfield Road and the southwest corner of Mayfield Road and Goreway Drive, Ward: 10 (File: P26S 049) be received; 2. THAT staff be directed to report back to Planning Design and Development Committee with the results of the Public Meeting and a staff recommendation, following the completion of the circulation of the draft Official Plan Amendment; and, 3. THAT the City Clerk be directed to forward a copy of this staff report and Council resolution to the Region of Peel, Town of Caledon and the Toronto Region Conservation Authority for their information. BACKGROUND: Origin The Vales North Secondary Plan (Area 49) is bounded by Mayfield Road to the north, Countryside Drive to the south, Goreway Drive to the east and the west branch of the West Humber River to the west. Both the North Airport Road/Industrial and Mayfield/Goreway Drive Special Study Areas are located within Secondary Plan Area 49. A corridor flanking Airport Road south of Mayfield Road is designated Industrial with a Special Study overlay in the Official Plan. A small area at the northwest corner of Mayfield Road and Goreway Drive is also designated Special Study Area, with an underlying Residential designation. North Airport Road/Industrial Special Study Area As part of the implementation of the Vales North Secondary Plan, a corridor fronting lands on both sides of Airport Road extending south from Mayfield Road to the edge of the valley associated with the West Humber River was designated "Industrial/Special Study Area" in the City's Official Plan. Policies with respect to this designation require that the City undertake a study to determine if the demand for prestige industrial or commercial use is strong enough to ensure that the area can be developed in a manner that is consistent with adjacent upscale housing community.

3 >>l5-3 Existing land uses within the North Airport Road/Industrial Special Study Area include a gas bar and convenience restaurant at the southwest corner of Airport Road and Mayfield Road, St. Mary's Cemetery, the Sikh Heritage Centre and a number of residential dwellings fronting on Mayfield Road and Airport Road. A small industry (J.B. Aluminum Products) is located at the southeast comer of the Study Area. A site plan application was submitted to the City in September 2004 to redevelop the Sikh Heritage Centre into a new 4,925 sq. m. (53,000 sq.ft.) community centre with related uses. Processing of the site plan is ongoing as a number of technical issues will need to be addressed by the applicant before its approval. In February 2012, Punjabi Community Health Services, a not-for-profit organization which provides a variety of health and community services, received approval from the Committee of Adjustment to allow a Community Health Centre with associated offices, accessory recreational activities and a commercial school (tutoring) at Airport Road. The variance is permitted for a temporary period of three years, subject to site plan approval, obtaining a building permit, filing an application to amend the Official Plan and Zoning By- Law as well as approval of access arrangements to Airport Road from the Region of Peel. The former Tullamore Village Blacksmith Shop located at Airport Road has been identified as a Category "A" heritage resource for which a heritage designation and adaptive reuse is recommended as part of the City's Heritage Inventory. Two rural residences on the east side of Airport Road have also been identified as built heritage features by the City and are recommended for heritage designation and retention. In May 2005, Council directed heritage staff to designate all heritage cemeteries/burial grounds, including St. Mary's Anglican cemetery (Tullamore) near Airport Road. View north along Airport Road Road view south along east side of Airport

4 bvs-^ The valley associated with the west branch of the West Humber River abuts the west side of the North Airport Road/Industrial Special Study Area. West of the valley are lands that fall within the Countryside Villages Secondary Plan, which are designated for predominantly residential uses. On the east side, the Study Area is adjacent to the Vales of Castlemore North executive housing community. North of Mayfield Road in the Town of Caledon is the Tullamore Industrial/Commercial Secondary Plan, which permits a mix of industrial and commercial uses in the Mayfield Road and Airport Road area. This area recently saw the construction of a major warehouse distribution centre comprising 1.2 million square feet on the east side of Airport Road, one kilometre north of Mayfield Road. In addition, a multiple industrial building located on the west side of Airport Road opposite the distribution centre was recently constructed. The Town of Caledon is in receipt of a private application to amend the lands at the northeast corner of Airport Road and Mayfield Road from Highway Commercial and General Industrial to Highway Commercial with Special Provisions and General Industrial with Special Provisions to permit a wide range of retail and service commercial uses (maximum 25,000 sq. m.) While no specific tenants are committed to the site at this time, it is expected that the centre will be anchored by a Home and Automotive Supply Store, Home Improvement Centre or potentially a warehouse membership club as well as a supermarket. This application has been circulated to the City of Brampton for comments and is currently under review by city staff. Mayfield Road/Goreway Drive Special Study Area The Mayfield Road/Goreway Drive Special Study Area is located at the southwest corner of Goreway Drive and Mayfield Road. It is relatively small in size, about 6.7 acres and abuts the Salt Creek Valley on the south and west sides. The Official Plan with respect to this Special Study Area require that a study be undertaken to determine if the demand for specific forms of residential, institutional or commercial uses, or a mix of these uses, can be developed within this Study Area in a manner that is compatible with the adjacent executive housing community. View to the southeast from Mayfield Road

5 The Mayfield Road/Goreway Drive Special Study Area includes three existing residential properties. The stone house located at the southwest corner of Goreway Drive and Mayfield Road is classified as a Class "A" heritage feature in the City's Heritage Inventory. Previous Studies Hemson's Vales North Special Study Area - Land Use Study (2006) In January 2006, the City retained Hemson Consulting to complete a comprehensive land use study that included a market and planning assessment, urban design guide lines and transportation recommendations for both Special Study Areas. Preliminary land use options for the North Airport Road/Industrial Special Study Area focused on relatively small-scale industrial and institutional uses and local area serving commercial uses. The preliminary proposal for the Mayfield Road/Goreway Drive Special Study Area included institutional uses such as a place of worship, day care facility or private school and limited specialty retail. In response to the concerns expressed by the area residents at an open house held in 2007 about industrial uses, and given Hemson's identification of the area as not being suitable to accommodate large employment uses, staff used the City's Growth Plan Conformity review to assess the viability of North Airport Road/Industrial Special Study Area for employment uses. Market Demand and Development Feasibility Study for Employment Lands (2010) Cushman &Wakefield Ltd. was retained by the City to investigate the market demand for employment lands within the City extending to the year The study provides an evaluation offouremployment designated areas of the City, including the North Airport Road/Industrial Special Study Area. The report concluded that the Airport Road area will be challenged to attract traditional employment uses, particularly because of the limited amount and physical configuration of the land. Also, the adjacent residential uses will constrain the potential range of industrial users that could be attracted to the area. The report further concludes that the subject lands are unlikely to be a strong industrial area, although local serving industrial multiples may represent an opportunity for small locally oriented enterprises. OP The Growth Plan Conformity Recommendation Report submitted to Planning, Design and Development Committee at the February2010 meeting

6 recommended policy directions for the Growth Plan Official Plan Amendment based on the Cushman and Wakefield Market Demand Study for Employment Lands. The recommendations recognize that there is a potential for the North Airport Road/Industrial Special Study Area to accommodate local serving industrial multiples and population serving employment activity. Given the findings of the study, OP redesignated the Airport Road Special Study Area from "Industrial" to "Business Corridor" in Section 4.13 Special Study Area and included a policy that prohibited the development of a District Centre in this area. OP was endorsed by Council but is still under review by the Region of Peel. The revised policyfor the Special Study Area will be addressed as part of the report dealing with the Region's modifications to OP , anticipated for Council review in early Conceptual Development Plan (east side of Airport Road) Planning staff are in receipt of a conceptual development plan submitted by Candevcon Ltd. on behalf of several of the owners on the east side of Airport Road. The concept plan shows how all the properties south of Mayfield Road and east of Airport Road could be developed with a mix of retail, offices and service employment uses. The size of the proposed development is within the general range of a District Retail centre. A Planning Justification Report, Retail Market DemandAnalysisand Industrial Needs Assessment were submitted to the City to support the proposal. These studies concluded that there is sufficient demand for commercial uses on the subject lands, and only limited opportunities for industrial uses. The northern portion of the site is proposed for mainly commercial development with small scale retail buildings such as retail/office, restaurants and banks as well as two larger format retail users. The southern portion of the site, which is currently zoned Industrial, would be primarily developed with service employment uses. The proposed plan considers that the existing industrial building (JB Aluminum) will remain. Staff completed a preliminary review of Candevcon's proposal and find that it represents an appropriate type of development for this area. Planning Area The Vales North Secondary Plan (Area 49) is bounded by Mayfield Road to the north, Countryside Drive to the south, Goreway Drive to the east and the west branch of the West Humber Riverto the west. Both the North Airport Road/Industrial and Mayfield/Goreway Drive Special Study Areas are located within Secondary Plan Area 49.

7 *b\s-7 The North Airport Road/Industrial Special Study Area is approximately 35 hectares (86 acres) located south of Mayfield Road and north of LaCoste Boulevard, along both sides of Airport Road. The Mayfield Road/Goreway Drive Special Study Area is approximately 3 hectares (7 acres) located on the southwest corner of Mayfield Road and Goreway Drive. Proposal This is a City of Brampton initiated Official Plan Amendment that proposes to re designate the North Airport Road/Industrial Special Study Area to permit commercial, institutional, employment and the potential for limited residential uses; and to re-designate the Mayfield Road/Goreway Drive Special Study Area to permit institutional and limited commercial uses.,,...j.,,

8 The subject property has the following characteristics: NorthAirport Road/IndustrialSpecial Policy Area: is located along the Airport Road corridor south of Mayfield Road and mainly north of LaCoste Boulevard; has a site area of approximately 35 hectares (86 acres); and, has a frontage of 344 metres (1,128 feet) along Mayfield Road and approximately 1 kilometre along Airport Road Mayfield Road/Goreway Drive Special Policy Area is located at the southwest corner of Mayfield Road and Goreway Drive; has a site area of approximately 3 hectares (7.4 acres); has a frontage of 323 metres (1,060 feet) along Mayfield Road and 147 metres (482 feet) along Goreway Drive The surrounding land uses are described as follows: North: Mayfield Road, beyond which is the Town of Caledon. The Town of Caledon is in receipt of an Official Plan Amendment application to amend the lands at the northeast corner of Airport Road and Mayfield Road from Highway Commercial and General Industrial to Highway Commercial with Special Provisions and General Industrial with Special Provisions to permit a wide range of retail and service commercial uses (maximum 25,000 sq. m.) While no specific tenants have been identified at this time, it is expected that the centre will be anchored by a Home and Automotive Supply Store, Home Improvement Centre or potentially a warehouse membership club as well as a supermarket. South: East: West: residential, beyond which is Countryside Drive Goreway Drive, with rural estate housing on the east side. west branch of the West Humber River, beyond which is the Countryside Villages Secondary Plan CURRENT SITUATION: The City of Brampton is proposing to amend the Official Plan and the Vales of Castlemore North Secondary Plan (Area 49) to re-designate the North Airport Road/Industrial Special Study Area to permit commercial, institutional, employmentand the potential for limited residential uses; and to re-designate the Mayfield Road/Goreway Drive Special Study Area to permit institutional and limited commercial uses. 8

9 Proposed Policy Framework The following section summarizes the highlights of the City- initiated draft Official Plan Amendment. Based on study recommendation and extensive public consultation, the draft Official Plan Amendment sets out the long-term planning vision for the subject lands. It provides land use, infrastructure and urban design policies to support the principles and objectives needed to ensure that both Special Study Areas can develop in a manner that is complementary and supportive of the adjacent upscale executive housing area. Staff will use this opportunity to update the existing land use Schedule SP49(a), that was prepared using AutoCAD some 12 years ago, with an updated GISbased version that reflects the actual development that has taken place since the secondary plan was approved in Key components of the amendment for the North Airport Road/Industrial Special Study Area include (see Figure 1): South of Mayfield Road and east of Airport Road - proposed "Highway & Service Commercial" that would permit such uses as retail/office, restaurants and banks as well as two larger format retail users such as a food store or a home improvement outlet. East of Airport Road, south end of the study area - proposed "Service Employment" that would permit such uses as wine making, yoga/dance/martial arts studios, gyms, pool supplies, custom workshop, business and personal service shops and places of commercial recreation. Southwest corner of Mayfield Road and Airport Road - a range of convenience retail uses and local serving offices and permission for the existing highway commercial use (gas bar) to remain. No additional highway commercial uses are proposed to be permitted. An "Institutional" designation for the lands on the west side of Airport Road to recognize the existing Sikh Heritage Centre and the existing Community Health Services organization immediately to the south. This designation is proposed to permit the existing place of worship, a day care or private school. Special Policy Area 1 - opportunity for these lands to be reviewed for residential uses in the future as part of the next Official Plan Review. Keycomponents of the amendment for the Mayfield Road/Goreway Drive Special Study Area include: an "Institutional" Special Policy Area designation at Mayfield Road and Goreway Drive which would include permissionsfor a place of worship, day care facility or private school and limited specialty retailing.

10 t>\5-\d RESIDENTIAL INSTITUTIONAL COMMERCIAL EXECUTIVE RESIDENTIAL ELEMENTARY SCHOOL NEIGHBOURHOOD RETAIL LOW DENSITY 1 CEMETERY HIGHWAY & SERVICE COMMERCIAL LOW DENSITY 2 INSTITUTIONAL SERVICE COMMERCIAL INSTITUTIONAL - SPECIAL POLICY AREA SERVICE EMPLOYMENT COMMERCIAL / INSTITUTIONAL OPEN SPACE TRANSPORTATION WOODLOT ^ M COLLECTOR ROAD SPECIAL POLICY AREA 1 VALLEYLAND NEIGHBOURHOOD PARK STORM WATER MANAGEMENT FACILITY M BRAMPTON bmmpion.nl Flower City X PLANNING. DESIGN & DEVELOPMENT AREA SUBJECT TO THIS AMENDMENT ^ MINOR COLLECTOR ROAD ^-^ FULL MOVES ACCESS " Local roads shown are not pari of this schedule. FIGURE 1 VALES NORTH SECONDARY PLAN (AREA 49) Metres Dale: FILE SPA49 g»

11 OUTSTANDING ISSUES/ADDITIONAL COMMENTS Comments from City divisions/departments and external commenting agencies are required in order to complete a comprehensive analysis of this application. All comments received will be considered in the future planning recommendation report to the Planning, Design and Development Committee. Redside Dace Ministry of Natural Resources has stated that the Salt Creek tributary is now regulated recovery habitat for Redside Dace as ofjuly 1, The implications of this designation for the Mayfield Road/Goreway Drive Special Study Area will be discussed as part of the Recommendation Report. Metrus Lands The lands owned by Metrus are located on the west side of Airport Road, south of the Punjabi Community Health Services office. Staff recently received a submission from Metrus which requests the lands be redesignated for residential uses as part of the current review with permissions for commercial/office and mixed use along Airport Road with single detached and townhouse dwellings on the balance of the lands. Staff is currently evaluating the Metrus proposal and will provide a full assessment as part of the Recommendation Report. The Metrus lands are currently identified as Special Policy Area 1 along with the two acre parcel across from LaCoste Boulevard. Further details on the technical aspects of this City-initiated Official Plan Amendment can be found in the "Information Summary" contained in Appendix 5. CONCLUSION This report presents the City's draft Official Plan Amendment to re-designate the North Airport Road/Industrial Special Study Area to permit commercial, institutional, employment and to provide the potential for limited residential uses to be studied as part of the next Official Plan review. In addition, this report presents the City's proposal to re-designate the Mayfield Road/Goreway Drive Special Study Area to permit institutional and limited commercial uses. Staff will report back to a future Planning, Design &Development Committee meeting presenting the results of the June 11, 2011 public meeting and a final recommendation with respect to the draft Official Plan Amendment for the North Airport Road/Industrial Special Study Area &Mayfield Road/Goreway Drive Special Study Area. 10

12 1^5-1*. Respectfully submitted: Original Signed By Original Signed By MkZbpgar, MClFyRPP Acting-Director, Planning Policy & Growth Management ommilsioner, Planning, Design and Devfrlewrient Authored by: Pam Cooper, Policy Planner Attachments: Appendix 1- Appendix 2 - Appendix 3 - Appendix 4 - Appendix 5 - Appendix 6 - Official Plan Designation Secondary Plan Designations Current Zoning Designations Aerial Photo and Existing Land Use Information Summary Draft Official Plan Amendment 11

13 "PVS-13 EXTRACT FROM SCHEDULE A (GENERAL LAND USE DESIGNATIONS) OF THE CITY OF BRAMPTON OFFICIAL PLAN SUBJECT LANDS VALES v v SPECIAL STUDY AREA OPEN SPACE CITY LIMIT ESTATE RESIDENTIAL RESIDENTIAL ffl BRAMPTON APPENDIX 1 f OFFICIAL PLAN DESIGNATIONS brompion.<q Flower City VALES OF CASTLEMORE NORTH (AREA 49) PUNNING, DESIGN & DEVELOPMENT INDUSTRIAL Moires Drawn By: TD Dalo:

14 bus»u-t m^ mmmr> COUNTRYSffiE DRIVE OP LEGEND: RESIDENTIAL w-t-ra Executive Residential ] Low Density 1 EXTRACT FROM SPA 49 KNOWN AS THE VALES OF CASTLEMORE NORTH SECONDARY PLAN TRANSPORTATION Collector Road Minor Collector Rond TOWN OF CALEDON TULLAMORE SECONDARY PLAN PRESTIGE INDUSTRIAL INDUSTRIAL Low Density 2 Industrial Special Study Area INSTITUTIONAL TEJn Elementary School COMMERCIAL Commercial MM Special Study Area m OPEN SPACE Neighbourhood Retail Valleyland GENERAL INDUSTRIAL HIGHWAY COMMERCIAL LIMITS OF SECONDARY PLAN AREA Storm Water Management Facility 'Plan Finn Settsilary Woodlot frjtlnpljj] Neighbourhood Park Special Study Area SI BRAMPTON W' VALES OF CASTLEMORE NORTH (AREA 49) km+ma FlowerCity PLANNING, DESIGN AND DEVELOPMENT APPENDIX 2 - SECONDARY PLAN DESIGNATION & LANDS TO THE NORTH OF MAYFIELD ROAD IN THE TOWN OF CALEDON Dale: Drawn By: TD

15 THS-1S SUBJECT_LANDS_VALES COMMERCIAL INSTITUTIONAL ZONING BOUNDARY FLOODPLAIN OPEN SPACE H BRAMPTON AGRICULTURAL INDUSTRIAL RESIDENTIAL APPENDIX 3 } ZONING DESIGNATIONS brompion(o Flower City VALES OF CASTLEMORE NORTH (AREA 49) PLANNING, DESIGN & DEVELOPMENT Drawn By: TD Dale:

16 T>lS-fo SCHOOL SUBJECT LAND RESIDENTIAL AERIAL PHOTO DATE: SPRING 2011 a CEMETERY AGRICULTURAL OPEN SPACE M BRAMPTON >fx INSTITUTIONAL APPENDIX 4 AERIAL & EXISTING LAND USE COMMERCIAL bramplonxo Fl0Wer City VALES OF CASTLEMORE NORTH (AREA 49) PLANNING. DESIGN & DEVELOPMENT 0 SO 100 Metres Drawn By: TD Dale:

17 APPENDIX 5 Information Summary Official Plan The subject lands are designated as follows on Schedule "A", General Land Use Designations, in the 2006 Official Plan: North Airport Road/Industrial Special Study Area: Industrial with a Special Study overlay in the Official Plan. Mayfield/Goreway Drive Special Study Area: Special Study Area, with an underlying Residential designation An amendment to the Official Plan is required to implement the proposed land use change and guiding policies. Secondary Plan The subject lands are designated as follows in the Vales of Castlemore North Secondary Plan (Area 49): North Airport Road/Industrial Special Study Area: Commercial Special Study Area and Industrial Special Study Area Mayfield/Goreway Drive Special Study Area: Special Study Area An amendment to the Secondary Plan is required to implement the proposal. Zoning By-Law An amendment to the Zoning By-law is not required for this City-initiated Official Plan Amendment, however, an amendment to the Zoning By-law will be required for future applications to implement the uses proposed by the Official Plan Amendment. Servicing Full municipal services are proposed for this development Growth Management Complete comments and recommendations with respectto Growth Management issues will be provided in the Recommendation Report. 12

18 Environmental Issues Ministry of Natural Resources has stated that the Salt Creek tributary is now regulated recovery habitat for Redside Dace as of July 1, The implications, if any, of this designation for the Mayfield Road/Goreway Drive Special Study Area will be provided in the Recommendation Report. Complete comments and recommendations from the City's Planning, Design and Development Department and the Toronto and Region Conservation (TRC) with respect to the environmental features will be provided in the Recommendation Report. Documents in Support of the Application In January 2006, the City retained Hemson Consulting to complete a comprehensive land use study that included a market and planning assessment, urban design guide lines and transportation recommendations for both Special Study Areas In 2009, A Planning Justification Report, Retail MarketDemandAnalysis and Industrial Needs Assessment were submitted to the City to support the proposal by the landowners on the east side of Airport Road. In 2010, Cushman & Wakefield Ltd. Prepared a Market Demand and Development Feasibility Study for Employment Lands, which examined the North Airport Road/Industrial Special Policy Area. Agency Comments Received The Official Plan Amendment has been circulated to internal and external departments and agencies. Complete comments that are received will be provided in the forthcoming Recommendation Report. Heritage Impact The special study area that straddles Airport Road contains the following heritage resources: St. Mary's (Tullamore) Cemetery is a pioneer cemetery for which designation under the Ontario Heritage Act is pending Airport Road (former Tullamore Village Blacksmith shop) is currently listed as a Category "A" heritage resource Airport Road (farmhouse) is not currently listed or designated, but exhibits potential heritage value 13

19 The special study area that borders Goreway Dr contains the following heritage resources: 6461 Mayfield Road (fieldstone farmhouse) is currently listed as a Category "B" heritage resource Complete heritage comments will be provided in the Recommendation Report. Public Meeting Notification Area Notice of the Public Meeting was given by prepaid first class mail to all persons assessed in respect of land to which the proposal applies and within 900 metres of the area in Brampton (120 metres in Caledon) to which the proposal applies as shown on the last revised assessment roll, and by public notification in the Brampton Guardian. 14

20 T>\5 -^P APPENDIX 6 Draft Official Plan Amendment 4b liiformalionreport

21 T>\ -2-t AMENDMENT NUMBER OP2006 To the Official Plan of the City of Brampton Planning Area 1.0 Purpose The purpose of this amendment is to replace the North Airport Road/Industrial Special Study Area and Mayfield Road/Goreway Drive Special Study Area designations in the Official Plan and the Vales of Castlemore North Secondary Plan as shown on Schedule A to this amendment to permit the development of commercial, institutional and service employment uses, and to provide specific policies to guide the next stage of development approvals. 2.0 Location The lands subject to this amendment are located on both sides of Airport Road, bounded to the north by Mayfield Road, to the east by the Vales of Castlemore residential development, and to the west by the West Humber River valleylands, and are described as Part of Lots 16 and 17, Concession 6 E.H.S and Concession 7 N.D.; and also the lands at the southwest corner of Mayfield Road and Goreway Drive, described as Part of Lot 17, Concession 7 N.D., in the City of Brampton. 3.0 Amendments and Policies Relative Thereto: 3.1 The document known as the Official Plan of the City of Brampton Planning Area is hereby amended: (1) by changing on Schedule "A", GENERAL LAND USE DESIGNATIONS, thereto, the designation "Special Study Area" to "BUSINESS CORRIDOR" as shown on Schedule A to this amendment; (2) by deleting in Part 1: THE GENERAL PLAN, Section North Airport Road/Industrial Special Study Area and Mayfield Road/Goreway Drive Special Study Area in their entirety; and

22 (3) by adding to the listof amendments pertaining to Secondary Plan Area Number 49: Vales of Castlemore North Secondary Plan, as set out in Part II: SECONDARY PLANS, thereof, Amendment Number OP The document known as the Vales of Castlemore North Secondary Plan, being Chapter 49 of the document known as the 1993 Official Plan, as amended, of the City of Brampton Planning Area which remains in force, is hereby further amended: (1) by deleting Schedule SP49(a) and replacing it with Schedule B to this amendment. (2) by deleting the paragraph under Section 3.0 Development Principles and replacing it with the following: "The Vales North Secondary Plan proposes residential land uses throughout most of the Secondary Plan Area, with an emphasis on upscale executive housing in the eastern and southeastern areas closest to Countryside Drive and Goreway Drive. The lands located at the intersection of Airport Road and Mayfield Road and extending south along the Airport Road Corridor are proposed to be developed for an appropriate mix of commercial, employment and institutional uses to serve the area residents and businesses in addition to serving passing vehicular traffic. Two elementary schools, a neighbourhood park and woodlot are proposed to be located in the centre of the community to act as a focal point for the community. The upscale executive housing community envisioned through the designations and policies in this plan will be designed to take advantage of the natural features of the secondary plan area through thoughtful urban design. A "conventional" housing component will also allow for the development of dwellings on smaller lots."

23 (3) by replacing in Section 4.0 Development Policies, thereof, the heading "Commercial/Industrial Special Study Area" and Sections 4.2.7, 4.2.8, and with the following headings and policies: "Service Commercial Lands designated Service Commercial shall permit a range of commercial uses and be developed in accordance with the policies of Part I, Section and other relevant policies of the Official Plan. Permitted uses may also include institutional uses such as a school, daycare centre, place of worship, library and recreational facility The existing permission for Highway Commercial Two (HC2) on the property at the southwest corner of Mayfield Road and Airport Road will continue to be recognized in the Secondary Plan. Redevelopment of these lands will be subject to a superior standard of urban design with respect to the built form and streetscape in accordance with the policies of Section 4.10 Urban Form of the Official Plan Lands designated Service Commercial shall develop in accordance with the following principles in order to contribute to a distinctive Gateway character: i) Buildings and landscaping shall be used to define the street edge. Buildings are encouraged to have an active facade along the street line and vehicular parking areas shall be screened from public roads. ii) iii) iv) to generate an attractive and integrated urban environment, superior site, architectural, landscape and safety design elements shall be used, particularly including design features and characteristics that will enhance and complement the Upscale Executive Housing Community to the east. a Gateway feature shall be established at the south-west corner of the Mayfield Road and Airport Road intersection, in accordance with the City's Gateway Beautification Program. Outside storage of goods and materials shall not be permitted. v) Location of access points shall conform to the Region of Peel Access Control By-Law. To achieve this, common access and linked parking areas amongst land owners may be required and

24 ^15-^4 established in accordance with the requirements of the City and the Region of Peel. vi) vii) Appropriate siting of buildings and adequate landscaping shall be required to minimize any adverse impacts on adjacent properties. All intersection and access points shall be defined with distinctive landscaping, lighting, and streetscape features that reflect the gateway character. viii) Auto-orientated development, including drive-through restaurants, shall not be permitted within the immediate vicinity of Gateway locations. The location, site planning and detailed design of drive-through facilities shall reinforce the City of Brampton's hierarchy of roadways and gateways as described in the Street Corridor Master Plan and the Gateways Beautification Program. ix) Service and loading areas shall be incorporated into building designs, or effectively screened from view through appropriate fencing or landscaping; x) Where parking is provided in the front yard, or abutting a major arterial road or highway, landscaping shall be required to provide adequate screening and improve the visual amenity of the area while having regard for personal safety; xi) To ensure comprehensive and integrated development along the principal arterials, the City shall require the submission of a tertiary plan to demonstrate how the adjacent lands can be comprehensively developed. Commercial/Institutional Land designated as Commercial/Institutional on Schedule 49(a) is located at the western boundary of the study area on Mayfield Road. The purpose of this designation is to permit potential institutional users to have a high visibility location on Mayfield Road while allowing for access to the adjacent valleylands. Depending on the type of institutional, there may also be the potential for synergy with nearby retail and office developments. This designation shall permit a range of commercial uses and be developed in accordance with the policies of Part I, Section and other relevant policies of the Official Plan. Permitted uses may also

25 T>\S-2S include institutional uses such as a private school, daycare centre, place of worship, library and recreational facility. Highway and Service Commercial Land designated as Highway and Service Commercial on Schedule SP49(a) is comprised of a 8.5 hectare (21 acre) parcel located at the southeast corner of Mayfield Road and Airport Road. This designation shall permit a range of Highway and Service Commercial uses and be developed in accordance with the policies of Part I, Section 4.2 and other relevant policies of the Official Plan. Permitted uses include retail establishments such as a home improvement store or an automotive retail store with associated garden centre, a supermarket, restaurant, pharmacy, office, financial institution, and one gas bar and related uses (not to be located at the intersection of Mayfield Road and Airport Road) The lands designated Highway and Service Commercial shall not permit motor vehicle sales, repair, service, a body shop, a car washing establishment or any other type of motor vehicle use except that one motor vehicle repair shop shall be permitted as part of the automotive retail store The lands designated Highway and Service Commercial shall be planned and developed as one integrated entity, regardless of whether it is in more than one ownership or it is to be developed in phases. In this regard, a Tertiary Plan shall be prepared to the satisfaction of the City prior to the area being zoned to demonstrate how the designated area can be developed comprehensively Drive-through restaurants shall be developed in accordance with the policies of Part 1, Section 4.10 and other relevant policies of the Official Plan as well as the policies of the Development Design Guidelines The intersection of Mayfield Road and Airport Road has been identified as a Gateway on Schedule 2, Flower City Strategy, Street Corridor Master Plan of the 2006 Official Plan. Buildings at the corner of Mayfield Road and Airport Road shall be subject to a minimum height requirement of 2 storeys as well as upgraded streetscape design, lighting, planting, signage and other urban design and landscaping amenities. These performance standards will be specified in the implementing Zoning By-Law.

26 Development of lands designated Highway and Service Commercial shall occur on the basis of approved design guidelines for the area, with the intent to establish cohesive and superior development. Urban design guidelines shall be approved by the City prior to the issuance of site plan approval and shall include the following principles in order to contribute to a distinctive gateway character: i) The architectural treatment of development along Mayfield Road and Airport Road shall be of a higher order, reflecting the high profile and gateway quality of these locations. Buildings and landscaping shall be used to define the street edge. Buildings are encouraged to have an active facade along the street line and vehicular parking areas shall be screened from public roads. ii) iii) iv) A Gateway feature shall be established at the south-east corner of the Mayfield Road and Airport Road intersection, in accordance with the City's Gateway Beautification program. Outdoor storage shall be permitted only in conjunction with a garden centre sales establishment, shall not be permitted abutting public roads, and shall be screened from view through site design, including location and landscaping. Location of access points shall be in accordance with the Region of Peel's Access Control By-Law. To achieve this, common access and servicing arrangements and linked parking areas amongst land owners may be required and established in accordance with the requirements of the City and the Region of Peel. v) To generate an attractive, integrated, and walkable urban environment, and to minimize the impact of commercial development on the adjacent residential area, development shall be of a high standard with superior architectural built form and landscaping that is complimentary and compatible wiith the executive residential community. vi) vii) Appropriate buffering from the adjacent residential uses shall be provided as determined through development approvals and may include setbacks, berming, fencing, and landscaped buffers. To ensure comprehensive and integrated development, the City shall require the submission of a tertiary plan and related background studies to demonstrate how the designated area can be comprehensively developed.

27 viii) ix) Site design and building layout shall incorporate an integrated pedestrian network. The visual impact of drive-through facilities shall be minimized through appropriate siting and landscape screening, and shall be directed away from adjacent residential areas or public roads. x) Service and loading areas shall be located away from residential areas to the greatest extent possible to minimize associated visual, noise and air emissions impact, and shall be incorporated into building design, or effectively screened from view through appropriate fencing or landscaping. xi) xii) xiii) All lighting on site shall be designed and oriented so as to minimize glare on adjacent properties and roadways. All intersection and access points shall be defined with distinctive landscaping, lighting, and streetscape features that reflect the gateway character. Auto-orientated development, including drive-through restaurants, shall not be permitted within the immediate vicinity of the Gateway location. The location, site planning and detailed design of drive-through facilities shall reinforce the City of Brampton's hierarchy of roadways and gateways as described in the Street Corridor Master Plan and the Gateways Beautification Program xiv) Motor vehicle sales/leasing and motor vehicle repair, detailing and, body shops shall not be permitted. A motor vehicle washing establishment shall only be permitted as an accessory use to a gas bar. xv) Building elevations along the residential interface shall provide moderate architectural articulation to ensure that residents do not face blank walls Service Employment Lands designated Service Employment on Schedule SP49(a) are located on the east side of Airport Road, north of the existing Neighbourhood Retail designation at LaCoste Boulevard and shall be developed for service based employment uses that are intended to serve area residents and businesses in a builtform that is compatible with the character of the adjacent residential community

28 Lands designated Service Employment permit offices such as medical/dental as well as a business, professional or administrative office, and financial institution. Commercial uses permitted include a personal service shop, service shop, art gallery/studio, a printing or copy establishment, health centre or fitness centre, dry cleaning or laundry establishment, commercial, technical or recreationalschool, place of worship or custom workshop The existing business at Airport Road (J.B. Aluminum) located within the Service Employment designation can continue to operate in accordance with existing zoning permissions. Expansions to the existing operation that require a building permit are subject to mitigating any noise, odour and visual impacts on the adjacent residential community to the satisfaction of the City The lands designated Service Employment shall be planned and developed as one integrated entity, regardless of whether it is in more than one ownership or it is to be developed in phases. In this regard, a Tertiary Plan shall be prepared to the satisfaction of the City prior to the area being zoned to demonstrate how the designated area can be developed comprehensively Development of the lands designated Service Employment shall occur on the basis of approved design guidelines for the area, with the intent to establish a cohesive, superior development. Urban design guidelines shall be approved by the City prior to the issuance of site plan approval and shall include the following principles in order to contribute to a distinctive gateway character: i) The architectural treatment of development along Airport Road shall be of a higher order, reflecting the high profile and gateway quality of these locations. Buildings and landscaping shall be used to define the street edge. Buildings are encouraged to have an active facade along the street line and vehicular parking areas shall be screened from public roads. ii) iii) Outdoor storage shall not be permitted. Location of access points shall be in accordance with the Region of Peel's Access Control By-Law. To achieve this, common access and servicing arrangements and linked parking areas amongst land owners may be required and established in accordance with the requirements of the City and the Region of Peel.

29 T>\S-*1 iv) To generate an attractive, integrated, and walkable urban environment, and to minimize the impact of development on the adjacent residential area, development shall be of a high standard with superior architectural built form and landscaping that is compatible with the executive residential character of the immediate area. v) Appropriate buffering from the adjacent residential uses shall be provided as determined through the development approval and may include measures such as setbacks, berming, fencing, and landscape buffers. vi) To ensure comprehensive and integrated development, the City shall require the submission of a development concept or tertiary plan and related background studies to demonstrate how the designated area can be comprehensively developed. vii) Site design and building layout shall incorporate pedestrian network. an integrated viii) ix) Auto-orientated development, including drive-through restaurants, shall not be permitted within the immediate vicinity of Gateway locations. The location, site planning and detailed design of drive-through facilities shall reinforce the City of Brampton's hierarchy of roadways and gateways as described in the Street Corridor Master Plan and the Gateways Beautification Program Service and loading areas shall be located away from residential properties to the greatest extent possible to minimize associated visual, noise and air emissions impact, and shall be incorporated into building design, or effectively screened from viewthrough appropriate fencing or landscaping. x) All lighting on site shall be designed and oriented so as to minimize glare on adjacent properties and roadways. xi) xii) Motor vehicle sales/leasing and motor vehicle repair, detailing, body shops and motor vehicle washing establishments shall not be permitted. Building elevations along the residential interfaceshall provide moderate architectural articulation to ensure that residents do not face blank walls.

30 The City will be undertaking a comprehensive review of the existing zoning permissions for the lands designated Service Employment to address compatibility with the adjacent residential community. Special Policy Area Land designated Special Policy Area 1 on Schedule SP49(a) is comprised of the lands located south of Airport Road, on the west side of Airport Road. Considering the isolated location of these lands next to the major valley system, these lands have limited potential for traditional employment uses and as such should be considered for residential and related uses. The potential for re-designation of Special Policy Area 1 for residential and related uses shall be reviewed as part of the City's next five year Official Plan Review." (4) by replacing in Section 4.0 Development Policies, thereof, section Cemeteries and replacing it with the following new Subsection with the following policy: " The regulations set out in the Cemeteries Act shall also apply to St. Mary's Anglican Cemetery located on the west side of Airport Road south of Mayfield Road. Council has given direction to designate this cemetery, and as such it shall be preserved." (5) by adding to Section 4.0 Development Policies thereof, the following policy as Section 4.4.5: 'The lands designated Institutional are intended to recognize the existing Sikh Heritage Centre located on the west side of Airport Road south of Mayfield Road and the property to the immediately south (11730 Airport Road). Institutional uses such as a private school or day care centre shall also be permitted. Site design and building layout shall incorporate an integrated pedestrian network." (6) by deleting in Section 4.0 Development Policies, thereof, the heading "Special Study Area" and Section to and replacing them with the following new subsections: 10

31 "Institutional - Special Policy Area The southerly and westerly limit of the area designated Institutional Special Policy Area is the edge of the adjacent valley system which has generally been established through the EIR and detailed site investigations undertaken by the City and Toronto Region Conservation. The final boundaries of the Valleyland shall be delineated through additional environmental studies and staking of natural areas as may be required as part of the development approval process. The Valleyland shall be conveyed gratuituously to the City in a condition satisfactory to the municipality Development adjacent to the Valleyland will contribute to the conservation and enhancement of natural features and ecological functions, through the application of sustainable best management practices for stormwater drainage, public infrastructure maintenance and management site design, buffers and setbacks The Salt Creek tributary is regulated recovery habitat for Redside Dace as of July 1, 2011 and therefore the Ministry of Natural Resources and Toronto Region Conservation shall be consulted on development within this Special Policy Area The lands designated Special PolicyArea shall be developed for a range of institutional and community based uses such as private/public education facilities, libraries, day care centres, recreational facilities, places of worship, community clubs, funeral home, and specialty retailing. Highway Commercial uses shall not be permitted The lands designated Institutional - Special Policy Area shall be planned and developed as one integrated entity, regardless of whether it is in more than one ownership or it is to be developed in phases. In this regard, a Tertiary Plan shall be prepared to the satisfaction of the City prior to zoning approval to demonstrate how the designated area can be comprehensively developed Development of the lands designated Institutional - Special Policy Area shall occur on the basis of an approved design brief for the area, with the intent to establish a cohesive and superior development that is compatible with the upscale residential character of the immediate area. Urban design guidelines shall be approved by the City prior to the issuance of site plan approval and shall include the following principles: 11

32 i) Buildings shall be designed so as to minimize the impact upon adjacent residential uses through landscaping and residential design treatments of the buildings including roof top treatments that are compatible with the adjacent residential dwellings. ii) A Tertiary plan shall demonstrate how the farm house recommended for heritage designation can be preserved and/or integrated into new development. iii) iv) Buildings shall be developed in a manner that minimizes the impacts on the adjacent Salt Creek Valley and that creates minimal interference with the natural environmental features. Accordingly, the Zoning By-law will provide appropriate provisions for building setbacks. Location of access points shall be in accordance with the Region of Peel's Access Control By-Law. To achieve this, common access and servicing arrangements and linked parking areas amongst land owners may be required and established in accordance with the requirements of the City and the Region of Peel. The number of driveway connections to this area shall be minimized to the greatest extent practical. v) Access entry drives shall be clearly marked with high quality signage, landscaping and accent lighting. vi) vii) The illumination of parking facilities shall be directed away from nearby residences to minimize intrusion and glare upon residential properties. Pedestrian connections should be provided from development areas to any trail links to the Salt Creek valleylands. viii) Outside storage shall not be permitted. ix) Prior to zoning approval, the applicant shall verify and receive confirmation from the Region of Peel that the existing servicing capacity will support the proposed uses. Stormwater runoff is to be accommodated on site to the satisfaction of the City and the Toronto and Region Conservation Authority." 12

33 " (7) by adding to Section 6.0 Servicing and Design Considerations, thereof, the following new Section as Policy 6.2.3: "6.2.3 A satisfactory comprehensive noise attenuation feasibility study in accordance with the relevant policies of the Official Plan shall be submitted as necessary prior to development so that adequate noise attenuation measures can be specified and guaranteed as a condition of development approval. The comprehensive noise attenuation feasibility study shall determine the appropriate building setback, landscaped buffer, and acoustic wall requirements that shall be provided between buildings on the east side of Airport Road and the existing residential area to the east, to the satisfaction of the City of Brampton." (8) by replacing in Section 6.0 Servicing and Design Considerations thereof, Section with the following: "6.7.2 Where a Residential land use designation interfaces with a Commercial or Service Employment land use designation on Schedule SP49(a), the City will require buffering and mitigation measures to be implemented in accordance with the Environmental Management polices and other relevant policies, contained in Part I of the Official Plan." Approved as to Content: Henrik Zbogar, MCIP, RPP Acting Director, Planning Policy and Growth Management 13

34 fris^if LANDS TO BE REDESIGNATED FROM "SPECIAL STUDY AREA & INDUSTRIAL" TO "BUSINESS CORRIDOR" "SPECIAL STUDY AREA OVERLAY" TO BE REMOVED EXTRACT FROM SCHEDULE A (GENERAL LAND USE DESIGNATIONS! OF THE DOCUMENT KNOWN AS THE 2006 CITY OF BRAMPTON OFFICIAL PLAN RESIDENTIAL BUSINESS CORRIDOR SPECIAL STUDY AREA ESTATE RESIDENTIAL INDUSTRIAL OPEN SPACE U BRAMPTON hmtan Flower City PLANNING, DESIGN& DEVELOPMEW Dale: Drawn 8y:CJK File: P26 S49 OPA A SCHEDULE A TO OFFICIAL PLAN AMENDMENT OP2006# DRAFT

35 RESIDENTIAL INSTITUTIONAL COMMERCIAL EXECUTIVE RESIDENTIAL ELEMENTARY SCHOOL NEIGHBOURHOOD RETAIL LOW DENSITY 1 CEMETERY HIGHWAY & SERVICE COMMERCIAL LOW DENSITY 2 INSTITUTIONAL SERVICE COMMERCIAL INSTITUTIONAL - SPECIAL POLICY AREA SERVICE EMPLOYMENT COMMERCIAL / INSTITUTIONAL OPEN SPACE TRANSPORTATION WOODLOT VALLEYLAND NEIGHBOURHOOD PARK STORM WATER MANAGEMENT FACILITY HI BRAMPTON tafieui Flower City PLANNING. DESIGN & DEVELOPMENT v* ^^^" COLLECTOR ROAD ^f SPECIAL POLICY AREA 1 ^ ^ MINOR COLLECTOR ROAD LZZI ^-^ FULL MOVES ACCESS SCHEDULE B TO OFFICIAL PLAN AMENDMENT OP2006#. VALES NORTH SECONDARY PLAN (AREA 49) SCHEDULE SP49(a) AREA SUBJECT TO THIS AMENDMENT * Local roads shown aronotpari olthis schodute Metres Date: DRAFT FILE. SPA49.gws