DS- Application to Amend the Zoning By-Law (To permit a service commercial plaza) HUMPHRIES PLANNING GROUP INCORPORATED

Transcription

1 J BRAMPTON DS- Report Planning, Design and bramptonca FlOWef City Development Committee Committee of the Council of Date: May 15, 2014 The Corporation of the City of Brampton File: C05W PLANNING, DESIGN &DEVELOPMENT COMMITTEE Subject: INFORMATION REPORT DATE:, IliUKJg,. [I AOl^ Contact: Application to Amend the Zoning By-Law (To permit a service commercial plaza) HUMPHRIES PLANNING GROUP INCORPORATED c/o TUDI HOMES LIMITED / ONTARIO LIMITED 2228 Steeles Avenue West, generally located on the north side of Steeles Avenue West, between Mississauga Road and Heritage Road Part of Lot 1, Concession 5, WHS Ward: 6 Rob Nykyforchyn, Development Planner, Planning & Building Division, ( ) r Overview: This application proposes an amendment to the zoning by-law to redevelop the site with service commercial uses. The natural heritage feature (valleyland) portion of the site located along the north property limit is to be conveyed to the City. The site is 1.38 hectares (3.41 acres) in size and is located on the north side of Steeles Avenue West, between Mississauga Road and Heritage Road. The proposed service commercial uses are consistent with the designations of the Official Plan ("Business Corridor"), the Secondary Plan ("Service Commercial") and the approved Block Plan for the Riverview Heights Community (Area 40-3) ("Service Commercial"). Recommendations: 1. THAT the report from Rob Nykyforchyn, Development Planner, Planning and Building Division, Planning and Infrastructure Services Department, dated May 15, 2014 to the Planning, Design and Development Committee Meeting of June 9, 2014, entitled: 'INFORMATION REPORT', Application to Amend the Zoning By-law, HUMPHRIES PLANNING GROUP INCORPORATED - TUDI HOMES LIMITED / ONTARIO LIMITED, Ward: 6, File: C05W be received; and, 2. THAT staff be directed to report back to Planning, Design and Development Committee with the results of the Public Meeting and a staff recommendation, subsequent to the completion of the circulation of the application and a comprehensive evaluation of the proposal.

2 Background: DSrA The applicant has submitted this rezoning application to implement the Service Commercial land use permissions that are set out in the Bram West Secondary Plan and the Riverview Heights Community (Block Plan Area 40-3). Refer to Figures 1 and 2 for location and Block Plan context mapping. Figure 1: Location Map Figure 2: Riverview Heights Community (Block Plan 40-3 Map) / II I II s \\ I M I Ul SI RIVERVIEW HEIGHTS BLOCK PLAN LEGEND I.EXECUTIVE RESCESTlAi pmta) i- - -VUA5E 1 RESCEvTIAl «: mi -lowuebumoexsi'* ireseemauetomi RESCtMTlH. M7hi) MBlCMUU.'nOH ^ OBOm RESOEMIUl ijsml I«"EDUSE «0I» VYiV.; '.'.!.-:.;. DEVELOPMENT LIMITS him 1 phaogrwyl LfrdotDrrtlopintfll AuroumaaLmt 3l Dewefimenl «JK PARnCIRATWG UW0S Si*»3 Dt*c* ct U»ut Fonsi.-^BERStuOVREOtWD ' rr CCWVEWNCE SWwd EdggofWetm) (MKR JJr ^OSi USE. COUUtRCWHJM) hwxxxotsi'swm: DSSGtAtED HERITAGE RRORERtr S'juwTopofB** 1% SCCM6CHXHOO0 ]MUROM v: :.: ;:. COMMERCIAL (71Mi. 'JSTEO HERITAGE PRCVERrr '.. -,.-. <\v,.". O PRUARr GATEWAY ioiwawaimm»...: ItJ r v.-- -;,: r- -.: ' , " * -.. : " ' - :-; 0»tutoKM B *P"«ol -utrt *m>*cat W» i loo** b>aw>i>iih:«<hlkmi<ii<i>in< jfcm»hihiia<«d*er On My RevaM SecarrcoU J011 0UAICXGMN PARSONS ltd

3 Proposal: DS-3 Details of the proposal are as follows: The full range of uses within the "Service Commercial (SC)" Zoning By-law designation are being requested, and which include, but are not limited to the following: an office, bank, restaurant, community club, retail establishment and service shop. A service commercial plaza consisting of an overall gross floor area of about 2,220 square metres (23,896 square feet) is proposed. The conceptual site plan illustrates a 370 square metre (4,000 square feet) free standing commercial building near the south-west corner of the site, and a 1,850 square metre (19,913 square feet) multi-commercial plaza along the northerly portion of the site. Access is proposed to Steeles Avenue West at the south-east corner of the site, and to Street A (future Rivermont Road) near the north-west corner of the site. The northerly one-third of the property is located within the floodplain of the Levi Creek tributary and is to be conveyed to the City for future preservation. The proposed limits of development are shown on the Concept Site Plan (Refer to Figure 3). Figure 3: Concept Site Plan & Environmental Constraints CPU ff«f RtGOOA OCCCUNE V iiiit cr ocvaowoir STEELES AVENUE i K mm mi r mmmtmn vmm g "V

4 PS-H Property Description and Surrounding Land Use: The subject property has the following characteristics: is municipally known as 2228 Steeles Avenue West; has a site area of 1.38 hectares (3.41 Acres); has a frontage of metres along Steeles Avenue West; contains vegetation along the north property limit staked top-of-bank limits of the Levi Creek floodplain; contains an existing dwelling and accessory garage to be demolished to facilitate the redevelopment of the property; and, has a grade which gently slopes from west to east, except for the northerly portion which contains a steep slope where the property transitions into the Levi Creek floodplain. The surrounding land uses are described as follows: North: South: East: West: Natural heritage features associated with the Levi Creek, beyond which are future residential lands that will be developed as part of the development application by Omstock Developments Ltd. (File: C05W and 21T-10016B); Steeles Avenue West, beyond which are industrial lands owned by Orlando Corporation containing large warehousing and distribution buildings; two rural residential lots with frontage onto Steeles Avenue West which are designated Sen/ice Commercial in the Bram West Secondary Plan; and, vacant lands that are designated and zoned to allow for Service Commercial development as part of the development application by the Ashley Group of Companies (File: C05W01.005, 21T-10001B and SP ). These lands are currently draft approved and will deliver the north-south collector road (Street "A" / Rivermont Road) as part of the subdivision registration process. Current Situation: Comments from internal City staff and external departments and agencies are required in order to complete a comprehensive analysis for this application. All comments received will be considered within the future planning recommendation report to the Planning, Design, and Development Committee. Further details of the technical aspects of this application can be found in the Information Summary contained in Appendix 5. The future recommendation report will contain an evaluation of any technical matters addressed within the applicant's technical submissions.

5 \&s A preliminary assessment of this application has determined that the following issues will need to be considered through the processing of this application: Are the proposed zoning amendments consistent with the Service Commercial polices of the Secondary Plan and the approved Community Design Guidelines for the Riverview Heights Community? What arrangements may be required through this application to facilitate the development of the adjacent lands to the west and east? Are the proposed valleyland and road widening conveyances sufficient to protect the natural heritage features and accommodate the municipal requirements? Corporate Implications: Financial Implications: An assessment of the financial implications associated with this application will be undertaken and discussed within the Planning Recommendation Report. Other Implications: Other technical planning and development implications associated with this application will be assessed and discussed within the Planning Recommendation Report. Strategic Plan: The application will be reviewed through a further planning recommendation report against the City's Strategic Plan to gauge if it is consistent with the City's Strategic Plan's initiatives. In particular, staff will review the plan against the Economic Development, Growth Management, and Environmental Stewardship/ Heritage Preservation priorities. 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 to which the proposal applies as shown on the last revised assessment roll, and by public notification in the Brampton Guardian. Respectfully submitted: Rob Nykyforchyn, MCIP, RPP Development Planner, Planning and Building Division Paul Snape, MCIP, RPP Director, Development Services Planning and Building Division CP1SO Date EE3E3

6 APPENDICES: Appendix 1: Official Plan (Schedule "A" General Land Use Designations) Extract Appendix2: Secondary Plan (Land Use Schedule) Appendix 3: Zoning Extract Appendix 4: Existing Land Uses Appendix 5: Information Summary

7 PS-1 EXTRACT FROM SCHEDULE A (GENERAL LAND USE DESIGNATIONS) OF THE CITY OF BRAMPTON OFFICIAL PLAN SUBJECT LAND OPEN SPACE INDUSTRIAL BUSINESS CORRIDOR Sg BRAMPTON brompionco Flower City PLANNING AND INFRASTRUCTURE SERVICES OFFICE APPENDIX 1 RESIDENTIAL OFFICIAL PLAN DESIGNATIONS HUMPHRIES PLANNING GROUP INC. Tudi Homes Limited/ Ontario Limited Drawn By: AH Metres Date: CITY FILE: C05W01.001

8 DVS SUBJECT LANDS EXTRACT FROM SCHEDULE SPA40(d) OF THE DOCUMENT KNOWN AS THE BRAM WEST SECONDARY PLAN RESIDENTIAL: EMPLOYMENT; OPEN SPACE: ROAD NETWORK: Executive Residential PrestigeIndustrial Valleyland j H Highway No. 407 Low Density ' Neighbourhood Commercial CP Community Park A Major Arterial (45-50 metres) Low / Medium Density Service Commercial MP Neighbourhood Park p-- -j Minor Arterial (36 metres) Medium Density Convenience Commercial Parkette Major Collector Roads (26-30metres) Specialty Office &Service Woodlot i Minor Collector Roads (23-26 metres) Medium /High Density Office Centre Wetland {y Interchange m Village Residential Commercial Mixed Use * SWM Facilities INSTITUTIONAL: Linkage Appealed to the OMB INFRASTRUCTURE: Secondary School Parkway Belt Lands Subject to thisamendment Senior Elementary School B TransCanadaGas Pipeline Elementary School O PrimaryGateway Hydro One Corridor PlaceOfWorship (Reserve) Orangeville Railway Fire Station DevelopmentCorporation Retirement Home BRAMPTON bramptoiua FlOWerCty PLANNING, DESIGN AND DEVELOPMENT APPENDIX 2 - SECONDARY PLAN DESIGNATIONS HUMPHRIES PLANNING GROUP INC. Tudi Homes Limited/ Ontario Limited Date: Drawn By: AH CITY FILE: C05W01.001

9 SUBJECT LAND AGRICULTURAL INDUSTRIAL RESIDENTIAL ZONING BOUNDARY COMMERCIAL FLOODPLAIN OPEN SPACE BRAMPTON bromptorua HOWei" City PLANNING AND INFRASTRUCTURE SERVICES I I Metres Drawn By: AH Date: APPENDIX 3 ZONING DESIGNATIONS HUMPHRIES PLANNING GROUP INC. Tudi Homes Limited/ Ontario Limited CITY FILE: C05W01.001

10 D2>-l e : > EDGEWARERD AERIAL PHOTO DATE: SPRING 2013 SUBJECT LAND INDUSTRIAL C<..COMMERCIAL AGRICULTURAL RESIDENTIAL OPEN SPACE SI BRAMPTON APPENDIX 4 AERIAL & EXISTING LAND USE bromp1on.cn Flower Gty HUMPHRIES PLANNING GROUP INC. PLANNING AND INFRASTRUCTURE SERVICES Tudi Homes Limited/ Ontario Limited Drawn By: AH Metres Date: CITY FILE: C05W01.001

11 D3-H APPENDIX '5' INFORMATION SUMMARY Origin: - Date Submitted: - Reactivated on: - Applicant: - Owner: December 10, 2001 February 20, 2014 Humphreys Planning Group Inc. Tudi Homes Limited / Ontario Limited Official Plan: The site is designated "Business Corridor" and "Open Space" in the Official Plan. The proposed commercial uses are consistent with those which are contemplated within the "Business Corridor" and "Small Scale Commercial" policies. An amendment to this document is not required to implement the proposal. Secondary Plan: The site is designated "Service Commercial" and "Open Space: Valleyland" within the Bram West Secondary Plan. Policy of the Secondary Plan indicates that lands designated for Service Commercial purposes along Steeles Avenue are permitted to have both "Prestige Industrial" and "Service Commercial" uses, and that some of these land uses may need to be restricted in order to address access and traffic constraints along Steeles Avenue. The applicant has submitted a concept tertiary plan to illustrate how the adjacent service commercial lands, located east of Rivermont Road, can be comprehensively developed. An amendment to this document is not required to implement the proposal. Riverview Heights Community Block Plan (Area 40-3): The site is designated "Service Commercial" and "Open Space / Woodlots" within the Riverview Heights Community Block Plan (Area 40-3). The proposed "Service Commercial" development is consistent with the Block Plan's land use designations and policies. Development of the subject lands will need to have regard to the approved block plan studies, including the Community Design Guidelines and the Environmental Implementation Report. The applicant has submitted a design brief in support of their proposal. Staff is in the process of reviewing the design briefto ensure that appropriate landscaping and building design requirements are recommended and imposed in the implementing zoning by-law.

12 D3-IA Zoning By-law: The subject lands are zoned "Agricultural (A)" by By-Law , as amended. An amendment to the zoning by-law is required to zone the valleyland portion of the site for "Floodplain (F) purposes and the valleyland buffer portion of the site for "Open Space (OS) purposes to ensure that the appropriate protective restrictions are placed on the natural heritage features. The balance of the tableland property is proposed to be zoned with a site specific "Service Commercial (SC)" category. To implementthe applicant's concept site plan, the applicant has submitted a draft zoning by-law which requests a zero metre building setback requirement to the rear yard and also to the interior side yards of the two abutting properties. Growth Management: Complete comments and recommendations with respect to the timing of this proposal within the framework of the City's Growth Management Program will be provided as part of a comprehensive analysis within the Recommendation Report. Documents Submitted in Support of Application - A draft zoning by-law amendment document; - A concept development plan, dated February 3, 2014; - A Functional Servicing Design Brief by AM Candara Assoc. Inc, dated April 27, 2010; - A Fluvial Geomorphological Report, by Parish Geomorphic, dated October 2009; - Urban Design Guidelines by Weston Consulting, dated October 2003; - A Slope Stability Study by Soils Engineers Ltd, dated September 1, Report authored by: Rob Nykyforchyn, MCIP, RPP, Development Planner,