Ms. Kathryn Lockyer, Clerk Steeles Avenue West 10 Peel Centre Drive, Suite A, 5th floor

Transcription

1 Council February Piccin, Bottos Barristors and Solicitors Regional Municipality of Peel Attn: Paul R. Bottos Ms. Kathryn Lockyer, Clerk Steeles Avenue West 10 Peel Centre Drive, Suite A, 5th floor Woodbridge, ON L4L 4Y4 Brampton, ON L6T 4B9 Region of York Mr. Dennis Kelly, Regional Clerk Corporate Services De artment Yonge Street, 4' R Floor Newmarket, ON L3Y 6Z1 Town of Caledon Ms. K. Landry, Clerk P.O. Box 100,6300 Old Church Road Caledon, ON L7C 1 J6 Ministry of Transportation Central Region - BIdg " D 3rd Floor Planning and Environmental Office 1201 Wilson Avenue Downsview, ON M3M 1 J8 City of Vaughan Mr. Jeffery A. Abrams, City Clerk 2141 Major Mackenzie Drive Vaughan, ON L6A IT1 Toronto and Region Conservation Authority Attn: Brian Denney, CAO 5 Shoreham Drive Downsview, ON M3N 1 S4 REFERRAL TO RECOMMENDED DIRECTION REQUIRED RECEIPT RECOMMENDEFT+- Re: Proposed Land Use Plan- Highway 427 Industrial Secondary Plan (Area 47) -Ward 10 (File P26 S47) The following recommendations of the Planning, Design and Development Committee Meeting of January 14,201 3 were approved by Council on January 30,201 3: PDD That the delegation of Mr. Paul R. Bottos, Piccin, Bottos Barristers and Solicitors, dated January 10, 2013, to the Planning, Design and Development Committee Meeting of January 14, 2013, re: Proposed Land Use Plan - Highway 427 lndustrial Secondary Plan (Area 47) -Ward 10 (File P26 S47) be received; and, - FEB ' 2. That the report from D. Waters, Manager of Land Use Policy, and M. Majeed, Policy Planner, Planning, Design and Development, dated December 14, 2012, to the Planning, Design and Development Committee Meeting of January 14, 2013, re: Proposed Land Use Plan - Highway 427 lndustrial Secondary Plan (Area 47) - Ward 10 (File P26 S47) be received; and, cont... 1 REGION OF PEEL CLERKS DEPX The Corporation of The City of Brampton 2 Wellington Street West, Brampton, ON L6Y 4R2 1: TTY:

2 3. That an official plan amendment be prepared based on the City's Proposed Land Use Plan for Area 47 dated December 2012 as presented herein (which includes the pre June GTA West Preliminary Route Planning Study Area that minimizes impact on key employment areas in northeast Brampton), and that staff be directed to present the amendment at a statutory public meeting; and, 4. That block planning for the residential lands in Area 47 be permitted to commence following the statutory public meeting subject to the Landowners Group agreeing to gratuitously pre dedicate the property required for widening and municipal servicing along The Gore Road and Countryside Drive, when requested by the Region of Peel or City of Brampton; and, 5. That staff be directed to study as part of the Official Plan Review the feasibility of adding a Major Transit Station designation to the Official Plan for the intersection of Castlemore Road and Highway 50; and, 6. That the City Clerk be directed to provide a copy of the subject report and Council resolution to the Regions of Peel and York, Town of Caledon, City of Vaughan, Toronto and Region Conservation Authority and the Ministry of Transportation (Planning and Environmental Office) for their information. That the report from D. Waters, Manager of Land Use Policy, and M. Majeed, Policy Planner, Planning, Design and Development, dated November 14, 2012, to the Planning, Design and Development Committee Meeting of January 14, 201 3, re: Proposed Land Use Plan - Highway 427 Industrial Secondary Plan (Area 47) - Ward 10 (File P26S 47) be received. Yours truly, Shauna Danton Legislative Coordinator City Clerk's Office Tel: Fax: bramptonxa cc: Regional Councillor J. Sprovieri City Councillor V. Dhillon D. Kraszewski, Acting Commissioner, Planning, Design and Development H. Zbogar, Acting Director, Planning Policy and Growth Management D. Waters, Manager, Land Use Policy, Planning, Design and Development M. Majeed, Policy Planner, Planning, Design and Development

3 0,. '. pw-el-3 Report.$$? Planning, Design and Date: December 14,201 2 Development Committee Committee of the Council of The Corporation of the City of Brampton File: P PLANNING, DESIGN 8 DEVELOPMENT COMMITTEE Subject: DATE: RECOMMENDATION REPORT PROPOSED LAND USE PLAN Highway 427 Industrial Secondary Plan (Area 47) Ward 10 Contact: David Waters, Manager, Land Use Policy (905) Overview: B The City's Proposed Land Use PIan for Area 47 was presented for public review at an open house in June a The June 2012 Land Use PIan has been refined based on public feedback and the preliminary preferred road network that was presented at the June 2012 open house as part of the Area 47 Transportation Master Plan. e Also in June 2012, WIT0 released an update of the GTA West Transportation Corridor EA Transportation Development Strategy in which the Preliminary Route Planning Study Area, as presented in the June 2012 band Use Plan, was shifted south westerly by approximately 500 metres. * The adjusted Study Area encompasses employment lands that are expected to be developed in the short to midterm. The expanded study area would result in economic and financial impacts to the City and the Region of Peel. Staff will be using the Preliminary Route Planning Study Area for the GTA West Corridor that was presented at the June 2012 open house when preparing the official plan amendment for Area 47. This study area still enables all feasible options to be studied as part of Stage 2 of the GTA West Corridor EA. Block planning can begin for the residential lands in Area 47 following the statutory public meeting on the condition that the Landowners Group agree to gratuitously pre dedicate the property required for widening and municipal servicing along The Gore Road and Countryside Drive, when requested by the City or Region. This approach has the additional public benefit of advancing municipal water infrastructure to the employment lands east of Clarkway Drive.

4 Recommendations: PW-El-4 1. THAT the staff report from David Waters, Manager, Land Use Policy, Planning, Design & Development, dated December 14, 2012 to the Planning, Design and Development Committee meeting of January 14, 2013 re: Recommendation Report - Proposed Land Use PIan - Highway 427 Industrial Secondary PIan (Area 47) - Ward 10 (File: P26 S47) - be received; 2. THAT an official plan amendment be prepared based on the City's Proposed Land Use Plan for Area 47 dated December 2012 as presented herein (which includes the pre June GTA West Preliminary Route Planning Study Area that minimizes impact on key employment areas in northeast Brampton), and that staff be directed to present the amendment at a statutory public meeting; 3. THAT block planning for the residential lands in Area 47 be permitted to commence following the statutory public meeting subject to the Landowners Group agreeing to gratuitously pre dedicate the property required for widening and municipal servicing along The Gore Road and Countryside Drive, when requested by the Region of Peel or City of Brampton; 4. THAT staff be directed to study as part of the Official Plan Review the feasibility of adding a Major Transit Station designation to the Official Plan for the intersection of Castlemore Road and Highway 50; and, 5. THAT the City Clerk be directed to provide a copy of this staff report and Council resolution to the Regions of Peel and York, Town of Caledon, City of Vaughan, Toronto 8 Region Conservation Authority and the Ministry of Transportation (Planning and Environmental Office) for their % : $ Background: In accordance with Council direction, City staff presented the City's Proposed Land Use PIan at an open house in June 2012 in order to obtain public feedback. This plan contains the level of detail that is generally representative of a secondary plan land use schedule and designates Employment Lands, "Executive Residential", "Low Density" and "LowIMedium Density" areas as well as schools, commercial centres, parks, open space, stormwater management ponds, heritage sites and a collector road network (see Figure 1). The Proposed Land Use Plan designates lands east of Clarkway Drive generally for employment uses including "Prestige Industrial", "Business Park" and "Logistics/Warehouse~~ransportation", based on the recommendations of the Employment Maximization Study (see Figure 1 ).

5 PROPOSED SIMPSON ROAD EXTENSION NOTE: ROAD NETWORK TO BE DETERMINED BY TRANSPORTATION MASTER PLAN. RESIDENTIAL OPEN SPACE LOW DENSITY RESIDENTIAL 8%J MIXED USE IRESIOEMIALIRETAILI ' COMMUNITY PARK 5E5BI LOWIMEOIUM DENSITY RESIDENTIAL :::::I MAIN STREET CWRACTER AREA EXECUTIVE RESIDENTIAL NEIGHEOURHOOD PARK EMPLOYMENT INSTITUTIONAL OPENSPACE CEMETERY SWM FACILITY OFFICE NODE EUSINESS PARK PUBLIC SECONDARY SCHOOL? FIRE STATION LOGlSTlWAREHOUSE~~~NSPDRTATION :.3?':1 PRESTIGE INDUSTRIAL g$;",",lcl ELEMENTARY :. PLACEOF ' WORSHIP L3-q 1AIXEDCOMMERCIAL~INWSTRIAL ELEMENTARY SCHOOL COMMERCIAL UTILITIES AND INFRASTRUCTURE DISTRICT RETAIL HIGHWAY COMMERCIAL GTA WEST NEIGHEOURHOOD RETAIL SERVICE CO14MERCIAL CONVENIENCE RETAIL ROAD NETWORK. r. 2.: TRANS CANADA

6 The proposed location for a major portion of "Executive Residential" housing abutting The Gore Road Tributary is intended to create a sufficient mass to support a clearly identifiable and complete executive housing community, which includes parks, schools and exposure to natural features. The band of "Executive Residential" designated along the east side of The Gore Road and opposite the existing "Estate Residential" community is intended to provide a gradual transition to the new residential area in Area 47. The "Executive Residential" designation is proposed to permit a maximum net density of 14.8 units per net residential hectare (6 units per net residential acre). ' Lands adjoining the "Executive Residential" designation and north of the TransCanada Pipeline are proposed for "Low Density Residential" with a maximum net density of 20 units per net residential hectare (8 units per net residential acre). Lands south of the TransCanada Pipeline are proposed for "LowIMedium ResidentialJ' use with a maximum net density of 35 units per net residential hectare (14 units per net residential acre). Together the residential and mixed use designations proposed within Area 47 are expected to yield about 5,700 units, which include a minimum of 600 executive residential units as required by the Official Plan. The City's Proposed Land Use Plan for Area 47 is estimated to yield in the order of 22,300 people and a total of 20,700 jobs (including employment land jobs and population-related jobs) which results in a density target in the order of 41 people and jobs per hectare. The network of arterial roads identified on the Proposed Land Use Plan builds upon the City's Transportation and Transit Master Plan (TMP) and the joint municipal Peel- Highway 427 Extension Area Transportation Master Plan Study and is generally consistent with the arterial road network proposed in OPA 43 (Brampton's Growth Plan Conformity Amendment). The proposed arterial roads within Area 47 include a connecting link between Major Mackenzie Drive and Mayfield Road referred to as "Arterial AT, and an east-west road in proximity to the TransCanada Pipeline that connects The Gore Road with a realigned Coleraine Drive (see Figure 1). Given the environmental constraints that potentially restrict the widening of the section of Clarkway Drive abutting Special Policy Area 1, the Transportation Master Plan is proposing "Arterial A 2 as a 6 lane road to provide suitable capacity through the secondary plan area in addition to functioning as a temporary connection between the terminus of Highway 427 at Major Mackenzie Drive and Mayfield Road.

7 $, k% The Proposed Land Use Plan also identifies a preliminary network of new collector roads based on analysis undertaken as part of the Area 47 Transportation Master Plan together with input from the other component studies. Current Situation: Proposed Land Use Plan - December The latest version of the Proposed Land Use Plan for Area 47 dated December 2012 (see Figure 2) is a refinement of the plan presented at the June open house and considers the findings to-date of the component studies and public feedback (see Appendix A). The refinements made by staff include the following: P Adding a new access point on Old Castlemore Road opposite Apple Valley Way in the general location where a collector road is designated on Schedule B of the Official Plan (see Figures 2); a, In recognition of the environmental constraints that impact the widening of Clarkway Drive between the TransCanada Pipeline and Countryside Drive and considering the existing rural residential character of this area, this section of Clarkway Drive has been redesignated as a two lane "Special Character Road". B A Special Policy Area (SPA 4) designation has been overlaid on the Jain property at the southwest corner of Mayfield Road and Clarkway Drive known municipally as 7905 Mayfield Road. The Special Policy Area will be based on the Master Concept Plan submitted by Glen Schnarr and Associates. The Master Plan proposes a Place of Worship and complementary uses, Neighbourhood Commercial, ground-related residential, high density residential, seniors housing and a private school (see Appendix D). a The fire station designation has been shifted about 125 metres south to the correct location fronting the east side of The Gore Road, as identified by the Fire Department (see Figure 2). B Consistent with the preferred road network presented at the June open house as part of the Transportation Master Plan, the proposed east-west collector road between Castlemore Road and Countryside Drive has been realigned to intersect with Arterial A2 west of the Rainbow Creek in order to avoid the creek crossing. As a result of this realignment, the boundaries of the abutting Community Park, Prestige Industrial, Low-Medium Density and Special Policy Area 3 designations have been adjusted (see Figure 2).

8 PROPOSED SIMPSON ROAD EXTENSION NOTE: ROAD NETWORK TO BE DETERMINED BY TRANSPORTATION MASTER PLAN. COLLECTOR ROAD DESIGNATED IN SCHEDULE B OF THE OFFICIAL PLAN RESIDENTIAL OPEN SPACE LOW DENSITY RESIDENTIAL ;i$@$f MIWDUSE (RESIDENTIAURENIIL) >GL&B COMMUNITY PARK OPENSPACE!%$%a LOWIMEDIUM DENSITY RESIDENTIAL i::::: MAIN STREEl CHARACTER AREA NEIGHBOURHOOD?= CEMETERY EXECWIVE RESIDENTl4L PARK SWM FACILITY EMPLOYMENT INSTITUTIONAL OFFICE NODE BUSINESS PARK PUBLIC SECONDARY SCHOOL ;%Pa FIRE STATION LOGlSTlWAREHOUSElTRANSWRTATlON?X?<$ PRESTIGE INDUSTRIAL n;i689 ~;~~olcl ELEMENTARY, MIXED COIAMERCIAUINDUSTRIAL ELEMENTARY SCHOOL COMMERCIAL, PLACEOF WORSHIP UTILITIES AND INFRASTRUCTURE DISTRICT RETAIL HIGHWAY COMMERCIAL GTA WEST,....,- TRANS CANADA..:=- -- CORRIDOR.PRELIMINARY NEIGHBOURHOOD RETAIL SERVICE COMMERCIAL PIPELINE '5 v i. : ROUTE PLANNING STUDY ROAD NETWORK e. COLLECTOR ROAD ROAD ACCESS ( POTENTIAL 1 HERITAGE RESOURCE 0 SPA 47 BOUNDARY MINOR ARTERIAL ROAD SPECIAL CHARACTER ROAD

9 The transportation network included in the latest version of the Proposed Land Use Plan will be further refined based on the recommendations of the Transportation Master Plan for Area 47 which is expected to be finalized in the near future. New arterial and collector roads being proposed within Area 47 are subject to the Municipal Class EA process for roads and finalized through that process. Phases 1 and 2 of the Class EA, including public consultation, are being completed as part of the Area 47 Transportation Master Plan. Phases 3 and 4 for specific road projects identified in the Master Plan will be completed through future EA studies, or as an integrated process through block planning. GTA West Corridor Preliminan/ Route Planning Studv \.&= P.?' In June 2012, MTO released an update of the GTA West Transportation Corridor EA Transportation Development Strategy which included a shift of the Preliminary Route Planning Study Area within Area 47 to the south west by approximately 500 metres to rectify a previous mapping error. The Preliminary Route Planning Study Area as depicted in MTO's final GTA West Transportation Corridor EA Transportation Development Strategy is shown in Appendix B. The adjusted Preliminary Route Planning Study Area now encompasses employment lands between Coleraine Drive and Highway 50 that can accommodate large building footprints. These lands are expected to be developed in the short to midterm as significant blocks have been acquired by major industrial developers based on the employment designation of the Official Plan with servicing expected to occur also within the short term.. Given the length of time that is expected to pass before the Province finalizes a GTA West alignment, the adjusted GTA West Corridor Preliminary Route Planning Study Area would preclude short term development of these employment lands, which would result in economic and financial impact to the City and Region of Peel with regard to job creation, Development Charges and property tax revenue. The adjusted study area would also have the effect of slowing down the implementation of the Major Mackenzie Drive extension between Highway 50 and Mayfield Road (also known as Arterial A2). The Preliminary Route Planning Study Area as presented at the Area 47 open house in June 2012 would still enable reasonable evaluation of the full range of alignment options as part of Stage 2 of the GTA West Corridor EA. Furthermore, employment lands within the expanded study area that are not necessary for Corridor protection would not be frozen for a considerable length of time.

10 To enable the City and Region to benefit from the economic development of these employment lands in the near to midterm, staff will identify the preliminary route planning study area that was presented at the June open house for Area 47 (see Figure1 ). Block Planninq Area 47 includes six sub-areas for block planning as shown in Schedule H of the Official Plan (see Figure 3). Sub-Areas 47-1 and 47-4 include residential areas, while the remaining sub-areas largely comprise employment lands. Presenting an official plan amendment for Area 47 at a statutory public meeting represents significant advancement of secondary planning. As such, the City has received a request from the Area 47-1 Landowners Group to begin block planning for this Sub-Area following the statutory public meeting which is expected to be held in 2013 (see Appendix C). The submission from the Landowners Group states that commencing block planning following the statutory public meeting offers the opportunity for determining the appropriate design and development parameters for the Clarkway Mixed-Use (ResidentialIRetail) area that is intended to be a community focus for Area 47. It would also provide the opportunity to refine the draft secondary plan policies based on greater technical detail and insight arising from block planning. The Landowners Group has noted that this approach will help advance the conveyance of land required by the Region of Peel for future road widening and advancing sanitary sewer services, particularly along The Gore Road, to serve Area 47 as well as planned communities to the north, such as the Vales of Humber. The Landowners Group has also highlighted the benefits of identifying school sites at a level of detail that provides certainty with respect to facilitating the early acquisition of these sites. Staff has evaluated the growth management implications and public benefits to the City of initiating block planning for Sub-Area 47-1 and is recommending that the current subarea boundaries in Area 47 be realigned to create two block plan areas for all of the residential lands, which includes the Clarkway Special Study Area (see Figure 4). Staff is of the view that the block planning for the residential lands in Area 47 should be undertaken comprehensively at the same time and that the supporting background studies should be completed to address all of the issues. This includes the preparation of a comprehensive cost sharing agreement for the residential lands.,! g&, t.,$i.& -29

11 il1iiyfiei D 9% OF THE 2006 OFFICIAL PLAN

12 TOW OF 1 wea412 potenild a~te~nat~ve connec~lon Lo Maylield Road \ I PROPOSED SIMPSON ROAD EXTENSION RESIDENTIAL LOW DENSIPI RESIDENTIAL a$$fi MIXEDUSE IRESIDEMtAVRETAILI =r.?&%i LOWrMEDIUM DENSITY RESIDENTIAL :::::: MAIN STREET CHARACTER AREA mm EXECLlTlVE RESIDENTIAL EMPLOYMENT OFFICENODE.-,I,,~& EUSINESS PARK Em%l LDGlST1UWAREHOUSMRANSWRTATlON -dl?{:a PRESTIGE INDUSTRIAL ism DISTRICT RETAIL NEIGHBOURHOOD RETAIL CONVENIENCE RETAIL COMMERCIAL MIXEDGOMMERCIAUINDUSTRIAL HIGHWAY COMMERCIAL SERVICE COMMERCIAL Bal COMMUNITY PARK NEIGHBOURHOOD PARK OPEN SPACE INSTITUTIONAL OPENSPACE CEMETERY SWM FACILITY PUBLIC SECONDARY SCHOOL ii*m FIRE STATION CATHOLICL ELEMENTARY.: PLACEOF SCHOOL WORSHIP ELEMENTARY SCHOOL UTILITIES AND INFRASTRUCTURE TRANS CANADA.v--.- PIPELINE GTA WEST '+c -v 2 CORRIDOR.PRELIMINARY ROUTE PLANNING STUDY AREA ROAD NETWORK..., COLLECTOR ROAD ROAD ACCESS ( POTENTIAL ) HERITAGE RESOURCE 1. SPA 47 BOUNDARY

13 All of the component studies being undertaken as input into secondary planning will have to be significantly advanced before block planning can begin in earnest for the residential lands in Area 47. The realigned block plan areas will be amended as part of the official plan amendment that is prepared by City staff and presented to a statutory public meeting. The staging and sequencing of development for the block plan areas will be determined as part of block planning, however, Area 47-1 will likely represent the first phase of development based on the extension of municipal services from the south. The employment lands would be identified as one block plan that could proceed with individual subdivision applications once the following submissions have been prepared for the entire sub-area to the satisfaction of the City: urban design guidelines, an environmental implementation report, a traffic impact study and a cost sharing agreement. $*El" Municipal water infrastructure for the employment lands that are to be developed in the short to midterm will need to be extended from The Gore Road eastwards along Countryside Drive. In addition to the widening of The Gore Road on the east side, the pre dedication of property on Countryside Drive through the residential block plan areas would advance the early delivery of municipal water infrastructure to the employment lands in Area 47, thus making them available for development sooner than programmed by the Region of Peel. Property dedication by the landowners would also facilitate the widening of Countryside Drive within Area 47. In return for the City agreeing to start block planning for the residential lands in Area 47, the Landowners Group would agree to a condition that requires the gratuitous pre dedication of property to the City or Region for municipal servicing and the road widening of The Gore Road and Countryside Drive, when requested. Maior Transit Station Area At the Council meeting of November 28, 201 2, Councillor Sprovieri requested that the Growth PIan Amendment add a Major Transit Station Area designation at the intersection of Castlemore Road and Highway 50. While the intersection falls outside the boundaries of Secondary Plan Area 47, its strategic location at the junction of a major employment area that straddles both Brampton and Vaughan lead staff to believe there is merit in studying the request as part of the Official PIan Review, which is scheduled to begin in 2013.

14 Next Steps: The December 2012 version of the Proposed Land Use Plan will be further refined through the finalization of the component studies. A draft official plan amendment for Area 47 is expected to be presented at a statutory public meeting in Conclusion: The December 2012 version of the. Proposed Land Use Plan represents a refinement of the Plan presented at the June 2012 open house and considers current findings of the component studies and public input. The finalization of the secondary plan component studies and the presentation of the draft official plan amendment at a statutory public meeting in 2013 represent significant advancement of secondary planning for Area 47. Staff will continue to show the Preliminary Route Planning Study Area for the GTA West Corridor that was presented at the June 2012 open house when preparing the official plan amendment for Area 47. This study area accommodates all feasible alignment options to be studied as part of Stage 2 of the GTA West Corridor EA, without encumbering short to midterm development of key employment lands that provide financial and economic benefits to the City and the Region. Staff is recommending an.approach for block planning that will enable the residential lands in Area 47 to proceed following the statutory public meeting on the condition that the Landowners Group representing the residential block plan areas agree to pre dedicate gratuitously, when requested by the City of Brampton or Region of Peel, the property for widening and servicing infrastructure along The Gore Road and Countryside Drive. This will enable the Region to extend municipal water to the employment lands east of Clarkway Drive. Respectfully Submitted: Acting Director, Policy Planning & Growth Management MCIP, RPP Planning Design Authored by: Malik Majeed/David Wafers 8

15 L.jr * ~ ~ $. ~ ~, Attachments: ' <*- Appendix A - Summary of Public Comments Received Appendix B - Land Use Plan Showing the Expanded GTA West Corridor Preliminary Route Planning Study Area Appendix C - Block Planning Submission by Glen Schnarr & Associates Ltd. Appendix D - Jain Master Plan Submission by Glen Schnarr & Associates Ltd.

16 Appendix A Summary of Public Comments Received

17 Appendix A - Summary of Public Comments Received Comment North-South Collector Road East of Clarkway Drive: The proposed N-S collector road east of Clarkway Drive should be extended south into the Bram East Secondary Plan area in order to connect with Apple Valley Way at Castlemore Road Clarkway Drive: The owner of the 55 acre property at Clarkway Drive, which is designated in part as Special Policy Area 3 in the Proposed Land Use Plan, has noted that all of the 55 acre property has been identified for use as a religious sanctuary. As such, the owner has requested that the portion of the proposed north-south collector road that traverses this property be deleted (see Figure 1). Lands on South Side of Old Castlemore Road: The future development of the triangular lands within the Bram East Secondary Plan (Area 41) that are bounded by Old Castlemore Road, Castlemore Road and Fines Avenue is constrained by site geometry and the relatively small area. As such, the City should consider including these lands as part of Area 47 in order to rationalize site boundaries and create a larger development block including lands within Area 47. Clarkway Drive: Clarkway Drive should remain a two-lane road from Castlemore Road to Countryside Drive since a variation of its right of way from four lanes south of the TransCanada Pipeline to two lanes between the. TransCanada Pipeline and Countryside Drive and to four lanes further Staff Response A collector road representing a northerly extension of Apple Valley Way to Old Castlemore Road has been designated on Schedule B of the Official Plan. Accordingly the Proposed Land Use Plan has been refined to identify a potential access point at this general location on Old Castlemore Road (see Figure 2). The need for the proposed collector road through Clarkway Drive will be reevaluated through further work being undertaken as part of the preparation of the draft Transportation Master Plan and Community Design Study for Area 47 and the Proposed Land Use Plan will be refined based on the final recommendations of the above-noted studies. Considering the relatively large size (about 55 acres) of this property, City staff has requested the landowner to provide a concept plan at the earliest that would help determine if a Place of Worship can be developed in a manner that is complementary and supportive of the planning objectives of the Secondary Plan and provide a better understanding of the scale and range of uses envisioned for these lands. Fines Avenue is a local road that provides access from Castlemore Road to seven existing rural residential properties that front Old Castlemore Road. Staff expects that Fines Avenue will be closed off as part of the potential development of these lands. The resulting larger triangular land bounded by Old Castlemore Road, Castlemore Road and the future northerly extension of Apple Valley Way, will potentially be developed in an integrated manner with the lands to the north that are designated Service Commercial in the Proposed Land Use Plan for Area 47. Staff do not propose to include these lands as part of Area 47 since these lands are subject to the Landowners' Cost Sharing Agreement for the Castlemore Crossing lands (Area 41-1 (F)) in Area 41 and inclusion of any of these lands as part of Area 47 will impact the schedules of that Cost Sharing Agreement. Clarkway Drive is designated in the Official Plan as a Minor Arterial Road. In recognition of the floodplain constraint to road widening of Clarkway Drive between the TransCanada Pipeline and Countryside Drive as well as the existing rural residential character of this area, the Proposed Land Use Plan now identifies a two lane Special Character Road designation for this section of Clarkway Drive (see Figure 2). In addressing the impact

18 north is problematic. GTA West Transportation Corridor Policies should be included to facilitate the early release of lands within MTO's Study Area that are not required for the GTA West Corridor. Master Concept Plan for the Jain Property - Mayfield Road and Clarkway Drive: Glen Schnarr and Associates have submitted a Master Concept Plan for the 8 ha Jain property at the southwest corner of Mayfield Road and Clarkway Drive and known municipally 7905 Mayfield Road (see Appendix D). The proposal includes a Place of Worship and complementary uses, Neighbourhood Commercial, ground-related residential, high density residential, seniors housing and a private school. As the high density residential, seniors housing and private school are not identified on these lands in the City's Proposed Land Use Plan, the consultant has requested that these uses be permitted. of this road widening constraint on the road network, the Area 47 Transportation Master Plan will consider "Arterial A2" as a 6 lane road in undertaking a sensitivity analysis of the network alternatives. The GTA West Corridor Preliminary Route Planning ~tudy'~rea, as adjusted by MTO in June 2012, encompasses employment lands between Coleraine Drive and Highway 50 that are expected to be developed in the short to midterm. The Preliminary Route Planning Study Area as presented at the Area 47 open house in June 2012 would still enable reasonable evaluation of the full range of alignment options as part of Stage 2 of the GTA West Corridor EA. To enable the City and Region to benefit from the economic development of these employment lands in the short to midterm, staff will identify the preliminary route planning study area that was presented at the June 2012 open house for Area 47. In drafting the official plan amendment for Area 47, staff will propose policies that would provide for the protection of alignment alternatives for the GTA West Transportation Corridor and related road connections while enabling development to proceed in accordance with the Secondary Plan. The proposed policies will provide for the early release of lands within MTO's pre-june 2012 Preliminary Route Planning Study Area that are no longer required for corridor protection, as determined through forthcoming EA tasks. A Place of Worship and an associated Community Centre are permitted on 1.8 ha within this property as part of an OM6 decision dated December 17,2009 (File PL030972). Accordingly, a Place of Worship is designated on the Proposed Land Use Plan about 160 metres west of Clarkway Drive (see Figure I). A site plan application was recently approved to permit a Place of Worship and Community Centre at this location. Lands within the Jain property are also designated Neighborhood Commercial and Low Density Residential in the Proposed Land Use Plan (see Figure 1). As such, the additional uses that are being proposed for consideration by City staff include a high density residential component for 120 units on 0.73 ha (167 units per net residential ha), a 120 unit seniors housing block on 0.91 ha (1 32 units per net residential ha) and a not-for-profit private school of 836 sq.m. (9,000 sq.ft.) on 0.72 ha

19 Clarkway Drive Special Policy Area: The Mixed Commercial/lndustriaI designation within the Clarkway Drive Special Policy Area is relatively narrow to serve as a buffer between the residential area to the west and employment areas to the east and, as such, should be designated Residential. Considering that Mayfield Road is designated as a Major Arterial and Primary Transit Corridor in the City's Official Plan, staff supports high density residential adjacent to Mayfield Road. Seniors housing and a private school are generally identified as complementary uses to a Place of Worship. Staff has identified a Special Policy Area (SPA 4) designation on these lands and proposes to draft secondary plan policies that will address the integrated development of these lands including the proposed land uses in a manner that will bring about a community focus at this key location at the intersection of two Arterials (see Figure 2). The area of the Mixed ComrnercialllndustriaI designation will be refined at the block plan stage to provide for a feasible and appropriate arrangement of the land uses proposed within the Clarkway Drive Special Policy Area. This will include residential uses with gradually increasing densities from large lots fronting the east side of Clarkway Drive to LowlMedium Density abutting the Mixed Commercial/lndustriaI area. A transitional built form within the Mixed Commercial/lndustriaI designation is expected to provide the desirable compatibility with the residential area to the west.

20 Appendix B Area 47 Land Use Plan showing the Expanded GTA West Corridor Route Planning Study Area

21 PROPOSED SIMPSON ROAD EXTENSION XISTING CADETTA ROAD ACCES NOTE: ROAD NETWORK TO BE DETERMINED BY TRANSPORTATION MASTER PLAN. RESIDENTIAL COLLECTOR ROAD DESIGNATED IN SCHEDULE B OF THE OFFICIAL PLAN LOW DENSITY RESIDENTIAL '(*..Y y.,m MIXED USE IRESIDENTIAUAETAIL).cc# COMMUNITY PARK!<irna LOWlMEOlUM DENSITY RESIDENTIAL TI: j MAIN STREE'I CHARACTER AREA 3- NEIGHBOURHOOD EXECUTIVE RESIDENTIAL PARK EMPLOYMENT OPEN SPACE INSTITUTIONAL OPENSPACE. CEMETERY I SWM FACILITY OFFICE NOOE j BUSINESS PAAK PUBLIC SECONDARY SCHOOL.Bm FIRE STATION Bl?fhB LOGlSTlvWAREHOUSEITRANSPOAlATION :q>i!i$ PRESTIGE INDUSTRIAL!.- CATHOLICL ELEMENTARY - PLACEOF SCHOOL WORSHIP MIXEOCOMMERCIAUINOUSTRIAL ELEMENTARY SCHOOL COMMERCIAL UTILITIES AND INFRASTRUCTURE DISTRICT RETAIL EBEJ HIGHWAY COMMERCIAL GTA WEST NEIGHBOURHOOD RETAIL SERVICE COMMERCIAL CONVENIENCE RETAIL... - TRANS CANADA 0 SPA 47 BOUNDARY

22 Appendix C Block Planning Submission by Glen Schnarr & Associates Ltd.

23 PARINERZ: GLEH SCHHARR, MCIP, RPP GLEN BROLL, MOP, RPP COUH CHU#$ MClP, RPP i October 17,20 12 City of Brampton Planning, Design and Development Department 2 Wellington Street West Brampton, Ontario L6Y 4R2 Our File: B CAUL BMwLEY, MCIP, RPP Jm ft. DUUCAU, CPT, ACST(A) buen BENNMl MCIP, RPP Attention: Mr. David Waters, Manager of Policy Dear David: IRE: Initiation of the Area 47 Block Plannin~ Process We are submitting this letter on behalf of the Area 47-1 Landowners Group Inc., who collectively own approximately 135 hectares (335 acres) out of the 160 hectares (400 acres) of the entire Block 47-1 Plan area. The following are the owners in the Area 47-1 Landowners Group Q s Gore Creek Estates Inc.; Fieldgate Developments Inc.; Senwood Developments Inc. (Gold Park); John & Aida Khunaysir; and, Apoca Carpentry. The Area 47-1 area has been designated in the Official Plan as the logical first residential precinct to be advanced for the detailed block planning. We appreciate your efforts in advancing the Area 47 Secondary Plan process and we understand that you will be providing the City's Planning Design and Development Committee (PDDC) in December 2012 with the status of the Secondary Plan process and the staff preferred land use plan for the Area 47 planning area. Further to our meeting of October 2"d, we concur that the appropriate time to consider processing the Area 47-1 as the first residential block plan is after the City prepares the draft Secondary Plan policies and a Statutory Public Meeting is held. We understand from the October znd meeting that the Statutory Public Meeting on the Draft Secondary Plan is targeted for May From a secondary planning perspective, the City's processing of the block plan(s) in conjunction with the Secondary Plan process, once the draft Secondary Plan policies are formulated, assists in providing the level of technical detail that would be necessary to ensure the Secondary Plan policies are appropriate and rational. Without advancing the block plan@), we are concerned that the Secondary Plan policies would be finalized and adopted by City Council that may require further refinements. 10 KINGSBRIOG~ GARDEH CIRCLE sum 700 MIS~I~SAUGA, ONTARIO LSR 3K6

24 Paae 2 From a public interest perspective, there are benefits and rationale to processing the block plan(s) in conjunction with the Secondary Plan process For the following reasons: The block plan provides for the conveyance of much needed land, particularly along The Gore Road, to facilitate the timely delivery of sanitary sewer services to the already planned communities such as the Vales of Humber community; o o The block plan provides for the conveyance of additional road widening on The Gore Road to facilitate the necessary road improvements for the existing residents in northeast Brampton; The block plan provides for the certainty and early acquisition of school sites to ensure that essential services such as schools are advanced on a timely manner before substantive development is anticipated; Industries looking to locate their business and corporate headquarters in Area 47 employment zones have the confidence that there would be supply of new housing for their workforce in vicinity to their operations and businesses; and, cr Confirms the City's block plan boundaries as shown in the Official Plan are appropriate and reasonable to ensure proper land use planning can be advanced and the City's Growth Management policies are effectively implemented. In terms of the Block 47-1 Plan area, one additional advantage to processing this block plan area is that the City is afforded with the opportunity to evaluate and assess the appropriate development and design parameters for the Clarkway Mixed-use Corridor that will become the focal point of this community. We ask that our request be considered as part of your status report to PDDC in December We thank you for your consideration and we look forward to your response. We would be pleased to meet with you to discuss our request in more detail. Yours truly, --rcci--- Colin Chung, M.C.I.P., Partner cc: Dan Kraszewski, Director of Planning Services Malik Majeed, Policy Planner

25 Appendix E) Jain Master Plan Submission by Glen Schnarr & Associates htd.

26 October 15,20 12 City of Brampton Planning, Design and Development Department 2 Wellington Street West Brampton, Ontario L6Y 4R2 Attention: Mr. David Waters, Manager of Policy Dear David: Our File: PARINERS: GLEN SCHNARR, M C RPP ~ GlEN BROU, MCIP, RPP COLIN CHUNG, MClfl RPP ASS0CIkIESr CARL B!UiWEY, MOP, RPP JEFF 8. DUNCAN, CPT, ACST(A) ~ R E BEMNEIT, N MClB RPP RE: Area 47 Secondary Plan Process G.C. Jain Investments Limited Place of Worship and Comralementam Uses on Mavfield Road and Ciarkwav Drive We are submitting this letter on behalf of G.C. Jain Investments Limited who owns 20-acre site at the southwest quadrant of Mayfield Road and Clarkway Drive in the Area 47 Secondary Plan area. Our client is desirous of developing the following land uses on the subject site: ~o Place of Worship and related complementary uses; 83 Seniors Housing; B W igh density residential; o Private school; o Neighbourhood Commercial; and, Ground-related residential. Attached for your reference and consideration is a copy of the master development concept that reflects the above uses. As you are aware, the subject site was subject to an OMB process for the Place of Worship and reiated complementary uses and the City's current Zoning By-law permits a place of worship, caretaker's residence and a community club as a result of the OMB Decision. As well, the City's Area 47 land use concept permits these uses on the subject site. We are also aware that the proposed Neighbourhood Commercial and ground-related residential uses are already contemplated and reflected in the Area 47 land use concept so we are satisfied with the inclusion of these two uses (see attached City land use concept). I0 KINGSBRIDGEGARDEN CIRCLE sum 700 M~ss~sAUGA, OHTARIO lsr 3Kb Tn (9%) Fnx (905) WEBSITE

27 GLEN SCHNARR & ASSOCIATES XNC, 1 URBAH & REGIOHAL PLANNERS, LAN0 DEYELOPMEHT COHSULThNTS., Paae 2 However, further to our meeting of October 3,2012, the proposed seniors housing, high density residential and private school uses are not reflected in the City's current land use concept. We request that the City consider adding these three land uses when the City formulates the Area 47 land use plan for the Secondary Plan. These uses are appropriate along Mayfield Road, which is planned as a high-order vehicular and transit corridor by the City and the Region, as these three land uses will further enhance and complement the place of worship and function of the subject site as a focal point for community gathering and services to and needs of the community. We understand that you are considering bringing forward a status report on the Area 47 Secondary Plan process and the latest Area 47 land use concept to the Planning Design and Development Committee (PDDC) in December We would appreciate your consideration of our request and provide recommendation of staff in that status report. We thank you for your consideration and we look forward to your response. We would be pleased to meet with you to discuss our request in more detail. Yours truly, GLEN SCHNARR & ASSOCIATES INC. Colin Chung, M. C. I. P ~ Partner cc: Dan Kraszewski, Director of Planning Services Malik Majeed, Policy Planner Ron Webb Client

28 Vacant

29 Date: November 14,201 2 Report Planning, Design and Development Csmmiaftee Committee of the Council of The Corporation of the City of Btampton File: Subject: P26 S47 WECOMMENDAT ION REPORT PROPOSED LAND USE PLAN Highway 427 Industrial Secondary Plan (Area 47) Ward 10 Contaclt: David Waters, Manager, Land Use Policy (905) Overview: The City's Proposed Land Use Plan for Area 47 was presented for publlic review at an open house in June s The June 2012 Land Use Plan has been refined bawd on public feedback and the preliminary preferred road network that was presented at the June 2012 open house as part of the Area 47 Transportation Master Plan. An official plan amendment will be prepared based on the refined Area 47 land use plan, for presentation at a statutory public meeting in This represents significant advancement of secondary planning for Meha 47. B) The City has received a requet from the landowners group within Sub-Area 47-1 to begin block planning folllowing the statutory public meeting which is intended to help advance the conveyance of land required by the Region of Peel for future road widening and delivery of sanitary sewer sewices, particularly along The Gore Road, to serve Area 41 as well as planned communities to the north. a Staff need to fully evaluate and understand the potentla! growh management implications and public benefits to the City of commencing block planning for Area 47, and will report back Po Council on a recommended course of action, prior to the statutory public meeting. Recommendations: 1. THAT the staff report from David Waters, Manager, Land Use Policy, Planning, Design & Development, dated November 14, 2012 to the Planning, Design and Development Committee meeting of December 10,201 2 re: Recommendation Report - Proposed band Use Plan - Highway 427 Industrial Secondary Plan (Area 47) - Ward 10 (File: $26 $47) - be received;

30 2. THAT an official plan amendment be prepared based on the City's Proposed Land Use Plan for Area 47 dated November as presented herein and that a draft official plan amendment be presented at a statutory public meeting; 3. THAT prior to the statutory public meeting, staff report back to Council on the potential implications and benefits to the City of initiating block planning within Area 47; and, 4. THAT the City Clerk be directed to provide a copy of this staff report and Council resolution to the Regions of Peel and York, Town of Caledon, City of Vaughan, Toronto & Region Consewation Authority and the Ministry of Transportation (Planning and Environmental Office) for their information. Background: In accordance with Council direction, City staff presented the City's Proposed Land Use Plan at an open house in June in order to obtain public feedback. This plan contains the level of detail that is generally representative of a secondary plan land use schedule and designates Employment Lands, "Executive Residential", "Low Density" and "Low/Medium Density" areas as well as schools, commercial centres, parks, open space, stomwater management ponds, heritage sites and a collector road network (see Figure 1). The Proposed Land Use Plan designates lands east of Clarkway Drive generally for employment uses including "Prestige Industrial", "Business ParW' and "LogisticsMVarehouse/Transportation", based on the recommendations of the Employment Maximization Study (see Figure 1 ). The proposed location for a major portion of "Executive Residential" housing abutting The Gore Road Tributary is intended to create a sufficient mass to support a clearly identifiable and complete executive housing community, which includes parks, schools and exposure b natural features. The band of "Executive Residential" designated opposite the existing "Estate Residential" community is intended to provide a gradual transition to the new residential area in Area 47. The "Executive Residential" designation is proposed to permit a maximum net density of 14.8 units per net residential hectare (6 units per net residential acre). Lands adjoining the "Executive Residential" designation and north of the TransCanada Pipeline are proposed for "Low Density Residentialn with a maximum net density of 20 units per net residential hectare (8 units per net residential acre). Lands south of the TransCanada Pipeline are proposed for "Lowlklledium Residential" use with a maximum net density of 35 units per net residential hectare (1 4 units per net residential acre).

31 CALEDON PROPOSED SIMVSOtl ROAD EXTENSI0I.I X1ST;tlG CAD':TTA fio/$o i,cces 1i:)TE: EOAD liet\':oi?k TO BE DETEI?I.!!NED BY TRAl.ISPOiiTATIOt4!J.A!;TEn Pl A:l 1,,... ;..., " RESIDENTIAL OPEN SPACE.' I ILW UW~VCEBSII:~ ;,a umowr ~~~~~EPII~AL?~E~Lc~ rqm l ~ ~ ~ ~ t a l. $ tou.wcnvcsusrr=zsm':itc. f : UUISIPEEI c ~ u w isf, i ~ flzc:l '..i FE5rnf.W lt,!m tlel(;lleol::.lilxlo "AN( c ~ i tsrjhnr l CEMETEUV SWUF&CILIIY EMPLOYMENT INSTITUTIONAL.. l'f:.? lllllajc5s 1 >llx :I,clLlC srco;>'.i.s ici.cl3,..iri. L;,: 3 4 :ItCE '.:.:E.:. --.T/JlSilC:iIPE.IL-L%E?=bI~SC;l&~Q?l. - 6: IliCnllGI:LMv.IIrP.*I :- 2AV4';Xl:: ~rufw'.'gt TLIKXI.y$Ea I.I~I~(-C:~~L~~~IF.:: i' EUE!:l:.:l" 1.l:i.ol COMMERCIAL 'LACE <I' '/:NISC.I; UTILITIES AND INFRASTRUCTURE f>:%:nlct r4c1:.1-1t;i;iictay l:~:*,~*/i.llzl~~ OTA \VEST h.;:titc:lourst:33?a:,>: ltlhl::;::n::.%!!,< <:;;I C~K9:SO'.P?iELlU'NhIl'/ cc!.,., Ll;s'$ -$I;'- ROAD NENVORK!.fll~:~l: <:CVU~.IICI~,L :'IV<I t:,~ RCUIE nll1.!iiwg SIllW ipfa.*... C@.rL:i3R 1:"r3 e* ;IS&!: hlxc%i i ln31eiiiiat ) I I I C I : 0 SI'A ti QCU!;~,\RY -,,,- U~'laSa&lE'ilAL CSL5 '.:'I (:l,!l #&I!, c; #t:ll:;\ '$r* FIGURE 1 Flower Ci - cam a HIGHWAY 427 INDUSTRIAL SECONDARY PLAN (AREA 47) &LoPuEl.T o PROPOSED LAND USE PLAN -JUNE 2012 f@p BBRMPTON i\ A b.lfb~~. w m o G.*e,-ti :',:a.; rw.~m.wwm::fa.!t.c.-~.linspa :I.*J.fEf?84tnZ.Z.w

32 Together the residential and mixed use designations proposed within Area 47 are expected to yield about 5,700 units, which includes a minimum of 600 executive residential units as required by the Official Plan. The City's Proposed Land Use Plan is estimated to yield in the order of 22,300 people and a btal of 20,700 jobs (including employment land jobs and population-related jobs) which results in a density target in the order of 41 people and jobs per hectare. The network of arterial roads indentified on the Proposed band Use Plan builds upon the City's Transportation and Transit Master Pian and the joint municipal Peel- Highway 427 Edension Area Transportation Master Plan Study and is generally consistent with the arterial road network proposed in OPA 43 (Brampton's Growth Plan Conformity Amendment). The proposed arterial roads within Area 47 include a connecting link between Major Mackenzie Drive and Mayfield Road referred to as "Arterial A2", and an east-west road in proximity to the TransCanada Pipeline that connects The Gore Road with a realigned Coleraine Drive (see Figure 1). Given the environmental constraints that potentially restrict the widening of the section of Clarkway Drive abutting Special Policy Area 1, the Transportation Master Plan is proposing "Arterial A2" as a 6 lane road to provide suitable capacity through the 13% $-?: secondary plan area. k:+,+:~ The Proposed Land Use PIan also identifies a preliminary network of new collector roads based on analysis undertaken as part of the Area 47 Transportation Master Plan together with input from the other component studies. Current Situation: Proposed Land Use Plan - November 2012 The latest version of the Proposed Land Use Plan dated November 2012 (see Figure 2) represents a refinement of the PIan presented at the June open house and considers the findings to-date of the component studies and public feedback (see Appendix A). The refinements made by staff include the following: e, Adding a new access point on Old Castlemore Road opposite Apple Valley Way in the general location where a collector road is designated on Schedule B of the Official PIan (see Figures 2 and 3); In recognition of the environmental constraints that impact the widening of Clarkway Drive between the TransCanada Pipeline and Countryside Drive and,!:.,;+;j, tr.:, 4 \ %> '.:y,.@

33 r ' TOW OF CALEDON Po~onW.Pw-Ez- auarrulin! cornoctan 33?RCPOSED SIMPSON?CAD EXTEIISION f XlSilblG CAOETiA nom ACCES lio1e: ii3hf. :ieiy4ork TO BE DETERMINED BY IPz~t~SPORiATlOEl I.'hSTEll PlAPi. COLLE~,TO': ncao DESIGNATED IN SCHEDULE B OF it45 CFFICIAL FLI:: RESlDENTlAL p a OPEN SPACE.WOE~MYE~~U~SL ;i;t UIXID USE +F IKILh7.,I TIAX! :ma CCLtUWiIT~ I'AJW ~~PE:~sP:.c~ :ovrv~oa,u w61~rrrva1n 'A.?: i UA:N srmt- ~w~xi;:: N+L 1,tlGk~lmv;oiucliI EXSCL-1%'; WSCEMUI I'APN :- t:ztlel?!iv i,!?f&4j Ytv1.I TACILITV EMPLOYMENT INSTITUTIONAL r;carr;-c '?sfm ~wtuiss.a=*: mssf Kf!LlC SECOrOW'V 6CIYaL i3.m ':RF <.-A7 Cti LC.; s:inu%~.jcs~.;se~~~u~,;&,q ~~b1r.r ~DUST::IC ;- :vtcuit CLEUEI.IA~:> :; :LA: CL.;= U~nDCOULRxu~wsrnuI YIWL.#.wnsiJ.? r COMMERCIAL.. EvE.i.hl:(. y t m UTILITIES AND INFRASTRUCTURE o!$;slz: ;ein>: - T.-.#J::V VZOVYEI?Ilh! GfAWESr I,? OtO;:I=HMj3 Pgihl ,\,+.is ',.,.;:A r.- -; CCflRIW9 WIEL!UWAAv fep\'lzl CCtU.lEII::!li l.pe{.i' '*.--- fdjl'1e PAitdMI STUDY AnEA CC'LYfwIENCE 2r.a ROAD NETWORK... CCLLCCIOA GOAD C-9 I:CA!> h::zess 1 I11>:iiiit!$:. I 11 I I I 1 l. S 0 3P;t.l; ~~fll!~~llal~'~ '.'.lh'ckartf9'yrghc - sri~ I,: ;l.;,ua~;~;i I,),,~ SIT(;tht I,:;L:C:Y BRAMPTON Flower Ci s &-T. - ~C~(PLII WMIKI CE~W 0 o Kilomolm naw?31?11 11 *@* FIGURE 2 HIGHWAY 427 INDUSTRIAL SECONDARY PLAN (AREA 47) PROPOSED LAND USE PLAN - NOVEMBER lnr.f~5rezz,%y r*a,lv~*.r;~'r*~b~ SPi 1; A1 rep>;at:4;c-2$lls

34 considering the existing rural residential character of this area, this section of Clarkway Drive has been redesignated as a two lane "Special Character Road". In June 2012, MTO released an update of the GTA West Transportation Development Strategy which a revised Route Planning Study Area that expanded the south westerly boundary in Area 47 by 500 metres In September 2012, staff reported on this revision as part of an overall report on the GTA West Corridor Transportation Development Strategy to Council where a resolution was passed that requested the MTO advance Phase 2 of the Environmental Assessment in order to scope down the Route Planning Study Area in North West Brarnpton (Heritage Heights) and Area 47. The City and the Landowners Group have discussed with the MTO the possibility of reducing the Preliminary Route Study Area in Area 47, however, the detailed information needed to make key decisions on this matter will be undertaken as part of Phase 2. The MTO has advised the City that they recognize this area as a "pinch point" that is subject to development pressures and will attempt to accelerate this area at the beginning of Phase 2 of Environmental Assessment Study for the GTA West. Therefore, the latest version of the Proposed Land Use Plan depicts the updated GTA West Transportation Corridor Preliminary Route Study Area (see Figure 2). B A Special Policy Area (SPA 4) designation has been overlaid on the Jain property at the southwest comer of Mayfield Road and Clarkway Drive known municipally as 7905 Mayfield Road. The Special Policy Area will be based on the Master Concept Plan submitted by Glen Schnarr and Associates. The Master Plan proposes a Place of Worship and complementary uses, Neighbourhood Commercial, ground-related residential, high density residential, seniors housing and a private school. 0 The fire station designation has been shifted about 125 metres south to the correct location fronting the east side of The Gore Road, as identified by the Fire Department (see Figure 2). Consistent with the preferred road network presented at the June open house as part of the Transportation Master Plan, the proposed east-west collector road between Castlemore Road and Countryside Drive has been realigned to intersect with Arterial A2 west of the Rainbow Creek in order to avoid the creek crossing. As a result of this realignment, the boundaries of the abutting Community Park, Prestige Industrial, Low-Medium Density and Special Policy Area 3 designations have been adjusted (see Figure 2).

35 The transportation network included in the latest version of the Proposed Land Use Plan will be further refined based on the recommendations of the Transportation Master Plan for Area 47 which is expected to be finalized in the near future. The expanded GTA West Corridor Route Planning Study Area in Area 47 now impacts employment lands that are expected to be developed in the short term as significant blocks are owned by major industrial developers who have purchased these lands in recent years based on the employment designation of the Official Plan with servicing expected to occur in the near future. To enable the City and Region to benefit from the economic development of these employment lands, staff will include policies in the draft official plan amendment that enables the employment lands within the GTA West Corridor Route Planning Study Area to be released once sufficient information is available on a preferred corridor in Area 47. A similar approach was recently implemented in the City of Vaughan as part of OPA 637 which contains policies that protect for alignment alternatives of the GTA West Corridor, as well as any associated interchanges and Regional road connections, while allowing development to proceed. Policies with regards to phase release of lands for development within the protected areas as the GTA West Corridor Environmental Assessment Study progresses are also included in OPA 637. New arterial and collector roads being proposed within Area 47 are subject to the Municipal Class EA process for roads and finalized through that process. Phases 1 and 2 of the Class A, including public consultation, are being completed as part of the Area 47 Transportation Master Plan. Phases 3 and 4 for specific road projects identified in the Master Plan will be completed through future EA studies, or as an integrated process through block planning. Block Planning Area 47 includes six sub-areas for block planning as shown in Schedule H of the Official Plan (see Figure 4). Sub-Areas 47-1 and 47-4 include residential areas, while the remaining sub-areas largely comprise employment lands. "?:.*. 3 :.':A ';4.,...n.;.:- : :'I.,i.Ji..,?'$..^ L...>r:,:<,l *. '..i.,. Presenting an official plan amendment for Area 47 at a statutory public meeting represents significant advancement of secondary planning. As such, the City has received a request from the Area 47-1 Landowners to begin block planning for this Sub- Area following the statutory public meeting which is expected to held in 2013 (see Appendix B).

36

37 The submission from the Landowners Group states that commencing block planning following the statutory public meeting offers the opportunity for determining the appropriate design and development parameters for the Clarkway Mixed-Use (ResidentiaVRetail) area that is intended to be a community focus for Area 47. It would also provide the opportunity to refine the draft secondary plan policies based on greater technical detail and insight arising from block planning. The Landowners Group has noted that this approach will help advance the conveyance of land required by the Region of Peel for future road widening and delivery of sanitary sewer services, particularly along The Gore Road, to serve Area 47 as well as planned communities to the north, such as the Vales of Humber. The Landowners' Group has also highlighted the benefits of identifying school sites at a level of detail that provides certainty with respect to facilitating the early acquisition of these sites. 3 fi$ - '.~"r,~ Staff needs additional time to fully evaluate and understand the growth management implications and potential public benefits to the City of initiating block planning for Sub- Area 47-1, which is primarily a residential area. This will include a review of the existing sub-area boundaries for block planning in Area 47 and, if appropriate, a realignment of sub-area boundaries will be proposed. The potential growth management implications and public benefits of initiating block planning of the adjacent sub-area(s) within the designated employment lands will also be considered in order to facilitate an appropriate balance between the development of the residential and employment areas of Area 47. Staff will report back to Council with a recommended course of action on the request for block planning prior to the statutory public meeting. Next Steps: The November 2012 version of the Proposed Land Use Plan will be further refined through the finalization of the component studies. A draft official plan amendment for Area 47 is expected to be presented at a statutory public meeting in Conclusion: The November 2012 version of the Proposed Land Use Plan represents a refinement of the Plan presented at the June 2012 open house and considers current findings of the component studies and public input.

38 The finalization of the secondary plan component studies and the presentation of the draft official plan amendment at a statutory public meeting in 2013 will represent significant advancement of secondary planning for Area 47. Respectfully Submitted: & Growth Management d L- Dan Kraszewski, MCIP, RPP Acting Commissioner, Planning Design & Development Authored by: Malik Majeed/David Wafers Attachments: Appendix A - Summary of Public Comments Received Appendix B - Block Planning Submission by Glen Schnarr & Associates Ltd. Appendix C - Jain aster Plan Submission by Glen Schnarr & Associates Ltd.

39 Appendix A - Summery of Public Comments Received

40 Appendix A - Summary er8 Public Comments Received Comment North-South Collector Road East of Clarkway Drive: The proposed N-S collector road east of Clarkway Drive should be extended south into the Bram East Secondary Plan area in order to connect with Apple Valley Way at Castlemore Road Clarkway Drive: The owner of the 55 acre property at Clarkway Drive, which is designated in part as Special Policy Area 3 in the Proposed Land Use Plan, has noted that all of the 55 acre property has been identified for use as a religious sanctuary. As such, the owner has requested that the portion of the proposed north-south collector road that traverses this property be deleted (see Figure I ). Lands on South Side of Old Castlemore Road: The future development of the triangular lands within the Brarn East Secondary Plan (Area 41) that are bounded by Old Castlemore Road, Castlemore Road and Fines Avenue is constrained by site geometry and the relatively small area (see Figure 55). As such, the City should consider including these lands as part of Area 47 in order to rationalize site boundaries and create a targer development block including lands within Area 47. Clarkway Drive: Clarkway Drive should remain a two-lane road from Castlemore Road to Countryside Drive since a variation of its right of way from four lanes Staff Response A collector road representing a northerly extension of Apple Valley Way to Old Castlemore Road has been designated an Schedule B of the Official Plan (see Figure 3). Accordingly the Proposed Land Use Plan has been refined to identify a potential access point at this general location on Old Castlemore Road (see Figure 2). The need for the proposed collector road through Clarkway Drive will be reevaluated through further work being undertaken as part of the preparation of the draft Transportation Master Plan and Gcrmmunity Design Study for Area 47 and the Proposed Land Use Plan will be refined based on the final recommendations of the above-noted studies. Considering the relatively large size (about 55 acres) of this property, City staff has requested the landowner to provide a concept plan at the earliest that would help determine if a Place of Worship can be developed in a manner that is complementary and supportive of the planning objectives of the Secondary Plan and provide a better understanding of the scale and range of uses envisioned for these lands. Fines Avenue is a local road that provides access from Castlemore Road to seven existing rural residential properties that front Old Castlemore Road (see Figure 5). Staff expects that Fines Avenue will be closed off as part of ihe potential development of these lands. The resulting larger triangular land bounded by Old Castlemore Road, Castlemore Road ad the future northerly extension of Apple Valley Way, will potentially be developed in an integrated manner with the lands to the north that are designated Service Commercial in the Proposed Land Use Plan for Area 47. Staff do not propose to include these lands as part of Area 47 since these lands are subject to the Landowners' Cost Sharing Agreement for the Castlemore Crossing lands (Area 41-1 (F)) in Area 41 and inclusion of any of these lands as part of Area 47 will impact the schedules of that Cost Sharing Agreement. Clarkway Drive is designated in the Official Plan as a Minor Arterial Road. In recognition of the floodplain constraint to road widening of Clarkway Drive between the TransCanada Pipeline and Countryside Drive as well as the existing rural residential character of this area, the

41 south of the TransCanada Pipeline to two lanes between the TransCanada Pipeline and Countryside Drive and to four lanes further north is problematic. I GTA West Transportation Corridor Policies should be included to facilitate the eariy release of lands within MTO's Study Area that are not required for the GTA West Corridor- Master Concept Plan for the Jain Property - Mayfield Road and Clarkway Drive: Glen Schnarr and Associates have submitted a Master Concept Pian for the 8 ha Jain property at the southwest comer of Mayfield Road and Clarkway Drive and known municipally 7905 Mayfield Road (see Appendix C). The proposal includes a Place of Worship and complementary uses, Neighbourhood Commercial, ground-related residential, high density residential, seniors housing and a private school. As the high density residential, seniors housing and private school are not identified on these lands in the City's Proposed Land Use Plan, the consultant has requested that these uses be permitted. Proposed Land Use Plan now identifies a two lane Special Character Road designation for this section of Clarkway Drive (see Figure 2). in addressing the impact of this road widening constraint on the road network, the Area 47 Transportation Master Plan will consider "Merial AT as a 6 lane road in undertaking a sensitiwity analysis of the network alternatives. Given that development of the employment lands wahin Area 47 is expected to commence in the short term, the City has requested MTO to expedite the GTA West I3 process and to advance the scaplng of Ihe Route Planning Study Area, as soon as feasible. The City has also requested MTO to participate in Brampton's land use and transportation planning studies for areas potentially affected by the GTA West 64. In drafting the official plan amendment for Area 47, staff will propose policies that would provide for the protection of alignment alternatives for the GTA West Transportation Corridor and related road connections while enabling development to proceed In accordance with the Secondary Plan. The proposed policies will provide for the early release of lands within MTO's Preliminary Route Planning Study Area that are no longer required for corridor protection, as determined through forthcoming EA tasks. A Place of Worship and an associated Community Centre are permitted on 1.8 ha within this property as part of an OMB decision dated December 17,2009 (File PL030972). Accordingly. a Place of Worship is designated on the Proposed Land Use Plan about 160 metres west of Clarkway Driwe (see Figure 1). A site plan application was recently approved to permit a Place of Worship and Community Centre at this location. Lands within the Jain property are also designated Neighborhood Commercial and Low Density Residential in the Proposed Land Use Plan (see Figure 1). As such, the additional uses that are being proposed for consideration by City staff include a high density residential component for 120 units on 0.73 ha (1 67 units per net residential ha), a 120 unit seniors housing block on 0.91 ha (1 32 units per net residential ha) and a not-for-profit private school of 836 sq.m. (9,000 sq.ft.) on 0.72 ha. Cansidering that Mayfield Road is designated as a Major Arterial and Primary Transit Corridor in the City's Official Plan, staff supports high v X \ 'm r I A CI