U BRAMPTON Fl-I Planning and Infrastructure Services

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1 Report U BRAMPTON Fl-I Planning and Infrastructure Services brampton.co FlOWef City Committee Committee of the Council of The Corporation of the City of Brampton Date: March 18,2015 Planning and Infrastructure Services Committee Files: C01E Date-.April \\Me? Subject: Contact: RECOMMENDATION REPORT Application to Amend the Official Plan and Zoning By-Law To permit 36 townhouses. GAGNON & LAW URBAN PLANNERS LTD- YORKSHIRE HOLDINGS BRAMPTON INC ET. AL 17, 19, 21, 23, 25, 27, 29 Clarence Street (Clarence Street and Main Street South) Ward: 3 David VanderBerg, Central Area Planner, Office of the Central Area ( ) Overview: This report provides a recommendation for approval in principle for an application to amend the Official Plan and Zoning By-law to permit a 36-unit residential townhouse development at 17, 19, 21, 23, 25, 27 and 29 Clarence Street. An Official Plan and Zoning By-law Amendment application (C01E04.011) was approved in 2013 for a 14 unit townhouse development on part of the lands (17, 19 and 21 Clarence Street). This new proposal would add the lots at 23, 25, 27 and 29 Clarence Street to the previously approved development proposal. The application is consistent with the Provincial Policy Statement and Growth Plan and furthers the policies in the City's Official Plan and Strategic Plan by encouraging sympathetic intensification within the builtup area of the city. The proposed development's low-rise character is generally compatible with the existing low density residential uses in the area. However, a number of changes to the development proposal are recommended to have it better integrate with the surrounding neighbourhood and better protect the tree canopy. Appropriate conditions of approval are recommended in this regard.

2 1. THAT the report from David VanderBerg, Central Area Planner, dated March 18, 2015 to the Planning and Infrastructure Services Committee Meeting of April 13, 2015 entitled RECOMMENDATION REPORT: Application to Amend the Official Plan and Zoning By-Law, GAGNON & LAW URBAN PLANNERS LIMITED YORKSHIRE HOLDINGS BRAMPTON INC. ET. AL, Ward: 3, File: C01E be received; and, f\jl Recommendations: 2. THAT the application be approved in principle and staff be directed to prepare the appropriate amendments to the Official Plan and Zoning By-law, 3. THAT the Downtown Brampton Secondary Plan (SPA 7) be amended generally in accordance with the following: To designate the properties at 23, 25, 27 and 29 Clarence Street as "Medium Density Residential" on Schedule SP7(A) To revise the boundaries of Special Policy Area 8 on Schedule SP7(C) to include the properties at 23, 25, 27 and 29 Clarence Street and amend the policies within it to incorporate a maximum density to be based on the revisions to the development proposal that are required to fulfill conditions 6 and 7 of this report. 4. THAT the properties at 23, 25, 27 and 29 Clarence Street be rezoned from "Residential Single Detached B" to "Residential Townhouse 3 - Special Section 2466," and that the existing provisions in the "Residential Townhouse 3 - Special Section 2466"zone be deleted and replaced with provisions generally in accordance with the following and as modified based on the revisions to the development proposal that are required to fulfill conditions 6 and 7 of this report: a) Permitted Uses: i. a townhouse dwelling ii. purposes accessory to the other permitted purposes b) Minimum Lot Area i. Interior Lot- 100 square metres per dwelling unit ii. End Lot- 125 square metres per dwelling unit iii. Corner Lot square metres per dwelling unit c) Minimum Lot Width i. Interior Lot metres ii. End Lot metres d) Minimum Lot Depth 18.0 metres e) Minimum Front Yard Setback: i. 3.0 metres for rear-loaded townhouses ii. 4.5 metres for front-loaded townhouse f) Minimum Setback to a garage door: 6.0 metres

3 Pl-S g) Minimum Side Yard Setback: 1.2 metres h) Minimum Rear Yard Setback: i. 4.5 metres ii. 2.0 metres to a covered or uncovered at grade patio, landscape deck, and/or rear yard balcony or uncovered terrace on the second or third storey. i) Maximum Building Height: 3 storeys j) Minimum Landscape Open Space: Those portions of all yards not occupied by permitted accessory structures, permitted encroachments from the main building and permitted driveway shall consist of landscaped open space k) Garage Control: The maximum permitted cumulative door width per dwelling unit shall be 2.5 metres. I) Wall Openings: A minimum of 25% of the gross area of any exterior wall facing and within 7.0 metres of Clarence Street shall have windows and/or doors. m) Parking Requirements: A minimum of 0.27 spaces per dwelling unit shall be provided for visitor parking spaces. 5. THAT the following street names be approved: a) VittorioGate b) Lainley Close c) Dorinda Lane 6. THAT prior to the adoption of the Official Plan Amendment and enactment of the Zoning By-law, the Tree Inventory and Preservation Plan Report shall be finalized to the satisfaction of the Chief of Planning and Infrastructure Services and that the following objectives shall be addressed in the updated Report: a) No removal of trees located on adjacent property shall be permitted without both tree removal agreement letters signed by the adjacent property owners and consent from the Planning and Infrastructure Services Department. For the City's review of such requests, the focus will be on preserving trees and protecting the tree canopy. b) An improved strategy to better protect trees located on adjacent properties through either: The provision of increased setbacks such that no buildings would be located within the driplines of those trees (with the exception of minor

4 FHi encroachments where appropriate protection measures can be taken to prevent damage to the trees) and sufficient space is provided between required tree protection measures and buildings for construction; or, An alternative strategy, including protection measures and / or compensation, developed in consultation with the adjacent landowners that achieves the same objectives. c) Enhanced measures to protect trees to be preserved on-site or on adjacent property during construction, including but not limited to: Use of permeable paving for drive aisles and private driveways within thedriplines of trees. Use of low-pressure hydro-vac technology for excavation. Restrictions on plantings, planting bed preparation, and disturbance of existing sod/turf. Implementation of an inspection and monitoring program by City staff of the required tree protection measures. 7. THAT priorto the adoption of the Official Plan Amendment and enactment of the Zoning By-law, the Urban Design Brief shall be finalized to the satisfaction of the Chief of Planning and Infrastructure Services and that the following objectives shall be addressed in the updated Brief: a) Provision of an appropriate transition in setback to the adjacent properties along Clarence Street. b) Revisions in the design (such as reducing the townhouse block width and / or staggering the facades) of the townhouse blocks fronting on Clarence Street such that they are better integrated with the surrounding neighbourhood as far as building proportion, massing, and built form articulation. c) The appropriate limit on the number of units within a townhouse block. d) Use of red brick as the primary building material for the townhouses. Other high quality materials may be used as complementary accent materials. The use of synthetic substitute materials such as Exterior Insulation and Finish System (EIFS) is to be avoided. e) An analysis of shadow impacts and inclusion of measures to mitigate any severe impacts on adjacent properties. f) Designs for rooftop terraces that do not create overlook issues on to properties located outside of the proposed development. g) Appropriate limits on the height of the top of the front door stoop, which shall be not be higher than 1.0 metre (3.3 ft) or five risers above grade, whichever is greater.

5 Fl-5 8. THAT prior to the adoption of the Official Plan Amendment and enactment of the Zoning By-law, the City of Brampton shall be advised by the Peel DistrictSchool Board that satisfactory arrangements regarding the provision and distribution of educational facilities have been made between the developer/applicant and the School Board(s) for this plan. 9. THAT prior to the adoption of the Official Plan Amendment and enactment of the Zoning By-law, the applicant shall submit a copy of the Phase II Environmental Site Assessment and confirmation of the filing of a Record of Site Condition to the satisfaction of the Chief Building Official. The filling of a Record of Site Condition may be deferred to the Site Plan Approval stage ifapproved by the Chief Building Official. 10. THAT prior to the adoption of the Official Plan Amendment and enactment of the Zoning By-law, the applicant shall enter into a rezoning agreement, which shall include the following: 10.1 Prior to the issuance of a building permit, a site development plan, a landscape plan, a grading and drainage plan, elevation drawings and an engineering and servicing plan shall be approved by the City, and proper securities shall be deposited with the City to ensure the implementation of these plans in accordance with the City's Site Plan Review Process Prior to the issuance of site plan approval, a homebuyers' information map is to be approved by the City and shall be posted in a prominent location in each sales office where dwellings are being offered for purchase and sale. This map shall contain the applicable information prescribed within the City of Brampton List of Standard Conditions for Residential Plans of Subdivision as it pertains to Sales Office Homebuyer's Information Maps, including City approved street names and the possible temporary location of Canada Post mailboxes, including the number and duration As part of site plan approval, the applicant shall submit an updated Functional Servicing Report and implement the requirements of the approved report to the satisfaction of the Chief of Planning and Infrastructure Services and of the Region of Peel As part of site plan approval, the applicant shall submit an updated Noise Study and implement the requirements of the approved Study to the satisfaction of the Chief of Planning and Infrastructure Services. The applicant also agrees to provide a Noise Attenuation Statement as part of site plan approval As part of site plan approval, the applicant shall submit an Archeological Assessment to the satisfaction of the Chief of Planning and Infrastructure Services.

6 Pl^U 10.6 As part of site plan approval, the applicant shall implement the requirements of the approved Urban Design Brief to the satisfaction of the Chief of Planning and Infrastructure Services As part of site plan approval, the applicant shall implement the requirements of the approved Tree Inventory and Preservation Plan to the satisfaction of the Chief of Planning and Infrastructure Services Restitution for the loss or damage of any trees on adjacent private property resulting from construction shall be made to the satisfaction of the adjacent land owners up to a maximum amount of the assessed monetary value for each tree using the Guide for Plant Appraisal 9th Edition and the Ontario Supplement (2003) to be provided by the consulting Arborist as part of the site plan approval process The applicant agrees to incorporate salvaged materials (e.g. brick) retained from the demolition of 17 Clarence Street as a feature commemorating that building (e.g. entry feature) into the new development The applicant shall include in all offers of purchase and sale the following warning clauses to the satisfaction of the Dufferin-Peel Catholic District School Board: (a) (b) Whereas, despite the best efforts of the Dufferin-Peel Catholic District School Board, sufficient accommodation may not be available for all anticipated students from the area, you are hereby notified that students may be accommodated in temporary facilities and/or bussed to a school outside of the neighbourhood, and further, that students may later be transferred to the neighbourhood school. That the purchasers agree that for the purpose of transportation to school, the residents of the subdivision shall agree that children will meet the bus on roads presently in existence or at another place designated by the Board The applicant shall agree to erect and maintain signs at the entrances to the development to the satisfaction of the Peel School Board which shall advise prospective purchasers that due to present school facilities, some of the children from the condominium may have to be accommodated in temporary facilities or bused to schools, according to the Board's Transportation Policy The applicant shall include in all offers of purchase and sale the following warning clauses to the satisfaction of the Peel District School Board: (a) Whereas, despite the efforts of the Peel District School Board, sufficient accommodation may not be available for all anticipated students in the neighbourhood schools, you are hereby notified that some students may be accommodated in temporary facilities or bused to schools outside of the area, according to the Board's

7 F(-"V (b) Transportation Policy. You are advised to contact the School Accommodation department of the Peel District School Board to determine the exact schools. The purchaser agrees that for the purposes of transportation to school the residents of the development shall agree that the children will meet the school bus on roads presently in existence or at another place convenient to the Board The applicant agrees to grant all easements as may be required, for the installation of utilities and municipal services, to the appropriate authorities The applicant agrees to pay all applicable Regional, City and educational development charges in accordance with the respective development charges by-laws The applicant shall provide cash-in-lieu of parkland dedication in accordance with City policy The applicant shall obtain written approval from Hydro One Brampton indicating acceptance of meter locations prior to their installation As part of site plan approval, the applicant shall adhere to the waste management requirements of the Region of Peel The applicant agrees that the City assumes no responsibility for the future maintenance of the proposed internal condominium roadways. A number of common services (e.g. snow clearing of private roads) will be the responsibility of the condominium corporation, not the Cityor Region of Peel. 11. THAT the decision of approval for the subject application be considered null and void and a new development application be required unless a zoning by-law is passed within 18 months of the Council approval of this decision or a within a longer timeframe if approved by the Chief of the Planning and Infrastructure Services Department. BACKGROUND Origin This application was submitted by Gagnon and Law Urban Planners on behalf of Yorkshire Holdings Brampton Inc. et al on April 7, The application was deemed to be complete on November 6, Date of Public Meeting The statutory public meeting for this application was held on December 8, Eight members of the publicspoke at the meeting. Five items of written correspondence and a petition signed by ten residents were submitted on the application. The comments

8 ?i-i received addressed a number of issues, including compatibility of the proposed development with the surrounding neighbourhood, negative effects on the tree canopy, and traffic impacts. Please refer to Appendix '8' for a summary of the public meeting and correspondence received. The correspondence received is attached hereto as Appendix '9.' Planning Area The lands are designated as "Central Area" in the Official Plan. The Official Plan states that the Central Area represents the cultural, economic and entertainment heart of the City. The vision for the Central Area is "to continue reinforcing its role as a focal area for investment in institutional and region-wide public services, as well as commercial, recreation, cultural and entertainment uses." The City's Sustainable Planning Framework directs a significant amount of new growth to the City's existing built up area, and the Central Area is identified as a focus area for intensification. The emphasis on intensification is balanced by policies requiring that new development be compatible with the surrounding neighbourhood, meaning that it can be harmoniously integrated in use, scale, form and character. Application History An Official Plan and Zoning By-law Amendment application (C01 E04.011) was approved in 2013 for a 14 unit townhouse development on part of the lands (17,19 and 21 Clarence Street). These three lots are designated "Medium Density Residential" in the Downtown Brampton Secondary Plan. They are also located within Special Policy Area 8 of the Secondary Plan, which includes policies related to the 14 unit townhouse development. The development concept plan for 2013 application is attached as Appendix '5.' The effect of the current application would be to expand the previous development application to include 23, 25, 27 and 29 Clarence Street. The Downtown Brampton Secondary Plan designates these lands as "Low Density Residential." The initial concept plan submitted in April, 2014 for this application included 34 townhouse units. The applicant submitted a revised conceptual plan in October 2014 that increased the number of units to 36, which was the plan presented at the public meeting. The increase was largely a result of the removal of one of the two initially proposed access points on Clarence Street. PROPOSAL The applicant is requesting that the Official Plan and Zoning By-law be amended to permit an infill townhouse development. The applicant has made several changes to the plan since the public meeting. The changes include increasing the setback to the south lot line from 1.25 metres to 2.1 metres for three of the townhouse blocks (labeled as Blocks D, E and F), reducing the width of some units to 5.3 metres, adding a right turn egress lane at the Clarence Street

9 R-1 access point, and reducing the number of visitor parking spaces to nine to accommodate an accessible parking space. Details of the proposal are as follows: 36 townhouse units arranged in 6 blocks. A building height of 3 storeys (approximately 11.0 metres (36.1 feet) to the midpoint of the roof). 12 of the 36 units to front on Clarence Street with single car garages at the rear of the dwellings, to be accessed from a private laneway. 24 of the 36 units to front on private laneways. One vehicular access point on Clarence Street. A169 m2 (1819 ft2) outdoor amenity area. A density of 56.0 units per hectare (22.6 units per acre). The updated conceptual site plan is shown in Figure 1. Figure 1: Conceptual Site Plan y/y/y/y///v////////////a

10 FHO Property Description and Surrounding Land Use The subject property has the following characteristics: is located at 17, 19, 21, 23, 25, 27 and 29 Clarence Street. has a site area of 0.64 hectares (1.59 acres). has a frontage of metres (346.7 feet) along Clarence Street. 6 single detached dwellings are currently located on the lands. These would be demolished as part of the proposal. Figure 2: Location Map 10

11 pl-tl The surrounding land uses are described as follows: North: South: East: West: Clarence Street, beyond which are detached residential dwellings. Detached residential dwellings. Detached residential dwellings and Main Street South beyond. Detached residential dwellings. PLANNING ANALYSIS SUMMARY The proposal is for an infill development of 36 townhouse units. It proposes to add the lots at 23, 25, 27 and 29 Clarence Street to a previously approved 14 unit townhouse development at 17,19 and 21 Clarence Street. The public meeting was held on December 8,2014. Eight members of the public spoke in reference to this proposed Official Plan and Zoning By-law Amendment. Five items of written correspondence and a petition signed by ten residents were submitted on the application. Please refer to Appendix '8' for a summary of the public meeting and correspondence received. The application is consistent with the Provincial Policy Statement and Growth Plan and furthers the policies in the City's Official Plan and Strategic Plan by encouraging intensification within the built-up area of the city. As compared to previouslyapproved development application, the new proposal creates a better streetscape along Clarence Street by having townhouses front on it and lessens traffic impacts by relocating the Clarence Street access further from the Main Street intersection The proposed development's low-rise character is considered to be generally compatible with the existing lowdensity residential uses inthe area. However, staff is recommending that a number of changes be made to the development proposal to better integrate itwith the surrounding neighbourhood. Keyamong the changes are measures to protect trees on adjacent properties. It is recommended that the applicant be required to better protect these trees through either providing significantly increased setbacks along the south lot line or through an alternative strategy of tree protection measures and / or compensation to be developed in consultation with the adjacent landowners that achieves the same objectives. Special construction techniques in areas near trees to be preserved and requirements related to compensation for damage to trees are also proposed. Staff is also recommending that the applicant be required to better integrate the proposed development by providing a transition in setback to the adjacent houses on Clarence Street, using red brick as the primary building material, and providing building massing along Clarence Street that is more similar to the existing character of the area. Conditions to address the above issues have been included in this report. It is expected that fulfilling these conditions may result in a reduction in the number of proposed units (estimated to be up to three) and the implementing planning documents will need to be revised appropriately. 11

12 Fi-n. As further described in the Detailed Planning Analysis in Appendix '6,' with the recommended conditions the proposed development appropriately balances the planning policies encouraging intensification and those intended to protect existing neighbourhoods. The proposed development represents good planning. Corporate Implications: Financial Implications The subject development will be required to contribute/pay the typical fees and levies associated with development in the City of Brampton including development charges and cash-in-lieu of parkland. No specific atypical financial impacts have been identified in conjunction with this development. Other Implications City requirements to accommodate this development will be secured through conditions of draft approval and other conditions as part of the City's development approval processes. No other corporate implications that need to be addressed have been identified. Strategic Plan: The application is consistent with the City's Strategic Plan. It supports the Growth Management strategic priority by: Increasing the prominence of the Central Area by adding residential population within it. Contributing to the building of complete communities by providing for intensification near an existing transit line. Respectfully submitted: David'VahaerBerg Central Area Planner Office of the Central Area PaulSnape/MCIP, RPP Director, Development Services Plannin'gand Building Division Approval for Submission: Initials Chair, SMT -V _2l Department Chief Chief Administrative Officer ML di 12

13 FMS APPENDICES Appendix 1- 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 - Approved Concept Plan for Previous Application C01E Appendix 6 - Detailed Planning Analysis Appendix 7 - Urban Design Brief Comments - Illustration of Site Plan Principles Appendix 8 - Public Meeting Summary Appendix 9 - Correspondence Received Appendix 10 - Results of Application Circulation 13

14 JGOLDINGAVEl z\ or* EXTRACT FROM SCHEDULE A (GENERAL LAND USE DESIGNATIONS) OF THE CITYOF BRAMPTON OFFICIAL PLAN IZZ1 SUBJECT LANDS RESIDENTIAL WZA CENTRAL AREA OPEN SPACE &! BRAMPTON brompionco Flower City PLANNINGAND INFRASTRUCTURE SERVICES Drawn By: A.R.d. Metres Date: APPENDIX 1 OFFICIAL PLAN DESIGNATIONS GAGNON & LAW URBAN PLANNERS LIMITED Yorkshire Holdings Brampton Incorporated Et. Al CITYFILE:C01E MAJOR WATERCOURSE

15 FH«3 SUBJECT LANDS EXTRACT FROM SCHEDULE SP7(A) OF THE DOCUMENT KNOWN AS THE DOWNTOWN BRAMPTON SECONDARY PLAN LEGEND o o o o Boundary of of SPA 7 Low Density Residential Medium Density Residential Valley Land Minor Arterial Road Collector Road Si BRAMPTON * APPENDIX 2 SECONDARY PLAN DESIGNATIONS brompton.ca Flower City * GAGNON & LAW URBAN PLANNERS LIMITED PLANNINGAND INFRASTRUCTURE SERVICES Yorkshire Holdings Brampton Incorporated Et. Al Drawn By: A.R.d. Dale: CITYF1LE:C01E04.013

16 r rib\ i CZl SUBJECT LANDS COMMERCIAL OPEN SPACE RESIDENTIAL SI BRAMPTON INSTITUTIONAL APPENDIX 3 ZONING DESIGNATIONS brompiontg Flower City GAGNON & LAW URBAN PLANNERS LIMITED PLANNING AND INFRASTRUCTURE SERVICES Yorkshire Holdings Brampton Incorporated Et. Al Drawn By: A.R.d. Metres Date: CITYFILE:C01E04.013

17 Si BRAMPTON brompiorud Flower City PUNNING AND INFRASTRUCTURE SERVICES APPENDIX 4 AERIAL & EXISTING LAND USE GAGNON & LAW URBAN PLANNERS LIMITED Yorkshire Holdings Brampton Incorporated Et. Al Metres Drawn By: A.R.d. Date: CITYFILE:C01E04.013

18 ten CLARENCE^ \ BRAMPTON V APPENDIX 5 - CONCEPTUAL SITE PLAN OF PREVIOUS br^pionta Flower Oty. ^\ APPROVED DEVELOPMENT (2013) PLANNING, DESIGN& DEVELOPMENT GAGNON & LAW URBAN PLANNERS LTD. Yorkshire Holdings Brampton Inc., Et. Al Date: Drawn By: A.R.d. CITY FILE: C01E04.011

19 Provincial Policy Statement Fl-fl APPENDIX '6' DETAILED PLANNING ANALYSIS The subject application is consistent with matters of provincial interest as identified in the Provincial Policy Statement in terms of: Providing for intensification within a settlement area and implementing appropriate development standards that facilitate intensification, redevelopment and compact urban form, while maintaining appropriate levels of public health and safety and taking into account existing building stock (Section 1.1.3). Providing for residential densities that efficiently use land, resources and support the use of alternative transportation modes and public transit in areas where it exists or is to be developed (Section d). Provincial Growth Plan The "Places to Grow" Provincial Growth plan is a Provincial-level plan that seeks to manage growth in the Greater Golden Horseshoe area of Ontario. It sets out a number of objectives related to growth and development for municipalities. The Growth Plan states that population and employment growth shall be accommodated by directing a significant portion of new growth to the built-up areas of communities through intensification. The proposed redevelopment of the subject property for 36 townhouses represents intensification as defined in the Growth Plan. Among its policies, the following under Section provide general direction on intensification: Allmunicipalities will develop and implement through their official plans and other supporting documents, a strategy and policies to phase in and achieve intensification and the intensification target. This strategy and policies will a) be based on the growth forecasts contained in Schedule 3, as allocated to lower-tier municipalities in accordance with policy b) encourage intensification generally throughout the built-up area c) identify intensification areas to support achievement of the intensification target d) incorporate the built boundary delineated in accordance with Policy e) recognize urban growth centres, intensification corridors and major transit station areas as a key focus for development to accommodate intensification f) facilitate and promote intensification g) identify the appropriate type and scale of development in intensification areas h) include density targets for urban growth centres where applicable, and minimum density targets for other intensification areas consistent with the 18

20 Fl-^o planned transit service levels, andany transit-supportive land-use guidelines established by the Government of Ontario i) plan for a range and mix of housing, taking into account affordable housing needs j) encourage the creation of secondarysuites throughout the built-up area. The application is consistent with the policies listed above byfacilitating intensification within the built-up area of the city and by broadening the range of housing opportunities in the area. Strategic Plan The application is consistent with the City's Strategic Plan. Itsupports the Growth Management strategic priority by: Increasing the prominence of the Central Area by adding residential population within it. Contributing to the building of complete communities by providing for intensification near an existing transit line. Official Plan The subject lands are designated as "Central Area" in the Official Plan. The site is also located in close proximity to Main Street South, which is identified as an "Intensification Corridor" in Schedule 1 "City Concept." The Official Plan states that the Central Area represents the cultural, economic and entertainment heart of the City. The vision for the Central Area is "to continue reinforcing its role as a focal area for investment in institutional and region-wide public services, as well as commercial, recreation, cultural and entertainment uses." The City's Sustainable Planning Framework directs a significant amount of new growth to the City's existing built up area, and the Central Area is identified as a focus area for intensification. The emphasis on intensification is balanced by a policy noting that the planning objectives for the Central Area are supported by protecting existing residential neighbourhoods. Section of the Official Plan provides policies related to integrating infill development in existing neighbourhoods. Compatibility is the key consideration identified. As described in this section of the Official Plan, compatibility "does not mean uniformity or even consistency but should relate to the context of the site and surrounding neighbourhood." Consideration must be given to the massing, scale and height of development such that they are compatible with the surrounding area, including both the existing uses and the permitted uses in the Zoning By-law. The overriding design issue is to ensure harmonious integration (Section ) between the proposed development and the surrounding neighbourhood. 19

21 Downtown Brampton Secondary Plan Pl-2\ The Downtown Brampton Secondary Plan (SPA 7) designates the west part of the site (17, 19 and 21 Clarence Street) as "Medium Density Residential" and the east part (23, 25, 27 and 29 Clarence Street) as "Low Density Residential." 17,19 and 21 Clarence Street are also within Special Policy Area Number 8 of the Secondary Plan, which was established through the development application approved in 2013 for a townhouse development. This special policyarea provides for: (i) (ii) (iii) A maximum of 14 townhouse dwelling units shall be permitted on the site at a maximum density of units per net hectare (20.3 units per net acre). A maximum building height of three storeys. The design of the development, including building scale, massing, composition, material and design features, to be compatible with the character of the surrounding area. (iv) The architectural design of new buildings to take inspiration from heritage resources in the vicinity of the site. (iv) Appropriate urban and architectural design features to be established through site plan control and through development standards in the implementing zoning by-law. An amendment to the Secondary Plan is required to change the designation of 23, 25, 27 and 29 Clarence Street to "Medium Density Residential." The policies in Special Policy Area Number 8 are also proposed to be amended to reflect the new development concept. The effect of the current application is to extend the medium density residential designation to include the properties at 23, 25, 27 and 29 Clarence Street and to include those four properties within Special Policy Area Number 8. Policy Analysis In considering whether the amendment to the Secondary Plan for a townhouse development is appropriate, the full set of planning policies should be considered as well as the compatibility of the proposed use with surrounding neighbourhood. In staffs opinion, the intensification represented by the proposed development is appropriate for the following reasons: 1. The scale and physical character of new residential buildings are such that they can be physically integrated with the surrounding area. The property is located at the boundary between two areas with distinct characters. Clarence Street consists of single detached homes that are predominantly one storey in height, with some 1.5 and two storey buildings. On Main Street, there are a significant number of heritage resources, and this heritage character combined with important landscape features make it a significant gateway into the downtown. There is a greater variety in the heights of homes with a greater percentage of them being two stories tall. 20

22 P(^ The properties at 17,19 and 21 Clarence Street are already permitted to be redeveloped for townhouses. The review of that application found that the lowrise characterof that development proposal was generally compatible with the character of the area. The revised application adds four properties and increases the numberof units, butthe character of the proposal - the use, height and built form - remain similar and appropriate for the area. 2. The subject property is located on a collector road and is located near existing transit services (a Zum and local bus line) on Main Street South. There are also local bus stops located near the subject property. 3. The site is located within walking distance of the downtown core and the Brampton mall. It is approximately 900 metres (2,950 feet) from the site to the Main and Queen Street intersection, which equates to a 10 to 12 minute walk. The distance to the Brampton mall is approximately 500 metres (1640 feet), which equate to 5 to 7 minute walk. 4. A three storey development located adjacent to single detached dwellings does not create significant transition issues. It is recommended that the applicant submit a shadow study prior to the enactment of the Zoning By-law to ensure that there are no shadow impacts on adjacent properties. The transmittal report will address any changes to the development proposal that may be required if there are negative impacts. 5. As detailed through the technical studies discussed in the remainder of this appendix, there is sufficient infrastructure capacity to support the proposed development. The revised development proposal is considered to be generally compatible with the surrounding area. As compared to the 14 unit townhouse approved in 2013 for part of the property, the expansion provides for a design that better addresses Clarence Street by having buildings front on to the street ratherthan having the sides of buildings face the street. While the analysis for the previous application found that the traffic impacts were acceptable, moving the driveway further east will reduce any potential impacts. While the development proposal is generally compatible, the review of the application has identified a number of recommended changes to better integrate the proposed development with the surrounding area. Key among the changes are measures to protect trees on adjacent properties. It is recommended that the applicant be required to better protect these trees through either providing significantly increased setbacks along the south lot line or through an alternative strategy of tree protection measures and / or compensation to be developed in consultation with the adjacent landowners that achieves the same objectives. There are also recommended conditions related to reducing the impact on the Clarence Street streetscape by providing a transition in setback to the adjacent houses on the street and providing building massing that is more similar to the existing character of the area. More detail is given on these issues in the later sections of this appendix, but it is expected that the recommended conditions of approval to address these issues may 21

23 Pi-23 require a reduction in the number of units in the development (estimated to be up to three units). The proposed density is 56.0 units per net hectare. For the reasons noted above, the density may be reduced because of the changes to the development proposal required to address its compatibility with the surrounding neighbourhood. The maximum permitted density in the "Medium Density Residential" Secondary Plan designation is 50 units per net hectare. The proposed density is similarto that already permitted for 17, 19 and 21 Clarence Street and is in keeping with the intent of the requested "Medium Density Residential" designation. Given the above analysis, the proposed amendment to extend the medium density designation to 23, 25, 27 and 29 Clarence Street is supportable and represents good planning. The policies related to density set out in Special Policy Area 8 will need to be amended to reflect the new development proposal. The other policies related to design remain applicable and do not need to be amended. Zoning The lands are zoned as follows: 17, 19 and 21 Clarence Street: Residential Townhouse C - Special Section 2466 (RC-2466). This zone permits townhouses. 23, 25, 27 and 29 Clarence Street: Residential Single Detached B (R1-B). This zone permits single detached dwellings. An amendment to the Zoning By-law is required to permit townhouses at 23, 25, 27 and 29 Clarence Street. The proposed amendment would also revise the zoning regulations for 17,19 and 21 Clarence Street based on the updated development concept plan and to implement the recommendations noted in the Urban Design, Heritage and Landscaping/Tree Preservation sections of this appendix. Urban Design The applicant has provided an Urban Design Brief and elevation drawings / renderings in support of their application. In their review of the Urban Design Brief, City staff has identified the following general principles that should be incorporated into the conceptual site plan to better integrate the development with the surrounding neighbhourhood: The setbacks from Clarence Street should provide an appropriate transition to the houses on the lots adjacent to the development. Normally, the minimum setback should be the average of the setbacks on abutting lots. As the subject site is a larger infill site, it is acceptable that only buildings next to the existing houses be setback a minimum of 5 metres to provide the necessary transition. Shorter townhouse blocks should be provided along Clarence Street to better preserve the character of the area and maintain the rhythm and scale of the streetscape. 22

24 PI-2^ Publicly accessible pedestrian walkways should be provided between the blocks fronting on Clarence Street to provide access to the street. The surrounding area has a general pattern of distinct individual buildings separated by landscaping. In order to maintain the existing relationship between the builtform and the street, townhouse blocks along Clarence Street should be designed with staggered facades. An increased setback should be provided along the south lot line to minimize impacts on existing trees. Townhouse block should not have more than eight units per Citystandards. The east block should be broken into two shorter blocks. A site plan prepared by Urban Design staff to illustrate these principles is attached as Appendix '7.' Achieving these principles is important to ensuring the proposed development is harmoniously integrated with the surrounding neighbourhood. This report includes recommended conditions of approval requiring that these issues be addressed priorto the enactment of the Zoning By-law. They will also need to be included in the updated Urban Design Brief The review also identified a number of architectural design issues. A sample of the proposed elevations is included as Figure 3: Figure 3: Proposed Elevations FRONT ELEVATION BLOCK A The review noted that the architectural style depicted in the urban design brief, including the proposed elevation drawings and precedent images, does not differentiate this downtown infill development from a typical suburban subdivision development. The 23

25 PI-19 policies in the Secondary Plan require that the architectural design of new buildings take inspiration from heritage resources in the vicinity of the site. Urban Design staff has provided the precedent images in Figure 4 of architectural styles that they consider to better fit with the surrounding area and the heritage character of the Main Street South area. Figure 4: Preferred Precedents A common feature of the above buildings is the use of red brick. The majority of Brampton's downtown buildings have brick facades, creating an overall uniformity to buildings of diverse architectural style. Red brick is recommended to be used as a main 24

26 Pl-21* exterior building material for this infill development. Other high quality materials can be used as accent materials to complement, add texture, and add depth to the facade. A design based on the above type of architecture would be more respectful of surrounding heritage resources, and better integrate proposed development in terms of scale, massing, composition, building material, and design features with the surrounding neighbourhood. Conditions addressing the above issues have been included in the recommendation provided in this report. Heritage As part of the review of the application to demolish the house at 17 Clarence Street, the owner submitted a Heritage Impact Assessment (HIA) to assess the heritage value of the property. The HIA concluded that the house has retained little of its original design and integrity, its former historical context has been obscured by mid-twentieth century infill, and that its demolition will not result in a loss of cultural heritage value. The Brampton Heritage Board supported the conclusions of the HIA at its meeting of February 21, They recommended that demolition be permitted with the following conditions: That new development be respectful of surrounding heritage resources, having regard for scale, massing, composition, building material, and design features in order to ensure continuity and integration of the heritage character of the Main Street South corridor. That new development be of high quality architecture and materials. That the height of the new development be carefully assessed in the context of the surrounding area. That new development take architectural inspiration from the existing heritage resource(s) and incorporate elements such as gable-fronting facades, bay windows and red clay brick exterior wall cladding. That new development avoid the use of synthetic substitute materials such as Exterior Insulation and Finish System (EIFS). That new development be set into a landscape with lawn, trees, shrubs and herbaceous plants and a minimalamount ofpaved surface. That continuous consultation regarding new development occur with City Planning, Urban Design, and Heritage staff. That a reputable contractor salvage identified building components (e.g. brick). That salvaged materials (e.g. brick) be incorporated into the new development (e.g. entry feature). That new development at this site may be within or adjacent to a Heritage Conservation District, and as such, could be subject to a heritage permit and thorough heritage due diligence. 25

27 V-\-VY The proposal has been reviewed based on its appropriateness with the surrounding heritage context and the conditionsoutlined above. Heritage staff has noted a number of issues with regard to the details of the design, including: The townhouses facing Clarence Street should be made into three blocks with staggered facades to provide visual interest and avoid straight continuous massing. If each fagade cannot be staggered, each block should be staggered as an alternative. Townhouses designed to emulate detached or semi-detached homes are also encouraged, particularlyfronting Clarence Street. As per the approved Brampton Heritage Board recommendations for 17 Clarence Street, red brick should be used as the primary cladding material to perpetuate the historic cladding pattern in downtown Brampton. Significant use of stone should be avoided. The building design is an example of a typical subdivision townhouse, and should be reconsidered. The issues are similar to those listed in the Urban Design section above. This report includes recommended conditions to ensure that these issues are addressed. Tree Preservation The mature tree canopy is an important component of the character of the Main Street South and the Clarence Street areas. The applicant has submitted a Tree Inventory and Preservation Plan in support of the application. The plan includes an inventory of trees greater than 15cm in diameter and evaluated potential tree saving opportunities. The findings of the study indicate that there are 74 trees on and within six metres of the subject property and that 49 trees would be required to be removed for the development. It is noted that the plan identifies that 4 of the trees to be removed are located on adjacent property and require permission from these property owners to be removed. Such permission has not been included with the submission and these trees cannot be removed without it. The Tree Preservation Plan will need to be updated to ensure that they are properly protected. The City's Open Space staff has reviewed and commented on the Tree Preservation Plan. There are a significant number of trees located near the boundary of the property to be developed, both on the subject property and the adjacent property. The comments focus on ensuring that these trees are protected and not damaged during construction. A number of changes to the plan are required to protect the trees: The end units of both Block D and E should be deleted to ensure the mature trees on adjacent properties along the south property line are not damaged. Block C and Block F are located too close to the tree protection hoarding fence to be constructed. The minimum offset from the tree hoarding to the building footprint should be 2 metres to allow for construction access. The length of the units may need to be reduced in order to achieve the minimum setback from the edge of the hoarding. 26

28 v\-ii The design of Block F should also be reviewed with the intent of ensuring that trees located along the south lot line near it are appropriately protected. The City'sOpen Space staff has also recommended detailed requirements to be implemented during development to protect trees to be preserved. These requirements include: Designing the drive aisles and private driveways underneath the trees to minimize excavation and allow for infiltration of rainwater. Using low pressure, hydro-vactechnology when there are any encroachments into the driplines of trees to be preserved. Setting up a program of monitoring and inspection by City staff during construction above and beyond the standard process to ensure that the required tree protection measures are appropriately implemented. The intent of the above recommendations is to minimize the likelihood that there is any damage to trees identified for preservation. In the event that construction causes damage to or the loss of a tree, it is recommended that there be a condition in the rezoning agreement requiring restitution be made to the satisfaction of the adjacent land owners. There is a standard formula used by arborists to assess the monetary value of trees. The amount of restitution, whether in the form of replacement tree planting or financial compensation, shall be based on that assessment. Staff is recommended that the applicant be required to better protect the trees on adjacent properties through either providing significantly increased setbacks or through an alternative strategy of tree protection measures and / or compensation to be developed in consultation with the adjacent landowners that achieves the same objectives. The recommendations on construction methods and an inspection / monitoring program have also been incorporated into the conditions of approval included in this report. Transportation/Traffic The applicant has submitted a "Traffic and Access Assessment" study completed by MMM Group. It examined the impact of the proposed development on the road network and potential queuing issues. The report was written based on the initial 34 unit townhouse development. City Development Engineering Services division staff have confirmed that the revision of the development proposal to increase the number of units to 36 would not affect the conclusions of the report. Traffic Impact on Road Network The traffic study analyzed the impact of the addition of the site-generated traffic on the existing and future traffic conditions in the area, particularly on the Main Street and Clarence Street intersection. Itfound that the proposed development would add minimal traffic to the network and not significantly affect traffic operations in the area. 27

29 Access Issues FV21 The left turn queuing lane for the Main Street and Clarence Street intersection extends in front ofthe subject property. The current development proposal will present significantly fewer queuing issues than the approved 2013 proposal for 17,19, and 21 Clarence Street. Forthat application, it was found that queuing at the intersection does at times extend past the proposed driveway location. The traffic report for that application concluded that the traffic impacts were acceptable as there would be sufficient gaps in the queuing. The driveway is now located further east and there will be significantly less time when vehicles turning left at the intersection will be queuing in front of it. Parking The latest conceptual plan includes nine visitor parking spaces in addition to the two parking spaces provided for each unitwithin the garage and driveway. The standard Zoning By-law requirement is that 0.3 visitor parking spaces be provided per unit in a townhouse development. For 36 units, this rate equates to a requirement for 11 spaces. City Development Engineering staff have commented that the number of spaces should be maximized and that there is an opportunity to provide an additional parking space with minimal impact. The resulting reduction from the required 11 spaces to 10 is considered minor and appropriate. The zoning provisions in this report have been drafted to require 10 spaces. Internal Circulation The Region would provide curbside collection subject to the development meeting their waste management design standards. Regional staff has reviewed the conceptual plan and did not identify any issues with the configuration of the laneways. Snow plowing would be done privately. No issues have been identified in the review of the plan with regard to the ability of snow plowing vehicles to access and maneuver within the site. Noise The applicant has submitted a "Noise Control Feasibility Study" prepared by SS Wilson Associates. It recommends measures to mitigate noise impacts on the residents of the proposed development. The mitigation measures include fencing and provision of air conditioning. These issues can be appropriately finalized through the site plan approval process. The City's Development Engineering Services Division reviewed the noise study prepared for the application and is satisfied with it. Its recommendations will need to be implemented through the site plan approval process. Servicing The applicant has submitted a Functional Servicing Report (MMM Group). The study confirms that there is sufficient capacity in the water (subject to confirmation through a hydrant flow test) and sanitary sewer systems to accommodate the proposed 28

30 fl-io development. Water services would be connected to the existing 150 mm watermain on Clarence St. Sanitary services would be connected to the existing 300 mm sanitary sewer line. City Development Engineering Services staff and Region of Peel staff have reviewed the Functional Servicing Report. They have noted some additional information that is required, which can be addressed through the submission of an updated report. The submission of an updated report has been included as a recommended condition of approval. 29

31 PI-SI APPENDIX 7' Urban Design Brief Comments: Illustration of Site Plan Principles 30

32 FOUNQAIION FIANTMO 15 25m PLANNING & INFRASTRUCTURE SERVICES Bramat URBAN DESIGN SERVICES MARCH URBAN DESIGN BRIEF COMMENTS C01E ,19,21,23,25,27,29 CLARENCE STREET SITE PLAN PRINCIPLES CLARENCE STREET OKAYVLSUVMZ O Normally, the minimum setback on infill lot should be the average ofthe setbacks on abutting lots fronting on the samesideofthe street. As thesubject site is a larger infill site, only buildings next to the existing houses are required to have minimum 5 metres setback to provide gradual transition along the street. Maximum setback should be 3 metres greater than the minimum setback. In order to preserve the current traditional neighbourhood and streetscape, short townhouse blocks should be provided along Clarence Street. The key objective is that the new infill development to be designed with similar proportions, massing and built form articulation in order to retain the character of the existing building fabric. Provide publicly accessible pedestrian walkway through blocks. Main Street South neighbourhood hasa general pattern of distinct individual buildings separated by landscaping. In order to maintain the existing relationship between the built form and the street, townhouse blocks along Clarence Street should be designed with staggered fagade to avoid straight wall along Clarence Street. Provide a minimum 6metres setback from rear property line where existing mature trees locate to preserve the trees. *) Townhouse block should not exceed 8 units. The proposed 10-unit block should be broken into two shorter blocks.

33 Fl^ APPENDIX '8' Public Meeting Summary Members Present Regional Councillor E. Moore - Wards 1 and 5, Chair Regional Councillor M. Palleschi - Wards 2 and 6 Regional Councillor M. Medeiros - Wards 3 and 4 Regional Councillor G. Miles - Wards 7 and 8 Regional Councillor J. Sprovieri - Wards 9 and 10 City Councillor G. Gibson - Wards 1 and 5 City Councillor D. Whillans - Wards 2 and 6 City Councillor J. Bowman - Wards 3 and 4 City Councillor P. Fortini - Wards 7 and 8 City Councillor G. Dhillon - Wards 9 and 10 Staff Present Planning and Infrastructure Services Department M. Ball, Chief, Planning and Infrastructure Services D. Kraszewski, Senior Executive Director, Planning and Building M. Won, Executive Director, Engineering and Development P. Snape, Director, Development Services, Planning and Building H. MacDonald, Director, Planning Policy and Growth Management M. Viveiros, Administrative Assistant, Planning and Building Office of the Chief Operating Officer D. VanderBerg, Central Area Planner, Office of the Central Area Corporate Services Department J. Zingaro, Legal Counsel, Real Estate E. Evans, Deputy City Clerk S. Danton, Legislative Coordinator S. Pacheco, Legislative Coordinator Members of the Public: Margaret McLuckie, Clarence Street Laura Jonozzzo, Clarence Street Chetal Vichare, Etobicoke Drive Amber DaSilva, Main Street South Rochelle Douris, Clarence Street Bill Douris, Clarence Street, Kevin Montgomery, Bartley Bull Parkway Chris Hayes, Clarence Street 32

34 Results of the Public Meeting: Fl-?H A special meeting of the Planning Design and Development Committee was held on December 8, 2014 in the Council Chambers, 4th 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 240 metres of the subject lands in accordance with the Planning Actand City Council procedures. Eight residents made presentations at the public meeting. Five pieces of written correspondence and petition signed by ten residents were also received. The petition and written correspondence are attached as Appendix "8." One of the letter references a submission made on the 2013 application for 14 townhouses on part of the property and that earlier letter is included for information. Provided below is a summary of the issues that were identified at the public meeting through the resident presentations, correspondence and petition, followed by a response from Planning staff. Compatibility with the Character of the Area Issue: The proposed townhouse use, density and building height are not compatible with the character of the area and will negatively impact it. Included among these concerns were privacy and shadow impacts from the buildings. Response: Compatibility does not necessarily require that a proposed use is the same as those in the surrounding area. Rather, it must be capable of existing in harmony with them. As more fully explained in the Detailed Planning Analysis in Appendix "6", a low rise, infill townhouse development is generally considered to be compatible with the surrounding area. It would also further the Growth Plan and Official Plan policies encouraging intensification within the built-up area and providing diversity in housing opportunities. While the proposal is generally compatible with the surrounding neighbourhood, staff is recommending that conditions requiring revisions to the proposal to better integrate it with neighbourhood. These include better protecting trees on adjacent properties, providing an appropriate transition in setback to other houses on Clarence Street, use of red brick as the primary building material, and changes to the design of the townhouses fronting Clarence Street to better maintain the existing character of the streetscape. Conditions of approval have also included in this report to address shadow and privacy impacts. The applicant is required to provide a shadow study prior to the enactment of the Zoning By-law. The transmittal report will address any potential changes that may be required to address shadow impacts. There is also a condition requiring that rooftop terraces be designed so that they do not create overlook issue on adjacent properties. 33

35 FI-3S Tree Preservation Issue: There are a significant number of mature trees on the site and the surrounding the property. These trees areas are very important to the character of the area and every effort should be made to preserve the natural heritage of the area. Response: The planning objectives encouraging intensification must be balanced with policies requiring that infill development be compatible with the existing uses in the surrounding area. One aspect of compatibility is impacts on trees. The mature tree canopy is a defining characteristic of this area. The applicant has submitted a Tree Preservation Plan to evaluate the tree preservation opportunities. There are a significant number of trees along the edges of the property, including many located on the neighbouring properties. The Tree Preservation Plan recommends a number of measures to protect these trees. However, staff is recommending that these measures be strengthened to protect these trees, such as significantly increasing setbacks to them. It is noted that these revisions may result in a reduction of the number of units (estimated to be up to three). Conditions are also proposed to require special construction techniques near the trees to be protected and that there be a program of inspection and monitoring by City staff above and beyond the City's normal practices to ensure that the applicant complies with all tree protection requirements. The intent of the above measures is to minimize the likelihood of damage to trees intended for preservation. In the event that construction causes damage to trees on adjacent properties, staff is recommending that there be a condition requiring compensation for them included in the rezoning agreement. There are established formulas for assessing the monetary values of trees. The condition has been written such that the compensation, whether financial or in replacement trees, be capped at the value of the trees using that formula. Traffic Congestion Issue: The proposed development would increase traffic congestion in the area and result in safety issues. The increase in traffic would also result in the need to widen Clarence Street. Response: A "Traffic and Access Study" was submitted for the development application. It concluded that the proposed development would not significantly impact the operation of the Main and Clarence Street intersection or increase traffic congestion in the area. The proposed access is in a better location than that proposed in the previous 14 unit townhouse application because it will be less impacted by queuing at the intersection given its greater distance from the intersection. There are no plans to widen Clarence Street. The City is not requiring land for the widening, which would normally be done ifthere were plans to widen the street. 34

36 FI-3U The traffic study has been reviewed and accepted by the City's Development Engineering Services Division. Hydro Wires Issue: The hydro lines on Clarence Street should be buried. Response: The hydro lines currently run along the north side of Clarence Street with wires extending across the road to the homes on the south side. The applicant was requested to contact Brampton Hydro about the future plans for the hydro lines in this area. However, Brampton Hydro has not responded with this information. The site plan approval process will address how the lines will be connected to the proposed development. They will be required to meet all applicable current standards. The City will work with Brampton Hydro on minimizing potential impacts through that process. Architectural Design Issue: The proposed architectural design is inappropriate for the area. Response: As described in the "Detailed Planning Analysis" in Appendix "6," Heritage and Urban Design staff has identified issues with proposed architectural design. Further work is required to finalize the design, which will be done through the required updates to the Urban Design Brief. The design will be carefully examined through the review of that report to ensure compatibility with the character of the area. The review of the detailed plans to be submitted with the site plan will include consultation with the Brampton Heritage Board. Provisions are also proposed in the proposed Secondary Plan policies to ensure an appropriate design that takes inspiration from the heritage character of the area. Floodplain Issue: The subject property is located in the Etobicoke Creek flood plain. Response: Staff has consulted with the Toronto and Region Conservation Authority (TRCA) on this proposal. The site is not located within the Etobicoke Creek floodplain or within the TRCA's regulated area. There is no risk of flooding. Connection to Etobicoke Creek Trail Issue: There should be improved connections to the Etobicoke Creek trail. 35

37 FBT Response: The site is located near Meadowland Park, through which the Etobicoke Creek trail runs. The site is currently connected by sidewalk to the trail. 36

38 W-lt APPENDIX '9' Correspondence Received 37

39 Alicja & Peter Protasiewicz pi November, 2014 Council of the City of Brampton Re: Plan to build the subdivision on southsideof Clarence Street We would like to express our opposition to the proposal of Gagnon &Law Urban Planners to build thesubdivision of36 townhomes on south side ofclarence Street. 1. What is the reason city decided to develop this part of Clarence Street? Aren't there other areas in this town that can be developed? 2. What kind of residential development is this? Proposing of building 36 townhomes in place of 6single family houses in the heart of heritage area. Why it couldn't be for example 16 two storey townhomes? i 3. Will Clarence Street absorb the traffic? It will be at least 36 cars (if not more) getting off on Clarence which is already busy. You don't know how frustrating it is now getting off the driveway during rush hours. 4. What is the next step of this development? Widening Clarence Street and reducing the side walk? If so then the traffic will be passing] right by the door steps. 5. This is disrespectful proposition to the farjnilies who have been leaving here for many years and didn't sell their properties to the developer. These people just love leaving in the heart of Brampton. They don't want to leave on subdivision. Why Council of City brings subdivision to them? 6. In 2013 the families signed the petition opposing the first proposition of building the townhomes on lots 17,19, 21. How city responded? didn't respectthe opinion of the families, changed zoning, accepted the plan of development for townhouses. 7. Is the public meeting called because that's the process and city needs to follow it? But the decision is made no matterwhat people say? We would like to please receive the answers onabove questions. We wish to be notified of the decision of Council. Sincerely, Alicja & Peter Protasiewicz CC: CC: Peter Fay, City Clerk Dan Kraszewski, Senior Executive Director of Rlanning and Infrastructure

40 Vanderberg, David (PD&D) fhp From: Sent: To: Subject: 2014/12/08 2:22 PM Vanderberg, David (PD&D) File CO1E Iwish to go on record as being totally against this latest proposal by Gagnon &Law Urban Planners in regard to the development described in this file. It was bad enough that they weregiven permission to build the 14townhouses butthis is adding insult to injury. It's obvious nobody gave any thought to the other residents in the area and how it is going to impact them. Also the increase in traffic on Clarence Street will be horrendous. Ithink this latest request should be flatly denied. Thank you Helen Burn

41 Vanderberg, David (PD&D) Pl^Hl From: Sent: To: Subject: Chris Doner 2014/12/30 7:15 PM Vanderberg, David (PD&D) Fw: Townhouse development on Clarence St. Dear Mr. VanderBerg, My concern to the development would be increased traffic down Meadowland Dr. There are many children living on Meadowland Dr. because of its location next to Meadowland Park. This includes my daughter who has Down's Syndrome. Due to her unpredictable behaviour, Iam very worried about increased trafficflow on Meadowland Dr.. There is already heavy traffic congestion at Clarence and Main during peak driving times, and this causes many people to turn offat Meadowland in orderto avoid the congestion. The 40 km/h speed limit seems to be no deterrent at all. Between Steeles and Queen, there is onlyone direct route between Kennedy and Main, and that is Clarence, a one lane street, hardly built for the steady stream of traffic that it currently supports. If the Townhouses are built withoutsome effective means of alleviating growing traffic problems, the City of Brampton is acting in an irresponsible manner, and a serious, preventable accident will happen. Iwill consult with a lawyeras to the responsibilitiesand legal liabilities of the City of Brampton in this regard. Sincerely, Chris Doner

42 Vanderberg, David (PD&D) TV42 From: chetal Vichare < Sent: 2014/12/11 3:08 PM I To: Vanderberg, David (PD&D) Cc: MayorJeffrey; Bowman, Jeff - Councillor; Medeiros, Martin - Councillor Subject: Resident concerns/comments regarding Clarence St. Townhouses plan (File C01E04 013> Ward 3 * Attachments: IMG_5416a.jpg; IMG_5412.jpg; IMG WA0010.jpg; IMG_5416.jpg; IMG_ 0755.jpg; IMG_0738.jpg; INJlG_0736.jpg; IMG_0735.jpg; IMG_0729.jpq; jpg Re: Application to Amend the Official Plan and Zoning By-law - Gagnon & law Urban Planners Ltd. -Yorkshire Holdings brampton Inc. Et Al '7,19, 21, 23,27, 27, 29 Clarence Street - Ward 3 (FileC01E04.013) Hello David, Thank you so much for getting back to me Monday wafternoon and it was good seeing you again at the council meeting on December 8, It was a little reassuring to hear the concerns expressed by the other residents of downtown Brampton with reg'ards to the subject proposal received by the city. As you know, Ihave few major concerns on the subject: 1) The loss ofour priceless natural heritage and it's environmental impacts to the surroundings 2) Traffic congestion of an already crowded neighborhood 3) Loss of the downtown charm 4) Damage to our properties and loss of property value

43 The initial proposal as I understand wasfor 14townhouses in place of3 houses and now with the addition of4 more lots, the proposal is now revised to build 36 townhouse units. Change and development is crucial for our community and so is the limited green space we maintain on our properties. The subject lots of Clarence St. make an integral part of the green space of Downtown Brampton corridor. Healthy, mature trees grow on these properties and those neighbouring them; homing a variety offauna species, which will be destroyed to build these cluttered buildings. Yes, there is more revenue in numbers for those involved and the city and yes development and change is good but at what cost and who determines the price each one of us will pay for such a tremendous loss?! Not only is the development going to destroy all the healthy mature trees of the 7 lots but will also tremendously impact all the trees on the neighboring properties as well. Yes, we understand that the builder will fulfill all the requirements of replacing tjie demolished trees with new ones and maybe double or triple the amount as per the by-laws, but ask yourselves, is it truly a replacement? How can 3 or even 10 new saplings compare with a single fully mature, shade giving, fruit bearing, life nurturing tree? (Its like having a child perform a life saving surgery instead of an experienced medical professional).! These trees are the life of downtown Brampton. Tljiey have been standing for over 4-6 or more decades. It's what lends the charm to the downtown core and why we bought the house we are currently living in. It's these trees that make up the grandeur and beautify the properties and the neighborhood; at the same time have been reducing our carbon foot print. Many of these trees have a historic value, are heritage and environmental hero trees that should be celebrated and preserved, not destroyed to support the greed and pockets of a few. We, the residents of downtown Brampton at our own time and expense, maintain the charm of downtown Brampton. We've spent a lotof energy and funds maintaining our natural heritage, which plays an extremely crucial role in controlling the ever increasing pollution in the area. Not only will this project destroy the flora and all the fauna that depends on it, but also greatly increase smog production due to added traffic (a minimum of 2-3tears per household) and overcrowding. Not to forget the impact of the congestion and traffic jams on Main Street and that flowing in and out of Clarence St.! I completely understand when you told me that the issue of tree demolition proposed by the builder on my property is completely between me and thejm but so far, no one has bothered to contact me on the matter. Mr. Wayne Habbib (CFO - Gro-Con Development Inc., who claims to be one of the new owners of the proposed site and responsible for trie project) briefly introduced himself to me after the public meeting at the City Hall. He said "/ hear yourconcerns and myself am from Jamaica and Ilove

44 W44 nature but Idon't like 'Canadian Trees' because they are all rotten from the inside Look at all the damage the trees caused last year during the ice-storm". We are Canadians and proud of everythinq Canadian. We love our Maples, Pines, Spruces, Firs, Chestnuts, Oaks, Birches, Hickories Dogwoods, Hazels, Walnuts, Magnolias, Mulberries, Buckthorns, Elder Berries, Elms Ashes and everyone of them all. Iwasn't very impressed with what Mr. Habbib and his associates had to say and certainly don't trust someone like them to do the ribht thing especially when that individual who stands on Canadian soil, claims to dislike its natural heritage. Ialso met his associates Marc DeNardis and another gentleman from Gagnon who also said something to the effect of "trees are destroyed all the time for new developments so whats the big deai?\ Nature has it's way of carrying on. There is no such thing as Global Warming or shortage of oil or{ that smoking can cause cancer. Its just abig who and cry created by afew for their personal interest. Shame on him and his associates. Are they for real? and so cocky Icould not believe what Iwas fpearing when Iexpressed my objection of removal of boundary trees and those on MY property; Mr hjabbib said "there were others who had objected and hadto leave". Should I be taking this as an orien threat? How a proposal can be submitted to the city without first consulting the neighbours is beyond me Especially when it involves removal of boundary trees and also those on the neighbouring property(ies), to support the project of this nature. Brampton's Tree Preservation By-Law clearly states the following: "A Person who intends to Injure a Tree shall file an application for a Permit by submitting the following to the Commissioner: a. complete application in the form required byjthe City, signed bythe Owner of the property where the Tree is located; b. information relevant to the conditions of a Permit in Part Vof this by-law; c. the applicable fee as prescribed in the City's User Fee By-law , as amended; d. an Arborist report if required bythe Commissioner; and e. the written consentof the adjacent property bwner ifthe Tree to be injured is a boundary tree. The Flowercity of Brampton is our home, we've been here forever and we have complete faith in our city, in our system and our city workers. Iam sure that each one of you are extremely capable of

45 FHHT doing your respective jobs and it gives me comfort jwhen you said that the City's Urban forestry Section, landscape and conservation departments1 will review the builder's proposal to ascertain necessary permissions are obtained (from neighbors); that everything is in order and the necessary stepsare taken to ensure that no damage whatsoever occurs to any ofthe neighbouring properties or surroundings as a result of the proposed project. The fact that the city is accountable and the guarantor to ensure the safety and security ofour properties and beings by approving such a proposal, helps in easing our worries if the proposal is approved by the City. Aren't there enough lands and neighborhoods in Brampton that need development or could use an upliftment? Why destroy a perfect setting to stack up and overcrowd an already well populated neighborhood? Iwould be the first one to support and agree that Clarence is in dire need of change but it could have been a 'changefor the better' instead of'lets destroy only to rebuild a concrete jungle' change. The lots are big and the builder already has approval for his 14 townhomes. The builder could absolutely build luxury homes with a view on the new lots while maintaining all the greenery, old world charm rather than almost 40' high stacked concrete blocks with consolation saplings planted in exchange for murdering perfectly healthy, mature trees. Arthur Beauregard, Manager of Urban Forestry Tree Protection and Plan Review for Canada's largest City, Toronto; recently said "tree fights are unfortunate, they go almost hand-in-hand with intensification. There's bound to end up being more potential conflict between neighbours, because trees will inevitably be affected by construction" he said. Ifyou intensify in the city and buildings take up more soil space, then there's less soil room and air room for the trees; that's just geometry." So, no matter how many precautions one takes, intensification is bound to eventually affect the natural surroundings of these buildings. j These natural surroundings play a vital role in maintaining all ourproperty values. The grandeur of these towering green giants is beyond description, jit is regality personified, it's a sight that takes your breath away and gives you a true sense ofthe word 'divine' not only in appearance but in its nature as a protector as well. Please do not let the evil of urbanisation spread its roots only to destroy what has been preserved for ages in our downtown core. We have high hopes and faith in ourcity's intelligence. If Mississauga is able to maintain Strejetsvilie's touristic old world charm including many others, so can we. Each one of us should share the responsibility of conserving what we have and not ruin such a rare space that we usually preach tjo preserve to our community. Iam enclosing along pictures ofthe green thatwill be destroyed and affected if this proposal goes through as submitted. Iwill highly appreciate if youj would kindly forward this along with the attachments as promised to all the concerned indiyiduals and departments in the City who will review the subject proposal for approval. Also, Iwill highly appreciate if the City can keep us notified with

46 respect to the adoption of an Official Plan amendment, the enactment of a proposed Zoning By-law or the decision of Council with respect to draft approval of the proposed Plan of Subdivision. Thanks again for your responsiveness, support an^l understanding. Sincerely, Chetal Vichare Residentof Downtown Brampton Neighbour to the proposed site

47 December 8, 2014 Attn: The Planning, Design & Development CommitteeoftheCity ofbrampton RE: File: C01E , 19,21, 23, 25, 27 & 29 Clarence Street The residents of Clarence Street are requesting that true consideration be given this time around to ourobjections to the aboverezoning. Attached are copies ofour initial objection and petition dated May 5, 2013 and our subsequent objection on November 1, Our major concerns remain the same - only now they have been doubled with the expansion of the proposed development. This has been a long anddisturbing process that started in October Traffic has always been our number one concern. Clarence Street is a unique residential street due to the volume oftraffic, which will get worse with the further changes to the downtown core. Demolishing 7 houses and replacing them with 36 will have a dramatic impact on traffic flow and the safety ofhomeownersentering and exiting theirdriveways. Our second concern is that the proposed development does not fit with the character of the surrounding homes. It will dwarf surrounding houses and remove any privacy. Some of the units are extremely close to the property line. The new development should be limited to 2 stories high. Our third concern now is where will this end? Initially it was 18 houses, now 36. This is a concern for not only people on Clarence Street, but all of the downtown area. Other heritage homes could be deliberately run down, so that they could be knocked down. What about the overhead hydro lines? This has also been a serious health and safety concern for a numberof years. Look what happened during last year's ice storm and we had no power for 3 days. Make this a win-win situation. Knock down 7 houses and replace with houses. The City can then meet the provinicial requirements by increasing the density by 2-3 times, the developer is certainly going to make a handsome profit and the new development will better compliment existing the neighbourhood and the traffic impact will be minimized. How would you feel if it were on your doorstep? You have the power to make this a good outcome. Thank you for your consideration. Residents of Clarence Street as noted on the attached sheet.

48 FM«Objections to File COl E , 19, 21, 23, 25, 27 & 29 Clarence Street We the undersigned submit this objection to the above proposal. NAME ADDRESS SIGNATURE m. ra^ujck* jvomt frcuft i}a^ \\:\ ^hv,?,^ Cfs-rn^rltzM. ftrkgrt Left ssq\q>^1)'i<sqv^t IMAjSaIQ72< /^/^ CAdVoS r\o->

49 W 41 May 5,2013 Total # ofpages: 9 Attn: David Vanderberg, City ofbrampton Planning Department Dear Mr Vanderberg: Attached is a petition opposing the rezoning of 17/19/21 Clarence Street The concerns come from residents adjacent to the proposed site, along with many others on Clarence, Main, Guest, Beatty, Etobicoke, Peel, Armstrong, Chapel, Meadowland and other residents ofbrampton who frequently use ClarenceStreet As you can see, the concern is wide-spread. People fear the traffic problems and the fact that if such a change can happen on a busy street like this, then other areas will face similar developments. People do not have a problem with rezoning in run down areas oftown, but do have a problem with well maintained residential streets being destroyed and long time area residents being forced out oftheir homes and neighbourhoods. The question often asked is why developers can obtain approval for such monster developments and residents cannot ma Ce modest changes to their homes? Please ensure that City Council is made aware of our concerns and that these concerns are taken into account. Sincerely, *WK ^^-<^^ ^i^fo Major Concerns for Re-zoning on 17/19/21 Clarence Street Traffic Congestion and Public Safety Clarence Street is an extremely busy and unique residential street with well documented on going high volume traffic concerns. With schoolsnearby pedestrian safety will be compromisedwith the increase traffic. lof9

50 TPi-^o Any traffic study done nowwillnotreflect upcoming changes intraffic volume. The volume will increase with the proposed reduction in lanes on the Main Street corridor for the LRT and the traffic flow restrictions onother streets connecting to Main Street The volume will increase further when Peel Memorial Hospital isrebuilt and the street will again become amajor artery tothe hospital for emergency service vehicles, patients and visitors. Clarence Street is used asa by-pass for the Queen/Main intersection and whenthere are traffic problems orroad closures onany of the surrounding major streets. The proposed re-zoning istoo close (approx 150 ft) to the busy intersection at Main Street Residents currently have problems entering and exiting their properties due to volume of traffic and the back-up ofvehicles from the traffic light. The back-up often runs down past the bridge between Beatty and Meadowland. Additional vehicles entering and exiting so close tothe traffic light will cause further problems and the potential for more accidents. Visibility will be seriously reduced for existing adjacent residents with the building of dense housing so close to the road Major construction work so close to the intersection on such abusy road with no parking will cause serious traffic problems and safety concerns for residents trying to enter and exit their properties. Lack ofparking Parking is not permitted on Clarence Street or Main Street. The proposed development does not include visitor parking and only one parking space per unit This will cause problems for neighbours and adjacent streets. Garbage Garbage pick up in Brampton is being changed to every two weeks. Even on aweekly schedule the huge amount ofgarbage and recycling from multiple dwellings in such asmall frontage will be congested and unsightly. On windy days the surrounding properties will be strewn with debris. Snow Removal Where will snow be piled during heavy snowfalls? Dense housing means that there will be no place to put snow within the development Will it further block visibility on the roadside? Will itbemoved to neighbouring properties? 2 of9

51 Hydro Lines FI-51 From Main Street to Beatty there are overhead hydro lines on Clarence Street Increasing the number of dwellings on the street will create increased risk from the overhead power lines and potential health concerns. Other Services The houses on Clarence Street are for the most part over 50 years old. The exiting infrastructure for sewage and other services is notadequate to support rezoning and dense housing. Flood Basin The Etobicoke Creek originally ran parallel to Main Street and so the portion of land for proposed rezoning sits in the old flood basin raising concerns with major excavation for dense housing andpotential problems for surrounding properties. Natural Light and Foliage Dense housing will reduce the amount of natural light in the surrounding primarily one storey dwellings and will adversely affectnearby trees and foliage. Character of Street Clarence Street from Main Street to Beatty is comprised exclusively of single family dwellings. Most of the houses are single storey bungalows. Clarence Street is not Main Street, it is basically an extension of Peel Village, which is for the most part modest single family homes. Monster Homes and Loss ofheritage Homes This proposed development will encourage others to build monster homes. It will also encourage the destruction of heritage houses as we saw at #17 Clarence. #17 was deliberately left to deteriorate for several years so that it would be deemed unsafe and could be torn down. The size ofthis development is a testament to greed. 3 of9

52 I/We support the objections to the rezoning at 17/19/21 Clarence Street. Name Address Date i- V / r7-/c svm77^j.c / C,v/, /, n Uc,q, )ftx&q&y? cqfr U\)\\*4An- jrs&^olkf ^O^wJX 4fix? hy A ft/n? 77/a W/3 ifit 76 1(1 7* s 7/>7# /%)^ Afov^WJ'r'S 4CJDTV1U 4- CftAXo iku/^o ticujll 13 to MM b-ssa LE Mi QD/2> (^swixd/3 MjtLl? <// / 7^- * «t-, 1 3 f^cfs/n '"' ^.ojt/^ir & /+ <?

53 I/We support the objections to the rezoning at 17/19/21 Clarence Street. Name Address Date <y^.^ u^cl~«&jz. 0^3,^*3 dflfr. 33-//3 ^2/>3 /?/^>c z^/h ^P^tL ZZ/ll A"* ^2,/s AfA.<Ul\Z. ^a//3> A?k ^/i-j )jbc(7lnqj)j/frt flv\i<a SL. 23//] \3 ^y^ni^o, sjy^<g^-s /Ops, 3&.Ji% ;Toi-\«j fce ip ftp;?, 2^//5 r ovg^s> nst a Co. z-v/3 ufoveafl teicu/l, Apv>) 26/&D'S 7 JtfwJM M.52C 2M2 ^N uu- X<?,,>^^ 4*%ti idten m\ftfibaget JSerthySThiO IWMfcM VW ttvcoto Worirttn...hQ/nyibU. JU- -\y r.tftst i^ u fot. iila&fo- 'AftCflfo fts)6\<3?w3q6 Cfyvnizy. Z0i3 ^<% ^

54 I/We support the objections to the rezoning at 17/19/21 Clarence Street. Name Address Date *? er 1 Qjtl 24k/M, Gto4*AibGj p S/hUi\?/ Ou* frys < 1 dz: JZ<S*#ffi^ </ -2?K /gfi&rl AtSbfeaJ JSVSAa' (V21SPAJ toai 7hi 4pe*L JWC j^ii s/j^ y fifto fftfr fx. &r fl/^y * KpP flg^j ^A9*J JLS - '/ {^^ Zc 2. c 'ii> iz 2^4^?< 4*'* n ^ X5T~/^..o 4 it 3E ay. t/<to/<«> She/lew /nor^^fp Wy f, /#<»/ *? kp/3 nna\/i/^a /Wti/joiz ihfl^f/;7p\ 5 Mau'/ff^ AQki \\9CK ftxr/yjort P<xA(g>\olft, U Q± May If QA13 3\ MM/^I? MM-oiAVt? C 1 2t>l5 I Ao'3 3/f _! 7T i> &1

55 PI-56 I/We support the objections to the rezoning at 17/19/21 Clarence Street. Name Address Date A S&w> ^ nsy ^

56 PI-6^ f/we support the objections to the rezoning at 17/19/21 Clarence Street. Name Address Date SuSCm AfblP / J&totJk4&4L. ^oe //*<-y c h to QpetltfB c$c\\/anii? /?//y 22/0 7 J/\<AYo m i r fi<xaif I ^\i^v flti'a Co^Tl facn M&f*r /. %A r&se <? J&SM. jy^/\/^^t AM Ujl\ April,U/n MZJ2//3. M qj// 0 Air \o ll -ftf^'cd \isxsasfl.^ n i! }Vsr\ & )3 w f r<

57 F1-5V I/We support the objections to the rezoning at 17/19/21 Clarence Street. a I Name fi ^rfef; "ft IpJfaslnr 3 r\» 'foclox/rs r /^G,L&rtL* /CtAciit, 5U <3wug.(U -^SbfuL V?o (La. fr<2a*s 9 J&L j7/>/y//() HAfin it \o &^srerej I r/<jgxuw> GUlLu^ mnar (X^ x>v^ ^ \3> Koauoq Jg^^ot*- Address &P\cil '95 IS Pttif/Zj^ gr^ /?.^^M^tOlT &3rf4C njjrgj^ KlM^L qtvaa V\jv<\ r*v a6^ rus M/iAJJ.Ut /\«Jjt QJ>CU &tr <&x ^^i

58 Pl-W APPENDIX '10' Results of Application Circulation 38

59 W RSQIOn Cl PG6i W I* t WlttilklWf fo/t (/Oil lhe Regi0n fpeel 'S the pr ud recipient fthe National Quality Institute Order of Excellence, Quality; the National Quality Institute Canada Award ofexcellence Gold Award, Healthy Workplace; and a2008 IPAC/Deloitte Public Sector Leadership Gold Award. June 24, 2014 Mr. David VanderBurg Planning, Design and Development Department City of Brampton 2 Wellington Street West Brampton, ON L6Y 4R2 RE: Official Plan and Zoning By-law Amendment 17,19,21,23, 25 & 27 Clarence Street Yorkshire Holdings Brampton Incorporated City File: COlE04.013B Region File: OZ-14-1E4.13B Dear Mr. VanderBurg, Regional staff have reviewed the above noted application and are please to provide the following comments and conditions Municipal Servicing: Private servicing easements may be required. This will be determined once the site servicing drawings have been reviewed A Section 118 will be required. For Townhouse and High Rise development proposals, submission of Mechanical Drawings is required prior to site plan approval for review by Development Engineering. The Region shall be satisfied with the location of and access to water meters prior to issuing site servicing approval At a subsequent site plan stage, 3 sets of site servicingdrawings are required for review by Development Engineering - Please include the Is' Submission Application fee of $150 as per fee by-law (Certified Cheque, bankdraft or money order accepted) All connections must conform to Regional standards and specifications and design criteria. At the Condominium stage, and Condominium WaterServicingAgreement will be required. Further, the Region will required the Declaration and Description for review prior to registration of the Condominium. A revised FSR will be required that includes water modelling information. Waste Management: Public Works 10 Peel Centre Dr., SuiteA. Brampton, ON L6T 4B9 Tel:

60 m fl,uo Curbside collection will be provided by the Region of Peel, provided thatthe developer satisfies the requirements set out in Section 2.1 ofthe Waste Collection Design Standards Manual. The set out area along the curb must be at least 2.5 square metres in order to provide sufficient space for the placement of recycling receptacles, garbage receptacles, household organics receptacle and a yard wastereceptacle. The waste set out location is to be as close as possible to the travelled portion of the roadway, directly adjacent to the private property of the unit owner, directly accessible to the waste collection vehicle and free of obstructions (i.e. parked cars). An Acknowledgement and Release for Private Property Waste Collection Services and an Application for Private Property Waste Collection Services must be completed prior to the commencement ofcollection. Examples ofthese forms are provided in Appendix 6 and Appendix 7. The developer will beresponsible for collection and disposal of waste until 90 percent occupancy of the development has been reached. The developer will be required tocontact the Region of Peel, Waste Management Division at to authorize ofcollection. Waste Management staffwill visit the site toconfirm that thedevelopment has reached 90 percent occupancy. Upon confirmation of 90 per cent occupancy and provided that there issafe access for the waste collection vehicle, Waste Management staffwill recommend thatwaste collection service commence. For more information, please consult the Waste Collection Design Standards Manual available at: Ifyou have any questions or concerns, please contact me at your earliest convenience at ext. 4612, or by at: ryan.vandenburg@peelregion.ca Sincerely, Ryan Vandenburg Development Services Public Works 10 Peel Centre Dr., SuiteA. Brampton, ON L6T 4B9 Tel:

61 UM ^NBRIDGE ENBRIDGE GAS DISTRIBUTION INC 500 Consumers Road North York, ON M2J 1P8 July 7, 2014 Mailing Address P.O. Box 650 Scarborough, ON M1K 5E3 DAVID VANDERBERG DEVELOPMENT PLANNER CITY OF BRAMPTON PLANNING, DESIGN & DEVELOPMENT 2 WELLINGTON ST WEST BRAMPTON, ON L6Y4R2 Dear David Vanderberg: RE: OFFICIAL PLAN AND ONING BY-LAW AMENDMENT GAGNON & LAW URBAN PLANNERS LIMITED YORKSHIRE HOLDINGS BRAMPTON INCORPORATED ET. AL 17,19, 21, 23, 25, 27, 27 CLARENCE STREET CITY OF BRAMPTON FILE NO.: C01E Enbridge Gas Distribution does not object to the proposed application(s). This response does not constitute a pipe locate or clearance for construction. The applicant shall contact Enbridge Gas Distribution's Customer Connections department by ing SalesArea20(S>enbridge.com for service and meter installation details and to ensure all gas piping is installed prior to the commencement of site landscaping (including, but not limited to: tree planting, silva cells, and /or soil trenches) and/or asphalt paving. Ifthe gas main needs to be relocated as a result of changes in the alignment or grade of the future road allowances or for temporary gas pipe installations pertaining to phase construction, all costs are the responsibility of the applicant. Easement(s) are required to service this development and any future adjacent developments. The applicant will provide all easement(s) to Enbridge Gas Distribution at no cost.

62 fl-(^ The applicant will contact Enbridge Gas Distribution's Customers Connections department by ing prior to any site construction activities to determine if existing piping facilities need to be relocated or abandoned. In the event a pressure reducing regulator station is required, the applicant is to provide a 3 metre by 3 metre exclusive use location that cannot project into the municipal road allowance. The final size and location of the regulator station will be confirmed by Enbridge Gas Distribution's Customer Connections department. For more details contact SalesArea20@enbridge.com. Enbridge Gas Distribution reserves the right to amend or remove development conditions. Regards, -f JipJcJu Nikki DeGroot Municipal Advisor GD SA&D, Long Range Ping TEL: municipalnoticesotenbridqe.com Integrity. Safety. Respect. ND: se

63 ) ) PI-us Delivery Planning OBradco Blvd. Mississauga,ON I.4W IG \ ) (fax)? PM^:^ June 26, 2014 THE CITY OF BRAMPTON PLANNING, DESIGN AND DEVELOPMENT 2 WELLINGTON STW BRAMPTON ON L6Y 4R2 City of Brampton PLANNING AND INFRASTRUCTURE SERVICES DATE- JUN R8C'd File No.,CD\PQlrO\3 Attention: Re: Mr. Paul Snape A/Director of Planning &Land Development Services Notice of Application and Request for Comments Application to Amend the Official Plan and Zoning By-Law Gagnon & LAW URBAN PARTNERS LIMITED YORKSHIRE HOLDINGS BRAMPTON INCORPORATED ET. AL City File Number: C01E Canada Post Corporation appreciates the opportunity to comment on the above noted project and has no objections to the amendment of the Zoning By-Law to permit the development of this proposed townhouse development. It is requested however, that the developer be advised of the following requirements for the establishment of mail delivery services. In order to provide mail service to the proposed 34 +/- units Canada Post requests that the owner/developer: 1. Consult with Canada Post to determine a suitable location for the placement of a Community Mailbox and indicate this location on the appropriate servicing plans: 2. Agrees, prior to offering any of the residential units for sale, to place a "Display Map" on the wall ofthe sales office in a place readily available to the public which indicates the location of Canada Post's Community Mailbox site; 3. Agrees to include in all offers of purchase and sale a statement, which advises the prospective new home purchaser that mail delivery will be from a designated Community Mailbox, and to include the exact location ofthe Community Mailbox; and further, advise any affected homeowners of any established easements granted to Canada Post; Agrees to provide the following for the Community Mailbox site and include these requirements on appropriate servicing plans: a. A Community Mailbox concrete base pad per Canada Post specifications; b. Any required walkway across the boulevard, as per municipal standards; c. Any required curb depressions for wheelchair access:

64 rw\ Delivery Planning Bradco Blvd. Mississauga.ON L4W IG x (fax) Regards, Agrees to determine, provide and maintain a suitable and safe temporary Community Mailbox location to be "fit up" prior to first occupancy. This temporary site will be utilized by Canada Post until the above mentioned criteria is completed at the permanent CMB site locations. This is will enable Canada Post to provide mail service to new residences as soon as homes are occupied. Christopher Fearon Officer, Delivery Planning - GTA cc: Marc Denardis, Gagnon & Law Urban Partners David VanderBerg, Central Area Planner, City of Brampton

65 Dufferin-Peel Catholic District p\-y? Dufferin-Peel Catholic District School Board School Board 40 Matheson Boulevard West, Misalssauga, ON, L5R 1C5, Tel; (905) June 5,2014 David VanderBerg Development Planner City of Brampton PLANNING AN01NffV«TfWCrrUf«SEWlCE8 Planning, Design and Development DATE JUN tt City of Brampton Rotfd 2 Wellington Street West -- eo\6om.0.^ Brampton, ON L6Y4R2 Dear Mr. VanderBerg: Re: Notice of Application and Request for Comments Application to Amend the Official Plan and Zoning By-Law Gagnon & Law Urban Planners Limited - Yorkshire Holdings Brampton Incorporated ET AL. C01E City of Brampton - Ward 3 The Dufferin-Peel Catholic District School Board has reviewed the above noted application based on its School Accommodation Criteria and provides the following preliminary comments: The applicant proposes the development of34townhouse units which are anticipated to yield: 2 Junior Kindergarten to Grade 8 Students; and 1 Grade 9 to Grade 12 Students The proposed development is located within the following school catchment areas which currently operate under the following student accommodation conditions: Elementary School St. Mary Secondary School Cardinal Leger ft? EftrormentS h Capaci rv ' -^'-.-''W-.-iJii ai^^bqrar^ctas^omsi^ The Board requests that the following condition be incorporated inthe developmentagreement: That the applicant shall agree to include the following warning clauses in all offers of purchase and sale of residential lots until the permanent school for the area has beencompleted. (a) "Whereas, despite the best efforts of the Dufferin-Peel Catholic District School Board, sufficient accommodation may not be available for all anticipated students from the area, you are hereby notified that students may be accommodated in temporary facilities and/or bussed to a school outside of the neighbourhood, and further, that students may later be transferred to the neighbourhood school."

66 File: C01E Fl-(o<«(b) "That the purchasers agree that for the purpose of transportation to school, the residents of the subdivision shall agree that children will meet the bus on roads presently in existence or at another placedesignated by the Board." The Board will be reviewing the accommodation conditions in each Education Service Area on a regular basisand will provide updated comments if necessary. Yours sincerely, fh<k ca- Nicole Cih Planner Dufferin-Peel Catholic District School Board (905) , ext nicole.cih@dpcdsb.org c: B. Vidovic, Peel District School Board (via )

67 ?\-\*>r e^%l District?&l School Board June 26, Hurontario Street Mississauga, ON,Canada L5R1C6 ts f Mr. David Vanderberg Central Area Planner City of Brampton PLANNINGAND INFRASTRUCTURE SERVICES City of Brampton 2 Wellington Street West DATE: Rec'd JUN H Brampton, ON L6Y 4R2 Dear Mr. Vanderberg: Re No. RE: Official Plan and Zoning By-law Application- C01E Gagnon & Law Urban Planners Limited - Yorkshire Holdings Brampton Incorporated South side of Clarence Street, east of Main Street South City of Brampton The Peel District School Board has reviewed the above noted application based on its School Accommodation Criteria and has the following comments: The anticipated yield from this plan is as follows: 9 K The students are presently within the following attendance areas: Enrolment Capacity # of Portables Sir Winston Churchill P.S Central Peel S.S ,224 The Board requires the inclusion of the following conditions in the Development Agreement as well as the Engineering Agreement: 1. Prior to final approval, thecity of Brampton shall be advised by the School Board(s) that satisfactory arrangements regarding the provision and distribution of educational facilities have been made between the developer/applicant and the School Board(s) for this plan. Trustees Director of Education and Secretary Associate Director, Janet McDougald, Chair Steve Kavanagh Tony Pontes Instructional Support Services Suzanne Nurse, Vice-Chair Sue Lawton Scott Moreash Stan Cameron Brad MacDonald Beryl Ford Harinder Malhi Associate Director. David Green Jeff White Operational Support Services FSC Meredith Johnson Rick Williams Jaspal Gill BO 9O0I CERTIFIED CUSIOCXAJ. SERVICES ANO MAINTENANCE SERVICES

68 ?wf 2. The developer shall agree to erect and maintain signs at the entrances to the development which shall advise prospective purchases that due to present school facilities, some of the children from the condominium may have to be accommodated in temporary facilities or bused to schools, according to the Board's Transportation Policy. 3. The Board requires that the following clause be placed in any agreement of purchase and sale entered into with respect to any units in this plan, within a period of five years from the date of registration of the condominium agreement: "Whereas, despite the efforts of the Peel District School Board, sufficient accommodation may not be available for all anticipated students in the neighbourhood schools, you are hereby notified that some students may be accommodated in temporary facilities or bused to schools outside of the area, according to the Board's Transportation Policy. You are advised to contact the School Accommodation department of the Peel District School Board to determine the exact schools." 4. The Board requires that the following clause be placed in any agreement of purchase and sale entered into with respect to any units in this plan, within a period of five years from the date of registration of the condominium agreement: "The purchaser agrees that for the purposes of transportation to school the residents of the development shall agree that the children will meet the school bus on roads presently in existence or at another designated place convenient to the Board." 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 , ext Yours truly, Branko Vidovic Intermediate Planning Officer Planning and Accommodation Dept. c. D. Dundas, Peel District School Board N. Cih, Dufferin-Peel Catholic District School Board ( only) C01E comment.doc

69 Bell )?\M Development & Municipal Services Control Centre Floor 5, 100 Borough Drive Scarborough, Ontario M1P 4W2 Tel: Toil-Free: Fax: \ July 8, 2014 City of Brampton Planning Department 2 Wellington Street West City of Brampton PUNNING AND INFRASTRUCTURE SERVICES i I Brampton, Ontario DATE: JUL 1820tt Rec'd L6Y 4R2 Attention: David VanderBerg File No.1 Dear Sir/Madam: RE: Draft Plan of Subdivision 17, 19, 21, 23, 25, 27, 29 Clarence St. Your File No: C01E Bell File No: Further to our comments of June 10, 2014 Bell Canada is pleased to provide the following additional comments. A detailed review of the Draft Plan of Subdivision has been completed. The Developer is hereby advised that prior to commencing any work within the Plan, the Developer must confirm that sufficient wire-line communication/telecommunication infrastructure is currently available within the proposed development to provide communication/telecommunication service to the proposed development In the event that such infrastructure is not available, the Developer is hereby advised that the Developer may be required to pay for the connection to and/or extension of the existing communication/telecommunication infrastructure. If the Developer elects not to pay tor such connection to and/or extension of the existing communication/telecommunication infrastructure, the Developer shall be required to demonstrate to the municipality that sufficient alternative communication/telecommunication facilities are available within the proposed development to enable, at a minimum, the effective delivery of communication/telecommunication services for emergency management services (i.e., 911 Emergency Services). The following paragraph(s) are to be included as Conditions of Draft Plan of Subdivision Approval:

70 PI- 'JO 1. The Owner shall agree in the Agreement, in words satisfactory to Bell Canada, to grant to Bell Canada any easements that may be required for telecommunication services. Easements may be required subject to final servicing decisions. In the event of any conflict with existing Bell Canada facilities or easements, the owner/developer shall be responsible for the relocation of such facilities or easements. 2. Bell Canada requires one or more conduit or conduits of sufficient size from each unit to the room(s) in which the telecommunication facilities are situated and one or more conduits from the room(s) in which the telecommunication facilities are located to the street line. Should you have any questions please contact Rosita Giles at Yours truly Lina Raffoul, Manager - Development & Municipal Services, ON

71 Hydro One Brampton Networks Inc. 175 Sandalwood Pkwy West Brampton, Ontario L7A 1E8 Tel: (905) FRI June 18,2014 City of Brampton 2 Wellington Street West Brampton, ON L6Y 4R2 Attention: David VanderBerg, Development Planner hydro^ 7 one Brampton Our EP File: G4-194 Dear Sir: Re: Notice of Application and Request for Comments Application to Amend the Official Plan andzoning By-Law Gagnon & Law Urban Planners Limited Yorkshire Holdings Brampton Incorporated City File: C01E Ward: 3 Thank you for your letter dated May 28, 2014 Notice of Application and request for comments for the above Development. Please be advised that Hydro One Brampton will require easements throughout the proposed Development. Include as a condition, "Written approval must be obtained from Hydro One Brampton indicating acceptance of meter locations prior to their installation*'. Any relocation required will be at the Developer's expense. By copy ofthis letter, we request the Developer to forward the proposed road crossing-section drawings, for this Development, to our office. This will assist with our design review and easement requirements. Immediate requirement The Developer is requested to submit proposed project schedule in orderto ensure Hydro infrastructure isinstalled along Main Streetand Clearance Street well in advance of this Development. If you have any questions, please call me at ext Yours truly, HydroQnejirampto<Networks Inc. Robert Evangelista, C.E.T Engineering Supervisor - Development cc: T. Wasik, Manager of Engineering- HOBNI M. DellaRossa - Supervisor Survey & Inspection - HOBNI Yorkshire Holdings Brampton - Developer H:\Activc\Active Engineering Projects\G4-t94 - Yorkshire Holdings - Townhouses - and Semi's\RE - Citv - David VanderBerg - Yorkshire Ho!din»s CityFile-C0lE04.0l3.doc

72 ft-to- PlanrtTng and Infrastructure Services brompton.cn Flower City Engineering and Development Sen, *.s Date: June 9, 2014 To: From: Subject: David VanderBerg Farhad Aziz Functional Servicing Report Residential Subdivision Yorkshire Holding Brampton Inc Clarence Street, Brampton File: C10E The following are my comments on the above noted Functional Servicing Report: 1. All major storm events must be directed overland to Clarence Street, therefore, the direction of overland flow marked on Grading Plan (Fig. No. 6) should be corrected such as, overland flow must not drain to the adjacent properties and no drainage from adjacent properties drains to the subject property 2. In order to ensure adequate cover provided above the storm sewers please indicate next to each manhole the obvert elevation and proposed road elevation. 3. Demonstrate that the major system ponding does not exceed 0.30m. Particularly if the minor system did not work. 4. In the City of Brampton we do not encourage the use of sump pump for foundation drainage if possible, find an alternative way. 5. At several locations as marked on the grading plan the existing ground elevation is higher than the proposed elevation of the subdivision. Therefore, drainage from adjacent properties will drain to the proposed storm sewer system. Please incorporate these external areas into design of the storm sewers, otherwise the grading plan should be revised. Regards, -^zu^l^js Farhad Aziz MSc, P. Eng. Environmental Engineer Tel: (905) Fax: (905) cc: Hamid Hatami End. The Corporation of The City of Brampton 2 Wellington Street West, Brampton, ON L6Y 4R2 rem

73 wv> Flower City GROWTH MANAGEMENT PROGRAM brampton.ca Development Proposal Comments File No: C01E Pate: July 11, 2014 Plan of Subdivision/Condominium: Applicant: GAGNON & LAW URBAN PLANNERS LIMITED YORKSHIRE HOLDINGS BRAMPTON INCORPORATED ET. AL Development Planner: Vanderberg, David Location: SPA: Proposal: Status: Key Infrastructure provided by the Proposal: 17,19, 21, 23, 25, 27, 29 Clarence Street 7 Downtown Brampton Application to Amend the Official Plan and Zoning By-Law To permit a residential block of townhouses. Received Notes: These comments are based on the best information available to Growth Management staff at the time they were prepared. Items shown in bold require action and/or follow up with Growth Management staff. Other City Departments and/or external agencies should be contacted as appropriate regarding potential issues related to the provision of infrastructure. Background The development proposal is for 34 townhouse dwelling units in seven blocks at 17, 19, 21, 23, 25, 27 and 29 Clarence Street. The subject site is in the Downtown Brampton Secondary Plan Area and is within the Central Area. This proposal represents a revision to an approved application (C01E04.011) that permitted a 14 unit infill townhouse development at 17,19 and 21 Clarence Street. The enacting amendments redesignated the properties Medium Density Residential within Special PolicyArea 8 of the Downtown Brampton Secondary Plan Area. The lands proposed to be added to this development (23,25, 27 and 29 Clarence Street) are currently designated Low Density Residential in the Downtown Brampton Secondary Plan. Roads The subject site has frontage along Clarence Street, a collector road. The subject site is proximate to Main Street South, a major arterial road. Both roads are under the Cityof Brampton's jurisdiction. According to the City's Roads Capital Program, no improvements are planned for either Clarence Street or Main Street.

74 Fl->t As discussed below, the section of Main Street South proximate to the subject site is included in the ongoing Hurontario-Main LRT Project. Action Required: NO Transit The section of Main Street South proximate to the subject site is served by Zum Bus Rapid Transit route 502 (Zum Main) and by Brampton Transit route 2 (Main). Route 502 operates at 10 minute headways during peak periods and provides connections to the Downtown Brampton Terminal/GO Station, the Shoppers WorldTerminal, and the Mississauga City Centre Terminal. Route 2 operates at 20 minute headways during peak periods and provides connections to the Heart Lake Terminal, the Downtown Brampton Terminal/GO Station, the Shoppers World Terminal, and the Hurontario & Highway 407 Park and Ride Lot. The section of Main Street South proximate to the subject site is included in the ongoing Hurontario-Main LRT Project. The Transit Project Assessment Process (TPAP) being undertaken for this project is scheduled for completion in August The Environmental Project Report completed through the TPAP calls for Light Rail Transit vehicles in dedicated lanes on the section of Main Street South proximate to the subject site. Action Required: NO Schools Priorto approval, appropriate arrangements shall be made to the satisfaction of the Council of the City of Brampton, the Peel District School Board, and the Dufferin Peel Catholic District School Board to allow for the accommodation of students generated by this application. Action Required: YES Emergency Services The subject site is served by fire station 206 (7880 Hurontario Street). The fire station is located approximately 3.0 kilometres from the subject site. Action Required: NO Development Allocation Status The subject site is located in the Central Area and is therefore exempt from the Development Allocation process. Action Required: NO

75 t-r5 Cost Sharing Agreements The subjectsite is notwithin a Cost Sharing Agreement area. Action Required: NO Growth Plan Compliance In June 2010 Brampton City Council adopted anamendment to the 2006 Official Plan to conform to the Provincial Growth Plan (Growth Plan Official Plan Amendment, OPA ). This amendment was partially approved by the Ontario Municipal Board in July The Planning Justification and Growth Management Report submitted in support of this application sets out the broad planning context for the proposed development. The Report states that the application was reviewed in the context of the approved City of Brampton Official Plan (November 2013), amongst other Provincial, Regional and City of Brampton planning documents. Policies are cited, however, that are not found in the November 2013Office Consolidation ofthe Official Plan (e.g., and ). This section ofthe Report appears to be a carryover from the report prepared for the earlier application. While no longer directly applicable, the responses to the criteria outlined in former Official Plan policies and are acceptable as policy justification for the proposed development. Growth Management's comments on the previous application (dated March 28, 2013) are applicable to this application. The focus of the earlier comments was on the City's Sustainable Planning Framework and in particular residential intensification and the appropriate transition of built form to adjacent areas. The issues of appropriate transition and compatibility with adjacent land uses are heightened by the increased scope of the proposed development (i.e., the fact that it encompasses four additional lots). As wasthe case for the earlier application on part ofthe enlarged subject site, Iam of the opinion that thecity's Official Plan (as amended bythegrowth Plan Official Plan Amendment) is generally supportive of some intensification onthe subject site. The degree of intensification to be permitted must, however, bebased on how well the proposed development, given its building heights and density, is deemed to: Beof a sympathetic scaleto the surrounding existing building stock; Achieve an appropriate transition of built form; Be compatible with adjacent land uses; and Respect theexisting built context, stability and vitality of the community. Action Required: YES Comments by: X^^ Brian Lakeman Growth Management Policy Planner

76 g^f BRAJVL brompionta Flower City Plr^U Planning and Infrastructure Services Planning and Building Date: February 12, 2015 ' To: Anthony D. Magnone i From: David Ngoda j RE: Yorkshire Holdings Brampton Incorporated C01E i 17,19, 21, 23, 25, 27 and 29 Clarence Street I have had the opportunity to review the following documentation submitted in support of the above noted application: I KK Phase IEnvironmental Site Assessment! (ESA) dated September 1, 2014 and prepared by Terraprobe Inc. for the site identified in the report as 17, 19, 21, 23, and 29 Clarence Street in Brampton, Ontario. (File No ) In their Phase IESA, Terraprobe Inc. recommeilded aphase II ESA be conducted. The Building Division will require acopy ofthe Phase II ESA to beconducted as identified in the phase I. Furthermore a Record of Site Condition is to be filed with the Ministry of Environment prior to the enactment ofthe Zoning By-Law. Ihope that this information is adequate for your present needs. Should you have any questions please do not hesitateto contact me at (905) 87* Regards, David Ngoda, Plans Examiner, Building Planning and Infrastructure Services Building Division

77 Fl-T* Infrastructure Services bramptonca FlOWer City Planning and Building Date: March 24, 2015 To: From: RE: Anthony D. Magnone David Ngoda Yorkshire Holdings Brampton Incorporated C01E ,19, 21, 23, 25, 27 and 29 Clarence Street The phase I Environmental Site Assessment (ESA) dated September 1, 2014, recommended a phase II ESA to be conducted. Please provide a copy of the Phase II ESA for review prior to the enactment of the Zoning By-Law amendment. Your request to defer the filing of the RSC to part of the site plan process can be assessed once the Phase II ESA has been reviewed. I hope that this information is adequate for your present needs. Should you have any questions, please do not hesitate to contact me at (905) Regards, David Ngoda, Plans Examiner, Building Planning and Infrastructure Services Building Division

78 F\-T* Vanderberg, David (PD&D) From: Sent: To: Cc: Subject: Mclntyre, Scott 2014/06/04 11:10 AM Vanderberg, David (PD&D) Hale, Brad FW: C01E Clarence Street proposed residential development at Main StS. David, Our office has reviewed the Clarence Street TIS. Comments are summarized herein. 1. Ouroffice is not in support of the proposed westerly access. This westerlyaccesscan stay as an emergency access with chains and bollards; 2. As a resultof the above,we request a briefmemo discussing the volumes at onlythe easterly access with an analysis to determine the anticipated level of service, and what additional WBLT storage, and any other road improvements, are required on Clarence Street at the site access. Regards, Scott Mclntyre, C.E.T. Transportation Planning Technologist Engineering & Development Services Planning & Infrastructure Services 2 Wellington St. W. City of Brampton, Ontario L6Y 4R

79 F1-^ Vanderberg, David (PD&D) Subject: Attachments: FW: Revised Plansfor C01E OPA / ZBA to allow 36 townhouse units SP100-SP X36.pdf David, Comments pertaining to the revised plan are summarized herein. 1. Are any accessible parking stalls required? 2. Thevisitorparking stalls measure 2.75mwidth. Thecityrequires a minimum 2.70m width. As a result, ifthe applicant reduces the width to 2.70 metres, they only gain 0.5 metres over the 10 parking stalls, However, this 0.5m may aid in the provision of an accessible parking stall; 3. Should an accessible parking stall not be required, the reduced parking stallwidth mayaid with the inclusion of one additional parking stall ifthe current proposed parking stallsare shifted slightly; 4. If one additional parking stallcannot be added, no changes to the visitor parking are requested; 5. Autility clearance of 1.5 metres from driveways is to be maintained Regards, Scott Mclntyre, C.E.T. Transportation Planning Technologist City of Brampton

80 BRAMPTON U IVHffl I lull f^ Plannin9and Infrastructure Services brampton.ca FlOWSC City Engineering and Development Services Date: March 09, 2015 File: To: From: Subject: C01E David VanderBerg, Central Area Planner Danica Quinn, Landscape Architect Tree Inventory and Preservation Plan & 1st Submission Urban Design Brief 17, 19, 21, 23, 25, 27, 29 Clarence Street Townhouses We have reviewed the above noted Tree Inventory and Preservation Plan prepared by Kuntz Forestry Consulting Inc. and have the following comments: Tree Inventory and Preservation Plan 1. Include photos of the existing mature trees around the perimeter of the subject property and adjacent to the property line. 2. Restitution shall be made to the satisfaction of the adjacent land owners should construction result in the loss or damage of any trees on their private property. 3. The Consulting Arborist shall advise in their report the required construction setback from the tree protection hoarding. We believe that: a. In order to preserve the mature trees on adjacent properties along the south property line the end units of Block D and E should be deleted. i. Include a condition that these adjacent sideyards to end units of Block D and E are not to ever be excavated or paved over. b. Block C and Block F are located too close to the tree protection hoarding fence to be constructed. The minimum offset from the tree hoarding to the building footprint should be 2 metres to allow for construction access. Reduce the length of the units in order to achieve the minimum setback from the edge of the hoarding. 4. The Consulting Arborist shall advise in their report each tree's tolerance to root loss/damage and what additional measures should be taken to preserve them. 5. The Consulting Arborist shall advise in their report a monetary value applied to each tree based on the Guide for Plant Appraisal 9th Edition and the Ontario Supplement (2003) Trees located outside of the property boundary are not to be removed without tree removal agreement letters signed by the adjacent property owners and consent from the Planning and Infrastructure Services Department. 7. Trees identified for removal within the property will require an on-site review with the City and may necessitate a tree removal permit. 8. The ownership of trees 953, 954 and A is questionable and therefore every effort should be made to preserve them. i he Corporation of The City of Brampton 2 Wellington Street West, Brampton, ON L6Y 4R2

81 PI-SI 9. Once the City's comments have been addressed and site plan approval has be issued, the City will require receipt of written confirmation from the Arborist Consultant that all required tree protection measures are in place and Urban Forestry has inspected and approved these measures before any clearing or stripping commences on the property. 10.Please be advised that the installation of the new wood privacy fence alongthe property line will have to make accommodations for the existing trees. 11.Be advised the following listof Tree Preservation notes shall appear on the landscape plan: 'All existing trees, which are to remain, must be fully protected with hoarding which shall be erected beyond the drip line. Consulting Landscape Architect to provide written confirmation to the City of Brampton stating that all tree preservation measures have been performed priorto issuance of topsoil stripping and grading permit' 'No movement of vehicles is permitted within the tree protection zone.' 'The areas within the tree protection zone must remain undisturbed at all times.' 'Anybackfilling or topsoil/storage of materials must not be placed within the limits of the tree protection zone.' 'Anyroots or branches that extend beyond the tree protection zone which require pruning, must be pruned bya qualifiedarborist and must be performed in accordance with good arboriculture standards. The Consulting Landscape Architect must advise the Planning and Infrastructure Services Department a min. of 48 hours prior to commencing any specified work.' Trees that have died or have been damaged beyond repair, willbe removed and replaced with trees of a size and species as approved by the Planning and infrastructure Services Department.' 'Tree protection hoarding must not be removed without the written authorization of the Consulting Arborist and approval from the Planning and Infrastructure Services Department. 12.The following conditions will be required for approval: a. That the applicant schedule a meeting with Urban Forestry prior to commencing any other work on site to identify any roots damaged by the previous site work, and that those roots be appropriately pruned by the applicant's Arborist to the satisfaction of Urban Forestry. b. That the design and grading of the drive aisles and private driveways within the driplines be unique from the rest of the vehicular areas to minimize excavation and allow rainwater infiltration. c. That porous paving with a sand base be used within the driplines. d. Low-pressure hydro-vac technology be used to excavate at the limit of encroachment into the dripline as per the recommendations of the Tree Inventory and Preservation Plan. e. That poured concrete curbs be excluded within the driplines. f. That excavation within the driplines for the fence footings be completed by lopressure hydro-vac technology. g. That any planting within the driplines be limited to max. 1 gal. perennials, and that the planting bed preparation and planting be done by hand to minimize potential damage to tree roots.

82 p\-nh. That the existing sod/turf within the limits of the tree protection fencing be maintained, i. That planting bed preparation within the driplines be limited to amending the existing soil, as opposed to excavating and replacing with 300mm planting soil mix. j. That Urban Forestry monitor the condition of the trees and the protection fencing during construction, and that any measures they require during construction be implemented (i.e. watering and/or fertilizing) k. That the tree protection fencing once installed and certified by the Consulting Arborist, be inspected and approved by Urban Forestry prior to any work on site, and that it not be removed until written recommendation by the Consulting Arborist is received and it is permitted by Urban Forestry. I. That the applicant agree to avoid using salt on the permeable paved surface within the driplines in perpetuity, as well as any adjacent portions of the parking lot that drain onto the permeable paved surface. We trust that this is of assistance to you, please call if you need further clarification. Cc. Shawn Chevalier

83 RRAMPTfl M DIXMIVir IV/ll """ Flower City Ft-?* Planning, Design and Development Development Services Date: March 06, 2015 File: To: From: Subject: C01E D. Vanderberg, Central Area Planner J. Kuang, Urban Designer Application to Amend the Official Plan and Zoning By-law Gagnon & Law Urban Planners Ltd./ Yorkshire Brampton Holdings Inc. 17,19,21,23,25,27,29 Clarence Street Urban Design Brief- Urban Design Comments David, The Urban Design Section, on behalf of the Parks & Facility Planning Section, and Open Space Design & Construction Section, would like to provide the following comments on the above-mentioned Urban Design Brief. Parks & Facility Planning Comments: Christopher Heike of the Parks and Facility Planning Section provided the following comments; please contact Christopher directly ( ) should you have any questions regarding these comments: 1. Page 3 - The large aerial photo on page 3 should also provide a line that shows the limit of the development. Without it, it is difficult to see the site location and impact in relation to the surrounding neighbourhood. I also note that this is the only image in the document where this could easily be provided to show that. 2. Page 8 - The location of the proposed play facility is of some concern. It is proposed to be located immediately behind two, possibly three homes. We are concerned with the noise and disturbance that this may cause the existing residents and that it may be better to locate it within the development as opposed to at its periphery. 3. Entire Document - For a site that contains such a variety of mature vegetation, this document says absolutely nothing about that vegetation, as though the site was treeless. This I believe this is a mistake. The document should provide some indication in the text of the presence of this mature vegetation, which the City has clearly identified as being worthy of retention. Further, in the Opportunities and Constraints Section on page 5, the document should note that integration of the existing mature vegetation should be shown as an opportunity and plus for the development. This is our objective, and is not necessarily theirs, however we should indicate what we as a City want here. I suggest that an image also be provided, such as that shown. The Corporation of The City of Brampton 2 Wellington Street West, Brampton, ON L6Y 4R2 T: TTY:

84 FHH Open Space Design & Construction Comments: Danica Quinn ofthe Open Space Design &Construction Section provided the following comments; please contact Danica directly ( ) should you have any questions regarding these comments: General Comments 1. There is a lot of reference to supporting City documents that contribute to the Design Brief, when the Brief should stand on its own. Strengthen the language used throughout the Brief in order to commit to the design intent. Words such as may, contemplated, optional and potential should be avoided. The content should be intentional in depicting the vision for the project. 2. Include more sketches, cross-sections, perspectives, elevations, details, etc., in the brief to aid in the visual description. Additional graphics shall focus on the interface between street level building facade and the public and private road, and outdoor amenity spaces. 3. Include photos of the existing mature trees surrounding the subject property. These borrowed landscapes are a selling feature of this development and should be celebrated. 4. Include a 'List of Figures' along with the Table of Contents. 5. Figures 3.1, and repeat essentially the same information. Consolidate all of the layers onto one map. 6. Be advised that any proposed gateway/signage will be on private property and maintained by the townhouse development. Include the gateway sketches, illustrations, etc. 7. Identify on the landscape master plan the existing mature trees on site to be preserved, as well as the mature trees along the properties line that are to be protected during construction. 8. Be advised that all plant material, not just trees, at the time of installation shall meet the City's minimum size requirements. 9. Street trees along Clarence Avenue shall be 90mm caliper at time of installation to account for the loss of existing street tree canopy coverage. 10. Irrigation is recommended for the entire site, especially all publiclyvisible areas. 11. Provide the appropriate number of accessible parking spaces in the visitor parking. 12. Indicate the location of snow storage. Detailed Comments 13. Section 3.2.2, page 10, Pedestrian Circulation a. Address the pedestrian pathway in between the townhouse blocks. How will that be designed in terms of hardscape and landscape? A gravel pathway is unacceptable. Provide controlled access with a garden gate, reinforcing that this is a private pathway. Illustrate this on the plans and include sketches, crossections, elevations, etc. b. A change in the number of townhouse blocks fronting onto Clarence Avenue will necessitate additional pedestrian connector pathways. Design these as amenity features, not utilitarian walkways.

85 FHS c. Provide a decorative metal fence panel along Clarence Avenue at the sideyard adjacent to Block A to prevent this area from being used as a pathway. 14.Section , page 11, Front Entry and Foundation Landscape Treatment a. To create visual interest and differentiate between each townhouse unitthe planting should not be repetitive as suggested, but rather vary in design and species selection. 15. Section , page 11, Internal Open Space Areas a. A gravel surface treatment is not acceptable along flankage lots, or in between townhouse blocks. Ifsod is not permissible due to low light levels then a shadetolerant groundcover should be specified. If no plant material can survive in these locations then the last resort would be to specify small river rock. 16. Section , Page 12, Mailbox Kiosk a. Reflect any changes in the architectural material and style in the design of the mailbox kiosk and entry columns. 17. Section , page 13, Playground Feature a. As depicted in Figure Proposed Conceptual Master Plan, the play area can accommodate a more substantial piece of equipment than the sample images shown in Figure Provide images that match the plan view as this is the type of equipment that offers the greatest play value for all children, not just toddlers. b. Revise the angle of the end unit lot line of Block F in order to improve visibility into the play area. Make it a condition that this property owner may not construct a privacy fence as it would obstruct views into the play area and create a safety concern. c. Provide seating in the play area. 18. Section 4.2, page 19, Building Types a. Show on the conceptual landscape plan the wood privacy screens between rearyard outdoor amenity spaces and the screen fence adjacent to the visitor parking as mentioned in this section. b. Remove the reference to a low decorative metal fence along Clarence Avenue as this is not supported. Urban Design Comments: The following detailed comments are provided to address additional concerns that are not mentioned in the above-listed comments. In general, due to the subject site's proximity to Main Street South, the urban design brief should focus on how the proposed development will fit into and enhance Main Street North neighbourhood, an important area where the City's built, cultural, and natural heritage overlap. In order to achieve the goal, the following design principles should be incorporated into the urban design brief.

86 FKle 1. Site Plan CLARENCE STREET obavb. aunroci Normally, the minimum setback on infill lot should be the average of the setbacks on abutting lots fronting on the same side of the street. As the subject site is a larger infill site, only buildings next to the existing houses are required to have minimum 5 metres setback to provide gradual transition along the street. Maximum setback should be 3 metres greater than the minimum setback. In order to preserve the current traditional neighbourhood and streetscape, short townhouse blocks should be provided along Clarence Street. The key objective is that the new infill development to be designed with similar proportions, massing and built form articulation in order to retain the character of the existing building fabric. Provide publicly accessible pedestrian walkway through blocks. Main Street South neighbourhood has a general pattern of distinct individual buildings separated by landscaping. In order to maintain the existing relationship between the built form and the street, townhouse blocks along Clarence Street should be designed with staggered fagade to avoid straight wall along Clarence Street. Provide a minimum 6 metres setback from rear property line where existing mature trees locate to preserve the trees. Townhouse block should not exceed 8 units. The proposed 10-unit block should be broken into two shorter blocks.

87 FI-iT 2. Architectural Style and Built Form The architectural style depicted in the urban design brief, including the proposed elevation drawings and precedent images, does not differentiate this downtown infill development from a typical suburban subdivision. The purpose of the urban design brief is not to provide description of proposed elevation design, but to provide a set of design principles that guide development at site plan stage. The applicant should provide precedent images of high quality townhouse development to illustrate/demonstrate design principles. The following are a few examples of architectural styles that are more compatible with the existing Main Street South neighbourhood and are acceptable to the City.

88 ?\-<rt Townhouse blocks along Clarence Street should be designed to balance the expression of individuality of ownership with the role of a building to fit along a street through the design of its fagade. These street fronting townhouses should be designed for better integration into a neighbourhood of detached houses. New development should be respectful of surrounding heritage resources, having regard for scale, massing, composition, building material, and design features in order to ensure continuity and integration of the heritage character of the Main St S corridor. The majority of Brampton's downtown buildings have brick facades, creating an overall uniformity to buildings of diverse architectural style. Red brick is recommended to be used as a main exterior building material for this infill development. Other high quality materials can be used as accent materials to complement, add texture, and add depth to the fagade. New development should avoid the use of synthetic substitute materials such as Exterior Insulation and Finish System (EIFS). Maximum building height should be 11 metres and new buildings should be no more than 3 storeys. If roof terrace is proposed, rooftop mechanical room and staircase must be integrated into elevation design. The side elevations of end units fronting Clarence Street and internal laneway should be designed as primary fagades. On any wall adjacent to Clarence Street, no less than 25% of the gross area of the wall shall have openings (windows and/or doors). Maintain the existing natural grade at property lines, and the top of the front door stoop should be not higher than 0.9 metres above grade. Utility and service meters shall be discretely located on a building face away from the public realm, preferably designed as an integral part of the building articulation. Locate air conditioning away from public view. 3. Approval process: ifthe proposed townhouses are condominium townhouses, it is subject to Site Plan Approval process; ifthey are freehold townhouse units, the proposed development is subject to Architectural Control Compliance Process. Regards, Jane Kuang, MCIP, RPP Urban Designer cc. P. Gabor; D. Quinn; S. Chevalier; S. Kassaris; B. Smith; C. Heike

89 ...» B'#?' ^" ^'' Infrastructure Services brompton.ca Flower City DATE: February 27, 2015 TO: David Vanderberg FROM: Stav Kassaris CC: Jane Kuang; Danica Quir SUBJECT: Clarence Street C01E Heritage staff reviewed the subject application and provides the following comments/recommendations: General Comments: The townhouses facing Clarence Street should be made into three blocks with staggered facades to provide visual interest and avoid straight continuous massing. Ifeach facade cannot be staggered, each block should be staggered as an alternative. Townhouses that are designed to emulate detached or semi-detached homes are also encouraged, particularly fronting Clarence Street. As per the approved BHB recommendations for 17 Clarence St, red brick should be used as the primary cladding material to perpetuate the historic cladding pattern in downtown Brampton. Significant use of stone should be avoided. The building design is an example of a typical subdivision townhouse, and should be reconsidered. The proposed roofline is awkward and should be reconsidered. Incorporate the terrace and mechanical units into overall roof profile. Mechanical units on the roof should be avoided where possible. The use of large herringbone brick infill with window surround should be avoided. Urban Design Brief 1) Section Study Area Include more discussion on the surrounding area, particularly the Main Street South character area/corridor, to provide sufficient context and understanding of the neighbourhood and its unique challenges and opportunities that it presents to this proposal. Potential wording is provided below: Main Street South is a mature, tree-lined street with turn-of-the-20th-century architecture and a streetscape with a strong connection to the historic development of downtown Brampton. It is an important area where the City's built, cultural, and natural heritage overlap. The Main Street South The Corporation of The City of Brampton 2 Wellington Street West, Brampton, ON L6Y 4R2

90 FMo neighbourhood contains some of the most significant cultural heritage resources in Brampton, and is in the process of being designated a Heritage Conservation District under the Ontario Heritage Act. 2) Section Community Design Vision/Principles Include a design principle that addresses the Main Street South area. Potential wording is provided below: Ensure the respect, continuity and integration of the heritage character of the Main Street South neighbourhood. 3) Section Entry Columns As per the Council approved BHB recommendations associated with 17 Clarence Street, salvaged materials (e.g. brick) should be incorporated into the new development (e.g. entry feature). Include the provision in this section, or elsewhere in Section Streetscape Treatment/Planting. 4) Section Planting Include a statement that the retention of existing mature vegetation will be undertaken where possible to maintain the tree canopy that characterizes the area. 5) Section Lighting Remove the reference to the Georgian architectural theme as the proposal does not reflect this style (see comment below). 6) Section Built Form Guidelines As mentioned above, the guidelines should clearly speak to the different character of the two neighbourhoods that the subject proposal straddles - the Main Street South neighbourhood and the Clarence Street neighbourhood. The aim of the this development is to continue the higher quality built form exhibited on Main Street South into Clarence Street. This discussion should be included in the introduction to the built form guidelines. Include captions under the images on page 16 to identify that the top photograph as a house on Clarence Street, and the bottom photo as a house on Main Street South. 7) Section Proposed Development Remove the reference to the Georgian style. Georgian architecture is characterized by the following, which is not exhibited in the proposal: o symmetrical, or balanced, box-like massing centred on a formal entranceway o front facades often of 3 to 5 bays with equal numbers of windows on each side of the central doorway o rooms are grouped around a central hall plan

91 PH o o o o the low pitched roof (gable or hipped) simple decorative cornice (e.g. dentil molding) double-hung windows that are straight-topped with 6 to 12 panes in each sash doors often have sidelights and/or a transom light Archaeological Assessment The subject land exhibits high archaeological potential, in accordance with the province's criteria for evaluating archaeological potential, because it is within 300 meters of a primary water source, 300 meters of early Euro-Canadian settlement, and 100 meters of early historic transportation routes. As such, the applicant will be required to submit an Archaeological Assessment(s) as part of the Site Plan application.