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bramptonco FlOWef City PH Report Planning, Design and Development Committee Committee of the Council of The Corporation of the City of Brampton Date: File: January 23, 2013 P26S 49 PLANNIN&DESIGN

1 bramptonco FlOWef City PH Report Planning, Design and Development Committee Committee of the Council of The Corporation of the City of Brampton Date: File: January 23, 2013 P26S 49 PLANNIN&DESIGN &DEVaOPMENT COMMITTEE date February 2s, 2oiS Subject: RECOMMENDATION REPORT City of Brampton Initiated Official Plan Amendment North Airport Road/Industrial & Mayfield Road/Goreway Drive Special Study Areas Mayfield Road to the north, Countryside Drive to the south, Goreway Drive to the east and a tributary of the West branch of the West Humber River to the west Ward: 10 Contact: David Waters, Manager, Land Use Policy, (905) Overview: Staff recommends approval in principle of an Official Plan Amendment to establish land use designations and development policies for the North Airport Road/Industrial & Mayfield Road/Goreway Drive Special Study Areas. The Official Plan Amendment will implement the findings of a number of background component studies completed to address environmental, transportation, urban design and growth management considerations. Planning for this area has been the subject ofextensive public consultation, including three meetings with local area residents and stakeholders. A Statutory Public meeting was held on June 11,2012. Major changes from the draft official plan amendment presented in June 2012 include: - permit additional non-industrial uses in the Service Employment designation; - permit only single detached dwellings on lands located in the southwest portion of the North Airport Road Special Study Area and require that a park block be provided; - require a two storey commercial/office building in the Residential - Special Policy Area at the southwest corner of the full moves access and Airport Road; - add policies related to road access; - add a requirement for preparation of a tertiary plan prior to site plan approval; - identify potential trail connections from the Residential - Special Policy Area designation with the trails in the Countryside Villages Secondary Plan; - require the submission of scoped EIR and/or MESP addendum as a condition of development approval; - Amend Schedule A to include both "Business Corridor" and "Residential" permissions on Airport Road and amend Schedule H to remove Block Plan Area 49-1.

2 Recommendations: fm-2 1. THAT the report from David Waters, Manager, Land Use Policy, dated January 23, 2013 to the Planning, Design and Development Committee Meeting of February 25, 2013 re: RECOMMENDATION REPORT, Cityof Brampton Initiated Official Plan Amendment, North Airport Road/Industrial &Mayfield Road/Goreway Drive Special Study Areas, Mayfield Road to the north, Countryside Drive to the south, Goreway Drive to the east and a tributary of the West branch of the West Humber River to the west, Ward: 10 be received; 2. THAT the City's draft official plan amendment to the Vales North Secondary Plan be revised as follows: A. Mixed Institutional (i) Revise Section to state that the designation includes the lands between the existing Sikh Heritage Centre and the valley and list permitted uses within the designation. B. Service Employment Designation (i) Revise Section to increase the type of uses permitted and include some limited Highway and Service Commercial uses. Residential - Special Policy Area (i) (ii) (iii) (iv) Revise Section to state that the residential use will be included as part of this proposed official plan amendment rather than reviewed at the time of the next Official Plan Review. Revise Section to state that low density single-detached residential is the only form of residential permitted and a mixed commercial/office building is required to be provided at the southwest corner of the full moves access and Airport Road. Revise Section to provide a minimum floor area for the commercial/office building and that prior to the registration of the residential subdivision the applicant shall demonstrate to the City that the applicant will proceed with the planning approvals for the commercial development. revise Section to state that a park block to service the development is required to be identified during the draft plan of subdivision stage.

D. Transportation FM-3 (i) (ii) (ii) (iii) (iv) (v) Add a policy as Section 5.1.

3 D. Transportation FM-3 (i) (ii) (ii) (iii) (iv) (v) Add a policy as Section to state that access via Airport Road and Mayfield Road will be addressed through individual Site Plan applications and detailed traffic impact studies Add a policy as Section to state that the Region of Peel will investigate the option of incorporating a left in, right-in/right-out access along Mayfield Road, approximately 180 metres east of Airport Road. A Traffic Impact Study will be required at the Rezoning and/or Site Plan stage in order to determine the feasibility of this type of access configuration. Storage and taper length requirements along Mayfield Road, as well as appropriate storage and taper to accommodate the west-bound left-in access will be reviewed. The TIS will be required to consider full build out of Tullamore up to Add a policy as Section to state that access to lands at the southwest quadrant of Airport Road and Mayfield Road must identify the primary full moves access to Airport Road. This primary access must align with access on the eastside of Airport Road. In addition, access to Mayfield Road must be combined with the existing service station and proper arrangements must be made between land owners to secure reciprocal access easement for internal site connectivity. All other access needs along Airport Road will be determined during the planning stage as part of the Traffic Impact Study. Add a policy as Section to state that a right-in/right-out access will be considered for the southwest corner of Mayfield Road and Goreway Drive and that details will be required to be determined through a Traffic Impact Study at the Site Plan stage. Add a policy as Section to state that the Region of Peel encourages access management along Airport Road and Mayfield Road and owners are encouraged to combine accesses. Proper arrangements must be made to secure reciprocal access easements for internal site connectivity in order to abide by the spacing requirements of the Region of Peel Controlled Access By- Law 59-77, as amended. Add a policy as Section to state that pre-dedication of property may be required at the planning application stage prior to development approval in order to meet the Regional Official Plan requirements for Regional Road 7 (Airport Road) and Regional Road 14 (Mayfield Road).

4 fm-h General Policies (i) (ii) Add a new policy to Sections , and to state that development will require the submission of scoped EIR and/or MESP addendum as a condition of development approval. Add a policy to Section to require a detailed Functional Servicing Report at the time a development application is made. F. Staff Initiated Changes (i) (ii) (iii) (iv) identify on Schedule 49(a) potential trail connections from the Residential - Special Policy Area designation across the valley to connect with trails in the Countryside Villages Secondary Plan. revise Section to state that development of the Special Study Areas must have regard for the overall principles of the Sustainable City concept set out in Section 3.1 of the Official Plan. Move the requirement for tertiary planning to Section and add a requirement for a design brief to be prepared as part of tertiary planning. Amend Schedule A of the Official Plan to remove the "Special Study Area" designation from both study areas and change the "Industrial" designation on the North Airport Road/Industrial Special Study Area to "Business Corridor" and "Residential". (v) Amend Schedule H to remove Block Plan Area THAT staff be directed to formally request the Region of Peel to advance the urbanization of Airport Road prior to THAT staff be directed to finalize the official plan amendment in accordance with the preceding recommendations and to use appropriate discretion to make minor adjustments/corrections to text and mapping, before submitting the finalized Official Plan Amendment for the consideration of City Council. THAT the City Clerk be directed to forward a copy of this staff report and Council resolution to the Region of Peel, Town of Caledon and the Toronto Region Conservation Authority for their information.

5 FM-5" BACKGROUND The Vales North Secondary Plan (Area 49) is bounded by Mayfield Road to the north, Countryside Drive to the south, Goreway Driveto the east and the west branch of the West Humber River to the west. Both the North Airport Road/Industrial and Mayfield/Goreway Drive Special Study Areas are located within Secondary Plan Area 49 (see Map 1 - Location). A corridor flanking Airport Road south of Mayfield Road is designated Industrial with a Special Study overlay in the Official Plan. A small area at the northwest corner of Mayfield Road and Goreway Drive is also designated Special StudyArea, with an underlying Residential designation. North Airport Road/Industrial Special Study Area As part of the implementation of the Vales North Secondary Plan in 2000, a corridor fronting both sides of Airport Road extending south from Mayfield Road to the edge of the valley associated with the West Humber River was designated "Industrial/Special Study Area" in the Official Plan. The Special Study Area requires that the City undertake a study to determine ifthe demand for prestige industrial or commercial use is strong enough to ensure that the area can be developed in a manner that is consistent with adjacent upscale housing community. Mayfield Road/Gorewav Drive Special Study Area The Mayfield Road/Goreway Drive Special Study Area is located at the southwest corner of Goreway Drive and Mayfield Road. It is relatively small in size, about 6.7 acres and abuts the Salt Creek Valley on the south and west sides. The Official Plan with respect to this Special Study Area requires that a study be undertaken to determine if the demand for specific forms of residential, institutional or commercial uses, or a mix of these uses, can be developed within this Study Area in a manner that is compatible with the adjacent executive housing community.

FM-b Map 1 - Location North Airport Road/ Industrial Study Area TT Mayfield Road/ Goreway Drive Special Study Area : Hemson's Vales North Special Study Area - Land Use Study (2006) In January 2006,

6 FM-b Map 1 - Location North Airport Road/ Industrial Study Area TT Mayfield Road/ Goreway Drive Special Study Area : Hemson's Vales North Special Study Area - Land Use Study (2006) In January 2006, the City retained Hemson Consulting to undertake a planning study for both Special Study Areas that included market, transportation and urban design components. Preliminary land use options for the North Airport Road/Industrial Special Study Area focused on relatively small-scale industrial and institutional uses and local serving commercial uses. The preliminary proposal for the Mayfield Road/Goreway Drive Special Study Area included institutional uses such as a place of worship, day care facility or private school and limited specialty retailing.

7 F4-T- In May 2006 and November 2007 open houses were held by the City where several land use options were presented. Area residents expressed the need for additional retailing in the area and opposition to industrial uses. In response to the residents' concerns and given Hemson's recommendation that the North Airport Road Special Study Area was not a suitable location for large employment uses, Council directed staff to assess the need for long term employment use in the North Airport Road/Industrial Special Study Area as part of the City's Growth Plan Conformity Exercise. Market Demand and Development Feasibility Study for Employment Lands (2010) Cushman & Wakefield Ltd. was retained to investigate the market demand for employment lands within the City extending to the year The study provides an evaluation of four employmentdesignated areas of the City, including the North Airport Road/Industrial Special Study Area. The report looked specifically at the Airport Road Special Study Area and found that: There are challenges to attracting traditional employment uses due to limited amount and physical configuration of the land; Employment potential is limited by adjacent housing; There are opportunities for small locally oriented businesses; There is commercial interest due to visibility/traffic; and, The area is suitable for local-serving office uses (including medical/dental) and population-related employment uses, including retail that serves the local area. OPA43 The Growth Plan Conformity Recommendation Report submitted to Planning, Design and Development Committee in February 2010 recommended policy directions for the Growth Plan Official Plan Amendment based on the recommendations of the Cushman and Wakefield Study. The recommendations recognized that there is a potential for the North Airport Road/Industrial Special Study Area to accommodate local serving industrial multiples and population serving employment activity. OPA 43 proposed to re-designate the Airport Road Special Study Area from "Industrial" to "Business Corridor" and included a policy that prohibited the development of a District Centre. A report to Planning, Design and Development Committee in December 2012 set out the recommended modifications to the City's Growth Plan Official Plan Amendment 43 (OPA 43) for Council's endorsement, which togetherwith the balance of OPA 43, are to be submitted to the Ontario Municipal Board for final approval in 2013.

FH-* Planning Applications There are several private planning applications that have been submitted within and adjacentto the North Airport Road/Industrial Special Study Area (see Figure 1) which

8 FH-* Planning Applications There are several private planning applications that have been submitted within and adjacentto the North Airport Road/Industrial Special Study Area (see Figure 1) which have an impact on the land use designations and related policies. Sikh Heritage Centre (SP00-005) A site plan application was submitted to the City in September 2004 to redevelop the Sikh Heritage Centre into a new 4,925 square metre (53,000 square feet) community centre with related uses. Processing of the site plan is ongoing as a number of technical issues need to be addressed by the applicant. Community Health Centre and associated Commercial School (C06E17.008/SP12-060) In February 2012, Punjabi Community Health Services, a not-for-profit organization which provides a variety of health and community services, received approval from the Committee of Adjustment to allow a Community Health Centre with associated offices, accessory recreational activities and a commercial school (tutoring) at Airport Road. The variance is permitted for a temporary period of three years, subject to site plan approval, obtaining a building permit, filing an application to amend the Official Plan and Zoning By-Law as well as approval of access arrangements to Airport Road from the Region of Peel. The applicant has filed an application to amend the Official Plan and Zoning By-Law as well as a site plan application. The application proceeded to Development Team on October 4,2012. Wolverleiah Construction Ltd. (PRE12.054) These lands are located on the west side of Airport Road, south of the Punjabi Community Health Services office. Staff received a submission for a Pre-Application Consultation in May 2012 which requests the lands be redesignated to permit residential along with a mixed commercial/office building and live/work units on the west side of Airport Road. The applicant has requested that these uses be permitted in conjunction with the City of Brampton Initiated Proposed Official Plan Amendment. This proposal has been assessed as part of this report in order to determine the appropriate land use designation and related policies. JB Aluminum (SP10-032) This site is located one property north of the northeast corner of LaCoste Boulevard and Airport Road. A site plan application was submitted in June 2010 for an addition to the existing industrial building at the rear of the property. The proposed addition is for 1,140 square metres to increase the size of the building to a total of 3,433 square metres. Processing of the site plan is ongoing as issues related to site access and noise attenuation at the rear of the property need to be addressed by the applicant.

9 FM-^ I I SECONDARY PLAN AREA PARCEL FABRIC I SUBJECT LANDS NORTH AIRPORT ROAD COMMERCIAL/INDUSTRIAL SPECIAL STUDY AREA II BRAMPTON bravmua Flower City PLANNING, DESIGN &DEVELOPMENT FIGURE 1 - CURRENT PLANNING APPLICATIONS VALES NORTH SECONDARY PLAN (AREA 49) Drawn By: TD Date:

10 PH Airport and LaCoste (SP12.069) This site plan application at the northeast corner of Airport Road and LaCoste Boulevard was submitted in September 2012 to permit a retail/office complex comprising three buildings with a total gross floor area of 4,308 square metres (46,372 square feet). The site plan process is on-going pending resolution of traffic and site access issues. Candevcon (C07E17.008) Candevcon wishes to register 19 lots on the west side of LeParc Road, adjacent to the North Airport Road/Industrial Special Study Area. These lots are the second phase of the adjacent residential development. The lots were not permitted to be registered until it was determined that they could be adequately developed for residential purposes, that the land uses that would develop on the east side of Airport Road would not adversely impact the lots, and that agreements were made to service the lands located on the east side of Airport Road. Town of Caledon (Airfield) The Town of Caledon is in receipt of a private application by SmartCentres to amend the lands at the northeast corner of Airport Road and Mayfield Road from Highway Commercial and General Industrial to Highway Commercial with Special Provisions and General Industrial with Special Provisions to permit a wide range of retail and service commercial uses (maximum 25,000 sq. m.) The City of Brampton provided comments on this application to the Town of Caledon in May The letterstated that the uses proposed consistof a major retail use, which does not support the planned function of the area, and that the application does not conform with many of the policies of the Tullamore Secondary Plan. CURRENT SITUATION In January 2012, staff presented a draft land use concept to Planning, Design and Development Committee and received direction to undertake public consultation on the concept and hold a statutory public meeting to present a draft official plan amendment for the North Airport Road/Industrial Special Study Area and Mayfield/Goreway Drive Special Study Area. An open house was held in April 2012, to present a preliminary land use plan and draft official plan amendment. The main issues raised by the public at the April 2012 open house with respect to the Special Study Area land use concepts included: the need for retail uses in close proximity to the community; concerns about the impact of increased traffic on Airport Road, particularly noise from truck traffic and speed of traffic; location of future recreation centres and public open space; concerns over the ability to control the number and type of places of worship;

FM-H the need to require a high standard of urban design; concern over the transition between new development and the adjacent residential area; and, concern over including industrial uses along

11 FM-H the need to require a high standard of urban design; concern over the transition between new development and the adjacent residential area; and, concern over including industrial uses along Airport Road and a suggestion that the Service Employment permit commercial uses. These comments were considered as the City advanced the planning process towards the statutory public meeting and drafting the Official Plan Amendment. Public Meeting The statutory public meeting for the Official Plan Amendment was held on June 11, 2012 and no members of the public spoke in reference to this application. Correspondence was received both at and after the public meeting from several parties. The issues raised are discussed in Appendix 6. Circulation of Official Plan Amendment A draft Official Plan Amendment for the Vales North Secondary Plan was prepared for public consultation and agency review. The draft Official Plan Amendment was presented at a statutory public meeting in June Correspondence received at the Public Meeting is attached as Appendix 7. Notes of the June 2012 Statutory Public Meeting are attached hereto as Appendix 6. In response to the circulation of the draft Official Plan Amendment, a number of agencies and stakeholders submitted comments to the City. The submissions are discussed in detail in Appendix 8 as well as any recommended policy and mapping revisions to the draft Official Plan Amendment based on public consultation undertaken by the City to date. Planning Area The Vales North Secondary Plan (Area 49) is bounded by Mayfield Road to the north, Countryside Drive to the south, Goreway Drive to the east and the west branch of the West Humber River to the west. Both the North Airport Road/Industrial and Mayfield/Goreway Drive Special Study Areas are located within Secondary Plan Area 49. The North Airport Road/Industrial Special Study Area is approximately 35 hectares (86 acres) located south of Mayfield Road and north of LaCoste Boulevard, along both sides of Airport Road. The Mayfield Road/Goreway Drive Special Study Area is approximately 3 hectares (7 acres) located on the southwest corner of Mayfield Road and Goreway Drive. These Special Study Area designations have been in place since the Vales North Secondary Plan was adopted in

12 FH-P- Proposal: This is a City of Brampton initiated proposal to amend the Official Plan and the Vales North Secondary Plan (Area 49) to re-designate the North Airport Road/Industrial Special Study Area to permit a range of commercial, institutional, employment uses and the potential for limited residential uses. In addition, the City's OPA proposes to re designate the Mayfield Road/Goreway Drive Special Study Area to permit institutional and limited commercial uses. Key components of the City's Official Plan Amendment for the North Airport Road/Industrial Special Study Area include: South of Mayfield Road and east of Airport Road - proposed "Highway & Service Commercial" designation that would permit such uses as retail/office, restaurants and banks as well as two larger format retail users. As the intersection of Mayfield Road and Airport Road is a major entry point into the City and identified as a Gateway on Schedule 2 of the Official Plan, new auto-orientated development, including drive-through restaurants, shall not be permitted within the immediate vicinity of the Gateway location at Mayfield Road and Airport Road. Drive-throughs shall not be permitted to abut a public street; a East of Airport Road, south end of the study area - proposed "Service Employment" designation that would permit uses within units, such as wine making, yoga/dance/martial arts studios, gyms, pool supplies, computer repair, animal hospital as well as some limited highway and service commercial uses such as a grocery store/bakery, take-out restaurant. This designation would permit dining room restaurants as a stand-alone unit along the Airport Road frontage. Southwest corner of Mayfield Road and Airport Road - proposed "Service Commercial" designation that would permit a range of convenience retail uses and local serving offices and permission for the existing highway commercial use (gas bar) to remain. No additional highway commercial uses are proposed to be permitted. Drive-throughs shall not be permitted within the immediate vicinity of the Gateway location at Mayfield Road and Airport Road and shall not be permitted to abut a public street; 11

13 FH-13 West of Service Commercial designation "Commercial/Institutional" - this designation will take advantage of the exposure offered by Mayfield Road while allowing for access to the adjacent valleylands. Depending on the type of institutional use, there may also be the potential for an institutional use to work in association with retail/office development. The designation permits a range of commercial uses and may also include institutional uses such as a private school, daycare centre, place of worship, library and recreational facility. A "Mixed Institutional" designation for the lands on the west side of Airport Road to recognize the existing Sikh Heritage Centre and existing Community Health Services organization. This designation would also permit a private school or day care. A "Residential - Special Policy Area" designation for the lands on the west side of Airport Road, at the southern end of the Special Policy Area to be designated for single detached dwellings and office/commercial uses. Key components of the amendment for the Mayfield Road/Goreway Drive Special Study Area include: an "Institutional" Special Policy Area designation at Mayfield Road and Goreway Drive which would include permissions for a place of worship, day care facility or private school and limited specialty retailing. Property Description and Surrounding Land Use: The subject property has the following characteristics: North Airport Road/Industrial Special Policy Area: is located along the Airport Road corridor south of Mayfield Road and mainly north of LaCoste Boulevard; has a site area of approximately 35 hectares (86 acres); and, has a frontage of 344 metres (1,128 feet) along Mayfield Road and approximately 1 kilometre along Airport Road Mayfield Road/Goreway Drive Special Policy Area: is located at the southwest corner of Mayfield Road and Goreway Drive; has a site area of approximately 3 hectares (7.4 acres); has a frontage of 323 metres (1,060 feet) along Mayfield Road and 147 metres (482 feet) along Goreway Drive 12

14 FH-H Map 2 - Land Use SCHOOL SUBJECT LAND RESIDENTIAL AFRIA1 PHOTO natfkpri NO 7011 B CEMETERY AGRICULTURAL OPEN SPACE INKTITUTIONAI r.oijmfrc.lai The surrounding land uses are described as follows: North: Mayfield Road, beyond which is the Town of Caledon. The Town of Caledon is in receipt of a private application to re-designate the lands at the northeast comer of Airport Road and Mayfield Road from 13

15 FH-it Highway Commercial and General Industrial to Highway Commercial with Special Provisions and General Industrial with Special Provisions to permit a wide range of retail and service commercial uses (maximum 25,000 sq. m.) While no specific tenants have been identified at this time, it is expected that the centre will be anchored by a home and automotive supply store, home improvement centre or potentially a warehouse membership club as well as a supermarket. South: East: West: residential, beyond which is Countryside Drive and the Vales of Castlemore Secondary Plan Goreway Drive, with rural estate housing on the east side. west branch of the West Humber River, beyond which is the Countryside Villages Secondary Plan 14

FH- i* PLANNING ANALYSIS SUMMARY The Vales North Secondary Plan designates the Airport Road Corridor between Mayfield Road and LaCoste Boulevard, and the southwest quadrant of Mayfield Road and

16 FH- i* PLANNING ANALYSIS SUMMARY The Vales North Secondary Plan designates the Airport Road Corridor between Mayfield Road and LaCoste Boulevard, and the southwest quadrant of Mayfield Road and Goreway Drive as Special Study Areas to ensure that both areas develop in a manner that is complementary to and supportive of the adjacent upscale executive housing community. The City initiated Official Plan Amendment is consistent with the Provincial Policy Statement, Region of Peel Official Plan and the Strategic Plan. Staff is satisfied that the official plan amendment meets the intent of the goals and objectives of the Official Plan. An Open House was held on April 19, 2012 to present a preliminary land use plan and draft Official Plan Amendment. Comments received were generally related to traffic, road access, land use, lack of community facilities, noise, built form, and the transition between the proposed development and the existing residential community to the east. A Statutory Public Meeting was held on June 11, No members of the public addressed Planning, Design and Development Committee with respect to the proposal. Policies with respect to access, land use and built form are included in the Official Plan Amendment to ensure the implementation of the Secondary Plan's goals and objectives. Following approval of the Official Plan Amendment, zoning by-law amendments and site plan applications will be required. The Zoning by-law amendments will be subject to public consultation including the holding of a Statutory Public Meeting, in accordance with the requirements of the Planning Act and the City's Official Plan. For a full planning analysis, please see the Detailed Planning Analysis Section found in Appendix 5. The attached Official Plan Amendment constitutes good planning. Respectful!^ submitted Henrik Zboga*>MC>P, RPP Acting Dilator, Planning, Policy and Growth Management Dan Kraszewski, MCIP, RPP Acting Commissioner, Planning Design and Development 15

17 FH-n- APPENDICES: Appendix 1: Appendix 2: Appendix 3: Appendix 4: Appendix 5: Appendix 6: Appendix 7: Appendix 8: Appendix 9: Official Plan (Schedule "A" General Land Use Designations) Extract Existing Zoning Plan Extract Existing Land Use Map Existing Secondary Plan Detailed Planning Analysis Public Meeting Correspondence Received Results of Circulation Revised Official Plan Amendment 16

$FH-\«EXTRACT FROM SCHEDULE A (GENERAL LAND USE DESIGNATIONS) OF THE CITY OF BRAMPTON OFFICIAL PLAN SUBJECT_LANDS_VALES : : SPECIAL STUDY AREA OPEN SPACE CITY LIMIT ESTATE RESIDENTIAL$

18 FH-\«EXTRACT FROM SCHEDULE A (GENERAL LAND USE DESIGNATIONS) OF THE CITY OF BRAMPTON OFFICIAL PLAN SUBJECT_LANDS_VALES : : SPECIAL STUDY AREA OPEN SPACE CITY LIMIT ESTATE RESIDENTIAL RESIDENTIAL H BRAMPTON b,omf!cn(o Flower City PLANNING,DESIGN & DEVELOPMENT ><f APPENDIX 1 OFFICIAL PLAN DESIGNATIONS VALES OF CASTLEMORE NORTH INDUSTRIAL o so 100 Drawn By: TD Dale:

19 FH-jj SUBJECT_LANDS_VALES COMMERCIAL INSTITUTIONAL ZONING BOUNDARY FLOODPLAIN OPEN SPACE AGRICULTURAL M BRAMPTON brcmpioruo Flower City PLANNING,DESIGN & DEVELOPMENT APPENDIX 2 INDUSTRIAL ZONING DESIGNATIONS VALES OF CASTLEMORE NORTH (AREA 49) RESIDENTIAL O Drawn By: TD Dale:

FH-20 SCHOOL [ CEMETERY SUBJECT LAND AGRICULTURAL RESIDENTIAL OPEN SPACE AERIAL PHOTO DATE: SPRING 2011 H BRAMPTON bnpftata Flower City PLANNING,DESIGN &

20 FH-20 SCHOOL [ CEMETERY SUBJECT LAND AGRICULTURAL RESIDENTIAL OPEN SPACE AERIAL PHOTO DATE: SPRING 2011 H BRAMPTON bnpftata Flower City PLANNING,DESIGN & DEVELOPMENT Metres Drawn By: TD Dale: INSTITUTIONAL COMMERCIAL APPENDIX 3 AERIAL & EXISTING LAND USE VALES OF CASTLEMORE NORTH (AREA 49)

$OP2006-016 Storm Water Management Facility ' Low Density 1 Minor Collector Road ^jiiiil & && INDUSTRIAL LowDensity 2 Industrial Special Study Area INSTITUTIONAL \ ES^l Elementary School COMMERCIAL$

21 t=h -2-1 roin^/v Of CALEDON COUNTRYSIDE DRIVE EXTRACT FROM SPA 49 KNOWN AS THE VALES OF CASTLEMORE NORTH SECONDARY PLAN LEGEND: RESIDENTIAL Executive Residential TRANSPORTATION Collector Road XI OP Storm Water Management Facility ' Low Density 1 Minor Collector Road ^jiiiil & && INDUSTRIAL LowDensity 2 Industrial Special Study Area INSTITUTIONAL \ ES^l Elementary School COMMERCIAL QOQ CvNR- OPEN SPACE Commercial Special Study Area Neighbourhood Retail Valleyland Woodlot Special Study Area m BRAMPTON X bromponro FlowerCity PLANNING, DESIGN AND DEVELOPMENT tm a Neighbourhood Park APPENDIX 4 - SECONDARY PLAN DESIGNATIONS VALES OF CASTLEMORE NORTH (AREA 49) Dale: Drawn By: TD

22 FH'"2-2 APPENDIX '5' DETAILED PLANNING ANALYSIS Provincial Policy Statement The City's proposed official plan amendment must be evaluated against the relevant provincial policies. The subject application is consistent with matters of provincial interest as identified in the Provincial Policy Statement in terms of: focusing growth within the designated urban area; avoiding development and land use patterns that may cause environmental or public health and safety concerns; providing for an appropriate mix and range of employment (including industrial, commercial and institutional uses) to meet long-term needs; planning for, protecting and preserving employment areas for current and future uses Places to Grow The City's official plan amendment is consistent with the Growth Plan policies in terms of: managing growth by focusing intensification; encouraging the area to develop as a complete community by providing for a more diverse mix of land uses to complement the existing residential community; and promoting economic development by providing for a mix of industrial, commercial and institutional uses. Region of Peel Official Plan The North Airport Road/Industrial and Mayfield/Goreway Drive Special Study Area is located within the Urban System and Airport Road is identified as both a Major Road and Major Transit Corridor. The City's official plan amendment is consistent with the Region of Peel Official Plan policies in terms of: - establishing an urban community that contains living and working opportunities; - recognizing the integrity and physical characteristics of the existing community; and, - achieving a mix of land uses in an appropriate area 17

23 Pi ~2.^ City of Brampton Strategic Plan The City's official plan amendment is consistent with the City's Strategic Plan, in particular the "Managing Growth", and "A Dynamic and Prosperous Economy" "goals. The official plan amendment is consistent with these goals as it supports the following objectives: promote economic prosperity, improve live/work ratios and enhance the economic integrity of the municipality by ensuring that an appropriate amount of land is designated for mixed-use residential and commercial/employment uses promotes the efficient use of existing City and Regional services and infrastructure protection of the City's natural environment by preserving the valley features attract Brampton's share of the Province's growth in terms of population and employment through a balanced and diverse local economy and the promotion of cultural diversity that is supported by the appropriate infrastructure 2006 Brampton Official Plan The North Airport Road/Industrial Special Study Area is designated "Industrial" with a Special Study Area overlay on Schedule A of the Official Plan. The Official Plan states "The City shall conduct a study and analysis of the Mayfield Road/Airport Road Industrial/Special Study Area designation to determine ifthe demand for prestige industrial or additional commercial uses is strong enough to ensure that the area can be developed in a manner that is complementary and supportive of the upscale housing objectives for the adjacent areas in this Plan. Ifthe Industrial and Commercial designations are to be retained within this Special Study Area, the specific range of such uses and related restrictions will also be considered and prescribed through this special study process." The Mayfield Road/Goreway Drive Special Study Area is designated "Residential" with a Special Study Overlay on Schedule A of the 2006 Official Plan. The Official Plan states "The City shall conduct a study and analysis of the Mayfield Road/Goreway Drive intersection to determine if the demand for specific forms of residential, institutional or commercial uses, or combination thereof is strong enough to ensure that the area can develop in a manner that is complementary and supportive of the upscale executive housing objectives for the adjacent areas in this Plan. The specific range of such uses and related access and other restrictions to be provided for within this Special Study Area will be evaluated and determined through the special study process. 18

FH-2H Section 4.13 is proposed to be amended to delete the North Airport Road/Industrial Special Study Area and Section 4.13.1.2 Mayfield Road/Goreway Drive Special Study Area sections.

24 FH-2H Section 4.13 is proposed to be amended to delete the North Airport Road/Industrial Special Study Area and Section Mayfield Road/Goreway Drive Special Study Area sections. Appropriate policies will be added to the Vales North Secondary Plan for these areas. Amendments to the Schedules of the Official Plan propose to: Amend Schedule A of the Official Plan to remove the "Special Study Area" designation from both study areas and change the "Industrial" designation on the North Airport Road/Industrial Special Study Area to "Business Corridor" and "Residential". Amend Schedule H to remove Block Plan Area Growth Plan Official Plan Amendment (OPA 43) The Growth Plan Conformity Recommendation Report submitted to Planning, Design and Development Committee in February 2010 recommended policy directions for the Growth Plan Official Plan Amendment based on the Cushman and Wakefield Market Demand Study for Employment Lands. The recommendations recognize that there is a potential for the North Airport Road/Industrial Special Study Area to accommodate local serving industrial multiples and population serving employment activity. OPA 43 proposed to re-designate the Airport Road Special Study Area from "Industrial" to "Business Corridor" and included a policy that prohibited the development of a District Centre. A report to Planning, Design and Development Committee in December 2012 set out the recommended modifications to the City's Growth Plan Official Plan Amendment 43 (OPA 43) for Council's endorsement, which together with the balance of OPA 43, are to be submitted to the Ontario Municipal Board for final approval. Modifications City staff have prepared a number of modifications to OPA 43 that require Council's endorsement so that they can be advanced to the OMB for final approval. Included in these policy modifications is a revision to the North Airport Road Special Policy Area that will enable a portion of the lands located on the west side of Airport Road, at the southern end of the Special Policy Area to be designated for a mix of uses, including residential live-work and office/commercial. Considering the location of these lands on the edge of a major valley system and their distance away from the intersection of Airport Road & Mayfield Road, staff considers this mix of uses to be appropriate for this location. 19

FM-25- Implementation An amendment to the Zoning By-law is not required to implement the proposed Official Plan Amendment; however, an amendment to the Zoning By-law as well as site plan approval

25 FM-25- Implementation An amendment to the Zoning By-law is not required to implement the proposed Official Plan Amendment; however, an amendment to the Zoning By-law as well as site plan approval will be required in the future to facilitate development of the Special Study Areas on a site specific basis. The zoning by-lawamendments will be subject to public consultation including the holding of a statutory public meeting. Secondary Plan The North Airport Road/Industrial Special Study Area and Mayfield Road/Goreway Drive Special Study Area are located within the Vales North Secondary Plan. The policies currently state the following: North Airport Road Commercial/ Industrial Special Study Area Special Study areas are designated to encompass the potential commercial and industrial uses proposed at the intersection of Airport Road and Mayfield Road, and extending south on both sides of Airport Road. Demand for prestige industrial or additional commercial uses must be determined and the area should develop in a manner that is complementary and supportive of the upscale executive housing. If Industrial and Commercial designations are to be retained, the specific range of such uses and related restrictions will also be considered and prescribed through this Special Study process. Appropriate buffering from the commercial and industrial uses is to be provided on adjacent properties as determined through the development approval process. In reviewing development proposals on adjacent properties in advance of the completion of the Special Study, consideration is to be given to the potential for residential development within this Special Study Area. Mayfield Road/Gorewav Drive Special Study Area A Special Study Area designation is shown for the area of land at the southwest cornerof Mayfield Road and Goreway Drive. The southerly and westerly limit of this study area is the limit of the adjacent valley corridor, to be determined through the EIR (Environmental Implementation Report) and detailed site investigations to the satisfaction of the City and the TRCA. Institutional uses and a broad range of alternative uses will be studied and at the conclusion of the Special Study, more specific Secondary Plan designations for this area will be implemented by an amendment to the Official Plan. 20

$fi\ -2Ce A comprehensive plan for the development of this area shall be prepared to the satisfaction of the City prior to the area being zoned.$

26 fi\ -2Ce A comprehensive plan for the development of this area shall be prepared to the satisfaction of the City prior to the area being zoned. This area has been identified as a potential institutional use area based on the small size of the parcel and its isolation from the rest of the Secondary Plan area, which makes it relatively unsuitable for conventional low-density residential uses. The market for commercial uses is also limited due to competition with both Brampton and Caledon at the intersection of Airport and Mayfield Roads. Among the potential uses under consideration for this area are a seniors housing complex, place of worship sites, and/or specialized commercial uses. The City initiated official plan amendment implements more specific Secondary Plan designations for this area to be implemented through an amendment to the Vales North Secondary Plan. Zoning The lands within the North Airport Road/Industrial Special Study Area on the east side of Airport Road are currently zoned Residential Hamlet, Industrial and Commercial. On the west side of Airport Road, the lands at the southwest corner are zoned Highway Commercial with the surrounding lands zoned Residential Hamlet, Institutional and Agricultural. The lands within the Mayfield Road/Goreway Drive Special Study Area Vales of Humber are zoned "Agricultural" and "Residential Rural Estate" in Zoning By-law , as amended. An amendment to the Zoning By-law will be required in the future to facilitate development of the site on a property specific basis. Land Use Key components of the City's proposed amendment for the North Airport Road/Industrial Special Study Area include: South of Mayfield Road and east of Airport Road - proposed "Highway & Service Commercial" that would permit such uses as retail/office, restaurants and banks as well as two larger format retail users. As the intersection of Mayfield Road and Airport Road is a major entry point into the City and identified as a Gateway on Schedule 2 of the Official Plan, new auto-orientated development, including drivethrough restaurants, shall not be permitted within the immediate vicinity of the Gateway location at Mayfield Road and Airport Road. Drive-throughs shall not be permitted to abut a public street; 21

Pi-73r East of Airport Road, south end of the study area - proposed "Service Employment" designation that would permit uses within units, such as wine making, yoga/dance/martial arts studios, gyms,

27 Pi-73r East of Airport Road, south end of the study area - proposed "Service Employment" designation that would permit uses within units, such as wine making, yoga/dance/martial arts studios, gyms, pool supplies, computer repair, animal hospital as well as some limited highway and service commercial uses such as a grocery store/bakery, take-out restaurant. This designation would permit dining room restaurants as a stand-alone unit along the Airport Road frontage. Southwest corner of Mayfield Road and Airport Road - proposed "Service Commercial" designation that would permit a range of convenience retail uses and local serving officesand permission for the existing highway commercial use (gas bar) to remain. No additional highway commercial uses are proposed to be permitted. Drive-throughs shall not be permitted within the immediate vicinity of the Gateway location at Mayfield Road and Airport Road and shall not abut a public street; West of Service Commercial designation "Commercial/Institutional" - this designation will take advantage of the exposure offered by Mayfield Road while allowing for access to the adjacent valleylands. Depending on the type of institutional use, there may also be the potential for an institutional use to work in association with retail/office development. The designation permits a range of commercial uses and may also include institutional uses such as a private school, daycare centre, place of worship, library and recreational facility. A "Mixed Institutional" designation for the lands on the west side of Airport Road to recognize the existing Sikh Heritage Centre and existing Community Health Services organization. This designation would also permit a private school or day care. A "Residential - Special Policy Area" designation for the lands on the west side of Airport Road, at the southern end of the Special Policy Area to be designated for single detached dwellings and office/commercial uses. Only single detached dwellings are permitted in order to maintain the uniformity of the existing executive housing community of the Vales North. As the property is within the North Airport Road Commercial/industrial Special Study Area, the commercial/office building is required to have a minimum gross floor area in order to provide employment in the order of 75 jobs. Since it is appropriate to have some certainty that the commercial/office building will be provided, the policy requires that prior to registration of the residential subdivision, the applicant shall demonstrate to the City that the applicant is proceeding with the planning approvals for the commercial/office use. 22

Key components of the City's proposed amendment for the Mayfield Road/Goreway Drive Special Study Area include: an "Institutional - Special Policy Area" designation at Mayfield Road and Goreway Drive

28 Key components of the City's proposed amendment for the Mayfield Road/Goreway Drive Special Study Area include: an "Institutional - Special Policy Area" designation at Mayfield Road and Goreway Drive which would include permissions for a place of worship, day care facility or private school and limited specialty retailing. The official plan amendment that includes all the proposed policy and mapping revisions discussed herein is attached hereto as Appendix 9. Region of Peel Healthy Communities As the city-initiated Official Plan Amendment proposes to re designate the Special Study Areas to permit commercial, institutional, employment and limited residential uses, the Region of Peel encourages the City to consider aspects which will contribute to a Healthy Community such as providing maximum choice for how people make trips using on road and off road paths, ensuring access to adequate bicycle parking at commercial, institutional and employment facilities to encouraging cycling and determining appropriate crossings for valleylands. Peel Public Health encourages City staff to consider the impact the proposed development will have on the walkability of the community. As aesthetics and human scale have been shown to be correlated with increased physical activity and walkability, ensuring that policies support a safe and inviting pedestrian environment will also encourage walking and cycling. This includes the location and layout of parking. Schedule 49(a) shows two potential trail connections from the Residential - Special Policy Area designation across the valley to connect with trails in the Countryside Villages Secondary Plan. A trail within the valleyland buffer area along the east valley edge will be explored. A scoped EIS will be required to provide direction on where it should be located and how it should be designed. Logical pedestrian and cycling connections between the valleyland pathway and Airport Road will be integral to the design of associated developments. It is not anticipated that Airport Road will include a pathway in the near future and the pathway is not within the City's long range budget, however, the right-of-way may be able to accommodate the infrastructure. A pathway is identified in the long range plan for Airport Road by the Region of Peel and both Mayfield Road and Airport Road are shown on Schedule C1 Major Pathway Network of the City of Brampton Official Plan. 23

$n-r\ Community Design, Parks Planning and Development (City of Brampton) Urban Design Services City Gateway at Mayfield Road and Airport Road The intersection of Mayfield Road and Airport Road is a$

29 n-r\ Community Design, Parks Planning and Development (City of Brampton) Urban Design Services City Gateway at Mayfield Road and Airport Road The intersection of Mayfield Road and Airport Road is a major entry point into the City and is identified as a City Gateway. A prominent builtform is required to be built at the City Gateway location in accordance with Section of the Official Plan. This City gateway shall be subject to a minimum height requirement of two storeys as well as upgraded streetscape design, lighting, planting, signage and other urban design and landscaping amenities. These performance standards will be specified in the implementing Zoning By-Law. A distance of m should be considered as a minimum gateway area in order to protect such areas for more desirable gateway architecture. Tertiary Planning As several of the properties have submitted individual development applications, there is value in preparing an overall tertiary plan, which will include an urban design brief, for both the east and west side of Airport Road in order to demonstrate how the area can be comprehensively developed. A Tertiary Plan will also be required for the Mayfield Road/Goreway Drive Special Study Area as a condition of development approval. Full Moves East-West Access Wolverleigh Construction Ltd. submitted a pre-application for the lands designated Residential (Special Policy Area) on the west side of Airport Road which shows a two storey building at the southern end of the property. Staff require development at the full moves east west access to include some massing and request that this building be moved up to the northern part of the property so that it is placed at the full moves eastwest access. A prominent built form should also be required at the intersection on the east side of Airport Road. Adjacent Residential Development must proceed in a manner that is complementary and supportive of the upscale executive housing objectives for the adjacent areas of the Vales North Secondary Plan. Commercial development on the east side of Airport Road shall be of a high standard with superior architectural built form and landscaping that is complimentary and compatible with the existing adjacent residential community. 24

fh-so Appropriate buffering from the adjacent residential uses shall be provided as determined through development approvals and may include setbacks, berming, fencing, and landscaped buffers.

30 fh-so Appropriate buffering from the adjacent residential uses shall be provided as determined through development approvals and may include setbacks, berming, fencing, and landscaped buffers. Service and loading areas should be located away from any public view and shall not face any public road. It is preferable that service and loading areas be incorporated into the built form of the building. Parks and Facility Planning Staff participated in a site walk of the valleylands on the west side ofairport Road along with the Toronto Region Conservation Authority, Beacon and Metrus Developments to investigate the possibility of two trail connections to the North Airport Road Commercial/Industrial Special Study Area from the Countryside Villages Secondary Plan (Block Plan 48-2). The potential trail connections are located on the west side of Airport Road near the southern limit of the Special Study Area and the northern boundary of the lands designated Residential (Special Policy Area), as shown on the proposed Secondary Plan Schedule. The exact locations of these connections will be determined at a later date with the submittal of environmental reports. A park block is required to be provided within the Residential - Special Policy Area to service on-site residential development. The final type, size and location of the park blockwill be determined by the City at the draft plan stage of approval. A trail within the valleyland buffer area along the east valley edge will be explored. A scoped EIS will be required to provide direction on where it should be located and how it should be designed. Logical pedestrian and cycling connections between the valleyland pathway and Airport Road will be integral to the design of associated developments. It is not anticipated that Airport Road will include a pathway in the near future and the pathway is not within the City's long range budget, however, the right-of-way may be able to accommodate the infrastructure. A pathway is identified in the long range plan for Airport Road by the Region of Peel and is also shown on Schedule C1 Major Pathway Network of the City of Brampton Official Plan. Transportation (Region of Peel) Regional Council has adopted the Region's first Active Transportation Plan. The vision for active transportation in the Region is to create a place where walking, cycling and rolling are safe, convenient, appealing and accessible options for all citizens, especially children, youth, older adults, persons with disabilities, and other priority populations. The Region's Active Transportation Plan has identified multi-use trails along the east and west side of Airport Road and the south side of Mayfield Road. The Region will require multi-use pathways to be incorporated into any development applications along Airport Road/Mayfield Road. 25

$Pi't\ Airport Road currently has a rural cross-section. The Region's Capital Program currently does not have any plans to change this to an urban cross-section before 2031.$

31 Pi't\ Airport Road currently has a rural cross-section. The Region's Capital Program currently does not have any plans to change this to an urban cross-section before Should the City desire Airport Road, within the Vales North Special Study Area, be urbanized in advanced of 2031, a formal request should be made by the City to the Region. Traffic Development The Region of Peel Traffic Engineering section encourages owners/applicants to plan the internal site(s) on the east and west side of Airport Road to consider the future infrastructure, which includes but is not limited to: Dedication of lands to meet the Regional Official Plan requirement for Regional Road 7 (Airport Road) which has a right of way of 45.0 metres, 22.5 metres from the centreline of the road allowance. Additional property over and above the Official Plan requirement will be required within 245 metres of intersections to protect for the provision of, but not limited to: utilities, sidewalks, multiuse pathways and transit bay/shelters. The Region may require up to 47.0 metres accommodating dual left turn lanes in both directions in order to permit simultaneous left turning movements. Dedication of lands to meetthe Regional Official Plan requirement for Regional Road 14 (Mayfield Road) which has a right of way of 50.0 metres, 25.0 metres from the centreline of the road allowance. Additional property over and above the Official Plan requirement will be required within 245 metres of intersections to protect for the provision of but not limited to: utilities, sidewalks, multiuse pathways and transit bay/shelters: 50.5 metres for a single left turn lane intersection configuration and 54.0 metres for a dual left turn lane intersection configuration. The Region may require up to 58.5 metres accommodating dual left turn lanes in both directions in order to permit simultaneous left turning movements. There is currently an ongoing EA for Mayfield Road from Airport Road to Coleraine Drive (Project # ). The EA has not been filed yet. Right-of-way (ROW) requirements must be in accordance with the recommended preliminary design for the Mayfield Road EA. In addition, the Region of Peel requires the following: A 15 x 15 metre daylight triangle is to be provided at any proposed intersection to a Regional Road; The Region will require the gratuitous dedication of a 0.3 metre reserve along the frontage of the property along Regional Roads except at the approved access locations and daylight triangles; 26

32 fh-32 Land Owners will be required to gratuitously dedicate this land to the Region, free and clear of all encumbrances. All costs associated with the transfer are the responsibility of the applicants. The applicant must provide the Region with the necessary title documents and reference plan(s) to confirm the Region right-ofway. The Region encourages access management along Airport Road and Mayfield Road. Owners are encouraged to combine accesses and proper arrangement must be made to secure reciprocal access easements for internal site connectivity in order to abide by the Region's spacing requirements as identified in the Region's Controlled Access By-law 59-77, as amended; Access via Airport Road and Mayfield Road will be addressed on a case-by-case basis through individual Site Plan applications. At this time, the Region will require detailed traffic impact studies and supporting traffic analysis to be completed and approved prior to any accesses being supported. To date the following discussions have taken place regarding current and upcoming developmentapplications within the Vales North Secondary Plan Study area: The Region will investigate the option of incorporating a left in, right-in/right-out access along Mayfield Road, approximately 180 metres east of Airport Road. A Traffic Impact Study will be required to be completed by the Developer at the Rezoning and/or Site Plan stage in order to determine the feasibility of this type of access configuration. Storage and taper length requirements along Mayfield Road, as well as appropriate storage and taper to accommodate the westbound left-in access will be reviewed. At the request of Town of Caledon staff, the TIS will be required to consider full build out of Tullamore up to The Region will ensure the Town is privy to the Terms of Reference for the TIS in order to ensure all of the Town's concerns are investigated within the report itself. Access for the lands at the southwest quadrant of Airport Road and Mayfield Road must identify the primary full moves access to Airport Road respecting the spacing requirements identified in the Region's Controlled Access By-law 59-77, as amended. This primary access must align geometrically with the east side of Airport Road. In addition, access to Mayfield Road must be combined with the existing service station and proper arrangements must be made between land owners to secure reciprocal access easement for internal site connectivity. All otheraccess needs along Airport Road for these development sites will be determined during the planning stage and through the detailed traffic impact study. Regarding the future development at the south west corner of Goreway Road and Mayfield Road, a right-in/right-out access will be considered. Storage and taper lengths as well as design details for the access will be required to be determined through a Traffic Impact Study at the Site Plan stage; 27

fm-53 The Region has stated their full support ofdevelopment within the Vales North Special Study Area but wishes to stress the need to ensure access management principles are applied to all

33 fm-53 The Region has stated their full support ofdevelopment within the Vales North Special Study Area but wishes to stress the need to ensure access management principles are applied to all applications within the study area. Transit (City of Brampton) The Airport Road service currently loops through the residential area to the east, with a limited number of trips extended into the industrial area in Caledon. As this area develops, it is expected that the Airport Road corridor services will split at Mayfield Road, with branches servicing the existing residential area to the east, Caledon, and the planned developments to the west. Brampton Transit does not anticipate a requirement for any kind of off-street terminal facility in this area. Servicing (Region of Peel) The landowners will be required to design and construct municipal sewer, water and storm services in accordance with the latest Regional standards and requirements. A detailed Functional Servicing Report for the area will be required at the time a development application is made. Water The Region is constructing the Tullamore Reservoir and Pumping Station at Innis Lake Road, north of Mayfield Road. The anticipated completion date is the end of Completion of the Tullamore Reservoir and Pumping Station will provide access to the existing 750mm diameter watermain on Mayfield Road that will supply water to the Airport Road/Mayfield Road Special Study Area. Extension of the local water mains will be required to provide servicing while ensuring that the future water distribution system in this area conforms to Region of Peel design criteria. Sanitary This area can be serviced by gravity sewers via existing Airport Road trunk sewer. Region of Peel staff will need to review water and sanitary sewer servicing plans as part of a Functional Servicing Report for the Special Study Areas prior to providing further comments. Storm Water Management The Region of Peel will require a detailed Storm Water Management Report for any development in the Airport Road/Mayfield Road Special Study Area. The Region will not accept any additional storm sewer flows from future developments onto the Regional Road(s). Mayfield Road/Goreway Drive Special Study Area For the Special Study Area located at the south west corner of Mayfield Road and Goreway Drive, the Region will require that the proposed 600/400mm dia. watermains on Mayfield Road and Goreway Drive be constructed and in service is the 28

4-21 anticipated construction date. With regards to wastewater servicing, this area can be serviced by gravity trunk sewers with the anticipated construction date of 2021.

34 4-21 anticipated construction date. With regards to wastewater servicing, this area can be serviced by gravity trunk sewers with the anticipated construction date of Vales North MESP addendum (Aquafor Beech) The environmental management strategy proposed by Aquafor Beech as part of the Vales North MESP addendum (2007) recommends the following provisions for stormwater management:. provision of one stormwater management pond within the Airport Road Industrial Special Study Area, located on the lands currently owned by Wolverleigh Construction Ltd. Just north of the LaCoste Boulevard intersection. An alternate location was identified directly across from LaCoste Boulevard, extending south. The ultimate location of the proposed facility will depend upon development phasing, specifically the timing of development relative to the conversion of an existing residential lot in the south end of the study area.. As the developable area within the Mayfield Road/Goreway Drive Special Study Area is less than 4 hectares and the minimum recommended area to be serviced by a stormwater management pond is 5 hectares, the provision of on-site storage is recommended to provide the necessary erosion and flood control, and oil-grit separators are recommended to provide water quality control. Environment The Vales of Humber contains a number of environmentallysignificant features, such as "Valleyland/Watercourse Corridor" located on the west side of the study area, west of Airport Road. The Salt Creek tributary, which is a "Valleyland/Watercourse Corridor" and "Woodland" feature, is located on the south and west side of the Goreway Drive/Mayfield Road special study area. The Vales North Secondary Plan is located within the West Humber River Subwatershed. In 2000, a Master Environmental Servicing Plan (MESP) was completed for the majority of the Vales North Secondary Plan area and included the eastern portion of the North Airport Road Special Study Area. In 2007, a Master Environmental Servicing Plan (MESP) was completed by Aquafor Beech Limited in support of the remaining Vales North lands, which includes the western portion of the Airport Road Special Study Area and also the Mayfield Road/Goreway Drive Special Study Area. Toronto and Region Conservation An update to the MESP or submission of a scoped EIR that addresses the detailed comments made by TRCA will be required to be approved by TRCA and City of Brampton as a condition of development approval. 29

F4-SS- As the site walks completed in 2006 in support of the previous MESP are not valid anymore, a site meeting must be arranged with Toronto and Region Conservation (TRCA) and City staff to assess

35 F4-SS- As the site walks completed in 2006 in support of the previous MESP are not valid anymore, a site meeting must be arranged with Toronto and Region Conservation (TRCA) and City staff to assess the top of bank. TRCA has indicated that Salt Creek, located on the south/west portion of the Mayfield Road/Goreway Drive Special StudyArea has been identified as "occupied" red side dace habitat. The MESP addendum/scoped EIR mustaddress this and Ministry of Natural Resources should be contacted to confirm their requirements under the Endangered Species Act. Environmental Planning (City of Brampton^ Development of the Special Study Areas must have regard for the overall principles of the Sustainable City concept set out in Section 3.1 of the Official Plan. The detailed policies should be guided by a sustainable planning framework that is built on the City's ecosystem approach to land use planning, integrated land use and transportation planning, vibrant residential neighbourhoods, preserving the City's rich cultural heritage and existing social fabric and directing growth in a coordinated, fiscally responsible manner. Emergency Service Facilities (Region of Peel) Within the Vales North Secondary Plan Area 49 the search area has been identified closer to the west portion of the Secondary Plan Area along the west and east side of Airport Road from Countryside Drive north to Mayfield Road. The Region's search is not limited to this specific area and they will consider other potential locations within the Vales North Secondary Plan Area 49. If a suitable site becomes available further comments will be provided. Cultural Heritage (City of Brampton) The special study area that straddles Airport Road contains the following heritage resources: St. Mary's (Tullamore) Cemetery is a pioneer cemetery for which designation under the Ontario Heritage Act is pending. The site is designated Institutional and is not part of the developable area of the Vales North Secondary Plan Airport Road (former Tullamore Village Blacksmith shop) is currently listed as a Category "A" heritage resource on the Municipal Register of Cultural Heritage Resources. This property consists of a contemporary residence and a two storey, wood building with board/batten vertical siding and gable ends adjacent to the gas station. 30

36 1FM-1U Airport Road (farmhouse) is not currently listed or designated, but exhibits potential heritage value as a Built heritage Feature. This building, although altered, is deemed of heritage value, as it is "associated with the agricultural growth and development of the Township...The settlement originally included a tin ship, blacksmith, wagon shop, store and shoe shop." The Special Study Area that borders Goreway Drive contains the following heritage resources: 6461 Mayfield Road (fieldstone farmhouse) is currently listed as a Category "B" heritage resource. Appendix C to the Vales North Secondary Plan identifies the known cultural heritage resources within the Vales North Secondary Plan Area, including the heritage resources identified as "Recommended for Designation under the Ontario Heritage Act" by the Cultural Heritage Analysis Study completed by Archaeological Services Inc. Cultural heritage resources that will be retained and conserved should remain on their original sites. If it is not feasible to retain and conserve the resources on their original sites, then relocation may be considered Where a development proposal will impact a cultural heritage resource, the City shall require the submission of a Heritage Impact Assessment (HIA) in accordance with the City of Brampton Heritage Impact Assessment Terms of Reference prior to development approval, to the satisfaction of the City. Mitigative measures specified in the HIA and/or by City staff, shall be undertaken to the satisfaction of the City of Brampton. Institutional Peel District School Board and Dufferin-Peel Catholic District School Board have no objection to the inclusion of the residential permissions as long as the usual school accommodation conditions are included in the draft plan of subdivision conditions. The following departments/agencies have indicated that they have no comment: Engineering & Construction (City of Brampton) 31

37 FM-31- APPENDIX '6' PUBLIC MEETING ATTENDANCE RECORD - JUNE 11, 2012 City File Numbers: P26S 49 Members Present: Regional Councillor P. Palleschi - Wards 2 and 6 (Chair) City Councillor V. Dhillon - Wards 9 and 10 (Vice-Chair) Regional Councillor E. Moore - Wards 1 and 5 Regional Councillor J. Sanderson - Wards 3 and 4 Regional Councillor S. Hames - Wards 7 and 8 Regional Councillor J. Sprovieri - Wards 9 and 10 City Councillor G. Gibson -Wards 1 and 5 City Councillor J. Hutton - Wards 2 and 6 City Councillor B. Callahan - Wards 3 and 4 Planning, Design and Development Department J. Corbett, Commissioner, Planning, Design and Development D. Kraszewski, Director, Planning and Land Development Services B. Campbell, Director of Building and Chief Building Official B. Allison, Engineering, Development Approvals K. Ash, Manager, Development Services D. Waters, Manager, Land Use Policy A. Parsons, Manager, Development Services J. Given, Manager, Growth Management and Special Policy P. Aldunate, Development Services P. Cooper, Policy Planner C. Hammond, Sign Coordinator C. Selig, Policy Planner A. Dear-Muldoon, Development Planner M. Gervais, Development Planner C. Caruso, Development Planner Corporate Services Department K. Pfuetzner, Legal Counsel E. Evans, Deputy Clerk C. Urquhart, Legislative Coordinator S. Pacheco, Legislative Coordinator Members of the Public None 32

tm-s,* Results of the Public Meeting: A Statutory Public meeting of the Planning Design and Development Committee was held on June 11, 2012 in the Council Chambers, 4th Floor, 2 Wellington Street

38 tm-s,* Results of the Public Meeting: A Statutory Public meeting of the Planning Design and Development Committee was held on June 11, 2012 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 900 metres of the subject lands in accordance with the Planning Actand City Council procedures. As indicated in this Appendix, no members of the public were in attendance. Correspondence was received both at and after the holding of the public meeting. The following is a summary of the issues identified through the correspondence. Debbie Kennedy. 75 Louvain Drive. Brampton, dated June This correspondence expressed concern with the Service Employment uses along the east side of Airport Road and stated that an extension of the Highway and Service Commercial uses to the north is a more logical and appropriate use of the lands, given the proximity of the residential uses situated immediately east of these lands. Staff Response Staff have increased the range of non-industrial land uses permissions within the Service Employment designation (Section ), however, it is important to note that the Service Employment designation is not intended to duplicate the planned function of a retailcentre as detailed in the retail hierarchy of the Official Plan. John M. Alati. Davies Howe Partners. Toronto, on behalf of Harbour View Investments Inc.. dated June Harbour View Investments Inc. owns the Countryside Trails Plaza at Countryside Drive and Airport Road. The correspondence raised concerns about potential permissions for grocery stores in the study area. Their concerns are based on the following: grocery store permissions could have a detrimental impact on the planned function of existing commercial sites with grocery stores. Caledon is processing an application on the northeast corner of Mayfield Road and Airport Road which includes supermarket permissions, further impacting existing grocery stores. existing designated Neighbourhood Retail commercial site on the north side of LaCoste Boulevard will further curtail the ability to develop future stores. planning studies submitted on behalf of the landowners on the east side of Airport Road are dated 2009 and Harbour View is concerned that they are not current and do not properly account for existing and planned permissions for commercial and food stores. 33

FM-21 Staff Response Staff feel thatproviding grocery store permissions on Airport Road will not have a detrimentalimpact on the planned function of existing supermarkets in the area.

39 FM-21 Staff Response Staff feel thatproviding grocery store permissions on Airport Road will not have a detrimentalimpact on the planned function of existing supermarkets in the area. Although there is an existing supermarket at the southwestcorner ofcountryside Drive andairport Road, the Vales North residents have repeatedly stated that there are not enough food stores in the area to serve theirneeds. The application in the Town ofcaledon at the northeast corner ofmayfield Road and Airport Road by Smart centres requires a municipal comprehensive review. The future of the application is unknown at this time and staff feel it would be inappropriate to prohibit a supermarket on Airport Road based on the fact that one may or may not proceed in the Town ofcaledon. The existing designated Neighbourhood Retail commercial site at the northeast corner ofairport Road and LaCoste Boulevard is subject to a site plan application to permit a retail/office complex comprising three buildings. The site is zoned Commercial One and does permit a supermarket (to a maximum gross leasable area of 1,858 square metres/20,000 square feet), however, the proposed built form is a retailplaza which would lend itself to a smaller, specialty food store rather than a traditional supermarket. The Retail Market Demand Analysis by Tate Economic Research Inc. (April 2009) did account for the supermarket at the Countryside Trails Plaza at Countryside Drive and Airport Road. The studystates that the NorthAirport Road area willserve a wide market covering a significant portion of northeast Brampton as well as Caledon, that the area is forecast to experience a significant population growth and previous research by Hemson for the Special Study Area has identified the demand for a food store based on their trade area population. Louis Greenbaum. Vooue Development Group. Thomhill. landowner to the south of Study Area on Airport Road, dated June : This correspondence requested notification of anydecisions of Council with respect to this matter including enactment of any Official Plan Amendments, Zoning By-Laws and approvals of any Plans of Subdivision. Weston Consulting Group Inc. on behalf of IBL Container Refurbishing Limited and Luigi Bros. Paving Company Ltd. Weston Consulting Group Inc., planning consultant on behalf of IBLContainer Refurbishing Limited and Luigi Bros. Paving Company Ltd. (owners of the two properties to the north of JB Aluminum) submitted a letter dated September 19, 2012 in response to the city initiated official plan amendment. While they are generally supportive of the proposed OPA, they have two areas of concern. The first concern is regarding confirmation of the range and type of commercial uses permitted in the Service Employment designation and the second relates to clarification regarding the need for a tertiary plan. 34

40 fq~qo Their submission lists additional highway commercial and service commercial permissions they are seeking permission for their properties. Staff Response Staff have increased the range of non-industrial land uses permissions within the Service Employment designation (section ), however, itis important to note that the Service Employment designation is not intended to duplicate the planned function of a retail centre. Staffagree thata Tertiary Plan should be preparedfor all the lands on the east side of Airport Road in order to appropriately demonstrate how the entire area can be developed comprehensivelyand have made the appropriate revisions to the draft official plan amendment. Town of Caledon dated June The Town of Caledon submitted correspondence in response to the City initiated official plan amendment. The Town of Caledon expects that the Cityof Brampton will respect the Region of Peel Council resolution to limit accesses onto Mayfield Road. Staff Response City of Brampton, Town of Caledon and Region of Peel staffmet inaugust 2012 to discuss the City initiated Vales North official plan amendment, specifically to discuss appropriate access locations on the south side of Mayfield Road. The Region's Traffic Development Department identified the type and location of access's they felt would be best for the functionality of Mayfield Road. The result of these discussions is reflected in the Region's traffic comments and in the City's draft official plan amendment (Section , and ) At the request of Town of Caledon staff, the Traffic Impact Study will be required to consider full buildout of Tullamore up to The Region will ensure the Town is privy to the Terms of Reference for the TIS in order to ensure all ofthe Town's concerns are investigated within the report itself. Brutto Consulting, on behalf of Airport Road, received bv the City of Brampton February In general terms, the property owners are supportive of the city-initiative; however, they have several concerns, as follows: the Service Commercial designation limits the redevelopment potential for the site, 35

41 fif-h staff envision the southwest corner redeveloping in a comprehensive and integrated manner whereas the consultant envisions that the site could redevelop on its own, request clarification regarding the location of drive-through facilities within gateway locations, Tullamore Village Blacksmith Shop is not included in Appendix C of the Vales North Secondary Plan as a structure recommended for retention but is identified in previous staff reports as a "Class A" Heritage Resource. Staff Response Staffmet with the planning consultant for the owners of Airport Road. Staffare of the opinion that the Service Commercial designation does not limit the use ofthe property as itpermits a range of small scale office, retail and personal service uses. Staffdo not anticipate that theproperty can develop on its own as itis unlikely thatit will be able to retain individual access to Airport Road as part of redevelopment due to its proximity to the Mayfield/Airport Road intersection. As well, the parcel is only 1.4 acres in size and will likely lose additional property due to widening for the ultimate right of way forairport Road. The Vales North Secondary Plan has policies that relate to development ofsmall holdings as follows:: "Developmentproposals for verysmall holdings of less than 1.6 hectares (4.0 acres) will be evaluated with reference to their land use designations on Schedule SP49(a), but in most cases, not until subdivision plans forlarger, adjacent landholdings are submitted for approval." Drive-through facilities are not appropriate within the immediate vicinity ofgateway locations. This has also been a requirement in the neighbouring secondaryplans. Countryside Villages Secondary Plan (SP48) to the west does not permit drive-through facilities at gateway locations and the Vales of Humber Secondary Plan (SP50) only permits one drive-through within the NeighbourhoodRetail block. The Tullamore Village Blacksmith Shop is not included in Appendix C of the Vales North Secondary Plan as a structure recommended for retention; however, it is currently listed as a "Category A" Heritage Resource on the Cityof Brampton Municipal Register of Cultural Resources. This listing is a result of a preliminary evaluation by Unterman McPhailAssociates in 2001 and then again by Citystaff in At the time a development application is submitted to the City for redevelopment of the property a Heritage Impact Assessment will be required to fullyassess the heritage relevance. 36

42 FM-H2 APPENDIX lt CORRESPONDENCE RECEIVED City File Numbers: P26S 49

43 planning partncrs inc. File: P Jardin Drive, Unit IB p-li ^4*2 Concord, Ontario 1 i» > L4K3P3 T F klmplanning.com May 2, 2012 City of Brampton Brampton City Hall 2 Wellington Street West Brampton, Ontario L6Y 4112 Attention: Mr. Dan Kraszewski Director, Development Services Re: Wolvcrleigh Construction Ltd. and Bcrkinfield Management Inc. c/o Mctrus Development Inc. North Airport Road Special Study Area Vales North Secondary Plan Area 49 Citv of Brampton Dear Mr. Kraszewski: On behalf of Wolverleigh Construction Ltd. and Bcrkinfield Management Inc. we are pleased to provide this letter related to the North Airport Road Special Study Area which is also located in the Vales North Secondary Plan Area 49. Wolvcrleigh Construction Ltd. and Bcrkinfield Management Inc. own two parcels of land on the west side of Airport Road immediately north ofcountryside Drive. As noted in the staff report dated December 28, 2011 (City File: 1J26 S49) which speaks to updating the land use opportunities for both the cast and west side of Airport Road within the Vales North Secondary Plan Area 49, a recommendation has been made that the lands owned by Wolvcrleigh Construction Ltd. and Bcrkinfield Management Inc. should be designated as "Special Policy Area 1" which may permit residential land uses, but requires further review and consultation at the time of the next Official Plan five year review. We are not in support of this strategy primarily as it is promoting piece meal planning and development in a very small area by allowing specific parcels to be designated for development now and others in the future. The Sikh heritage centre which abuts the Berkinfield parcel to the north recently received approval from the committee of adjustment for a minor variance application (file A ) to permit a range of additional uses and to alter some of the setback requirements. The concept plan that was submitted as part of the minor variance application outlined a future collector road on the Berkinfield parcel. A letter was submitted lo the committee which objected lo the inclusion of this road considering the applicant did not consult with Planning Design Development

44 fq-mh Should you require anything further, do not hesitate tocontact the undersigned. Yours very truly, ICLM PLANNING PARTNERS INC. Keith MacKinnon, BA, MCIP, RPP Partner cc. cc. cc. cc. Mr. Jason Bottoni - Metrus Development Mr. David Waters - City ofbrampton Ms. Pam Cooper - City ofbrampton Ms. Janice Given - City ofbrampton Encl..

45 Metrus c- June 1,2012 City of Brampton 2 Wellington Street West Brampton, Ontario L6Y 4R2 FM-H5-.10 Floral Parkway, Suite 300, Concord, Ontario L4K 4R1 Tel: (905) Fax: (905) ATTN: Ms. Pam Cooper. Policy Pi.nn.r Dear Madam: RE: (Ju Hi?20lT R0AD' 'NDUSTR,AL SPECIAL STUDY AREA PUBUC MEE CITY OF BRAMPTON FILE P26 S49 - Ward 10 staff and Institutional. which designa.es our tads' «Spe«*i«ciai px roiicy ATea Area TCELwS"?* 1, storm Water Management PrePared (SWM), * ^ redesignated.he Airport Road S^^^SLXSS^'^ OP2 6- «"** staff is currently refining the worlg to SitaHiSlJ a H S ^s[ness Corridor," and =~iocat,o^ p"rgen^ we"as fbrief f made report lo fordate the ^bove-no.j and continues filedated^ to referens, CTs" ml ijs. S 2do^.???' n^s' acknowledge *',*? l0c-0nour submissions e Sta" future. As aresuit. we are nottpt^elf^sa?^a^e^s^c^'f^- Yours truly, JaspfT Bottoni, M.Sc.PI., MCIP, RPP Project Manager JB.st Cc: Dan Kraszewski, City of Brampton Sandra DeMaria, City of Brampton David Waters, Cit of Brampton Peter Fay, City ofbrampton Keith MacKinnon, KLM City of Brampton PLANNING. DFSIGN 6 DEVELOPMENT 'Wh JUN 0 h 2012 ffec-d F-i'.-No ^2b<Sq^ m i m n i p.

46 6 FM-MU June 8, 2012 City of Brampton City Clerk 2 Wellington Street West Brampton, ON L6Y4R2 Attention: Mr. Peter Fay, CityClerk RE: Information Report City Initiated Official Plan Amendment to the Mayfield Goreway Drive Special Study Area City File: P26S 049 Planning Design and Development Committee -June Dear Mr. Fay, I currently reside at 75 Louvain Drive and I have reviewed the report prepared by David Waters, Manager of Land Use Policy regarding the above-noted study. We have expressed our concern in the past with employment/industrial uses along this section of Airport Road, notwithstanding we recognize that there is an existing industrial use currently in operation on the east side of Airport Road, immediately north of Lacoste Blvd. In reviewing the aforementioned staff report, it is apparent that a comprehensive land use study was conducted by Hemson Consulting in 2006, which identified the area as not being suitable for large employment uses. We agree with this statement given the proximity of the existing "executive residential" homes immediately east of these lands. Furthermore, a Market Demand and Development Feasibility Study for Employment Lands was undertaken by Cushman &Wakefield Ltd. in 2010, which concluded that these lands are unlikely to be astrong industrial area. We also agree with this finding. In reviewing the proposed land use designations on Figure 1, we wish to voice our concern with the "Service Employment" uses along the east side of Airport Road. We believe that an extension of the "Highway and Service Commercial" uses from the north is a more logical and appropriate use of these lands, given the proximity of the residential uses situated immediatelywest of these lands. We recognize that the existing industrial use can continue to remain, but believe that over the long term, highway and service commercial uses are better suited on these lands. A representative will be attending the public meeting on Monday, June 11th on our behalf to further voice our concerns. Thank you, Debbie Kennedy 75 Louvain Drive, Brampton, ON

47 '*:% I1 \ -i '3 I) a v i o s II o w (.' P a r i n u!' s I.! v June 11, 2012 By and Same Day Courier FH-^ P/ease re/er to: John M. Atati johna@dauieshowe.com File No: I. a Vv' y o? r s Hi» lutli Klocv 'I') Sp,-!ll,lJ,\f.. To i a n t *j. U n t,i 11 > MV.' it'3 I 116.,;/?./f)««i' > i <,. <r/ /. c ; 3 i ii.'l v> tiiiuivr-. r.oin Mr. Peter Fay City Clerk Brampton City Hall City Clerk's Office 2 Wellington StreetWest Brampton, Ontario L6Y 4R2 Dear Mr. Fay: Re: City initiated Official Plan amendment to re-designate the North Airport Road/Industrial Special Study Area, to re-designate the Mayfield/Goreway Drive Special Study Area Airport Road Corridor south of Mayfield Road and the southwest comer of Mayfield Road/Goreway Drive Public Meeting Scheduled: June 11, 2012 We are counsel to Harbour View Investments Inc. Our client is a developer with lands in the Airport Road Corridor and other parts of Brampton and owns the Country Trails Plaza located at Countryside Drive and Airport Road. The purpose of this letter is to express our client's concerns regarding the potential permission for grocery stores in the Airport Road Special Policy Area. Our client's concerns are as follows: 1) There is limited growth potential in this area. A Market Demand and Development Feasibility Study for Employment Lands prepared in 2010 concluded that the Airport Road area will be challenged to attract traditional employment uses, particularly because of the limited amount and physical configuration of the lands. The adjacent residential uses will also provide additional constrains to the range of potential industrial users attracted to the area. The report also concluded that the lands are unlikely to be a strong industrial area. As a result of this fact an limited residential development potential on the lands to the north, our client is of the view that grocery store permissions could have a detrimental impact on the planned function of existing commercial sites with grocery stores. I 1 i-a! Ill 4

48 Page 2 Da v j e s Howe Partners llp 2) The Town of Caledon is currently processing an application to amend the lands at the northeast corner of Airport Road and Mayfield Road to "Highway Commercial with Special Provisions" to permit a wide range of retail and service commercial uses. The centre is expected to be anchored by a Home Improvement Centre, a warehouse membership club and a supermarket. As a result there is a further constraint on the ability to accommodate future grocery stores in the Study Area. 3) There is an existing designated neighbourhood retail commercial site to the immediate south of the study area (just above La Coste Boulevard) that is proposed to be developed with service based employment uses. This further curtails the ability to develop future stores. 4) A Planning and Justification Report, Retail Market Demand Analysis and Industrial Needs Assessment Report, was prepared an submitted to the City by Candevecon on behalf of several of the owners on the east side of Airport Road {in the Special Study Area). The concept plan showed how all the properties south of Mayfield Road and east of the Airport Road could be developed with a mix of retail, offices and service employment uses. These studies concluded that there is sufficient demand for commercial uses on the subject lands and only limited opportunities for industrial uses. The concept plan proposes a mixed use retail commercial development that includes retail/office, restaurants, banks as well as larger format retail users. Our client is concerned as to whether this report is current and has properly accounted for the existing and planned permissions for commercial and food stores. We would ask that you bring our client's concerns to the attention of the Planning. Design and Development Committee as it contemplates the changes to the Official Plan. Should you require additional information or have any concerns do not hesitate to contact us. Yours truly, DAVIES HOWE PARTNERS. /f in M. Alati "copy Mr. David Waters, Manager, Land Use Policy

49 .... June 11, VOGUE DF.VE1.0PM EN I C U 0 UP INC. City of Brampton 2 Wellington Street West Brampton, Ontario L6Y4R2 Attention: Mr. Peter Fay City Clerk Ftf-Wl Dear Mr: Fay: Re: North Airport Road/Industrial Special Study Area CityFile P2GS49-Ward 10 We understand the City is having a Public Meeting tonight (June 11) with respect to a City initiated Official Plan Amendment for the above-referenced area on Airport Road. Please be advised that we own the adjacent land to the south of the Study Area on Airport road at the N/E corner of Airport Road and Lacoste Blvd. which isdesignated and zoned for Neighbourhood Retail. This property is Block 149 on Reg. Plan 43M-1654 and the registered owner is Northbram Developments Inc. While we are not formally part of the City's Study, we do have an interest in the planning of lands adjacent to our property, as well as any proposed uses; and reserve the right to assess what is being proposed and any impacts this may have on the proposed development of our property. Accordingly we ask to be notified of any decisions of Council with respect to this matter including enactment of any Official Plan Amendments, Zoning By-Laws and approvals ofany Plans of Subdivision. Yours very truly, THE VOGUE DEVELOMENT GROUP INC. L Louis I. Greenbaum Vice-President Cc: Mr. John Corbett Commissioner of Planning, Design & Development 111H (.rutfi- Street Suite 208 I Imrnhill, Ontario I -ii 71(0 i.-l (90S) KS6-H500 Kr<: (905) SS6-8S0J Ms.Pam Cooper Planning Department

50 SU' WESTON CONSULTING FH-5D planning + urban design Brampton City Hall August 20,2012 CityClerk's Office WC File Wellington Street West Brampton, ON L6Y4R2 Attn: Mr. Peter Fay, City Clerk Dear Sir, RE: City Initiated OPA to Re-designate the North Airport Road/Industrial Special Study Area and the Mayfield/Goreway Drive Special Study Area (File P26S 049) City of Brampton orporate Branding Weston Consulting Group Inc. (WCGI) is the planning consultant representing IBL Container Refurbishing Limited, owner of the property legally described as Concession 7 EHS Part Lot 17 RP 43R-1759 Part2 (no municipal address), and Luigl Bros. Paving Company Ltd. owner ofthe abutting property to the south legally described as Concession 7 EHS Part Lot 17 RP 43R1759 Part 3 (municipal address is Airport Road). Both parcels of land are located on the east side of Airport Road between Mayfleld Road and LaCoste Boulevard. These lands are located within the area known as the "Vales North Secondary Plan (Area 49)" which is the subject of the City Initiated Official Plan Amendment (OPA). As such, we kindly request that Weston Consulting Group Inc. be included on the mailing list in order to receive notice of any information pertaining to the aforementioned lands. Should you have any questions, please feel free to contact me at ext 240 or Peter Smith at exl 223. Thank you. Yours truly, NWeston Cop&ultipg Gco'up Inc. Per: flark'n. \mei^pesvmc1r<rpp President c. P. CooperVsCity of Brampton T. ButtarazzMBb-eomainer Refurbishing Limited L. D'Addario. WCGI Luigi Bros. Paving Company Ltd. c/o Don Parente Vauohanoffica 201 MtllwayAve., Suits19, Vaughan, Ontario UK 5K8 T Oakvillaofllca 1660North ServlcaRd.E., Suite 114,Oakvllle,OntarioL6H7G3 T wastoncorouwnp.»m F

51 m WESTON CONSULTING planning + urban design ft-si Brampton City Hall Planning, Design, &Development Department 2 Wellington Street West, 3rd Floor Brampton, ON L6Y 4R2 September 19,2012 WC File 6022 Attn: Mr. David Waters, Manager, and Ms. Pamela Cooper, Planner III - Land use Policy Dear Mr. Waters and Ms. Cooper, RE: Planning Brief in Response to City Initiated OPA to Re-designate the North Airport Road/Industrial Special Study Area (File P26S 049) City of Brampton As you are aware, Weston Consulting Group Inc. (WCGI) is the planning consultant representing IBL Container Refurbishing Limited, owner of the property legally described as Concession 7 EHS Part Lot 17 RP 43R-1759 Part 2 (no municipal address), and Luigi Bros. Paving Company Ltd. owner of the abutting property to the south legally described as Concession 7 EHS Part Lot 17 RP 43R1759 Part 3 (municipal address is Airport Road). These lands are located within the area known as the "Vales North Secondary Plan (Area 49)" which is the subject of the recent Cityinitiated Official Plan Amendment (OPA). The following submission is provided in response to the proposed OPA as outlined in the Information Report presented to Council by the Planning, Design, and Development Committee on June 11, 2012, as well as our meeting held August 27, We have also reviewed the background studies and reports in support of the OPA. The OPA proposes to re-designate the North Airport Road/Industrial Special Study Area to permit commercial, institutional, employment and limited residential uses, which has resulted in the two properties being designated "Service Employment". We are generally supportive of the proposed OPA; however we have two areas of concern. The first concern is regarding confirmation of the range and type of commercial uses permitted, and that these would be included in the enabling zoning by-law. Secondly, we require clarification regarding the need for a Tertiary Plan as outlined in the OPA document. The OPA makes reference to the need for one in each designation (i.e. Service Employment and Highway & Service Commercial). It is our opinion that there need only be one Tertiary Plan prepared for all lands east of Airport Road in the Study Area, and not two separate plans. The preparation of two Tertiary Plans for this relatively small area, in our view, would be unnecessarily onerous and much less effective than one comprehensive document. The OPA is Vaughan office 201Milhvay Ave., Suite19,Vaughan, OntarioL4K5K8 T B.8080 Oakvllleoffice 1660 North ServiceRd.E., Suite114, Oakvllle, Ontario L6M 7G3 T westonconsulting.com F

52 fm-52. not clear on this issue, which is of concern since the Tertiary Plan would occur before the appropriate zoning is put in place. On behalf of our clients, we offer the following Planning Brieffor your consideration, in support of our position above. PLANNING BRIEF Descriptionof Property and Context The two properties that encompass the subject lands are located on the east side of Airport Road between Mayfield Road and LaCoste Boulevard. The property owned by IBL Container Refurbishing Limited is approximately 1.29 hectares (3.19 acres) in size and rectangular in shape. The abutting property to the south owned by Luigi Bros. Paving Company Limited is approximately 1.3 hectares (3.2 acres). Each parcel is rectangular in shape and both are currently vacant (see attached air photo). The subject lands are located in a rural area, surrounded by new (predominantly residential) development. The property located south of the subject lands contains an existing industrial/commercial building (Comber Investments Ltd./JB Aluminum), the lands to the north and to the west (beyond Airport Road) are currently vacant, and the lands to the east contain low-density residential land uses. Planning Policy Framework City of Brampton Official Plan (October 2008 Consolidation) The subject lands are designated "Industrial" with a "Special Study Area" overlay in the City of Brampton Official Plan. Policy of the Official Plan provides for the development of the following within the Industrial designation: industrial, manufacturing; distribution; mixed industrial/commercial; commercial self-storage warehouses; data processing and related uses; limited office uses. The Industrial designation may also permit: limited service and retail uses; open space; and public and institutional use as practical and appropriate, subject to the appropriate subdesignations and policies in the relevant Secondary Plan. Vaughan office 201Midway Ave., Suite19,Vaughan, Ontario L4K 5K8 T. 9O5.73B.8080 Oakvllle office 1660 North ServiceRd.E., Suite114, Oakville, Ontario L6H7G3 T westonconsulting.com F

53 FH-53 Further to the above uses, Policy states that it is intended that through Secondary Planning, "the Industrial designation will be further refined into various sub-designations and that specific policies will be set out with respect to office, retail and service uses, and restaurant uses" along with the appropriate requirements and restrictions set out in further detail in this Policy. Section also states that, "The Special Study Area designation identifies areas which are the subject of ongoing comprehensive land use studies" and that "The appropriate specific designations forthese areas will be implemented by Official Plan Amendment when necessary". The subject lands are also located within the North Airport Road/Industrial Special Study Area according to the Official Plan. As such, Policy states that, "If the Industrial and Commercial designations are to be retained within this Special Study Area, the specificrange of such uses and related restrictions will also be considered and prescribed through this special study process". The Vales North Secondary Plan (Area 49) The subject properties are designated "Industrial Special Study Area" in the Vales North Secondary Plan. The purpose of the Special Study Area is to encompass the potential commercial and industrial uses proposed for this area, recognizing that further analysis is required to determine if these uses are viable at this location. Section reiterates Policy of the Official Plan mentioned above, as it relates to the retention of Industrial and Commercial designations within the Special Policy Area. City of Brampton Zoning By-law No The subject properties are both zoned "Industrial Four - M4" in the City of Brampton Zoning By law. This zone mostly permits industrial uses, but also some non-industrial uses, along with accessory uses associated with the other permitted uses. It is our understanding that an amendment to the Zoning By-law will be required for future applications to implement the uses proposed by the Official Plan Amendment. Proposed Official Plan Amendment to the Vales North Secondary Plan (Area 49) The proposed OPA to the Vales North Secondary Plan designates the subject properties "Service Employment". Uses permitted within this designation are as follows: Office: Medical/dental office Business, professional, administrative offices Vaughan office 201 MillwayAve., Suite19,Vaughan, Ontario L4K5K8 T Oakvllleoffice 1660 NorthServiceRd.E., I Suite 114, Oakvllle, Ontario L6H 7G3 T westonconsulting.com F

54 FM-64 Financial institution Commercial: Personal service shop Service shop Art gallery/studio Printing or copy establishment Health centre or fitness centre (gyms) Dry cleaning or laundry establishment Commercial, technical or recreational school Custom workshop Wine making Yoga/dance/martial arts studios Pool supplies Places of commercial recreation Other: Place of worship Issues to be Addressed in the OPA in Relationto the Subject Properties As mentioned previously, there are two areas of concern regarding the role and function of the subject properties within the proposed OPA.They are: 1. Confirmation of the range and type of commercial uses permitted, and how these would be included in the enabling zoning by-iaw. This is of concern because the uses are only generally described in the OPA. The additional specific uses we would like to propose within the "Service Employment" designation for the subject lands reflect those permitted in the "Commercial Two - C2" zone of the City of Brampton Zoning By-law. These uses are as follows: A supermarket Adining room restaurant, a convenience restaurant, and a take-out restaurant A service station or gas bar A garden centre sales establishment An amusement arcade A community club A tavern An animal hospital Since these additional uses are not all permitted under one zoning category, it makes it difficult to identify a zoning category that would encompass all the uses proposed under the "Service Vaughan office 201 MillwayAve., Suite 19, Vaughan, Ontario L4K 5K8 T Oakville office 1660 North Service Rd. E., Suite 114, Oakville, Ontario L6H7G3 T westonconsulting.com F

55 FH-65 Employment" designation as well as the additional uses described above. As such, we request that the permitted uses within the "Service Employment" designation be expanded to allowfor all the requested uses listed above. In support of our request, Policy of the Official Plan and Section of the Vales North Secondary Plan both state that, "If the Industrial and Commercial designations are to be retained within this Special Study Area, the specific range of such uses and relatedrestrictions will also be considered and prescribed through this special study process". Furthermore, during our meeting on August 27, 2012, it was confirmed that the following additional uses would also be permitted within the "Service Employment" designation: Grocery store (boutique or specialty store) - it should be noted that a grocery store is only permitted in the C1 zone. The C2 and C3 zones only permit supermarkets. Bakery - clarification is required on whether this use is permitted under the "retail establishment" permissions in the C1 zone, C2 zone, C3 zone, and SC zone Banquet Facilities - this use is permitted in HC1 zone only, and would require an exception to allow for a maximum 40,000 square feet of floor area (10,000 square feet for this use is not viable). It was also confirmed during this meeting and in subsequent discussions following this meeting that all of the above permitted uses (with the exception of banquet facilities) could be accommodated within a unitsize of up to a maximum 10,000square feet net floor area, and that consideration would be given for a slightly larger floor area for accessory warehousing (i.e. total GFA of 12,500 square feet). We also understand, based on our recent discussions that a pharmacy (i.e. Shoppers Drug Mart) and/or naturopath would also be permitted in a unitwithin the Service Employment area, but not as a stand-alone unit. Additional permitted uses that we request to be included within the "Service Employment" designation include, but are not limited to: An LCBO store (10,000 square feet net floor area) A Beer Store (10,000 square feet net floor area) Highway and Service Commercial Uses (to a maximum net floor area of 10,000 square feet) 2. The need for a Tertiary Plan for each designation as outlined in the OPA document (Policy ) This issue is of concern because the preparation of such a plan is required prior to the area being zoned and in our opinion there should only be one Tertiary Plan prepared, and not two separate ones, in order to appropriately demonstrate how the entire area (regardless of designation) can be developed comprehensively. The draft OPA does not make this clear in our opinion. Vaughan office 201 Millway Ave., Suite 19, Vaughan, Ontario 14K5K8 T Oakville office 1660 North Service Rd. E., Suite 114, Oakville, OntarioL6H7G3 T westonconsulting.com F

FH-5^ The Tertiary Plan should also determine the range and specific type of uses permitted in the Service Employment designation as the basis ofthe Zoning By-law for the subject lands.

56 FH-5^ The Tertiary Plan should also determine the range and specific type of uses permitted in the Service Employment designation as the basis ofthe Zoning By-law for the subject lands. Proposed modifications to City Initiated Official Plan Amendment (OPA) in Relation to Subject Properties Based on WCGI's review of the OPA, the following modifications are suggested to address the aforementioned areas of concern. The proposed modifications are identified in bold text: Section vii) in relation to the "Highways and Service Commercial" designation should be modified to read as follows: "To ensure comprehensive and integrated development, the City shall require the submission of a tertiary plan and related background studies to demonstrate how the designated area and adjoining Service Employment lands can be comprehensively developed". Section in relation to the "Service Employment" designation should be modified to read as follows: "Lands designated Service Employment permit offices such as medical/dental as well as a business, professional or administrative office, and financial institution. Commercial uses permitted include a personal service shop, service shop, art gallery/studio, a printing or copy establishment, health centre or fitness centre, dry cleaning or laundry establishment, commercial, technical or recreational school, place of worship or custom workshop. Highway and Service Commerical Uses shall also be permitted to a maximum net floor area of 10,000 square feet. These uses will be finalized at the Tertiary Plan stage prior to the Zoning By-law being prepared and enacted". Section also in relation to the "Service Employment" designation, should be modified to read as follows: "The lands designated Service Employment shall be planned and developed as one integrated entity, regardless of whether itis in more than one ownership or it is to be developed in phases. In this regard, a Tertiary Plan shall be prepared to the satisfaction of the City prior to the area being zoned to demonstrate how the designated area can be developed comprehensively in conjunction with the Highway and Service Commercial lands to the north or the Neighbourhood Retail lands to the south". Further to the above, and based on our discussions on August 27, 2012, it is our understanding that the subject properties will not end up with the full scale of uses permitted for the lands to the north which are designated "Highway and Service Commercial", because the lands to the north are intended to serve a different function. The built form will also be different than the lands to the north. As such, it is proposed we would propose that the OPA allow Highway and Service Commercial Uses up to 10,000 square feet net floor area. Vaughan office 201 Millway Ave., Suite 19, Vaughan, Ontario L4K 5KB T Oakville office 1660 North Service Rd. E., Suite 114, Oakville, Ontario L6H 7G3 T westonconsulting.com F

57 It is our opinion that some of the proposed uses within the Service Employment designation caters to a very niche market (e.g. wine making, pool supplies). In our opinion, there is not enough demand for these types of highly specialized uses in order to sustain the long-term viability of a commercial development comprised strictly of these uses, hence the request for full, but smaller scale Highway and Service Commercial uses. To address this concern, the implementing policies of the OPA should allow for more flexibility and compatibility on the types of uses that could be permitted within the lands designated "Service Employment" and "Highway and Service Commercial" on the east side of Airport Road, while still recognizing the distinct form and function each designation is intended to serve. This also provides for an appropriate transition within and between both designations, which would allow the opportunity for these lands to be developed using amore comprehensive and complete approach, rather than a piece-meal approach. The latter could result in the fragmented development of these lands, which could affect the viability of the uses within the development. Based on our discussions during the August 27th meeting, we can agree to a net 10,000 square feet maximum size for the units in the "Service Employment" designation. Conclusion The primary issue of concern is that the proposed designation of "Service Employment" does not include sufficient retail opportunities for these two properties, whereas the proposed designation of "Highway &Service Commercial" for the other lands to the north does provide for these opportunities. As such, it is our objective to obtain the same designation for the two abovementioned properties, as those located to the north, but with a limit as to scale (i e square feet net). We hope that this will be of assistance in providing specific policies to guide the next stage of development approvals. We are happy to meet with you to discuss this further. Should you have any questions, please feel free to contact the undersigned or Peter Smith. Thank you. Yours truly, Weston Consulting Group Inc.,Per: M&rk: N>Emery3ESf MBIP, RPP and Letizia V. D'Addario, MES, MCIP, RPP President I \ p anner c T. ButtarazXjBL Container Refurbishing Limited P. Buttarazzi, Luigi Bros. Paving Company Ltd P. Smith Vaughan office 201 MillwayAve., Suite 19. Vaughan. Ontario L4K5K8 T Oakville office 1660 North Wvir. ph c Suae 114, Oakvilie,Ontario L6H7G3 T westonconsulting.com MF 90^637 '

58 WESTON CONSULTING FH - &* planning + urban design Brampton City Hall October 19,2012 Planning, Design, & Development Department WC File Wellington Street West, 3ri Floor Brampton, ON L6Y4R2 Attn: Mr. David Waters, Manager, and Ms. Pamela Cooper, Planner III - Land use Policy Dear Mr. Waters and Ms. Cooper, RE: Response to City Comments on City Initiated OPA to Re-designate the North Airport Road/Industrial Special Study Area (File P26S 049) City of Brampton As you are aware, Weston Consulting Group Inc. (WCGI)is the planning consultant representing IBL Container Refurbishing Limited, owner of the property legally described as Concession 7 EHS Part Lot 17 RP 43R-1759 Part 2 (no municipal address), and Luigi Bros. Paving Company Ltd. owner of the abutting property to the south legally described as Concession 7 EHS Part Lot 17 RP 43R1759 Part 3 (municipal address is Airport Road). These lands are located within the area known as the "Vales North Secondary Plan (Area 49)" which is the subject of the recent City initiated Official Plan Amendment (OPA). We have reviewed your response dated October 3, 2012, to our proposed policy for the subject lands and are pleased to advise you that our client is generally agreeable to proceeding in the manner you propose. However, we note the following concerns with the land uses permissions proposed in your response as it pertains to the subject lands: 1. While we understand that the built form of the Service Employment designation is not intended to be free-standing "big box" footprints, the policies of this designation do not clearly indicate this; 2. Since the unit sizes would be limited to a net floor area of 10,000 square feet, this size restriction would automatically prevent the development of any free-standing "big box" units with large footprints (e.g. Canadian Tire, Walmart, Home Depot); 3. Given the size restriction that units would be limited to, we still propose that smaller sized free-standing units that are limited to 10,000 net square feet be permitted in the Service Employment designation. This would allow for a dining room restaurant use (e.g. Milestones, The Keg, etc.), as these types of restaurants are typically accommodated in a stand-alone unit (withoutdoor patios and separate garbage disposal facilities); Vaughan office 201 Milhvay Ave.,Suite 19,vaughan, Ontario L4K5K8 T B.8080 Oakvllleoffice 1660North Service Rd.E., Suite114, Oakville. OntarioL6H7G3 T westonconsultjng.com F

59 4. Although it was our understanding during our initial meeting that abanquet hall would be permitted in the Service Employment designation, we understand based oyzts* recent comments that this use is not permitted. We request consistent treatment,h the eattin**:?* f ^ Site W"h "B"d t0 ba^uet ha» P«n*-lo«. Det H tne hts Site Plan pi y* approval process. 'mpact n resldentia'3reas t0 the east can be *»* ^ through In the interest of clarity and consistency with regard to the proposed land use permissions we have proposed the following modifications, as it relates to the subject lands Perm'SS' ns" We Ourcomments are indicated in bold text, below your October 3,2012 modifications/comments. Section vii) We agreewith your comments on this section. Section We generally agree with your comments on this section. However, we request that free-standing dining room restaurant uses up to a maximum net floor area of 10,000 square feet be permitted in the Service Employment designation. Section We agree with yourcomments on this section. 2 We wish to acknowledge the efforts by City Staff in working towards aresolution of this matter. Should you have any questions, please feel free to contact the undersigned or Peter Smith. Yours truly, tine and Letizia V. D'Addario, MES, MCIP, RPP T. Butta>azzUBL-Gdntainer Refurbishing Limited P. Buttarazzi, Luigi Bros. Paving Company P. Smith Vaughanoffiee 201 MillwayAve.,Suite 19,Vaughan,OntarioL4K5K8 T Oakvilleoffice 1660NorthServiceRd E S,te 114,Oakville.OntarioL6H 7G3 T westonconsulling.com F CeRd-E"

60 FM-Uo BRUTTO CONSULTING planners 999AEdgeley Boulevard - Unit6 vaughan, Ontario 14K 5Z4 Tel (90S) Facsimile (905) October30,2012 By Only to Pam.Cooper@brampton.ca Planning, Design and Development Department City of Brampton 2 Wellington Street West Brampton, Ontario L6Y4R2 Attention: Pam Cooper, MCIP RPP, Policy Planner III, Land Use Policy Re: City Initiated Official Plan Amendment North Airport Road / Industrial Special Study Area Airport Road, Brampton Ontario Ms. Cooper: We are the Planning Consultant representing the owners of Airport Road ('Subject Site') in the City of Brampton. The above noted Official Plan Amendment process is underway and concerns our clients as their lands - approx acres - are located on the west-side of Airport Road, approximately 60 metressouth of Mayfield Road (see Attachment A-Aerial Image). The purpose of this letter is to provide comment on the on-going work completed by City Staff in the Vales North Secondary Plan Area, specifically, the North Airport Road Study Area. It is our understanding that a Recommendation Report is currently being created by Staff for presentation to Council, likely at the December 10th Planning &Development Department Meeting, the lastmeeting of Through correspondence with your office, we were provided a web-link to the Vales North Project Study Page, which contains information on the Study and the Information Report that was presented at the June 11* 2012 Statutory Public Meeting. Our clients have been monitoring activities relating to the Vales North Secondary Plan, however made no comment at thejune 11th meeting. Page 1 of8

61 FH-W North Airport Road / Industrial Special Study Area 30 October Airport Road The current Official Plan designation for the subject site is Industrial/Special Study Area, as identified in Schedule A of the Vales North Secondary Plan Area (see AttachmentB- Current Land Use). Section 1.3 of the Provincial Policy Statement {'PPS') provides policy guidance with respect to Employment Areas and directs that economic development and competitiveness be promoted by providing a range and mix of employment lands, providing a diversified economic base, protecting and preserving Employment Areas, and ensuring infrastructure is provided to support current and projected employment area needs. The PPSstates that the Town may permit the conversion of employment lands to non-employment uses through a comprehensive review and only where it has been determined that the land is not required for employment purposes and there is a need for the conversion. As defined by section 6.0 of the PPS, a Comprehensive review means "...an official plan review which is initiated by a planning authority, or an official plan amendment which isinitiated or adopted by a planning authority.".' In general terms, the property owners are supportive of the city-initiative to re-designate the North Airport Road Special Study Area; however, the Service Commercialdesignation, as proposed, limits the potential of this site, and requires further attention (see Attachment C- Proposed Land Use). Regarding the Draft Secondary Plan Amendment, our clients are concerned that the specific policies contemplated for the Service Commercial designation at the South West corner of Airport Road and Mayfield Road limit the redevelopment potential for the Subject Site. As proposed, there are three landholdings to be included within the Service Commercial designation at the south-west corner of the Mayfield/Airport Rd intersection: Airport Road, 5955 Mayfield Road, and 5981 Airport Road. It is clear that staff envision the SWcorner redeveloping comprehensively and in an integrated manner: S. 4.9 Lands designated Service Commercial shall develop in accordance with the following principlesin order to contribute to a distinctivegateway character: 1Provincial Policy Statement (2005), Ministry of Municipal Affairs andhousing. Page 2 of 8

62 f4-u2. North Airport Road / Industrial Special Study Area 30 October Airport Road ii) to generate an attractive and integrated urban environment, superior site, architectural, landscape, and safety design elements shall be used, particularly including design features and characteristics that will enhance and compliment the Upscale Executive Community Housing to the east. v) Location ofaccess Pointsshall conform to the Region of Peel Access Control By-law. To achieve this, common access and linked parking areas amongst land owners may be required and established in accordance with the requirements ofthe City and the Region ofpeel. xi) To ensure comprehensive and integrated development along the principal arterials, the City shall require the submission ofa tertiary plan to demonstrate how the adjacent lands can be comprehensively developed. The sum ofthe 3 parcels within the Service Commercial designation is appox acres; this land area can provide for a variety of uses. There is also enough land-area to appropriately design and support drive-through facilities. Clarification is required on what the intent of policy 4.9.2(viii): "Auto-oriented development, including drive-through restaurants, shall not be permitted within the immediate vicinity of Gateway Locations. The location, site planning and detailed design of drive-through facilities shall reinforce the City of Brampton's hierarchy of roadways and gateways as described in the Street Corridor Master Plan and the Gateways Beautification Project." Further discussion with staff is requested regarding drive-through facilities. It is also our opinion that the policies contained in the Draft Secondary Plan Amendment limit the redevelopment opportunities of the Subject Site. As the site is approx. 1.4 acres in land area and not directly connected to any adjacent lands (cemetery, institutional use, gas station), therefore it is possible to envision the site redeveloping on its own. Further discussion with staff is requested regarding the proposed Land Uses limited to the Service Commercial designation. Page 3 of 8

63 FH-U& North Airport Road / Industrial Special Study Area 30 October Airport Road The Subject Site was the previous home of the Tullamore Village Blacksmith Shop, and as described in the Information Report (dated May 07, 2012), the Subject Site has been identified as a "Class A" Heritage Resource in the City of Brampton Official Plan. It should be noted that the structure were not recommended for retention by Archeological Services when they completed a Study of the area (see Attachment D - Cultural Heritage Analysis Recommendations (OPA 49). We would like to thank Staff for the opportunity with comment on this study and look forward to working with Staff in the near future. Yours Truly, Matthew King Brutto Consulting Page 4 of 8

F4-U4 North Airport Road / Industrial Special Study Area 11850 Airport Road 30 October 2012 Attachment A - Aerial

64 F4-U4 North Airport Road / Industrial Special Study Area Airport Road 30 October 2012 Attachment A - Aerial Image Image Source: Brampton Maps hltd://maps.br3mplon.co/inni)s/di!(aiiu.."ispx Page 5 of 8

fq~(*r North Airport Road / Industrial Special Study Area 11850 Airport Road 30 October 2012 Attachment B - Current Land Use (OPA 49) TOWN OF CALEDQN LEGEND RESIDENTIAL PRIVATECOMMERCIAL RECUSATION

65 fq~(*r North Airport Road / Industrial Special Study Area Airport Road 30 October 2012 Attachment B - Current Land Use (OPA 49) TOWN OF CALEDQN LEGEND RESIDENTIAL PRIVATECOMMERCIAL RECUSATION vm s SPECIAL S7VDV AKEA INDtiTIUALr SPECIALSTl'DY ARKA OPEN SPACE (ZZI ESTATE RESIDENTIAL AREASHOUTTOTins AMENDMENT General Land Use ImageSource: Schedule A-Secondary Plan Area49 (ValesNorth) Page 6 of 8

fh-m* North Airport Road / Industrial Special Study Area 11850 Airport Road 30 October 2012 Attachment C- Proposed Land Use (Draft OPA) SUBJECTSITE RESIDENTIAL INSTITUTIONAL COMI.

66 fh-m* North Airport Road / Industrial Special Study Area Airport Road 30 October 2012 Attachment C- Proposed Land Use (Draft OPA) SUBJECTSITE RESIDENTIAL INSTITUTIONAL COMI.M HCtAl t**cuiiy6ks*ofcm'h IfMrOBMf t Ul vitilahrsjo.4. H» II u» NEW>«CM>«<CO B 1A*. ihw.mav a -.[-.irt- :.' uwwrw HSTfTUtl».- tilkvcl CUWJtrClH riilli.'l» iiu -H. «_i- iu * -.» Ksva nwumum c&sit/crtc'ai' ftti.nir- tiw OPEN SPACE TRAf.SPCRTATWH I 9H1MAM*} i«*.> mi i:i':ii.mi^i ipse u **:i.cm»m i ***C* «.«. &;? to ws ivotsvc.t ^ BRAMPTON y h*n Flower Gry - N- PLeM^CDESKNlCCVELOrlEHT FIGURE 1 VALES NORTH SECONDARY PLAN (AREA 49 * lt-.jiu»k t*i... i»- <4 p.trtultl<»mb«*l(m &.»- :3i:««j Proposed Land Use from Information Report (CityFile P26S 049) Image Source: Figure 1 - Secondary Plan Area 49 (Voles North) hltnr/avww.brartniton.c.i/en/biisiness/plnnning-developmont/nrniects-,t»dies/documents/)iin.;%2011.%202012%20lnformation%20ropotu)df Page 7 of 8

67 fk-utf- North Airport Road / Industrial Special Study Area Airport Road 30 October 2012 Attachment D - Cultural Heritage Analysis Recommendations (OPA 49) Built Heritage Feature -rhh TOWN OF CALEDON SUBJECTS iuilt Heritage Feature luilt Heritage «Feature s S 0P Area Subject to Ihls Amendment Uu;knii Buildiugt Ktumiratmlcd fur Datigiuaiim pndfriht OoUrio llrrilagt Art l I SlnicUtrcx Rasramrodnl fur Rrientkra jt% JCmltnral landscape VailRctonramded >:-' '.-. torkctcotloa Structures or Landscapes RecommendedforDesignation or Retention Image Source:AppendixC- Secondary PlanArea 49 (Vales North) Page 8 of 8

68 FM-fc* APPENDIX '8' RESULTS OF CIRCULATION City File Numbers: P26S 49

69 F4-V? SSoia Dufferin-Peel Catholic District School Board School Board 40 Mathoson Boulevard West, Mlsslssauga, ON, L5R 1C5,Tol: (905) October 22,2012 Sandra DeMaria Development Planner Planning, Design and Development City of Brampton 2 Wellington Street West Brampton, ON L6Y4R2 Dear Ms. DeMaria: Re: Pre-Consultation Application - PRE KLM Planning Partners Inc. - Wolverleigh Construction Ltd. and Berkinfield Management Inc. West side of Airport Road and north of Countryside Drive City of Brampton - Ward 10 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 of 16 detached and 79 townhouse units which are anticipated to yield: 7 Junior Kindergarten to Grade 8 Students; and 3 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: % li J? -,Catc,hmentvArea?5 Elementary School Secondary School 'J^ost School' Venerable Michael j. McGivney St. Marguerite d'youville -, CI Enrolment , Capacity 1. j \ c#ofportable^.;4:^ ytemporary Cla^rqbms^ 11 The Dufferin-Peel Catholic District School Board is committed to the phasing of residential development coincidental with the adequate provision and distribution of educational facilities. Therefore, the Board requests that the City of Brampton include the following school accommodation condition: "Prior to final approval, the City of Brampton shall be advised by the School Board(s) that satisfactory arrangements regarding the adequate provision and distribution of educational facilities have been made between the developer/applicant and the School Boards for this plan."

70 F4-^o '*r^a -^Torontoand Region w Conservation forthe Living City- October18,2012 X-Ref CFN BY FAX AND MAIL: <905) Ms. Pam Cooper, Policy Planner Planning, Design and Development City of Brampton 2 Wellington Street West Brampton, ON L6Y 4R2 Dear Ms. Cooper: i City of Brampton lc PLANNING, DESIGN &DEVELOPMENT Icatf. OiJi"Z3 20i2 Reed File No. ZL&f>4± Re: City Initiated Official Plan Amendment- City File No. P26S 46 North Airport Road/Industrial Special Study Area &Mayfield/Goreway Drive Special Study Area Vales North Special Study Areas City of Brampton This letter will acknowledge receipt of the above noted Official Plan Amendment (OPA). Toronto and Region Conservation Authority (TRCA) staff has reviewed the City initiated application and provides the following comments. Purpose It is our understanding the purpose of the OPA isto re-designate the North Airport Road/Industrial Special Study Area to permit commercial, institutional, employment and the potential for limited residential uses, and to re-designate the Mayfield Road/Goreway Drive Special Study Area to permit institutional and limited commercial uses. Background We understand that a City of Brampton staff report to the Planning, Design and Development Committee, dated May 7,2012 regarding the above noted OPA was taken to the June 20,2012 City of Brampton Planning, Design and Development Committee meeting and City staff were directed to report back tothe City of Brampton Planning, Design and Development Committee with the results of the public meeting and to provide a final recommendation with respect to the OPA for the Vales North Special Study Areas. As well, we understand the recommendation requires the report be forwarded to the TRCA for review and comments. It is also our understanding the report was approved by City of Brampton Council on June 20,2012. It appears the subject lands are located within the planning boundaries of the Vales North Secondary Plan. The Secondary Plan designates the two areas asspecial Study Areas to ensure that both areas are developed in a manner that is complementary to and supportive of the adjacent housing community. Tel Fax info@irca.on.ca I SShoreham Drive. Downsview, ON M3N 1S4 \U-mlfrttif'orfr>i*r%,uit*H Ont.\n*>

71 Ms. Cooper. October It is our understanding the planning for the Special Study Areas was put on hold by the City of Brampton in March 2008 to await the results of the City of Brampton's Growth Plan Conformity Review regarding the long term need for employment lands across the City. Comments We understand that staff intends to report back to a future City of Brampton Planning, Design and Development Committee meeting following the June 11,2012 public meeting with a final recommendation with respect to the OPA for the Vales North Special Study Areas. Below isa summary of TRCA's key priority issues and the required actions. Should City of Brampton staff be directed to prepare the appropriate amendments to the Official Plan, it is TRCA staffs expectation that the issues noted below will be addressed in an Environmental Implementation Report (EIR) and/or Master Environmental Servicing Plan (MESP) and it is our expectation that the EIR/MESP be completed, reviewed and approved by TRCA and City of Brampton staff "prior to" enactment of the 1. Master Environmental Servicing Plan (MESP) A reporttitled: "Vales of Castlemore North Extension Area: Master Environmental Servicing Plan (MESP)", dated November 2007, prepared by Aquafor Beech Limited was completed, submitted and reviewed by TRCA staff. Recognizing the planning was put on hold, it isour understanding that the MESP document was not fully approved by City of Brampton in support of the initial OPA. The OPA process often triggers the requirement tocomplete an EIR/MESP. An EIR/MESP ensures that the form and layout of new development isviewed in a broad context, rather than as individual properties considered in isolation of the larger system. Providing a comprehensive assessment of the limits and opportunities to development within the study area, EIRs/MESPs identify issues such as transportation and servicing requirements, management of natural features and natural hazards, and the use of open space. Foryourassistance, please find attached TRCA's "Master Environmental Servicing Plan Requirements: In support of Secondary Plans" (dated September 2007). Required Action: As partof satisfying "prior to" conditions: > An update/addendum to the MESP that addresses the comments noted below is submitted to this office for TRCA review and approval. 2. Development Limits Site walks were conducted with TRCA staff in late fall 2006 in support of the above noted MESP report and to establish the limit of development on the subject lands. Please be advised that this top of bank staking is subject to limitations. Based on current TRCA policy, please be advised that a top of bank staking is valid for a period of not more than 5 years, after which time if the proposed development is not substantially underway, a new top of bank staking may be required. Required Action: As part ofsatisfying "prior to" conditions: > Asite meeting is arranged with TRCA staff to assess the top of bank staked in Please ensure that a qualified surveyor is present on-site in the event that a revised top of bank staking needs to be delineated. 3. Planning Ecology Based on our review of TRCA's aerial photography, it appears there is a number of headwater drainage features located within the North Airport Road/Industrial Special Study Area. These ill-defined swales/drainage features should be classified and evaluated in accordance with TRCA's "Evaluation, Classification and Management of Headwater Drainage Feature (HDF): Interim Guidelines" (updated March 2009).

Ms- Co Per October 18. 2012 The MESP identifies that Environmental Impact Studies (EIS) will not be needed for development as there are no specific features identified within the study for protection.

72 Ms- Co Per October The MESP identifies that Environmental Impact Studies (EIS) will not be needed for development as there are no specific features identified within the study for protection. It is our opinion that this statement is contrary to the actual conditions of the site (i.e., valley lands and associated natural features). Regardless, the report identifies the valleys as perthetrca staking andthese features will be protected. The need for a detailed, in depth EIS may not be required for these lands if all the natural features are proposed to be protected and a minimum 10minland buffer is proposed. Nevertheless, a scoped EIS will still be needed to address such issues as: The potential need for a large buffer in some areas or the justification for maintaining the minimum 10 m inland buffer; The location and extent of proposed valley land restoration and enhancement; The types of uses allowed in the valley. Only passive trails should be allowed in the valley. If there are plans by the City of Brampton for a trail in the valley, the EIS should provide direction on where it should be located and how it should be designed; Direction on edge management including planting and maintenance of the buffer hazard tree removal, etc. Section 3.5 and Figure of the MESP report outline the aquatic conditions. The habitat types outlined appear to be based on older information. The updated Humber Fisheries Management Plan should be referenced. Based on recent discussions with Ministry of Natural Resources (MNR) staff, please note that Salt Creek located on the southern/western portion of the Mayfield Road/Goreway Drive Special Study Area is now identified as "occupied" red side dace habitat. Therefore, the aquatic habitat classification outlined in the MESP report must be corrected to reflect this and discussion must be added regarding measures that should be taken toeliminate impacts to the receiving watercourses. MNR should be contacted to confirm their requirements under the Endangered Species Act (ESA). Detailed restoration and enhancement planting plans are required in support of buffer areas/enhancement areas. Required Action: As part of satisfying "prior to" conditions: > The applicant submits a HDF Assessment for the features located within the North Airport Road/Industrial Special Study Area. > The EIR/MESP identifies that scoped EIS reports will be needed to address the potential need for larger buffers or the justification of maintaining a 10 minland buffer; the location and extent of restoration and enhancement; permitted uses within the valley corridor; and, edge management recommendations. > The aquatic conditions in the EIR/MESP are based on the updated Humber Fisheries Mananomont Plan Fisheries Management Plan > Obtain written confirmation from MNR staff concerning ESA and the need for permits.

73 FM--?S Ms- Co Per October > As part of satisfy TRCA's conditions for future planning applications, detailed restoration and enhancement planting plans are required in support of the buffer areas/enhancement areas. 4. Floodplain Management Based on the MESP report, existing floodplain mapping was obtained from TRCA for Salt Creek on the south side of the Mayfield/Goreway Drive Special Study Area; and "Reach 7" of the West Branch of the West Humber River atthe southern limit of the Airport Road/Industrial Special Study Area. Floodplain mapping has not yet been fully engineered for the upper reaches of the North Airport Road/Industrial Special Study Area. Therefore, further hydrologic and hydraulic analysis was completed in support of the above referenced MESP. However, we require digital copies of the hydrologic and hydraulic models prepared for the planning area. Required Action: As part ofsatisfying the"prior to" conditions: > TRCA staff requires a digital copy of the hydrologic and hydraulic models to confirm the extent of the Regional Storm Floodplain. 5. Stormwater Management The MESP report was previously reviewed and found to be consistent with the stormwater management recommendations and criteria documented in the West Humber Subwatershed Study. The stormwater management plan as proposed in the MESP was noted as being conceptually acceptable, and TRCA staff did not object to the proposed concept plan being further developed asthe project moves forward through the planning process. The report describes in detail the stormwater management scheme for the area, and it was expected that further work as recommended in Section 4.3 (Further Studies) would form the basis of a Functional Servicing Report (FSR) for the subject lands. Recognizing the initial OPA was put on hold, it is our opinion that the proposed stormwater management scheme be re-assessed to ensure conformity with TRCA's "Stormwater Management Criteria: Version 1" (dated August 2012). This should be used as the guiding document for the development ofthe EIR/MESP. Required Action: As part of satisfying the "prior to" conditions > TRCA staff requires an update to the stonnwater management section providing a proposed stormwater management scheme that is consistent with TRCA's guidelines. 6. Water Balance &Hydrogeology As part of the overall water balance for the study area, it is TRCA's expectation that predevelopment infiltration rates will be maintained in post-development. The MESP report touches on the site hydrogeological conditions. However, additional subsurface information is required. Consideration should be given to provide a hydrogeological report describing groundwater conditions (with relevant cross-sections) and potential impacts due to infrastructure installation. It has been indicated that soil within the study area consists primarily of imperfectly drained and relatively impermeable clay loam deposits and consequently, groundwater recharge and base flows are limited. Discussion should be provided on the base flow

74 Ms- Co Per - October 18. PD19 conditions of Salt Creek and Vales North Tributary, both upstream and downstream of the study areas. No site specific investigations have been made to characterize the site hydrogeology Although we agree that Halton Till is the dominant lithological unit, the possibility of sand lenses in the Halton Till andsome lacustrine deposits cannot be ruled out. The estimated deficit of 12,630 cubic metres per annum (Table 4.1.2) for the two areas, although underestimated, is proposed to be mitigated with the help of soakaway pits, infiltration of roof runoff, biofilters and infiltration trenches. However, no investigations have been carried outto identify the potential sitesfor suchfacilities. TRCA staff requests that soil investigations be completed and the results evaluated and documented in the MESP. The suitability of infiltration measures and the potential locations and types of facilities may then be assessed and presented prior to the preparation of an FSR. Apreliminary hydrogeological investigation for the proposed stormwater management facility is required for the North Airport Road/Industrial Special Study Area. The suitability of the proposed stormwater management pond location for the North Airport Road/Industrial Special Study Area should be assessed from a geotechnical perspective with respect to stability and potential interaction with groundwater. Required Action: As part of satisfying "prior to" conditions: > Ahydrogeological/geotechnical report describing groundwater conditions (with relevant cross-sections) is submitted to this office for TRCA review. > An analysis on baseflow conditions for both Salt Creek and the Vales North Tributary should becompleted and submitted tothis office for TRCA review. > Afeasibility analysis on the proposed infiltration measures and the potential locations and types of facilities should be included in the EIR/MESP. > Ahydrogeological report for the proposed stormwater management pond is required with respect to stability and to assess potential interaction with groundwater. 7. Geotechnical Engineer Anumber of erosion/slope stability hazards and erosion sites were identified on Figure of the MESP report along with restoration opportunities and stability efforts identified. Required Action: As part of satisfying "prior to" conditions" > An update to the EIR/MESP should be completed to re-assess existing erosion/slope stability hazards and erosion site, along with a strategy for restoration/stabilization of these areas. 8. TRCA Permitting The subject lands arelocated within a TRCA Regulated Area of the Humber River Watershed. As such, atrca permit is required from this Authority prior to any works commencing on the subject lands pursuant to Ontario Regulation 166/06. Required Action: As part of satisfy TRCA's conditions for future planning applications the applicants must obtain a TRCA permit application (Application for Development,

75 Ms. Cooper October Interference with Wetlands & Alterations to Shorelines and Watercourses - Ontario Regulation 166/06). Itrust these comments are of assistance. Should you have any further questions or comments, please do not hesitate to contact the undersigned. Planner II Planning and Development Extension 5244 /am Cc: Michael Hoy, City of Brampton: (905) David Waters, City of Brampton: (905) Sandra DeMaria, Cityof Brampton: (905)

76 Vrlk fajf~*10iiomoand IttOCWrv- Conservation for The Living City Master Environmental Servicing Plan Requirements In support of Secondary Plans September 2007 Yej; No Notes 1. Executive Summary 2. Introduction Planning background Purpose Study Area Previous Studies Q a a a a a 3. Development Proposal 4. Overview of Existing Conditions (Phase 1 Report) Environmental and drainage study limits to be confirmed with TRCA staff prior to undertaking activities Compile and reviewexisting studies, plans, etc. «Summarize existing policies, guidelines, legislation Existing storm drainage Existing hydrology/hydraulics/floodlines Existing soils Existing hydrogeology - physiography, geology, groundwater flow system, groundwater recharge/discharge, aquifer vulnerability Existing water balance (contact TRCA staff for existing recharge targets) «Existing fish and aquatic habitat assessment Existing vegetation communities (ELC) Significant landforms Landscape Flora/fauna inventory and species (using accepted protocols and seasonal sensitivities) Channel morphology and streambank erosion Slope stability a a G a a a a a a a a a a a a a a a D a a a a a a Note: obtain written approval ofexisting conditions prior to proceeding to Phase 2 Limit of development criteria and buffer requirements Q Q 5. Summary of Constraints and Opportunities (e.g. mapping etc.) Q Q 6. Proposed Stormwater Management Plan (Phase 2 Report) Proposed storm drainage Proposed hydrology/hydraulics/floodlines Stormwater runoff control criteria (i.e. flood, erosion, water balance, water quality) (contact TRCA staff) Erosion analysis (see Terms of Reference) Design criteria for stormwater management facilities a a a a a a a a a

77 P Region of Peel m-ift 'lite Region ofpeel isthe proud recipient ofthe National Quality Institute Order of, i,. Excellence, Quality, the National Quality Institute Canada Award ofexcellence Gold Award, IfOftRlfU} tok (/Oil Healthy Workplace; anda200h IPACJDeloitte Public Sector Leadership Cold Award. October 11, 2012 Ms. Pam Cooper Policy Planner City of Brampton 2 Wellington Street West Brampton, ON L6Y 4R2 RE: City of Brampton Initiated Official Plan Amendment Vales North Secondary Plan Area 49 North Airport Road/Mayfield Road & Goreway Drive/Mayfield Road City of Brampton Dear Ms. Cooper, Regional staff has reviewed the above noted application and provide the following. Healthy Communities On June 6th, 2012, Dr. Mowat, the Medical Officer of Health for the Region of Peel, delegated to City of Brampton Council regarding the impacts of the built environment on health. In an effort to create supportive environments for health, community planning can have many positive health outcomes including increasing opportunities for physical activity as a part of daily life. As a result of Dr. Mowafs delegation, City of Brampton Council passed a motion for Brampton Planning staff to consult at their discretion with Peel Public Health for various planning studies including community planning studies (Resolution C ). It is our understanding that the proposed Official Plan Amendment will redesignate the lands to permit commercial, institutional, employment and limited residential uses. We note that the proposed policy requires development to include design features that generate an "active, integrated and walkable urban environment" and that "site design and building layout shall incorporate an integrated pedestrian network". As part of this and to strengthen the policy, we encourage the City to consider access and proximity of services for nearby residents a priority as the plan develops. Maximum choice for how people make trips using on road and off road paths will encourage walking and cycling as a part of daily life. Ensuring access to adequate bicycle parking at commercial, institutional and employment facilities is also an important element to encouraging cycling. Further, we understand that City staff have been working with the Toronto Region Conservation Authority to determine appropriate crossings for valleylands. These crossings are important connections and will support active transportation and physical activity as a part of daily life. We encourage the TRCA and City to continue this work and can provide support if needed or requested. In keeping with the Council motion, and in line with other City of Brampton initiatives such as the Sustainable Development Guidelines, as this Official Plan Amendment proposal moves forward and as staff assesses other related proposals such as the Metrus proposal mentioned in the report, Peel Public Health encourages City staff to consider the impact the proposed development will have on the walkability of the community. As aesthetics and human scale have been shown to be correlated with increased physical activity and walkability, ensuring that policies support a Public Works 10 Peel Centre Dr., Suite A, Brampton,ON L6T 4B9 Tel:

78 F4-T-S safe and inviting pedestrian environment will also encourage walking and cycling. This includes the location and layout of parking. Peel Public Health would be pleased to provide City of Brampton staff additional support in the development of policies and design guidelines which support healthy environments as the plan progresses. Transportation Regional Council has adopted the Region's first Active Transportation Plan. The vision for active transportation in the Region is to create a place where walking, cycling and rolling are safe, convenient, appealing and accessible options for all citizens, especially children, youth, older adults, persons with disabilities, and other priority populations. The Region's Active Transportation Plan has identified multi-use trails along Airport Road and the south side of Mayfield Road. Please be advised that Airport Road currently has a rural cross-section. The Region's Capital Program currently does not have any plans to change this to an urban cross-section before Should the City desire Airport Road, within the Vales North Special Study Area, be urbanized in advanced of 2031, a formal request should be made by the City to the Region. Traffic Development The Region's Traffic Engineering section encourages owners/applicants to plan the internal site(s) on the east and west side of Airport Road to consider the future infrastructure, which includes but is not limited to: Dedication of lands to meet the Regional Official Plan requirement for Regional Road 7 (Airport Road) which has a right of way of 45.0 metres, 22.5 metres from the centreline of the road allowance. Additional property over and above the Official Plan requirement will be required within 245 metres of intersections to protect for the provision of, but not limited to: utilities, sidewalks, multiuse pathways and transit bay/shelters. The Region may require up to 47.0 metres accommodating dual left turn lanes in both directions in order to permit simultaneous left turning movements; Dedication of lands to meet the Regional Official Plan requirement for Regional Road 14 (Mayfield Road) which has a right of way of 50.0 metres, 25.0 metres from the centreline of the road allowance. Additional property over and above the Official Plan requirement will be required within 245 metres of intersections to protect for the provision of but not limited to: utilities, sidewalks, multiuse pathways and transit bay/shelters: 50.5 metres for a single left turn lane intersection configuration and 54.0 metres for a dual left turn lane intersection configuration. The Region may require up to 58.5 metres accommodating dual left turn lanes in both directions in order to permit simultaneous left turning movements. There is currently an ongoing EA for Mayfield Road from Airport Road to Coleraine Drive (Project # ). The EA is planned to be filed in December, 2012 with approvals pending any appeals. Right-of-way (ROW) requirements must be in accordance to the recommended preliminary design for the Mayfield Road EA In addition we wish to offer the following; Public Works 10 Peel Centre Dr., SuiteA, Brampton, ON L6T 4B9 Tel:

79 FH-'tf A15 x 15 metre daylight triangle is to be provided at any proposed intersection to a Regional Road; The Region will require the gratuitous dedication of a 0.3 metre reserve along the frontage of the property along Regional Roads except at the approved access locations and daylight triangles; Land Owners will be required to gratuitously dedicate this land to the Region, free and clear of all encumbrances. All costs associated with the transfer are the responsibility of the applicants. The applicant must provide the Region with the necessary title documents and reference plan(s) to confirm the Region right-of-way. The Region encourages access management along Airport Road and Mayfield Road. Owners are encouraged to combine accesses and proper arrangement must be made to secure reciprocal access easements for internal site connectivity in order to abide by the Region's spacing requirements as identified in the Region's Controlled Access By-law 59-77, as amended; It is to be noted the access via Airport Road and Mayfield Road will be addressed on a case-by-case basis through individual Site Plan applications. At this time, the Region will require detailed traffic impact studies and supporting traffic analysis to be completed and approved prior to any accesses being supported. To date the following discussions have taken place regarding current and upcoming development applications within the Vales North Secondary Plan Study area; The Region will investigate the option ofincorporating a left in, right-in/right-out access along Mayfield Road, approximately 180 metres east of Airport Road. ATraffic Impact Study will be required to be completed by the Developer at the Rezoning and/or Site Plan stage in order to determine the feasibility of this type of access configuration. Storage and taper length requirements along Mayfield Road, aswell as appropriate storage and taper toaccommodate the westbound left-in access will be reviewed. At the request of Town of Caledon staff, the TIS will be required to consider full build out of Tullamore up to The Region will ensurethe Town is privy to the Terms of Reference for the TIS in order to ensure all of the Town's concerns are investigated within the report itself; Access for the lands at thesouthwest quadrant ofairport Road and Mayfield Road must identify the primary full moves access to Airport Road respecting the spacing requirements identified in the Region's Controlled Access By-law 59-77, as amended. This primary access must align geometrically with theeastside ofairport Road. In addition, access to Mayfield Road must be combined with the existing service station and proper arrangements must be made between land owners to secure reciprocal access easement for internal site connectivity. All other access needs along Airport Road for these development sites will be determined during the planning stage and through the detailed traffic impact study; Regarding the future development at the south west corner ofgoreway Road and Mayfield Road, a right-in/right-out access will be considered. Storage and taper lengths as well asdesign details for the access will be required to be determined through a Traffic ImpactStudyat the Site Plan stage; It is to be noted that the Region is in full support of development within the Vales North Special Study Area but wishes to stress the need to ensure access management principles are applied to all applications within the study area. Water and Wastewater Division Public Works 10Peel Centre Dr., Suite A, Brampton, ON L6T4B9 Tel:

The Region is constructing the Tullamore Reservoir and Pumping Station at Innis Lake Road, north of Mayfield Road. The anticipated completion date is the end of 2013.

80 The Region is constructing the Tullamore Reservoir and Pumping Station at Innis Lake Road, north of Mayfield Road. The anticipated completion date is the end of Completion of the Tullamore Reservoir and Pumping Station will provide access to the existing 750mm dia. watermain on Mayfield Road that will supply water to the Airport Road/Mayfield Road Special Study Area. Extension ofthe local water mains will be required to provide servicing while ensuring that the future water distribution system in this area conforms to Region ofpeel design criteria. With regards towastewater servicing, this area can be serviced by gravity sewers via existing Airport Road trunk sewer. Region staff will need to review water and sanitary sewer servicing plans as part ofa Functional Servicing Report for the Special Study Areas prior to providing further comments. Furthermore, the Region will require a detailed Storm Water Management Report for any development in the Airport Road/Mayfield Road Special Study Area. The Region will not accept any additional storm sewer flows from future developments into theregional Road(s). For the Special Study Area located at the south west corner ofmayfield Road and Goreway Drive, the Region will require that the proposed 600/400mm dia. watermains on Mayfield Road and Goreway Dr. be constructed and in service is the anticipated construction date. With regards to wastewater servicing, this area can be serviced by gravity trunk sewers with the anticipated construction date of Adetailed Functional Servicing Report for the area will be required at the time a development application is made. Emergency Service Facilities Within The Vales North Secondary Plan Area 49 the search area has been identified closer to the west portion of the Secondary Plan Area along the west and east side of Airport Road from Countryside Drive north to Mayfield Road. Please note our search is not limited to this specific area and we will consider other potential locations within The Vales North Secondary Plan Area 49. If a suitable site becomes available further comments will be provided. Given theearly stage of development ofthis area, Region staff wish to reserve the right to provide further and/or additional comments Ifyou have any questions or concerns, please contact me at your earliest convenience at ext. 4612, or by at: rvan.vandenbura@peelreaion.ca Yours truly, Ryan Vandenburg Development Services Public Works 10Peel Centre Dr., Suite A, Brampton, ON L6T 4B9 Tel:

81 P Flower City FH-Sl Planning, Design and Development Her,ta9e DATE: October 5, 2012 FROM: Stav Kassaris TO: SUBJECT: Pam Cooper OP Amendment - Vales North Secondary Plan (SPA 49) Heritage staff recommend that Section 6.1 be replaced with the following: Cultural heritage resource management activities within the Vales North Secondary Plan Area shall be undertaken in accordance with the relevant policies of the Official Plan, the Ontario Heritage Act, the Planning Act, the Provincial Policy Statement, and the Standards and Guidelines for the Conservation of Historic Places in Canada. For the purposes of this Plan, heritage resources shall include structures, sites, landscapes, environments and artifacts that are of historical, architectural, contextual and/or archaeological value, significance or interest Appendix C to this Plan identifies the known cultural heritage resources within the Vales North Secondary Plan Area, including the heritage resources identified as "Recommended for Designation under the Ontario Heritage Act" by the Cultural Heritage Analysis Study completed by Archaeological Services Inc. Cultural heritage resources that will be retained and conserved should remain on their original sites. If it is not feasible to retain and conserve the resources on their original sites, then relocation may be considered The provisions of Section do not apply to the St. Mary's (Tullamore) Cemetery. With respect to the St. Mary's (Tullamore) Cemetery, the Cemeteries policies of Section of the Official Plan shall apply, and the regulations set out in the CemeteriesActshall apply when development may impact burial sites which are not registered cemeteries Where a development proposal will impact a cultural heritage resource identified on Appendix C, the City shall require the submission of a Heritage Impact Assessment (HIA) in accordance with the City of Brampton Heritage Impact Assessment Terms of Reference prior to development approval, to the satisfaction ofthe City. Mitigative measures specified in the HIA and/or by City staff, shall be undertaken to the satisfaction of the City of Brampton Where cultural heritages resources are being retained, the applicant shall submit a detailed Conservation Plan outlining requirements for stabilization, conservation, restoration, reuse or adaptive reuse, prior to development approval to the satisfaction of City Council, including heritage designation under the Ontario Heritage Ad, as appropriate. Tho Corporation of The City of Brampton 2 Wellington Street West, Brampton, ON L6Y 4R2 T: TTY:

82 FH-rz All development adjacent to or incorporating a cultural heritage resource should, from a built form perspective, be respectful of the resource having appropriate regard for scale, massing, orientation, setbacks, building material, and design themes and features Landowners are required to adequately maintain, protect, and secure any cultural heritage resource in accordance with the Minimum Maintenance By-law (Property Standards) and/or Vacant BuildingBy-Law All development in the Vales North Secondary Plan Area will require an appropriate Archaeological Assessment to be undertaken in accordance with the currenttechnical guidelines set out by the Ministry of Tourism, Culture and Sport. No grading or other soil disturbance shall take place on a property with respect to archaeological resources priorto issuance of a letter of satisfaction from the Ministry of Tourism, Culture and Sport and clearancefrom City Heritage staff Cultural heritage resources identified for retention in the approved Heritage Study shall be subject to the standard subdivision financial security provisions. Upon completion of these conditions, to the satisfaction of the City, securities shall be reduced or released accordingly.

83 Hydro Ona Brampton Networks Inc. 175 SandalwoodPkwy West Brampton, Ontario 17A 1E8 Tel: (905) fe FH-sS <: www. HydroOneBrampton.com July 16,2012 City ofbrampton 2 Wellington Street West Brampton, ON L6Y4R2 City of Brampton PLANNING, DESIGN &DEVELOPMENT DATE JUL ««'<* FleNV hydrcr^ 7 one Brampton Attention: - Pam Cooper - Planning and Development Re: Dear Pam: Request for Comments City Initiated Official Plan Amendment - Area49 (Mayfield Road to Countryside Drive and Goreway Drive westerly to West Humber River) Ward: 10 Thank you for letter, Request for Comments. We ask that provisions be incorporated within the Amendments to address potential impacts on existing and future Hydro One Brampton facilities. Potential Impacts: easement requirements to provide minimum 5.0m clearances from Hydro Poles due to future construction ofbuildings (Residential/ Commercial / Industrial) increased Electrical equipment due to intensification increased underground plant due to intensification increased overhead plant due to intensification increased Switchgear easements Please forward all proposed Draft Plan and Site Plan applications, which incorporate proposed Amendments, for our review and comments. Should you have any questions or comments please call me at ext Yours truly, HydrpOne Brampton Networks Inc. lgelista C.E.T. Engineering Supervisor Development c.c. T.Wasik, Manager ofengineering - Hydro One Brampton H:\Engineering Development ScclionVStaflftREvangclisIa - General\City AREA 49.doc

84 ;-: ; F4-SH District School Board June 13, Hurontario Street Mississauga. ON.Canada LSR1C f Ms. Pam Cooper Policy Planner III Planning Design & Development Department City of Brampton 2 Wellington Street West Brampton, ON L6Y4R2 Dear Ms. Cooper: RE: Request for Comments - Information Report May 7,2012 City Initiated Official Plan Amendment to re-designate the North Airport Road/Industrial Special Study Area and the Mayfield/Goreway Drive Special Study Area Thank you for providing the Peel District School Board with the opportunity to review the above noted document. Upon its review of the staff report and the proposed Official Plan Amendment the Board has no comments on either document. The Board wishes to be notified ofthe decision ofcouncil with respect to this proposed amendment. If you require any further information please contact me at , ext Yours truly, Paul Mountford, MCIP RPP Intermediate Planning Officer Planning and Accommodation Dept. c. S. Hare, Peel District School Board K. Koops, Dufferin-Peel Catholic District School Board SPA 49 City OPA.doc [" City of b? air",tor.- ] Pi.ANf.-NG. CESfGtW DLVirLCPMEi-iT! LVffE JUN 2 5 2GI2 hoc:o H'.No. Trustees Janet McOougald, Choir Suzanne Nurse. Vice-Chair Stan Cameron Beryl Ford David Green Meredith Johnson Steve Kavanagh Sue Lawton Brad MacDonald Harindor Malhi Jeff White Rick Williams Director of Education and Secretary Tony Ponies Associate Director, Instructional Support Services Pam Tomasevlc Associate Director, Operational Support Services Carta Kisko FSC M*S»caflE5 bo wo> ct<mrar> cunoow umcis «nd uwattumcc siovicts

85 tm-fs". Development & Municipal Services Control Centre Floor 5, 100 Borough Drive Scarborough, Ontario M1P 4W2 Tel: Toll-Free: Fax: Bell June 19, 2012 City of Brampton Planning Department 2 Wellington Street West Brampton, Ontario L6Y 4R2 Attention: Pam Cooper Dear Sir/Madam: RE: Official Plan Amendment and Zoning By-Law Amendment Application Location: Airport Road Corridor south of Mayfield and SW cnr. Mayfield & Goreway Dr. Your File No: P26S 46 Bell File No: Thank you for your letter of June 5, 2012 requesting comments on the abovereferenced application(s). A detailed review of the Official Plan Amendment and Zoning By-Law Amendment application has been completed and an easement may be required to service the subject property, depending on a review of more detailed applications under the Planning Act. Please be advised that Bell Canada requests to be circulated on any future draft plan of subdivision, draft plan of condominium, site plan, or any other development application, that is proposed to implement the subject Official Plan Amendment and Zoning By-Law Amendment application. Through these processes, Bell Canada will provide a more detailed review and comments with respect to any requirements Bell Canada may have to service the subject property. Should you have any questions please contact Rosita Giles at Yours truly Lina Raffoul, Manager - Development & Municipal Services, ON City of Brar f.ton PLANING. DESIGNS BFVB.GP!.S!"t] DATE jun 2 5 ::i2 _. ^gg^y--^

86 J btampton.co BRAMPTON Flower City Q Planning, Design and Development Policy Planning and Growth Management June 5, 2012 File: P26S46 To: Mr. Vito Cassano Rogers Cable Communications Inc. System Planner 3573 Wolfedale Road Mississauga, ON L5C 3T6 Cay of fr.rampton PLANKING'. DESIGN ACI velopj..f.nl date JUii R^i Re Mo. o ** " NO CONFLICT NO BURIEDTV PLANT WITHIN 2m OF PROPOSED WORKING AREA CALL FOR LOCATE Re: Request for Comments City Initiated Official Plan amendment to re-designate the North Airport Road/industrial Special Study Area to permit commercial, institutional, employmentand the potential for limited residential uses; and to re-designate the Mayfield/Goreway Drive Special Study Area to permit institutional and limited commercial uses. Airport Road Corridor south of Mayfield Road and the southwest corner of Mayfield Road/Goreway Drive Ward: 10 This is a request by the City of Brampton for comments on a proposal to amend its Official Plan to re-designate the North Airport Road/Industrial Special Study Area to permit commercial, institutional, employment and the potential for limited residential uses; and to re-designate the Mayfield Road/Goreway Drive Special Study Area to permit institutional and limited commercial uses. In the Official Plan, a corridor flanking Airport Road south of Mayfield Road is designated Industrial with a Special Study overlay. Asmall area at the northwest corner of Mayfield Road and Goreway Drive is also designated Special Study Area, with an underlying Residential designation. The Vales North Secondary Plan (Area 49) is bounded by Mayfield Road to the north, Countryside Drive to the south, Goreway Drive to the east and the west branch of the West Humber River to the west. Both the North Airport Road/Industrial and Mayfield/Goreway Drive Special Study Areas are located within Secondary Plan Area 49, and are designated as Special Study Areas to ensure that both areas are planned in a manner that is complementary to and supportive of the adjacent upscale housing community.

87 brampton.co FlOWef Gty TfrcVt r Report Planning, Design and Development Committee Committee of the Council of The Corporation of the City of Brampton Date: File: Subject: Contact: May 07, 2012 City File: P26S 049 PLANNING. DESIGN 4DEVELOPMENT COMMITTEE nritt.t'v*'? ",*«**- INFORMATION REPORT City Initiated Official Plan amendment to re-designate the North Airport Road/Industrial Special Study Area to permit commercial, institutional, employment and the potential for limited residential uses; and to re-designate the Mayfield/Goreway Drive Special Study Area to permit institutional and limited commercial uses. Airport Road Corridor south of Mayfield Road and the southwest corner of Mayfield Road/Goreway Drive Ward: 10 David Waters. Manager, Land Use Policy Overview:. This report presents for statutory public meeting purposes a City-initiated Official Plan Amendment that proposes to re-designate the North Airport Road/Industrial and Mayfield/Goreway Drive Special Study Areas.. The Vales North Secondary Plan designates the Airport Road Corridor between Mayfield Road and LaCoste Boulevard, and the southwest quadrant of Mayfield Road and Goreway Drive as Special Study Areas to ensure that both areas develop in a manner that is complementary to and supportive of the adjacent upscale housing community.. A consultant study undertaken for the City in 2006 recommended employment, local serving offices and commercial uses for the Airport Road Corridor. For the Mayfield Road/Goreway area, the study recommended community-based uses such as a place of worship, a private school, a daycare centre or speciality retail.. Planning for the Special Study Areas was put on hold by thecity in March 2008 to await the results of the City's Growth Plan Conformity Review regarding the long term need for employment lands across the City.. A draft official plan amendment has been prepared for the two Special Study Areas based on the findings of the 2006 consultant study and public consultation.. Staff will report back to a future Planning, Design &Development Committee meeting following the June 11, 2012 public meeting with a final recommendation with respect to the draft Official Plan Amendment for the Vales North Special Study Areas.

88 t.-. F4-tf ROGERS CABLE June 13, 2012 Pam Cooper City of Brampton Planning Design and Development Department 2 Wellington St West. Brampton, Ontario L6Y 4R2 File P26S 049 Request for Comments RE: REQUEST FOR COMMENTS Please be advised that Rogers Communications Partnership has aerial Fiber/Coax plant in requested area. Caution is advised. Rogers Communications Partnership plant is shown to approximation. No objection. Ifyou have any questions, or require additional information, please do not hesitate to contact me at Salman Siraj Mark-ups Coordinator GTAW

FM-s^ C) i T NO CONFLICT NO BURIED TV PLANT WITHIN 2m OF PROPOSED WORKING AREA CALL FOR LOCATE 1-800-738-7893 EXTRACT FROM SCHEDULE A (GENERAL LAND USE DESIGNATIONS) OF THE CITY OF BRAMPTON OFFICIAL

89 FM-s^ C) i T NO CONFLICT NO BURIED TV PLANT WITHIN 2m OF PROPOSED WORKING AREA CALL FOR LOCATE EXTRACT FROM SCHEDULE A (GENERAL LAND USE DESIGNATIONS) OF THE CITY OF BRAMPTON OFFICIAL PLAN I I SUBJECT_LANDS_VALES f I CITY LIMIT SPECIAL STUDY AREA OPEN SPACE ESTATE RESIDENTIAL RESIDENTIAL HBRAMPTON brnpiouo Flower Gty PLANNING, DESIGN &DEVELOPMENT i APPENDIX 1 OFFICIAL PLAN DESIGNATIONS VALES OF CASTLEMORE NORTH (AREA 49) INDUSTRIAL 0 SO 100 Metres Drawn By:TD Dato:20lt 12 09

90 Development & Municipal Services Control Centre Floor 5, 100 Borough Drive Scarborough, Ontario M1P 4W2 Tel: Toil-Free: Fax: Bell June 14, 2012 City of Brampton Planning Department 2 Wellington Street '.Vest Brampton, Ontario L6Y 4R2 Attention: Pam Cooper Dear Sir/Madam: RE: Official Plan Airport Road Corridor south of Mayfield and SW cnr. Mayfield & Goreway Dr. Your File No: P26S 46 Bell File No: Thank you for your letter of June 5, 2012 requesting comments on the abovereferenced application. The Official Plan has been internally circulated to our engineering staff for detailed review and to determine Bell's specific requirements. Please be advised that Bell Canada will be issuing comments upon completion of a detailed review of the application(s). Should you have any questions please contact Rosita Giles at Yours truly Lina Raffoul, Manager - Development & Municipal Services, ON <*te&f"-:.:...:

91 V-> F4-^l Vt. TOWN OF CALEDON June 13,2012 (scanned & ed to: pam.coooer(5)brampton.ca) Attention: Ms. Pam Cooper RE: City Initiated Official Plan Amendment North Airport Road/Industrial Special Study Area & Mayfield Goreway Drive Special Study Area Vales North Secondary Plan (Area 49) City of Brampton C...- j-.: '.!- ; Ms. Cooper; The Town of Caledon has reviewed the staffreport and the proposed Official Plan Amendments for the Vales North Secondary PlanSpecial Policy Areas. The Town comments as follows: i'i. ;..-. (v K'.<!.^i.f'-k:'/. ".: ^0<.ti '.! >n.:. ';!:,!;: "! ;'-i 'i.'m. ;.^> \;rr.i C'.M.i. i;ii'.) T-i<:i-n >?. : }!',' : '.<-;..:, i iv.i The areas northof Mayfield Road are designated Highway Commercial, General Industrial and Prestige Industrial inthe Caledon Plan. City's staff report recognizes the predominate future use of the landsin the Town of Caledon in the vicinity of Vales North secondary plan area with Mayfield Road being the common boundary. The Town has expressed that Mayfield Roadshould be maintained and protected as a majorarterial and goods movementcorridor in the Regional road system.the Town expects that City staff will respect the Region of Peel Council Resolution to limit accesses onto Mayfield Road. Resolution is attached to advise City of Brampton staff that an interim policy was enacted on May 2, 2012 by the Region of Peel to limit access to Mayfield Roadto two access points between Concession Roads for all future developments andplanning instruments, including Secondary Plans and/or Block Plans, if applicable, for which secondary plan approval of access has notyet occurred inthe Town of Caledon and the City of Brampton. The Town of Caledon reserves the right to further provide comment on any future report or the proposed amendment, ifit is revised. We would like to request continuing participation in the planning process. Yours truly, Development Approval And Planning Policy 6311 Old Church Road Caledon, ON L7C 1J6 C*' OhjjareJ* -Senior Policy Planner Copy by Kennedy Self, Region of Peel Casey Blakely, Town of Caledon Haiqing Xu. Town of Caledon Kant Chawla, Town of Caledon T F

92 [P RGQIOn Cl PG6l 'Ihe Region a] Peel it theproudrecipient ofthe Xational Quality Institute Orderoj 'lite Region ofpeel istlte proud recipient a +3. i.l i. i.... Excellence. Quality: (he lite National Quality institute Institute Cntada CanatUt Ateanl Awartl ofexcellence oj txceilcnec Cold Hold Award, WO/tRlKI} foa l/olt Healthy Workplace: and a2003 IPAODcloitte Public Sector Leadership Cold Award. RECEIVED May 2, 2012 CLERK'S DEPT. Resolution Number m o» c MAY 0720 Mr. Peter Fay AM City Clerk _ ^^^^IJYCOONCM. City of Brampton Hgjfr DATE- AY 2 3 Wt 2 Wellington Street West c Brampton, ON L6Y4R2 Subject: Notice of Motion regarding Mayfield Road Your attention is drawn to the following resolution that was adopted by Regional Council on April 26, 2012: Resolution : Whereas, the Town of Caledon has expressed the imperative to maintain and protect the role and function of Mayfield Road as a major arterial and goods movement corridor; And whereas, the Town of Caledon has appealed the City of Brampton's Vales of Humber Secondary Plan and Block Plan to the Ontario Municipal Board (OMB) for the proposed accesses to Mayfield Road; And whereas, the Region of Peel is undertaking a Road Characterization Study (RCS) and a Strategic Goods Movement Network Study (SGMNS) to establish a road classification for all Regional Roads, within 12 months; And whereas, the Regional Controlled Access By-law will be updated to reflect the recommended changes as identified in the RCS and SGMNS as appropriate; Therefore be it resolved, that these studies (the RCS and SGMNS) be accelerated to be completed within 12 months; And further, that an interim policy be enacted to limit access to Mayfield Road to two access points between Concession Roads for all future developments and planning instruments, including Secondary Plans and/or Block Plans, if applicable, for which secondary plan approval of access has not yet occurred in the Town of Caledon and the City of Brampton; Corporate Services 10 Peel CentreDr., Brampton,ON 16T4B9 Tel: Office ofthe Regional Cleric

93 c fh-^3 <r*\ And further, that this interim policy be effective immediately and until the recommendations of the above noted studies have been reported to Regional Council and Council's direction concerning the discontinuation of the interim policy has been obtained; And further, that the City of Brampton's Official Plan Amendment OP Vales of Humber Secondary Plan and Block Plan, be exempted from further collector road access restrictions. bove resolution is enclosed for yourinformation. ihanie Junius Legislative Specialist C: Dan Labrecque, Commissioner, Public Works, Region of Peel Corporate Services 10Peel Centre Dr., Brampton, ON L6T 489 Tel: Office ofthe Regional Clerk

94 f*h1 APPENDIX '9' DRAFT OFFICIAL PLAN AMENDMENT City File Numbers: P26S 49

95 f4-^6 AMENDMENT NUMBER OP2006- To the Official Plan of the City of Brampton Planning Area 1.0 Purpose The purpose of this amendment is to replace the North Airport Road/Industrial Special Study Area and Mayfield Road/Goreway Drive Special Study Area designations in the Official Plan and the Vales North Secondary Plan as shown on Schedule A to this amendment with land use designations and implementing policies to guide the development of the lands and the next stage of development approvals. 2.0 Location The lands subject to this amendment are located on both sides of Airport Road, bounded to the north by Mayfield Road, to the east by the Vales of Castlemore residential development, and to the west by the West Humber River valleylands, and are described as Part of Lots 16 and 17, Concession 6 E.H.S and Concession 7 N.D.; and also the lands at the southwest corner of Mayfield Road and Goreway Drive, described as Part of Lot 17, Concession 7 N.D., in the City of Brampton. 3.0 Amendments and Policies Relative Thereto: 3.1 The document known as the Official Plan of the City of Brampton Planning Area is hereby amended: (1) by changing on Schedule "A", GENERAL LAND USE DESIGNATIONS, thereto, the designation of the North Airport Road/Industrial Special Study Area lands from "INDUSTRIAL" to "BUSINESS CORRIDOR" and "RESIDENTIAL" and removing the "SPECIAL STUDY AREA" overlay as shown on Schedule A to this amendment; (2) by removing on Schedule "A" GENERAL LAND USE DESIGNATIONS, thereto, the "SPECIAL STUDY AREA" overlay from the Mayfield Road/Goreway Drive Special Study Area lands as shown on Schedule A to this amendment;

96 F4-<V«(3) by deleting on Schedule "H" COMMUNITY BLOCK PLAN AREAS", thereto, block plan area 49-1 as shown on Schedule Bto this amendment; (4) by deleting in Part 1: THE GENERAL PLAN, Section North Airport Road/Industrial Special Study Area and Mayfield Road/Goreway Drive Special Study Area in their entirety; and (5) by adding to the list of amendments pertaining to Secondary Plan Area Number 49: Vales of Castlemore North Secondary Plan, as set out in Part II: SECONDARY PLANS, thereof, Amendment Number OP The document known as the Vales of Castlemore North Secondary Plan, being Chapter 49 of the document known as the 1993 Official Plan, as amended, of the City of Brampton Planning Area which remains in force, is hereby further amended: (1) by deleting Schedule SP49(a) and replacing it with Schedule C to this amendment. (2) by deleting Schedule A and replacing it with Schedule D to this amendment (3) by deleting the paragraph under Section 3.0 Development Principles and replacing it with the following: The Vales North Secondary Plan proposes residential land uses throughout most of the Secondary Plan Area, with an emphasis on upscale executive housing in the eastern and southeastern areas closest to Countryside Drive and Goreway Drive. The lands located at the intersection of Airport Road and Mayfield Road and extending south along the Airport Road Corridor are proposed to be developed for an appropriate mix of commercial, employment, limited residential and institutional uses to serve the area residents and businesses in addition to serving passing vehicular traffic. Two elementary schools, a neighbourhood park and woodlot are proposed to be located in the centre of the community to act as a focal point for the community. The upscale executive housing community envisioned through the designations and policies in this plan will be designed to take advantage of the natural features of the secondary plan area through thoughtful urban design. A "conventional" housing component will also allow for the development of dwellings on smaller lots."

97 FM-n (4) by deleting Section under the heading Commercial and replacing it with the following new Section 4.2.3: "4.2.3 Development within Commercial designations, the Institutional-Special Policy Area, and commercial development with the Residential Special Policy Area shall respect the following principles: No outdoor storage of goods or materials shall be permitted; Provision shall be made to minimize adverse impacts upon adjacent residential uses through landscaping, buffer treatments and appropriate placement of buildings. The illumination of parking facilities shall be directed away from nearby residences to minimize intrusion and glare upon residential properties; Adequate off-street parking facilities shall be provided in accordance with acceptable standards to satisfy the requirements of employees and customers, including safety considerations; Buildings and landscaping shall be used to define the street edge. Buildings are encouraged to have an active facade along the street line and vehicular parking areas shall be screened from public roads; All intersection and access points shall be defined with distinctive landscaping, lighting, and streetscape features; Service and loading areas shall be located away from public view and incorporated into building designs, or effectively screened from view through appropriate fencing or landscaping. Loading doors shall not face any public road; Parking lots shall not be permitted between a building and the street that it fronts; Drive-throughs shall not be permitted to abut a public street; All intersection and access points shall be opportunities to locate higher order built form with a minimum height requirement of two storeys as well as upgraded streetscape design, lighting, planting, signage and other urban design and landscaping amenities; Location of access points shall conform to the Region of Peel Access Control By-Law. To achieve this, common access and linked parking areas amongst land owners may be required and established in accordance with the requirements of the City and the Region of Peel;

98 P4-T* All development shall give due consideration to Crime Prevention through Environmental Design (CPTED) as per Section of this Seconday Plan; Site design and building pedestrian network; layout shall incorporate an integrated Building elevations along the residential interface shall provide appropriate architectural articulation, to the satisfaction of the City, to ensure that residents do not face blank walls; Appropriate buffering from the adjacent residential community in order to provide appropriate visual separation shall be provided as determined through development approvals and may include setbacks, berming, fencing, and landscaped buffers Airport Road/Mavfield Road Gateway The intersection of Mayfield Road and Airport Road is a major entry point into the City and is identified as a Gateway on Schedule 2 of the Official Plan. This Gateway shall develop in accordance with the policies of Section of the Official Plan and shall respect the following: Superior urban form is required to achieve the intended vision for the Gateway, especially at major entry points in accordance with the Official Plan; The sense of entrance, arrival and movement shall be reinforced by the surrounding built form and site planning; development in the vicinity of the gateway shall create a sense of entry into the community and act as an important identifier that provides an opportunity to communicate the community image and identity; The Gateway shall be subject to a minimum height requirement of two storeys as well as upgraded streetscape design, lighting, planting, signage and other urban design and landscaping amenities. These performance standards will be specified in the implementing Zoning By-Law; The Gateway intersection shall be coordinated with the City's Gateway Beautification Program;

99 FM-<W Buildings at gateway locations shall be sited and orientated to address the intersection and contribute to the establishment of a well structured focal point; All intersection and access points within the vicinity of the gateway shall be defined with distinctive landscaping, lighting, and streetscape features that reflect the gateway character; New auto-orientated development, including drive-through restaurants, shall not be permitted within the immediate vicinity of the Gateway location at Mayfield Road and Airport Road. Drive-throughs shall not be permitted to abut a public street; Tertiary Plan Notwithstanding Section 7.0 of the Vales North Secondary Plan, a Tertiary Plan and related background studies (including a design brief), shall be prepared to the satisfaction of the City, prior to development approval in order to ensure comprehensive and integrated development of the following areas: the Institutional-Special Policy Area at the southwest corner of Mayfield Road and Goreway Drive; and, the lands fronting both sides of Airport Road extending south from Mayfield Road, from the valley on the west side of Airport Road to the edge of the existing residential community, but excluding the Neighbourhood Retail site on the northeast corner of LaCoaste Boulevard and Airport Road. The Tertiary Plan shall demonstrate how the designated area can be comprehensively developed and shall have regard for the overall principles of the Sustainable City Concept set out in Section 3.1 of the Official Plan, as well as including location of access points. The Tertiary Plan for the Airport Road lands will address the relationship of the full moves access and how it relates to development on either side of Airport Road. The Tertiary Plan for lands on the west side of Airport Road shall examine the opportunity for a trail located within the valleyland buffer area along the east edge of the valley."

FM-loo (5) by deleting in Section 4.2 Employment, thereof, the heading "Commercial/Industrial Special Study Area" and Sections 4.2.7, 4.2.8, and 4.2.9 and replacing them with the following headings and Sections: "Service Commercial 4.

100 FM-loo (5) by deleting in Section 4.2 Employment, thereof, the heading "Commercial/Industrial Special Study Area" and Sections 4.2.7, 4.2.8, and and replacing them with the following headings and Sections: "Service Commercial Lands designated Service Commercial shall permit a range of commercial uses such as small scale retail, office and personal service and be developed in accordance with the policies of Part I, Section and other relevant policies of the Official Plan. Permitted uses may also include institutional uses such as a school, daycare centre, place of worship, library and recreational facility The existing permission for the gas station at the southwest corner of Mayfield Road and Airport Road will continue to be recognized in the Secondary Plan according to existing zoning provisions. Redevelopment of these lands will be subject to a superior standard of urban design with respect to the built form and streetscape in accordance with the policies of Section 4.10 Urban Form of the Official Plan and the following policies of the Service Commercial designation The Tullamore Village Blacksmith shop located at Airport Road has been identified for a potential heritage designation by the City of Brampton in the "Cultural Heritage Analysis for the Castlemore Secondary Plan Expansion Area" prepared by Archaeological Services Inc. The potential for heritage designation is shall be investigated at the time of site plan application. Commercial/Institutional Land designated Commercial/Institutional on Schedule 49(a) is located at the western boundary of the study area, south of Mayfield Road. The purpose of this designation is to take advantage of the exposure offered by Mayfield Road while allowing for access to the adjacent valleylands. Depending on the type of institutional use, there may also be the potential for an institutional use to work in association with adjacent retail and office developments. This designation shall permit a range of commercial uses and be developed in accordance with the policies of Part I, Section and other relevant policies of the Official Plan. Permitted uses may also

101 FH- i l include institutional uses such as a private school, daycare centre, place of worship, library and recreational facility Lands designated Commercial/Institutional shall develop in accordance with Section and the following principles: i) As a condition of development approval, an Environmental Implementation Report (EIR) and/or addendum to the existing Master Environmental Servicing Plan (MESP) prepared by Aquafor Beech is required to be submitted to the City of Brampton. Highway and Service Commercial Land designated as Highway and Service Commercial on Schedule SP49(a) is comprised of a 8.5 hectare (21 acre) parcel located at the southeast corner of Mayfield Road and Airport Road and is generally intended for uses which accommodate the travelling public which require a high degree of exposure. This designation shall permit a range of Highway and Service Commercial uses and be developed in accordance with the policies of Part I, Section 4.2 and other relevant policies of the Official Plan. Permitted uses include retail establishments such as a home improvement store or an automotive retail store with associated garden centre, a supermarket, restaurant, pharmacy, office, financial institution, and one gas bar with associated uses (that shall not be located at the intersection of Mayfield Road and Airport Road) The lands designated Highway and Service Commercial shall not permit motor vehicle sales, repair, service, a body shop, a car washing establishment or any other type of motor vehicle use except that a motor vehicle repair shop shall be permitted as part of the automotive retail store. Motor vehicle sales/leasing and motor vehicle repair, detailing and body shops shall not be permitted. A motor vehicle washing establishment shall only be permitted as an accessory use to a gas bar. Uses which may have a negative noise, odour or other impact on the adjacent residential community shall not be permitted. This includes but is not limited to uses such as a tavern or a banquet hall.

102 F4~loZ Lands designated Highway and Service Commercial shall develop in accordance Section and with the following principles in order to contribute to a distinctive Gateway character: i) Auto-orientated development, including drive-through restaurants, shall not be permitted within the immediate vicinity of the Gateway location at Mayfield Road and Airport Road. Drive-through restaurants shall be developed in accordance with the policies of Part 1, Section 4.10 and other relevant policies of the Official Plan as well as the policies of the Development Design Guidelines. Drive throughs shall not be permitted to abut a public street. The visual impact of drive-through facilities shall be minimized through appropriate siting and landscape screening, and shall be directed away from adjacent residential areas or public streets. ii) Outside storage of goods and materials shall not be permitted. Outdoor storage shall be permitted only in conjunction with a garden centre sales establishment, shall not be permitted abutting public roads, and shall be screened from view of the adjacent residential community through site design, including location and landscaping. The opportunity to use the garden centre sales establishment as an attractive area of the development that can be used as a public gathering or amenity area shall be explored. iii) to generate an attractive and integrated urban environment and to minimize the impact of commercial development on the adjacent residential area, superior site, architectural and landscape elements shall be used, particularly including design features and characteristics that will enhance and complement the Upscale Executive Housing Community to the east Service Employment Lands designated Service Employment on Schedule SP49(a) are located on the east side of Airport Road, north of the Neighbourhood Retail designation at LaCoste Boulevard. These lands are designated for service based employment uses that are intended to serve area residents and businesses in a built form that is compatible with the character of the adjacent residential community. The designation is not intended to duplicate the planned function of a retail centre as described by the Official Plan Lands designated Service Employment permit offices such as medical/dental as well as a business, professional or administrative office, 8

103 FH-lcfc and financial institution. Permitted uses also include a personal service shop, service shop, art gallery/studio, a printing or copy establishment, health centre or fitness centre, dry cleaning or laundry distribution station, commercial, technical or recreational school, animal hospital or custom workshop. Highway and Service Commercial uses as set out in Section 4.2 of the Official Plan shall also be permitted to a maximum floor area of 10,000 square feet. These uses will be finalized in conjunction with the preparation of the Tertiary Plan prior to the Zoning By-Law being adopted by Council Dining room restaurant uses up to a maximum net floor area of 10,000 square feet will be permitted as a free-standing building only along the Airport Road frontage The following uses shall not be permitted within the Service Employment designation motor vehicle or boat sales, rental, leasing or service establishment, a motor vehicle repair ship, motor vehicle or boat parts and accessories sales establishment, motor vehicle body shop parking lot taxi or bus station motor vehicle washing establishment gas bar or service station banquet hall supermarket convenience restaurant tavern The existing business at Airport Road (J.B. Aluminum) located within the Service Employment designation will continue to operate in accordance with existing zoning permissions. Expansions to the existing operation that require a building permit are subject to mitigating any noise, odour and visual impacts on the adjacent residential community to the satisfaction of the City of Brampton Development of the lands designated Service Employment shall occur in accordance with Section and with the following principles in order to contribute to a comprehensive development:

104 FM-( H i) Auto-orientated development, including drive-through restaurants, shall not be permitted in the Service Employmentdesignation. ii) to generate an attractive and integrated urban environment and to minimize the impact of development on the adjacent residential area, superior site, architectural and landscape elements shall be used, particularly including design features and characteristics that will enhance and complement the Upscale Executive Housing Community to the east Residential - Special Policy Area Lands designated Residential - Special Policy Area on Schedule SP49(a) are located at the southern limit of the secondary plan area, fronting the west side of Airport Road. Considering the isolated location of these lands that are next to a major valley system, these lands have limited potential for traditional employment uses. In order to contribute to achieving a balanced live-work ratio, this designation permits the development of a mixed commercial/office building at the northern end of the Special Policy Area, at the corner of the full moves access and Airport Road in conjunction with single detached dwellings Lands designated Residential - Special Policy Area permit only singledetached, low density dwellings in order to maintain the uniformity of the existing executive housing community of the Vales North. The residential uses shall be developed in accordance with the Low Density Residential 1 policies. Permitted uses shall also include a commercial/office building to be located at the southwest corner of the full moves access and Airport Road The commercial/office building shall have a minimum of 2,500 m2 (27,500 ft2) gross floor area and shall provide employment in the order of 75 jobs. Prior to registration of the residential subdivision, the applicant shall demonstrate to the satisfaction of the Commissioner that the commercial development has been submitted to the City for planning approvals Development of the lands designated Residential - Special Policy Area shall occur in accordance with Section and with the following principles in order to establish a cohesive, superior development: i) Auto-orientated development, including drive-through restaurants, shall not be permitted. ii) Site design and building layout shall incorporate an integrated pedestrian network. Potential trail connections across the valley to 10

105 FM-loS" iii) Countryside Villages Secondary Plan Area to the west shall be explored as part of a development application on these lands, Parking lots shall not be permitted between a building and the street that it fronts, except that the commercial buildings may have a single row of parking located between then and the street. iv) As a condition of development approval, an Environmental Implementation Report (EIR) and/or addendum to the existing Master Environmental Servicing Plan (MESP) prepared by Aquafor Beech is required to be submitted to the City of Brampton. v) a park block to service the on-site residential development is required to be identified during the draft plan of subdivision stage. The final type, size and location of the park block will be determined by the City of Brampton." (6) by deleting in Section 4.3 Open Space, thereof, Section Cemeteries and replacing it with the following new Subsection : " With respect to St. Mary's (Tullamore) Cemetery located on the west side of Airport Road south of Mayfield Road, the Cemeteries Act and the Cemeteries policies of Section of the Official Plan shall apply." (7) by deleting Section 4.4.5, and Special Study Area thereof, from Section 4.4 Institutional and replacing it with the following : "Institutional - Special Policy Area An Institutional - Special Policy Area designation is shown on Schedule SP49(a) at the southwest corner of Mayfield Road and Goreway Drive. The southerly and westerly boundary of the Special Policy Area is the limit of the adjacent valley corridor. As a condition of development approval, an Environmental Implementation Report (EIR) and/or addendum to the existing Master Environmental Servicing Plan (MESP) prepared by Aquafor Beech is required to be submitted to the City of Brampton Salt Creek is located on the southern/western portion of this Special Policy Area and has been identified as "occupied" red side dace habitat by Ministry of Natural Resources. The aquatic habitat classification must be correctly shown in the MESP addendum and policies added ii

106 fm-lcts regarding measures that should be taken to eliminate impacts to the receiving watercourses. Ministry of Natural Resources (MNR) should be contacted to confirm their requirements under the Endangered Species Act (ESA) Development adjacent to the Valleyland will contribute to the conservation and enhancement of natural features and ecological functions, through the application of sustainable best management practices for stormwater drainage, public infrastructure maintenance and management site design, buffers and setbacks The Valleyland shall be conveyed gratuitously to the City in a condition satisfactory to the municipality The lands designated Institutional - Special Policy Area shall be developed for a range of institutional and community based uses such as education facilities, libraries, day care centres, recreational facilities, places of worship, community clubs, a funeral home, and specialty retailing Development of the lands designated Institutional - Special Policy Area shall occur in accordance with Section and with the following principles in order to establish a cohesive, superior development that is compatible with the upscale residential character of the adjacent community: i) Auto-orientated development, including drive-through restaurants, shall not be permitted. ii) to generate an attractive and integrated urban environment and to minimize the impact of commercial development on the adjacent residential area, superior site, architectural and landscape elements shall be used, particularly including design features and characteristics that will enhance and complement the adjacent Upscale Executive Housing. Site design and building layout shall incorporate an integrated pedestrian network. Pedestrian connections should be provided from development areas to any trail links to the Salt Creek valleylands. 12

107 P-HCRiv) Building elevations along the residential interface shall provide appropriate architectural articulation, to the satisfaction of the City, to ensure that residents do not face blank walls vi) All lighting on site shall be designed and oriented so as to minimize glare on adjacent properties, roadways and the Salt Creek Valley. vii) Buildings shall be developed in a manner that minimizes the impacts on the adjacent Salt Creek Valley and that creates minimal interference with the natural environmental features. Accordingly, the Zoning By-law will provide appropriate provisions for building setbacks. viii) The Tertiary plan shall demonstrate how the farm house recommended for heritage designation can be preserved and/or integrated into new development. ix) Prior to zoning approval, the applicant shall verify and receive confirmation from the Region of Peel that the existing servicing capacity will support the proposed uses. Stormwater runoff is to be accommodated on site to the satisfaction of the City." (8) by amending Section 4.4 Institutional thereof, by adding the following as Section Mixed Institutional: "Mixed Institutional The lands designated Mixed Institutional on Schedule SP49(a) are intended to recognize the existing Sikh Heritage Centre located on the west side of Airport Road, the property to the immediate south (11730 Airport Road) and the lands between the Sikh Heritage Centre and the valley. Institutional uses such as Place of Worship, a private school, day care centre or accessory uses shall be permitted. As a condition of development approval, an Environmental Implementation Report (EIR) and/or addendum to the existing Master Environmental Servicing Plan (MESP) prepared by Aquafor Beech is required to be submitted to the City of Brampton." 13

PM-Io? (9) by adding to Section 5.0 Transportation Policies, thereof, the following new Sections: "5.1.

108 PM-Io? (9) by adding to Section 5.0 Transportation Policies, thereof, the following new Sections: " Access via Airport Road and Mayfield Road will be addressed through individual Site Plan applications and the preparation of detailed traffic impact studies The Region of Peel will investigate the option of incorporating a left in, right-in/right-out access along Mayfield Road, approximately 180 metres east of Airport Road. A Traffic Impact Study will be required at the Rezoning and/or Site Plan stage in order to determine the feasibility of this type of access configuration. Storage and taper length requirements along Mayfield Road, as well as appropriate storage and taper to accommodate the west-bound left-in access will be reviewed. The Traffic Impact Study will be required to consider full build out of Tullamore up to Access to lands at the southwest quadrant of Airport Road and Mayfield Road must identify the primary full moves access to Airport Road. This primary access must align with the east side of Airport Road. In addition, access to Mayfield Road must be combined with the existing service station and proper arrangements must be made between land owners to secure reciprocal access easement for internal site connectivity. All other access needs along Airport Road will be determined during the planning stage as part of the Traffic Impact Study A right-in/right-out access will be considered for the southwest corner of Mayfield Road and Goreway Drive and that details will be required to be determined through a Traffic Impact Study at the Site Plan stage The Region of Peel encourages access management along Airport Road and Mayfield Road and owners are encouraged to combine accesses. Proper arrangements must be made to secure reciprocal access easements for internal site connectivity in order to abide by the spacing requirements of the Region of Peel Controlled Access By-Law 59-77, as amended Pre-dedication of property may be required at the planning application stage prior to development approval in order to meet the 14

109 FH-lo^ Regional Official Plan requirements for Regional Road 7 (Airport Road) and Regional Road 14 (Mayfield Road)." (10) by adding to Section 6.2 Noise Attenuation, thereof, the following new Section as Policy 6.2.3: "6.2.3 Asatisfactory comprehensive noise attenuation feasibility study in accordance with the relevant policies of the Official Plan shall be submitted as necessary prior to development so that adequate noise attenuation measures can be specified and guaranteed as a condition of development approval. The comprehensive noise attenuation feasibility study shall determine the appropriate building setback, landscaped buffer, and acoustic wall requirements that shall be provided between buildings on the east side of Airport Road and the existing residential communityto the east, to the satisfaction of the City of Brampton." (11) by adding to Section 6.5 Sanitary Sewage and Water Supplythereof, the following as Section 6.5.6: "6.5.6 A detailed Functional Servicing Report is required as a condition of development approval. Water and sanitary sewer servicing plans are required as part of a Functional Servicing Report." (12) by adding to Section 6.6 Public Utilities and Facilities thereof, the following as Section 6.6.2: "6.6.2 All development applications shall consider potential impacts on utilities provided by Hydro One Brampton, Bell and any other public utility." (13) by replacing in Section 6.0 Servicing and Design Considerations thereof, Section with the following: "6.7.2 Where a Residential land use designation interfaces with a Commercial or Service Employment land use designation on Schedule SP49(a), the City will require buffering and mitigation measures to be implemented in accordance with the Environmental Management polices and other relevant policies, contained in Part I of the Official Plan". 15

110 H-uo Approved as to Content: Henrik Zbogar, MClP, RPP Acting Director, Planning Policy and Growth Management 16

FM-lll LANDS TO BE REDESIGNATED FROM "INDUSTRIAL" TO "BUSINESS CORRIDOR" AND "SPECIAL STUDY AREA" DESIGNATION TO BE DELETED "SPECIAL STUDY AREA" DESIGNATION TO BE DELETED EXTRACT FROM SCHEDULE A

111 FM-lll LANDS TO BE REDESIGNATED FROM "INDUSTRIAL" TO "BUSINESS CORRIDOR" AND "SPECIAL STUDY AREA" DESIGNATION TO BE DELETED "SPECIAL STUDY AREA" DESIGNATION TO BE DELETED EXTRACT FROM SCHEDULE A (GENERAL LAND USE DESIGNATIONS) OF THEDOCUMENT KNOWN AS THE2006 CITY OF BRAMPTON OFFICIAL PLAN RESIDENTIAL INDUSTRIAL '.'.'.'.'.' SPECIAL STUDY AREA ESTATE RESIDENTIAL OPEN SPACE B BRAMPTON ;» tomtom Flower Cily PLANNING. DESIGN & DEVELOPMENT mmim Dale: SCHEDULE A TO OFFICIAL PLAN AMENDMENT OP2006#. Ej.jj4_»_p:i_si»_o»*_»_c*e:ji:

112 f 4-Ill- Block Plan Area 49-1 To Be Deleted COUNTRYS DE DR EXTRACT FROM SCHEDULE H(COMMUNITY BLOCK PLAN AREAS) OF THE DOCUMENT KNOWN AS THE 2006 CITY OF BRAMPTON OFFICIAL PLAN BLOCK PLAN AREA m BRAMPTON to* Flower City I PLANNING. DESIGN S DEVELOPMENT Date: 2012/11/27 Diav/n ByCJK File. P26S-i9.0PA_B SCHEDULE B TO OFFICIAL PLAN AMENDMENT OP2006#

FM-U3 RESIDENTIAL INSTITUTIONAL COMMERCIAL EXECUTIVE RESIDENTIAL ELEMENTARY SCHOOL NEIGHBOURHOOD RETAIL LOW DENSITY 1 CEMETERY HIGHWAY & SERVICE COMMERCIAL LOW DENSITY 2 RESIDENTIAL SPECIAL POLICY

113 FM-U3 RESIDENTIAL INSTITUTIONAL COMMERCIAL EXECUTIVE RESIDENTIAL ELEMENTARY SCHOOL NEIGHBOURHOOD RETAIL LOW DENSITY 1 CEMETERY HIGHWAY & SERVICE COMMERCIAL LOW DENSITY 2 RESIDENTIAL SPECIAL POLICY MIXED INSTITUTIONAL INSTITUTIONAL - SPECIAL POLICY AREA SERVICE COMMERCIAL SERVICE EMPLOYMENT COMMERCIAL / INSTITUTIONAL OPEN SPACE WOODLOT VALLEYLAND TRANSPORTATION ^ «" COLLECTOR RD MINOR COLLECTOR RD HERITAGE A CATEGORY A B CATEGORY B NEIGHBOURHOOD PARK STORM WATER MANAGEMENT FACILITY ^ ^^ ^-^ POTE\TIAL TRAIL LOCATION FULL MOVES ACCESS I AREA SUBJECT TO THIS AMENDMENT SECONDARY PLAN BOUNDARY M BRAMPTON bfomphxioi Flower City PLANNING.DESIGN & DEVELOPMENT ^^^ = i Metres Date: SCHEDULE C TO OFFICIAL PLAN AMENDMENT OP2006#. VALES NORTH SECONDARY PLAN (AREA 49) SCHEDULE SP49(a) * Local roads shown are not pari ol this schodule. FiLE 5PAJ9gv>-s

^\s-v. DATE:Ji^v^IL-^1^

$^\s-v. DATE:Ji^v^IL-^1^$ UBRAMPTON ^\s-v Report Planning, Design and brampton.cd Flower City Development Committee Date: May 07, 2012 File: City File: P26S 049 Subject: Committee of the Council of The Corporation of the City of