planning, design and development committee item …...2014 to the planning, design and development...
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ReportD3shyU BRAMPTON Planning Design andbrompionco Flower City Development Committee
Committee of the Council of
The Corporation of the City of Brampton
Date July 9 2014 PLANNING DESIGN amp DEVELOPMENT COMMITTEE
File C01W05043 DATE QimjdL La ltampgtH Subject INFORMATION REPORT
Application to Amend the Official Plan and Zoning By-Law To permit four single-detached residential dwellings a one-storey commercial building with drive-through facility and a commercial addition to an existing heritage house GAGNON amp LAW URBAN PLANNERS LIMITED -1435586
ONTARIO INCORPORATED
30 McLaughlin Road South (south of Queen Street east side of McLaughlin Road) Ward 4
Contact Gavin T Bailey Planning and Building Division 905-874-2063
Overview
bull This application to amend the Official Plan and Zoning By-law proposes the development of four single-detached residential dwellings a one-storey commercial building with a drive-through facility and a commercial addition to an existing designated heritage house
bull An amendment to the Official Plan is proposed to delete a collector road on Schedule B - City Road Hierarchy and Schedule B1 - City Road Right-of-Way Widths These designations signify the westerly extension of Royce Avenue over a valley feature and then connection to McLaughlin Road
bull An amendment to the Brampton South Secondary Plan (Area 16) existing Residential Low Density designation is proposed to Residential Medium Density An amendment to the Downtown Brampton Secondary Plan (Area 7) is also proposed to delete the extension of Royce Avenue over a valley feature and then connection to McLaughlin Road on Schedule SP7(A) and SP7(B)
bull This application proposes to rezone the site from Residential Holding (RH) Open Space (OS) and Residential Single Detached - Section 3427 (R1D - 3427) to Residential Single Detached - Special Section Service Commercial - Special Section and Open Space
I
C01W05043 Informaiton Report
Recommendations
1 THAT the report from Gavin Bailey Planning and Building Division entitled INFORMATION REPORT RE Application to Amend the Official Plan and Zoning By-Law to permit four single-detached residential dwellings a one-storey commercial building with a drive-through facility and a commercial addition to an existing heritage house dated July 9 2014 to the Planning Design and Development Committee Meeting of August 6 2014 GAGNON amp LAW URBAN PLANNERS LIMITED shy1435586 ONTARIO INCORPORATED Ward 4 File C01W05043 be received and
2 THAT staff be directed to report back to Planning Design and Development Committee with the results of the Public Meeting and a staff recommendation subsequent to the completion of the circulation of the application and a comprehensive evaluation of the proposal
Background
This application to amend Official Plan and Zoning By-Law has been filed with the City to develop the lands to permit four single-detached residential dwellings a one-storey commercial building with a drive-thru facility and a commercial addition to an existing heritage house The heritage house with commercial addition is intended to function as a livework unit
A vacant two-storey residential dwelling exists on this site and is designated as a Class A heritage feature The property is currently undergoing a heritage permit application process to rehabilitate the existing 1830s residence The permit application was endorsed at the Brampton Heritage Board meeting July 15th 2014 with two conditions being
bull appropriate landscaping be implemented to soften the visual impact of the proposed side addition and
bull that if any undocumented archaeological resources are discovered the requirements of the Ontario Heritage Act will implemented
The heritage permit application will be presented at the August 6 2014 Council meeting for approval
Proposal
Details of the proposal are as follows (please refer to Map 1 - Concept Site Plan)
C01W05043 Informaiton Report
D3-S
F
bull To permit four single-detached residential dwelling lots The lots are intended to be created by way of a separate consent application through the Citys Committee of Adjustment process
bull A commercial addition to the existing two-storey residential heritage home It is proposed that the heritage home be utilized as a livework unit
bull A 540 square metre (5813 square feet) retail commercial building with a drive-through service at the rear of the building
bull A right-in right-out access to McLaughlin Road South and a full moves access to Bufford Drive
bull A total of 48 parking spaces
Map 1 Concept Site Plan
FORO DRIVE bullbull^5^gt-^ r V bullraquo bullraquo-raquogtraquo
Nbdquo0laquo-OJ-gt bullampltamp S -97 SftN
V^ - tfgt 5 L
-
10 EXISTING F RESIDENTIAL OT 2
3 O to
a
s
x CD
lt
C01W05043 Informaiton Report
P3-H Property Description and Surrounding Land Use
The subject property has the following characteristics
bull is municipally known as 30 McLaughlin Road South
bull has a site area of 075 hectares (185 acres)
bull has a frontage of approximately 64 metres (209 feet) along McLaughlin Road South and a frontage of approximately 81 metres (265 feet) along Bufford Drive
The surrounding land uses are described as follows
North An existing retailcommercial plaza beyond which is Queen Street
South Bufford Drive beyond which are existing single-detached residential uses and a place of worship
East Fletchers Creek Valley system beyond which are existing single-detached residential uses
West McLaughlin Road beyond which is the City of Bramptons Flower City Community Campus
Map 2 - Location Map
C01W05043 Informaiton Report
m -s
Current Situation
Comments from city divisionsdepartments and external agencies are required in order to complete a comprehensive review and analysis of this application All comments received will be considered as part of a future Recommendation Report to the Planning Design and Development Committee
Through the processing of this application staff will be reviewing the issues related to lot pattern for the four proposed single-detached residential dwellings architectural design access locations and limits of development
Further details on the technical aspects of this application can be found in the Information Summary contained in Appendix 6
Corporate Implications
Any financial communication and interdepartmental impacts on the corporation and city programs will detailed in a future Recommendation Report
Strategic Plan
A detailed analysis of whether and how the application achieves the Citys Strategic Plan priorities will be provided in the subsequent Recommendation Report
Respectfully submitted
Gavin ifTampLXjLBaile^ MClp BPP Senior DevelopmerjKPIanner Land Development Services Planning amp Building
Authored by Gavin T Bailey MCIP RPP
CPISO
T^3 Date Q$ 7M
Paul Snape MCIP RPP Director
Land Development Services Planning amp Building
C01W05043 Informaiton Report
APPENDICES
Appendix 1 Official Plan (Schedule A General Land Use Designations) Extract
Appendix 2 Secondary Plan (Land Use Schedule)
Appendix 3 Zoning Extract
Appendix 4 Existing Land Uses
Appendix 5 Heritage Resources
Appendix 6 Information Summary
C01W05043 Informaiton Report
D2gt-^
EXTRACT FROM SCHEDULE A (GENERAL LAND USE DESIGNATIONS) OF THE CITY OF BRAMPTON OFFICIAL PLAN
| | SUBJECT LAND MAJOR INSTITUTIONAL i i i i i RAILWAY
YA CENTRAL AREA OPEN SPACE MAJOR WATERCOURSE
BUSINESS CORRIDOR RESIDENTIAL
APPENDIX 1bull BRAMPTON OFFICIAL PLAN DESIGNATIONS
bromplonco HOWei City GAGNON amp LAW URBAN PLANNERS LTD PLANNING AND INFRASTRUCTURE SERVICES
1435586 Ontario INC 0 50 100
3 Drawn By ARd Metres Date 2014 06 03 CITY FILE C01W05043
D3gt-r
SUBJECT LANDS
EXTRACT FROM SCHEDULE SP16(A) OF THE DOCUMENT KNOWN AS THE BRAMPTON SOUTH SECONDARY PLAN
LEGEND
Residential Low Density Service Commercial
Institutional
Collector Road
Planning District Boundary
APPENDIX 2m BRAMPTON W SECONDARY PLAN DESIGNATIONSbramptoiuo FlowerCity GAGNON amp LAW URBAN PLANNERS LTD PLANNING DESIGN AND DEVELOPMENT
1435586 Ontario INC
Date 2014 06 05 Drawn By ARd CITY FILE C01W05043
SUBJECT LAND COMMERCIAL INSTITUTIONAL RESIDENTIALC=l ZONING
INDUSTRIAL OPEN SPACE BOUNDARY
APPENDIX 3SU BRAMPTON ZONING DESIGNATIONS
bromptonca Flower City GAGNON amp LAW URBAN PLANNERS LTD PUNNING AND INFRASTRUCTURE SERVICES
1435586 Ontario INC 50 100
Drawn By ARd Metres Date 2014 06 03 CITY FILE C01W05043
0
PS-IG
AERIAL PHOTO DATE FALL 2013
SUBJECT LAND INSTITUTIONAL RESIDENTIAL reg RECREATION FACILITY
COMMERCIAL OPEN SPACE UTILITY bull SCHOOL
INDUSTRIAL RAILWAY
APPENDIX 4S5 BRAMPTON AERIAL amp EXISTING LAND USE
bromptoncn FlOWer Gty GAGNON amp LAW URBAN PLANNERS LTD PLANNING AND INFRASTRUCTURE SERVICES
1435586 Ontario Inc 50 100
I I Drawn By ARd Metres Date 2014 06 05 CITY FILE C01W05043
AERIAL PHOTO DATE FALL 2013
SUBJECT LAND ADDITIONAL PROPERTIES CONTAINING HERITAGE RESOURCESLZZ]
PROPERTIES CONTAINING HERITAGE RESOURCES WITHIN 50m OF SUBJECT LAND
APPENDIX 5bull BRAMPTON HERITAGE RESOURCES The Heritage Resource boundaries
are generalized and not definitivebrantfoncn FlOWer City GAGNON amp LAW URBAN PLANNERS LTD PLANNING AND INFRASTRUCTURE SERVICES
1435586 Ontario INC Please contact a Heritage Coordinator 50 100 for more information
Drawn By ARd Stavroula Kassaris 905-874-3825
Metres Date 2014 06 03 CITY FILE C01W05043 Antonietta Minichillo 905-874-3744
D3-ia Appendix 6
Information Summary
Origin
Date Submitted to City April 14 2014 Owner 1435586 Ontario Incorporated Agent Gagnon amp Law Urban Planners Ltd
Official Plan
The site is designated as Residential Central Area and Open Space on Schedule A - General Land Use Designations in the Official Plan The proposal is consistent with the Residential and Central Area designations with respect to the proposed four single-detached residential dwellings and the proposed commercial uses The general residential polices of the Official Plan allow for local serving commercial uses
Schedule B - City Road Hierarchy and Schedule B1 - City Road Right-of-Way Widths identity a collector road extension of Royce Avenue from the east side of the Fletchers Creek Valley System across the northern portion of the subject site to intersect with McLaughlin Road South The applicant has requested an amendment to the Official Plan to delete this collector road
Secondary Plan
The site is designated as Residential Low Density in the Brampton South Secondary Plan (Area 16) A maximum of six residential dwelling units per gross residential acre is permitted However the proposed four single-detached dwellings represent a gross density of seven units per acre This application proposes an amendment to the secondary plan to Residential Medium Density to permit the density increase An amendment to the secondary plan is also required from Residential Low Density to Service Commercial to permit the proposed commercial uses
The subject site is not located within the boundaries of the Downtown Brampton Secondary Plan (Area 7) Schedule SP7(A) and Schedule SP7(B) of the Downtown Brampton Secondary Plan identify Royce Avenue as a collector road extending across the Fletchers Creek Valley System to McLaughlin Road As such an amendment to Schedule SP7(A) and Schedule SP7(B) of the Downtown Brampton Secondary Plan (Area 7) is required to delete the collector road
C01W05043 Informaiton Report
pound3-13 Zoning By-law
The subject lands are zoned Residential Holding (RH) Open Space (OS) and Residential Single Detached - Section 3427 (R1D - 3427) by By-Law 270shy2004 as amended An amendment to the Zoning By-law is required to rezone the site to Residential Single Detached - Special Section Service Commercial - Special Section and Open Space
Environmental AspectsLimits of Development
The site is located adjacent to the Fletchers Creek Valley System As such specific environmental setbacks and limits of development will be applied to the site Site visits were conducted in April 2008 and October 2013 with staff from the Credit Valley Conservation Authority and the Gagnon and Law Urban Planners Ltd The purpose of these site visits was to finalize the delineation of the top-of-bank and the limits of development A 10 metre development setback from the Fletchers Creek Valley has been implemented on the concept site plan based on the result of two site visits Through the review of this application city staff will require confirmation from the Credit Valley Conservation Authority that they are satisfied that the top-of-bank has been staked to their satisfaction
The immediate area of the Fletchers Creek where the site is located is identified by the Ministry of Natural Resources (MNR) as a regulated area for Redside Dace habitat Ontario Regulation 29311 of the Endangered Species Act requires that a 30 metre setback be required from the limit of the Fletchers Creek Meander Belt Width The proposed concept site plan illustrates the 30 metre setback requirement This application to amend the Official Plan and Zoning By law will be circulated to the MNR for their review and comment regarding the protection of Redside Dace habitat
An Environmental Impact Study (EIS) has been submitted by the applicant The EIS will be reviewed by city staff and the Credit Valley Conservation Authority The EIS will help determine additional setbacks and limits of development and will provide best management practices for developmentconstruction adjacent to natural areas
Urban DesignLandscaping
The proposed development will be highly visible from McLaughlin Road South Bufford Drive and the prevailing community Given the context of the existing low density low rise residential community and commercial plaza a high degree of architectural articulation and building materials for both the residential and commercial components of the development concept will be required As noted in the Planning Justification Report prepared by Gagnon and Law Urban Planners Ltd the commercial building will be designed to complement the existing heritage house in acknowledgement of the buildings cultural significance The architectural design for the site will need to transition
C01W05043 Informaiton Report
PS-IS appropriately with the existing residential uses to the south and commercial plaza to the north by way of building siting and juxtaposition
As noted above in the Background Section of this report a heritage permit application has been applied for the existing heritage house The existing house will be required to maintain its heritage appearance In addition the proposed new commercial building and commercial addition will need to complement the heritage aspect of the existing heritage house The applicant has submitted architectural elevation drawings which will be reviewed by city urban design and heritage staff An urban design brief was not submitted with this application Staff will determine through the review of this application if an urban design brief is required and ensure that all heritage features and design elements are well articulated throughout the site
The applicant has submitted a Master Landscape Plan and Tree Preservation Plan These drawings will be reviewed by city staff to ensure that appropriate landscaping requirements such as treeshrubbery planting and landscape buffers are implemented throughout the site If this application is supported all final landscape details and building design details will be addressed through a subsequent site plan application
Proposed Access and Parking
The development concept proposes a right inright out vehicular access to McLaughlin Road South and a full-moves vehicular access to Bufford Drive The submitted Traffic Impact Study will be reviewed by staff through the processing of this application The development concept proposes a total of 48 parking spaces which include 2 spaces of accessible parking The 48 parking spaces do not include parking for the four single-detached residential dwellings Parking requirements will be reviewed in accordance with applicable zoning restrictions
Proposed Municipal Water Wastewater and Stormwater Services
The applicant has submitted a Functional Servicing Report (FSR) The FSR will be reviewed by city staff the Region of Peel and Credit Valley Conservation Authority to ensure that adequate water wastewater and stormwater infrastructure is available to accommodate the proposed development A review of the FSR will be provided in the subsequent Recommendation Report
External Agency Comments
A full review of comments received by all external agencies which include the Region of Peel Credit Valley Conservation Authority Peel District School Board Dufferin - Peel Catholic Separate School Board Hydro One Brampton and Canada Post will be provided in the subsequent Recommendation Report
C01W05043 Informaiton Report
P3-IS
Public Meeting and Notification Area
Notice of public meeting was given to prepaid first class mail to all persons addressed in respect of land to which the proposal applies and within 900 metres of the area to which the proposal applies as shown on the last revised assessment roll and by public notification in the Brampton Guardian newspaper
Completeness of Application
This application has been deemed to be complete A Notice of Complete Application was provided to the Owner and Applicant on June 2 2104
Documents Submitted in Support of Application
Proposed Concept Plan prepared by Gagnon amp Law Urban Planners Ltd dated February 28 2014
Landscape Master Plan amp Tree Preservation Plan prepared by Brodie amp Associates dated December 2013
Architectural Elevation Drawings prepared by Fabiani Architect Ltd dated January 29 2014
Survey prepared by Schaeffer Dzaldov Bennett Ltd dated October 3 2012
Stage 2 Archeoloqical Assessment prepared by Archeoworks Inc dated March 182014
Traffic Impact Study prepared by Paradigm Transportation Solutions Ltd dated March 2014
Land Use Planning Justification Report prepared by Gagnon amp Law Urban Planners Ltd dated April 11 2014
Environmental Impact Study prepared by Parish Geomorphic Ltd dated March 21 2014
Functional Servicing Report prepared by Van Der Woerd and Associates Ltd dated March 2014
Heritage Impact Assessment prepared by HW Hall Corporation dated March 2014
10
C01W05043 Informaiton Report
- 20140806pdd_D3a
- 20140806pdd_D3b
- 20140806pdd_D3c
- 20140806pdd_D3d
-
Recommendations
1 THAT the report from Gavin Bailey Planning and Building Division entitled INFORMATION REPORT RE Application to Amend the Official Plan and Zoning By-Law to permit four single-detached residential dwellings a one-storey commercial building with a drive-through facility and a commercial addition to an existing heritage house dated July 9 2014 to the Planning Design and Development Committee Meeting of August 6 2014 GAGNON amp LAW URBAN PLANNERS LIMITED shy1435586 ONTARIO INCORPORATED Ward 4 File C01W05043 be received and
2 THAT staff be directed to report back to Planning Design and Development Committee with the results of the Public Meeting and a staff recommendation subsequent to the completion of the circulation of the application and a comprehensive evaluation of the proposal
Background
This application to amend Official Plan and Zoning By-Law has been filed with the City to develop the lands to permit four single-detached residential dwellings a one-storey commercial building with a drive-thru facility and a commercial addition to an existing heritage house The heritage house with commercial addition is intended to function as a livework unit
A vacant two-storey residential dwelling exists on this site and is designated as a Class A heritage feature The property is currently undergoing a heritage permit application process to rehabilitate the existing 1830s residence The permit application was endorsed at the Brampton Heritage Board meeting July 15th 2014 with two conditions being
bull appropriate landscaping be implemented to soften the visual impact of the proposed side addition and
bull that if any undocumented archaeological resources are discovered the requirements of the Ontario Heritage Act will implemented
The heritage permit application will be presented at the August 6 2014 Council meeting for approval
Proposal
Details of the proposal are as follows (please refer to Map 1 - Concept Site Plan)
C01W05043 Informaiton Report
D3-S
F
bull To permit four single-detached residential dwelling lots The lots are intended to be created by way of a separate consent application through the Citys Committee of Adjustment process
bull A commercial addition to the existing two-storey residential heritage home It is proposed that the heritage home be utilized as a livework unit
bull A 540 square metre (5813 square feet) retail commercial building with a drive-through service at the rear of the building
bull A right-in right-out access to McLaughlin Road South and a full moves access to Bufford Drive
bull A total of 48 parking spaces
Map 1 Concept Site Plan
FORO DRIVE bullbull^5^gt-^ r V bullraquo bullraquo-raquogtraquo
Nbdquo0laquo-OJ-gt bullampltamp S -97 SftN
V^ - tfgt 5 L
-
10 EXISTING F RESIDENTIAL OT 2
3 O to
a
s
x CD
lt
C01W05043 Informaiton Report
P3-H Property Description and Surrounding Land Use
The subject property has the following characteristics
bull is municipally known as 30 McLaughlin Road South
bull has a site area of 075 hectares (185 acres)
bull has a frontage of approximately 64 metres (209 feet) along McLaughlin Road South and a frontage of approximately 81 metres (265 feet) along Bufford Drive
The surrounding land uses are described as follows
North An existing retailcommercial plaza beyond which is Queen Street
South Bufford Drive beyond which are existing single-detached residential uses and a place of worship
East Fletchers Creek Valley system beyond which are existing single-detached residential uses
West McLaughlin Road beyond which is the City of Bramptons Flower City Community Campus
Map 2 - Location Map
C01W05043 Informaiton Report
m -s
Current Situation
Comments from city divisionsdepartments and external agencies are required in order to complete a comprehensive review and analysis of this application All comments received will be considered as part of a future Recommendation Report to the Planning Design and Development Committee
Through the processing of this application staff will be reviewing the issues related to lot pattern for the four proposed single-detached residential dwellings architectural design access locations and limits of development
Further details on the technical aspects of this application can be found in the Information Summary contained in Appendix 6
Corporate Implications
Any financial communication and interdepartmental impacts on the corporation and city programs will detailed in a future Recommendation Report
Strategic Plan
A detailed analysis of whether and how the application achieves the Citys Strategic Plan priorities will be provided in the subsequent Recommendation Report
Respectfully submitted
Gavin ifTampLXjLBaile^ MClp BPP Senior DevelopmerjKPIanner Land Development Services Planning amp Building
Authored by Gavin T Bailey MCIP RPP
CPISO
T^3 Date Q$ 7M
Paul Snape MCIP RPP Director
Land Development Services Planning amp Building
C01W05043 Informaiton Report
APPENDICES
Appendix 1 Official Plan (Schedule A General Land Use Designations) Extract
Appendix 2 Secondary Plan (Land Use Schedule)
Appendix 3 Zoning Extract
Appendix 4 Existing Land Uses
Appendix 5 Heritage Resources
Appendix 6 Information Summary
C01W05043 Informaiton Report
D2gt-^
EXTRACT FROM SCHEDULE A (GENERAL LAND USE DESIGNATIONS) OF THE CITY OF BRAMPTON OFFICIAL PLAN
| | SUBJECT LAND MAJOR INSTITUTIONAL i i i i i RAILWAY
YA CENTRAL AREA OPEN SPACE MAJOR WATERCOURSE
BUSINESS CORRIDOR RESIDENTIAL
APPENDIX 1bull BRAMPTON OFFICIAL PLAN DESIGNATIONS
bromplonco HOWei City GAGNON amp LAW URBAN PLANNERS LTD PLANNING AND INFRASTRUCTURE SERVICES
1435586 Ontario INC 0 50 100
3 Drawn By ARd Metres Date 2014 06 03 CITY FILE C01W05043
D3gt-r
SUBJECT LANDS
EXTRACT FROM SCHEDULE SP16(A) OF THE DOCUMENT KNOWN AS THE BRAMPTON SOUTH SECONDARY PLAN
LEGEND
Residential Low Density Service Commercial
Institutional
Collector Road
Planning District Boundary
APPENDIX 2m BRAMPTON W SECONDARY PLAN DESIGNATIONSbramptoiuo FlowerCity GAGNON amp LAW URBAN PLANNERS LTD PLANNING DESIGN AND DEVELOPMENT
1435586 Ontario INC
Date 2014 06 05 Drawn By ARd CITY FILE C01W05043
SUBJECT LAND COMMERCIAL INSTITUTIONAL RESIDENTIALC=l ZONING
INDUSTRIAL OPEN SPACE BOUNDARY
APPENDIX 3SU BRAMPTON ZONING DESIGNATIONS
bromptonca Flower City GAGNON amp LAW URBAN PLANNERS LTD PUNNING AND INFRASTRUCTURE SERVICES
1435586 Ontario INC 50 100
Drawn By ARd Metres Date 2014 06 03 CITY FILE C01W05043
0
PS-IG
AERIAL PHOTO DATE FALL 2013
SUBJECT LAND INSTITUTIONAL RESIDENTIAL reg RECREATION FACILITY
COMMERCIAL OPEN SPACE UTILITY bull SCHOOL
INDUSTRIAL RAILWAY
APPENDIX 4S5 BRAMPTON AERIAL amp EXISTING LAND USE
bromptoncn FlOWer Gty GAGNON amp LAW URBAN PLANNERS LTD PLANNING AND INFRASTRUCTURE SERVICES
1435586 Ontario Inc 50 100
I I Drawn By ARd Metres Date 2014 06 05 CITY FILE C01W05043
AERIAL PHOTO DATE FALL 2013
SUBJECT LAND ADDITIONAL PROPERTIES CONTAINING HERITAGE RESOURCESLZZ]
PROPERTIES CONTAINING HERITAGE RESOURCES WITHIN 50m OF SUBJECT LAND
APPENDIX 5bull BRAMPTON HERITAGE RESOURCES The Heritage Resource boundaries
are generalized and not definitivebrantfoncn FlOWer City GAGNON amp LAW URBAN PLANNERS LTD PLANNING AND INFRASTRUCTURE SERVICES
1435586 Ontario INC Please contact a Heritage Coordinator 50 100 for more information
Drawn By ARd Stavroula Kassaris 905-874-3825
Metres Date 2014 06 03 CITY FILE C01W05043 Antonietta Minichillo 905-874-3744
D3-ia Appendix 6
Information Summary
Origin
Date Submitted to City April 14 2014 Owner 1435586 Ontario Incorporated Agent Gagnon amp Law Urban Planners Ltd
Official Plan
The site is designated as Residential Central Area and Open Space on Schedule A - General Land Use Designations in the Official Plan The proposal is consistent with the Residential and Central Area designations with respect to the proposed four single-detached residential dwellings and the proposed commercial uses The general residential polices of the Official Plan allow for local serving commercial uses
Schedule B - City Road Hierarchy and Schedule B1 - City Road Right-of-Way Widths identity a collector road extension of Royce Avenue from the east side of the Fletchers Creek Valley System across the northern portion of the subject site to intersect with McLaughlin Road South The applicant has requested an amendment to the Official Plan to delete this collector road
Secondary Plan
The site is designated as Residential Low Density in the Brampton South Secondary Plan (Area 16) A maximum of six residential dwelling units per gross residential acre is permitted However the proposed four single-detached dwellings represent a gross density of seven units per acre This application proposes an amendment to the secondary plan to Residential Medium Density to permit the density increase An amendment to the secondary plan is also required from Residential Low Density to Service Commercial to permit the proposed commercial uses
The subject site is not located within the boundaries of the Downtown Brampton Secondary Plan (Area 7) Schedule SP7(A) and Schedule SP7(B) of the Downtown Brampton Secondary Plan identify Royce Avenue as a collector road extending across the Fletchers Creek Valley System to McLaughlin Road As such an amendment to Schedule SP7(A) and Schedule SP7(B) of the Downtown Brampton Secondary Plan (Area 7) is required to delete the collector road
C01W05043 Informaiton Report
pound3-13 Zoning By-law
The subject lands are zoned Residential Holding (RH) Open Space (OS) and Residential Single Detached - Section 3427 (R1D - 3427) by By-Law 270shy2004 as amended An amendment to the Zoning By-law is required to rezone the site to Residential Single Detached - Special Section Service Commercial - Special Section and Open Space
Environmental AspectsLimits of Development
The site is located adjacent to the Fletchers Creek Valley System As such specific environmental setbacks and limits of development will be applied to the site Site visits were conducted in April 2008 and October 2013 with staff from the Credit Valley Conservation Authority and the Gagnon and Law Urban Planners Ltd The purpose of these site visits was to finalize the delineation of the top-of-bank and the limits of development A 10 metre development setback from the Fletchers Creek Valley has been implemented on the concept site plan based on the result of two site visits Through the review of this application city staff will require confirmation from the Credit Valley Conservation Authority that they are satisfied that the top-of-bank has been staked to their satisfaction
The immediate area of the Fletchers Creek where the site is located is identified by the Ministry of Natural Resources (MNR) as a regulated area for Redside Dace habitat Ontario Regulation 29311 of the Endangered Species Act requires that a 30 metre setback be required from the limit of the Fletchers Creek Meander Belt Width The proposed concept site plan illustrates the 30 metre setback requirement This application to amend the Official Plan and Zoning By law will be circulated to the MNR for their review and comment regarding the protection of Redside Dace habitat
An Environmental Impact Study (EIS) has been submitted by the applicant The EIS will be reviewed by city staff and the Credit Valley Conservation Authority The EIS will help determine additional setbacks and limits of development and will provide best management practices for developmentconstruction adjacent to natural areas
Urban DesignLandscaping
The proposed development will be highly visible from McLaughlin Road South Bufford Drive and the prevailing community Given the context of the existing low density low rise residential community and commercial plaza a high degree of architectural articulation and building materials for both the residential and commercial components of the development concept will be required As noted in the Planning Justification Report prepared by Gagnon and Law Urban Planners Ltd the commercial building will be designed to complement the existing heritage house in acknowledgement of the buildings cultural significance The architectural design for the site will need to transition
C01W05043 Informaiton Report
PS-IS appropriately with the existing residential uses to the south and commercial plaza to the north by way of building siting and juxtaposition
As noted above in the Background Section of this report a heritage permit application has been applied for the existing heritage house The existing house will be required to maintain its heritage appearance In addition the proposed new commercial building and commercial addition will need to complement the heritage aspect of the existing heritage house The applicant has submitted architectural elevation drawings which will be reviewed by city urban design and heritage staff An urban design brief was not submitted with this application Staff will determine through the review of this application if an urban design brief is required and ensure that all heritage features and design elements are well articulated throughout the site
The applicant has submitted a Master Landscape Plan and Tree Preservation Plan These drawings will be reviewed by city staff to ensure that appropriate landscaping requirements such as treeshrubbery planting and landscape buffers are implemented throughout the site If this application is supported all final landscape details and building design details will be addressed through a subsequent site plan application
Proposed Access and Parking
The development concept proposes a right inright out vehicular access to McLaughlin Road South and a full-moves vehicular access to Bufford Drive The submitted Traffic Impact Study will be reviewed by staff through the processing of this application The development concept proposes a total of 48 parking spaces which include 2 spaces of accessible parking The 48 parking spaces do not include parking for the four single-detached residential dwellings Parking requirements will be reviewed in accordance with applicable zoning restrictions
Proposed Municipal Water Wastewater and Stormwater Services
The applicant has submitted a Functional Servicing Report (FSR) The FSR will be reviewed by city staff the Region of Peel and Credit Valley Conservation Authority to ensure that adequate water wastewater and stormwater infrastructure is available to accommodate the proposed development A review of the FSR will be provided in the subsequent Recommendation Report
External Agency Comments
A full review of comments received by all external agencies which include the Region of Peel Credit Valley Conservation Authority Peel District School Board Dufferin - Peel Catholic Separate School Board Hydro One Brampton and Canada Post will be provided in the subsequent Recommendation Report
C01W05043 Informaiton Report
P3-IS
Public Meeting and Notification Area
Notice of public meeting was given to prepaid first class mail to all persons addressed in respect of land to which the proposal applies and within 900 metres of the area to which the proposal applies as shown on the last revised assessment roll and by public notification in the Brampton Guardian newspaper
Completeness of Application
This application has been deemed to be complete A Notice of Complete Application was provided to the Owner and Applicant on June 2 2104
Documents Submitted in Support of Application
Proposed Concept Plan prepared by Gagnon amp Law Urban Planners Ltd dated February 28 2014
Landscape Master Plan amp Tree Preservation Plan prepared by Brodie amp Associates dated December 2013
Architectural Elevation Drawings prepared by Fabiani Architect Ltd dated January 29 2014
Survey prepared by Schaeffer Dzaldov Bennett Ltd dated October 3 2012
Stage 2 Archeoloqical Assessment prepared by Archeoworks Inc dated March 182014
Traffic Impact Study prepared by Paradigm Transportation Solutions Ltd dated March 2014
Land Use Planning Justification Report prepared by Gagnon amp Law Urban Planners Ltd dated April 11 2014
Environmental Impact Study prepared by Parish Geomorphic Ltd dated March 21 2014
Functional Servicing Report prepared by Van Der Woerd and Associates Ltd dated March 2014
Heritage Impact Assessment prepared by HW Hall Corporation dated March 2014
10
C01W05043 Informaiton Report
- 20140806pdd_D3a
- 20140806pdd_D3b
- 20140806pdd_D3c
- 20140806pdd_D3d
-
D3-S
F
bull To permit four single-detached residential dwelling lots The lots are intended to be created by way of a separate consent application through the Citys Committee of Adjustment process
bull A commercial addition to the existing two-storey residential heritage home It is proposed that the heritage home be utilized as a livework unit
bull A 540 square metre (5813 square feet) retail commercial building with a drive-through service at the rear of the building
bull A right-in right-out access to McLaughlin Road South and a full moves access to Bufford Drive
bull A total of 48 parking spaces
Map 1 Concept Site Plan
FORO DRIVE bullbull^5^gt-^ r V bullraquo bullraquo-raquogtraquo
Nbdquo0laquo-OJ-gt bullampltamp S -97 SftN
V^ - tfgt 5 L
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10 EXISTING F RESIDENTIAL OT 2
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C01W05043 Informaiton Report
P3-H Property Description and Surrounding Land Use
The subject property has the following characteristics
bull is municipally known as 30 McLaughlin Road South
bull has a site area of 075 hectares (185 acres)
bull has a frontage of approximately 64 metres (209 feet) along McLaughlin Road South and a frontage of approximately 81 metres (265 feet) along Bufford Drive
The surrounding land uses are described as follows
North An existing retailcommercial plaza beyond which is Queen Street
South Bufford Drive beyond which are existing single-detached residential uses and a place of worship
East Fletchers Creek Valley system beyond which are existing single-detached residential uses
West McLaughlin Road beyond which is the City of Bramptons Flower City Community Campus
Map 2 - Location Map
C01W05043 Informaiton Report
m -s
Current Situation
Comments from city divisionsdepartments and external agencies are required in order to complete a comprehensive review and analysis of this application All comments received will be considered as part of a future Recommendation Report to the Planning Design and Development Committee
Through the processing of this application staff will be reviewing the issues related to lot pattern for the four proposed single-detached residential dwellings architectural design access locations and limits of development
Further details on the technical aspects of this application can be found in the Information Summary contained in Appendix 6
Corporate Implications
Any financial communication and interdepartmental impacts on the corporation and city programs will detailed in a future Recommendation Report
Strategic Plan
A detailed analysis of whether and how the application achieves the Citys Strategic Plan priorities will be provided in the subsequent Recommendation Report
Respectfully submitted
Gavin ifTampLXjLBaile^ MClp BPP Senior DevelopmerjKPIanner Land Development Services Planning amp Building
Authored by Gavin T Bailey MCIP RPP
CPISO
T^3 Date Q$ 7M
Paul Snape MCIP RPP Director
Land Development Services Planning amp Building
C01W05043 Informaiton Report
APPENDICES
Appendix 1 Official Plan (Schedule A General Land Use Designations) Extract
Appendix 2 Secondary Plan (Land Use Schedule)
Appendix 3 Zoning Extract
Appendix 4 Existing Land Uses
Appendix 5 Heritage Resources
Appendix 6 Information Summary
C01W05043 Informaiton Report
D2gt-^
EXTRACT FROM SCHEDULE A (GENERAL LAND USE DESIGNATIONS) OF THE CITY OF BRAMPTON OFFICIAL PLAN
| | SUBJECT LAND MAJOR INSTITUTIONAL i i i i i RAILWAY
YA CENTRAL AREA OPEN SPACE MAJOR WATERCOURSE
BUSINESS CORRIDOR RESIDENTIAL
APPENDIX 1bull BRAMPTON OFFICIAL PLAN DESIGNATIONS
bromplonco HOWei City GAGNON amp LAW URBAN PLANNERS LTD PLANNING AND INFRASTRUCTURE SERVICES
1435586 Ontario INC 0 50 100
3 Drawn By ARd Metres Date 2014 06 03 CITY FILE C01W05043
D3gt-r
SUBJECT LANDS
EXTRACT FROM SCHEDULE SP16(A) OF THE DOCUMENT KNOWN AS THE BRAMPTON SOUTH SECONDARY PLAN
LEGEND
Residential Low Density Service Commercial
Institutional
Collector Road
Planning District Boundary
APPENDIX 2m BRAMPTON W SECONDARY PLAN DESIGNATIONSbramptoiuo FlowerCity GAGNON amp LAW URBAN PLANNERS LTD PLANNING DESIGN AND DEVELOPMENT
1435586 Ontario INC
Date 2014 06 05 Drawn By ARd CITY FILE C01W05043
SUBJECT LAND COMMERCIAL INSTITUTIONAL RESIDENTIALC=l ZONING
INDUSTRIAL OPEN SPACE BOUNDARY
APPENDIX 3SU BRAMPTON ZONING DESIGNATIONS
bromptonca Flower City GAGNON amp LAW URBAN PLANNERS LTD PUNNING AND INFRASTRUCTURE SERVICES
1435586 Ontario INC 50 100
Drawn By ARd Metres Date 2014 06 03 CITY FILE C01W05043
0
PS-IG
AERIAL PHOTO DATE FALL 2013
SUBJECT LAND INSTITUTIONAL RESIDENTIAL reg RECREATION FACILITY
COMMERCIAL OPEN SPACE UTILITY bull SCHOOL
INDUSTRIAL RAILWAY
APPENDIX 4S5 BRAMPTON AERIAL amp EXISTING LAND USE
bromptoncn FlOWer Gty GAGNON amp LAW URBAN PLANNERS LTD PLANNING AND INFRASTRUCTURE SERVICES
1435586 Ontario Inc 50 100
I I Drawn By ARd Metres Date 2014 06 05 CITY FILE C01W05043
AERIAL PHOTO DATE FALL 2013
SUBJECT LAND ADDITIONAL PROPERTIES CONTAINING HERITAGE RESOURCESLZZ]
PROPERTIES CONTAINING HERITAGE RESOURCES WITHIN 50m OF SUBJECT LAND
APPENDIX 5bull BRAMPTON HERITAGE RESOURCES The Heritage Resource boundaries
are generalized and not definitivebrantfoncn FlOWer City GAGNON amp LAW URBAN PLANNERS LTD PLANNING AND INFRASTRUCTURE SERVICES
1435586 Ontario INC Please contact a Heritage Coordinator 50 100 for more information
Drawn By ARd Stavroula Kassaris 905-874-3825
Metres Date 2014 06 03 CITY FILE C01W05043 Antonietta Minichillo 905-874-3744
D3-ia Appendix 6
Information Summary
Origin
Date Submitted to City April 14 2014 Owner 1435586 Ontario Incorporated Agent Gagnon amp Law Urban Planners Ltd
Official Plan
The site is designated as Residential Central Area and Open Space on Schedule A - General Land Use Designations in the Official Plan The proposal is consistent with the Residential and Central Area designations with respect to the proposed four single-detached residential dwellings and the proposed commercial uses The general residential polices of the Official Plan allow for local serving commercial uses
Schedule B - City Road Hierarchy and Schedule B1 - City Road Right-of-Way Widths identity a collector road extension of Royce Avenue from the east side of the Fletchers Creek Valley System across the northern portion of the subject site to intersect with McLaughlin Road South The applicant has requested an amendment to the Official Plan to delete this collector road
Secondary Plan
The site is designated as Residential Low Density in the Brampton South Secondary Plan (Area 16) A maximum of six residential dwelling units per gross residential acre is permitted However the proposed four single-detached dwellings represent a gross density of seven units per acre This application proposes an amendment to the secondary plan to Residential Medium Density to permit the density increase An amendment to the secondary plan is also required from Residential Low Density to Service Commercial to permit the proposed commercial uses
The subject site is not located within the boundaries of the Downtown Brampton Secondary Plan (Area 7) Schedule SP7(A) and Schedule SP7(B) of the Downtown Brampton Secondary Plan identify Royce Avenue as a collector road extending across the Fletchers Creek Valley System to McLaughlin Road As such an amendment to Schedule SP7(A) and Schedule SP7(B) of the Downtown Brampton Secondary Plan (Area 7) is required to delete the collector road
C01W05043 Informaiton Report
pound3-13 Zoning By-law
The subject lands are zoned Residential Holding (RH) Open Space (OS) and Residential Single Detached - Section 3427 (R1D - 3427) by By-Law 270shy2004 as amended An amendment to the Zoning By-law is required to rezone the site to Residential Single Detached - Special Section Service Commercial - Special Section and Open Space
Environmental AspectsLimits of Development
The site is located adjacent to the Fletchers Creek Valley System As such specific environmental setbacks and limits of development will be applied to the site Site visits were conducted in April 2008 and October 2013 with staff from the Credit Valley Conservation Authority and the Gagnon and Law Urban Planners Ltd The purpose of these site visits was to finalize the delineation of the top-of-bank and the limits of development A 10 metre development setback from the Fletchers Creek Valley has been implemented on the concept site plan based on the result of two site visits Through the review of this application city staff will require confirmation from the Credit Valley Conservation Authority that they are satisfied that the top-of-bank has been staked to their satisfaction
The immediate area of the Fletchers Creek where the site is located is identified by the Ministry of Natural Resources (MNR) as a regulated area for Redside Dace habitat Ontario Regulation 29311 of the Endangered Species Act requires that a 30 metre setback be required from the limit of the Fletchers Creek Meander Belt Width The proposed concept site plan illustrates the 30 metre setback requirement This application to amend the Official Plan and Zoning By law will be circulated to the MNR for their review and comment regarding the protection of Redside Dace habitat
An Environmental Impact Study (EIS) has been submitted by the applicant The EIS will be reviewed by city staff and the Credit Valley Conservation Authority The EIS will help determine additional setbacks and limits of development and will provide best management practices for developmentconstruction adjacent to natural areas
Urban DesignLandscaping
The proposed development will be highly visible from McLaughlin Road South Bufford Drive and the prevailing community Given the context of the existing low density low rise residential community and commercial plaza a high degree of architectural articulation and building materials for both the residential and commercial components of the development concept will be required As noted in the Planning Justification Report prepared by Gagnon and Law Urban Planners Ltd the commercial building will be designed to complement the existing heritage house in acknowledgement of the buildings cultural significance The architectural design for the site will need to transition
C01W05043 Informaiton Report
PS-IS appropriately with the existing residential uses to the south and commercial plaza to the north by way of building siting and juxtaposition
As noted above in the Background Section of this report a heritage permit application has been applied for the existing heritage house The existing house will be required to maintain its heritage appearance In addition the proposed new commercial building and commercial addition will need to complement the heritage aspect of the existing heritage house The applicant has submitted architectural elevation drawings which will be reviewed by city urban design and heritage staff An urban design brief was not submitted with this application Staff will determine through the review of this application if an urban design brief is required and ensure that all heritage features and design elements are well articulated throughout the site
The applicant has submitted a Master Landscape Plan and Tree Preservation Plan These drawings will be reviewed by city staff to ensure that appropriate landscaping requirements such as treeshrubbery planting and landscape buffers are implemented throughout the site If this application is supported all final landscape details and building design details will be addressed through a subsequent site plan application
Proposed Access and Parking
The development concept proposes a right inright out vehicular access to McLaughlin Road South and a full-moves vehicular access to Bufford Drive The submitted Traffic Impact Study will be reviewed by staff through the processing of this application The development concept proposes a total of 48 parking spaces which include 2 spaces of accessible parking The 48 parking spaces do not include parking for the four single-detached residential dwellings Parking requirements will be reviewed in accordance with applicable zoning restrictions
Proposed Municipal Water Wastewater and Stormwater Services
The applicant has submitted a Functional Servicing Report (FSR) The FSR will be reviewed by city staff the Region of Peel and Credit Valley Conservation Authority to ensure that adequate water wastewater and stormwater infrastructure is available to accommodate the proposed development A review of the FSR will be provided in the subsequent Recommendation Report
External Agency Comments
A full review of comments received by all external agencies which include the Region of Peel Credit Valley Conservation Authority Peel District School Board Dufferin - Peel Catholic Separate School Board Hydro One Brampton and Canada Post will be provided in the subsequent Recommendation Report
C01W05043 Informaiton Report
P3-IS
Public Meeting and Notification Area
Notice of public meeting was given to prepaid first class mail to all persons addressed in respect of land to which the proposal applies and within 900 metres of the area to which the proposal applies as shown on the last revised assessment roll and by public notification in the Brampton Guardian newspaper
Completeness of Application
This application has been deemed to be complete A Notice of Complete Application was provided to the Owner and Applicant on June 2 2104
Documents Submitted in Support of Application
Proposed Concept Plan prepared by Gagnon amp Law Urban Planners Ltd dated February 28 2014
Landscape Master Plan amp Tree Preservation Plan prepared by Brodie amp Associates dated December 2013
Architectural Elevation Drawings prepared by Fabiani Architect Ltd dated January 29 2014
Survey prepared by Schaeffer Dzaldov Bennett Ltd dated October 3 2012
Stage 2 Archeoloqical Assessment prepared by Archeoworks Inc dated March 182014
Traffic Impact Study prepared by Paradigm Transportation Solutions Ltd dated March 2014
Land Use Planning Justification Report prepared by Gagnon amp Law Urban Planners Ltd dated April 11 2014
Environmental Impact Study prepared by Parish Geomorphic Ltd dated March 21 2014
Functional Servicing Report prepared by Van Der Woerd and Associates Ltd dated March 2014
Heritage Impact Assessment prepared by HW Hall Corporation dated March 2014
10
C01W05043 Informaiton Report
- 20140806pdd_D3a
- 20140806pdd_D3b
- 20140806pdd_D3c
- 20140806pdd_D3d
-
P3-H Property Description and Surrounding Land Use
The subject property has the following characteristics
bull is municipally known as 30 McLaughlin Road South
bull has a site area of 075 hectares (185 acres)
bull has a frontage of approximately 64 metres (209 feet) along McLaughlin Road South and a frontage of approximately 81 metres (265 feet) along Bufford Drive
The surrounding land uses are described as follows
North An existing retailcommercial plaza beyond which is Queen Street
South Bufford Drive beyond which are existing single-detached residential uses and a place of worship
East Fletchers Creek Valley system beyond which are existing single-detached residential uses
West McLaughlin Road beyond which is the City of Bramptons Flower City Community Campus
Map 2 - Location Map
C01W05043 Informaiton Report
m -s
Current Situation
Comments from city divisionsdepartments and external agencies are required in order to complete a comprehensive review and analysis of this application All comments received will be considered as part of a future Recommendation Report to the Planning Design and Development Committee
Through the processing of this application staff will be reviewing the issues related to lot pattern for the four proposed single-detached residential dwellings architectural design access locations and limits of development
Further details on the technical aspects of this application can be found in the Information Summary contained in Appendix 6
Corporate Implications
Any financial communication and interdepartmental impacts on the corporation and city programs will detailed in a future Recommendation Report
Strategic Plan
A detailed analysis of whether and how the application achieves the Citys Strategic Plan priorities will be provided in the subsequent Recommendation Report
Respectfully submitted
Gavin ifTampLXjLBaile^ MClp BPP Senior DevelopmerjKPIanner Land Development Services Planning amp Building
Authored by Gavin T Bailey MCIP RPP
CPISO
T^3 Date Q$ 7M
Paul Snape MCIP RPP Director
Land Development Services Planning amp Building
C01W05043 Informaiton Report
APPENDICES
Appendix 1 Official Plan (Schedule A General Land Use Designations) Extract
Appendix 2 Secondary Plan (Land Use Schedule)
Appendix 3 Zoning Extract
Appendix 4 Existing Land Uses
Appendix 5 Heritage Resources
Appendix 6 Information Summary
C01W05043 Informaiton Report
D2gt-^
EXTRACT FROM SCHEDULE A (GENERAL LAND USE DESIGNATIONS) OF THE CITY OF BRAMPTON OFFICIAL PLAN
| | SUBJECT LAND MAJOR INSTITUTIONAL i i i i i RAILWAY
YA CENTRAL AREA OPEN SPACE MAJOR WATERCOURSE
BUSINESS CORRIDOR RESIDENTIAL
APPENDIX 1bull BRAMPTON OFFICIAL PLAN DESIGNATIONS
bromplonco HOWei City GAGNON amp LAW URBAN PLANNERS LTD PLANNING AND INFRASTRUCTURE SERVICES
1435586 Ontario INC 0 50 100
3 Drawn By ARd Metres Date 2014 06 03 CITY FILE C01W05043
D3gt-r
SUBJECT LANDS
EXTRACT FROM SCHEDULE SP16(A) OF THE DOCUMENT KNOWN AS THE BRAMPTON SOUTH SECONDARY PLAN
LEGEND
Residential Low Density Service Commercial
Institutional
Collector Road
Planning District Boundary
APPENDIX 2m BRAMPTON W SECONDARY PLAN DESIGNATIONSbramptoiuo FlowerCity GAGNON amp LAW URBAN PLANNERS LTD PLANNING DESIGN AND DEVELOPMENT
1435586 Ontario INC
Date 2014 06 05 Drawn By ARd CITY FILE C01W05043
SUBJECT LAND COMMERCIAL INSTITUTIONAL RESIDENTIALC=l ZONING
INDUSTRIAL OPEN SPACE BOUNDARY
APPENDIX 3SU BRAMPTON ZONING DESIGNATIONS
bromptonca Flower City GAGNON amp LAW URBAN PLANNERS LTD PUNNING AND INFRASTRUCTURE SERVICES
1435586 Ontario INC 50 100
Drawn By ARd Metres Date 2014 06 03 CITY FILE C01W05043
0
PS-IG
AERIAL PHOTO DATE FALL 2013
SUBJECT LAND INSTITUTIONAL RESIDENTIAL reg RECREATION FACILITY
COMMERCIAL OPEN SPACE UTILITY bull SCHOOL
INDUSTRIAL RAILWAY
APPENDIX 4S5 BRAMPTON AERIAL amp EXISTING LAND USE
bromptoncn FlOWer Gty GAGNON amp LAW URBAN PLANNERS LTD PLANNING AND INFRASTRUCTURE SERVICES
1435586 Ontario Inc 50 100
I I Drawn By ARd Metres Date 2014 06 05 CITY FILE C01W05043
AERIAL PHOTO DATE FALL 2013
SUBJECT LAND ADDITIONAL PROPERTIES CONTAINING HERITAGE RESOURCESLZZ]
PROPERTIES CONTAINING HERITAGE RESOURCES WITHIN 50m OF SUBJECT LAND
APPENDIX 5bull BRAMPTON HERITAGE RESOURCES The Heritage Resource boundaries
are generalized and not definitivebrantfoncn FlOWer City GAGNON amp LAW URBAN PLANNERS LTD PLANNING AND INFRASTRUCTURE SERVICES
1435586 Ontario INC Please contact a Heritage Coordinator 50 100 for more information
Drawn By ARd Stavroula Kassaris 905-874-3825
Metres Date 2014 06 03 CITY FILE C01W05043 Antonietta Minichillo 905-874-3744
D3-ia Appendix 6
Information Summary
Origin
Date Submitted to City April 14 2014 Owner 1435586 Ontario Incorporated Agent Gagnon amp Law Urban Planners Ltd
Official Plan
The site is designated as Residential Central Area and Open Space on Schedule A - General Land Use Designations in the Official Plan The proposal is consistent with the Residential and Central Area designations with respect to the proposed four single-detached residential dwellings and the proposed commercial uses The general residential polices of the Official Plan allow for local serving commercial uses
Schedule B - City Road Hierarchy and Schedule B1 - City Road Right-of-Way Widths identity a collector road extension of Royce Avenue from the east side of the Fletchers Creek Valley System across the northern portion of the subject site to intersect with McLaughlin Road South The applicant has requested an amendment to the Official Plan to delete this collector road
Secondary Plan
The site is designated as Residential Low Density in the Brampton South Secondary Plan (Area 16) A maximum of six residential dwelling units per gross residential acre is permitted However the proposed four single-detached dwellings represent a gross density of seven units per acre This application proposes an amendment to the secondary plan to Residential Medium Density to permit the density increase An amendment to the secondary plan is also required from Residential Low Density to Service Commercial to permit the proposed commercial uses
The subject site is not located within the boundaries of the Downtown Brampton Secondary Plan (Area 7) Schedule SP7(A) and Schedule SP7(B) of the Downtown Brampton Secondary Plan identify Royce Avenue as a collector road extending across the Fletchers Creek Valley System to McLaughlin Road As such an amendment to Schedule SP7(A) and Schedule SP7(B) of the Downtown Brampton Secondary Plan (Area 7) is required to delete the collector road
C01W05043 Informaiton Report
pound3-13 Zoning By-law
The subject lands are zoned Residential Holding (RH) Open Space (OS) and Residential Single Detached - Section 3427 (R1D - 3427) by By-Law 270shy2004 as amended An amendment to the Zoning By-law is required to rezone the site to Residential Single Detached - Special Section Service Commercial - Special Section and Open Space
Environmental AspectsLimits of Development
The site is located adjacent to the Fletchers Creek Valley System As such specific environmental setbacks and limits of development will be applied to the site Site visits were conducted in April 2008 and October 2013 with staff from the Credit Valley Conservation Authority and the Gagnon and Law Urban Planners Ltd The purpose of these site visits was to finalize the delineation of the top-of-bank and the limits of development A 10 metre development setback from the Fletchers Creek Valley has been implemented on the concept site plan based on the result of two site visits Through the review of this application city staff will require confirmation from the Credit Valley Conservation Authority that they are satisfied that the top-of-bank has been staked to their satisfaction
The immediate area of the Fletchers Creek where the site is located is identified by the Ministry of Natural Resources (MNR) as a regulated area for Redside Dace habitat Ontario Regulation 29311 of the Endangered Species Act requires that a 30 metre setback be required from the limit of the Fletchers Creek Meander Belt Width The proposed concept site plan illustrates the 30 metre setback requirement This application to amend the Official Plan and Zoning By law will be circulated to the MNR for their review and comment regarding the protection of Redside Dace habitat
An Environmental Impact Study (EIS) has been submitted by the applicant The EIS will be reviewed by city staff and the Credit Valley Conservation Authority The EIS will help determine additional setbacks and limits of development and will provide best management practices for developmentconstruction adjacent to natural areas
Urban DesignLandscaping
The proposed development will be highly visible from McLaughlin Road South Bufford Drive and the prevailing community Given the context of the existing low density low rise residential community and commercial plaza a high degree of architectural articulation and building materials for both the residential and commercial components of the development concept will be required As noted in the Planning Justification Report prepared by Gagnon and Law Urban Planners Ltd the commercial building will be designed to complement the existing heritage house in acknowledgement of the buildings cultural significance The architectural design for the site will need to transition
C01W05043 Informaiton Report
PS-IS appropriately with the existing residential uses to the south and commercial plaza to the north by way of building siting and juxtaposition
As noted above in the Background Section of this report a heritage permit application has been applied for the existing heritage house The existing house will be required to maintain its heritage appearance In addition the proposed new commercial building and commercial addition will need to complement the heritage aspect of the existing heritage house The applicant has submitted architectural elevation drawings which will be reviewed by city urban design and heritage staff An urban design brief was not submitted with this application Staff will determine through the review of this application if an urban design brief is required and ensure that all heritage features and design elements are well articulated throughout the site
The applicant has submitted a Master Landscape Plan and Tree Preservation Plan These drawings will be reviewed by city staff to ensure that appropriate landscaping requirements such as treeshrubbery planting and landscape buffers are implemented throughout the site If this application is supported all final landscape details and building design details will be addressed through a subsequent site plan application
Proposed Access and Parking
The development concept proposes a right inright out vehicular access to McLaughlin Road South and a full-moves vehicular access to Bufford Drive The submitted Traffic Impact Study will be reviewed by staff through the processing of this application The development concept proposes a total of 48 parking spaces which include 2 spaces of accessible parking The 48 parking spaces do not include parking for the four single-detached residential dwellings Parking requirements will be reviewed in accordance with applicable zoning restrictions
Proposed Municipal Water Wastewater and Stormwater Services
The applicant has submitted a Functional Servicing Report (FSR) The FSR will be reviewed by city staff the Region of Peel and Credit Valley Conservation Authority to ensure that adequate water wastewater and stormwater infrastructure is available to accommodate the proposed development A review of the FSR will be provided in the subsequent Recommendation Report
External Agency Comments
A full review of comments received by all external agencies which include the Region of Peel Credit Valley Conservation Authority Peel District School Board Dufferin - Peel Catholic Separate School Board Hydro One Brampton and Canada Post will be provided in the subsequent Recommendation Report
C01W05043 Informaiton Report
P3-IS
Public Meeting and Notification Area
Notice of public meeting was given to prepaid first class mail to all persons addressed in respect of land to which the proposal applies and within 900 metres of the area to which the proposal applies as shown on the last revised assessment roll and by public notification in the Brampton Guardian newspaper
Completeness of Application
This application has been deemed to be complete A Notice of Complete Application was provided to the Owner and Applicant on June 2 2104
Documents Submitted in Support of Application
Proposed Concept Plan prepared by Gagnon amp Law Urban Planners Ltd dated February 28 2014
Landscape Master Plan amp Tree Preservation Plan prepared by Brodie amp Associates dated December 2013
Architectural Elevation Drawings prepared by Fabiani Architect Ltd dated January 29 2014
Survey prepared by Schaeffer Dzaldov Bennett Ltd dated October 3 2012
Stage 2 Archeoloqical Assessment prepared by Archeoworks Inc dated March 182014
Traffic Impact Study prepared by Paradigm Transportation Solutions Ltd dated March 2014
Land Use Planning Justification Report prepared by Gagnon amp Law Urban Planners Ltd dated April 11 2014
Environmental Impact Study prepared by Parish Geomorphic Ltd dated March 21 2014
Functional Servicing Report prepared by Van Der Woerd and Associates Ltd dated March 2014
Heritage Impact Assessment prepared by HW Hall Corporation dated March 2014
10
C01W05043 Informaiton Report
- 20140806pdd_D3a
- 20140806pdd_D3b
- 20140806pdd_D3c
- 20140806pdd_D3d
-
m -s
Current Situation
Comments from city divisionsdepartments and external agencies are required in order to complete a comprehensive review and analysis of this application All comments received will be considered as part of a future Recommendation Report to the Planning Design and Development Committee
Through the processing of this application staff will be reviewing the issues related to lot pattern for the four proposed single-detached residential dwellings architectural design access locations and limits of development
Further details on the technical aspects of this application can be found in the Information Summary contained in Appendix 6
Corporate Implications
Any financial communication and interdepartmental impacts on the corporation and city programs will detailed in a future Recommendation Report
Strategic Plan
A detailed analysis of whether and how the application achieves the Citys Strategic Plan priorities will be provided in the subsequent Recommendation Report
Respectfully submitted
Gavin ifTampLXjLBaile^ MClp BPP Senior DevelopmerjKPIanner Land Development Services Planning amp Building
Authored by Gavin T Bailey MCIP RPP
CPISO
T^3 Date Q$ 7M
Paul Snape MCIP RPP Director
Land Development Services Planning amp Building
C01W05043 Informaiton Report
APPENDICES
Appendix 1 Official Plan (Schedule A General Land Use Designations) Extract
Appendix 2 Secondary Plan (Land Use Schedule)
Appendix 3 Zoning Extract
Appendix 4 Existing Land Uses
Appendix 5 Heritage Resources
Appendix 6 Information Summary
C01W05043 Informaiton Report
D2gt-^
EXTRACT FROM SCHEDULE A (GENERAL LAND USE DESIGNATIONS) OF THE CITY OF BRAMPTON OFFICIAL PLAN
| | SUBJECT LAND MAJOR INSTITUTIONAL i i i i i RAILWAY
YA CENTRAL AREA OPEN SPACE MAJOR WATERCOURSE
BUSINESS CORRIDOR RESIDENTIAL
APPENDIX 1bull BRAMPTON OFFICIAL PLAN DESIGNATIONS
bromplonco HOWei City GAGNON amp LAW URBAN PLANNERS LTD PLANNING AND INFRASTRUCTURE SERVICES
1435586 Ontario INC 0 50 100
3 Drawn By ARd Metres Date 2014 06 03 CITY FILE C01W05043
D3gt-r
SUBJECT LANDS
EXTRACT FROM SCHEDULE SP16(A) OF THE DOCUMENT KNOWN AS THE BRAMPTON SOUTH SECONDARY PLAN
LEGEND
Residential Low Density Service Commercial
Institutional
Collector Road
Planning District Boundary
APPENDIX 2m BRAMPTON W SECONDARY PLAN DESIGNATIONSbramptoiuo FlowerCity GAGNON amp LAW URBAN PLANNERS LTD PLANNING DESIGN AND DEVELOPMENT
1435586 Ontario INC
Date 2014 06 05 Drawn By ARd CITY FILE C01W05043
SUBJECT LAND COMMERCIAL INSTITUTIONAL RESIDENTIALC=l ZONING
INDUSTRIAL OPEN SPACE BOUNDARY
APPENDIX 3SU BRAMPTON ZONING DESIGNATIONS
bromptonca Flower City GAGNON amp LAW URBAN PLANNERS LTD PUNNING AND INFRASTRUCTURE SERVICES
1435586 Ontario INC 50 100
Drawn By ARd Metres Date 2014 06 03 CITY FILE C01W05043
0
PS-IG
AERIAL PHOTO DATE FALL 2013
SUBJECT LAND INSTITUTIONAL RESIDENTIAL reg RECREATION FACILITY
COMMERCIAL OPEN SPACE UTILITY bull SCHOOL
INDUSTRIAL RAILWAY
APPENDIX 4S5 BRAMPTON AERIAL amp EXISTING LAND USE
bromptoncn FlOWer Gty GAGNON amp LAW URBAN PLANNERS LTD PLANNING AND INFRASTRUCTURE SERVICES
1435586 Ontario Inc 50 100
I I Drawn By ARd Metres Date 2014 06 05 CITY FILE C01W05043
AERIAL PHOTO DATE FALL 2013
SUBJECT LAND ADDITIONAL PROPERTIES CONTAINING HERITAGE RESOURCESLZZ]
PROPERTIES CONTAINING HERITAGE RESOURCES WITHIN 50m OF SUBJECT LAND
APPENDIX 5bull BRAMPTON HERITAGE RESOURCES The Heritage Resource boundaries
are generalized and not definitivebrantfoncn FlOWer City GAGNON amp LAW URBAN PLANNERS LTD PLANNING AND INFRASTRUCTURE SERVICES
1435586 Ontario INC Please contact a Heritage Coordinator 50 100 for more information
Drawn By ARd Stavroula Kassaris 905-874-3825
Metres Date 2014 06 03 CITY FILE C01W05043 Antonietta Minichillo 905-874-3744
D3-ia Appendix 6
Information Summary
Origin
Date Submitted to City April 14 2014 Owner 1435586 Ontario Incorporated Agent Gagnon amp Law Urban Planners Ltd
Official Plan
The site is designated as Residential Central Area and Open Space on Schedule A - General Land Use Designations in the Official Plan The proposal is consistent with the Residential and Central Area designations with respect to the proposed four single-detached residential dwellings and the proposed commercial uses The general residential polices of the Official Plan allow for local serving commercial uses
Schedule B - City Road Hierarchy and Schedule B1 - City Road Right-of-Way Widths identity a collector road extension of Royce Avenue from the east side of the Fletchers Creek Valley System across the northern portion of the subject site to intersect with McLaughlin Road South The applicant has requested an amendment to the Official Plan to delete this collector road
Secondary Plan
The site is designated as Residential Low Density in the Brampton South Secondary Plan (Area 16) A maximum of six residential dwelling units per gross residential acre is permitted However the proposed four single-detached dwellings represent a gross density of seven units per acre This application proposes an amendment to the secondary plan to Residential Medium Density to permit the density increase An amendment to the secondary plan is also required from Residential Low Density to Service Commercial to permit the proposed commercial uses
The subject site is not located within the boundaries of the Downtown Brampton Secondary Plan (Area 7) Schedule SP7(A) and Schedule SP7(B) of the Downtown Brampton Secondary Plan identify Royce Avenue as a collector road extending across the Fletchers Creek Valley System to McLaughlin Road As such an amendment to Schedule SP7(A) and Schedule SP7(B) of the Downtown Brampton Secondary Plan (Area 7) is required to delete the collector road
C01W05043 Informaiton Report
pound3-13 Zoning By-law
The subject lands are zoned Residential Holding (RH) Open Space (OS) and Residential Single Detached - Section 3427 (R1D - 3427) by By-Law 270shy2004 as amended An amendment to the Zoning By-law is required to rezone the site to Residential Single Detached - Special Section Service Commercial - Special Section and Open Space
Environmental AspectsLimits of Development
The site is located adjacent to the Fletchers Creek Valley System As such specific environmental setbacks and limits of development will be applied to the site Site visits were conducted in April 2008 and October 2013 with staff from the Credit Valley Conservation Authority and the Gagnon and Law Urban Planners Ltd The purpose of these site visits was to finalize the delineation of the top-of-bank and the limits of development A 10 metre development setback from the Fletchers Creek Valley has been implemented on the concept site plan based on the result of two site visits Through the review of this application city staff will require confirmation from the Credit Valley Conservation Authority that they are satisfied that the top-of-bank has been staked to their satisfaction
The immediate area of the Fletchers Creek where the site is located is identified by the Ministry of Natural Resources (MNR) as a regulated area for Redside Dace habitat Ontario Regulation 29311 of the Endangered Species Act requires that a 30 metre setback be required from the limit of the Fletchers Creek Meander Belt Width The proposed concept site plan illustrates the 30 metre setback requirement This application to amend the Official Plan and Zoning By law will be circulated to the MNR for their review and comment regarding the protection of Redside Dace habitat
An Environmental Impact Study (EIS) has been submitted by the applicant The EIS will be reviewed by city staff and the Credit Valley Conservation Authority The EIS will help determine additional setbacks and limits of development and will provide best management practices for developmentconstruction adjacent to natural areas
Urban DesignLandscaping
The proposed development will be highly visible from McLaughlin Road South Bufford Drive and the prevailing community Given the context of the existing low density low rise residential community and commercial plaza a high degree of architectural articulation and building materials for both the residential and commercial components of the development concept will be required As noted in the Planning Justification Report prepared by Gagnon and Law Urban Planners Ltd the commercial building will be designed to complement the existing heritage house in acknowledgement of the buildings cultural significance The architectural design for the site will need to transition
C01W05043 Informaiton Report
PS-IS appropriately with the existing residential uses to the south and commercial plaza to the north by way of building siting and juxtaposition
As noted above in the Background Section of this report a heritage permit application has been applied for the existing heritage house The existing house will be required to maintain its heritage appearance In addition the proposed new commercial building and commercial addition will need to complement the heritage aspect of the existing heritage house The applicant has submitted architectural elevation drawings which will be reviewed by city urban design and heritage staff An urban design brief was not submitted with this application Staff will determine through the review of this application if an urban design brief is required and ensure that all heritage features and design elements are well articulated throughout the site
The applicant has submitted a Master Landscape Plan and Tree Preservation Plan These drawings will be reviewed by city staff to ensure that appropriate landscaping requirements such as treeshrubbery planting and landscape buffers are implemented throughout the site If this application is supported all final landscape details and building design details will be addressed through a subsequent site plan application
Proposed Access and Parking
The development concept proposes a right inright out vehicular access to McLaughlin Road South and a full-moves vehicular access to Bufford Drive The submitted Traffic Impact Study will be reviewed by staff through the processing of this application The development concept proposes a total of 48 parking spaces which include 2 spaces of accessible parking The 48 parking spaces do not include parking for the four single-detached residential dwellings Parking requirements will be reviewed in accordance with applicable zoning restrictions
Proposed Municipal Water Wastewater and Stormwater Services
The applicant has submitted a Functional Servicing Report (FSR) The FSR will be reviewed by city staff the Region of Peel and Credit Valley Conservation Authority to ensure that adequate water wastewater and stormwater infrastructure is available to accommodate the proposed development A review of the FSR will be provided in the subsequent Recommendation Report
External Agency Comments
A full review of comments received by all external agencies which include the Region of Peel Credit Valley Conservation Authority Peel District School Board Dufferin - Peel Catholic Separate School Board Hydro One Brampton and Canada Post will be provided in the subsequent Recommendation Report
C01W05043 Informaiton Report
P3-IS
Public Meeting and Notification Area
Notice of public meeting was given to prepaid first class mail to all persons addressed in respect of land to which the proposal applies and within 900 metres of the area to which the proposal applies as shown on the last revised assessment roll and by public notification in the Brampton Guardian newspaper
Completeness of Application
This application has been deemed to be complete A Notice of Complete Application was provided to the Owner and Applicant on June 2 2104
Documents Submitted in Support of Application
Proposed Concept Plan prepared by Gagnon amp Law Urban Planners Ltd dated February 28 2014
Landscape Master Plan amp Tree Preservation Plan prepared by Brodie amp Associates dated December 2013
Architectural Elevation Drawings prepared by Fabiani Architect Ltd dated January 29 2014
Survey prepared by Schaeffer Dzaldov Bennett Ltd dated October 3 2012
Stage 2 Archeoloqical Assessment prepared by Archeoworks Inc dated March 182014
Traffic Impact Study prepared by Paradigm Transportation Solutions Ltd dated March 2014
Land Use Planning Justification Report prepared by Gagnon amp Law Urban Planners Ltd dated April 11 2014
Environmental Impact Study prepared by Parish Geomorphic Ltd dated March 21 2014
Functional Servicing Report prepared by Van Der Woerd and Associates Ltd dated March 2014
Heritage Impact Assessment prepared by HW Hall Corporation dated March 2014
10
C01W05043 Informaiton Report
- 20140806pdd_D3a
- 20140806pdd_D3b
- 20140806pdd_D3c
- 20140806pdd_D3d
-
APPENDICES
Appendix 1 Official Plan (Schedule A General Land Use Designations) Extract
Appendix 2 Secondary Plan (Land Use Schedule)
Appendix 3 Zoning Extract
Appendix 4 Existing Land Uses
Appendix 5 Heritage Resources
Appendix 6 Information Summary
C01W05043 Informaiton Report
D2gt-^
EXTRACT FROM SCHEDULE A (GENERAL LAND USE DESIGNATIONS) OF THE CITY OF BRAMPTON OFFICIAL PLAN
| | SUBJECT LAND MAJOR INSTITUTIONAL i i i i i RAILWAY
YA CENTRAL AREA OPEN SPACE MAJOR WATERCOURSE
BUSINESS CORRIDOR RESIDENTIAL
APPENDIX 1bull BRAMPTON OFFICIAL PLAN DESIGNATIONS
bromplonco HOWei City GAGNON amp LAW URBAN PLANNERS LTD PLANNING AND INFRASTRUCTURE SERVICES
1435586 Ontario INC 0 50 100
3 Drawn By ARd Metres Date 2014 06 03 CITY FILE C01W05043
D3gt-r
SUBJECT LANDS
EXTRACT FROM SCHEDULE SP16(A) OF THE DOCUMENT KNOWN AS THE BRAMPTON SOUTH SECONDARY PLAN
LEGEND
Residential Low Density Service Commercial
Institutional
Collector Road
Planning District Boundary
APPENDIX 2m BRAMPTON W SECONDARY PLAN DESIGNATIONSbramptoiuo FlowerCity GAGNON amp LAW URBAN PLANNERS LTD PLANNING DESIGN AND DEVELOPMENT
1435586 Ontario INC
Date 2014 06 05 Drawn By ARd CITY FILE C01W05043
SUBJECT LAND COMMERCIAL INSTITUTIONAL RESIDENTIALC=l ZONING
INDUSTRIAL OPEN SPACE BOUNDARY
APPENDIX 3SU BRAMPTON ZONING DESIGNATIONS
bromptonca Flower City GAGNON amp LAW URBAN PLANNERS LTD PUNNING AND INFRASTRUCTURE SERVICES
1435586 Ontario INC 50 100
Drawn By ARd Metres Date 2014 06 03 CITY FILE C01W05043
0
PS-IG
AERIAL PHOTO DATE FALL 2013
SUBJECT LAND INSTITUTIONAL RESIDENTIAL reg RECREATION FACILITY
COMMERCIAL OPEN SPACE UTILITY bull SCHOOL
INDUSTRIAL RAILWAY
APPENDIX 4S5 BRAMPTON AERIAL amp EXISTING LAND USE
bromptoncn FlOWer Gty GAGNON amp LAW URBAN PLANNERS LTD PLANNING AND INFRASTRUCTURE SERVICES
1435586 Ontario Inc 50 100
I I Drawn By ARd Metres Date 2014 06 05 CITY FILE C01W05043
AERIAL PHOTO DATE FALL 2013
SUBJECT LAND ADDITIONAL PROPERTIES CONTAINING HERITAGE RESOURCESLZZ]
PROPERTIES CONTAINING HERITAGE RESOURCES WITHIN 50m OF SUBJECT LAND
APPENDIX 5bull BRAMPTON HERITAGE RESOURCES The Heritage Resource boundaries
are generalized and not definitivebrantfoncn FlOWer City GAGNON amp LAW URBAN PLANNERS LTD PLANNING AND INFRASTRUCTURE SERVICES
1435586 Ontario INC Please contact a Heritage Coordinator 50 100 for more information
Drawn By ARd Stavroula Kassaris 905-874-3825
Metres Date 2014 06 03 CITY FILE C01W05043 Antonietta Minichillo 905-874-3744
D3-ia Appendix 6
Information Summary
Origin
Date Submitted to City April 14 2014 Owner 1435586 Ontario Incorporated Agent Gagnon amp Law Urban Planners Ltd
Official Plan
The site is designated as Residential Central Area and Open Space on Schedule A - General Land Use Designations in the Official Plan The proposal is consistent with the Residential and Central Area designations with respect to the proposed four single-detached residential dwellings and the proposed commercial uses The general residential polices of the Official Plan allow for local serving commercial uses
Schedule B - City Road Hierarchy and Schedule B1 - City Road Right-of-Way Widths identity a collector road extension of Royce Avenue from the east side of the Fletchers Creek Valley System across the northern portion of the subject site to intersect with McLaughlin Road South The applicant has requested an amendment to the Official Plan to delete this collector road
Secondary Plan
The site is designated as Residential Low Density in the Brampton South Secondary Plan (Area 16) A maximum of six residential dwelling units per gross residential acre is permitted However the proposed four single-detached dwellings represent a gross density of seven units per acre This application proposes an amendment to the secondary plan to Residential Medium Density to permit the density increase An amendment to the secondary plan is also required from Residential Low Density to Service Commercial to permit the proposed commercial uses
The subject site is not located within the boundaries of the Downtown Brampton Secondary Plan (Area 7) Schedule SP7(A) and Schedule SP7(B) of the Downtown Brampton Secondary Plan identify Royce Avenue as a collector road extending across the Fletchers Creek Valley System to McLaughlin Road As such an amendment to Schedule SP7(A) and Schedule SP7(B) of the Downtown Brampton Secondary Plan (Area 7) is required to delete the collector road
C01W05043 Informaiton Report
pound3-13 Zoning By-law
The subject lands are zoned Residential Holding (RH) Open Space (OS) and Residential Single Detached - Section 3427 (R1D - 3427) by By-Law 270shy2004 as amended An amendment to the Zoning By-law is required to rezone the site to Residential Single Detached - Special Section Service Commercial - Special Section and Open Space
Environmental AspectsLimits of Development
The site is located adjacent to the Fletchers Creek Valley System As such specific environmental setbacks and limits of development will be applied to the site Site visits were conducted in April 2008 and October 2013 with staff from the Credit Valley Conservation Authority and the Gagnon and Law Urban Planners Ltd The purpose of these site visits was to finalize the delineation of the top-of-bank and the limits of development A 10 metre development setback from the Fletchers Creek Valley has been implemented on the concept site plan based on the result of two site visits Through the review of this application city staff will require confirmation from the Credit Valley Conservation Authority that they are satisfied that the top-of-bank has been staked to their satisfaction
The immediate area of the Fletchers Creek where the site is located is identified by the Ministry of Natural Resources (MNR) as a regulated area for Redside Dace habitat Ontario Regulation 29311 of the Endangered Species Act requires that a 30 metre setback be required from the limit of the Fletchers Creek Meander Belt Width The proposed concept site plan illustrates the 30 metre setback requirement This application to amend the Official Plan and Zoning By law will be circulated to the MNR for their review and comment regarding the protection of Redside Dace habitat
An Environmental Impact Study (EIS) has been submitted by the applicant The EIS will be reviewed by city staff and the Credit Valley Conservation Authority The EIS will help determine additional setbacks and limits of development and will provide best management practices for developmentconstruction adjacent to natural areas
Urban DesignLandscaping
The proposed development will be highly visible from McLaughlin Road South Bufford Drive and the prevailing community Given the context of the existing low density low rise residential community and commercial plaza a high degree of architectural articulation and building materials for both the residential and commercial components of the development concept will be required As noted in the Planning Justification Report prepared by Gagnon and Law Urban Planners Ltd the commercial building will be designed to complement the existing heritage house in acknowledgement of the buildings cultural significance The architectural design for the site will need to transition
C01W05043 Informaiton Report
PS-IS appropriately with the existing residential uses to the south and commercial plaza to the north by way of building siting and juxtaposition
As noted above in the Background Section of this report a heritage permit application has been applied for the existing heritage house The existing house will be required to maintain its heritage appearance In addition the proposed new commercial building and commercial addition will need to complement the heritage aspect of the existing heritage house The applicant has submitted architectural elevation drawings which will be reviewed by city urban design and heritage staff An urban design brief was not submitted with this application Staff will determine through the review of this application if an urban design brief is required and ensure that all heritage features and design elements are well articulated throughout the site
The applicant has submitted a Master Landscape Plan and Tree Preservation Plan These drawings will be reviewed by city staff to ensure that appropriate landscaping requirements such as treeshrubbery planting and landscape buffers are implemented throughout the site If this application is supported all final landscape details and building design details will be addressed through a subsequent site plan application
Proposed Access and Parking
The development concept proposes a right inright out vehicular access to McLaughlin Road South and a full-moves vehicular access to Bufford Drive The submitted Traffic Impact Study will be reviewed by staff through the processing of this application The development concept proposes a total of 48 parking spaces which include 2 spaces of accessible parking The 48 parking spaces do not include parking for the four single-detached residential dwellings Parking requirements will be reviewed in accordance with applicable zoning restrictions
Proposed Municipal Water Wastewater and Stormwater Services
The applicant has submitted a Functional Servicing Report (FSR) The FSR will be reviewed by city staff the Region of Peel and Credit Valley Conservation Authority to ensure that adequate water wastewater and stormwater infrastructure is available to accommodate the proposed development A review of the FSR will be provided in the subsequent Recommendation Report
External Agency Comments
A full review of comments received by all external agencies which include the Region of Peel Credit Valley Conservation Authority Peel District School Board Dufferin - Peel Catholic Separate School Board Hydro One Brampton and Canada Post will be provided in the subsequent Recommendation Report
C01W05043 Informaiton Report
P3-IS
Public Meeting and Notification Area
Notice of public meeting was given to prepaid first class mail to all persons addressed in respect of land to which the proposal applies and within 900 metres of the area to which the proposal applies as shown on the last revised assessment roll and by public notification in the Brampton Guardian newspaper
Completeness of Application
This application has been deemed to be complete A Notice of Complete Application was provided to the Owner and Applicant on June 2 2104
Documents Submitted in Support of Application
Proposed Concept Plan prepared by Gagnon amp Law Urban Planners Ltd dated February 28 2014
Landscape Master Plan amp Tree Preservation Plan prepared by Brodie amp Associates dated December 2013
Architectural Elevation Drawings prepared by Fabiani Architect Ltd dated January 29 2014
Survey prepared by Schaeffer Dzaldov Bennett Ltd dated October 3 2012
Stage 2 Archeoloqical Assessment prepared by Archeoworks Inc dated March 182014
Traffic Impact Study prepared by Paradigm Transportation Solutions Ltd dated March 2014
Land Use Planning Justification Report prepared by Gagnon amp Law Urban Planners Ltd dated April 11 2014
Environmental Impact Study prepared by Parish Geomorphic Ltd dated March 21 2014
Functional Servicing Report prepared by Van Der Woerd and Associates Ltd dated March 2014
Heritage Impact Assessment prepared by HW Hall Corporation dated March 2014
10
C01W05043 Informaiton Report
- 20140806pdd_D3a
- 20140806pdd_D3b
- 20140806pdd_D3c
- 20140806pdd_D3d
-
D2gt-^
EXTRACT FROM SCHEDULE A (GENERAL LAND USE DESIGNATIONS) OF THE CITY OF BRAMPTON OFFICIAL PLAN
| | SUBJECT LAND MAJOR INSTITUTIONAL i i i i i RAILWAY
YA CENTRAL AREA OPEN SPACE MAJOR WATERCOURSE
BUSINESS CORRIDOR RESIDENTIAL
APPENDIX 1bull BRAMPTON OFFICIAL PLAN DESIGNATIONS
bromplonco HOWei City GAGNON amp LAW URBAN PLANNERS LTD PLANNING AND INFRASTRUCTURE SERVICES
1435586 Ontario INC 0 50 100
3 Drawn By ARd Metres Date 2014 06 03 CITY FILE C01W05043
D3gt-r
SUBJECT LANDS
EXTRACT FROM SCHEDULE SP16(A) OF THE DOCUMENT KNOWN AS THE BRAMPTON SOUTH SECONDARY PLAN
LEGEND
Residential Low Density Service Commercial
Institutional
Collector Road
Planning District Boundary
APPENDIX 2m BRAMPTON W SECONDARY PLAN DESIGNATIONSbramptoiuo FlowerCity GAGNON amp LAW URBAN PLANNERS LTD PLANNING DESIGN AND DEVELOPMENT
1435586 Ontario INC
Date 2014 06 05 Drawn By ARd CITY FILE C01W05043
SUBJECT LAND COMMERCIAL INSTITUTIONAL RESIDENTIALC=l ZONING
INDUSTRIAL OPEN SPACE BOUNDARY
APPENDIX 3SU BRAMPTON ZONING DESIGNATIONS
bromptonca Flower City GAGNON amp LAW URBAN PLANNERS LTD PUNNING AND INFRASTRUCTURE SERVICES
1435586 Ontario INC 50 100
Drawn By ARd Metres Date 2014 06 03 CITY FILE C01W05043
0
PS-IG
AERIAL PHOTO DATE FALL 2013
SUBJECT LAND INSTITUTIONAL RESIDENTIAL reg RECREATION FACILITY
COMMERCIAL OPEN SPACE UTILITY bull SCHOOL
INDUSTRIAL RAILWAY
APPENDIX 4S5 BRAMPTON AERIAL amp EXISTING LAND USE
bromptoncn FlOWer Gty GAGNON amp LAW URBAN PLANNERS LTD PLANNING AND INFRASTRUCTURE SERVICES
1435586 Ontario Inc 50 100
I I Drawn By ARd Metres Date 2014 06 05 CITY FILE C01W05043
AERIAL PHOTO DATE FALL 2013
SUBJECT LAND ADDITIONAL PROPERTIES CONTAINING HERITAGE RESOURCESLZZ]
PROPERTIES CONTAINING HERITAGE RESOURCES WITHIN 50m OF SUBJECT LAND
APPENDIX 5bull BRAMPTON HERITAGE RESOURCES The Heritage Resource boundaries
are generalized and not definitivebrantfoncn FlOWer City GAGNON amp LAW URBAN PLANNERS LTD PLANNING AND INFRASTRUCTURE SERVICES
1435586 Ontario INC Please contact a Heritage Coordinator 50 100 for more information
Drawn By ARd Stavroula Kassaris 905-874-3825
Metres Date 2014 06 03 CITY FILE C01W05043 Antonietta Minichillo 905-874-3744
D3-ia Appendix 6
Information Summary
Origin
Date Submitted to City April 14 2014 Owner 1435586 Ontario Incorporated Agent Gagnon amp Law Urban Planners Ltd
Official Plan
The site is designated as Residential Central Area and Open Space on Schedule A - General Land Use Designations in the Official Plan The proposal is consistent with the Residential and Central Area designations with respect to the proposed four single-detached residential dwellings and the proposed commercial uses The general residential polices of the Official Plan allow for local serving commercial uses
Schedule B - City Road Hierarchy and Schedule B1 - City Road Right-of-Way Widths identity a collector road extension of Royce Avenue from the east side of the Fletchers Creek Valley System across the northern portion of the subject site to intersect with McLaughlin Road South The applicant has requested an amendment to the Official Plan to delete this collector road
Secondary Plan
The site is designated as Residential Low Density in the Brampton South Secondary Plan (Area 16) A maximum of six residential dwelling units per gross residential acre is permitted However the proposed four single-detached dwellings represent a gross density of seven units per acre This application proposes an amendment to the secondary plan to Residential Medium Density to permit the density increase An amendment to the secondary plan is also required from Residential Low Density to Service Commercial to permit the proposed commercial uses
The subject site is not located within the boundaries of the Downtown Brampton Secondary Plan (Area 7) Schedule SP7(A) and Schedule SP7(B) of the Downtown Brampton Secondary Plan identify Royce Avenue as a collector road extending across the Fletchers Creek Valley System to McLaughlin Road As such an amendment to Schedule SP7(A) and Schedule SP7(B) of the Downtown Brampton Secondary Plan (Area 7) is required to delete the collector road
C01W05043 Informaiton Report
pound3-13 Zoning By-law
The subject lands are zoned Residential Holding (RH) Open Space (OS) and Residential Single Detached - Section 3427 (R1D - 3427) by By-Law 270shy2004 as amended An amendment to the Zoning By-law is required to rezone the site to Residential Single Detached - Special Section Service Commercial - Special Section and Open Space
Environmental AspectsLimits of Development
The site is located adjacent to the Fletchers Creek Valley System As such specific environmental setbacks and limits of development will be applied to the site Site visits were conducted in April 2008 and October 2013 with staff from the Credit Valley Conservation Authority and the Gagnon and Law Urban Planners Ltd The purpose of these site visits was to finalize the delineation of the top-of-bank and the limits of development A 10 metre development setback from the Fletchers Creek Valley has been implemented on the concept site plan based on the result of two site visits Through the review of this application city staff will require confirmation from the Credit Valley Conservation Authority that they are satisfied that the top-of-bank has been staked to their satisfaction
The immediate area of the Fletchers Creek where the site is located is identified by the Ministry of Natural Resources (MNR) as a regulated area for Redside Dace habitat Ontario Regulation 29311 of the Endangered Species Act requires that a 30 metre setback be required from the limit of the Fletchers Creek Meander Belt Width The proposed concept site plan illustrates the 30 metre setback requirement This application to amend the Official Plan and Zoning By law will be circulated to the MNR for their review and comment regarding the protection of Redside Dace habitat
An Environmental Impact Study (EIS) has been submitted by the applicant The EIS will be reviewed by city staff and the Credit Valley Conservation Authority The EIS will help determine additional setbacks and limits of development and will provide best management practices for developmentconstruction adjacent to natural areas
Urban DesignLandscaping
The proposed development will be highly visible from McLaughlin Road South Bufford Drive and the prevailing community Given the context of the existing low density low rise residential community and commercial plaza a high degree of architectural articulation and building materials for both the residential and commercial components of the development concept will be required As noted in the Planning Justification Report prepared by Gagnon and Law Urban Planners Ltd the commercial building will be designed to complement the existing heritage house in acknowledgement of the buildings cultural significance The architectural design for the site will need to transition
C01W05043 Informaiton Report
PS-IS appropriately with the existing residential uses to the south and commercial plaza to the north by way of building siting and juxtaposition
As noted above in the Background Section of this report a heritage permit application has been applied for the existing heritage house The existing house will be required to maintain its heritage appearance In addition the proposed new commercial building and commercial addition will need to complement the heritage aspect of the existing heritage house The applicant has submitted architectural elevation drawings which will be reviewed by city urban design and heritage staff An urban design brief was not submitted with this application Staff will determine through the review of this application if an urban design brief is required and ensure that all heritage features and design elements are well articulated throughout the site
The applicant has submitted a Master Landscape Plan and Tree Preservation Plan These drawings will be reviewed by city staff to ensure that appropriate landscaping requirements such as treeshrubbery planting and landscape buffers are implemented throughout the site If this application is supported all final landscape details and building design details will be addressed through a subsequent site plan application
Proposed Access and Parking
The development concept proposes a right inright out vehicular access to McLaughlin Road South and a full-moves vehicular access to Bufford Drive The submitted Traffic Impact Study will be reviewed by staff through the processing of this application The development concept proposes a total of 48 parking spaces which include 2 spaces of accessible parking The 48 parking spaces do not include parking for the four single-detached residential dwellings Parking requirements will be reviewed in accordance with applicable zoning restrictions
Proposed Municipal Water Wastewater and Stormwater Services
The applicant has submitted a Functional Servicing Report (FSR) The FSR will be reviewed by city staff the Region of Peel and Credit Valley Conservation Authority to ensure that adequate water wastewater and stormwater infrastructure is available to accommodate the proposed development A review of the FSR will be provided in the subsequent Recommendation Report
External Agency Comments
A full review of comments received by all external agencies which include the Region of Peel Credit Valley Conservation Authority Peel District School Board Dufferin - Peel Catholic Separate School Board Hydro One Brampton and Canada Post will be provided in the subsequent Recommendation Report
C01W05043 Informaiton Report
P3-IS
Public Meeting and Notification Area
Notice of public meeting was given to prepaid first class mail to all persons addressed in respect of land to which the proposal applies and within 900 metres of the area to which the proposal applies as shown on the last revised assessment roll and by public notification in the Brampton Guardian newspaper
Completeness of Application
This application has been deemed to be complete A Notice of Complete Application was provided to the Owner and Applicant on June 2 2104
Documents Submitted in Support of Application
Proposed Concept Plan prepared by Gagnon amp Law Urban Planners Ltd dated February 28 2014
Landscape Master Plan amp Tree Preservation Plan prepared by Brodie amp Associates dated December 2013
Architectural Elevation Drawings prepared by Fabiani Architect Ltd dated January 29 2014
Survey prepared by Schaeffer Dzaldov Bennett Ltd dated October 3 2012
Stage 2 Archeoloqical Assessment prepared by Archeoworks Inc dated March 182014
Traffic Impact Study prepared by Paradigm Transportation Solutions Ltd dated March 2014
Land Use Planning Justification Report prepared by Gagnon amp Law Urban Planners Ltd dated April 11 2014
Environmental Impact Study prepared by Parish Geomorphic Ltd dated March 21 2014
Functional Servicing Report prepared by Van Der Woerd and Associates Ltd dated March 2014
Heritage Impact Assessment prepared by HW Hall Corporation dated March 2014
10
C01W05043 Informaiton Report
- 20140806pdd_D3a
- 20140806pdd_D3b
- 20140806pdd_D3c
- 20140806pdd_D3d
-
D3gt-r
SUBJECT LANDS
EXTRACT FROM SCHEDULE SP16(A) OF THE DOCUMENT KNOWN AS THE BRAMPTON SOUTH SECONDARY PLAN
LEGEND
Residential Low Density Service Commercial
Institutional
Collector Road
Planning District Boundary
APPENDIX 2m BRAMPTON W SECONDARY PLAN DESIGNATIONSbramptoiuo FlowerCity GAGNON amp LAW URBAN PLANNERS LTD PLANNING DESIGN AND DEVELOPMENT
1435586 Ontario INC
Date 2014 06 05 Drawn By ARd CITY FILE C01W05043
SUBJECT LAND COMMERCIAL INSTITUTIONAL RESIDENTIALC=l ZONING
INDUSTRIAL OPEN SPACE BOUNDARY
APPENDIX 3SU BRAMPTON ZONING DESIGNATIONS
bromptonca Flower City GAGNON amp LAW URBAN PLANNERS LTD PUNNING AND INFRASTRUCTURE SERVICES
1435586 Ontario INC 50 100
Drawn By ARd Metres Date 2014 06 03 CITY FILE C01W05043
0
PS-IG
AERIAL PHOTO DATE FALL 2013
SUBJECT LAND INSTITUTIONAL RESIDENTIAL reg RECREATION FACILITY
COMMERCIAL OPEN SPACE UTILITY bull SCHOOL
INDUSTRIAL RAILWAY
APPENDIX 4S5 BRAMPTON AERIAL amp EXISTING LAND USE
bromptoncn FlOWer Gty GAGNON amp LAW URBAN PLANNERS LTD PLANNING AND INFRASTRUCTURE SERVICES
1435586 Ontario Inc 50 100
I I Drawn By ARd Metres Date 2014 06 05 CITY FILE C01W05043
AERIAL PHOTO DATE FALL 2013
SUBJECT LAND ADDITIONAL PROPERTIES CONTAINING HERITAGE RESOURCESLZZ]
PROPERTIES CONTAINING HERITAGE RESOURCES WITHIN 50m OF SUBJECT LAND
APPENDIX 5bull BRAMPTON HERITAGE RESOURCES The Heritage Resource boundaries
are generalized and not definitivebrantfoncn FlOWer City GAGNON amp LAW URBAN PLANNERS LTD PLANNING AND INFRASTRUCTURE SERVICES
1435586 Ontario INC Please contact a Heritage Coordinator 50 100 for more information
Drawn By ARd Stavroula Kassaris 905-874-3825
Metres Date 2014 06 03 CITY FILE C01W05043 Antonietta Minichillo 905-874-3744
D3-ia Appendix 6
Information Summary
Origin
Date Submitted to City April 14 2014 Owner 1435586 Ontario Incorporated Agent Gagnon amp Law Urban Planners Ltd
Official Plan
The site is designated as Residential Central Area and Open Space on Schedule A - General Land Use Designations in the Official Plan The proposal is consistent with the Residential and Central Area designations with respect to the proposed four single-detached residential dwellings and the proposed commercial uses The general residential polices of the Official Plan allow for local serving commercial uses
Schedule B - City Road Hierarchy and Schedule B1 - City Road Right-of-Way Widths identity a collector road extension of Royce Avenue from the east side of the Fletchers Creek Valley System across the northern portion of the subject site to intersect with McLaughlin Road South The applicant has requested an amendment to the Official Plan to delete this collector road
Secondary Plan
The site is designated as Residential Low Density in the Brampton South Secondary Plan (Area 16) A maximum of six residential dwelling units per gross residential acre is permitted However the proposed four single-detached dwellings represent a gross density of seven units per acre This application proposes an amendment to the secondary plan to Residential Medium Density to permit the density increase An amendment to the secondary plan is also required from Residential Low Density to Service Commercial to permit the proposed commercial uses
The subject site is not located within the boundaries of the Downtown Brampton Secondary Plan (Area 7) Schedule SP7(A) and Schedule SP7(B) of the Downtown Brampton Secondary Plan identify Royce Avenue as a collector road extending across the Fletchers Creek Valley System to McLaughlin Road As such an amendment to Schedule SP7(A) and Schedule SP7(B) of the Downtown Brampton Secondary Plan (Area 7) is required to delete the collector road
C01W05043 Informaiton Report
pound3-13 Zoning By-law
The subject lands are zoned Residential Holding (RH) Open Space (OS) and Residential Single Detached - Section 3427 (R1D - 3427) by By-Law 270shy2004 as amended An amendment to the Zoning By-law is required to rezone the site to Residential Single Detached - Special Section Service Commercial - Special Section and Open Space
Environmental AspectsLimits of Development
The site is located adjacent to the Fletchers Creek Valley System As such specific environmental setbacks and limits of development will be applied to the site Site visits were conducted in April 2008 and October 2013 with staff from the Credit Valley Conservation Authority and the Gagnon and Law Urban Planners Ltd The purpose of these site visits was to finalize the delineation of the top-of-bank and the limits of development A 10 metre development setback from the Fletchers Creek Valley has been implemented on the concept site plan based on the result of two site visits Through the review of this application city staff will require confirmation from the Credit Valley Conservation Authority that they are satisfied that the top-of-bank has been staked to their satisfaction
The immediate area of the Fletchers Creek where the site is located is identified by the Ministry of Natural Resources (MNR) as a regulated area for Redside Dace habitat Ontario Regulation 29311 of the Endangered Species Act requires that a 30 metre setback be required from the limit of the Fletchers Creek Meander Belt Width The proposed concept site plan illustrates the 30 metre setback requirement This application to amend the Official Plan and Zoning By law will be circulated to the MNR for their review and comment regarding the protection of Redside Dace habitat
An Environmental Impact Study (EIS) has been submitted by the applicant The EIS will be reviewed by city staff and the Credit Valley Conservation Authority The EIS will help determine additional setbacks and limits of development and will provide best management practices for developmentconstruction adjacent to natural areas
Urban DesignLandscaping
The proposed development will be highly visible from McLaughlin Road South Bufford Drive and the prevailing community Given the context of the existing low density low rise residential community and commercial plaza a high degree of architectural articulation and building materials for both the residential and commercial components of the development concept will be required As noted in the Planning Justification Report prepared by Gagnon and Law Urban Planners Ltd the commercial building will be designed to complement the existing heritage house in acknowledgement of the buildings cultural significance The architectural design for the site will need to transition
C01W05043 Informaiton Report
PS-IS appropriately with the existing residential uses to the south and commercial plaza to the north by way of building siting and juxtaposition
As noted above in the Background Section of this report a heritage permit application has been applied for the existing heritage house The existing house will be required to maintain its heritage appearance In addition the proposed new commercial building and commercial addition will need to complement the heritage aspect of the existing heritage house The applicant has submitted architectural elevation drawings which will be reviewed by city urban design and heritage staff An urban design brief was not submitted with this application Staff will determine through the review of this application if an urban design brief is required and ensure that all heritage features and design elements are well articulated throughout the site
The applicant has submitted a Master Landscape Plan and Tree Preservation Plan These drawings will be reviewed by city staff to ensure that appropriate landscaping requirements such as treeshrubbery planting and landscape buffers are implemented throughout the site If this application is supported all final landscape details and building design details will be addressed through a subsequent site plan application
Proposed Access and Parking
The development concept proposes a right inright out vehicular access to McLaughlin Road South and a full-moves vehicular access to Bufford Drive The submitted Traffic Impact Study will be reviewed by staff through the processing of this application The development concept proposes a total of 48 parking spaces which include 2 spaces of accessible parking The 48 parking spaces do not include parking for the four single-detached residential dwellings Parking requirements will be reviewed in accordance with applicable zoning restrictions
Proposed Municipal Water Wastewater and Stormwater Services
The applicant has submitted a Functional Servicing Report (FSR) The FSR will be reviewed by city staff the Region of Peel and Credit Valley Conservation Authority to ensure that adequate water wastewater and stormwater infrastructure is available to accommodate the proposed development A review of the FSR will be provided in the subsequent Recommendation Report
External Agency Comments
A full review of comments received by all external agencies which include the Region of Peel Credit Valley Conservation Authority Peel District School Board Dufferin - Peel Catholic Separate School Board Hydro One Brampton and Canada Post will be provided in the subsequent Recommendation Report
C01W05043 Informaiton Report
P3-IS
Public Meeting and Notification Area
Notice of public meeting was given to prepaid first class mail to all persons addressed in respect of land to which the proposal applies and within 900 metres of the area to which the proposal applies as shown on the last revised assessment roll and by public notification in the Brampton Guardian newspaper
Completeness of Application
This application has been deemed to be complete A Notice of Complete Application was provided to the Owner and Applicant on June 2 2104
Documents Submitted in Support of Application
Proposed Concept Plan prepared by Gagnon amp Law Urban Planners Ltd dated February 28 2014
Landscape Master Plan amp Tree Preservation Plan prepared by Brodie amp Associates dated December 2013
Architectural Elevation Drawings prepared by Fabiani Architect Ltd dated January 29 2014
Survey prepared by Schaeffer Dzaldov Bennett Ltd dated October 3 2012
Stage 2 Archeoloqical Assessment prepared by Archeoworks Inc dated March 182014
Traffic Impact Study prepared by Paradigm Transportation Solutions Ltd dated March 2014
Land Use Planning Justification Report prepared by Gagnon amp Law Urban Planners Ltd dated April 11 2014
Environmental Impact Study prepared by Parish Geomorphic Ltd dated March 21 2014
Functional Servicing Report prepared by Van Der Woerd and Associates Ltd dated March 2014
Heritage Impact Assessment prepared by HW Hall Corporation dated March 2014
10
C01W05043 Informaiton Report
- 20140806pdd_D3a
- 20140806pdd_D3b
- 20140806pdd_D3c
- 20140806pdd_D3d
-
SUBJECT LAND COMMERCIAL INSTITUTIONAL RESIDENTIALC=l ZONING
INDUSTRIAL OPEN SPACE BOUNDARY
APPENDIX 3SU BRAMPTON ZONING DESIGNATIONS
bromptonca Flower City GAGNON amp LAW URBAN PLANNERS LTD PUNNING AND INFRASTRUCTURE SERVICES
1435586 Ontario INC 50 100
Drawn By ARd Metres Date 2014 06 03 CITY FILE C01W05043
0
PS-IG
AERIAL PHOTO DATE FALL 2013
SUBJECT LAND INSTITUTIONAL RESIDENTIAL reg RECREATION FACILITY
COMMERCIAL OPEN SPACE UTILITY bull SCHOOL
INDUSTRIAL RAILWAY
APPENDIX 4S5 BRAMPTON AERIAL amp EXISTING LAND USE
bromptoncn FlOWer Gty GAGNON amp LAW URBAN PLANNERS LTD PLANNING AND INFRASTRUCTURE SERVICES
1435586 Ontario Inc 50 100
I I Drawn By ARd Metres Date 2014 06 05 CITY FILE C01W05043
AERIAL PHOTO DATE FALL 2013
SUBJECT LAND ADDITIONAL PROPERTIES CONTAINING HERITAGE RESOURCESLZZ]
PROPERTIES CONTAINING HERITAGE RESOURCES WITHIN 50m OF SUBJECT LAND
APPENDIX 5bull BRAMPTON HERITAGE RESOURCES The Heritage Resource boundaries
are generalized and not definitivebrantfoncn FlOWer City GAGNON amp LAW URBAN PLANNERS LTD PLANNING AND INFRASTRUCTURE SERVICES
1435586 Ontario INC Please contact a Heritage Coordinator 50 100 for more information
Drawn By ARd Stavroula Kassaris 905-874-3825
Metres Date 2014 06 03 CITY FILE C01W05043 Antonietta Minichillo 905-874-3744
D3-ia Appendix 6
Information Summary
Origin
Date Submitted to City April 14 2014 Owner 1435586 Ontario Incorporated Agent Gagnon amp Law Urban Planners Ltd
Official Plan
The site is designated as Residential Central Area and Open Space on Schedule A - General Land Use Designations in the Official Plan The proposal is consistent with the Residential and Central Area designations with respect to the proposed four single-detached residential dwellings and the proposed commercial uses The general residential polices of the Official Plan allow for local serving commercial uses
Schedule B - City Road Hierarchy and Schedule B1 - City Road Right-of-Way Widths identity a collector road extension of Royce Avenue from the east side of the Fletchers Creek Valley System across the northern portion of the subject site to intersect with McLaughlin Road South The applicant has requested an amendment to the Official Plan to delete this collector road
Secondary Plan
The site is designated as Residential Low Density in the Brampton South Secondary Plan (Area 16) A maximum of six residential dwelling units per gross residential acre is permitted However the proposed four single-detached dwellings represent a gross density of seven units per acre This application proposes an amendment to the secondary plan to Residential Medium Density to permit the density increase An amendment to the secondary plan is also required from Residential Low Density to Service Commercial to permit the proposed commercial uses
The subject site is not located within the boundaries of the Downtown Brampton Secondary Plan (Area 7) Schedule SP7(A) and Schedule SP7(B) of the Downtown Brampton Secondary Plan identify Royce Avenue as a collector road extending across the Fletchers Creek Valley System to McLaughlin Road As such an amendment to Schedule SP7(A) and Schedule SP7(B) of the Downtown Brampton Secondary Plan (Area 7) is required to delete the collector road
C01W05043 Informaiton Report
pound3-13 Zoning By-law
The subject lands are zoned Residential Holding (RH) Open Space (OS) and Residential Single Detached - Section 3427 (R1D - 3427) by By-Law 270shy2004 as amended An amendment to the Zoning By-law is required to rezone the site to Residential Single Detached - Special Section Service Commercial - Special Section and Open Space
Environmental AspectsLimits of Development
The site is located adjacent to the Fletchers Creek Valley System As such specific environmental setbacks and limits of development will be applied to the site Site visits were conducted in April 2008 and October 2013 with staff from the Credit Valley Conservation Authority and the Gagnon and Law Urban Planners Ltd The purpose of these site visits was to finalize the delineation of the top-of-bank and the limits of development A 10 metre development setback from the Fletchers Creek Valley has been implemented on the concept site plan based on the result of two site visits Through the review of this application city staff will require confirmation from the Credit Valley Conservation Authority that they are satisfied that the top-of-bank has been staked to their satisfaction
The immediate area of the Fletchers Creek where the site is located is identified by the Ministry of Natural Resources (MNR) as a regulated area for Redside Dace habitat Ontario Regulation 29311 of the Endangered Species Act requires that a 30 metre setback be required from the limit of the Fletchers Creek Meander Belt Width The proposed concept site plan illustrates the 30 metre setback requirement This application to amend the Official Plan and Zoning By law will be circulated to the MNR for their review and comment regarding the protection of Redside Dace habitat
An Environmental Impact Study (EIS) has been submitted by the applicant The EIS will be reviewed by city staff and the Credit Valley Conservation Authority The EIS will help determine additional setbacks and limits of development and will provide best management practices for developmentconstruction adjacent to natural areas
Urban DesignLandscaping
The proposed development will be highly visible from McLaughlin Road South Bufford Drive and the prevailing community Given the context of the existing low density low rise residential community and commercial plaza a high degree of architectural articulation and building materials for both the residential and commercial components of the development concept will be required As noted in the Planning Justification Report prepared by Gagnon and Law Urban Planners Ltd the commercial building will be designed to complement the existing heritage house in acknowledgement of the buildings cultural significance The architectural design for the site will need to transition
C01W05043 Informaiton Report
PS-IS appropriately with the existing residential uses to the south and commercial plaza to the north by way of building siting and juxtaposition
As noted above in the Background Section of this report a heritage permit application has been applied for the existing heritage house The existing house will be required to maintain its heritage appearance In addition the proposed new commercial building and commercial addition will need to complement the heritage aspect of the existing heritage house The applicant has submitted architectural elevation drawings which will be reviewed by city urban design and heritage staff An urban design brief was not submitted with this application Staff will determine through the review of this application if an urban design brief is required and ensure that all heritage features and design elements are well articulated throughout the site
The applicant has submitted a Master Landscape Plan and Tree Preservation Plan These drawings will be reviewed by city staff to ensure that appropriate landscaping requirements such as treeshrubbery planting and landscape buffers are implemented throughout the site If this application is supported all final landscape details and building design details will be addressed through a subsequent site plan application
Proposed Access and Parking
The development concept proposes a right inright out vehicular access to McLaughlin Road South and a full-moves vehicular access to Bufford Drive The submitted Traffic Impact Study will be reviewed by staff through the processing of this application The development concept proposes a total of 48 parking spaces which include 2 spaces of accessible parking The 48 parking spaces do not include parking for the four single-detached residential dwellings Parking requirements will be reviewed in accordance with applicable zoning restrictions
Proposed Municipal Water Wastewater and Stormwater Services
The applicant has submitted a Functional Servicing Report (FSR) The FSR will be reviewed by city staff the Region of Peel and Credit Valley Conservation Authority to ensure that adequate water wastewater and stormwater infrastructure is available to accommodate the proposed development A review of the FSR will be provided in the subsequent Recommendation Report
External Agency Comments
A full review of comments received by all external agencies which include the Region of Peel Credit Valley Conservation Authority Peel District School Board Dufferin - Peel Catholic Separate School Board Hydro One Brampton and Canada Post will be provided in the subsequent Recommendation Report
C01W05043 Informaiton Report
P3-IS
Public Meeting and Notification Area
Notice of public meeting was given to prepaid first class mail to all persons addressed in respect of land to which the proposal applies and within 900 metres of the area to which the proposal applies as shown on the last revised assessment roll and by public notification in the Brampton Guardian newspaper
Completeness of Application
This application has been deemed to be complete A Notice of Complete Application was provided to the Owner and Applicant on June 2 2104
Documents Submitted in Support of Application
Proposed Concept Plan prepared by Gagnon amp Law Urban Planners Ltd dated February 28 2014
Landscape Master Plan amp Tree Preservation Plan prepared by Brodie amp Associates dated December 2013
Architectural Elevation Drawings prepared by Fabiani Architect Ltd dated January 29 2014
Survey prepared by Schaeffer Dzaldov Bennett Ltd dated October 3 2012
Stage 2 Archeoloqical Assessment prepared by Archeoworks Inc dated March 182014
Traffic Impact Study prepared by Paradigm Transportation Solutions Ltd dated March 2014
Land Use Planning Justification Report prepared by Gagnon amp Law Urban Planners Ltd dated April 11 2014
Environmental Impact Study prepared by Parish Geomorphic Ltd dated March 21 2014
Functional Servicing Report prepared by Van Der Woerd and Associates Ltd dated March 2014
Heritage Impact Assessment prepared by HW Hall Corporation dated March 2014
10
C01W05043 Informaiton Report
- 20140806pdd_D3a
- 20140806pdd_D3b
- 20140806pdd_D3c
- 20140806pdd_D3d
-
PS-IG
AERIAL PHOTO DATE FALL 2013
SUBJECT LAND INSTITUTIONAL RESIDENTIAL reg RECREATION FACILITY
COMMERCIAL OPEN SPACE UTILITY bull SCHOOL
INDUSTRIAL RAILWAY
APPENDIX 4S5 BRAMPTON AERIAL amp EXISTING LAND USE
bromptoncn FlOWer Gty GAGNON amp LAW URBAN PLANNERS LTD PLANNING AND INFRASTRUCTURE SERVICES
1435586 Ontario Inc 50 100
I I Drawn By ARd Metres Date 2014 06 05 CITY FILE C01W05043
AERIAL PHOTO DATE FALL 2013
SUBJECT LAND ADDITIONAL PROPERTIES CONTAINING HERITAGE RESOURCESLZZ]
PROPERTIES CONTAINING HERITAGE RESOURCES WITHIN 50m OF SUBJECT LAND
APPENDIX 5bull BRAMPTON HERITAGE RESOURCES The Heritage Resource boundaries
are generalized and not definitivebrantfoncn FlOWer City GAGNON amp LAW URBAN PLANNERS LTD PLANNING AND INFRASTRUCTURE SERVICES
1435586 Ontario INC Please contact a Heritage Coordinator 50 100 for more information
Drawn By ARd Stavroula Kassaris 905-874-3825
Metres Date 2014 06 03 CITY FILE C01W05043 Antonietta Minichillo 905-874-3744
D3-ia Appendix 6
Information Summary
Origin
Date Submitted to City April 14 2014 Owner 1435586 Ontario Incorporated Agent Gagnon amp Law Urban Planners Ltd
Official Plan
The site is designated as Residential Central Area and Open Space on Schedule A - General Land Use Designations in the Official Plan The proposal is consistent with the Residential and Central Area designations with respect to the proposed four single-detached residential dwellings and the proposed commercial uses The general residential polices of the Official Plan allow for local serving commercial uses
Schedule B - City Road Hierarchy and Schedule B1 - City Road Right-of-Way Widths identity a collector road extension of Royce Avenue from the east side of the Fletchers Creek Valley System across the northern portion of the subject site to intersect with McLaughlin Road South The applicant has requested an amendment to the Official Plan to delete this collector road
Secondary Plan
The site is designated as Residential Low Density in the Brampton South Secondary Plan (Area 16) A maximum of six residential dwelling units per gross residential acre is permitted However the proposed four single-detached dwellings represent a gross density of seven units per acre This application proposes an amendment to the secondary plan to Residential Medium Density to permit the density increase An amendment to the secondary plan is also required from Residential Low Density to Service Commercial to permit the proposed commercial uses
The subject site is not located within the boundaries of the Downtown Brampton Secondary Plan (Area 7) Schedule SP7(A) and Schedule SP7(B) of the Downtown Brampton Secondary Plan identify Royce Avenue as a collector road extending across the Fletchers Creek Valley System to McLaughlin Road As such an amendment to Schedule SP7(A) and Schedule SP7(B) of the Downtown Brampton Secondary Plan (Area 7) is required to delete the collector road
C01W05043 Informaiton Report
pound3-13 Zoning By-law
The subject lands are zoned Residential Holding (RH) Open Space (OS) and Residential Single Detached - Section 3427 (R1D - 3427) by By-Law 270shy2004 as amended An amendment to the Zoning By-law is required to rezone the site to Residential Single Detached - Special Section Service Commercial - Special Section and Open Space
Environmental AspectsLimits of Development
The site is located adjacent to the Fletchers Creek Valley System As such specific environmental setbacks and limits of development will be applied to the site Site visits were conducted in April 2008 and October 2013 with staff from the Credit Valley Conservation Authority and the Gagnon and Law Urban Planners Ltd The purpose of these site visits was to finalize the delineation of the top-of-bank and the limits of development A 10 metre development setback from the Fletchers Creek Valley has been implemented on the concept site plan based on the result of two site visits Through the review of this application city staff will require confirmation from the Credit Valley Conservation Authority that they are satisfied that the top-of-bank has been staked to their satisfaction
The immediate area of the Fletchers Creek where the site is located is identified by the Ministry of Natural Resources (MNR) as a regulated area for Redside Dace habitat Ontario Regulation 29311 of the Endangered Species Act requires that a 30 metre setback be required from the limit of the Fletchers Creek Meander Belt Width The proposed concept site plan illustrates the 30 metre setback requirement This application to amend the Official Plan and Zoning By law will be circulated to the MNR for their review and comment regarding the protection of Redside Dace habitat
An Environmental Impact Study (EIS) has been submitted by the applicant The EIS will be reviewed by city staff and the Credit Valley Conservation Authority The EIS will help determine additional setbacks and limits of development and will provide best management practices for developmentconstruction adjacent to natural areas
Urban DesignLandscaping
The proposed development will be highly visible from McLaughlin Road South Bufford Drive and the prevailing community Given the context of the existing low density low rise residential community and commercial plaza a high degree of architectural articulation and building materials for both the residential and commercial components of the development concept will be required As noted in the Planning Justification Report prepared by Gagnon and Law Urban Planners Ltd the commercial building will be designed to complement the existing heritage house in acknowledgement of the buildings cultural significance The architectural design for the site will need to transition
C01W05043 Informaiton Report
PS-IS appropriately with the existing residential uses to the south and commercial plaza to the north by way of building siting and juxtaposition
As noted above in the Background Section of this report a heritage permit application has been applied for the existing heritage house The existing house will be required to maintain its heritage appearance In addition the proposed new commercial building and commercial addition will need to complement the heritage aspect of the existing heritage house The applicant has submitted architectural elevation drawings which will be reviewed by city urban design and heritage staff An urban design brief was not submitted with this application Staff will determine through the review of this application if an urban design brief is required and ensure that all heritage features and design elements are well articulated throughout the site
The applicant has submitted a Master Landscape Plan and Tree Preservation Plan These drawings will be reviewed by city staff to ensure that appropriate landscaping requirements such as treeshrubbery planting and landscape buffers are implemented throughout the site If this application is supported all final landscape details and building design details will be addressed through a subsequent site plan application
Proposed Access and Parking
The development concept proposes a right inright out vehicular access to McLaughlin Road South and a full-moves vehicular access to Bufford Drive The submitted Traffic Impact Study will be reviewed by staff through the processing of this application The development concept proposes a total of 48 parking spaces which include 2 spaces of accessible parking The 48 parking spaces do not include parking for the four single-detached residential dwellings Parking requirements will be reviewed in accordance with applicable zoning restrictions
Proposed Municipal Water Wastewater and Stormwater Services
The applicant has submitted a Functional Servicing Report (FSR) The FSR will be reviewed by city staff the Region of Peel and Credit Valley Conservation Authority to ensure that adequate water wastewater and stormwater infrastructure is available to accommodate the proposed development A review of the FSR will be provided in the subsequent Recommendation Report
External Agency Comments
A full review of comments received by all external agencies which include the Region of Peel Credit Valley Conservation Authority Peel District School Board Dufferin - Peel Catholic Separate School Board Hydro One Brampton and Canada Post will be provided in the subsequent Recommendation Report
C01W05043 Informaiton Report
P3-IS
Public Meeting and Notification Area
Notice of public meeting was given to prepaid first class mail to all persons addressed in respect of land to which the proposal applies and within 900 metres of the area to which the proposal applies as shown on the last revised assessment roll and by public notification in the Brampton Guardian newspaper
Completeness of Application
This application has been deemed to be complete A Notice of Complete Application was provided to the Owner and Applicant on June 2 2104
Documents Submitted in Support of Application
Proposed Concept Plan prepared by Gagnon amp Law Urban Planners Ltd dated February 28 2014
Landscape Master Plan amp Tree Preservation Plan prepared by Brodie amp Associates dated December 2013
Architectural Elevation Drawings prepared by Fabiani Architect Ltd dated January 29 2014
Survey prepared by Schaeffer Dzaldov Bennett Ltd dated October 3 2012
Stage 2 Archeoloqical Assessment prepared by Archeoworks Inc dated March 182014
Traffic Impact Study prepared by Paradigm Transportation Solutions Ltd dated March 2014
Land Use Planning Justification Report prepared by Gagnon amp Law Urban Planners Ltd dated April 11 2014
Environmental Impact Study prepared by Parish Geomorphic Ltd dated March 21 2014
Functional Servicing Report prepared by Van Der Woerd and Associates Ltd dated March 2014
Heritage Impact Assessment prepared by HW Hall Corporation dated March 2014
10
C01W05043 Informaiton Report
- 20140806pdd_D3a
- 20140806pdd_D3b
- 20140806pdd_D3c
- 20140806pdd_D3d
-
AERIAL PHOTO DATE FALL 2013
SUBJECT LAND ADDITIONAL PROPERTIES CONTAINING HERITAGE RESOURCESLZZ]
PROPERTIES CONTAINING HERITAGE RESOURCES WITHIN 50m OF SUBJECT LAND
APPENDIX 5bull BRAMPTON HERITAGE RESOURCES The Heritage Resource boundaries
are generalized and not definitivebrantfoncn FlOWer City GAGNON amp LAW URBAN PLANNERS LTD PLANNING AND INFRASTRUCTURE SERVICES
1435586 Ontario INC Please contact a Heritage Coordinator 50 100 for more information
Drawn By ARd Stavroula Kassaris 905-874-3825
Metres Date 2014 06 03 CITY FILE C01W05043 Antonietta Minichillo 905-874-3744
D3-ia Appendix 6
Information Summary
Origin
Date Submitted to City April 14 2014 Owner 1435586 Ontario Incorporated Agent Gagnon amp Law Urban Planners Ltd
Official Plan
The site is designated as Residential Central Area and Open Space on Schedule A - General Land Use Designations in the Official Plan The proposal is consistent with the Residential and Central Area designations with respect to the proposed four single-detached residential dwellings and the proposed commercial uses The general residential polices of the Official Plan allow for local serving commercial uses
Schedule B - City Road Hierarchy and Schedule B1 - City Road Right-of-Way Widths identity a collector road extension of Royce Avenue from the east side of the Fletchers Creek Valley System across the northern portion of the subject site to intersect with McLaughlin Road South The applicant has requested an amendment to the Official Plan to delete this collector road
Secondary Plan
The site is designated as Residential Low Density in the Brampton South Secondary Plan (Area 16) A maximum of six residential dwelling units per gross residential acre is permitted However the proposed four single-detached dwellings represent a gross density of seven units per acre This application proposes an amendment to the secondary plan to Residential Medium Density to permit the density increase An amendment to the secondary plan is also required from Residential Low Density to Service Commercial to permit the proposed commercial uses
The subject site is not located within the boundaries of the Downtown Brampton Secondary Plan (Area 7) Schedule SP7(A) and Schedule SP7(B) of the Downtown Brampton Secondary Plan identify Royce Avenue as a collector road extending across the Fletchers Creek Valley System to McLaughlin Road As such an amendment to Schedule SP7(A) and Schedule SP7(B) of the Downtown Brampton Secondary Plan (Area 7) is required to delete the collector road
C01W05043 Informaiton Report
pound3-13 Zoning By-law
The subject lands are zoned Residential Holding (RH) Open Space (OS) and Residential Single Detached - Section 3427 (R1D - 3427) by By-Law 270shy2004 as amended An amendment to the Zoning By-law is required to rezone the site to Residential Single Detached - Special Section Service Commercial - Special Section and Open Space
Environmental AspectsLimits of Development
The site is located adjacent to the Fletchers Creek Valley System As such specific environmental setbacks and limits of development will be applied to the site Site visits were conducted in April 2008 and October 2013 with staff from the Credit Valley Conservation Authority and the Gagnon and Law Urban Planners Ltd The purpose of these site visits was to finalize the delineation of the top-of-bank and the limits of development A 10 metre development setback from the Fletchers Creek Valley has been implemented on the concept site plan based on the result of two site visits Through the review of this application city staff will require confirmation from the Credit Valley Conservation Authority that they are satisfied that the top-of-bank has been staked to their satisfaction
The immediate area of the Fletchers Creek where the site is located is identified by the Ministry of Natural Resources (MNR) as a regulated area for Redside Dace habitat Ontario Regulation 29311 of the Endangered Species Act requires that a 30 metre setback be required from the limit of the Fletchers Creek Meander Belt Width The proposed concept site plan illustrates the 30 metre setback requirement This application to amend the Official Plan and Zoning By law will be circulated to the MNR for their review and comment regarding the protection of Redside Dace habitat
An Environmental Impact Study (EIS) has been submitted by the applicant The EIS will be reviewed by city staff and the Credit Valley Conservation Authority The EIS will help determine additional setbacks and limits of development and will provide best management practices for developmentconstruction adjacent to natural areas
Urban DesignLandscaping
The proposed development will be highly visible from McLaughlin Road South Bufford Drive and the prevailing community Given the context of the existing low density low rise residential community and commercial plaza a high degree of architectural articulation and building materials for both the residential and commercial components of the development concept will be required As noted in the Planning Justification Report prepared by Gagnon and Law Urban Planners Ltd the commercial building will be designed to complement the existing heritage house in acknowledgement of the buildings cultural significance The architectural design for the site will need to transition
C01W05043 Informaiton Report
PS-IS appropriately with the existing residential uses to the south and commercial plaza to the north by way of building siting and juxtaposition
As noted above in the Background Section of this report a heritage permit application has been applied for the existing heritage house The existing house will be required to maintain its heritage appearance In addition the proposed new commercial building and commercial addition will need to complement the heritage aspect of the existing heritage house The applicant has submitted architectural elevation drawings which will be reviewed by city urban design and heritage staff An urban design brief was not submitted with this application Staff will determine through the review of this application if an urban design brief is required and ensure that all heritage features and design elements are well articulated throughout the site
The applicant has submitted a Master Landscape Plan and Tree Preservation Plan These drawings will be reviewed by city staff to ensure that appropriate landscaping requirements such as treeshrubbery planting and landscape buffers are implemented throughout the site If this application is supported all final landscape details and building design details will be addressed through a subsequent site plan application
Proposed Access and Parking
The development concept proposes a right inright out vehicular access to McLaughlin Road South and a full-moves vehicular access to Bufford Drive The submitted Traffic Impact Study will be reviewed by staff through the processing of this application The development concept proposes a total of 48 parking spaces which include 2 spaces of accessible parking The 48 parking spaces do not include parking for the four single-detached residential dwellings Parking requirements will be reviewed in accordance with applicable zoning restrictions
Proposed Municipal Water Wastewater and Stormwater Services
The applicant has submitted a Functional Servicing Report (FSR) The FSR will be reviewed by city staff the Region of Peel and Credit Valley Conservation Authority to ensure that adequate water wastewater and stormwater infrastructure is available to accommodate the proposed development A review of the FSR will be provided in the subsequent Recommendation Report
External Agency Comments
A full review of comments received by all external agencies which include the Region of Peel Credit Valley Conservation Authority Peel District School Board Dufferin - Peel Catholic Separate School Board Hydro One Brampton and Canada Post will be provided in the subsequent Recommendation Report
C01W05043 Informaiton Report
P3-IS
Public Meeting and Notification Area
Notice of public meeting was given to prepaid first class mail to all persons addressed in respect of land to which the proposal applies and within 900 metres of the area to which the proposal applies as shown on the last revised assessment roll and by public notification in the Brampton Guardian newspaper
Completeness of Application
This application has been deemed to be complete A Notice of Complete Application was provided to the Owner and Applicant on June 2 2104
Documents Submitted in Support of Application
Proposed Concept Plan prepared by Gagnon amp Law Urban Planners Ltd dated February 28 2014
Landscape Master Plan amp Tree Preservation Plan prepared by Brodie amp Associates dated December 2013
Architectural Elevation Drawings prepared by Fabiani Architect Ltd dated January 29 2014
Survey prepared by Schaeffer Dzaldov Bennett Ltd dated October 3 2012
Stage 2 Archeoloqical Assessment prepared by Archeoworks Inc dated March 182014
Traffic Impact Study prepared by Paradigm Transportation Solutions Ltd dated March 2014
Land Use Planning Justification Report prepared by Gagnon amp Law Urban Planners Ltd dated April 11 2014
Environmental Impact Study prepared by Parish Geomorphic Ltd dated March 21 2014
Functional Servicing Report prepared by Van Der Woerd and Associates Ltd dated March 2014
Heritage Impact Assessment prepared by HW Hall Corporation dated March 2014
10
C01W05043 Informaiton Report
- 20140806pdd_D3a
- 20140806pdd_D3b
- 20140806pdd_D3c
- 20140806pdd_D3d
-
D3-ia Appendix 6
Information Summary
Origin
Date Submitted to City April 14 2014 Owner 1435586 Ontario Incorporated Agent Gagnon amp Law Urban Planners Ltd
Official Plan
The site is designated as Residential Central Area and Open Space on Schedule A - General Land Use Designations in the Official Plan The proposal is consistent with the Residential and Central Area designations with respect to the proposed four single-detached residential dwellings and the proposed commercial uses The general residential polices of the Official Plan allow for local serving commercial uses
Schedule B - City Road Hierarchy and Schedule B1 - City Road Right-of-Way Widths identity a collector road extension of Royce Avenue from the east side of the Fletchers Creek Valley System across the northern portion of the subject site to intersect with McLaughlin Road South The applicant has requested an amendment to the Official Plan to delete this collector road
Secondary Plan
The site is designated as Residential Low Density in the Brampton South Secondary Plan (Area 16) A maximum of six residential dwelling units per gross residential acre is permitted However the proposed four single-detached dwellings represent a gross density of seven units per acre This application proposes an amendment to the secondary plan to Residential Medium Density to permit the density increase An amendment to the secondary plan is also required from Residential Low Density to Service Commercial to permit the proposed commercial uses
The subject site is not located within the boundaries of the Downtown Brampton Secondary Plan (Area 7) Schedule SP7(A) and Schedule SP7(B) of the Downtown Brampton Secondary Plan identify Royce Avenue as a collector road extending across the Fletchers Creek Valley System to McLaughlin Road As such an amendment to Schedule SP7(A) and Schedule SP7(B) of the Downtown Brampton Secondary Plan (Area 7) is required to delete the collector road
C01W05043 Informaiton Report
pound3-13 Zoning By-law
The subject lands are zoned Residential Holding (RH) Open Space (OS) and Residential Single Detached - Section 3427 (R1D - 3427) by By-Law 270shy2004 as amended An amendment to the Zoning By-law is required to rezone the site to Residential Single Detached - Special Section Service Commercial - Special Section and Open Space
Environmental AspectsLimits of Development
The site is located adjacent to the Fletchers Creek Valley System As such specific environmental setbacks and limits of development will be applied to the site Site visits were conducted in April 2008 and October 2013 with staff from the Credit Valley Conservation Authority and the Gagnon and Law Urban Planners Ltd The purpose of these site visits was to finalize the delineation of the top-of-bank and the limits of development A 10 metre development setback from the Fletchers Creek Valley has been implemented on the concept site plan based on the result of two site visits Through the review of this application city staff will require confirmation from the Credit Valley Conservation Authority that they are satisfied that the top-of-bank has been staked to their satisfaction
The immediate area of the Fletchers Creek where the site is located is identified by the Ministry of Natural Resources (MNR) as a regulated area for Redside Dace habitat Ontario Regulation 29311 of the Endangered Species Act requires that a 30 metre setback be required from the limit of the Fletchers Creek Meander Belt Width The proposed concept site plan illustrates the 30 metre setback requirement This application to amend the Official Plan and Zoning By law will be circulated to the MNR for their review and comment regarding the protection of Redside Dace habitat
An Environmental Impact Study (EIS) has been submitted by the applicant The EIS will be reviewed by city staff and the Credit Valley Conservation Authority The EIS will help determine additional setbacks and limits of development and will provide best management practices for developmentconstruction adjacent to natural areas
Urban DesignLandscaping
The proposed development will be highly visible from McLaughlin Road South Bufford Drive and the prevailing community Given the context of the existing low density low rise residential community and commercial plaza a high degree of architectural articulation and building materials for both the residential and commercial components of the development concept will be required As noted in the Planning Justification Report prepared by Gagnon and Law Urban Planners Ltd the commercial building will be designed to complement the existing heritage house in acknowledgement of the buildings cultural significance The architectural design for the site will need to transition
C01W05043 Informaiton Report
PS-IS appropriately with the existing residential uses to the south and commercial plaza to the north by way of building siting and juxtaposition
As noted above in the Background Section of this report a heritage permit application has been applied for the existing heritage house The existing house will be required to maintain its heritage appearance In addition the proposed new commercial building and commercial addition will need to complement the heritage aspect of the existing heritage house The applicant has submitted architectural elevation drawings which will be reviewed by city urban design and heritage staff An urban design brief was not submitted with this application Staff will determine through the review of this application if an urban design brief is required and ensure that all heritage features and design elements are well articulated throughout the site
The applicant has submitted a Master Landscape Plan and Tree Preservation Plan These drawings will be reviewed by city staff to ensure that appropriate landscaping requirements such as treeshrubbery planting and landscape buffers are implemented throughout the site If this application is supported all final landscape details and building design details will be addressed through a subsequent site plan application
Proposed Access and Parking
The development concept proposes a right inright out vehicular access to McLaughlin Road South and a full-moves vehicular access to Bufford Drive The submitted Traffic Impact Study will be reviewed by staff through the processing of this application The development concept proposes a total of 48 parking spaces which include 2 spaces of accessible parking The 48 parking spaces do not include parking for the four single-detached residential dwellings Parking requirements will be reviewed in accordance with applicable zoning restrictions
Proposed Municipal Water Wastewater and Stormwater Services
The applicant has submitted a Functional Servicing Report (FSR) The FSR will be reviewed by city staff the Region of Peel and Credit Valley Conservation Authority to ensure that adequate water wastewater and stormwater infrastructure is available to accommodate the proposed development A review of the FSR will be provided in the subsequent Recommendation Report
External Agency Comments
A full review of comments received by all external agencies which include the Region of Peel Credit Valley Conservation Authority Peel District School Board Dufferin - Peel Catholic Separate School Board Hydro One Brampton and Canada Post will be provided in the subsequent Recommendation Report
C01W05043 Informaiton Report
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Public Meeting and Notification Area
Notice of public meeting was given to prepaid first class mail to all persons addressed in respect of land to which the proposal applies and within 900 metres of the area to which the proposal applies as shown on the last revised assessment roll and by public notification in the Brampton Guardian newspaper
Completeness of Application
This application has been deemed to be complete A Notice of Complete Application was provided to the Owner and Applicant on June 2 2104
Documents Submitted in Support of Application
Proposed Concept Plan prepared by Gagnon amp Law Urban Planners Ltd dated February 28 2014
Landscape Master Plan amp Tree Preservation Plan prepared by Brodie amp Associates dated December 2013
Architectural Elevation Drawings prepared by Fabiani Architect Ltd dated January 29 2014
Survey prepared by Schaeffer Dzaldov Bennett Ltd dated October 3 2012
Stage 2 Archeoloqical Assessment prepared by Archeoworks Inc dated March 182014
Traffic Impact Study prepared by Paradigm Transportation Solutions Ltd dated March 2014
Land Use Planning Justification Report prepared by Gagnon amp Law Urban Planners Ltd dated April 11 2014
Environmental Impact Study prepared by Parish Geomorphic Ltd dated March 21 2014
Functional Servicing Report prepared by Van Der Woerd and Associates Ltd dated March 2014
Heritage Impact Assessment prepared by HW Hall Corporation dated March 2014
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pound3-13 Zoning By-law
The subject lands are zoned Residential Holding (RH) Open Space (OS) and Residential Single Detached - Section 3427 (R1D - 3427) by By-Law 270shy2004 as amended An amendment to the Zoning By-law is required to rezone the site to Residential Single Detached - Special Section Service Commercial - Special Section and Open Space
Environmental AspectsLimits of Development
The site is located adjacent to the Fletchers Creek Valley System As such specific environmental setbacks and limits of development will be applied to the site Site visits were conducted in April 2008 and October 2013 with staff from the Credit Valley Conservation Authority and the Gagnon and Law Urban Planners Ltd The purpose of these site visits was to finalize the delineation of the top-of-bank and the limits of development A 10 metre development setback from the Fletchers Creek Valley has been implemented on the concept site plan based on the result of two site visits Through the review of this application city staff will require confirmation from the Credit Valley Conservation Authority that they are satisfied that the top-of-bank has been staked to their satisfaction
The immediate area of the Fletchers Creek where the site is located is identified by the Ministry of Natural Resources (MNR) as a regulated area for Redside Dace habitat Ontario Regulation 29311 of the Endangered Species Act requires that a 30 metre setback be required from the limit of the Fletchers Creek Meander Belt Width The proposed concept site plan illustrates the 30 metre setback requirement This application to amend the Official Plan and Zoning By law will be circulated to the MNR for their review and comment regarding the protection of Redside Dace habitat
An Environmental Impact Study (EIS) has been submitted by the applicant The EIS will be reviewed by city staff and the Credit Valley Conservation Authority The EIS will help determine additional setbacks and limits of development and will provide best management practices for developmentconstruction adjacent to natural areas
Urban DesignLandscaping
The proposed development will be highly visible from McLaughlin Road South Bufford Drive and the prevailing community Given the context of the existing low density low rise residential community and commercial plaza a high degree of architectural articulation and building materials for both the residential and commercial components of the development concept will be required As noted in the Planning Justification Report prepared by Gagnon and Law Urban Planners Ltd the commercial building will be designed to complement the existing heritage house in acknowledgement of the buildings cultural significance The architectural design for the site will need to transition
C01W05043 Informaiton Report
PS-IS appropriately with the existing residential uses to the south and commercial plaza to the north by way of building siting and juxtaposition
As noted above in the Background Section of this report a heritage permit application has been applied for the existing heritage house The existing house will be required to maintain its heritage appearance In addition the proposed new commercial building and commercial addition will need to complement the heritage aspect of the existing heritage house The applicant has submitted architectural elevation drawings which will be reviewed by city urban design and heritage staff An urban design brief was not submitted with this application Staff will determine through the review of this application if an urban design brief is required and ensure that all heritage features and design elements are well articulated throughout the site
The applicant has submitted a Master Landscape Plan and Tree Preservation Plan These drawings will be reviewed by city staff to ensure that appropriate landscaping requirements such as treeshrubbery planting and landscape buffers are implemented throughout the site If this application is supported all final landscape details and building design details will be addressed through a subsequent site plan application
Proposed Access and Parking
The development concept proposes a right inright out vehicular access to McLaughlin Road South and a full-moves vehicular access to Bufford Drive The submitted Traffic Impact Study will be reviewed by staff through the processing of this application The development concept proposes a total of 48 parking spaces which include 2 spaces of accessible parking The 48 parking spaces do not include parking for the four single-detached residential dwellings Parking requirements will be reviewed in accordance with applicable zoning restrictions
Proposed Municipal Water Wastewater and Stormwater Services
The applicant has submitted a Functional Servicing Report (FSR) The FSR will be reviewed by city staff the Region of Peel and Credit Valley Conservation Authority to ensure that adequate water wastewater and stormwater infrastructure is available to accommodate the proposed development A review of the FSR will be provided in the subsequent Recommendation Report
External Agency Comments
A full review of comments received by all external agencies which include the Region of Peel Credit Valley Conservation Authority Peel District School Board Dufferin - Peel Catholic Separate School Board Hydro One Brampton and Canada Post will be provided in the subsequent Recommendation Report
C01W05043 Informaiton Report
P3-IS
Public Meeting and Notification Area
Notice of public meeting was given to prepaid first class mail to all persons addressed in respect of land to which the proposal applies and within 900 metres of the area to which the proposal applies as shown on the last revised assessment roll and by public notification in the Brampton Guardian newspaper
Completeness of Application
This application has been deemed to be complete A Notice of Complete Application was provided to the Owner and Applicant on June 2 2104
Documents Submitted in Support of Application
Proposed Concept Plan prepared by Gagnon amp Law Urban Planners Ltd dated February 28 2014
Landscape Master Plan amp Tree Preservation Plan prepared by Brodie amp Associates dated December 2013
Architectural Elevation Drawings prepared by Fabiani Architect Ltd dated January 29 2014
Survey prepared by Schaeffer Dzaldov Bennett Ltd dated October 3 2012
Stage 2 Archeoloqical Assessment prepared by Archeoworks Inc dated March 182014
Traffic Impact Study prepared by Paradigm Transportation Solutions Ltd dated March 2014
Land Use Planning Justification Report prepared by Gagnon amp Law Urban Planners Ltd dated April 11 2014
Environmental Impact Study prepared by Parish Geomorphic Ltd dated March 21 2014
Functional Servicing Report prepared by Van Der Woerd and Associates Ltd dated March 2014
Heritage Impact Assessment prepared by HW Hall Corporation dated March 2014
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PS-IS appropriately with the existing residential uses to the south and commercial plaza to the north by way of building siting and juxtaposition
As noted above in the Background Section of this report a heritage permit application has been applied for the existing heritage house The existing house will be required to maintain its heritage appearance In addition the proposed new commercial building and commercial addition will need to complement the heritage aspect of the existing heritage house The applicant has submitted architectural elevation drawings which will be reviewed by city urban design and heritage staff An urban design brief was not submitted with this application Staff will determine through the review of this application if an urban design brief is required and ensure that all heritage features and design elements are well articulated throughout the site
The applicant has submitted a Master Landscape Plan and Tree Preservation Plan These drawings will be reviewed by city staff to ensure that appropriate landscaping requirements such as treeshrubbery planting and landscape buffers are implemented throughout the site If this application is supported all final landscape details and building design details will be addressed through a subsequent site plan application
Proposed Access and Parking
The development concept proposes a right inright out vehicular access to McLaughlin Road South and a full-moves vehicular access to Bufford Drive The submitted Traffic Impact Study will be reviewed by staff through the processing of this application The development concept proposes a total of 48 parking spaces which include 2 spaces of accessible parking The 48 parking spaces do not include parking for the four single-detached residential dwellings Parking requirements will be reviewed in accordance with applicable zoning restrictions
Proposed Municipal Water Wastewater and Stormwater Services
The applicant has submitted a Functional Servicing Report (FSR) The FSR will be reviewed by city staff the Region of Peel and Credit Valley Conservation Authority to ensure that adequate water wastewater and stormwater infrastructure is available to accommodate the proposed development A review of the FSR will be provided in the subsequent Recommendation Report
External Agency Comments
A full review of comments received by all external agencies which include the Region of Peel Credit Valley Conservation Authority Peel District School Board Dufferin - Peel Catholic Separate School Board Hydro One Brampton and Canada Post will be provided in the subsequent Recommendation Report
C01W05043 Informaiton Report
P3-IS
Public Meeting and Notification Area
Notice of public meeting was given to prepaid first class mail to all persons addressed in respect of land to which the proposal applies and within 900 metres of the area to which the proposal applies as shown on the last revised assessment roll and by public notification in the Brampton Guardian newspaper
Completeness of Application
This application has been deemed to be complete A Notice of Complete Application was provided to the Owner and Applicant on June 2 2104
Documents Submitted in Support of Application
Proposed Concept Plan prepared by Gagnon amp Law Urban Planners Ltd dated February 28 2014
Landscape Master Plan amp Tree Preservation Plan prepared by Brodie amp Associates dated December 2013
Architectural Elevation Drawings prepared by Fabiani Architect Ltd dated January 29 2014
Survey prepared by Schaeffer Dzaldov Bennett Ltd dated October 3 2012
Stage 2 Archeoloqical Assessment prepared by Archeoworks Inc dated March 182014
Traffic Impact Study prepared by Paradigm Transportation Solutions Ltd dated March 2014
Land Use Planning Justification Report prepared by Gagnon amp Law Urban Planners Ltd dated April 11 2014
Environmental Impact Study prepared by Parish Geomorphic Ltd dated March 21 2014
Functional Servicing Report prepared by Van Der Woerd and Associates Ltd dated March 2014
Heritage Impact Assessment prepared by HW Hall Corporation dated March 2014
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P3-IS
Public Meeting and Notification Area
Notice of public meeting was given to prepaid first class mail to all persons addressed in respect of land to which the proposal applies and within 900 metres of the area to which the proposal applies as shown on the last revised assessment roll and by public notification in the Brampton Guardian newspaper
Completeness of Application
This application has been deemed to be complete A Notice of Complete Application was provided to the Owner and Applicant on June 2 2104
Documents Submitted in Support of Application
Proposed Concept Plan prepared by Gagnon amp Law Urban Planners Ltd dated February 28 2014
Landscape Master Plan amp Tree Preservation Plan prepared by Brodie amp Associates dated December 2013
Architectural Elevation Drawings prepared by Fabiani Architect Ltd dated January 29 2014
Survey prepared by Schaeffer Dzaldov Bennett Ltd dated October 3 2012
Stage 2 Archeoloqical Assessment prepared by Archeoworks Inc dated March 182014
Traffic Impact Study prepared by Paradigm Transportation Solutions Ltd dated March 2014
Land Use Planning Justification Report prepared by Gagnon amp Law Urban Planners Ltd dated April 11 2014
Environmental Impact Study prepared by Parish Geomorphic Ltd dated March 21 2014
Functional Servicing Report prepared by Van Der Woerd and Associates Ltd dated March 2014
Heritage Impact Assessment prepared by HW Hall Corporation dated March 2014
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