p^-l C03E and 21T-09010B DATE RECOMMENDATION REPORT Application to Amend the Official Plan, Zoning By-Law and Proposed

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1 BRAMPTON p^-l Report Planning, Design and brompton.cc Flower City Development Committee Committee of the Council of The Corporation of the City of Brampton Date: May 12, 2011 PLAN«,DEW&DEVEOTE«TCO»EE Files: C03E and 21T-09010B DATE Subject: Contact: RECOMMENDATION REPORT Application to Amend the Official Plan, Zoning By-Law and Proposed Draft Plan of Subdivision KLM PLANNING PARTNERS INC - GARDEN MANOR CONSTRUCTION INC., SANDRINGHAM PLACE INC., WOLVERLEIGH CONSTRUCTION LTD., ONTARIO INC. (To permit the development of the lands for employment uses, an auto mall (car sales), a highway commercial use (gas station), and a "commercial village centre" including institutional uses (place of worship and ambulance station), funeral parlour, and limited office and retail uses) Southwest corner of Dixie Road and Mayfield Road Part of Lot 16 and 17, Concession 3 E.H.S Ward: 9 Allan Parsons, Manager, Planning Design and Development Department Overview: This report recommends approval in principle of the application to amend the Official Plan and Zoning By-law to permit employment, limited commercial uses (auto mall, highway commercial, retail, funeral parlour) office uses and institutional uses (place of worship, ambulance station) provided all recommendations contained herein are satisfied. Recommendations identified herein will ensure the proposed development: 1. fully protects environmentally sensitive lands, 2. accommodates the overall number of employment land jobs expected by the Secondary Plan on the subject property, 3. has a high standard of urban design, and 4. implements appropriate mitigation measures for heritage properties. The extent and type of the proposed additional commercial uses will be limited to ensure that the planned function and viability of the employment area will meet the intent of the Countryside Villages Secondary Plan and will conform to the employment policies of the Growth Plan Official Plan Amendment.

2 Recommendations: 1. THAT the report from Allan Parsons, Manager, Planning Design and Development Department, entitled "Recommendation Report", dated May 12, 2011 to the Planning, Design and Development Committee Meeting of June 13, 2011 re: Application to Amend the Official Plan, Zoning By-Law and Proposed Draft Plan of Subdivision, KLM PLANNING PARTNERS INC - GARDEN MANOR CONSTRUCTION INC., SANDRINGHAM PLACE INC., WOLVERLEIGH CONSTRUCTION LTD., ONTARIO INC., to permit the development of the lands for employment uses, an auto mall (car sales), a highway commercial use (gas station), and a "commercial village centre" including institutional uses (place of worship and ambulance station), a funeral parlour, and limited office and retail uses, Ward: 6, File: C03E be received; 2. THAT prior to the approval of the Official Plan Amendment, the following matters are to be addressed: a) The principles of the Countryside Villages Community Cost Sharing Agreement are required to be prepared to the satisfaction of the Commissioner of Planning, Design and Development; 3. THAT Planning, Design and Development Committee recommend approval in principle of the subject application and direct staff to prepare appropriate amendments to the Countryside Villages Secondary Plan, in general accordance with the following: a) THAT a Special Policy Area be created for a portion of the subject lands which includes policies forthe establishment of an auto mall (car sales), a highway commercial use (gas station), a "village commercial centre" including limited retail, institutional (place of worship and ambulance station), a funeral parlour and office uses. b) THAT policies be included that address the location, range and gross floor area (GFA) of the auto mall use and retail commercial uses in order to maintain the viability ofthe employment lands, in accordance with the City's Growth Plan Official Plan Amendment and the employment targets in the Secondary Plan. c) THAT policies be included to encourage higher order, higher density employment uses on the remaining employment lands in the Secondary Plan, which may include limiting lower density uses such as warehousing, logistics and transportation terminals.

3 P^-3 d) THAT policies be included that ensures the protection of Natural Heritage features. 4. THAT prior to the enactment of the Zoning By-law, a staging & sequencing analysis shall be prepared to the satisfaction of the Commissioner of Planning, Design and Development, which shall establish the detailed timing and staging of development relative to the sequential delivery of required infrastructure, including roads, stormwater management and other engineering services 5. THAT prior to the enactment of the Zoning By-law, street names for the proposed subdivision be approved by Council. 6. THAT staff be directed to prepare appropriate amendments to the Zoning By-law for enactment by City Council, subsequent to issuance of draft approval and receipt of written confirmation from the applicant that they are agreeable to the form and content of the zoning by-laws, in general accordance with the following: a) Permit the following uses: i. Prestige industrial uses; ii. iii. iv. An auto mall use being limited in land area (generally in conformity with the lands identified in Figure 2 of this report) and floor area; A highway commercial use being limited in floor area and land area (generally in conformity with the lands identified in Figure 2 of this report); Commercial uses being limited in land area (generally in conformity with the lands identified as "village commercial centre" in Figure 2 of this report) and retail uses not exceeding 1000 square metres of total floor area; v. Office uses; and vi. Institutional uses (including a place of worship and an ambulance station). b) Implement zoning provisions that will have the effect of maximizing the number of employment jobs on portions of the remaining employment lands. These provisions may include limiting the extent of land that permit uses such as warehousing, distribution, logistics and transportation terminals. c) Zone all environmentally sensitive areas, associated compensation and buffer areas, natural hazard lands, natural heritage areas and stormwater

4 management facilities as open space and floodplain as appropriate. d) Include requirements for maximum building setbacks from property lines to require buildings to be located prominently on important development blocks (ie. at the gateways of the subdivision, at the Dixie Road and Mayfield Road intersection). e) Include appropriate building heights. 7. THAT the following shall be satisfied prior to the issuance of draft plan approval: a) A decision from Council regarding the proposed Official Plan Amendments is finalized. b) Outstanding final comments and/or conditions of draft plan approval from external circulated agencies and internal City departments shall be received and any appropriate "priorto the issuance of draft plan approval" and conditions of approval, including revisions to the plan and physical layout resulting from these comments, shall be accommodated; c) The Cost Sharing Agreement Trustee shall confirm in writing that the owner has signed the Landowner's Cost Sharing Agreement and that the owner has delivered the deeds or made the payments required by the agreement, and that the plan may be released for draft approval; d) Any necessary revisions identified by the City to be undertaken to the Functional Servicing Report prepared by Schaeffers Consulting Engineers, dated December 2010, shall be completed by the proponent, to the satisfaction of the Commissioner of Planning Design and Development, in consultation with the Region of Peel and the Toronto and Region Conservation Authority. The FSR shall include but not be limited to the following: i. Feature based water balances that include existing wetlands, compensation wetlands and the Spring Creek Tributary. ii. iii. Identification of specific Low Impact Development measures and their conceptual locations as appropriate to address both site and featurebased water balance deficits to maintain the groundwater system, and a natural seasonal wetland and fisheries hydrology. Confirmation of how the proposed Low Impact Development measures will support the natural seasonal hydrology of wetlands and the wetland compensation block.

5 e) The applicant shall revise the Traffic Impact Study prepared by MMM Group, dated January 2011, to the satisfaction of the Commissioner of Planning Design and Development, in consultation with the Region of Peel and the Ministry of Transportation; f) The applicant shall revise and finalize the Environmental Impact Statement (EIS), dated November 2010, to the satisfaction of the Commissioner of Planning Design and Development in consultation with the Toronto and Region Conservation Authority. The EIS shall include but not be limited to the following: i. Compensation and mitigation measures shall be undertaken to ensure ecological and hydrological connections between the plan's natural heritage features, including Wetland Blocks 11 and 12 and Spring Creek Channel Block 8, and to protect, restore and enhance natural heritage system linkages. ii. iii. iv. Detailed phasing for wetland loss and compensation that includes requirements to obtain the appropriate permits from the TRCA in accordance with Ontario Regulation 160/06. An evaluation and the rationale for the location, sizing and design of the proposed Wetland Compensation Blocks 15 and 16. This shall include a conceptual plan that demonstrates the form and function of the wetland, including its water budget, wetland linkage and the restoration work to be performed. An Executive Summary that outlines how the Master Environmental Servicing Plan (MESP) recommendations have been addressed and further identifies any EIS recommendations that are to be addressed through draft plan conditions. v. Satisfactory justification for relocating the MESP recommended stormwater management facility adjacent to the Spring Creek Channel block to west of Dixie Road (i.e. Block 6 to Block 7). vi. vii. viii. Conservation of Wetland Block 12 with regard to evaluating and rationalizing potential modifications to the wetland size and shape, and the provisions of wetland Buffer Block 13. Identification of the natural channel form and corridor functions of the Spring Creek Channel Block 8 as it relates to both fish habitat and wetland creation. Recommendation for the restoration and enhancement measures including planting criteria for the wetland, Compensation Blocks 16

6 p*-fc and 17 and Buffer Blocks 13 and 14, and Channel Block 8. ix. Additional detail indicating how the Official Plan policies as they relate to environmental features have been addressed by the development proposal. x. A detailed assessment including a constraint map and features map that indicates tableland vegetation, including specimen trees; hedgerows and heritage landscape. xi. A monitoring plan that outlines short, medium and long term monitoring activities and responsibilities. g) The applicant shall revise the Cultural Heritage Impact Assessment with respect to Dixie Road and Dixie Road prepared by Scarlett Janusas Archaeological and Heritage Consulting and Education, dated December 27, 2010 to the satisfaction of the Commissioner of Planning Design and Development. The Cultural Heritage Impact Assessment shall include but not be limited to the following: i. An evaluation of the heritage value of the properties based on the criteria outlined in Ontario Regulation 9/06 of the Heritage Act. ii. iii. Clear preservation and mitigation options proposed for all buildings of heritage value. Should the recommendations of the Cultural Heritage Impact Study necessitate the preservation of a heritage building in situ, the draft plan shall be revised accordingly to indicatethe building in situ or in a revised location on the subject property to the satisfaction of the Commissioner of Planning Design and Development. h) The applicant shall revise the Archaeological Assessment prepared by This Land Archaeology Inc. to the satisfaction of the Ministry of Tourism and Culture and the Commissioner of Planning Design and Development. i) The applicant shall revise the Community Design Guidelines prepared by MBTW/Watchorn, dated December 1, 2010, to the satisfaction of the Commissioner of Planning Design and Development. The Guidelines shall include details that will include a description of the following: i. The community structuring elements and special character areas that will include an explanation of the proposed street network, views and vistas, open space systems and amenities, focal points, edges, and gateways.

7 F^-7 ii. iii. Site plan and built form principles proposed for the subject lands including a description of building elevations, building entrances, pedestrian circulation, vehicular access, parking and service areas, and how sufficient builtform and massing will be provided along arterial roads and Highway 410. Landscape elements and principles. 8. THAT in recognition of the importance of these employment lands, staff be directed to initiate the review of the engineering submissions. 9. THAT staff be authorized to issue the notice of draft plan approval at such time as all items approved by Council to be addressed prior to draft plan approval have been addressed to the satisfaction of the Commissioner of Planning Design and Development, subject to the following: a) Any necessary redline revisions to the draft plans identified by staff and/or identified in comments; and b) All conditions contained in the City of Brampton List of Standard Conditions of Draft Approval or derivatives or special applications of said conditions, as determined by the Commissioner of Planning, Design and Development. 10. THAT the street names for the subdivision be approved by Council prior to the enactment of the implementing zoning by-law. 11. THAT the landowner shall enter into an agreement with the City which will contain the following provisions: a) Prior to the issuance of site plan approval, a site development plan, a landscape plan, a grading and drainage plan, elevation drawings and an engineering and servicing plan shall be approved bythe City and the Region of Peel, according to their areas ofjurisdiction. Appropriate securities shall be deposited with the City and the Region to ensure the implementation ofthese plans in accordance with the City's site plan review process. b) The applicant shall agree to implement the recommendations and principles of the following approved studies: i. Traffic Impact Study; ii. Environmental Impact Study;

8 p*-t iii. iv. Functional Servicing Study; The Cultural Heritage Impact Study; and v. The Community Design Guidelines. c) The applicant shall prepare a Stormwater Management Report that addresses matters with respect to stormwater management to the satisfaction of the City; d) The applicant shall grant easements, as may be required, to the appropriate authority for the installation of utilities and municipal services; e) All lighting shall be design and oriented so as to minimize glare on adjacent properties. 12. THAT this decision be considered null and void and a new development application be required, unless a zoning by-law is passed within 36 months of the Background Council decision. An application to amend the Zoning By-law to permit a plan of subdivision for prestige industrial uses was submitted on August 18, The application was amended on February 4, 2011 to include a request to amend the Official Plan to permit additional uses, including an auto mall (car sales), a highway commercial (gas station) use, and limited retail and office uses as part of a "commercial village centre". The revised application also requests that the location of the Secondary Plan designated Stormwater Management Pond (Block 7), be shifted eastward to the northwest corner of Countryside Drive and Dixie Road. Dates of Public Meeting The Public Meeting for the initial application was held on December 7, 2009 and for the amended application on March 7, Although members of the public were in attendance and requested a presentation at the December 7, 2009 meeting, there was no representation before the Committee. There were no members of the public in attendance for the March 7, 2011 meeting. Planning Area The subject lands are located within the Countryside Villages Secondary Plan (Area 48). This site was designated for prestige industrial uses through the establishment of the Secondary Plan. Schedule 'H' of the Official Plan indicates that the property is located within Block Plan Area Policies within the Secondary Plan indicate that a community block plan is not required for the area bounded by Heart Lake Road to the

9 p*-* West, Dixie Road to the East, Mayfield Road to the North and Countryside Road to the south, and includes the subject lands. Details of the Proposal The subject lands are proposed to be developed with prestige industrial uses, an auto mall (car sales), a highway commercial use (gas station), and a "commercial village centre" which will include limited retail and office uses, a funeral home, a place of worship and an ambulance station. Figure 1 - Draft Plan of Subdivision

10 pl-vo The land is proposed to be subdivided as follows (Refer to Figure 1 - Draft Plan of Subdivision): an auto mall (car sales) - Block 1 a highway commercial use - portion of Block 3 "commercial village centre" including limited retail, office and institutional uses to be located along Street "1" being the southerly portion of Block 4 and the northerly portion of Block 5 Employment uses - Blocks 2, 3, 4, 5 and 6 1 Storm Water management Block - Block 7 1 Drainage Channel block - Block 8 2 Open Space blocks - Blocks 9 and 10 2 Wetland Blocks and associated Buffer areas - Blocks 11 to 14 2 Wetland Compensation Blocks to mitigate the proposed removal of locally evaluated wetland features - Blocks 15 and 16 4 local roads Road Widening Blocks - Blocks 17 and 19 Figure 2 - Portion of lands subject to auto mall and "Village Commercial Centre" \n 10

11 p^-w Figure 3 - Concept of proposed auto mall Property Description and Surrounding Land Use: The majority of the subject lands are currently agriculture in nature, and there are two residential dwellings with accessory buildings. The topography is characterized by a flat to undulating landscape with three wetland areas on the western portion of the site. The southerly wetland in Block 2 is designated provincially significant, while the evaluated wetlands located in Block 1 and the north portion of Block2 are now identified as locally significant. These locally significant wetlands were originally part of the Heart Lake Provincially Significant Wetland complex, but were re-evaluated by the Ministry of Natural Resources (MNR) in December 2009 at the request ofthe landowner. As partof the wetland re-evaluation, there was agreement between MNR and the landowner to compensate for the loss of the wetland, and to maintain with appropriate modifications the wetland on the northerly portion of Block 2. 11

12 F*-iX The Spring Creek Tributary is part of the headwater system of Etobicoke Creek and flows approximately 450 metres across the southwest portion of the site from Highway 410 to Countryside Drive. The subject property has the following additional characteristics: is bound by Mayfield Road to the north, Dixie Road to the east, Countryside Drive to the south and Highway 410 to the west; has a site area of 78.5 hectares (194 acres); has frontage on Countryside Drive, Dixie Road, Mayfield Road and Highway 410. Figure 4 - Location Seal* 1:10,000 'Q1-.,;.:;-U'.:.W-K,.,1,-:';,... The surrounding land uses are described as follows: North: South: Mayfield Road, beyond which is vacant agricultural land which is to be developed for prestige industrial uses, within the Town of Caledon. Countryside Drive, beyond which are lands subject to a draft plan of subdivision and application to amend the Official Plan and Zoning By-law (C03E15.009) to permit the development of 520 low and medium density 12

13 Fi-i2 housing units, and a registered plan of subdivision (M-1829) to be developed with 315 townhouse dwellings and 17 single detached dwellings. East: West: Dixie Road, beyond which are vacant agricultural lands subject to a Community Block Plan and draft plan of subdivision (C04E and C04E17.002) for "Low/Medium Density Residential", "Medium Density Residential", "Commercial", "Live Work" and "Mixed Use" land uses. Highway 410, beyond which are vacant agricultural lands, the Spring Creek corridor and wetlands of the Heart Lake PSW complex, subject to an application to amend the Zoning By-law and a draft plan of subdivision for employment uses (C03E16.004). PLANNING ANALYSIS SUMMARY Statutory public meetings were held on December 7, 2009 and March 7,2011. No members of the public addressed Planning Design and Development Committee with respect to the proposed rezoning of the property (please refer to Appendix 5). With respect to the proposed uses on the land, limiting the scale of non-employment uses and encouraging higher order, higherdensity employment uses as recommended in this report will ensure consistency with the Provincial Growth Plan, the Provincial Policy Statement and the City's Strategic Plan, the Official Plan and the Council adopted Growth Plan Amendment. There are no compatibility concerns with respect to the land uses proposed within the subject lands. The land uses thatare proposed to be located along the periphery ofthe subject lands will need to be designed in a mannerto ensure that the uses are appropriate considering their proximity tothe adjacent arterial roads and Highway 410. The proposed zoning amendment is acceptable in principle. Ultimate setbacks from the floodplain, open spacezones and suitable buffers will be determined after the appropriate environmental studies have been finalized. The proposed application is supportable in principle and can be implemented through the refinement of submitted studies and the satisfaction of recommended conditions. As such it represents good planning. _ Respectfully submitted: Ian Kraszewski Director, Land Development Pjohn fe. Corbett, MCIP, RPP ' Commissioner, Planning, Design and Services Development 13

14 f^-u* APPENDICES: Appendix 1: Official Plan (Schedule "A" General Land Use Designations) Extract Appendix2: Secondary Plan LandUse Map Appendix 3: Existing Zoning Plan Extract Appendix 4: Existing Land Use Map Appendix 5: Detailed Planning Analysis Appendix 6: Public Meeting Attendance Record and Results of Public Meeting Appendix 7: Results of Application Circulation Appendix 8: Letters from: IBI Group dated March 4, 2011 Town of Caledon dated March 21, 2011 MAPS: Map 1: Map 2: Draft Plan of Subdivision Location Map Authored by: Carmen Caruso, MCIP, RPP Development Planner 14

15 px-\s DR- Uj f^omabrook GRES- ABIT,S'-MKE-Di S EXTRACT FROM SCHEDULE A(GENERAL LAND USE DESIGNATIONS) OF THE CITY OF BRAMPTON OFFICIAL PLAN MAJOR SUBJECT LAND INDUSTRIAL LOCAL ROAD WATERCOURSE OPEN SPACE PROVINCIAL HIGHWAYS HIGHWAY RESIDENTIAL CITY LIMIT MAJOR ROAD APPENDIX 1 BRAMPTON OFFICIAL PLAN DESIGNATIONS brcmplon.cn HOWOrGtV KLM PLANNING PARTNERS INC. PLANNING, DESIGN & DEVELOPMENT Garden Manor Construction Inc., Sandringham Place Inc., I I Wolverleigh Construction Ltd. & Ontario Ltd. Drawn By: MA Metres CITY FILE: C03E & 21T-09010B Date:

16 p^-lfc COUNTRYSIDE DR EXTRACT FROM DRAFT SCHEDULE SP48(A) OF THE DOCUMENT KNOWN AS THE SANDRINGHAM - WELLINGTON NORTH SECONDARY PLAN rzzi * SUBJECT LAND K-5 PUBLIC JUNIOR ELEMENTARY SCHOOL SITE GATEWAY LOW DENSITY RESIDENTIAL SE SEPARATE ELEMENTARY SCHOOL SITE HIGHWAY 410 CORRIDOR MEDIUM DENSITY RESIDENTIAL VALLEYLAND OFFICE CENTRE W//A. ^$3 LIVE/WORK WETLAND PRESTIGE INDUSTRIAL MIXED USE TERRESTRIAL FEATURE NP NEIGHBOURHOOD PARK MOTOR VEHICLE COMMERCIAL (SWM) STORMWATER MANAGEMENT FACILITY SPECIAL POLICY AREA 1 a a «i J NEIGHBOURHOOD RETAIL POTENTIAL INTERSECTION I SPA 48 BOUNDARY MAJOR ARTERIAL ROAD SI BRAMPTON bromplonca Fl0Wei" City PLANNING, DESIGN & DEVELOPMENT Metres MINOR ARTERIAL ROAD COLLECTOR ROAD APPENDIX 2 SECONDARY PLAN DESIGNATIONS KLM PLANNING PARTNERS INC. Garden Manor Construction Inc., Sandringham Place Inc., Wolverleigh Construction Ltd. & Ontario Ltd. Drawn By: MA Date: CITY FILE: C03E & 21T-09010B

17 Px-n MA-YFIEbB raar^tryside Q a: rzzi SUBJECT LAND J COMMERCIAL RESIDENTIAL HIGHWAY ZONING BOUNDARY FLOODPLAIN INSTITUTIONAL AGRICULTURAL BRAMPTON brampton.ca FlOWer Gty PLANNING, DESIGN & DEVELOPMENT fp Drawn By: MA Metres Date: OPEN SPACE CITY LIMIT APPENDIX 3 ZONING DESIGNATIONS KLM PLANNING PARTNERS INC. Garden Manor Construction Inc., Sandringham Place Inc. Wolverleigh Construction Ltd. & Ontario Ltd. CITY FILE: C03E & 21T-09010B

18 E2L=li COUNTRYSIDE " - DRffT COUNTRYS/np..DR " AERIAL PHOTO DATE: MARCH 2010 SUBJECT LAND COMMERCIAL AGRICULTURAL OPEN SPACE INDUSTRIAL CITY LIMIT RESIDENTIAL INSTITUTIONAL BRAMPTON W brampton.ca Fl0Wei" City PLANNING, DESIGN & DEVELOPMENT Drawn By: MA Metres Date: APPENDIX 4 AERIAL & EXISTING LAND USE KLM PLANNING PARTNERS INC. Garden Manor Construction Inc., Sandringham Place Inc., Wolverleigh Construction Ltd. & Ontario Ltd. CITY FILE: C03E & 21T-09010B

19 P^-v«\ MAYFIELD ROAB^4 L < / FUTURE K'\>->> \ ^-W-:1k ""1 EMPLOYMENT /; / >^ \ $J II /J-i // /s.w.m) // ^ \! l -\ o RE"(~-; " fment (A Y FUTURE j EMPLOYMENT/ Is!*! r-^ts1 Ut'" t i UJ~~ -... FUTURE MPLOYMENT // i j h: 1 FUTURE/ * / V \ I S.W.M./ H j Jcr -j/ // r i _ u. r k^^-/ / / ^ Ait np=z f FUTURE / FU^URE / J EMPLOYMENT/ ^ / ^ 3 fc ^^ ^ "* an./ / / / ;** IR/T-irr ) (L.. /* A ( i [HI RD L&S1JJ.LI.«,«-M ^3 fi =I[ ijjltttjlirril[ttjjttl y/ / t -j- t t MAP 1 - DRAFT PLAN OF SUBDIVISION ^ BRAMPTON : KLM PLANNING PARTNERS INC. Flower City Garden Manor Construction Inc., Sandringham Place Inc., PLANNING, DESIGN &DEVELOPMENT Wolverleigh Construction Ltd. & Ontario Ltd. Date: Drawn By: A.d. CITY FILE: C03E & 21T-09010B

20 MAJOR SUBJECT LAND IZZl WATERCOURSE PROPERTY LINE OPEN SPACE i " " WARD K -. i BOUNDARY o HIGHWAY Seal* 1:50,000 SCHOOL NOTE:OPEN SPACE IS AN EXTRACTFROMSCHEDULEA (GENERAL LANDUSE DESIGNATIONS) FROM THE BRAMPTON OFFICIAL PLAN MAP 2 * LOCATION KLM PLANNING PARTNERS INC. Garden Manor Construction Inc., Sandringham Place Inc., Wolverleigh Construction Ltd. & Ontario Ltd. CITY FILE: C03E & 21T-09010B H BRAMPTON bramp.on.cn RoWei-City TTPTTT-.-.,- Drawn By: MA PLANNING. DESIGN & DEVELOPMENT Scalo 1:10,000 Data:

21 p*-*l APPENDIX '5' DETAILED PLANNING ANALYSIS City File Number: C03E Subdivision File:21T-09010B DETAILED PLANNING ANALYSIS Provincial Policy Statement/Provincial Growth Plan The recommendations outlined in this report will require that some types of retail commercial uses be limited on the subject lands to ensure conformity with Provincial and City objectives. Considering the policies and requirements recommended in this report, the subject application is consistent with matters of provincial interest as identified in the Provincial Policy Statement and the Provincial Growth Plan in terms of: focusing growth within the designated urban area; providing for an appropriate mix and range of employment (including industrial, commercial and institutional uses) to meet long-term needs; providing opportunities for a diversified economic base, including maintaining a range and choice of suitable sites for employment uses which support a wide range of economic activities and ancillary uses, and take into account the needs of existing and future businesses; and the protection of significant natural areas including wetlands and valley corridors, encouraging the creation of linkages between natural heritage features; and respecting natural hazards and maintaining water resources. Strategic Plan The proposal is consistent with the 4th Pillar of the City's Strategic Plan - "A Dynamic and Prosperous Economy". The proposed uses and related subdivision will create a prosperous and more diverse local economy by encouraging and promoting a balance of retail, office, and targeted industrial-commercial employment growth in an employment area, promoting local job growth. The proposal will also be consistent with the 3rd Pillar of the City's Strategic Plan, being "Protecting Our Environment, Enhancing Our Community Goals". Recommendations outlined in this report will ensure that the proposed development will integrate well with significant natural features on this property by protecting, restoring and linking all ofthe natural features to enhance the local natural heritage system. Official Plan The subject property is designated "Industrial" and "Open Space" on Schedule Aof the Official Plan. 16

22 (=* «. The "Industrial" designation allows the development of lightto heavy industrial uses such as manufacturing, processing, repair and service, warehousing and distribution. Corporate head offices and high performance industrial uses such as research and development facilities are also permitted. In addition, mixed industrial/commercial, limited service and retail uses are permitted where practical and appropriate subject to the appropriate sub-designation and policies in the relevant Secondary Plan. Schedule D, Natural Heritage Features identifies the "Open Space" designation as being comprised of "Valleyland/Watercourse" features, as well as "Provincially Significant Wetlands." The recommendations of this report include the required completion of environmental studies to the satisfaction of the City in consultation with the Conservation Authority. These will provide the implementation details for the protection, restoration, compensation, linkage and enhancement of these natural heritage features. The Cultural Heritage Map of the Official Plan identifies Heritage Resources on the subject lands. The applicant has submitted a Cultural Heritage Impact Assessment to determine if conservation or mitigation measures should be incorporated. The Assessment is being reviewed by City Staff and recommendations of this report require that conservation and mitigation measures be outlined and implemented to the satisfaction of the Commissioner of Planning, Design and Development. The proposal to subdivide the subject lands for employment uses and limited commercial, office, service and retail uses, and institutional uses is in keeping with the Official Plan policies. An amendment to the Official Plan is not required. Secondary Plan The elements of the planning vision for the employment lands of the Countryside Villages Secondary Plan (Area 48a) are: Establish an employment area consisting of prestige industrial and office uses that are developed to a high standard of urban design. Protect, enhance and restore the natural heritage areas and features, and develop an open space networks with views and vistas; Include a range of employment based uses that are planned to be dynamic and highly accessible in order to maximize their development potential in the GTA market place and achieve the employment targets. Develop a street network balancing function and urban design that supports higher frequency transit service. The subject lands are primarily designated "Prestige Industrial", in the Countryside Villages Secondary Plan (Area 48a). "Prestige Industrial" policies recognize a range of industrial uses including research and development facilities, manufacturing and processing, assembling, packaging, repairing, fabricating, warehousing and distribution. 17

23 Permitted commercial uses include office uses, hotels, conference/convention centres, business support services, restaurants and ancillary commercial and retail. Although limited commercial uses are contemplated by the Secondary Plan, the range and extent of the commercial components requested by the applicant are not currently permitted. An amendment to the Secondary Plan is required to allow additional land uses including an auto mall (car sales), highway commercial (gas station) use, limited retail uses, a funeral home and institutional uses. Prior to the amendment of the Secondary Plan additional information will be required from the applicant to demonstrate how the proposed auto mall and retail uses will be limited in scale in order to adequately achieve the Secondary Plan targets for employment for the subject lands. A strategy will be implemented which maximizes the amount of employment related jobs on the subject lands. The Countryside Villages Secondary Plan also designates portions of the site as "Stormwater Management Facility", 'Terrestrial Feature", "Wetland" and "Valleyland". The precise locations, configurations and boundaries of these natural areas, features and linkages must be confirmed through the refinement and approval of the environmental studies submitted in support of this application. To date, the applicant has provided sufficient information and details to allow general support for the proposed development. Revised environmental studies have been submitted by the applicant and are currently being reviewed. It is expected that the revised studies will provide clarification with respect to the following issues: The location, size and design of the wetland Compensation Blocks; Site and feature-based water balances and mitigation measures to protect the form and function of the plan's natural heritage features; Phasing of wetland loss and compensation, i.e. Block 1 and Blocks 16 and 17; Identification of the natural channel form and corridor function of the Spring Creek Channel Block 9 as it relates to both fish habitat and wetland creation. Conservation of Wetland Block 12 with regard to evaluating and rationalizing potential modifications to the wetland size and shape, and provisions of wetland Zoning Buffer Block 13. The subject lands are zoned "Agricultural (A)", "Agricultural (A) - Section 847", and "Institutional Two (12) - Section 748", in By-Law as amended. An amendment to the Zoning By-law is proposed to facilitate the development of the lands. Appropriate regulations (i.e. building setbacks, heights) will be included in the zoning amendment as needed to ensure full compliance with the design guidelines to be approved for the subject lands. Regulations will also be used to identify maximum limits for the amount of auto mall and retail uses and to ensure the number of employment jobs will be maximized to achieve compliance with Growth Plan policies. 18

24 P^-^H Land Use The overall planning vision for the employment lands in the Countryside Villages Secondary Plan is to permit a range of employment based uses that are planned to be dynamic and highly accessible in order to maximize their development potential in the market place and achieve the employment targets set out for this area. The lands proximity to Highway 410 and the existing interchange on Mayfield Road and the future interchange on Countryside Drive will be the central contributing factor to the employment area's success. It is necessary to ensure the proposed additional commercial uses (auto mall and retail) into this planned employment centre do not contravene the overall intent of the Secondary Plan. Specifically, the planned function of the area and the employment targets are to be generally satisfied. The Regional Municipality of Peel has informed that a need exists within this area of the City for an ambulance station. This type of facility will provide an essential service to the area and is considered to be compatible with the proposed land uses. City staff will work with the Region of Peel towards the delivery of an ambulance station within or in the general area of the proposed subdivision. No compatibility concerns exist with respect to the land uses proposed within the subject lands. However, the land uses that are proposed to be located along the periphery of the subject lands will need to be designed in a manner to ensure that the uses are appropriate considering their proximity to the adjacent arterial roads and Highway 410. The employment and auto mall uses are to be designed to ensure sufficient building massing is provided alongthese corridors to ensure an aesthetically pleasing character is created along these important "gateways" into the City. An approved community design guideline document, required in advance of draft approval, will specify appropriate urban form, design and building massing to be implemented on site to ensure the proposed uses are visually appropriate from the adjacentarterial and highway corridors, and are compatible and complementary to the residential and commercial uses proposed on the east side of Dixie Road, the proposed residential uses south of Countryside Drive, and the proposed prestige industrial north of Mayfield Road in the Town of Caledon. Growth Management Brampton's Growth Plan conformity amendment OPA# , adopted by Council on June 9, 2010, sets out Council's policy direction for the City regarding Growth Plan matters. An objective of the Growth Plan is the protection of employment lands against conversions to non-employment uses. Consideration of the non-employment uses may only be given based on a City-initiated municipal comprehensive review. The City's growth plan amendment provides some clarity on what represents non-employment 19

25 P^'IS uses including residential and non-ancillary uses, as well as retail uses in excess of 1,000 square metres. A limited range of ancillary uses are typically permitted in employment areas, which generally include commercial uses and other types of businesses without negatively impacting the viability of the employment lands. The proposed auto mall and the other commercial uses proposed can potentially be deemed to support the proposed employment area within the block without negatively affecting the viability of the employment lands, provided the scale of these additional uses is appropriate. Accordingly, staff have met with the consultant and landowner to discuss the means to govern the scale of the additional uses so as not to contravene the policies. The auto mall is to be limited to the area shown on Figure 2. Policy direction to limit the auto mall use to this area will be included in the Secondary Plan; this will further be implemented in the zoning by-law. In terms of the retail uses in the Office Village, a maximum of 1000 square metres of retail will be identified through provisions in the implementing documents. In terms of overall employee yield, the applicant has demonstrated that the overall employment generation for the subdivision resulting from the introduction of the auto mall will be similar to that which would be generated by uses already permitted by the Secondary Plan. This indicates that the overall Secondary Plan employment targets and secondary plan density contribution to the City's greenfields may remain constant. However, OPA 43 identifies a City-wide need for employment lands to accommodate an additional 70,000-90,000 employment land employment jobs by 2031, to be provided on existing vacant and newly designated employment lands. The jobs devoted to the auto mall would be classified as population serving jobs and would not contribute to the City's forecast for employment land employment. This reduction of employment land employment jobs would have to be compensated for on other employment lands. It is recommended that Secondary Plan objectives be included that aim for increased employment land employment on the remainder ofthe employment lands in Secondary Plan 48, with this being the key employment area. Together with this objective is a policy direction to minimize the extent of the lower density warehousing and distribution uses on the subject lands. These principles have been discussed with the applicant, who is generally in agreement; therefore recommendations in this report will require that a strategy in this regard be implemented. Environment The specific methods of ensuring the protection, restoration, compensation, linkage and enhancement of natural features on the subject property are to be finalized through the review of environmental submissions. The submissions will ultimately form part of a revised Environmental Impact Study (EIS) which is to be approved to the satisfaction of the City, in conjunction with the Toronto and Region Conservation Authority (TRCA). At this time, it is understood that some of the development blocks and portions of the proposed north/south roadway alignment, as identified on Figure 1 in this report, may 20

26 F'a.-'ajk need to be revised to accommodate all necessary environmental protection strategies (i.e. sufficient buffer areas adjacent to wetland blocks, resizing and reconfiguration of wetland compensation areas). In this respect, it may be required that the proposed location for the Stormwater Management Pond Block may need to be relocated to the west to accommodate protection strategies to the drainage channel located in the south-west quadrant of the plan. Heritage Impact There are two locations within the proposed development that potentially exhibit significant heritage features. The properties are located at Dixie Road: a 2 storey wood frame house with additions and five out-buildings, and Dixie Road: a 1.5 storey masonry house with a rear frame addition, a barn a frame shed and contemporary sheds. The applicant has submitted a Cultural Heritage Impact Assessment that outlines the heritage value of the structures on the subject lands and is being reviewed. The study and its recommendations will be finalized to the satisfaction of the Commissioner of Planning Design and Development prior to the issuance of Draft Approval of the subject Plan of Subdivision. If it is determined through the recommendations of an approved Heritage Impact Assessment that either of the referenced dwellings is to be preserved, some revision to the plan of subdivision may be required to properly implement the recommendation. Potential preservation of a dwelling could result in some block reconfiguration in proximity to the existing dwelling location, or alternatively block reconfiguration elsewhere on the plan to accommodate the relocation of the dwelling itself. An archaeological study has also been submitted to the Ministry of Tourism and Culture for review. Prior to draft plan approval, clearance from the Ministry of Tourism and Culture will be required. Cost Sharing The subject site is located within a cost sharing agreement area, and is subject to the Countryside Villages Community Cost Sharing Agreement. Prior to approval of the Official Plan Amendment, the principles of the Cost Sharing Agreement are to be prepared to the satisfaction of the City. Priorto the issuance of draft plan approval, a full Cost Sharing Agreement is required to be prepared to the satisfaction of the City, and confirmation is required to be provided to the City, from the appointed Cost Sharing Agreement Trustee, that the landowners have signed the Agreement. The Cost Sharing Agreement is currently under review. Staging and Sequencing A Staging and Sequencing Analysis is required in support of the development applications to address the staging and timing of development within the employment 21

27 block relative to the timing of the delivery of roads and other service. Approval of this strategy will be required prior to the enactment of the amending zoning by-law.. Servicing The development is proposed to be on full municipal services. A Functional Servicing Report submitted by the applicant outlines the following: Trunk Sewers Sanitary flow from the subdivision will be serviced by a sanitary trunk extension along Dixie Road of the Central Brampton Subtrunk sewer as well as an interceptor sanitary trunk sewer along Countryside Drive. In general, the northern portion of the subdivision (total area 32.1 ha) is expected to drain to the Dixie Road sanitary trunk via a proposed 300 mm collector sewer along Street "1"and Street "2". The southern portion of the subdivision (total area 24.5 ha) will drain along Street "2"to the Countryside Drive Interceptor sanitary trunk via a proposed 300 mm collector sewers. Watermains The lands are located within the Region of Peel's Pressure Zone 6 and can be serviced with adequate water supply by a connection to watermains along Countryside Drive and Mayfield Road. The proposed watersupply servicing is anticipated to meet and exceed the proposed water supply demand. The design and watermain sizes will be determined to the satisfaction of the Region of Peel. The size and location of sanitary sewers and watermains will be finalized during detailed design, to the satisfaction of the Region of Peel. City and Regional staff is reviewing the Functional Servicing Study submitted by the applicant. This study is to be approved prior to draft plan approval. Transportation Four local roads are proposed through the plan of subdivision to service the development. The north/south road proposed will connect to Mayfield Road tothe north and Countryside Drive to the south. The three remaining roads proposed are east/west roads that connect to Dixie Road. ATraffic Impact Study has been submitted indicating that the proposal issupportable form a traffic perspective. Prior to draft plan approval, the study and any refinements to the details of the roads are to be completed to the satisfaction ofthe Commissionerof Planning Design and Development in consultation with the Ministry oftransportation, and the Region of Peel. In March 2011, the MTO released the 'Draft Transportation Development Strategy' for the GTA West Corridor. That draft includes a portion of the subject land within a proposed 'Preliminary Route Planning Study Area'. Given the completion of Highway 410 and the advanced stage of planning in Brampton and Caledonforthis area, in a separate report, City staff will be providing comment to MTO on the 'Draft 22

28 p*-l.$ Transportation Development Strategy' document recommending that the subject lands be removed from the Preliminary Route Planning Study Area. CONCLUSION The draft plan of subdivision and application to amend the Official Plan and Zoning By law to permit the development of the lands with predominantly employment uses, and a limited range of commercial, office and institutional uses will maintain the overall intent of the Secondary Plan and will be appropriate provided the recommendations contained herein are satisfied. Subject to the approval of the recommendations in this report, the proposal represents good planning. 23

29 p*-^ APPENDIX '6' PUBLIC MEETING ATTENDANCE RECORD & RESULTS OF PUBLIC MEETING City File Number: C03E Subdivision File:21T-09010B PUBLIC MEETING ATTENDANCE RECORD (Excerpt from PDD Committee Meeting Minutes, December 7,2009) Members of the public present requested a presentation on this item. Keith MacKinnon, KLM Planning Partners Inc. on behalf of the applicants presented the proposal to amend the Zoning By-law and Proposed Plan of Subdivision to permit the development of the subject lands for employment blocks, a stormwater management block, opens space, two roads, and a drainage channel. He provided details with respect to the size and location of the various employment blocks, road widening blocks and access to the site. He noted that the employment uses being proposed are consistent with the Countryside Villages Secondary Plan designation for the site. Sandra DeMaria, Development Planner, provided details of the current land use designation for the subject site and confirmed that the proposal to subdivide the lands for employment uses is consistent with the Official Plan policies; therefore an amendment to the Official Plan is not required. The lands are designated prestige industrial in the Countryside Villages Secondary Plan which will be presented to Council on December 9, 2009 for approval. The zoning designation on the lands is agricultural and institutional and an amendment to the Zoning By-law will be required to facilitate the proposal. The applicant has submitted several studies in support of the proposal which is still under review and will be considered by staff in a future recommendation report to Committee. Following the presentation, members of the public did not address the Committee. (Excerpt from PDD Committee Meeting Minutes, March 7,2011) The Chair acknowledged correspondence from Scott Arbuckle, IBI Group, Mississauga, dated March 4, No members of the public were present for this item. RESULTS OF THE STATUTORY PUBLIC MEETING: A special meeting of the Planning Design and Development Committee was held on December 7, 2009 in the Council Chambers, 4th Floor, 2 Wellington Street West, Brampton, Ontario, commencing at 7:00 p.m. with respect to the original version of the subject application. Notices of this meeting were sent to property owners within 900 metres of the subject lands in accordance with the Planning Act and City Council procedures. No members of the public addressed the Committee at the Public Meeting. 24

30 f-1-10 A second public meeting for this application was held subsequent to a revision being made by the applicant to add proposed amendments to the Official Plan to develop limited commercial uses on the subject lands. The public meeting for the amended application was held on March 7, 2011 in the Council Chambers, 4th Floor, 2 Wellington Street West, Brampton, Ontario, commencing at 7:00 p.m. Although no members of the public were in attendance for that public meeting, a letter dated March 4, 2011 was received from Scott Arbuckle of IBI Group representing a property owner on the north side of Mayfield Road in the Town of Caledon. Mr. Arbuckle confirmed in his letter that the property owner which he represents does not have any objections to the subject application. Information was provided in the letter to state that appropriate urban design considerations should be required of the proposed development in order to ensure compatibility with prestige industrial uses planned for the north side of Dixie. The letter also requests notice of any revisions to the proposal with respect to the land uses and urban design prior to any decision by Council. Staff Response: A review of urban design issues is being completed by this time by City staff to ensure the proposed uses are appropriate considering adjacent land uses, exposure to the public highways, and the location of the site at an entryway into the City. An urban design brief is to be approved to the satisfaction of the Commissioner of Planning Design and Development prior to the draft approval of the plan of subdivision. Notice of the Recommendation Report proceeding to the Planning Design and Development Committee and Council is provided to Mr. Arbuckle. 25

31 p*-*t APPENDIX T RESULTS OF APPLICATION CIRCULATION City File Number: C03E Subdivision File:21T-09010B 24

32 S&fe^ UiVrtfWI IUll brcrnptmco FlOWer OtV Planning, Design and Development Community Design, Parks Planning and Development Date: May 26, 2011 File: To: From: Subject: C03E Carmen Caruso, Planning and Land Development Services John Spencer, Community Design, Parks Planning &Development Community Design Guideline Submission Process: Application to Amend the Official Plan, Zoning By-law and Proposed Draft Plan of Subdivision KLM Planning Partners Inc - Garden Manor Construction Inc., Sandringham Place Inc., Wolverleigh Construction Ltd., Ontario Inc. Bounded by Hwy 410, Mayfield Road, Dixie Road, and Countryside Drive. (Ward 9) In recognition ofthe forthcoming Recommendation Report in support ofthe above application, we wish to advise ofthe following with respect to the status of the Community Design Guideline (CDG) submission related tothis proposal. The City received and commented on the following documents: An Urban Design Briefdated June 16, A revised Urban Design Brief dated August 17, o At thattime the City requested that the document be amended to a full Community Design Guideline (CDG) submission in recognition ofthis being a Block Plan area. A CDG document was received December 1, Since receipt, Community Design staff subsequently issued comprehensive redlined comments to the applicant'sconsultant and a follow up meeting was held on May 17, 2011, at which time the comments were discussed. There remain number of revisions sought to the CDG document. Thefollowing is a brief overview: The document will be parsed to remove statements that duplicate the City's Development Design Guidelines Manual (DDG). Only those elements that are unique and reflective of the intended characterforthe study area will be represented. The document will reference the ongoing nature of several ofthe parallel background studies underway, among them ratification of the environmental studies, and advise that the final design of the Block Plan will have regard for these studies and will not necessitate amendment to the CDG document. The Corporation of The City of Brampton 2 Wellington Street West, Brampton, ON L6Y 4R2 T: TTY:

33 pa-a* Reference will be added to recognize the dynamic nature of the implementation of this Block Plan area and the ability to respond to prospectivetenants of the various development blocks, without necessitating revisions to the CDG. Where plans are received that reflect a deviation of the design intent for the block, individual development block Design Briefs may be required. The area is intended to reflect and use currently approved infrastructure standards. As such, any reference to alternative standards (ADS's) will be removed. Greater detail is being sought on some of the proposed design features including the overall built form envisaged for the Block Plan. Statements pertaining to building setbacks from Highway 410 and adjacent arterial roads will be included to help 'inform' the pending zoning by-law for the Block Plan. An implementation section will be added to guide how this document is to be used as development unfolds across the Block Plan. We anticipate that the applicant's consultant will resubmit a CDG within the next month at which time we will review and coordinate a response, in an effort to finalize the document as soon as feasible. Jonn-^penc Community, Pjanr/ing De L Manager, Parks and Facility Planning Planning and Development Development Department iity/of Brampton D I F: I C: spencer brampton.ca Cc. (via only): W. Kuemmling, P. Gabor, B. Smith, J. Spencer, PlanTRAK

34 SplJE BRAMPTON!*E FlOWer City Planning, Design and Development Development Engineering Services Date: April 26, 2011 File: To: Subject: C03E T-09010B Carmen Caruso Traffic Impact Study, Employment Lands Metrus Development Inc. Countryside Villages The above noted block is bounded by Highway 410 to the west,countryside Driveto the south, Mayfield Road to the north anddixie Roadto the east. Transportation Planning has reviewedthe traffic study dated October2010 and its addendum dated January We have the following comments: Region of Peel The Region of Peel shall address all transportation matters as they pertain to Mayfield Road, as this roadway is under theirjurisdiction. The Region of Peel shall alsobe responsible for the assumptions/approvals of the signal timing and phasing at the following intersections: Mayfield Road / Dixie Road Dixie Road / Countryside Road Ontario Ministry of Transportation The Ontario Ministry of Transportation shall address all transportation matters as they pertain to Highway 410, as this highway is under their jurisdiction. City of Brampton The applicant shall update the conclusions and recommendations of the subject traffic impactstudy in light of the following conditions/comments: The applicant shall agree to restrict the proposed access to Countryside Drive to Right in/right out moves only. In this regard, the applicant shall be responsible for any road improvements at Countryside Drive and North-South Road access. The applicant shall gratuitously dedicate 23m right of way to the City of Brampton for internal road network includingmunicipal daylighting. Anything over and above that requirement shall be addressed by this division in consultation with the standards committee. The applicant shall agree to dedicate lands required for the widening of Countryside Drive to the City of Brampton as per the Official Plan designationof 36m and/oras per the Environmental Assessment of Countryside Drive to the satisfaction of the City. The Corporation of The City of Brampton 2 Wellington Street West, Brampton. ON L6Y 4R2 T: TTY:

35 FJ.-3S If you have anyquestions/concerns in this regard please contact the undersigned. Sincerely, Asif Mirza Transportation Planning Technologist Tel: Fax: asif.mirza brampton.ca The Corporation of The City of Brampton 2 Wellington Street West, Brampton, ON L6Y 4R2 T: TTY:

36 Caruso, Carmen From: Sent: To: Subject: Koops, Krystina p*-ac 2011/04/27 11:26 AM Caruso, Carmen Recommendation Report C03E &21T-09010B Carmen, The Dufferin-Peel Catholic District School Board has no comments with regards to the Recommendation Report for files C03E and B (KLM Planning Partners Inc. -Garden Manor Construction Inc., Sandringham Place Inc., Wolverleigh Construction Ltd., Ontario Inc.). Regards, Krystina Koops Planner Dufferin-Peel Catholic District School Board Phone: (905) ext Fax: (905) krvstina.koops(5>dpcdsp.org

37 DRAM PTO N p"" FlOWer City Planning, Design and Development Development Engineering Services Date: April 26, 2011 File: To: Subject: C03E T-09010B Carmen Caruso Traffic Impact Study, Employment Lands Metrus Development Inc. Countryside Villages Theabove noted blockis bounded by Highway 410 to the west, Countryside Driveto the south, Mayfield Road to the northanddixie Roadto the east. Transportation Planning has reviewed the trafficstudy dated October2010 and its addendum datedjanuary We have the following comments: Region of Peel The Region of Peel shall address all transportationmatters as they pertain to Mayfield Road, as this roadwayis under their jurisdiction. The Region of Peel shall also be responsible for the assumptions/approvals of the signal timing and phasing at the following intersections: Mayfield Road / Dixie Road Dixie Road / Countryside Road Ontario Ministry of Transportation The Ontario Ministry of Transportation shall address all transportation matters as they pertain to Highway 410, as this highway is under their jurisdiction. City of Brampton The applicant shall update the conclusions and recommendations of the subject traffic impact study in light of the following conditions/comments: The applicant shall agree to restrict the proposed access to Countryside Drive to Right in/right out moves only. In this regard, the applicant shall be responsible for any road improvements at Countryside Drive and North-South Road access. The applicant shall gratuitously dedicate 23m right of way to the City of Brampton for internal road network including municipal daylighting. Anything over and above that requirement shall be addressed by this division in consultation with the standards committee. The applicant shall agree to dedicate lands required for the widening of Countryside Drive to the City of Brampton as per the Official Plan designation of 36m and/or as per the Environmental Assessment of Countryside Drive to the satisfaction of the City. The Corporation of The City of Brampton 2 Wellington Street West, Brampton, ON L6Y 4R2 T: TTY:

38 Pi-3% Ifyou have any questions/concerns inthis regard please contact the undersigned. Sincerely, Asif Mirza TransportationPlanning Technologist Tel: Fax: brampton.ca The Corporation of The City of Brampton 2 Wellington Street West, Brampton, ON L6Y 4R2 T: TTY:

39 CITY Of BRAMPTON Planning, & Development STAFF COMMENT FORM Heritage Impact Assessment Name of Applicant/Agent: Scarlett Janusas Archaeological and Heritage Consulting/Metrus Development Report Title/Address: Cultural Heritage Impact Assessment, and Dixie Road, City of Brampton, Regional Municipality of Peel Heritage Coordinator Comments: After reading the HIA for the two listed properties on the Employment Lands west of Dixie the following comments are recommended to be provided to the Heritage Consultant/Applicant: Based on discussions from the November 2010 meeting, many of the recommended suggestions and additions to the report such as, the Trow Designated Substances Survey Report were addressed. There are just a few outstanding items that need to be addressed in the report in order for it to be considered complete: Clear evaluations of whether the two properties meet the criteria for determining cultural heritage value or not, are needed. In the report section 4.2 Process for Determining Heritage Value of the report there is a description of the provincial criteria for evaluating heritage significance, O. Reg. 9/06, and mention is made that it will be used in subsequent sections of the this report, but and Dixie Road are evaluated in section 7.0 but the report does not state whether these meet the criteria. It appears noteworthy that the Dixie Road property appears upon examination to be fieldstone construction under stucco on lathe, with brick details, which is a unique design feature as noted in the report section and that it appears to be the only extant building from the sketch of the Mayfield village in This information needs

40 *AnUnllf6IT! Anton.etta and Ican heritff take consultant aquick look C0"W at it send prior to in adraft completion PDF of copy the of Icumlnt the report and RECOMMENDATION: Staff are in support of the demolition of the barn based on th mformation provided in the Heritage Impact Assessment ItI'recommeS ZZl salvage for reuse in preferably heritage-related-proieclto"exzr^d IiJ,h1V and protection need to be provided for the Heritage< propeltmo% LRoadomL our current Guidelines for Vacant Heritage Bulldings toeniureflte buldina%not demoznp7r^?3d f le^0'c^afe^-^^p^to/ssua crotfance

41 bromptonca BRAM PTO N Flower City Planning, Design and Development Planning and Land Development Services Date: March 11, 2011 To: David Waters, Manager, Land Use Policy From: Pam Cooper, Policy Planner III, Land Use Policy Re: C03E Planning Justification Report I have reviewed the Planning Justification Report - C03E and draft official plan amendment prepared by KLM Planning Partners Inc. dated February 2011 and my comments are as follows: Planning Justification Report Section 1.0 Introduction a map should be provided showing where the additional uses are proposed to be located within the employment area. replace the word "church" with "Place of Worship", in this section as well as any other place within the document that "church" is used. Section 2.2 Surrounding Area discussion of surrounding area should include the lands to the north in Caledon. Section 3.4 City of Brampton Official Plan in the bullet list of industrial uses, should specify that the Industrial designation may also permit limited service and retail uses, open space and public and institutional uses as appropriate and practical subject to appropriate sub-designations and policies in the secondary plan. automotive service centres are unique commercial uses because of their combination of vehicular functions and convenience commercial functions. They often occupy prominent and highly visible locations. The Official Plan in Sections and states specific policies regarding the broad location, siting, and design of automotive service centres.since motor vehicle commercial uses are being included as an additional employment permitted use, there should also be discussion of Section Motor Vehicle Commercial as well as Section Auto-Orientated Development. The Corporation of The City of Brampton 2 Wellington Street West, Brampton, ON L6Y 4R2 T: TTY:

42 Since there is a Gateway located at Mayfield Road and Dixie Road, on the eastern side of the automall and motor vehicle commercial use location, the applicant should include some discussion of Section Edges and Gateways. As a Place of Worship is being added within the office village, the applicant should include discussion of Section 4.8 Institutional and Public Uses as well as the recently approved OP which has very specific policies regarding Places of Worship. Section 3.6 Countryside Villages Secondary Plan Land Use Policy staff recommended a secondary plan amendment to create a Special Policy Area within the Prestige Industrial designation in SP48(a) to provide detailed development policies and to provide the appropriate controls in the secondary plan in order for the employment targets to be realized. These detailed policies are not included in the Planning Justification Report. The applicant should address the Gateway located at Mayfield Road and Dixie Road, on the eastern side of the automall and motor vehicle commercial use location, and should include discussion of Section Edges and Gateways, similar to Section in Chapter 48(b) which contains discussion about the intersection of Mayfield Road and Bramalea Road as well as the intersection of the east-west spine road and Bramalea Road which are identified as Gateways. As a Place of Worship is being added within the office village there should be some discussionof this institutional use with reference to OP There should be discussion surrounding general functional and land use compatibility criteria, including but not limited to parking, integration within the office village of the employment area (massing, height, scale) and ancillary uses. An example of this is Section from chapter 48(b) which discusses ancillary uses in conjunction with a Place of Worship including: high density residential, day care, gymnasium, banquet hall, auditorium, outdoor recreational uses, sports fields and playgrounds, community centre and limited local serving retail. As Motor Vehicle Commercial is being added, there should be a discussion of specific permitted uses within the designation (automobile service stations, gas bars and related uses) as well as permitted ancillary uses (car wash, minor motor vehicle repir, etc.). A policy should be included to require that the area be designed with appropriate siting, orientation, built form, landscaping, etc. and that traffic access arrangements shall be established in accordance with the requirements of the City and other road authorities having jurisdiction. Although Section mainly deals with minimizing impacts on residential uses which is not an issue in this case, it can be used as an example. There should be similar discussion of policies related to the automall and any ancillary uses.

43 fa.-h Draft Official Plan Amendment Specific Comments on Section 3.0 Section 3.1 must be reworded as this is not an amendment to the 2000 Office Consolidation of the City of Brampton Official Plan. Section 3.1 b) incorrectly adds the village office node as a permitted use, whereas 3.1 b) should only be the auto mall and motor vehicle commercial use. General Comments Land Use Policy staff recommended a secondary plan amendment to create a Special Policy Area within the Prestige Industrial designation in SP48(a) to provide detailed development policies for the auto mall, motorvehicle commercial use and village office node and to provide the appropriate controls in the secondary plan in order for the employment targets to be realized. These policies are not included. Instead of merely listing the additional employment uses requested, this draft official plan amendment should provide detail on developmentof the uses. The Special Policy Area policies contained within Countryside Villages Chapter 48(b) should be used as an example. The policies related to the additional employment uses should clearly recognize the development of the lands for the particular use, describe the preferred form of development, state the planned role and function of the area, describe the ultimate development form, and include policies that describe phasing of development (if applicable), urban design standards, site access, and the automall/motor vehicle commercial policies should provide information on the accessory uses which may be considered in the contextof the use such as accessory motor vehicle repair, car wash, etc. Regards, Pam Cooper, MCIP, RPP Policy Planner III, Land Use Policy Planning, Design and Development Department T: F: pam.cooper brampton.ca

44 BRAM PTO N ""'" FlOWer Gty Planning, Design and Development Development Engineering Services February 10,2011 Schaeffers Consulting Engineers 6 Ronrose Drive Vaughan, ON L4K 4R3 oesziip.ooz ^ Attention: Cynthia Tarn, P.Eng., Water Resources Manager Dear Cynthia: RE: Functional Servicing Report Countryside Village Employment Block Part of Lot 16 & 17, Concession 3 File: C03E16.002/21T-09010B Further to your letter ofdecember 21, 2010, we provide you with the following comments: 1. The modification to existing wet lands and water balance measures issubject tothe review and approval ofthe report entitled "Preliminary Water Balance, Secondary Plan Area 48- Employment Block - Brampton, dated September 2010 prepared by Beck Consulting." 2. The external drainage area attributes to SWM Pond EC-4 is ha as shown on Drawing No. TA-1, while Appendix Bofthe report refers to ha and visual OTTHYMO schematic flow diagram refers to 46.0 ha and Item External Drainage flow from north of Mayfield Road indicates the ultimate external drainage area will be ha; therefore, please clarify the exact external area incorporated in the design of SWM Pond EC-4. In addition, any drainage area diversion with subject to the approval of TRCA. 3. Normally the minor system is designed for 10 yr event flow and since the current design will take 100 yrs overland flow from external area, please provide us with preliminary storm sewer design sheets required to ensure the system is adequate. The Corporation of The City of Brampton 2 Wellington Street West, Brampton, ON L6Y4R2 T: TTY:

45 2 4. It is not clear how the major flow from east of Dixie Road will be conveyed to the proposed SWM Pond EC-4, please demonstrate it clearly on Fig It is not a good practice to convey overland flow by a piping system; can you investigate other means of conveying the external overland flow from north of Mayfield Road to the proposed SWM Pond EC-4. In addition, it is not a good practice to divert flow from one drainage area to another drainage area. 6. As per MESP recommendations, the targeterosion release rate should be m3/s, while the proposed release rate is m3/s, please correct this discrepancy in target erosion release rate. Furthermore, the release rate in MESP is based on ha of drainage area, while the revised FSR is based on ha, please clarify this discrepancy in release rate criteria. 7. The 2 year event release rate shown in Table 4.3 does not comply with the release rate specified intable 4.6 of the MESP, please explain why it is different from the requirement of MESP. 8. Pleaseexplain the reason for relocating the SWM Pond EC-4. We prefer the original location as itwas closerto natural heritage area and spring creek Tributary A. 9. The stage-storage rating curve for SWM Pond EC-4 must be provided now to facilitate the detailed engineering design. 10.We reiterate our previous comment to indicate the ground water level on pond cross section, including the clearance between the lowestelevation of the pond and the highest ground water level. 11. Indicate on Fig 4.2 the external flow from SWM Pond E7 or external area associated with Pond E7. 12.Please provide sediment drying area within SWM Pond block; otherwise, please inform us who from the City advised you that itis not required. We need yourconfirmation for our record. 13.Please changethe longitudinal Section 1-1 to as marked on Drawing SWM We will further reviewthis report against the updated MESP when it becomes available. The Corporation of The City of Brampton 2 Wellington Street West, Brampton, ON L6Y4R2 T: TTY:

46 3 Should you have any questions regarding the above, please do not hesitate to contact the undersigned. Yours truly, Farhad Aziz, M.Sc, P.Eng. Environmental Engineer Water Resources Planning, Design and Development Tel: (905) Fax: (905) FA/pm Attach. cc: Hamid Hatami Carmen Caruso } The Corporation ofthe City of Brampton 2 WelRngton Street West, Brampton, ON L6Y4R2 T: TTY:

47 BRAM PTON "ntpto" FlOWer City Plannlng' Desl9n and Development Planning and Land Development Services Date: February 8, 2011 TO: FILE: SUBJECT: Carmen Caruso, Development Planner C03E Garden Manor Construction/ Sandringham Place Inc./ Wolverleigh Construction Ltd & Ontario Ltd. Zoning Bylaw Amendment Application and Proposed Draft Plan of Subdivision - Growth Management Comments Dear Carmen, Growth Management is in receipt of the Justification Letter from KLM Planning Partners Inc., dated November 26th, 2010, regarding the proposed Draft Plan of Subdivision &Zoning Bylaw Amendment application for the subject lands. Please find Growth Managementcomments provided below: Growth Plan OPA Within the 2006 City of Brampton OP, the subject lands are designated Industrial. The lands are designated Prestige Industrial within the Countryside Villages Secondary Plan. An amendment to the Secondary Plan would be required to permit the proposed uses on the subject lands, which include an auto mall, a motor vehicle commercial use, and the development of an office village useconsisting of a funeral home, church, and small retail uses. Brampton's Growth Plan conformity amendment, OPA #43 was approved by Brampton Council on June 9, 2010, and sets out Council's policy direction for the City regarding Growth Plan matters. One of the objectives of the Growth Plan is the protection of employment lands against conversions to non-employment uses. OPA # includes Policy which sets out the requirements for considering a conversion of employment areas, including a need for a Municipal Comprehensive Review to permit conversions. The Policy also provides some clarity on what nonemployment uses are, including residential and ancillary uses, as well as retail uses in excess of 1,000 m2. The intent of the policy is to ensure that uses not typically associated with employment lands are justified only through a comprehensive, Cityinitiated process. The Corporadon of The City of Brampton 2 Wellington Street West, Brampton, ON L6Y 4R2 T: TTY:

48 The proposed "Office Village" uses include a funeral home, church and small retail uses. The uses proposed forthe Office Village may be deemed non-employment uses, dependent on the scale of the retail uses. As per Policy of OPA # , a Municipal Comprehensive Review would be required to permit retail uses in excess of 1,000 m2 (individual store or cluster of stores). Additional information is required to be provided to the City regarding the proposed total gross floor and location for the "Office Village" uses. F*-«4& Consideration is required whether the uses proposed by the applicant for the subject lands would be deemed non-employment uses, and would therefore require a Municipal Comprehensive Review. Auto Mall An auto mall use is proposed by the landowners to be located at the southwest corner of Mayfield Road and Street "2". As per Section of OPA # , a limited range of ancillary uses, which generally include commercial uses and other business, can be permitted within employment areas without negatively impacting the viability of employment lands. Within the justification letter, reference is made to the employment generation of 381 jobs specifically resulting from the auto mall use. Rationale is provided within the letter suggesting that the auto mall use would generate a similar employee yield to a typical industrial use permitted by the Secondary, and would therefore not detract from achieving the required employment yield within this employment area. However, it should be noted that Policy within OPA #43 identifies the city-wide need for employment lands to accommodate an additional 70,000 to 90,000 jobs by2031, and therefore, limited amounts ofservice, retail, office and institutional uses are permitted within such employment areas. The proposed auto mall use does not contribute to the City's overall forecast for "employment land employmenf type jobs, which would need to be provided for on otheremployment lands within the City. As per Section ofthe Growth Plan Amendment referenced above, the proposed auto mall can potentially be deemed to support the proposed employment area within the block without negatively affecting the viability of the employment lands, provided the scale of the development for the entire employmentblock is appropriate and is set out in the Secondary Plan Amendment and the implementing Zoning Bylaw Amendment. Further clarification is required to be provided to the City regarding the total gross floor area of the auto mall use to assist Growth Management in its review of this proposed development. The analysis should demonstrate that the entire employment block will, with the inclusion of the auto mall, still achieve the City's objective for the overall quantity and mix of jobs including the "employment land employment" type jobs. Office Village The Corporation of The City of Brampton 2 Wellington Street West. Brampton. ON L6Y 4R2 T: TTY:

49 Motor Vehicle Commercial Use The motor vehicle commercial use could be deemed a use that is supportable within this employment area, provided it is planned to be associated with other uses within the employment block. Subject to an amendment to the Secondary Plan, the motor vehicle commercial use would therefore not constitute a conversion of employment lands to non-employment uses Density The justification letter establishes job ratios for the proposed auto mall retail and office uses. Policy of Chapter 48(b) of the Countryside Villages Secondary Plan states that the SP area will be planned to achieve 20,000 people and 7,500 jobs resulting in a density of 54people and jobs perhectare. Further demonstration is required by the applicant on how the proposed development contributes tothe employment capacity and density target for the Secondary Plan area within Chapter 48(b) of the Secondary Plan. SWM Pond With respect to the proposed relocation of the SWM pond to east of "Street 2", previous comments were provided, dated September27th, 2010, wherein it was advised that there were no issues identified with the new location of the pond in relation to Growth Management matters. Cost Sharing Agreement The subjectsite is located within a cost sharing agreementarea, and is subject to the Countryside Villages Community Cost Sharing Agreement. Prior to approval ofthe Zoning Bylaw Amendment, the Cost SharingAgreement is to be prepared to the satisfaction ofthe City, and confirmation is required to be provided to the City from the appointed CSA Trustee that the landowners have signed the Agreement. Staging & Sequencing As indicated in earlier Growth Management comments, dated November 2,2009, a Staging &Sequencing Strategy and Growth Management analysis is required in support of the development applications to address the staging and timing of development within the employment block, as well as servicing considerations. Approval of such analyses by Growth Management is required prior to approval of the zoning bylaw amendment. The Corporation of The City of Brampton 2 Wellington Street West. Brampton, ON L6Y 4R2 T: TTY:

50 General Comments p*-so Overall, further detail is required to be provided to the City regarding the total gross floor area ofthe proposed uses, and general location ofeach use within the employment block to allow for a full review of the development by Growth Management. Afull review of applicable planning policy justifying the development should also be provided by the applicant in support of the zoning bylaw amendment and draft plan of subdivision applications. Should you have any questions, please do not hesitate to contact the undersigned. Daniella Balasal, MCIP, RPP Growth Management Policy Planner (905) K Authorized bv: &QAJuJLjtylA&Aj (j Janice Given Manager, Growth Management &Special Policy cc: Adrian Smith Allan Parsons The Corporation of The City of Brampton 2 Wellington Street West, Brampton. ON L6Y 4R2 T: TTY:

51 BRAM PTO N "Jto" Flower City Planning, Design and Development Plannin9 and Land DeveloPment Services Date: February 4, 2011 To: From: Subject: Carmen Caruso, Development Planner Michael Hoy, Environmental Planner and Susan Jorgenson, Manager, Environmental Planning Preliminary Comments: Wolverligh Construction LTD. Environmental Impact Statement dated November 2010 Functioning Servicing Report dated December 2010 Environmental Planning staff have now reviewed the Environmental Impact Statement prepared Beacon Environmental, dated November 2010, and the Functioning Servicing Report prepared by Schaeffers Consulting Engineers, dated December 2010, and offer the following comments. Environmental Impact Study As identified by TRCA at the January 26, 2011 meeting, the two EIS's submitted for the Countryside Villages Employment Lands east and west of Highway 410 (i.e. Emeryand Wolverligh) are to be prepared with a "systems" approach to the developmentof these separate blocks. A systems approach will require each EIS to consider the ecological and hydrological connections between the natural heritage features of Spring Creek and present opportunities to protect, restore and enhance their linkages to ensure that it functions as a system. In addition, to the 'systems' approach to be achieved by the EIS, the following specific comments to the report should be addressed: 1. The EIS's Introduction or a separate section should list the MESP recommendations that relate to the natural environment in this area of the Secondary Plan and the subject lands in order to address a systems approach to protecting, restoring and enhancing ecosystem features, functions and linakges. 2. The EIS should also include an Executive Summary that briefly outlines how the MESP recommendations have been addressed and further identifies any EIS recommendations that are to be addressed through draft plan conditions, including but not limited to detailed design, monitoring, etc. 3. Revise Figure 3 to reflect the most recent Plan of Subdivison. Please note that Environmental Planning does not support the relocation of the SWMP as shown in Drawing TA-1 dated December 2010 to the NW corner of Countryside Drive and Dixie Road, as this location no longer provides direct habitat, linkages and bufferng contributions to the Spring Creek corridor. 4. Regardless of TRCA's position, be advised that the City will require compensation for the removal of Wetland D, and mitigation for the impacts of unevaluated wetlands in the Spring Creek The Corporation of The Cily of Brampton 2 Wellington Street West, Brampton. ON L6Y4R2 T: TTY:

52 corridor, as per OP Sec (re: mitigation for loss of locally significant and/or unevaluated wetlands). The compensation for Wetland Dcan be added to the wetland area creation being undertaken between Wetlands A and B, and mitigation ofthe Spring Creek corridor wetlands can be undertaken in the new, realigned creek corridor. 5. The submitted EIS has not provided sufficient information and/or integrated analysis with regard to: Wetland Compensation Evaluation ofthe proposed location ofthe Wetland Compensation Block. Conceptual Plan of the Wetland Compensation Block that demonstrates the intent of the restoration work and the form and function of the wetland. Rationale for choose the type of wetland habit that will be created in the Wetland Compensation Block. Evaluation of the potential impacts of directing surface flows from Wetland B to Wetland A. Partial removals from Wetland B - The City recognizes that discussions with MNR in 2010 included opportunities to remove a portion ofthe northern portion ofwetland B, and that this removal can be addressed through the wetland compensation block between Wetlands A and B. We note that Section 8 ofthe EIS identifies a removal ofthe north edge ofwetland B; however, Figure 4 also illustrates a removal of approximately +/- 15m of the east face of SWD3-3, and the application ofa 10m buffer. Be advised that City staff is not supportive ofthe proposedeast side wetland removal, and as submitted, the report does not demonstrate how the future form and function ofthe remaining wetland area to be protected can be maintained. Natural Channel Design Natural channel design criteria and preliminary design details for Spring Creek Tributary A1; The EIS needs to: o Confirm the form and function of this Tributary to guide the development of water balance/surface water plan as it relates to both fish habitatand wetland creation; o Identify restoration and enhancement measures, including a conceptual plan of Natural Channel and Buffer planting that will direct the development of landscape drawings at the detailed design stage. Restoration and Enhancement Restoration and enhancement recommendations, including planting criteria for the Wetland Compensation Block, Tributary A corridor, and corridor and wetland buffers. Rationale for the sizing of the wetland buffers based on features/functions to be protected and future anthropogenicimpacts, versus applying a buffer based on the wetland designation, i.e. PSW and/or local.

53 r^-s Other Environmental Opportunities The EIS should consider opportunities to naturalizae the lands between Wetland Band Highway 410 as the size and shape ofthis parcel ofland would make it difficult to usefor industrial purposes. The EIS should investigate opportunities to manage and/or treat runoff from Hwy. 410 that is being directed to Wetland A. 6. The Policy section must include more detail as to how the City's OP 2006 Sec. 4.5 Natural Heritage and Environmental Management policies are being addressed by the development proposal. 7. The detailed Constraint Map for this Plan of Subdivision should be prepared ata maximum scale of 1:2000 and should include the following information: Contours; All hydrologic features (e.g. watercourses, swales, ponds, depression areas, springs, seepage areas and existing stormwater management facilities); Watercourse hazards including Regulatory Storm floodplain, meander belt hazard, etc.; Current land use; Wetlands, woodlots, cultural landscape features, and other terrestrial and riparian communities; Terrestrial corridors (existing and potential); Valley slopes, staked top ofbank, geotechnical hazard areas (e.g. stabletop of bank, meander belt width); Groundwater recharge and discharge areas, and the linkages between them; Applicable environmental buffers and or setbacks, for each environmental feature and area. 8. The EIS is to provide a detailed assessment of tableland vegetation, including specimen trees, hedgerows and heritage landscapes and a associated map that identifies the location of these features. Staff have attached the City's Interim Guidelines for the Assessment of Existing Tableland Vegetation dated August 12, 2009 (Revised April 27, 2010) 9. The Monitoring Plan outline in the EIS requires clarification, particularly as it relates to Adaptive Environmental Management, and specifically it needs to outline short, medium and long term monitoring activities, responsibilities, etc. Currently, the submitted EIS has only reiterated the general requirements from the TOR document. Functional Servicing Report/Preliminary Water Balance Comments 10. The FSR needs to provide feature based water balances that include existing wetlands, compensation wetland and Spring Creek Tributary A1. The FSR, in conjunction with the EIS needs to specifically identify for each feature: Pre-development flow contributions to the natural area; Post-development contributions required to maintain the form and function of the natural feature. For the tributary, the water balance needs address improved fish habitat and/or created wetlands, as appropriate;

54 P*-Slf Specific measures and their conceptual locations (e.g. LIDs, 3rd pipe outfalls, etc.), as appropriate, to address the feature water balance deficits. 11. The FSR/Water Balance needs to confirm how the proposed LID measures will support the natural seasonal hydrology ofwetlands A, Band the Compensation Block. 12. The FSR, in conjunction with the EIS, needs to qualify the future reduction in the natural water level fluctuations in Wetlands Aand Bthat is predicated by MESP and FSR, and outline proposed mitigation measures. 13. Further to Comment 3, Environmental Planning staff support the previous location ofthe SWMP adjacent tothe Spring Creek corridor, as it provides an excellent buffer between the natural corridor and the intensive land uses associated with the designated employment lands. The FSR needs to provide justification for the moving ofthe SWMP from its location in the MESP to its current location. Please contact me if you have any questions or concerns, Thank you, Michael Hoy Environmental Policy Planner Planning, Design and Development Department City of Brampton (905)

55 BRAM PTO N brampto.ua FlOWCf City Planning, Design and Development Planning and Land Development Services Date: January 21,2011 To: Carmen Caruso, Planner I, Development From: Pam Cooper, Policy Planner III, Land Use Policy Re: C03E Ihave reviewed application C03E from a land use policy perspective and provide the following comments. Service Station KLM Position Relocate away from City Gateway to the southwest corner of Mayfield Road and street 2. Ancillary stand alone commercial use is permitted in secondaryplan. Response The Industrial designation in the 2006 Brampton Official Plan provides forthe development of light to heavy industrial uses, as well as Corporate head offices and high performance industrial uses. The designation of non-industrial uses will be strictly controlled as they are intended to primarily provide a supporting role to the local employment base. The Industrial designation may also permit limited service and retail uses as practical and appropriate subject to the appropriate sub-designations and policies in the relevant Secondary Plan. The 2006 Brampton Official Plan states in Section Motor Vehicle Commercial that "The City may permit Motor Vehicle Commercial uses in all land use categories provided that, where applicable, such uses are appropriately designated in the respective Secondary Plans, and subject to Section Auto-Orientated Development. Automotive service centres are unique commercial uses because of their combination of vehicular functions and convenience commercial functions. They often occupy prominent and highly visible locations. The Official Plan in Sections and states specific policies regarding the broad location, siting, and design of automotive service centres. The purpose of the Guidelines is to ensure that these policy requirements are adhered to, and to further elaborate on them. The Corporation of The Cily of Brampton 2 Wellington Street West, Brampton, ON L6Y 4R2 T: TTY:

56 While the City supports relocating the service station away from the City Gateway, the Prestige Industrial designation in the Countryside Villages Secondary Plan SP48(a) only permits "ancillary commercial and retail intended to serve the employment area (in industrial malls or stand alone)" Theservice station is a highway commercial use and is not ancillary to the employment area, therefore an amendment tothe secondary plan is required. Auto Mall KLM Position Employment generating use permitted retail use in the secondary plan Response As stated above, the Industrial designation in the 2006 Brampton Official Plan states that the designation of non-industrial uses will be strictly controlled as they are intended to primarily provide a supporting role to the local employment base. The Industrial designation may also permit limited service and retail uses as practical and appropriate subject to the appropriate sub-designationsand policies in the relevant Secondary Plan. While auto malls may now be more commonly found in employment districts, the Prestige Industrial designation in the Countryside Villages Secondary Plan SP48(a) only permits "accessory retail uses". The auto mall is not an accessory retail use and requires a secondary plan amendment, however, it is not considered an employment land conversion. Land Use Policy staff recommend that a Special Policy Area becreated within the Prestige Industrial designation in SP48(a) to permitthe service station as well as the auto mall use and provide detailed development policies. Office Village KLM Position provides a transition office use will provide additional employment opportunities Response The Office Village would consist of uses such as a funeral home, Place of Worship, stand alone retail to serve employment area (restaurants and convenience retail) and office. The Industrial designation in the 2006 Brampton Official Plan states that the designation of non-industrial uses will be strictlycontrolled as they are intended to primarily provide a supporting role to the local employment base. The Industrial designation may also permit limited service and retail uses as practical and appropriate subject to the appropriate subdesignations and policies in the relevant Secondary Plan.

57 P*-57 There are no policies within the 2006 Brampton official Plan or Countryside Villages Secondary Plan which address funeral home use. For such uses within the City of Brampton the use is either addressed directly within the secondary plan or has site specific zoning throuqh a special section within the zoning by-law. Places of Worship are permitted in the Industrial designation of the Official Plan as long as they conform to the recently approved policies of OP , which permit a Place of Worship according to specific guidelines regarding size as well as location in relation to residential uses. A Places of Worship within SP48(a) would be permitted if it complies with OP The Prestige Industrial designation in the Countryside Villages Secondary Plan SP48(a) permits restaurants within industrial malls and stand alone. With regard toconvenience retail the Prestige Industrial designation in the Countryside Villages Secondary Plan does permit "accessory retail uses" and states that land use permissions and related performance standards including restrictions limiting stand alone restaurants and stand alone ancillary commercial retail will be detailed in implementing zoning by-laws. The Industrial designation in the 2006 Brampton Official Plan provides for the development of limited office uses and the Prestige Industrial designation in the Countryside Villages Secondary Plan permits office use. While the proposed uses within the office village are permitted in the secondary plan, there are no policies within SP48(a) to guide the development of these uses. Land Use Policy staff recommend a secondary plan amendment to create a Special Policy Area within the Prestige Industrial designation in SP48(a) to provide detailed development policies and to provide the appropriate controls in the secondary plan in order for the employment targets to be realized. The applicant should also provide more detail on the type/amount of office use so staff can indicate if there are potential implications on the Central Area. Comments on the application will be provided separately from the Growth Management & Special Policy Division. Please contact the undersigned or David Waters, Manager of Land Use Policy for further clarification on these comments. Regards, Oriii1OOroo Ceo^u^ Pam Cooper, MCIP, RPP Policy Planner III, Land Use Policy Planning, Design and Development Department T: F: pam.cooper brampton.ca copy: David Waters, Janice Given, Danielle Balasal