Planning, Design and gw Development CommitteeM BRAMPTON

Committee of the Council ofhrampton.ca FlOWef City The Corporation of the City of Brampton Date: March 28, 2012

PLANNING. DESIGN &DEVELOPMENT COMMITTEE Files: C02W05.011 and21T-11014B DATE: lAp/ll \b| XO(I. Subject: RECOMMENDATION REPORT

Application to Amend the Official Plan, Zoning By-Law and Proposed Draft Plan of Subdivision

Korsiak & Company Limited - MATTAMY HOMES (LOCKWOOD) LIMITED

(To permit single detached residential dwellings, townhouse dwelling units, commercial uses and a park) 715 Queen Street West

Part of Lot 5, Concession 2, W.H.S. Ward: 4

Contact: Dan Kraszewski, Director of Planning and Land Development Services 905 874-2082

Overview:

This report puts forward recommendations that facilitate approval of the proposed draft plan of subdivision and application to amend the Official Plan and Zoning By-law.

The proposed draft plan of subdivision includes 151 single detached residential dwellings, 98 townhouse dwelling units, commercial uses and a park on 10.04 hectares (24.8 acres) of land located south of Queen Street West and east of Chinguacousy Road.

The proposed draft plan of subdivision meets the goals and objectives of the Fletchers West Secondary Plan by providing a mix of housing types within the density range prescribed by the Secondary Plan, provides a permanent location for a park at a size slightly larger than required by the Secondary Plan, completes Drinkwater Road to Queen Street and maintains a modified Lockwood Road intersection with Queen Street West.

The existing heritage house is proposed to either be relocated within the subdivision on a lot flanking Drinkwater Road in proximity to its current location or to another location to be determined.

This report also addresses various matters raised by interested members of the public at the December 5, 2011 statutory public meeting and correspondence received by members of the public.

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Recommendations:

1. THAT the report from, Dan Kraszewski, Director of Planning and Land Development Services, Planning Design and Development Department, dated March 28, 2012 to the Planning, Design and Development Committee Meeting of April 16, 2012 re: Application to Amend the Official Plan, Zoning By-Law and Proposed Draft Plan of Subdivision, Korsiak & Company Limited MATTAMY HOMES (LOCKWOOD) LIMITED, To permit single detached lots, street townhouses, commercial uses and a parkette., Ward: 4, File: C02W05.011 be received; and,

2. THAT the applications be approved in principle and staff be directed to prepare the appropriate amendments to the Official Plan and Zoning By-law, and prepare conditions and give notice of draft plan approval after the satisfaction of "prior to draft plan approval" conditions; and,

3. THAT the Official Plan be amended as follows:

(1) Amend Schedule A2 - Retail Structure to include a "Convenience Retail" designation at the south-east corner of Queen Street West and the future extension of Drinkwater Road.

4. THAT the Fletchers West Secondary Plan be amended, accordingly to:

(1) include on Schedule SP15(B) a "Convenience Commerciar designation at the south-east corner of Queen Street West and the future extension of Drinkwater Road.

(2) add policies to ensure the appropriate design and land use compatibility of the "Convenience Commercial" development.

5. THAT the Zoning By-law be amended as follows:

to change the Agricultural (A) zone to a Residential Single Detached E zone, Residential Single Detached F zone, Residential Townhouse E Zone, Commercial Two zone and Open Space zone to reflect the proposed residential, commercial and open space uses and to include the following site specific requirements and restrictions for all single detached residential zones:

a) Minimum front yard depth: 4.5 metres and 6.0 metres to the front of garage or 3.0 metres and 5.5m to the front of the garage (subject to a satisfactory streetscape plan)

b) Minimum exterior side yard width:3.0m c) Minimum rear yard setback: 7.0m d) Maximum cumulative garage door width for 11.0m wide lots: 5.5m

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e) Bay windows may project a maximum of 1.Om into any front, exterior side yard or rear yard.

f) Rear yard setbacks to decks, porches and balconies shall be in accordance with the general provisions of the zoning by-law

g) A minimum 1.5 metre building setback from a daylight triangle/rounding, including a balcony or porch encroachment.

h) A 0.3 metre interior side yard setback shall not be permitted, i) For the commercial block - no drive thru is permitted between the building

and streets.

6. THAT staff be authorized to issue the notice of draft plan approval at such time as all items approved by Council to be addressed prior to draft plan approval have been addressed to the satisfaction of the City, subject to the following:

(i) any necessary red-line revisions to the draft plans identified by staff and/or identified in comments; and,

(ii) all conditions contained in the City of Brampton List of Standard Conditions of Draft Approval for Residential Plan of Subdivision, or derivatives or special conditions and any other appropriate conditions

(iii) shall include the following special conditions:

a) the owner shall contribute financially or complete the necessary works to retrofit the existing stormwater management pond located east of Chinguacousy Road and south of Drinkwater Road to the satisfaction of the Commissioner of Planning, Design and Development; and,

b) a Traffic Calming Study (including financial contributions) that addresses the proposed subdivision and the immediate surrounding residential neighbourhood shall be submitted and approved to the satisfaction of the Commissioner of Works and Transportation.

7. THAT the following shall be satisfied prior to the issuance of draft plan approval:

7.1 final comments and/or conditions of draft plan approval from external circulated agencies and internal City departments shall be received and any appropriate "prior to conditions of draft plan approval" and conditions of approval, including revisions to the plan and physical layout resulting from these comments, shall be accommodated;

7.2 the Functional Servicing Report Addendum prepared by R. J. Bumside and Associates Limited shall be approved to the satisfaction of the Director, Engineering Development Services in consultation with the Region of Peel and the Credit Valley Conservation;

7.3 the Natural Features Assessment prepared by LGL Limited shall be approved to the satisfaction of the Director, Land Use Policy and Special Projects and the Credit Valley Conservation;

*'* 7.4 the Heritage Impact Assessment prepared by Golder Associates shall be

approved to the satisfaction of the Commissioner, Planning, Design and Development;

7.5 the Traffic Impact Study prepared by BA Group Traffic Consultants shall be approved to the satisfaction of the Director of Engineering and Development Services and the Region of Peel;

7.6 the Noise Feasibility Study prepared by Valcoustics Engineering shall be approved to the satisfaction of the Director of Engineering and Development Services;

7.7 the Tree Inventory and Plan of Preservation prepared by Kuntz Forestry Consultants Inc. be approved to the satisfaction of the Director of Land Development Services;

7.8 the Developer agrees to implement the provisions of the City of Brampton's Development Design Guidelines, to the satisfaction of the City; adhere to the "Architectural Control Protocol" as considered applicable by the City, and to implement this protocol which includes, but is not limited to, the following:

1. Selection of a Control Architect from the short list of architectural firms established by the City;

2. Approval of an Architectural Control Guideline section of a Community Design Guideline or Urban Design Guideline document after it is drafted to the satisfaction of the City; and,

3. Organization of an information meeting with builders, designers and other key staff to identify the City's expectations, key issues, the process and milestones. Written confirmation of both their attendance at this meeting and their understanding of the entire process will be provided to the City.

7.9 the applicant shall prepare a Preliminary Homebuyer's Information Map. This Homebuyer's Information Map shall be posted in a prominent location in each sales office where homes in the subdivision are being sold. These maps shall contain the applicable information prescribed within the City of Brampton List of Standard Conditions of Draft Approval for Residential Plans of Subdivision as it pertains to Sales Office Homebuyer's Information Map including City approved street names and the possible temporary location of Canada Post mailboxes, including the number and duration;

7.10 the owner shall execute a preliminary subdivision agreement to the satisfaction of the City. The preliminary subdivision agreement shall include a schedule identifying all of the notice provisions for all of the lots and blocks within the plan of subdivision;

7.11 the applicant shall agree in writing to the form and content of an implementing zoning by-law for the subject application;

8. THAT in order to preserve the existing vegetation along Bytown Crescent adjacent to the abutting school, Alternative Development Standards (ADS) for Bytown Crescent may be required. The right-of-way width for Bytown Crescent shall be to the satisfaction of the Commissioner of Works and Transportation and the Commissioner of Planning, Design and Development.

9. THAT Lockwood Road at Queen Street West remain open and be modified to a three movement (right in, right out and westbound left in) unsignalized intersection and that all costs associated with the road and access works shall be the

responsibility of the developer, to the satisfaction of the Region of Peel.

10. THAT satisfactory arrangements shall be made between Lakeview Homes and Mattamy Homes (Lockwood) Limited to incorporate Future Development Block 192 on Plan 43M-1141 into the proposed draft plan of subdivision, to the satisfaction of the Commissioner, Planning, Design and Development.

11. THAT the following street names be approved:

Bytown Francis Lundy Merrimac

Midhope Seafair

12. THAT the decision of approval for the subject application be considered null and void and a new development application be required, unless a zoning by-law is passed within 36 months of the Council approval of this decision.

BACKGROUND

The surrounding lands to the south and west, which are currently developed as single detached dwellings and street townhouses were registered as Plans 43M-1140 and 43M-1141 in October 1994 (see Appendix 6 - Registered Plans). The existing residential neighbourhood surrounding the subject lands includes a temporary parkette (Piane Park) located east of Lockwood Road, on the north side of Piane Avenue. It includes temporary turning circles at the current terminus of Drinkwater Road and McCleave Crescent and also includes the extension of Lockwood Road to Queen Street West. Lockwood Road is currently a full moves signalized intersection. These are all temporary measures that were required to be put in place, until the subject lands (715 Queen Street West) are developed.

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Date of Public Meeting

The public meeting for this application was held on December 5, 2011. There were sixteen (16) member of the public that were in attendance and spoke to the application. In addition, correspondence has been received from ten (10) members of the public (see Appendix 7). A response to the comments that were received at the public meeting and the correspondence that has been received can be found in Appendix 7.

Planning Area

The subject lands lie within the Fletchers West Secondary Plan.

PROPOSAL

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Seventy-three (73) single detached lots with lot widths of 11.0 metres (36 feet);

Seventy-eight (78) single detached lots with lot widths of 9.15 metres (30 feet);

Seventy-two (72) street townhouse units with unit widths of 5.6 metres (18.4 feet);

Twenty-six (26) back to back townhouse units with unit widths of 6.4 metres (21 feet);

Residential reserve blocks (Blocks 166 and 167) to be developed with the lands to the south;

A convenience commercial block (Block 172 - 0.41 ha./1.06 ac);

A parkette (Block 168 - 0.36 ha./0.89 ac);

The extension of Drinkwater Road to Queen Street West and the extension of

McCleave Crescent, and;

The proposed subdivision provides for the completion of Ventura Avenue, which will allow for the portion of Ventura Avenue to Piane Avenue to be constructed and it will also facilitate the residential development of the lands to the south of the subject property, which are zoned for single detached dwellings and street townhouses.

Property Description and Surrounding Land Use

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The subject property is currently occupied by a Class A heritage dwelling and a garage. The remaining lands are vacant and have minimal vegetation. The subject lands have the following characteristics:

are located east of Chinguacousy Road and south of Queen Street West;

have a site area of 10.04 hectares (24.8 acres); and,

have a frontage of 260 metres along Queen Street West and a frontage of 325 metres along Lockwood Road.

The surrounding land uses are described as follows:

North: Queen Street West, beyond which is a commercial plaza, a car dealership and single detached dwellings;

South: A temporary parkette and vacant land that is zoned for single detached residential dwellings and street townhouses, beyond which are existing single detached dwellings, street townhouses and Piane Avenue;

East: Peekaboo Day Care, a City of Brampton Fire Station, Sir William Gage Public Middle School and Queen Street Public School; and

West: Lockwood Road, beyond which are existing single detached residential dwellings.

PLANNING ANALYSIS SUMMARY

The proposed mix of housing types and the inclusion of a convenience commercial block and a parkette will contribute to the ability of the proposed development, and the larger development in which it will be located, to be a "Complete Community." The design of the proposed development will provide a pedestrian-oriented community with easy access to both transit services along Queen Street West and Drinkwater Road and local retail and neighbourhood retail sites along Queen Street West.

The proposal is consistent with the Provincial Policy Statement and the City's Strategic Plan, and the residential uses conform to the "Residential" designation in the Official Plan and the "Low and Medium Density" designation in the Fletchers West Secondary Plan.

The public meeting was held on December 5,2011 and members of the public spoke in reference to this proposed plan of subdivision, Official Plan amendment and Zoning by law amendment. Planning staff also received correspondence from members of the public. Staff has addressed the comments that were received at the public meeting and by correspondence. Please refer to Appendix 7.

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The proposed zoning amendments as outlined in Recommendation #3 are acceptable in principle. The appropriate conditions are recommended for the implementation of this plan of subdivision. For a full planning analysis please see the Detailed Planning Analysis Section found in Appendix 5.

The proposed development represents good planning.

Respectfully submitted:

Dan Kraszewski, MCIP, RPP Joh'hvELegrbetf, MCIP, RPP Director, Land Development Servicesx Cornmissioner, Planning, Design and

Development

Authored by: Dan Kraszewski, MCIP, RPP - Director, Land Development Services Michelle Gervais, MCIP, RPP - Development Planner

APPENDICES

Appendix 1- Official Plan (Schedule "A" General Land Use Designations) Extract

Appendix 2- Secondary Plan Land Use Map

Appendix 3- Existing Zoning Plan Extract

Appendix 4- Existing Land Use Map

Appendix 5 -Detailed Planning Analysis

Appendix 6 - Registered Plans 43M-1140 and 43M-1141

Appendix 7 - Public Meeting

Appendix 8 - Results of Application Circulation

Appendix 9 - Correspondence Received

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Original Signed By

Original Signed By

EXTRACT FROM SCHEDULE A (GENERAL LAND USE DESIGNATIONS) OF THE CITY OF BRAMPTON OFFICIAL PLAN

I | SUBJECT LAND OPEN SPACE RESIDENTIAL

MAJOR

INSTITUTIONAL

APPENDIX 1HI BRAMPTON OFFICIAL PLAN DESIGNATIONSbromplonco Fl0W6rGty KORSIAK & COMPANY LTD.

PLANNING, DESIGN &DEVELOPMENT Mattamy Homes Ltd. 50 100

Drawn By: AH Metros Dale: 2011 11 10 CITY FILE: C02W05.011

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QUEEN STREET W.

See Subsection B2.4 And Plate 7"

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" See Chapter 15 (a) And Schedule SP15 (a)"

EXTRACT FROM SCHEDULE 1S OF THE DOCUMENT KNOWN AS FLETCHERS WEST SECONDARY PLAN

I New Development Area 11 Boundary Institutional Separate Secondary School

Low 6 Medium Density Residential Institutional Separate Elementary SchoolH Neighbourhood Commercial Linear Buffer Strip

Convenience Commercial GITi Special Policy Area No.1 Service Commercial Special Policy Area No.2

Major Open Space i 3 I Special Policy Area No.3 Hazard Lands Major Arterial Road

Community Park Minor Collector Road

Neighbourhood Park Pedestrian Walkway Link

Parkette Proposed Grade Separationu

APPENDIX 2- SECONDARY PLAN DESIGNATIONSJ| BRAMPTON > KORSIAK & COMPANY LTD.boftBui FlowerCity Mattamy Homes Ltd. PLANNING. DESIGN ANDDEVELOPMENT

Date: 20111110 Drawn By: AH CITY FILE: C02W05.011

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SUBJECT LAND AGRICULTURAL INSTITUTIONAL OPEN SPACE

I ZONING BOUNDARY COMMERCIAL RESIDENTIAL

APPENDIX 3Si BRAMPTON )f ZONING DESIGNATIONS

bicmpton.cn FfofllrW Gty KORSIAK & COMPANY LTD. PLANNING.DESIGN & DEVELOPMENT Mattamy Homes Ltd. 0 50 100

Drawn By: AH Metres

Date: 2011 11 10 CITY FILE: C02W05.011

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APPENDIX '5'

DETAILED PLANNING ANALYSIS

City File Number: C02W05.011 Subdivision File:21T-11014B

Provincial Policy Statement

The subject application is consistent with matters of provincial interest as identified in the Provincial Policy Statement in terms of:

focuses growth within the designated urban area;

an efficient use of the land; and,

avoids development and land use patterns that may cause environmental or public health and safety concerns.

Strategic Plan

The proposed draft plan is consistent with the City's Strategic Plan, in particular the "Protecting Our Environment, Enhancing Our Community" goals. The draft plan is consistent with these goals as it provides the following:

a residential development that will achieve high architectural excellence

conserves the natural and architectural heritage by preserving the Lundy House Heritage Resource

Official Plan

The subject lands are designated as "Residential" in the Official Plan. An amendment to Schedule A2 - Retail Structure of the Official Plan is required to address the proposed Convenience Commercial centre at the south-east corner of Queen Street West and Drinkwater Road.

The proposed draft plan of subdivision is consistent with the "Residential" policies of the Official Plan because it provides a mix of residential and commercial uses that have been designed to provide a pedestrian-oriented community with easy access to both transit services along Queen Street West and Drinkwater Road and local retail and neighbourhood retail sites along Queen Street West.

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The Growth Plan Official Plan Amendment speaks to "Complete Communities". It states that new communities or new developments within existing communities shall be planned to be "Complete Communities." Complete Communities meet people's needs for daily living throughout an entire lifetime by providing convenient access to an appropriate mix of jobs, local services, a full range of housing, and community infrastructure including affordable housing, schools, recreation, and open space for residents. Convenient access to public transportation and options for safe, non-motorized travel is also provided. The proposed mix of housing types and the inclusion of a convenience commercial block and a parkette will contribute to the ability of the proposed development, and the larger development in which it will be located, to be a "Complete Community."

The proposed plan of subdivision proposes to conserve the Lundy House, which is a Class B heritage resource on the City's Municipal Register of Cultural Heritage Resources Section 27 (1.2) of the Ontario Heritage Act 'Listed' Heritage Properties. The relocation and integration of the Lundy House on Lot 71 within this new community, will achieve the Cultural Heritage objectives of the Official Plan, because the Lundy House will continue to contribute to the identity and character of the both the existing and future community. Another option is for the relocation of the Lundy House to the Flower City Campus, which is still to be determined.

Secondary Plan

The subject lands are designated as "Low and Medium Density Residential", "Parkette", "Linear Buffer Strip", "Minor Collector Road" and "Special Policy Area 2."

The Low and Medium Density Residential policies of the Secondary Plan provide policies with respect to a housing mix target range, a density range, and the preferred location for medium density residential uses. Each of these policies with respect to the proposed development have been reviewed and are discussed below.

The Secondary Plan has stated that the housing mix target range for New Development Area 11, shall be as follows:

Housing Type % of Total Dwelling Units Single Detached Density Types 45-50% Semi-Detached Density Types 35-40% Townhouse Density Types 10-20% Total 100%

The applicant has prepared an analysis of the housing density mix within New Development Area 11 and it was determined that the housing density mix for the neighbourhood, including the proposed development, falls within the Housing Density Mix set out in the Secondary Plan.

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The Fletchers West Secondary Plan states that the "Low and Medium Density Residential" designation within New Development Area 11 shall be 18.3 to 32.2 units per hectare (7.4 to 13.0 units per acre) of gross residential area. The permitted uses shall include single detached homes, semi-detached homes, link townhouses, block and street townhouses and small-lot single detached. The density for New Development Area 11, including the proposed development, is approximately 21 units per gross hectare and is at the lower end of the range of 18.3 to 32.2 units per hectare of gross residential area as set out in the Secondary Plan.

The Secondary Plan outlines criteria for the preferred location for medium density residential uses. The proposed location of the medium density residential uses (i.e. townhouses and back to back townhouses) between the proposed extension of Drinkwater Road and the existing elementary school sites to the east, meets all of these criteria as follows:

(i) the proposed townhouses are located adjacent to Drinkwater Road, which is a minor collector road and are also located in close proximity to Queen Street West, which is an arterial road. Both of these roads currently provides and will provide transit service;

(ii) the proposed townhouses are located in proximity to public open space areas (i.e. soccer fields, baseball diamond, woodlot) located at the Flower City Campus and also to the new parkette that will be located within the proposed development;

(iii)The Traffic Impact Analysis prepared by BA Group Traffic Consultants concludes that the proposed development will not create traffic congestion on the local street system.

(iv)The location of the townhouses between the future extension of Drinkwater Road and the existing schools, south of a future and existing commercial block and north of future single detached dwellings is compatible with the future single detached residential dwellings to the east of the future extension of Drinkwater Road and to the south of the subject lands.

An amendment to the Secondary Plan is required to permit the proposed Convenience Commercial centre located at the south-east corner of Queen Street West and Drinkwater Road.

The Secondary Plan designates a portion of the subject lands as "Minor Collector Road." This "Minor Collector Road" is the extension of Drinkwater Road to Queen Street West, which is provided on the proposed draft plan of subdivision.

The Secondary Plan also designates a "Parkette" on the subject lands, which according to the Secondary Plan shall have an area of approximately 0.24 hectares (0.5 acres). The proposed plan of subdivision provides a permanent parkette, generally in the location outlined on Schedule SP15(B) to the Secondary Plan. The size of the parkette is 0.36 hectares (0.89 acres), which exceeds the requirement of the "Parkette" policy in the Secondary Plan.

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A "Linear Buffer Strip" is shown on the east boundary of the subject lands on Schedule SP15(B) to the Secondary Plan. The Linear Buffer Strip is intended to be used for connecting walkways and pedestrian linkages and to provide a protective buffer between potentially conflicting land uses. Currently, a linear buffer strip is provided south of the subject lands, either within the City's right-of-way or within a city owned walkway block (7.5 metres wide) adjacent to residential uses. This linear buffer strip currently provides a pathway connection from the Canadian National Railway to the existing terminus at McCleave Crescent.

Staff will be recommending that the pathway be continued to Queen Street West. The pathway will be provided solely within the City's rights-of-way along Drinkwater Road and McCleave Crescent and not as a separate block along the easterly limits of the subject lands. The pathway may consist of a larger sidewalk within the City's boulevard along these two roads. The details of the pathway will be finalized through the review of the engineering drawings, to the satisfaction of the City's Planning, Design and Development Department. Additional right-way may be required to be provided for the proposed pedestrian pathways on Drinkwater Road and McCleave Crescent, to the satisfaction of the City's Planning, Design and Development Department. Staff will review and advise the land owner accordingly, if the additional land to accommodate the pathway on McCleave Crescent could be taken from the undevelopable lands to the south of the subject lands.

Since the Secondary Plan was adopted in August 1987, the City has been implementing Crime Prevention Through Environmental Design (CEPTD) principles, in the design of new communities. The location of the pathway within the City's rights-of-way, instead of being located in a separate walkway block adjacent to the residential lots, as what is currently provided to the south of the subject lands, will provide natural surveillance for the users of the pathway and has the potential to deter crime. The intent of the Secondary Plan is still being maintained because the existing pathway will be extended to Queen Street West, in order to provide pedestrian linkages within this community. In addition, the existing connection from McCleave Crescent to Queen Street Public School will be maintained.

Special Policy Area 2 states that "Council recognizes potential adverse impacts on residential activities in this locality related to the operations of the Ontario Provincial Police Training Centre to the east Accordingly, development proponents shall be required to inform all prospective tenants or purchasers of lands within adjacent plans of subdivision that certain operations associated with this facility, including a heliport, may occasionally interfere with some residential activities." Since the Ontario Provincial Police Training Centre is no longer in operation on the lands to the east, this Special Policy Area 2 is no longer applicable.

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Zoning

The subject lands are zoned "Agricultural (A)" by Zoning By-Law 270-2004, as amended. An amendment to the Zoning By-law is required for the proposed development. The application proposes to change the Agricultural (A) zone to a Residential Single Detached E Zone, Residential Single Detached F Zone, Residential Townhouse E Zone, Commercial Two Zone and Open Space Zone to reflect the proposed residential, commercial and open space uses.

The applicant has indicated that this proposal is an infill development. Staff agrees that this is the case. While this can be considered an infill development, there is no intent to intensify development, in that there is no amendment to the Official Plan in terms of an increase in density or a complete change in dwelling units types proposed to be zoned.

Lockwood Road

As noted by members of the public, Lockwood Road was intended to be a temporary road until the permanent connection of the extension of Drinkwater north to Queen Street could be completed. Accordingly, the existing corner lot flanking onto Lockwood Road, just south of Queen Street, is currently zoned Open Space (Block 192 on 43M1141). To the east of the Open Space zone, Block 193 43M-1141, where lots 1 to 4 are proposed, these lands are zoned R1D. The proposed zone does not match the existing zoning of the lands where these lots must be developed in conjunction with one another.

Similarly, Blocks 245, 246, 247, 223 Lot 153, 43M-1140 are zoned R3B-3314. These lands have not been built on for single detached dwellings. The intent was to develop these lands in conjunction with the lands to the east, when a development application is submitted, such as this proposed plan of subdivision. The existing zoning requires lot depths of 30 metres, lot widths of 6.0 metres and rear yard depths of 7.5 metres for this townhouse zone. While the applicant is proposing this same zone category, the plan will have to be amended in its lot configuration for residential reserve blocks 166 and 167 to accommodate this existing zone category.

Parkette

The existing temporary parkette is located on part of Ventura Road and within Blocks 223, 246, 247 and Lot 153, 43M-1140. This parkette has always been intended as a temporary parkette until a park could be developed on the lands to the north. The subject plan illustrates a parkette, Block 168, at the south-east corner of Street D and Lockwood Road with full frontage on Lockwood. The Lockwood frontage (Block 245, 43M-1140) is currently zoned for townhouses.

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Standard Zoning Proposed Zoning Lot Width 10 metres 9 metres

Lot Area 270 square metres 225 square metres Front Yard Depth 4.5 metres and 6.0 3.0 metres and 5.5 to the

metres to the front of a front of a garage (subject garage to a satisfactory

streetscape plan) Exterior Side Yard Width 4.5 metres 3.0 metres

Interior Side Yard Width 0.6 metres on one side Porches can be 0.3 and 1.2 metres on the metres from the side lot other - no line encroachments into the

interior side yards Rear Yard Depth 7.5 metres 7.0 metres Rear Yard Setback to a 5.7 metres 3.5 metres to a walkout

Deck balcony or uncovered terrace on the second

storey or wood deck off the main floor

4.5 metres for an open roofed porch and or uncovered terrace not

exceeding one storey Building Height 10.6 metres 11.0 metres Garage Width for 9.0 3.7 metres 3.7 metres metre wide lots

Garage Width for 11 4.6 metres 5.5 metres metre wide lots

Balcony or porch 1.8 metres (setback of 2.0 metres (setback of encroachment into front 2.7 metres) 1.0 metre) yard Setback to daylighting 2.7 metres 0.0 metres triangle for a porch or balcony

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The applicant is proposing to use some of the zoning requirements that have been applied for the Mount Pleasant Village area. The zoning parameters for Mount Pleasant Village came about to support a unique neo-traditional community with increased densities to support and augment the adjacent Mount Pleasant GO station. It also assisted to an extent in obtaining Provincial and Federal Infrastructure Stimulus Funding. Zoning in the Mount Pleasant area was also based on Alternative Design Standards that reduced the normal typical right of way width to support more or a pedestrian oriented and transit friendly community, i.e. proximity to the GO station. The zoning provisions established for Mount Pleasant, a new greenfields development, with specific design criteria for neo-traditional dwellings, cannot necessarily be transferred to other parts of the City, particularly for an infill situation where transit realities and the existing community fabric are quite different, however this infill site does warrant consideration for these some of these standards.

The above chart illustrates the differences between the City's standard for single detached lots (that what currently exists in the neighbourhood) versus that proposed by the applicant. While staff can support many of the proposed zoning changes for the single detached lots, the following provisions warrant further analysis:

Front yard depth; Interior side yard width; Rear yard setback to a deck; Building height; Garage width for 11 metre wide lot; Balcony or porch encroachment into the front yard; and, Setback to daylighting triangle.

Front Yard Depth

The applicant is proposing a 3.0 metre front yard setback, however approval of this setback will be subject to a satisfactory streetscape plan showing the location of street trees in the front yard. If the streetscape plan is not to the satisfaction of the Planning, Design and Development Department, then a 4.5 metre front yard building setback will be required.

Interior Side Yard Width

Staff cannot support a side yard setback of 0.3 metres, even if it is just to porches. Single detached dwellings are intended to have side yards so people can access their rear yards from the side yard. A 0.3 metre side yard does not achieve this objective.

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Rear Yard Setback to a Deck

Since the typical rear yard depth is 7.5 metres and decks are allowed to encroach up to 1.8 metres into the rear yard, a rear yard setback of 5.7 metres typically occurs. The applicant is proposing a rear yard setback of 4.5 metres to a roofed porch and only 3.5 metres to a walkout balcony on the second storey or a wood deck off the main floor. The overlook/privacy impact on abutting property owners is anticipated to be problematic. Raised decks and porches and certainly those where they are situated off an elevated main floor, let alone one off a second story, is not in the best interest of future residents. Including these provisions in the by-law at the outset, will most likely create many complaints by new property owners. Staff is recommending that a minimum rear yard setback of 7.0 metres be provided for the single detached lots be provided.

Building Height

A building height of 10.6 metres is sufficient for a 2 storey dwelling unit, even with a design element for 9 foot ceiling heights. There is no need for an 11 metre building height and therefore, staff will not be supporting an 11 metre building height for the proposed single detached dwellings.

Garage Width for 11 Metre Wide Lot

The applicant is proposing garage widths of 5.5 metres for lots having a width of 11 metres versus the City's standard of 4.6 metres. Since only 30 percent of the dwelling unit fabric is comprised of lots having a width of 11 metres wide and since the applicant has distributed the 9.0 metre wide lots and 11 metre wide lots throughout the plan, staff has no objection to this request in this particular plan.

Balcony or Porch Encroachment into the Front Yard

The setback to most balcony or porches in the front yard is 2.7 metres. A setback of 1.0 metre is a significant departure from standard zoning practice. Again, the provision for street trees are impacted if this was to occur. Approval of this balcony or porch encroachment will be subject to a satisfactory streetscape plan showing the location of street trees in the front yard. If the streetscape plan is not to the satisfaction of the Planning, Design and Development Department, then a 2.7 metre front yard setback will be required.

Setback to Daylighting Triangle

The setback to a daylighting triangle is treated, or zoned, in the same manner as a balcony encroachment - 2.7 metres. The applicant is proposing a 0 metre setback. This means that any maintenance of the porch or balcony would occur over City lands. Staff is recommending a 1.5 metre building setback to a daylight triangle, which will include porch encroachments.

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Staff has no issues with the proposed zoning standards for the back-to-back townhouses and street townhouses.

Once the applicant receives draft plan approval, which typically occurs prior to the enactment of the zoning by-law, the ability to affect meaningful zoning provisions is compromised. The time to work out the detailed zoning requirements is prior to draft plan approval and the recommendations for zoning are contained in the recommendations section of this report.

Land Use

The plan of subdivision and zoning by-law amendment application proposes a residential development that adequately reflects the land use designations set out in both the Official Plan and Secondary Plan.

As noted previously in the Official Plan section of this Report, the proposed development assists in providing a complete community by providing a mix of housing types (including a compact built form of back to back townhouses), the inclusion of a convenience commercial block and a parkette, which all contribute to the ability of the proposed development, and the larger development in which it will be located, to be a "Complete Community."

The proposed development is consistent with the "Low and Medium Density Residential" policies in the Secondary Plan because it conforms to both the housing mix target range and density ranges policies and it also meets the criteria for the preferred location for medium density residential uses.

It is staff's opinion that the proposed amendment to the Secondary Plan, to add a commercial block at the south-east corner of Queen Street West and the future extension of Drinkwater Road is an appropriate land use at this intersection. The City's Official Plan objective for new development within existing communities is that they shall be planned to be Complete Communities. As noted above, the inclusion of a convenience commercial block within this proposed development assists in providing convenient access to local services. The proposed commercial development is adjacent to an existing commercial use to the east and it will be designed to be compatible with the proposed residential uses to the south and to the west. Through the site plan approval process staff will minimize impact of the proposed commercial use on abutting and adjacent residential uses, through landscaping and the erection of a masonry wall and other methods of screening.

Heritage

A Heritage Impact Assessment (HIA) prepared by Golder Associates, which assesses the heritage resource (Lundy House) has been submitted to the City for review and approval. The HIA recommends that the preferred options are to either maintain the house in its current location or relocate it within the subdivision. If neither option is

19

practical, relocation to the Flower City Campus is an alternative option. Due to the need to raise the grading of the surrounding lands for the proposed residential development, it requires that the Lundy house be repositioned. Staff have reviewed the HIA and are advising that the Lundy house be relocated to Lot 71 on the proposed draft plan of subdivision or to the Flower City Campus.

Prior to the issuance of draft plan approval, the HIA prepared by Golder Associates is required to be approved to the satisfaction of the Commissioner, Planning, Design and Development.

A Stage 1 and 2 Archaeological Assessment prepared by Golder Assoociates dated December 2, 2011 for the above noted property has been submitted to the City for review. Staff concurs with the recommendation of the Assessment, which states that the location be subject to a Stage 3 Archeological Assessment to further evaluate archeological cultural heritage value or interest. The Stage 3 Archaeological Assessment will be required to be submitted and approved prior to registration.

Urban Design

Staff is recommending that the Developer agrees to implement the provisions of the City of Brampton's Development Design Guidelines, to the satisfaction of the City and to adhere to the "Architectural Control Protocol" as considered applicable by the City for the proposed draft plan of subdivision.

As a condition of draft plan approval, a Design Brief, including a priority lot plan will be required for the proposed draft plan of subdivision.

The proposed commercial block will be subject to site plan approval. Through the site plan approval process staff will minimize impact of the proposed commercial use on abutting and adjacent residential uses, through landscaping and the erection of a masonry wall and other methods of screening.

Transportation/Traffic

A Traffic Impact Study prepared by BA Consulting Group has been submitted to the Region of Peel and the City for their review. The Traffic Impact Study concludes that the traffic generated by the proposed development can be accommodated on the adjacent arterial road network, with all intersections operating at an appropriate level of service. In addition, the traffic generated by the proposed development will have a minimal impact on traffic operations within the existing surrounding community, largely due to its proximity and easy access to Queen Street West.

The Traffic Impact Study also concludes the following:

20

Future collector road access to Queen Street in the vicinity of the subject site would best be implemented by way of a three movement (right in, right out and westbound left in) unsignalized intersection at Queen Street and Lockwood Road and an all moves signalized intersection at Queen Street and Major William Sharpe Drive / Drinkwater Road. This configuration:

a) provides an appropriate level of service at all intersections; b) creates additional network connectivity and flexibility for existing residents of the

community; c) will allow a significant amount of internal traffic in the existing community to shift

from the local Lockwood Road to the more appropriate Drinkwater Road collector;

d) does not degrade the level of experience encountered by traffic from the community to the north of Queen Street; and,

e) eliminates the existing traffic signal at Lockwood Road and Queen Street.

The opening up of Drinkwater Road as an additional access to Queen Street, will result in a more equitable balancing of internal community traffic between Drinkwater and Lockwood Roads. Both the Region of Peel and the City have reviewed the Traffic Impact Study and generally agree with the conclusions of the Study. Since Queen Street is under the jurisdiction of the Region of Peel, they have agreed with the recommendations to allow Lockwood Road to operate as a three movement (right in, right out and westbound left in) unsignalized intersection at Queen Street and Lockwood Road.

Staff is recommending that prior to the issuance of draft plan approval, that the Traffic Impact Study prepared by BA Consulting Group be approved to the satisfaction of the Director, Development Engineering Services Division.

Staff will be including as a condition of draft plan approval that a Traffic Calming Study (including financial contributions) that addresses the proposed subdivision and the immediate surrounding residential neighbourhood be submitted and approved to the satisfaction of the Commissioner of Works and Transportation.

Road Link to Academic Drive

When Queen Street Public School on Academic Drive was planned, a strip of land was preserved to the south of the school in anticipation that a future road connection between Academic Dive and the Drinkwater community might one day be implemented. As part of this application, the City requested that a review be completed to examine the possibility and implications of providing a connection of this nature. The applicant has submitted a Lockwood Residential Development: Assessment of a Potential Community Road Link to Academic Drive prepared by BA Group Transportation Consultants.

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Staff is recommending that prior to registration, that the Lockwood Residential Development: Assessment of a Potential Community Road Link to Academic Drive prepared by BAGroup Transportation Consultants be approved to the satisfaction of the Director, Development Engineering Services Division.

Temporary Piane Park

The existing residential neighbourhood surrounding the subject lands includes a temporary parkette (Piane Park) located east of Lockwood Road, on the north side of Piane Avenue. The temporary parkette is located on Lots and Blocks within Registered Plan 43M-1140. The Subdivision Agreement states that building permits will not be issued for these Lots and Blocks until a future public highway (Ventura Avenue and McCleave Crescent) is installed to the satisfaction of the City to provide road access to these Lots and Blocks and not until the City notifies the owner that the temporary parkette is no longer required and the City has reconveyed these Lots and Blocks to the owner.

Staff will be including a condition of draft plan approval which will require that the temporary parkette remain in place to service the existing residents until such time that the new park block within the subject lands is completed and is issued 'Preliminary Acceptance' by the City. When the temporary park is no longer required, the owner of the temporary park will be responsible for the decommissioning of the temporary play facility to the satisfaction of the City.

Environmental Issues

A Natural Features Assessment prepared by LGL Limited is currently being reviewed by the City and the Credit Valley Conservation. In addition, a Tree Inventory and Plan of Preservation prepared by Kuntz Forestry Consultants Inc. is currently being reviewed by the City.

Staff is recommending that the existing vegetation along the east edge of the property adjacent to the existing school blocks be preserved.

Staff is recommending that prior to the issuance of draft plan approval, the Natural Features Assessment shall be approved to the satisfaction of the Director, Land Use Policy and Special Projects and the Credit Valley Conservation and that the Tree Inventory and Plan of Preservation be approved to the satisfaction of the Director, Land Development Services.

Servicing

Prior to draft plan approval, the Functional Servicing Report that has been submitted, is required to be approved by the City's Engineering Development Services Division, the Region of Peel and the Credit Valley Conservation.

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Generally, servicing is as follows:

Water

Watermain connections are proposed to an existing 400mm watermain on the north side of Queen Street West and existing 200 mm watermains within Lockwood Road and Drinkwater Road.

Sanitary Servicing

The proposed sanitary sewer system will convey flows from the site to existing infrastructure within Lockwood Road and Ventura Avenue in accordance with Region of Peel specifications.

Stormwater Management

Stormwater will be conveyed to the existing stormwater management pond located east of Chinguacousy Road and south of Drinkwater Road. Stormwater quality control will be addressed through the City's cash-in-lieu policy.

Staff will include as a condition of draft plan approval that the owner shall contribute financially towards or complete the necessary works to retrofit the existing stormwater management pond located east of Chinguacousy Road and south of Drinkwater Road to the satisfaction of the Commissioner of Planning, Design and Development.

Noise

A Preliminary Environmental Noise Report prepared by Valcoustics Engineering has been submitted by the applicant for the subject lands and shall be approved by the Region of Peel and the City's Engineering Development Services Division prior to draft plan approval. Draft Plan approval conditions will be included, which will require the approval of a detailed Noise Impact Study prior to registration.

Street Names

The following street names are proposed:

Bytown Francis Lundy Merrimac

Midhope Seafair

Growth Management

Roads

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The subject site has frontage along Queen Street West, a major arterial road (Regional), and Lockwood Road, a local road. According to the 2011-2031 Region of Peel Capital Road Program no improvements are planned for the section of Queen Street West that abuts the subject site. The application proposes to keep the Lockwood Road /Queen Street West intersection open and to extend Drinkwater Road to Queen Street West. Drinkwater Road would connect to Major William Sharpe Drive to the north of Queen Street West. The Drinkwater Road / Major William Sharpe Drive combination would serve as the collector road between McLaughlin Road and Chinguacousy Road (as depicted on Schedule B - City Road Hierarchy - of the Growth Plan Official Plan Amendment). The application also proposes to extend Ventura Avenue to Drinkwater Road.

Transit

Queen Street West (as far west as Major William Sharpe Drive) is served by Brampton Transit route 1 (Queen). Route 1 operates at 10 minute headways during peak periods. The extension of Ziim Bus Rapid Transit route 501 (Ziim Queen) west of Main Street to Chinguacousy Road is tentatively scheduled for 2016.

Lockwood Road is served by Brampton Transit route 4 (Chinguacousy). This route operates at 10 minute headways during peak periods. Note that this route runs along the temporary extension of Lockwood Road to Queen Street West, so the closure of the extension would require a routing change.

Schools

Prior to approval, appropriate arrangements shall be made to the satisfaction of the Council of the City of Brampton, the Peel District School Board and the Dufferin-Peel Catholic District School Board to allow for the accommodation of students generated by this application.

Emergency Services

The subject site is served by fire station 204 (657 Queen Street West). The fire station is located approximately 250 metres from the subject site.

Development Allocation Status

Development allocation has been provided for this application.

Cost Sharing Agreements

The subject site is not within a Cost Sharing Agreement area.

24

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Growth Plan Compliance

In June 2010 Brampton City Council adopted an amendment to the 2006 Official Plan to conform to the Provincial Growth Plan for the Greater Golden Horseshoe (Growth Plan Official Plan Amendment, OPA 2006-43). This amendment is currently with the Region of Peel for approval.

The Growth Plan Official Plan Amendment speaks to City Structure, massing and density targets and/or limitations for sections of the City. Brampton's City Structure is the fundamental basis for building a compact and transit-supportive city where growth will be concentrated within its Urban Growth Centre, along Intensification Corridors or around Mobility Hubs and Major Transit Station Areas. To sustain the principles of the City Structure, it is essential that higher densities be directed to areas appropriately suited to accommodate more intensity.

The proposal aligns well with the City's growth management strategy of making more efficient use of existing services and infrastructure. Development of the subject site will also help the City address a direction established in the Growth Plan: that the existing developed area is to be the location of a significant portion of Brampton's new growth.

The Growth Plan Official Plan Amendment also speaks to Complete Communities. It states that new communities or new developments within existing communities shall be planned to be Complete Communities. Complete Communities meet people's needs for daily living throughout an entire lifetime by providing convenient access to an appropriate mix of jobs, local services, a full range of housing, and community infrastructure including affordable housing, schools, recreation, and open space for residents. Convenient access to public transportation and options for safe, non-motorized travel is also provided. Priority will be given to compact development which creates a pedestrian-friendly environment where uses that meet the basic daily needs of the residents will be located within walking distance or easy reach of transit facilities. The proposed mix of housing types and the inclusion of a convenience commercial block and a parkette will contribute to the ability of the proposed development, and the larger development in which it will be located, to be a Complete Community.

25

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APPENDIX '6'

REGISTERED PLANS 43M-1140 AND 43M-1141

City File Number: C02W05.011 Subdivision File:21T-11014B

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APPENDIX 7

PUBLIC MEETING

City File Number: C02W05.011 Subdivision File:21T-11014B

Members Present:

Committee of the Council of The Corporation of the City of Brampton Regional Councillor P. Palleschi - Wards 2 and 6 (Chair) City Councillor V. Dhillon - Wards 9 and 10 (Vice-Chair) Regional Councillor E. Moore - Wards 1 and 5 Regional Councillor J. Sanderson - Wards 3 and 4 Regional Councillor G. Miles - Wards 7 and 8 Regional Councillor S. Hames - Wards 7 and 8 Regional Councillor J. Sprovieri - Wards 9 and 10 City Councillor G. Gibson - Wards 1 and 5 City Councillor J. Hutton - Wards 2 and 6 City Councillor B. Callahan - Wards 3 and 4

Staff Present:

Planning, Design and Development Department J. Corbett, Commissioner, Planning, Design and Development A. Smith, Director, Planning Policy and Growth Management D. Kraszewski, Director, Planning and Land Development Services M. Won, Director, Engineering and Development Services J. Spencer, Manager, Parks and Facility Planning K. Ash, Manager, Development Services P. Snape, Manager, Development Services A. Parsons, Manager, Development Services R. Nykyforchyn, Development Services N. Grady, Development Planner M. Gervais, Development Planner

Corporate Services Department S. Navascues, Legal Counsel E. Evans, Deputy Clerk C. Urquhart, Legislative Coordinator T. Brenton, Legislative Coordinator

Members of the Public:

Frank Marieiro

Adam Sparks Brian McBride

Keith Fournier

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File:21T-11014B

2.-sif

Maria DeSousa

Soi Luong Elaine Cuthbert

Cathie Herman Ann Shore

Fernando Ferreira Kavita Chauhan

Phil Sequeira Art Ginou

Ena Brown

Andrea Knott

George Hamilton

Results of the Public Meeting:

A special meeting of the Planning Design and Development Committee was held on December 5, 2011 in the Council Chambers, 4th Floor, 2 Wellington Street West, Brampton, Ontario, commencing at 7:00 p.m. with respect to the subject application. Notices of this meeting were sent to property owners within 800 metres of the subject lands in accordance with the Planning Act and City Council procedures. As indicated in Appendix "6", there were sixteen (16) members of the public that were in attendance and spoke to this application. Correspondence was received from ten members of the public. Below is a list of the issues that were raised at both the Public Meeting and in the correspondence that was received:

Back to Back Townhouses

Back to back townhouses will attract low income purchasers, which will increase noise and crime;

Back to back townhouses will increase the density in the area; Where will the children that live in the back to back townhouses play if there are

no back yards? The street front balconies of the back to back townhouses will be littered with

barbecues and items that should be stored in a backyard. Back to back townhouses shall be replaced with townhouses, which will be more

compatible with the community; The proposed back to back townhouses will reduce property values;

Lockwood Road

Lockwood Road shall remain open to reduce the traffic volumes on Drinkwater Road and William Major Sharpe Drive;

Lockwood Road shall be designed to have a right turn out of Lockwood and a right turn into Lockwood

Lockwood Road shall be closed as per the original plans for this area; Left turns shall be prohibited from Lockwood Road to Queen Street;

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Can traffic calming measures (i.e. three-way stop at Sterritt Drive and Drinkwater Road) be implemented on Lockwood Road to deter speeding drivers?; If Lockwood Road is closed, how will it impact the transit routes on the street?

Drinkwater Road

Drinkwater Road shall remain closed and shall not connect to Queen Street because there is already heavy traffic volumes on Drinkwater Road;

Can traffic calming measures (i.e. three-way stop at Sterritt Drive and Drinkwater Road) be implemented on Drinkwater Road to deter speeding drivers?;

Traffic

How will the road network in the area handle the traffic volumes from the

proposed development given the high levels of traffic that currently exist on Lockwood Road, Major William Sharpe Drive and Drinkwater Road?

The alignment of Major William Sharpe Drive with Drinkwater Road, south of Queen Street West will increase traffic on Major William Sharpe Drive, north of Queen Street West.

The traffic signals at Sobeys on Queen Street West are unnecessary. What road improvements will be implemented to ensure that traffic movements

occur safely in the neighbourhood?

Parks, Pathways and Open Space

Can the proposed park be increased in size because the existing temporary park is overcrowded?

Can a second park be provided? The existing pathway system in the area, from the CN lands, shall be continued

to Queen Street West.

The existing vegetation along the property boundaries shall be preserved;

Commercial Block

What restrictions and uses will be placed on the proposed commercial block in order to reduce loitering at the commercial block, which will disrupt the neighbourhood;

The existing commercial block at the north-east corner of Major William Sharpe Drive and Queen Street adequately serves the commercial needs of the community and another commercial development is not required.

The proposed commercial development will attract transient traffic to an already saturated situation.

The proposed commercial block will increase the likelihood of crime, traffic, and noise.

No drive-thru restaurants shall be permitted in the commercial block.

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Residential Uses

Semi-detached dwelling units shall be provided in this development; Townhouses are not appropriate for this community. Larger single detached dwellings with double car garages shall be provided in

order to reduce the amount of cars parked on the street.

Other Issues

The proposed plan is different from the 1997 plan which showed only single detached dwellings and limited street townhouses;

The proposed development shall have a lower density, and more emphasis on "community with both green space and quality design and materials.

Some of the proposed lot widths does not meet the City's requirements for providing a double car garage, which will result in vehicles being parked on the streets; What residential uses are permitted on the vacant lands on McCleave Crescent? The proposed development shall be developed in accordance with the existing Secondary Plan, instead of a development that will maximize profits for the developer.

Below is a response to the issues raised at the public meeting and from the correspondence that was received:

1. Back to Back Townhouses

Staff Response:

Back to back townhouses are a new housing form in Brampton. They have been built successfully in many other municipalities including, but not limited to, Oakville, Burlington and Milton. The intent of this housing form is to provide a ground oriented product that is affordable for first time purchasers. The development proposes a limited number of units (26) in the area east of Drinkwater Road amongst standard townhouses.

The Secondary Plan sets out a density range of 18.3 to 32.2 units per hectare of gross residential area. The proposed development, including the back to back townhouses and standard townhouses, has a density of 25 units per hectare of gross residential area, approximately midpoint in the range permitted in the Secondary Plan. It should be noted that the overall density for the entire neighbourhood, including the proposed development, is approximately 21 units per hectare of gross residential area. This is clearly at the lower end of the range permitted by the Secondary Plan.

30

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The back to back townhouses have individual private amenity areas on balconies, typically above the front porch. Larger, open space opportunities are provided elsewhere, such as in the Flower City campus and within the school yards and parks in the neighbourhood.

Staff also notes that there is no demonstrable evidence to suggest that the approval of back to back townhouses will result in a reduction in property values.

2. Residential Uses

Townhouses are a permitted use within the current "Low and Medium Density Residential" designation. There are numerous pockets of townhouses within the adjacent neighbourhood, particularly in the east part of the neighbourhood near the open space area associated with the Flower City campus. The development proposes to locate townhouses east of Drinkwater Road, adjacent to the school yards of Sir William Gage Middle School and Queen Street Public School. The proposed townhouses are an appropriate use and will be compatible with the existing and proposed development in the neighbourhood.

Every home will provide a minimum of 2 parking spaces on the lot as required under the City's zoning standards. The homes on lots with frontages of 11m (36') will have double car garages and a minimum of 4 parking spaces.

3. Lockwood Road

Lockwood Road is a local road and has been opened at Queen Street as a temporary measure given that Drinkwater Road could not be completed until the Lundy property is developed. Temporary traffic signals were installed at the Lockwood/Queen Street intersection to assist with access into the neighbourhood. The Traffic Impact Study for the proposed development concluded that the neighbourhood would best be served by providing an all moves signalized intersection at Queen Street and Major William Sharpe Drive/Drinkwater Road and by also maintaining a three movement unsignalized intersection at Queen Street and Lockwood Road. This intersection would be restricted to right in, right out and left in movements. The advantages of this configuration include: a) providing an appropriate level of service at all intersections; b) creating additional road network connectivity and flexibility for existing residents; c) shifting a considerable amount of traffic from Lockwood Road (local road) to Drinkwater Road (collector road) as originally planned; and d) eliminating the existing temporary traffic signal at Lockwood Road and Queen Street. The Traffic Impact Study also concluded that the proposed development will have a minimal impact on traffic operations within the surrounding community, largely due to its proximity to Queen Street and the opening up of Drinkwater Road to Queen Street, thereby balancing the internal neighbourhood traffic more equitably.

31

Both the Region of Peel and the City have reviewed the Traffic Impact Study and both generally agree with the conclusions of the Study. The Region of Peel has agreed with the recommendations to allow Lockwood to operate as a three movement (right in, right out and westbound left in) unsignalized intersection at Queen Street and Lockwood Road, given that Queen Street is under their jurisdiction.

Staff is recommending that prior to the issuance of draft plan approval, that the Traffic Impact Study prepared by BA Consulting Group be approved to the satisfaction of the Director, Development Engineering Services Division.

Staff will be including as a condition of draft plan approval that a Traffic Calming Study (including financial contributions) that addresses the proposed subdivision and the immediate surrounding residential neighbourhood be submitted and approved to the satisfaction of the Commissioner of Works and Transportation.

4. Drinkwater Road

Staff Response for these comments:

A number of comments received at the Public Meeting and in correspondence related to traffic issues. There were a variety of opinions as to whether Drinkwater Road should connect to Queen Street and also whether Lockwood Road should remain open or be closed at Queen Street. There was a general concern related to the volume of traffic and instances of speeding within the neighbourhood.

The Secondary Plan established the collector road network for the neighbourhood. Drinkwater Road is the primary collector road with intersections at Chinguacousy Road and also at Queen Street where it aligns and connects to Major William Sharpe Drive to the north. Sterritt Drive provides another access point for the neighbourhood via its intersection with Chinguacousy Road. Drinkwater Road has always been planned to connect to Queen Street. The recent reconstruction of Queen Street by the Region of Peel has incorporated the necessary infrastructure to allow for the completion of the Drinkwater Road/Major William Sharpe Drive intersection.

5. Traffic

Staff Response:

The Traffic Impact Study has been reviewed by staff from the Region of Peel and City as part of the review of the development proposal. The Region of Peel staff support the conclusions of the Study and agree that the Queen Street and Lockwood intersection should be maintained as a three movement unsignalized intersection in order to equitably balance traffic within the neighbourhood.

32

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Staff will be including as a condition of draft plan approval that a Traffic Calming Study (including financial contributions) that addresses the proposed subdivision and the immediate surrounding residential neighbourhood be submitted and approved to the satisfaction of the Commissioner of Works and Transportation. This Study will determine whether any traffic calming measures are warranted in this residential neighbourhood.

6. Parks. Pathways and Open Space

Staff Response:

The Secondary Plan sets out the required size of the park at approximately 0.24 ha (0.5 acres). The development proposes to relocate the temporary Piane Parkette to a location fronting onto Lockwood Road. The applicant has provided a park that has a size of 0.36 ha (0.88 acres), which is larger than the requirements of the Secondary Plan. This proposed park, which is larger in size than is required by the Secondary Plan, is sufficient to serve the needs of the existing and future residential residents.

The Secondary Plan does not identify a second park in this part of the neighbourhood. Staff note that there are numerous open space opportunities provided in the neighbourhood by the existing schools both and on the adjacent Flower City Campus.

Staff will be recommending that the existing pathway be continued to Queen Street West. The pathway will be provided solely within the City's rights-of-way along Drinkwater Road and McCleave Crescent and not as a separate block along the easterly limits of the subject lands. The pathway may consist of a larger sidewalk within the City's boulevard along these two roads. The details of the pathway will be finalized through the review of the engineering drawings, to the satisfaction of the City's Works and Transportation Department.

The existing connection from McCleave Crescent to Queen Street Public School will be maintained. A window street is proposed along most of the east edge of the proposed development and will provide opportunities to extend the existing pathway system.

The subdivision design and preliminary engineering analysis supports the retention of the existing trees along the east property boundary with the school sites. Vegetation in proximity to the heritage house will not be preserved due to the requirement to substantially raise the grades in the north part of the development site.

7. Commercial Block

Staff Response:

33

It is staff's opinion that the proposed amendment to the Secondary Plan, to add a commercial block at the south-east corner of Queen Street West and the future extension of Drinkwater Road is an appropriate land use at this intersection. The City's Official Plan objective for new development within existing communities is that they shall be planned to be Complete Communities. The inclusion of a convenience commercial block within this proposed development assists in providing convenient access to local services. The proposed commercial development is adjacent to an existing commercial use to the east and it will be designed to be compatible with the proposed residential uses to the south and to the west. Through the site plan approval process staff will minimize impact of the proposed commercial use on abutting and adjacent residential uses, through landscaping and the erection of a masonry wall and other methods of screening. Concerns related to matters such as traffic and noise can also be addressed through the site plan approval process. A drive thru facility will be permitted on the commercial block. The details with respect to the drive thru facility will be finalized through the site plan approval process. Staff will be including in the implementing Zoning By-law, that the drive-thru facility not be located between the building and the streets.

Staff are of the opinion that there is no evidence to support the concern that commercial uses will necessarily result in an increase in crime.

8. Other Issues

Staff Response:

The draft approved plan of subdivision (21T-86056B) for the surrounding lands, conceptually illustrated how the Lundy property could be developed in the future. This was only conceptual and did not form part of the approved plan of subdivision for the lands surrounding the Lundy property. The proposed plan of subdivision did illustrate single detached dwellings and limited street townhouses. It is important to note that the proposed plan of subdivision is in accordance with the permitted uses and the density range that is set out in the Secondary Plan.

The proposed development will provide a park and access to the green space that is located in close proximity to the proposed development. The City will ensure through its Architectural Control process that the subdivision will have a high quality design.

The applicant is proposing garage widths of 5.5 metres for lots having a width of 11 metres versus the City's standard of 4.6 metres. The 5.5 metre garage width will allow for a double car garage. Since only 30 percent of the dwelling unit fabric is comprised of lots having a width of 11 metres wide and since the applicant has distributed the 9.0 metre wide lots and 11 metre wide lots throughout the plan, staff has no objection to this request in this particular plan.

The vacant lands on the south side of McCleave Crescent are zoned for single detached dwellings.

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APPENDIX '8'

RESULTS OF APPLICATION CIRCULATION

City File Number: C02W05.011 Subdivision File:21T-11014B

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File:21T-11014B

a-u*

iZl ENBRIDGE

ENBRIDGE GAS DISTRIBUTION INC.

500 Consumers Road

North York ON M2J1PB

MARCH 5th, 2012 Mailing Address P.O. Box 650

Scarborough ON M1K 5E3

MICHELLE GERVAIS, MCIP, RPP DEVELOPMENT PLANNER

CITY OF BRAMPTON

PLANNING, DESIGN & DEVELOP 2 WELLINGTON ST WEST

BRAMPTON ON L6Y4R2

Dear Sirs:

RE: NOTICE OF APPLICATION, APPLICATION TO AMEND THE OFFICIAL PLAN, ZONING BY-LAW AND PROSPOSED DRAFT PLAN OF SUBDIVISION

KORSIAK & COMPANY LIMITED - MATTAMY HOMES (LOCKWOOD) LIMITED 715 QUEEN STREET WEST

PART OF LOT 5, CONCESSION 2, W.H.S. CITY FILE NUMBER: C02W05.011 SUBDIVISION FILE: 21T-11014B

WARD: 4

Enbridge Gas Distribution has no objections to the application as proposed.

At this time this is not a commitment by Enbridge Gas Distribution to service this site, to service this site by a given date or that there will be no costs for servicing this site.

The applicant is to contact the Enbridge Customer Connections Department at their earliest convenience to discuss installation and clearance requirements for service and metering facilities.

The applicant is to arrange for the installation of the gas plant prior to the commencement of the asphalt paving or landscaping.

gfc-HS

In the event that easements are required to service this development the applicant will provide easements at no cost to Enbridge Gas Distribution.

The requirements identified here within are subject to change. Enbridge Gas Distribution retains the right to add, amend or remove conditions, or obtain easements to service this application, at no cost to Enbridge Gas Distribution.

Enbridge Gas Distribution requests that the following conditions be included in the subdivision agreement.

The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities, including required separation between utilities.

Streets are to be constructed in accordance with composite utility plans previously submitted and approved by all utilities.

The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc. with the necessary field survey information required for the installation of the gas lines.

The developer shall provide current Town approved road cross-sections showing all Utilities in the configuration proposed for all of the street widths within the development. The gas location must be a minimum of 0.6 metres from the street line.

Yours truly,

JIM ARNOTT

Municipal Coordination Advisor Distribution Asset Management (416)758-7901 (416) 758-4374-FAX

JA:rv

fc*-*+H-Vte Region ofPeel isthe proud recipient ofthe National Quality Institute Order ofIP Region of Peel

- , _ # i-lwil.liM,Excellence, Vltflfill^,Quality; theI'll. illllll'lIM*National QualityyHHHy InstituteI'Utlllltt Canada\*UUI4MM CknuntAward ofu; {.ALCIIUKVExcellence VJl/lllGold Award,I\tVUflt,YltikhW\ tOk (JOU. Healthy Workplace; ami a2008 IPAC/Deloitte Public Sector Leadership Gold Award.

February 27, 2012

Ms. Michelle Gervais

Planning, Design & Development Department Cityof Brampton 2 Wellington Street West, 3rd Floor Brampton, ON L6Y4R2

RE: Revised Traffic Impact Study Comments Draft Plan of Subdivision

Korsiak & Company Limited - Mattamy Homes (Lockwood) Limited 715 Queen Street West City of Brampton City File: C02W05.011, 21T-11014B Region File: 21T-11-014B

Dear Ms. Gervais,

Peel Region staff have conducted an additional review of the Traffic Impact Study prepared by BA Group, dated December 2011, received on January 7, 2012 and offer the following comments:

The Region is in support of the following Alternatives listed sequentially; o Alternative 1 - Close Lockwood

o Alternative 2 - Right in/right out o Alternative 3 - Three Moves

Queuing analysis is to be completed and provided for our review in order to determine turn lane requirements at the intersection of Queen Street and Major William Sharpe Drive/Drinkwater Road.

The consultant is required to provide detailed engineering drawings and cost estimates for all required road and access works and detailed traffic signal design prior to commencement within the Region of Peel's right-of-way for our review and comment.

An addendum TIS will be required based on the above information. Electronic Synchro files are to be submitted to the Region for review with the addendum TIS.

If you have any questions or concerns, please contact me at your earliest convenience at 905-791-7800 ext. 4710, or by email at: Christina.marzo(P>peelreqion.ca

Yours truly,

CdiAMO Christina Marzo, MCIP, RPP Planner

Development Services, Public Works

Public Works

10 Peel CentreDr., SuiteA, Brampton, ON L6T 4B9 Tel: 905-791-7800 www.peelregion.ca

http:www.peelregion.cahttp:Christina.marzo(P>peelreqion.ca

Region cr Peel ... ^^^^^nipiMtftteNai^Q^^^

February 16, 2012

Mr. Daniel Tang, Environmental TechnologistPlanning, Design &Development Department City of Brampton 2 Wellington StreetWest, 3rd Floor Brampton, ON L6Y4R2

RE: Environmental Noise Feasibility Study Korsiak &Company Limited - Mattamy Homes (Lockwood) Limited 715 Queen Street West City File: C02WO5.O11, 21T-11014B Region File: 21T-11-014B

Dear Mr. Tang,

Nn?lRSii^Vc^ln?!^CeS P,anning Staff has reviewed *" above "oted EnvironmentalNoise Feasibility Study dated January 18, 2012, prepared by Valcoustics Canada Ltd. and offe ?rPnlZTfmrn?fnLa? comments- plea* note that the Regional Guidelines for thePreparation of Acoustical Reports has been implemented during the review of the study.

All proposed residential lots/blocks that are located adjacent to Queen Street West are to be protected through appropriate noise mitigation measures, which include lots/blocksflanking Queen Street West and the lots/Blocks south of the Queen Street West propertyline as identified in the above noted study. y

Peel Region Development Services Planning staff note that aircraft noise will not to be a in?c m3S f Subject lands are ,ocated outside of CTe Airport Operating Area and belowthe 25 Noise Exposure Forecast (NEF) Contour.

Table 3(Page 9) of the study suggests that in order to protect residential lots from highvehicular noise omitted from Queen Street West a 4.0 metre high sound barrier is required for lots/blocks flanking Queen StreetWest

Table 3 (Page 9, Note 5) of the study accurately summarizes the necessary warningclauses for the residential lots affected by high vehicular noise levels omitted from QueenStreet West Peel Region Development Services Planning staff are satisfied with the proposed wording of the warning clauses. The appropriate warning clauses are to be included in the Noise Attenuation Statement and all Purchase and Sale Agreements forthe residential lots/blocks noted above. y wanena ror

This Environmental Noise Feasibility Study does not include a cross-sectional drawing for the required physical noise mitigation barriers (fence and berm). The cross-sectional drawing must be included in adetailed noise mitigation report. Peel Region will not be in a position to clear any condition of draft approval associated with noise mitigation measures until a detailed noise study has been provided and approved

Public Works

10 Peel Centre Dr., Suite A, Brampton, ON L6T 4B9 Tel: 905-791 -7800 www.peelregion.ca

http:www.peelregion.ca

^X-McW

If you have any questions or concerns, please contact me at your earliest convenience at 905791-7800 ext 4710, or by email at: rhristina.iulianprtitapeelregion.ca

Yours truly,

ClMMjfO Christina Marzo, MCIP, RPP Planner Development Services, Public Works

cc: Michelle Gervais, Cityof Brampton

Public Works

10 Peel Centre Or., Suite A, Brampton, ON L6T 4B9 Tel: 905-791 -7800 www.peelregion.ca

http:www.peelregion.cahttp:rhristina.iulianprtitapeelregion.ca

f

Hydro Ono Brampton Networks Inc. 175 Sandalwood Pkwy West

tfiL "5 _* J k >* * H I

Brampton, Ontario I7A 1E8 Tel: (905)8404300

www.HydroOneBramplon.com f" (

January 24, 2012 IDATE M.^J 3J2U)2 Rec'd IhydTO^ City of Brampton2Wellington Street West

LNo COZMJ05*O\\ ===== J

n 55 Brampton

Brampton, ON L6Y 4R2

Our E.P. File #F4-Q8

Attention: Michelle Gervais - Development Planner

Re: Notice ofApplication and Request for Comments Application to Amend the Zoning By-Law and Proposed Draft Plan ofSubdivision Korsiak &Company Limited -MATTAMY HOMES (Lockwood) Limited 715 Queen Street West Part of Lot5, Concession 2, W.H.S. City File Number: C02W05.011 Subdivision File: 2IT-11014B Ward: 4

Dear Michelle:

de'veb mem63' **"* ^ ***** NVember 15' 2011' Notice of APPcation for the above noted

Please include as a condition of approval the following:

Electrical service for this site will originate from adjacent lands and as such is dependent on the construction ofthese developments.

The Developer will be responsible for the costs associated with all Distribution, Feeder and Switchgearinstallations as a requirement for the servicing ofthis site.

In addition, we may require a 5m x 7m Switchgear easement to service this project. This will be determined as part of thedesign process.

Yours truly, Hydro One Brampton Networks Inc.

R.Evangelista C.E.T. Engineering Supervisor Development c.c. A. Mastrofrancesco, Manager of Engineering &Operations - Hydro One Brampton

:VJmSSineering PWJCC,S E4"98 UeCn SL W> SE f L0Ckw

J i) ^ ^1 r\OiOl District9 }J C?J School Board

56S0 Hurentaiio Street Mississauga, ON, Canada L5R1C6 1905.890.1010 1.800.668.1146 f 905.890.6747 January 13,2012 www.peelschools.OFg

Ms. Michelle Gervais City of Srampton

Development Planner PUNNING. DESIGN &DEVELOPMENT City of Brampton 2 Wellington Street West DATE: JAM t 8 2012 **jBrampton, ON L6Y4R2

nieNo. do2y)oS'olI

Dear Ms. Gervais:

RE: Proposed Draft Plan of Subdivision 21T-11014B, Revised Korsiak & Company Limited - Mattamy Homes (Lockwood) Limited PtLotS, Conc.2W.H.S. City of Brampton

The Peel District School Board has reviewed the above noted application based on its School Accommodation Criteria and has the following comments as this application is still incomplete:

The anticipated yield from this plan is as follows: 59 K-5 25 6-8

30 9-12

The students generated are presently within the following attendance areas:

Enrolment Capacity # of Portables

Queen Street P.S. 537 572 0 Sir William Gage M.S. 750 689 5 Brampton Centennial S.S. 1,487 1,404 4

The Board requires the inclusion of the following conditions in the Conditions of Draft Approval as well as the Engineering Agreement:

1. Prior to final approval, the Cityof Brampton shall beadvised by the School Board(s) that satisfactory arrangements regarding the provision and distribution of educational facilities have been made between the developer/applicant and the School Board(s) for this plan.

Trustees Directorof Education and Secretary Associate Director,Janet McDougald, Chair Sieve Kavanagh Tony Pontes Instructional Support Services Suzanne Nurse, Vice-Chair Sue Lawton

Pam Tomasevic Stan Cameron Brad MacOonald Beryl Ford Harinder Malhi Associate Director, David Green Jeff White Operational Support Services FSC Meredith Johnson Rick Williams Carta Kisko eo ran ctetHD custoow ubvkis wo wtmnmci uovtcts

www.peelschools.OFg

J *-

BRAM PTO N Planning, Design and Development mamrm ri.Wp rji^ Community Design, Parks Planning and Development

Date: December 29, 2011

To: Michelle Gervais, Development Planner

From: Antonietta Minichillo, Heritage Coordinator

Subject: Stages 1 and 2 Archaeological Assessment of the Lundy Property, Part of Lot 5, Concession 2 WHS, Formerly Chinguacousy Township Prepared by Golder Associates for Korsiak & Company Ltd. - Mattamy (Lockwood) Limited

We have reviewed the Stage 1 and 2 Archaeological Assessment prepared by Golder Assoociates dated December 2,2011 for the above noted property. We concur with the recommendation of the Assessment which state that the location be subject to a Stage 3 archeological investigation to further evaluate archeological cultural heritage value or interest.

Thank you.

Antonietta Minichillo, MES Heritage Coordinator (905) 874-3744 Antonietta.minichillo@brampton.ca

The Corporation of Tho City of Brampton

2 Wellington Street West, Brampton, ON L6Y 4R2 T: 905.874.2000 TTY: 905.874.2130

mailto:Antonietta.minichillo@brampton.ca

o O-si

Development & Municipal Services Control Centre Floor 5, 100 Borough Drive Scarborough, Ontario Bell M1P 4W2

Tel: 416-296-6291 Toil-Free: 1-800-748-6284 Fax: 416-296-0520

November 28, 2011

City of Brampton Planning Department 2 Wellington Street West Brampton, Ontario City of BKJmpton L6Y 4R2 PLANNING, DESIGN &DEVELOPMENT

Attention: Michelle Gervais DATE: DEC 0 7 2011 Rec-d Dear Sir/Madam:

File No. Co^^oS'-O\ [ RE: Draft Plan of Subdivision

715 Queen Street Vlest Your File No: 21T-11014B, C02W05.011 Bell File No: 47152

Further to our comments of November 25, 2011 Bell Canada is pleased to provide the following additional comments.

A detailed review of the Draft Plan of Subdivision has been completed.

The Developer is hereby advised that prior to commencing any work within the Plan, the Developer must confirm that sufficient wire-line communication/telecommunication infrastructure is currently available within the proposed development to provide communication/telecommunication service to the proposed development. In the event that such infrastructure is not available the Developer is hereby advised that the Developer may be required to oay for the connection to and/or extension of the existing communication/telecommunication infrastructure. If the Developer elects not to pay ror such connection to and/or extension of the exist