rz- ReportBRAMPTON

Planning Design andbramptonca FlOWef City Development Committee Committee of the Council of

The Corporation of the City of Brampton

Date September 29 2011 PLANNING DESIGN ampDEVELOPMENT COMMITTEE

datc Qdober 3 2stl File C04W09006

Subject SUPPLEMENTAL RECOMMENDATION REPORT

Application to Amend the Official Plan and Zoning By-Law WESTON CONSULTING GROUP INC - Radiat Ryaasat Ltd (To permit mixed use development consisting of 145 dwelling units and at grade commercial uses ) Southwest corner of James Potter Road and Creditview Road - 9794 9778 and 9768 Creditview Road

Part of Lot 9 Concession 4 WHS Ward 6

Contact Kathy Ash Manager Development Services

Overview

City Council directed the applicant to meet with area residents councillors and staff to fully explore the concerns of the residents and investigate the potential for improvements to the plan A meeting was held on September 28 2011 The applicant is not proposing any major changes to the proposal In a follow up letter dated September 29 2011 the applicant expressed their intent to pursue the proposed development with some modifications including the addition of a tot lot removing lay-by parking on James Potter Road and making architectural enhancements to the proposed buildings This report recommends approval to amend the Official Plan and Zoning By-law to develop the lands for a 5 storey 133 unit residential apartment dwelling containing at grade commercial uses and 12 townhouse dwelling units

Appropriate conditions of approval have been recommended in accordance with the report dated August 18 2011 to the Planning Design and Development Committee meeting of September 7 2011 An additional condition is recommended for the applicant to provide a tot lot

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Recommendations

1 THAT the report from Kathy Ash Manager Development Services entitled SUPPLEMENTAL RECOMMENDATION REPORT dated September 29 2011 to the Planning Design and Development Committee Meeting of October 3 2011 re Application to Amend the Official Plan and Zoning By-law Weston Consulting Group Inc - Radiat Ryaasat Ltd Ward 6 File C04W09006 be received and

2 THAT the report from Kathy Ash Manager Development Services and Paul Aldunate Development Planner Planning Design and Development dated August 18 2011 re Application to Amend the Official Plan and Zoning By law Weston Consulting Group Inc - Radiat Ryaasat Ltd - 9794 9778 and 9768 Creditview Road - Southwest corner of James Potter Road and

Creditview Road - Ward 6 (File C04W09006) and referred to the Planning Design and Development Committee by Council Resolution C179-2011 and identified as Item N2 on the October 3 2011 Planning Design and Development Committee Meeting Agenda be received and

3 THAT Planning Design and Development Committee recommend approval of the subject application in principle and that staff be directed to prepare the appropriate documents for the consideration of City Council subject to the following conditions

31 That the Credit Valley Secondary Plan be amended by

311 Changing the land use designation on the subject lands from Low Density to Mixed Use CommercialHigh Density Residential to include site specific policies with respect to density height and urban design including

a A maximum Floor Space Index of 127

b A maximum density of 119 units per hectare (483 residential upa) and

c A maximum combined gross commercial floor area of 1461 square metres (15726 square feet)

32 That the Zoning By-law be amended to include the following

321 The lands shall only be used for the following purposes

a an Apartment Dwelling b townhouse dwelling units

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only in conjunction with an apartment dwelling the following uses to a maximum combined gross commercial floor area of 1461 square metres (15726 square feet)

a retail establishment a personal service shop a service shop

iv a bank trust company or finance company v an office vi a dry cleaning and laundry distribution station

vii a restaurant other than a convenience restaurant viii a printing or copying establishment ix a community club x a health care centre

xi a commercial school xii a private school xiii a day nursery

d Purposes accessory to other permitted purposes

322 Shall be subject to the following requirements and restrictions a Minimum Lot Area 12 hectares b Minimum Lot Width 85 metres c Minimum Lot Depth 132 metres d Minimum Front Yard Depth 25 metres e Minimum Interior Side Yard Width 6 metres f Minimum Exterior Side Yard Width 15 metres g Maximum Floor Space Index 127 h Minimum Landscaped Open Space 30 of the lot area i Maximum Building Height 5 storeys

THAT prior to the enactment of the amending zoning by-law the Urban Design Brief prepared by Weston Consulting Ltd in association with Sam Salis Architect shall be finalized to the satisfaction of the Director Community Design Parks Planning and Development Division

THAT prior to the approval of the official plan amendment and enactment of the zoning by-law confirmation from the applicable Trustee that the landowner has signed the Master Cost Sharing Agreement and Blocks 1 and 3 Cost Sharing Agreement shall be received to the satisfaction of the Commissioner of Planning Design and Development

THAT prior to the enactment of the zoning by-law authorization from the Commissioner of Planning Design and Development for the development allocation of 145 residential units shall be received

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7 THAT prior to the adoption of the official plan amendment and enactment of the zoning by-law a functional servicing report shall be finalized to the satisfaction of the City and the Region of Peel

8 THAT prior to the enactment of the zoning by-law the Soil Investigation Report and Environmental Site Assessment Reports will be completed to the satisfaction of the Director of Development Engineering

9 THAT prior to the approval of the official plan amendment and enactment of the zoning by-law the applicant shall execute a zoning development agreement with the City which will address or include the following conditions to the satisfaction of the Commissioner of Planning Design and Development

91 Prior to the issuance of a building permit site plan approval shall be obtained which shall include the submission of a site development plan landscaping grading and storm drainage plan elevation and cross section drawings a fire protection plan and engineering and servicing plans

92 Prior to site plan approval appropriate securities shall be deposited with the City to ensure implementation of the approved site plan and associated drawings in accordance with the Citys site plan review process

93 Prior to site plan approval the owner shall agree to implement the approved Urban Design Brief including but not limited to the provision of appropriate architecture and open space design elements

94 Prior to site plan approval the owner update the approved Noise Feasibility Study according to the latest site plan and indicate the sound levels from the intake and exhaust proximity to the two townhouse bocks and provide mitigation measures if required

95 Prior to site plan approval the owner must provide a Noise Attenuation Statements for all residential dwellings

96 The ownerdeveloper will consult with Canada Post to determine suitable locations for the placement of Community Mailboxes and to indicate these locations on appropriate servicing plans

97 The ownerdeveloper agrees to provide the following for each Community Mailbox site and include these requirements on appropriate servicing plans

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971 An appropriately sized sidewalk section (concrete pad) as per Canada Post specification on which to place the community mailboxes

972 Any required curb depressions for wheelchair access

98 The ownerdeveloper agrees with regard to the high density residential condominium with ground floor commercialretail units within this plan to make arrangements to supply and install a central mail facility (mailroom lock box assembly) for any office or commercial building(s) with a common indoor area

99 The applicant shall pay cash-in-lieu of the parkland dedication required in accordance with the Planning Act and City policy or make other arrangements to the satisfaction of the City for this payment

910 Prior to the issuance of a building permit the applicant shall make satisfactory arrangements with the Region of Peel for on-site waste collection

911 Prior to site plan approval the Commissioner of Planning Design and Development shall be satisfied that appropriate arrangements have been made to deliver the construction of James Potter Road

from Bovaird Drive to Queen Street

912 Prior to site plan approval the applicant shall gratuitously convey a daylight triangle at the intersection of James Potter Road and Creditview Road measuring 15 m x 15 m

913 The ownerdeveloper agrees that the James Potter Road access will be restricted to right-in right-out access and to extend the current centre median to a point 30 metres west of the proposed access at the owners expense

914 The ownerdeveloper agrees that a road widening along Creditview Road may be required to facilitate the operation of the lay-by parking spaces which will be addressed through the site plan approval process and the review of the Works and Transportation Department

915 The applicant shall grant easements to the appropriate authorities as may be required for the installation of utilities and municipal services to service the lands

916 The ownerdeveloper agrees to erect and maintain signs at the entrances of the development to the satisfaction of the Peel District

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School Board which shall advise prospective purchasers that due to present school facilities some of the children from the subdivision may have to be accommodated in temporary facilities or bused to schools according to the Boards Transportation Policy

917 The ownerdeveloper agrees to include the following clause in the agreements of purchase and sale to the satisfaction of the Peel District School Board

Whereas despite the best efforts of the Peel District School Board sufficient accommodation may not be available for all anticipated students in neighbourhood schools you are hereby notified that some students may be accommodated in temporary facilities or bused to schools outside of the area according to the Boards Transportation Policy You are advised to contact the Planning Services Department of the Peel District School Board to determine the exact schools

918 The ownerdeveloper agrees to erect and maintain signs at the entrances of the development to the satisfaction Dufferin-Peel Catholic District School Board advising the following

Notice

Please be advised that students may be accommodated elsewhere on a temporary basis until suitable permanent pupil places funded by the Government of Ontario are available

919 The ownerdeveloper agrees to include the following clause in the agreements of purchase and sale to the satisfaction of the Dufferin-Peel Catholic District School Board

Whereas despite the best efforts of the Dufferin-Peel Catholic District School Board sufficient accommodation may not be available for all anticipated students from the area you are hereby notified that students may be accommodated in temporary facilities andor bussed to a school outside of the neighbourhood and further that students may later be transferred to the neighbourhood school

That the purchasers agree that for the purpose of transportation to school the residents of the subdivision shall agree that children will meet the bus

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on roads presently in existence or at another place designated by the Board

920 The ownerdeveloper shall agree to provide a tot lot within the landscaped area of the concept site plan to the satisfaction of the Commissioner of Planning Design and Development

10 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

At the City Council Meeting of September 14 the following was resolved

C179-2011 Whereas at the Planning Design amp Development Committee of September 7 2011 residents raised strong negative concerns about the approval of the development outlined in the recommendation report from Kathy Ash Manager of Development Services dated August 18 2011 re Recommendation Report Weston Consulting Group Inc - Radiat Ryaasat Ltd (File C04W09006)

And whereas the applicant has requested a deferral in a letter dated September 13 2011 to allow for a full consideration of the issues presented and additional time to consider the comments and suggestions of the residents

It is therefore resolved that

1 That the report be referred to the October 3 2011 Planning Design amp Development Committee on the condition that the applicant meet with staff the area Councillors and representatives of the concerned area residents to fully explore the concerns of the residents and investigate the potential for improvements to the plan including modifications to the plan as raised by the residents at the September 7 2011 Planning Design amp Development Committee

CURRENT SITUATION

On Wednesday September 28 2011 Regional Councillor Paul Palleschi City Councillor John Hutton the applicants agent and staff met with 7 representatives of the Spring Valley community The residents indicated that they would like to see single detached semi-detached or upscale executive townhouse development on the subject lands In relation to the subject proposal the residents have recently voiced concern with

FZ-8

bull the density and form of development bull the introduction of commercial uses on the land bull traffic impact bull overcrowding of the park and bull school accommodation

The applicant continues to maintain that the proposed 5 storey mixed retail apartment dwelling with 12 townhouse dwelling units is appropriate development for this location (refer to Appendix A - letter from Weston Consulting Group) Staff supports the redevelopment of the land with modifications for the reasons specified in the report to Planning Design and Development Committee on September 7 2011 That report indicated a revision to the concept site plan as a result of the submission of a traffic impact study Since the Public Meeting in January the applicant has agreed to remove the proposed lay-by parking originally proposed along the James Potter frontage of the lands The appropriate number of parking spaces has also been addressed to meet the requirements of the zoning by-law The applicants have also revised the building elevations with a terraced affect on both the westerly and southerly arms of the apartment building softening the architectural fagade along the James Potter and Creditview Road frontages Since the September 7 2011 meeting of Planning Design and Development Committee the applicant has agreed to revise the concept plan to include a tot lot for the residents of the development to address the residents concerns related to use of the exisiting parks in the area

Revised comments have now also been received from the school boards (refer to Appendix B) As a result of decreasing the number of dwelling units from 179 (as noted in the proposal presented at the Public Meeting in January 2011) to 145 the number of students anticipated from the project have dropped from a total of 62 students to 47 Details regarding pedestrian movements and traffic circulation will be reviewed at the site plan approval stage of the development

At the September 7th meeting a discussion took place regarding the nearest operating fire stations from this development Existing stations are less than 5 kilometres away one being on the west side of Creditview Road south of Sandalwood Parkway (Station 210) and the other (Station 204) is located on the south side of Queen Street West east of Chinguacousy Road (refer to Appendix C)

CONCLUSION

The application to amend the Official Plan and Zoning By-law represents good planning

PZ-^

Respectfully submitted

DanvKraszewski MCIP RPP QpoundA John^B Corbettf MCIP RPP Director Land Development Services ^mdashCommissioner Planning Design and

Developmenl

APPENDICES

Appendix A Letter from Weston Consulting Group September 29 2011

Appendix B Letters from the Dufferin-Peel Catholic District School Board and the Peel District School Board

Appendix C Fire Station Areas

APPENDIX A

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WESTON CONSULTING GROUP INC

Land Use Planning Through Experience and Innovation

September 292011 File No 4320

City of Brampton 2 Wellington Street West Brampton Ontario L6Y4R2

ATTENTION Mr Dan Krascewski Director Land Development Services

Dear Sir

Re 979497789768 Creditview Road FileC04W09006

Application to Amend the Official Plan and Zoning By-law

Weston Consulting Group Inc (WCGI) is the planning consultant representing the owners of the properties municipally known as 97949778 9768 Creditview Road Brampton

The above mentioned applications were deferred in accordance with our clients request at the September 14 2011 City Council meeting Following the deferral staff from Weston Consulting Group Inc (WCGI) met with representatives of the Spring Valley community to discuss these applications The meeting was attended by yourself Manager of Land Development Services the City and Ward Councilors for Ward 6 as well as 6 area residents and legal counsel for the Spring Valley Residents Association

Area residents voiced concerns over the proposed development with respect to traffic issues scale and intensity of the proposed development and the inclusion of ground floor commercial uses in the proposed development The position put forward by the community representatives was as follows

bull The community has a strong opposition to the proposed development bull The subject property should be developed with low density residential uses in

the form of single detached dwellings semi-detached dwellings or executive townhouses

Other than the request to revise the proposal to provide for the development of the property with low density residential uses no specific requests were made regarding revisions to the proposed development

Through the public consultation process for this application our client has made a number of revisions to the proposed development Previous revisions to the proposed development are outlined in detail in Planning staffs recommendation report to the Planning Design and

Since

Vaughan Office 201 Millway Avenue Unit19 OakvilleOffice 1660 North Service Road East Suite 114 Vaughan Ontario L4K5K8 Oakville Ontario L6H 7G3 Tel 905-738-8080 Tel 905-844-8749

1-800-363-3558 Fax 905-738-6637 wwwwestonconsultingcom

1981

F2-2shy

Recommendations

1 THAT the report from Kathy Ash Manager Development Services entitled SUPPLEMENTAL RECOMMENDATION REPORT dated September 29 2011 to the Planning Design and Development Committee Meeting of October 3 2011 re Application to Amend the Official Plan and Zoning By-law Weston Consulting Group Inc - Radiat Ryaasat Ltd Ward 6 File C04W09006 be received and

2 THAT the report from Kathy Ash Manager Development Services and Paul Aldunate Development Planner Planning Design and Development dated August 18 2011 re Application to Amend the Official Plan and Zoning By law Weston Consulting Group Inc - Radiat Ryaasat Ltd - 9794 9778 and 9768 Creditview Road - Southwest corner of James Potter Road and

Creditview Road - Ward 6 (File C04W09006) and referred to the Planning Design and Development Committee by Council Resolution C179-2011 and identified as Item N2 on the October 3 2011 Planning Design and Development Committee Meeting Agenda be received and

3 THAT Planning Design and Development Committee recommend approval of the subject application in principle and that staff be directed to prepare the appropriate documents for the consideration of City Council subject to the following conditions

31 That the Credit Valley Secondary Plan be amended by

311 Changing the land use designation on the subject lands from Low Density to Mixed Use CommercialHigh Density Residential to include site specific policies with respect to density height and urban design including

a A maximum Floor Space Index of 127

b A maximum density of 119 units per hectare (483 residential upa) and

c A maximum combined gross commercial floor area of 1461 square metres (15726 square feet)

32 That the Zoning By-law be amended to include the following

321 The lands shall only be used for the following purposes

a an Apartment Dwelling b townhouse dwelling units

FZ-3

only in conjunction with an apartment dwelling the following uses to a maximum combined gross commercial floor area of 1461 square metres (15726 square feet)

a retail establishment a personal service shop a service shop

iv a bank trust company or finance company v an office vi a dry cleaning and laundry distribution station

vii a restaurant other than a convenience restaurant viii a printing or copying establishment ix a community club x a health care centre

xi a commercial school xii a private school xiii a day nursery

d Purposes accessory to other permitted purposes

322 Shall be subject to the following requirements and restrictions a Minimum Lot Area 12 hectares b Minimum Lot Width 85 metres c Minimum Lot Depth 132 metres d Minimum Front Yard Depth 25 metres e Minimum Interior Side Yard Width 6 metres f Minimum Exterior Side Yard Width 15 metres g Maximum Floor Space Index 127 h Minimum Landscaped Open Space 30 of the lot area i Maximum Building Height 5 storeys

THAT prior to the enactment of the amending zoning by-law the Urban Design Brief prepared by Weston Consulting Ltd in association with Sam Salis Architect shall be finalized to the satisfaction of the Director Community Design Parks Planning and Development Division

THAT prior to the approval of the official plan amendment and enactment of the zoning by-law confirmation from the applicable Trustee that the landowner has signed the Master Cost Sharing Agreement and Blocks 1 and 3 Cost Sharing Agreement shall be received to the satisfaction of the Commissioner of Planning Design and Development

THAT prior to the enactment of the zoning by-law authorization from the Commissioner of Planning Design and Development for the development allocation of 145 residential units shall be received

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7 THAT prior to the adoption of the official plan amendment and enactment of the zoning by-law a functional servicing report shall be finalized to the satisfaction of the City and the Region of Peel

8 THAT prior to the enactment of the zoning by-law the Soil Investigation Report and Environmental Site Assessment Reports will be completed to the satisfaction of the Director of Development Engineering

9 THAT prior to the approval of the official plan amendment and enactment of the zoning by-law the applicant shall execute a zoning development agreement with the City which will address or include the following conditions to the satisfaction of the Commissioner of Planning Design and Development

91 Prior to the issuance of a building permit site plan approval shall be obtained which shall include the submission of a site development plan landscaping grading and storm drainage plan elevation and cross section drawings a fire protection plan and engineering and servicing plans

92 Prior to site plan approval appropriate securities shall be deposited with the City to ensure implementation of the approved site plan and associated drawings in accordance with the Citys site plan review process

93 Prior to site plan approval the owner shall agree to implement the approved Urban Design Brief including but not limited to the provision of appropriate architecture and open space design elements

94 Prior to site plan approval the owner update the approved Noise Feasibility Study according to the latest site plan and indicate the sound levels from the intake and exhaust proximity to the two townhouse bocks and provide mitigation measures if required

95 Prior to site plan approval the owner must provide a Noise Attenuation Statements for all residential dwellings

96 The ownerdeveloper will consult with Canada Post to determine suitable locations for the placement of Community Mailboxes and to indicate these locations on appropriate servicing plans

97 The ownerdeveloper agrees to provide the following for each Community Mailbox site and include these requirements on appropriate servicing plans

F2-S

971 An appropriately sized sidewalk section (concrete pad) as per Canada Post specification on which to place the community mailboxes

972 Any required curb depressions for wheelchair access

98 The ownerdeveloper agrees with regard to the high density residential condominium with ground floor commercialretail units within this plan to make arrangements to supply and install a central mail facility (mailroom lock box assembly) for any office or commercial building(s) with a common indoor area

99 The applicant shall pay cash-in-lieu of the parkland dedication required in accordance with the Planning Act and City policy or make other arrangements to the satisfaction of the City for this payment

910 Prior to the issuance of a building permit the applicant shall make satisfactory arrangements with the Region of Peel for on-site waste collection

911 Prior to site plan approval the Commissioner of Planning Design and Development shall be satisfied that appropriate arrangements have been made to deliver the construction of James Potter Road

from Bovaird Drive to Queen Street

912 Prior to site plan approval the applicant shall gratuitously convey a daylight triangle at the intersection of James Potter Road and Creditview Road measuring 15 m x 15 m

913 The ownerdeveloper agrees that the James Potter Road access will be restricted to right-in right-out access and to extend the current centre median to a point 30 metres west of the proposed access at the owners expense

914 The ownerdeveloper agrees that a road widening along Creditview Road may be required to facilitate the operation of the lay-by parking spaces which will be addressed through the site plan approval process and the review of the Works and Transportation Department

915 The applicant shall grant easements to the appropriate authorities as may be required for the installation of utilities and municipal services to service the lands

916 The ownerdeveloper agrees to erect and maintain signs at the entrances of the development to the satisfaction of the Peel District

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School Board which shall advise prospective purchasers that due to present school facilities some of the children from the subdivision may have to be accommodated in temporary facilities or bused to schools according to the Boards Transportation Policy

917 The ownerdeveloper agrees to include the following clause in the agreements of purchase and sale to the satisfaction of the Peel District School Board

Whereas despite the best efforts of the Peel District School Board sufficient accommodation may not be available for all anticipated students in neighbourhood schools you are hereby notified that some students may be accommodated in temporary facilities or bused to schools outside of the area according to the Boards Transportation Policy You are advised to contact the Planning Services Department of the Peel District School Board to determine the exact schools

918 The ownerdeveloper agrees to erect and maintain signs at the entrances of the development to the satisfaction Dufferin-Peel Catholic District School Board advising the following

Notice

Please be advised that students may be accommodated elsewhere on a temporary basis until suitable permanent pupil places funded by the Government of Ontario are available

919 The ownerdeveloper agrees to include the following clause in the agreements of purchase and sale to the satisfaction of the Dufferin-Peel Catholic District School Board

Whereas despite the best efforts of the Dufferin-Peel Catholic District School Board sufficient accommodation may not be available for all anticipated students from the area you are hereby notified that students may be accommodated in temporary facilities andor bussed to a school outside of the neighbourhood and further that students may later be transferred to the neighbourhood school

That the purchasers agree that for the purpose of transportation to school the residents of the subdivision shall agree that children will meet the bus

F2-7

on roads presently in existence or at another place designated by the Board

920 The ownerdeveloper shall agree to provide a tot lot within the landscaped area of the concept site plan to the satisfaction of the Commissioner of Planning Design and Development

10 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

At the City Council Meeting of September 14 the following was resolved

C179-2011 Whereas at the Planning Design amp Development Committee of September 7 2011 residents raised strong negative concerns about the approval of the development outlined in the recommendation report from Kathy Ash Manager of Development Services dated August 18 2011 re Recommendation Report Weston Consulting Group Inc - Radiat Ryaasat Ltd (File C04W09006)

And whereas the applicant has requested a deferral in a letter dated September 13 2011 to allow for a full consideration of the issues presented and additional time to consider the comments and suggestions of the residents

It is therefore resolved that

1 That the report be referred to the October 3 2011 Planning Design amp Development Committee on the condition that the applicant meet with staff the area Councillors and representatives of the concerned area residents to fully explore the concerns of the residents and investigate the potential for improvements to the plan including modifications to the plan as raised by the residents at the September 7 2011 Planning Design amp Development Committee

CURRENT SITUATION

On Wednesday September 28 2011 Regional Councillor Paul Palleschi City Councillor John Hutton the applicants agent and staff met with 7 representatives of the Spring Valley community The residents indicated that they would like to see single detached semi-detached or upscale executive townhouse development on the subject lands In relation to the subject proposal the residents have recently voiced concern with

FZ-8

bull the density and form of development bull the introduction of commercial uses on the land bull traffic impact bull overcrowding of the park and bull school accommodation

The applicant continues to maintain that the proposed 5 storey mixed retail apartment dwelling with 12 townhouse dwelling units is appropriate development for this location (refer to Appendix A - letter from Weston Consulting Group) Staff supports the redevelopment of the land with modifications for the reasons specified in the report to Planning Design and Development Committee on September 7 2011 That report indicated a revision to the concept site plan as a result of the submission of a traffic impact study Since the Public Meeting in January the applicant has agreed to remove the proposed lay-by parking originally proposed along the James Potter frontage of the lands The appropriate number of parking spaces has also been addressed to meet the requirements of the zoning by-law The applicants have also revised the building elevations with a terraced affect on both the westerly and southerly arms of the apartment building softening the architectural fagade along the James Potter and Creditview Road frontages Since the September 7 2011 meeting of Planning Design and Development Committee the applicant has agreed to revise the concept plan to include a tot lot for the residents of the development to address the residents concerns related to use of the exisiting parks in the area

Revised comments have now also been received from the school boards (refer to Appendix B) As a result of decreasing the number of dwelling units from 179 (as noted in the proposal presented at the Public Meeting in January 2011) to 145 the number of students anticipated from the project have dropped from a total of 62 students to 47 Details regarding pedestrian movements and traffic circulation will be reviewed at the site plan approval stage of the development

At the September 7th meeting a discussion took place regarding the nearest operating fire stations from this development Existing stations are less than 5 kilometres away one being on the west side of Creditview Road south of Sandalwood Parkway (Station 210) and the other (Station 204) is located on the south side of Queen Street West east of Chinguacousy Road (refer to Appendix C)

CONCLUSION

The application to amend the Official Plan and Zoning By-law represents good planning

PZ-^

Respectfully submitted

DanvKraszewski MCIP RPP QpoundA John^B Corbettf MCIP RPP Director Land Development Services ^mdashCommissioner Planning Design and

Developmenl

APPENDICES

Appendix A Letter from Weston Consulting Group September 29 2011

Appendix B Letters from the Dufferin-Peel Catholic District School Board and the Peel District School Board

Appendix C Fire Station Areas

APPENDIX A

F2-U

WESTON CONSULTING GROUP INC

Land Use Planning Through Experience and Innovation

September 292011 File No 4320

City of Brampton 2 Wellington Street West Brampton Ontario L6Y4R2

ATTENTION Mr Dan Krascewski Director Land Development Services

Dear Sir

Re 979497789768 Creditview Road FileC04W09006

Application to Amend the Official Plan and Zoning By-law

Weston Consulting Group Inc (WCGI) is the planning consultant representing the owners of the properties municipally known as 97949778 9768 Creditview Road Brampton

The above mentioned applications were deferred in accordance with our clients request at the September 14 2011 City Council meeting Following the deferral staff from Weston Consulting Group Inc (WCGI) met with representatives of the Spring Valley community to discuss these applications The meeting was attended by yourself Manager of Land Development Services the City and Ward Councilors for Ward 6 as well as 6 area residents and legal counsel for the Spring Valley Residents Association

Area residents voiced concerns over the proposed development with respect to traffic issues scale and intensity of the proposed development and the inclusion of ground floor commercial uses in the proposed development The position put forward by the community representatives was as follows

bull The community has a strong opposition to the proposed development bull The subject property should be developed with low density residential uses in

the form of single detached dwellings semi-detached dwellings or executive townhouses

Other than the request to revise the proposal to provide for the development of the property with low density residential uses no specific requests were made regarding revisions to the proposed development

Through the public consultation process for this application our client has made a number of revisions to the proposed development Previous revisions to the proposed development are outlined in detail in Planning staffs recommendation report to the Planning Design and

Since

Vaughan Office 201 Millway Avenue Unit19 OakvilleOffice 1660 North Service Road East Suite 114 Vaughan Ontario L4K5K8 Oakville Ontario L6H 7G3 Tel 905-738-8080 Tel 905-844-8749

1-800-363-3558 Fax 905-738-6637 wwwwestonconsultingcom

1981

FZ-3

only in conjunction with an apartment dwelling the following uses to a maximum combined gross commercial floor area of 1461 square metres (15726 square feet)

a retail establishment a personal service shop a service shop

iv a bank trust company or finance company v an office vi a dry cleaning and laundry distribution station

vii a restaurant other than a convenience restaurant viii a printing or copying establishment ix a community club x a health care centre

xi a commercial school xii a private school xiii a day nursery

d Purposes accessory to other permitted purposes

322 Shall be subject to the following requirements and restrictions a Minimum Lot Area 12 hectares b Minimum Lot Width 85 metres c Minimum Lot Depth 132 metres d Minimum Front Yard Depth 25 metres e Minimum Interior Side Yard Width 6 metres f Minimum Exterior Side Yard Width 15 metres g Maximum Floor Space Index 127 h Minimum Landscaped Open Space 30 of the lot area i Maximum Building Height 5 storeys

THAT prior to the enactment of the amending zoning by-law the Urban Design Brief prepared by Weston Consulting Ltd in association with Sam Salis Architect shall be finalized to the satisfaction of the Director Community Design Parks Planning and Development Division

THAT prior to the approval of the official plan amendment and enactment of the zoning by-law confirmation from the applicable Trustee that the landowner has signed the Master Cost Sharing Agreement and Blocks 1 and 3 Cost Sharing Agreement shall be received to the satisfaction of the Commissioner of Planning Design and Development

THAT prior to the enactment of the zoning by-law authorization from the Commissioner of Planning Design and Development for the development allocation of 145 residential units shall be received

F2-H

7 THAT prior to the adoption of the official plan amendment and enactment of the zoning by-law a functional servicing report shall be finalized to the satisfaction of the City and the Region of Peel

8 THAT prior to the enactment of the zoning by-law the Soil Investigation Report and Environmental Site Assessment Reports will be completed to the satisfaction of the Director of Development Engineering

9 THAT prior to the approval of the official plan amendment and enactment of the zoning by-law the applicant shall execute a zoning development agreement with the City which will address or include the following conditions to the satisfaction of the Commissioner of Planning Design and Development

91 Prior to the issuance of a building permit site plan approval shall be obtained which shall include the submission of a site development plan landscaping grading and storm drainage plan elevation and cross section drawings a fire protection plan and engineering and servicing plans

92 Prior to site plan approval appropriate securities shall be deposited with the City to ensure implementation of the approved site plan and associated drawings in accordance with the Citys site plan review process

93 Prior to site plan approval the owner shall agree to implement the approved Urban Design Brief including but not limited to the provision of appropriate architecture and open space design elements

94 Prior to site plan approval the owner update the approved Noise Feasibility Study according to the latest site plan and indicate the sound levels from the intake and exhaust proximity to the two townhouse bocks and provide mitigation measures if required

95 Prior to site plan approval the owner must provide a Noise Attenuation Statements for all residential dwellings

96 The ownerdeveloper will consult with Canada Post to determine suitable locations for the placement of Community Mailboxes and to indicate these locations on appropriate servicing plans

97 The ownerdeveloper agrees to provide the following for each Community Mailbox site and include these requirements on appropriate servicing plans

F2-S

971 An appropriately sized sidewalk section (concrete pad) as per Canada Post specification on which to place the community mailboxes

972 Any required curb depressions for wheelchair access

98 The ownerdeveloper agrees with regard to the high density residential condominium with ground floor commercialretail units within this plan to make arrangements to supply and install a central mail facility (mailroom lock box assembly) for any office or commercial building(s) with a common indoor area

99 The applicant shall pay cash-in-lieu of the parkland dedication required in accordance with the Planning Act and City policy or make other arrangements to the satisfaction of the City for this payment

910 Prior to the issuance of a building permit the applicant shall make satisfactory arrangements with the Region of Peel for on-site waste collection

911 Prior to site plan approval the Commissioner of Planning Design and Development shall be satisfied that appropriate arrangements have been made to deliver the construction of James Potter Road

from Bovaird Drive to Queen Street

912 Prior to site plan approval the applicant shall gratuitously convey a daylight triangle at the intersection of James Potter Road and Creditview Road measuring 15 m x 15 m

913 The ownerdeveloper agrees that the James Potter Road access will be restricted to right-in right-out access and to extend the current centre median to a point 30 metres west of the proposed access at the owners expense

914 The ownerdeveloper agrees that a road widening along Creditview Road may be required to facilitate the operation of the lay-by parking spaces which will be addressed through the site plan approval process and the review of the Works and Transportation Department

915 The applicant shall grant easements to the appropriate authorities as may be required for the installation of utilities and municipal services to service the lands

916 The ownerdeveloper agrees to erect and maintain signs at the entrances of the development to the satisfaction of the Peel District

rz-c

School Board which shall advise prospective purchasers that due to present school facilities some of the children from the subdivision may have to be accommodated in temporary facilities or bused to schools according to the Boards Transportation Policy

917 The ownerdeveloper agrees to include the following clause in the agreements of purchase and sale to the satisfaction of the Peel District School Board

Whereas despite the best efforts of the Peel District School Board sufficient accommodation may not be available for all anticipated students in neighbourhood schools you are hereby notified that some students may be accommodated in temporary facilities or bused to schools outside of the area according to the Boards Transportation Policy You are advised to contact the Planning Services Department of the Peel District School Board to determine the exact schools

918 The ownerdeveloper agrees to erect and maintain signs at the entrances of the development to the satisfaction Dufferin-Peel Catholic District School Board advising the following

Notice

Please be advised that students may be accommodated elsewhere on a temporary basis until suitable permanent pupil places funded by the Government of Ontario are available

919 The ownerdeveloper agrees to include the following clause in the agreements of purchase and sale to the satisfaction of the Dufferin-Peel Catholic District School Board

Whereas despite the best efforts of the Dufferin-Peel Catholic District School Board sufficient accommodation may not be available for all anticipated students from the area you are hereby notified that students may be accommodated in temporary facilities andor bussed to a school outside of the neighbourhood and further that students may later be transferred to the neighbourhood school

That the purchasers agree that for the purpose of transportation to school the residents of the subdivision shall agree that children will meet the bus

F2-7

on roads presently in existence or at another place designated by the Board

920 The ownerdeveloper shall agree to provide a tot lot within the landscaped area of the concept site plan to the satisfaction of the Commissioner of Planning Design and Development

10 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

At the City Council Meeting of September 14 the following was resolved

C179-2011 Whereas at the Planning Design amp Development Committee of September 7 2011 residents raised strong negative concerns about the approval of the development outlined in the recommendation report from Kathy Ash Manager of Development Services dated August 18 2011 re Recommendation Report Weston Consulting Group Inc - Radiat Ryaasat Ltd (File C04W09006)

And whereas the applicant has requested a deferral in a letter dated September 13 2011 to allow for a full consideration of the issues presented and additional time to consider the comments and suggestions of the residents

It is therefore resolved that

1 That the report be referred to the October 3 2011 Planning Design amp Development Committee on the condition that the applicant meet with staff the area Councillors and representatives of the concerned area residents to fully explore the concerns of the residents and investigate the potential for improvements to the plan including modifications to the plan as raised by the residents at the September 7 2011 Planning Design amp Development Committee

CURRENT SITUATION

On Wednesday September 28 2011 Regional Councillor Paul Palleschi City Councillor John Hutton the applicants agent and staff met with 7 representatives of the Spring Valley community The residents indicated that they would like to see single detached semi-detached or upscale executive townhouse development on the subject lands In relation to the subject proposal the residents have recently voiced concern with

FZ-8

bull the density and form of development bull the introduction of commercial uses on the land bull traffic impact bull overcrowding of the park and bull school accommodation

The applicant continues to maintain that the proposed 5 storey mixed retail apartment dwelling with 12 townhouse dwelling units is appropriate development for this location (refer to Appendix A - letter from Weston Consulting Group) Staff supports the redevelopment of the land with modifications for the reasons specified in the report to Planning Design and Development Committee on September 7 2011 That report indicated a revision to the concept site plan as a result of the submission of a traffic impact study Since the Public Meeting in January the applicant has agreed to remove the proposed lay-by parking originally proposed along the James Potter frontage of the lands The appropriate number of parking spaces has also been addressed to meet the requirements of the zoning by-law The applicants have also revised the building elevations with a terraced affect on both the westerly and southerly arms of the apartment building softening the architectural fagade along the James Potter and Creditview Road frontages Since the September 7 2011 meeting of Planning Design and Development Committee the applicant has agreed to revise the concept plan to include a tot lot for the residents of the development to address the residents concerns related to use of the exisiting parks in the area

Revised comments have now also been received from the school boards (refer to Appendix B) As a result of decreasing the number of dwelling units from 179 (as noted in the proposal presented at the Public Meeting in January 2011) to 145 the number of students anticipated from the project have dropped from a total of 62 students to 47 Details regarding pedestrian movements and traffic circulation will be reviewed at the site plan approval stage of the development

At the September 7th meeting a discussion took place regarding the nearest operating fire stations from this development Existing stations are less than 5 kilometres away one being on the west side of Creditview Road south of Sandalwood Parkway (Station 210) and the other (Station 204) is located on the south side of Queen Street West east of Chinguacousy Road (refer to Appendix C)

CONCLUSION

The application to amend the Official Plan and Zoning By-law represents good planning

PZ-^

Respectfully submitted

DanvKraszewski MCIP RPP QpoundA John^B Corbettf MCIP RPP Director Land Development Services ^mdashCommissioner Planning Design and

Developmenl

APPENDICES

Appendix A Letter from Weston Consulting Group September 29 2011

Appendix B Letters from the Dufferin-Peel Catholic District School Board and the Peel District School Board

Appendix C Fire Station Areas

APPENDIX A

F2-U

WESTON CONSULTING GROUP INC

Land Use Planning Through Experience and Innovation

September 292011 File No 4320

City of Brampton 2 Wellington Street West Brampton Ontario L6Y4R2

ATTENTION Mr Dan Krascewski Director Land Development Services

Dear Sir

Re 979497789768 Creditview Road FileC04W09006

Application to Amend the Official Plan and Zoning By-law

Weston Consulting Group Inc (WCGI) is the planning consultant representing the owners of the properties municipally known as 97949778 9768 Creditview Road Brampton

The above mentioned applications were deferred in accordance with our clients request at the September 14 2011 City Council meeting Following the deferral staff from Weston Consulting Group Inc (WCGI) met with representatives of the Spring Valley community to discuss these applications The meeting was attended by yourself Manager of Land Development Services the City and Ward Councilors for Ward 6 as well as 6 area residents and legal counsel for the Spring Valley Residents Association

Area residents voiced concerns over the proposed development with respect to traffic issues scale and intensity of the proposed development and the inclusion of ground floor commercial uses in the proposed development The position put forward by the community representatives was as follows

bull The community has a strong opposition to the proposed development bull The subject property should be developed with low density residential uses in

the form of single detached dwellings semi-detached dwellings or executive townhouses

Other than the request to revise the proposal to provide for the development of the property with low density residential uses no specific requests were made regarding revisions to the proposed development

Through the public consultation process for this application our client has made a number of revisions to the proposed development Previous revisions to the proposed development are outlined in detail in Planning staffs recommendation report to the Planning Design and

Since

Vaughan Office 201 Millway Avenue Unit19 OakvilleOffice 1660 North Service Road East Suite 114 Vaughan Ontario L4K5K8 Oakville Ontario L6H 7G3 Tel 905-738-8080 Tel 905-844-8749

1-800-363-3558 Fax 905-738-6637 wwwwestonconsultingcom

1981

F2-H

7 THAT prior to the adoption of the official plan amendment and enactment of the zoning by-law a functional servicing report shall be finalized to the satisfaction of the City and the Region of Peel

8 THAT prior to the enactment of the zoning by-law the Soil Investigation Report and Environmental Site Assessment Reports will be completed to the satisfaction of the Director of Development Engineering

9 THAT prior to the approval of the official plan amendment and enactment of the zoning by-law the applicant shall execute a zoning development agreement with the City which will address or include the following conditions to the satisfaction of the Commissioner of Planning Design and Development

91 Prior to the issuance of a building permit site plan approval shall be obtained which shall include the submission of a site development plan landscaping grading and storm drainage plan elevation and cross section drawings a fire protection plan and engineering and servicing plans

92 Prior to site plan approval appropriate securities shall be deposited with the City to ensure implementation of the approved site plan and associated drawings in accordance with the Citys site plan review process

93 Prior to site plan approval the owner shall agree to implement the approved Urban Design Brief including but not limited to the provision of appropriate architecture and open space design elements

94 Prior to site plan approval the owner update the approved Noise Feasibility Study according to the latest site plan and indicate the sound levels from the intake and exhaust proximity to the two townhouse bocks and provide mitigation measures if required

95 Prior to site plan approval the owner must provide a Noise Attenuation Statements for all residential dwellings

96 The ownerdeveloper will consult with Canada Post to determine suitable locations for the placement of Community Mailboxes and to indicate these locations on appropriate servicing plans

97 The ownerdeveloper agrees to provide the following for each Community Mailbox site and include these requirements on appropriate servicing plans

F2-S

971 An appropriately sized sidewalk section (concrete pad) as per Canada Post specification on which to place the community mailboxes

972 Any required curb depressions for wheelchair access

98 The ownerdeveloper agrees with regard to the high density residential condominium with ground floor commercialretail units within this plan to make arrangements to supply and install a central mail facility (mailroom lock box assembly) for any office or commercial building(s) with a common indoor area

99 The applicant shall pay cash-in-lieu of the parkland dedication required in accordance with the Planning Act and City policy or make other arrangements to the satisfaction of the City for this payment

910 Prior to the issuance of a building permit the applicant shall make satisfactory arrangements with the Region of Peel for on-site waste collection

911 Prior to site plan approval the Commissioner of Planning Design and Development shall be satisfied that appropriate arrangements have been made to deliver the construction of James Potter Road

from Bovaird Drive to Queen Street

912 Prior to site plan approval the applicant shall gratuitously convey a daylight triangle at the intersection of James Potter Road and Creditview Road measuring 15 m x 15 m

913 The ownerdeveloper agrees that the James Potter Road access will be restricted to right-in right-out access and to extend the current centre median to a point 30 metres west of the proposed access at the owners expense

914 The ownerdeveloper agrees that a road widening along Creditview Road may be required to facilitate the operation of the lay-by parking spaces which will be addressed through the site plan approval process and the review of the Works and Transportation Department

915 The applicant shall grant easements to the appropriate authorities as may be required for the installation of utilities and municipal services to service the lands

916 The ownerdeveloper agrees to erect and maintain signs at the entrances of the development to the satisfaction of the Peel District

rz-c

School Board which shall advise prospective purchasers that due to present school facilities some of the children from the subdivision may have to be accommodated in temporary facilities or bused to schools according to the Boards Transportation Policy

917 The ownerdeveloper agrees to include the following clause in the agreements of purchase and sale to the satisfaction of the Peel District School Board

Whereas despite the best efforts of the Peel District School Board sufficient accommodation may not be available for all anticipated students in neighbourhood schools you are hereby notified that some students may be accommodated in temporary facilities or bused to schools outside of the area according to the Boards Transportation Policy You are advised to contact the Planning Services Department of the Peel District School Board to determine the exact schools

918 The ownerdeveloper agrees to erect and maintain signs at the entrances of the development to the satisfaction Dufferin-Peel Catholic District School Board advising the following

Notice

Please be advised that students may be accommodated elsewhere on a temporary basis until suitable permanent pupil places funded by the Government of Ontario are available

919 The ownerdeveloper agrees to include the following clause in the agreements of purchase and sale to the satisfaction of the Dufferin-Peel Catholic District School Board

Whereas despite the best efforts of the Dufferin-Peel Catholic District School Board sufficient accommodation may not be available for all anticipated students from the area you are hereby notified that students may be accommodated in temporary facilities andor bussed to a school outside of the neighbourhood and further that students may later be transferred to the neighbourhood school

That the purchasers agree that for the purpose of transportation to school the residents of the subdivision shall agree that children will meet the bus

F2-7

on roads presently in existence or at another place designated by the Board

920 The ownerdeveloper shall agree to provide a tot lot within the landscaped area of the concept site plan to the satisfaction of the Commissioner of Planning Design and Development

10 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

At the City Council Meeting of September 14 the following was resolved

C179-2011 Whereas at the Planning Design amp Development Committee of September 7 2011 residents raised strong negative concerns about the approval of the development outlined in the recommendation report from Kathy Ash Manager of Development Services dated August 18 2011 re Recommendation Report Weston Consulting Group Inc - Radiat Ryaasat Ltd (File C04W09006)

And whereas the applicant has requested a deferral in a letter dated September 13 2011 to allow for a full consideration of the issues presented and additional time to consider the comments and suggestions of the residents

It is therefore resolved that

1 That the report be referred to the October 3 2011 Planning Design amp Development Committee on the condition that the applicant meet with staff the area Councillors and representatives of the concerned area residents to fully explore the concerns of the residents and investigate the potential for improvements to the plan including modifications to the plan as raised by the residents at the September 7 2011 Planning Design amp Development Committee

CURRENT SITUATION

On Wednesday September 28 2011 Regional Councillor Paul Palleschi City Councillor John Hutton the applicants agent and staff met with 7 representatives of the Spring Valley community The residents indicated that they would like to see single detached semi-detached or upscale executive townhouse development on the subject lands In relation to the subject proposal the residents have recently voiced concern with

FZ-8

bull the density and form of development bull the introduction of commercial uses on the land bull traffic impact bull overcrowding of the park and bull school accommodation

The applicant continues to maintain that the proposed 5 storey mixed retail apartment dwelling with 12 townhouse dwelling units is appropriate development for this location (refer to Appendix A - letter from Weston Consulting Group) Staff supports the redevelopment of the land with modifications for the reasons specified in the report to Planning Design and Development Committee on September 7 2011 That report indicated a revision to the concept site plan as a result of the submission of a traffic impact study Since the Public Meeting in January the applicant has agreed to remove the proposed lay-by parking originally proposed along the James Potter frontage of the lands The appropriate number of parking spaces has also been addressed to meet the requirements of the zoning by-law The applicants have also revised the building elevations with a terraced affect on both the westerly and southerly arms of the apartment building softening the architectural fagade along the James Potter and Creditview Road frontages Since the September 7 2011 meeting of Planning Design and Development Committee the applicant has agreed to revise the concept plan to include a tot lot for the residents of the development to address the residents concerns related to use of the exisiting parks in the area

Revised comments have now also been received from the school boards (refer to Appendix B) As a result of decreasing the number of dwelling units from 179 (as noted in the proposal presented at the Public Meeting in January 2011) to 145 the number of students anticipated from the project have dropped from a total of 62 students to 47 Details regarding pedestrian movements and traffic circulation will be reviewed at the site plan approval stage of the development

At the September 7th meeting a discussion took place regarding the nearest operating fire stations from this development Existing stations are less than 5 kilometres away one being on the west side of Creditview Road south of Sandalwood Parkway (Station 210) and the other (Station 204) is located on the south side of Queen Street West east of Chinguacousy Road (refer to Appendix C)

CONCLUSION

The application to amend the Official Plan and Zoning By-law represents good planning

PZ-^

Respectfully submitted

DanvKraszewski MCIP RPP QpoundA John^B Corbettf MCIP RPP Director Land Development Services ^mdashCommissioner Planning Design and

Developmenl

APPENDICES

Appendix A Letter from Weston Consulting Group September 29 2011

Appendix B Letters from the Dufferin-Peel Catholic District School Board and the Peel District School Board

Appendix C Fire Station Areas

APPENDIX A

F2-U

WESTON CONSULTING GROUP INC

Land Use Planning Through Experience and Innovation

September 292011 File No 4320

City of Brampton 2 Wellington Street West Brampton Ontario L6Y4R2

ATTENTION Mr Dan Krascewski Director Land Development Services

Dear Sir

Re 979497789768 Creditview Road FileC04W09006

Application to Amend the Official Plan and Zoning By-law

Weston Consulting Group Inc (WCGI) is the planning consultant representing the owners of the properties municipally known as 97949778 9768 Creditview Road Brampton

The above mentioned applications were deferred in accordance with our clients request at the September 14 2011 City Council meeting Following the deferral staff from Weston Consulting Group Inc (WCGI) met with representatives of the Spring Valley community to discuss these applications The meeting was attended by yourself Manager of Land Development Services the City and Ward Councilors for Ward 6 as well as 6 area residents and legal counsel for the Spring Valley Residents Association

Area residents voiced concerns over the proposed development with respect to traffic issues scale and intensity of the proposed development and the inclusion of ground floor commercial uses in the proposed development The position put forward by the community representatives was as follows

bull The community has a strong opposition to the proposed development bull The subject property should be developed with low density residential uses in

the form of single detached dwellings semi-detached dwellings or executive townhouses

Other than the request to revise the proposal to provide for the development of the property with low density residential uses no specific requests were made regarding revisions to the proposed development

Through the public consultation process for this application our client has made a number of revisions to the proposed development Previous revisions to the proposed development are outlined in detail in Planning staffs recommendation report to the Planning Design and

Since

Vaughan Office 201 Millway Avenue Unit19 OakvilleOffice 1660 North Service Road East Suite 114 Vaughan Ontario L4K5K8 Oakville Ontario L6H 7G3 Tel 905-738-8080 Tel 905-844-8749

1-800-363-3558 Fax 905-738-6637 wwwwestonconsultingcom

1981

F2-S

971 An appropriately sized sidewalk section (concrete pad) as per Canada Post specification on which to place the community mailboxes

972 Any required curb depressions for wheelchair access

98 The ownerdeveloper agrees with regard to the high density residential condominium with ground floor commercialretail units within this plan to make arrangements to supply and install a central mail facility (mailroom lock box assembly) for any office or commercial building(s) with a common indoor area

99 The applicant shall pay cash-in-lieu of the parkland dedication required in accordance with the Planning Act and City policy or make other arrangements to the satisfaction of the City for this payment

910 Prior to the issuance of a building permit the applicant shall make satisfactory arrangements with the Region of Peel for on-site waste collection

911 Prior to site plan approval the Commissioner of Planning Design and Development shall be satisfied that appropriate arrangements have been made to deliver the construction of James Potter Road

from Bovaird Drive to Queen Street

912 Prior to site plan approval the applicant shall gratuitously convey a daylight triangle at the intersection of James Potter Road and Creditview Road measuring 15 m x 15 m

913 The ownerdeveloper agrees that the James Potter Road access will be restricted to right-in right-out access and to extend the current centre median to a point 30 metres west of the proposed access at the owners expense

914 The ownerdeveloper agrees that a road widening along Creditview Road may be required to facilitate the operation of the lay-by parking spaces which will be addressed through the site plan approval process and the review of the Works and Transportation Department

915 The applicant shall grant easements to the appropriate authorities as may be required for the installation of utilities and municipal services to service the lands

916 The ownerdeveloper agrees to erect and maintain signs at the entrances of the development to the satisfaction of the Peel District

rz-c

School Board which shall advise prospective purchasers that due to present school facilities some of the children from the subdivision may have to be accommodated in temporary facilities or bused to schools according to the Boards Transportation Policy

917 The ownerdeveloper agrees to include the following clause in the agreements of purchase and sale to the satisfaction of the Peel District School Board

Whereas despite the best efforts of the Peel District School Board sufficient accommodation may not be available for all anticipated students in neighbourhood schools you are hereby notified that some students may be accommodated in temporary facilities or bused to schools outside of the area according to the Boards Transportation Policy You are advised to contact the Planning Services Department of the Peel District School Board to determine the exact schools

918 The ownerdeveloper agrees to erect and maintain signs at the entrances of the development to the satisfaction Dufferin-Peel Catholic District School Board advising the following

Notice

Please be advised that students may be accommodated elsewhere on a temporary basis until suitable permanent pupil places funded by the Government of Ontario are available

919 The ownerdeveloper agrees to include the following clause in the agreements of purchase and sale to the satisfaction of the Dufferin-Peel Catholic District School Board

Whereas despite the best efforts of the Dufferin-Peel Catholic District School Board sufficient accommodation may not be available for all anticipated students from the area you are hereby notified that students may be accommodated in temporary facilities andor bussed to a school outside of the neighbourhood and further that students may later be transferred to the neighbourhood school

That the purchasers agree that for the purpose of transportation to school the residents of the subdivision shall agree that children will meet the bus

F2-7

on roads presently in existence or at another place designated by the Board

920 The ownerdeveloper shall agree to provide a tot lot within the landscaped area of the concept site plan to the satisfaction of the Commissioner of Planning Design and Development

10 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

At the City Council Meeting of September 14 the following was resolved

C179-2011 Whereas at the Planning Design amp Development Committee of September 7 2011 residents raised strong negative concerns about the approval of the development outlined in the recommendation report from Kathy Ash Manager of Development Services dated August 18 2011 re Recommendation Report Weston Consulting Group Inc - Radiat Ryaasat Ltd (File C04W09006)

And whereas the applicant has requested a deferral in a letter dated September 13 2011 to allow for a full consideration of the issues presented and additional time to consider the comments and suggestions of the residents

It is therefore resolved that

1 That the report be referred to the October 3 2011 Planning Design amp Development Committee on the condition that the applicant meet with staff the area Councillors and representatives of the concerned area residents to fully explore the concerns of the residents and investigate the potential for improvements to the plan including modifications to the plan as raised by the residents at the September 7 2011 Planning Design amp Development Committee

CURRENT SITUATION

On Wednesday September 28 2011 Regional Councillor Paul Palleschi City Councillor John Hutton the applicants agent and staff met with 7 representatives of the Spring Valley community The residents indicated that they would like to see single detached semi-detached or upscale executive townhouse development on the subject lands In relation to the subject proposal the residents have recently voiced concern with

FZ-8

bull the density and form of development bull the introduction of commercial uses on the land bull traffic impact bull overcrowding of the park and bull school accommodation

The applicant continues to maintain that the proposed 5 storey mixed retail apartment dwelling with 12 townhouse dwelling units is appropriate development for this location (refer to Appendix A - letter from Weston Consulting Group) Staff supports the redevelopment of the land with modifications for the reasons specified in the report to Planning Design and Development Committee on September 7 2011 That report indicated a revision to the concept site plan as a result of the submission of a traffic impact study Since the Public Meeting in January the applicant has agreed to remove the proposed lay-by parking originally proposed along the James Potter frontage of the lands The appropriate number of parking spaces has also been addressed to meet the requirements of the zoning by-law The applicants have also revised the building elevations with a terraced affect on both the westerly and southerly arms of the apartment building softening the architectural fagade along the James Potter and Creditview Road frontages Since the September 7 2011 meeting of Planning Design and Development Committee the applicant has agreed to revise the concept plan to include a tot lot for the residents of the development to address the residents concerns related to use of the exisiting parks in the area

Revised comments have now also been received from the school boards (refer to Appendix B) As a result of decreasing the number of dwelling units from 179 (as noted in the proposal presented at the Public Meeting in January 2011) to 145 the number of students anticipated from the project have dropped from a total of 62 students to 47 Details regarding pedestrian movements and traffic circulation will be reviewed at the site plan approval stage of the development

At the September 7th meeting a discussion took place regarding the nearest operating fire stations from this development Existing stations are less than 5 kilometres away one being on the west side of Creditview Road south of Sandalwood Parkway (Station 210) and the other (Station 204) is located on the south side of Queen Street West east of Chinguacousy Road (refer to Appendix C)

CONCLUSION

The application to amend the Official Plan and Zoning By-law represents good planning

PZ-^

Respectfully submitted

DanvKraszewski MCIP RPP QpoundA John^B Corbettf MCIP RPP Director Land Development Services ^mdashCommissioner Planning Design and

Developmenl

APPENDICES

Appendix A Letter from Weston Consulting Group September 29 2011

Appendix B Letters from the Dufferin-Peel Catholic District School Board and the Peel District School Board

Appendix C Fire Station Areas

APPENDIX A

F2-U

WESTON CONSULTING GROUP INC

Land Use Planning Through Experience and Innovation

September 292011 File No 4320

City of Brampton 2 Wellington Street West Brampton Ontario L6Y4R2

ATTENTION Mr Dan Krascewski Director Land Development Services

Dear Sir

Re 979497789768 Creditview Road FileC04W09006

Application to Amend the Official Plan and Zoning By-law

Weston Consulting Group Inc (WCGI) is the planning consultant representing the owners of the properties municipally known as 97949778 9768 Creditview Road Brampton

The above mentioned applications were deferred in accordance with our clients request at the September 14 2011 City Council meeting Following the deferral staff from Weston Consulting Group Inc (WCGI) met with representatives of the Spring Valley community to discuss these applications The meeting was attended by yourself Manager of Land Development Services the City and Ward Councilors for Ward 6 as well as 6 area residents and legal counsel for the Spring Valley Residents Association

Area residents voiced concerns over the proposed development with respect to traffic issues scale and intensity of the proposed development and the inclusion of ground floor commercial uses in the proposed development The position put forward by the community representatives was as follows

bull The community has a strong opposition to the proposed development bull The subject property should be developed with low density residential uses in

the form of single detached dwellings semi-detached dwellings or executive townhouses

Other than the request to revise the proposal to provide for the development of the property with low density residential uses no specific requests were made regarding revisions to the proposed development

Through the public consultation process for this application our client has made a number of revisions to the proposed development Previous revisions to the proposed development are outlined in detail in Planning staffs recommendation report to the Planning Design and

Since

Vaughan Office 201 Millway Avenue Unit19 OakvilleOffice 1660 North Service Road East Suite 114 Vaughan Ontario L4K5K8 Oakville Ontario L6H 7G3 Tel 905-738-8080 Tel 905-844-8749

1-800-363-3558 Fax 905-738-6637 wwwwestonconsultingcom

1981

rz-c

School Board which shall advise prospective purchasers that due to present school facilities some of the children from the subdivision may have to be accommodated in temporary facilities or bused to schools according to the Boards Transportation Policy

917 The ownerdeveloper agrees to include the following clause in the agreements of purchase and sale to the satisfaction of the Peel District School Board

Whereas despite the best efforts of the Peel District School Board sufficient accommodation may not be available for all anticipated students in neighbourhood schools you are hereby notified that some students may be accommodated in temporary facilities or bused to schools outside of the area according to the Boards Transportation Policy You are advised to contact the Planning Services Department of the Peel District School Board to determine the exact schools

918 The ownerdeveloper agrees to erect and maintain signs at the entrances of the development to the satisfaction Dufferin-Peel Catholic District School Board advising the following

Notice

Please be advised that students may be accommodated elsewhere on a temporary basis until suitable permanent pupil places funded by the Government of Ontario are available

919 The ownerdeveloper agrees to include the following clause in the agreements of purchase and sale to the satisfaction of the Dufferin-Peel Catholic District School Board

Whereas despite the best efforts of the Dufferin-Peel Catholic District School Board sufficient accommodation may not be available for all anticipated students from the area you are hereby notified that students may be accommodated in temporary facilities andor bussed to a school outside of the neighbourhood and further that students may later be transferred to the neighbourhood school

That the purchasers agree that for the purpose of transportation to school the residents of the subdivision shall agree that children will meet the bus

F2-7

on roads presently in existence or at another place designated by the Board

920 The ownerdeveloper shall agree to provide a tot lot within the landscaped area of the concept site plan to the satisfaction of the Commissioner of Planning Design and Development

10 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

At the City Council Meeting of September 14 the following was resolved

C179-2011 Whereas at the Planning Design amp Development Committee of September 7 2011 residents raised strong negative concerns about the approval of the development outlined in the recommendation report from Kathy Ash Manager of Development Services dated August 18 2011 re Recommendation Report Weston Consulting Group Inc - Radiat Ryaasat Ltd (File C04W09006)

And whereas the applicant has requested a deferral in a letter dated September 13 2011 to allow for a full consideration of the issues presented and additional time to consider the comments and suggestions of the residents

It is therefore resolved that

1 That the report be referred to the October 3 2011 Planning Design amp Development Committee on the condition that the applicant meet with staff the area Councillors and representatives of the concerned area residents to fully explore the concerns of the residents and investigate the potential for improvements to the plan including modifications to the plan as raised by the residents at the September 7 2011 Planning Design amp Development Committee

CURRENT SITUATION

On Wednesday September 28 2011 Regional Councillor Paul Palleschi City Councillor John Hutton the applicants agent and staff met with 7 representatives of the Spring Valley community The residents indicated that they would like to see single detached semi-detached or upscale executive townhouse development on the subject lands In relation to the subject proposal the residents have recently voiced concern with

FZ-8

bull the density and form of development bull the introduction of commercial uses on the land bull traffic impact bull overcrowding of the park and bull school accommodation

The applicant continues to maintain that the proposed 5 storey mixed retail apartment dwelling with 12 townhouse dwelling units is appropriate development for this location (refer to Appendix A - letter from Weston Consulting Group) Staff supports the redevelopment of the land with modifications for the reasons specified in the report to Planning Design and Development Committee on September 7 2011 That report indicated a revision to the concept site plan as a result of the submission of a traffic impact study Since the Public Meeting in January the applicant has agreed to remove the proposed lay-by parking originally proposed along the James Potter frontage of the lands The appropriate number of parking spaces has also been addressed to meet the requirements of the zoning by-law The applicants have also revised the building elevations with a terraced affect on both the westerly and southerly arms of the apartment building softening the architectural fagade along the James Potter and Creditview Road frontages Since the September 7 2011 meeting of Planning Design and Development Committee the applicant has agreed to revise the concept plan to include a tot lot for the residents of the development to address the residents concerns related to use of the exisiting parks in the area

Revised comments have now also been received from the school boards (refer to Appendix B) As a result of decreasing the number of dwelling units from 179 (as noted in the proposal presented at the Public Meeting in January 2011) to 145 the number of students anticipated from the project have dropped from a total of 62 students to 47 Details regarding pedestrian movements and traffic circulation will be reviewed at the site plan approval stage of the development

At the September 7th meeting a discussion took place regarding the nearest operating fire stations from this development Existing stations are less than 5 kilometres away one being on the west side of Creditview Road south of Sandalwood Parkway (Station 210) and the other (Station 204) is located on the south side of Queen Street West east of Chinguacousy Road (refer to Appendix C)

CONCLUSION

The application to amend the Official Plan and Zoning By-law represents good planning

PZ-^

Respectfully submitted

DanvKraszewski MCIP RPP QpoundA John^B Corbettf MCIP RPP Director Land Development Services ^mdashCommissioner Planning Design and

Developmenl

APPENDICES

Appendix A Letter from Weston Consulting Group September 29 2011

Appendix B Letters from the Dufferin-Peel Catholic District School Board and the Peel District School Board

Appendix C Fire Station Areas

APPENDIX A

F2-U

WESTON CONSULTING GROUP INC

Land Use Planning Through Experience and Innovation

September 292011 File No 4320

City of Brampton 2 Wellington Street West Brampton Ontario L6Y4R2

ATTENTION Mr Dan Krascewski Director Land Development Services

Dear Sir

Re 979497789768 Creditview Road FileC04W09006

Application to Amend the Official Plan and Zoning By-law

Weston Consulting Group Inc (WCGI) is the planning consultant representing the owners of the properties municipally known as 97949778 9768 Creditview Road Brampton

The above mentioned applications were deferred in accordance with our clients request at the September 14 2011 City Council meeting Following the deferral staff from Weston Consulting Group Inc (WCGI) met with representatives of the Spring Valley community to discuss these applications The meeting was attended by yourself Manager of Land Development Services the City and Ward Councilors for Ward 6 as well as 6 area residents and legal counsel for the Spring Valley Residents Association

Area residents voiced concerns over the proposed development with respect to traffic issues scale and intensity of the proposed development and the inclusion of ground floor commercial uses in the proposed development The position put forward by the community representatives was as follows

bull The community has a strong opposition to the proposed development bull The subject property should be developed with low density residential uses in

the form of single detached dwellings semi-detached dwellings or executive townhouses

Other than the request to revise the proposal to provide for the development of the property with low density residential uses no specific requests were made regarding revisions to the proposed development

Through the public consultation process for this application our client has made a number of revisions to the proposed development Previous revisions to the proposed development are outlined in detail in Planning staffs recommendation report to the Planning Design and

Since

Vaughan Office 201 Millway Avenue Unit19 OakvilleOffice 1660 North Service Road East Suite 114 Vaughan Ontario L4K5K8 Oakville Ontario L6H 7G3 Tel 905-738-8080 Tel 905-844-8749

1-800-363-3558 Fax 905-738-6637 wwwwestonconsultingcom

1981

F2-7

on roads presently in existence or at another place designated by the Board

920 The ownerdeveloper shall agree to provide a tot lot within the landscaped area of the concept site plan to the satisfaction of the Commissioner of Planning Design and Development

10 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

At the City Council Meeting of September 14 the following was resolved

C179-2011 Whereas at the Planning Design amp Development Committee of September 7 2011 residents raised strong negative concerns about the approval of the development outlined in the recommendation report from Kathy Ash Manager of Development Services dated August 18 2011 re Recommendation Report Weston Consulting Group Inc - Radiat Ryaasat Ltd (File C04W09006)

And whereas the applicant has requested a deferral in a letter dated September 13 2011 to allow for a full consideration of the issues presented and additional time to consider the comments and suggestions of the residents

It is therefore resolved that

1 That the report be referred to the October 3 2011 Planning Design amp Development Committee on the condition that the applicant meet with staff the area Councillors and representatives of the concerned area residents to fully explore the concerns of the residents and investigate the potential for improvements to the plan including modifications to the plan as raised by the residents at the September 7 2011 Planning Design amp Development Committee

CURRENT SITUATION

On Wednesday September 28 2011 Regional Councillor Paul Palleschi City Councillor John Hutton the applicants agent and staff met with 7 representatives of the Spring Valley community The residents indicated that they would like to see single detached semi-detached or upscale executive townhouse development on the subject lands In relation to the subject proposal the residents have recently voiced concern with

FZ-8

bull the density and form of development bull the introduction of commercial uses on the land bull traffic impact bull overcrowding of the park and bull school accommodation

The applicant continues to maintain that the proposed 5 storey mixed retail apartment dwelling with 12 townhouse dwelling units is appropriate development for this location (refer to Appendix A - letter from Weston Consulting Group) Staff supports the redevelopment of the land with modifications for the reasons specified in the report to Planning Design and Development Committee on September 7 2011 That report indicated a revision to the concept site plan as a result of the submission of a traffic impact study Since the Public Meeting in January the applicant has agreed to remove the proposed lay-by parking originally proposed along the James Potter frontage of the lands The appropriate number of parking spaces has also been addressed to meet the requirements of the zoning by-law The applicants have also revised the building elevations with a terraced affect on both the westerly and southerly arms of the apartment building softening the architectural fagade along the James Potter and Creditview Road frontages Since the September 7 2011 meeting of Planning Design and Development Committee the applicant has agreed to revise the concept plan to include a tot lot for the residents of the development to address the residents concerns related to use of the exisiting parks in the area

Revised comments have now also been received from the school boards (refer to Appendix B) As a result of decreasing the number of dwelling units from 179 (as noted in the proposal presented at the Public Meeting in January 2011) to 145 the number of students anticipated from the project have dropped from a total of 62 students to 47 Details regarding pedestrian movements and traffic circulation will be reviewed at the site plan approval stage of the development

At the September 7th meeting a discussion took place regarding the nearest operating fire stations from this development Existing stations are less than 5 kilometres away one being on the west side of Creditview Road south of Sandalwood Parkway (Station 210) and the other (Station 204) is located on the south side of Queen Street West east of Chinguacousy Road (refer to Appendix C)

CONCLUSION

The application to amend the Official Plan and Zoning By-law represents good planning

PZ-^

Respectfully submitted

DanvKraszewski MCIP RPP QpoundA John^B Corbettf MCIP RPP Director Land Development Services ^mdashCommissioner Planning Design and

Developmenl

APPENDICES

Appendix A Letter from Weston Consulting Group September 29 2011

Appendix B Letters from the Dufferin-Peel Catholic District School Board and the Peel District School Board

Appendix C Fire Station Areas

APPENDIX A

F2-U

WESTON CONSULTING GROUP INC

Land Use Planning Through Experience and Innovation

September 292011 File No 4320

City of Brampton 2 Wellington Street West Brampton Ontario L6Y4R2

ATTENTION Mr Dan Krascewski Director Land Development Services

Dear Sir

Re 979497789768 Creditview Road FileC04W09006

Application to Amend the Official Plan and Zoning By-law

Weston Consulting Group Inc (WCGI) is the planning consultant representing the owners of the properties municipally known as 97949778 9768 Creditview Road Brampton

The above mentioned applications were deferred in accordance with our clients request at the September 14 2011 City Council meeting Following the deferral staff from Weston Consulting Group Inc (WCGI) met with representatives of the Spring Valley community to discuss these applications The meeting was attended by yourself Manager of Land Development Services the City and Ward Councilors for Ward 6 as well as 6 area residents and legal counsel for the Spring Valley Residents Association

Area residents voiced concerns over the proposed development with respect to traffic issues scale and intensity of the proposed development and the inclusion of ground floor commercial uses in the proposed development The position put forward by the community representatives was as follows

bull The community has a strong opposition to the proposed development bull The subject property should be developed with low density residential uses in

the form of single detached dwellings semi-detached dwellings or executive townhouses

Other than the request to revise the proposal to provide for the development of the property with low density residential uses no specific requests were made regarding revisions to the proposed development

Through the public consultation process for this application our client has made a number of revisions to the proposed development Previous revisions to the proposed development are outlined in detail in Planning staffs recommendation report to the Planning Design and

Since

Vaughan Office 201 Millway Avenue Unit19 OakvilleOffice 1660 North Service Road East Suite 114 Vaughan Ontario L4K5K8 Oakville Ontario L6H 7G3 Tel 905-738-8080 Tel 905-844-8749

1-800-363-3558 Fax 905-738-6637 wwwwestonconsultingcom

1981

FZ-8

bull the density and form of development bull the introduction of commercial uses on the land bull traffic impact bull overcrowding of the park and bull school accommodation

The applicant continues to maintain that the proposed 5 storey mixed retail apartment dwelling with 12 townhouse dwelling units is appropriate development for this location (refer to Appendix A - letter from Weston Consulting Group) Staff supports the redevelopment of the land with modifications for the reasons specified in the report to Planning Design and Development Committee on September 7 2011 That report indicated a revision to the concept site plan as a result of the submission of a traffic impact study Since the Public Meeting in January the applicant has agreed to remove the proposed lay-by parking originally proposed along the James Potter frontage of the lands The appropriate number of parking spaces has also been addressed to meet the requirements of the zoning by-law The applicants have also revised the building elevations with a terraced affect on both the westerly and southerly arms of the apartment building softening the architectural fagade along the James Potter and Creditview Road frontages Since the September 7 2011 meeting of Planning Design and Development Committee the applicant has agreed to revise the concept plan to include a tot lot for the residents of the development to address the residents concerns related to use of the exisiting parks in the area

Revised comments have now also been received from the school boards (refer to Appendix B) As a result of decreasing the number of dwelling units from 179 (as noted in the proposal presented at the Public Meeting in January 2011) to 145 the number of students anticipated from the project have dropped from a total of 62 students to 47 Details regarding pedestrian movements and traffic circulation will be reviewed at the site plan approval stage of the development

At the September 7th meeting a discussion took place regarding the nearest operating fire stations from this development Existing stations are less than 5 kilometres away one being on the west side of Creditview Road south of Sandalwood Parkway (Station 210) and the other (Station 204) is located on the south side of Queen Street West east of Chinguacousy Road (refer to Appendix C)

CONCLUSION

The application to amend the Official Plan and Zoning By-law represents good planning

PZ-^

Respectfully submitted

DanvKraszewski MCIP RPP QpoundA John^B Corbettf MCIP RPP Director Land Development Services ^mdashCommissioner Planning Design and

Developmenl

APPENDICES

Appendix A Letter from Weston Consulting Group September 29 2011

Appendix B Letters from the Dufferin-Peel Catholic District School Board and the Peel District School Board

Appendix C Fire Station Areas

APPENDIX A

F2-U

WESTON CONSULTING GROUP INC

Land Use Planning Through Experience and Innovation

September 292011 File No 4320

City of Brampton 2 Wellington Street West Brampton Ontario L6Y4R2

ATTENTION Mr Dan Krascewski Director Land Development Services

Dear Sir

Re 979497789768 Creditview Road FileC04W09006

Application to Amend the Official Plan and Zoning By-law

Weston Consulting Group Inc (WCGI) is the planning consultant representing the owners of the properties municipally known as 97949778 9768 Creditview Road Brampton

The above mentioned applications were deferred in accordance with our clients request at the September 14 2011 City Council meeting Following the deferral staff from Weston Consulting Group Inc (WCGI) met with representatives of the Spring Valley community to discuss these applications The meeting was attended by yourself Manager of Land Development Services the City and Ward Councilors for Ward 6 as well as 6 area residents and legal counsel for the Spring Valley Residents Association

Area residents voiced concerns over the proposed development with respect to traffic issues scale and intensity of the proposed development and the inclusion of ground floor commercial uses in the proposed development The position put forward by the community representatives was as follows

bull The community has a strong opposition to the proposed development bull The subject property should be developed with low density residential uses in

the form of single detached dwellings semi-detached dwellings or executive townhouses

Other than the request to revise the proposal to provide for the development of the property with low density residential uses no specific requests were made regarding revisions to the proposed development

Through the public consultation process for this application our client has made a number of revisions to the proposed development Previous revisions to the proposed development are outlined in detail in Planning staffs recommendation report to the Planning Design and

Since

Vaughan Office 201 Millway Avenue Unit19 OakvilleOffice 1660 North Service Road East Suite 114 Vaughan Ontario L4K5K8 Oakville Ontario L6H 7G3 Tel 905-738-8080 Tel 905-844-8749

1-800-363-3558 Fax 905-738-6637 wwwwestonconsultingcom

1981

PZ-^

Respectfully submitted

DanvKraszewski MCIP RPP QpoundA John^B Corbettf MCIP RPP Director Land Development Services ^mdashCommissioner Planning Design and

Developmenl

APPENDICES

Appendix A Letter from Weston Consulting Group September 29 2011

Appendix B Letters from the Dufferin-Peel Catholic District School Board and the Peel District School Board

Appendix C Fire Station Areas

APPENDIX A

F2-U

WESTON CONSULTING GROUP INC

Land Use Planning Through Experience and Innovation

September 292011 File No 4320

City of Brampton 2 Wellington Street West Brampton Ontario L6Y4R2

ATTENTION Mr Dan Krascewski Director Land Development Services

Dear Sir

Re 979497789768 Creditview Road FileC04W09006

Application to Amend the Official Plan and Zoning By-law

Weston Consulting Group Inc (WCGI) is the planning consultant representing the owners of the properties municipally known as 97949778 9768 Creditview Road Brampton

The above mentioned applications were deferred in accordance with our clients request at the September 14 2011 City Council meeting Following the deferral staff from Weston Consulting Group Inc (WCGI) met with representatives of the Spring Valley community to discuss these applications The meeting was attended by yourself Manager of Land Development Services the City and Ward Councilors for Ward 6 as well as 6 area residents and legal counsel for the Spring Valley Residents Association

Area residents voiced concerns over the proposed development with respect to traffic issues scale and intensity of the proposed development and the inclusion of ground floor commercial uses in the proposed development The position put forward by the community representatives was as follows

bull The community has a strong opposition to the proposed development bull The subject property should be developed with low density residential uses in

the form of single detached dwellings semi-detached dwellings or executive townhouses

Other than the request to revise the proposal to provide for the development of the property with low density residential uses no specific requests were made regarding revisions to the proposed development

Through the public consultation process for this application our client has made a number of revisions to the proposed development Previous revisions to the proposed development are outlined in detail in Planning staffs recommendation report to the Planning Design and

Since

Vaughan Office 201 Millway Avenue Unit19 OakvilleOffice 1660 North Service Road East Suite 114 Vaughan Ontario L4K5K8 Oakville Ontario L6H 7G3 Tel 905-738-8080 Tel 905-844-8749

1-800-363-3558 Fax 905-738-6637 wwwwestonconsultingcom

1981

APPENDIX A

F2-U

WESTON CONSULTING GROUP INC

Land Use Planning Through Experience and Innovation

September 292011 File No 4320

City of Brampton 2 Wellington Street West Brampton Ontario L6Y4R2

ATTENTION Mr Dan Krascewski Director Land Development Services

Dear Sir

Re 979497789768 Creditview Road FileC04W09006

Application to Amend the Official Plan and Zoning By-law

Weston Consulting Group Inc (WCGI) is the planning consultant representing the owners of the properties municipally known as 97949778 9768 Creditview Road Brampton

The above mentioned applications were deferred in accordance with our clients request at the September 14 2011 City Council meeting Following the deferral staff from Weston Consulting Group Inc (WCGI) met with representatives of the Spring Valley community to discuss these applications The meeting was attended by yourself Manager of Land Development Services the City and Ward Councilors for Ward 6 as well as 6 area residents and legal counsel for the Spring Valley Residents Association

Area residents voiced concerns over the proposed development with respect to traffic issues scale and intensity of the proposed development and the inclusion of ground floor commercial uses in the proposed development The position put forward by the community representatives was as follows

bull The community has a strong opposition to the proposed development bull The subject property should be developed with low density residential uses in

the form of single detached dwellings semi-detached dwellings or executive townhouses

Other than the request to revise the proposal to provide for the development of the property with low density residential uses no specific requests were made regarding revisions to the proposed development

Through the public consultation process for this application our client has made a number of revisions to the proposed development Previous revisions to the proposed development are outlined in detail in Planning staffs recommendation report to the Planning Design and

Since

Vaughan Office 201 Millway Avenue Unit19 OakvilleOffice 1660 North Service Road East Suite 114 Vaughan Ontario L4K5K8 Oakville Ontario L6H 7G3 Tel 905-738-8080 Tel 905-844-8749

1-800-363-3558 Fax 905-738-6637 wwwwestonconsultingcom

1981

F2-U

WESTON CONSULTING GROUP INC

Land Use Planning Through Experience and Innovation

September 292011 File No 4320

City of Brampton 2 Wellington Street West Brampton Ontario L6Y4R2

ATTENTION Mr Dan Krascewski Director Land Development Services

Dear Sir

Re 979497789768 Creditview Road FileC04W09006

Application to Amend the Official Plan and Zoning By-law

Weston Consulting Group Inc (WCGI) is the planning consultant representing the owners of the properties municipally known as 97949778 9768 Creditview Road Brampton

The above mentioned applications were deferred in accordance with our clients request at the September 14 2011 City Council meeting Following the deferral staff from Weston Consulting Group Inc (WCGI) met with representatives of the Spring Valley community to discuss these applications The meeting was attended by yourself Manager of Land Development Services the City and Ward Councilors for Ward 6 as well as 6 area residents and legal counsel for the Spring Valley Residents Association

Area residents voiced concerns over the proposed development with respect to traffic issues scale and intensity of the proposed development and the inclusion of ground floor commercial uses in the proposed development The position put forward by the community representatives was as follows

bull The community has a strong opposition to the proposed development bull The subject property should be developed with low density residential uses in

the form of single detached dwellings semi-detached dwellings or executive townhouses

Other than the request to revise the proposal to provide for the development of the property with low density residential uses no specific requests were made regarding revisions to the proposed development

Through the public consultation process for this application our client has made a number of revisions to the proposed development Previous revisions to the proposed development are outlined in detail in Planning staffs recommendation report to the Planning Design and

Since

Vaughan Office 201 Millway Avenue Unit19 OakvilleOffice 1660 North Service Road East Suite 114 Vaughan Ontario L4K5K8 Oakville Ontario L6H 7G3 Tel 905-738-8080 Tel 905-844-8749

1-800-363-3558 Fax 905-738-6637 wwwwestonconsultingcom

1981

F2-12

Page 2 Date 2006

Development Committee dated August 18 2011 and presented at the September 7 2011 Planning Design and Development Committee meeting

In addition to these revisions our client has included a number of further revisions in an attempt to respond to some of the concerns raised by area residents The most recent revisions to the proposed development include

bull Introduction of a tot lot1 playground at the southerly landscaped area bull Removal of the proposed lay-by parking along James Potter bull Revised building elevations to provide enhanced architectural treatments

The above mentioned revisions are considered to make a positive contribution to the proposed development and the surrounding community

Based on the conclusions presented in our Planning Justification Report submitted with these applications we continue to maintain that the proposed development is appropriate for this location

Although we respect the position put forward by the residents of the Spring Valley community we are not able to advise our client to revise the proposal to develop the subject lands with low density residential uses

We respectfully request that these applications be forwarded to Council for their consideration at the next available opportunity Please let us know if you have any questions or require additional information

Yours truly Weston Consulting Group Inc

David Capper Senior Planner

Cc Ms Kathy Ash Planning Mr Rup Lai 2150745 Ontario Inc Mr Sam Salis Sam Salis Architects

F2-13

APPENDIX B

FZ-H

peel District School Board

5650 Hurontario Street

Mississauga ONCanada L5R1C6 (9058901010 16006681146

f 9058906747September 292011 wwwpeeischoolsorg

Ms Kathy Ash Manager City of Brampton 2 Wellington Street West Brampton ON L6Y4R2

Dear Ms Ash

RE Official Plan and Zoning By-law - C04W09006 revised September 2011 Weston Consulting Group Inc - Radiat Ryaasat 97949778 amp 9768 Creditview Road Southwest corner of Creditview Road and James Potter Road City of Brampton

The above noted application is directly across from James Potter PS Depending on the type of commercial uses that will be located there as well as the location of the entrance to this proposed development and schools access point there is the potential for traffic and pedestrian issues

I have attached a copy of the site plan for James Potter PS for your reference

Based on its School Accommodation Criteria the Board has the following comments

The anticipated yield from this plan is as follows 19 K-5 9 6-8

12 9-12

The students are presently within the following attendance areas

Enrolment Capacity of Portables

James Potter PS 794 595 7

Huttonville PS 612 432 10

David Suzuki SS 695 1500 0

diamsOpened September 2011 with grades 9-10

Trustees Director of Education and Secretary Associate Director

Janet McOougald Chair Steve Kavanagh Tony Pontes Instructional Support Services Suzanne Nurse Vice-Chair Sue Lawton Pam Tomasevic Stan Cameron Brad MacDonald

Beryl Ford ltodegHarinder Malhi Associate Director

Oavid Green Jeff White Operational Support Services FSC Utxatf SourcwCarta KiskoMeredith Johnson Rick Williams

CM bull CltOC-Mm

ISO Wt CCRTKED CUSTODlAl SEPvKES AND MAJNIENANCE SERVICES

F2-13

APPENDIX B

FZ-H

peel District School Board

5650 Hurontario Street

Mississauga ONCanada L5R1C6 (9058901010 16006681146

f 9058906747September 292011 wwwpeeischoolsorg

Ms Kathy Ash Manager City of Brampton 2 Wellington Street West Brampton ON L6Y4R2

Dear Ms Ash

RE Official Plan and Zoning By-law - C04W09006 revised September 2011 Weston Consulting Group Inc - Radiat Ryaasat 97949778 amp 9768 Creditview Road Southwest corner of Creditview Road and James Potter Road City of Brampton

The above noted application is directly across from James Potter PS Depending on the type of commercial uses that will be located there as well as the location of the entrance to this proposed development and schools access point there is the potential for traffic and pedestrian issues

I have attached a copy of the site plan for James Potter PS for your reference

Based on its School Accommodation Criteria the Board has the following comments

The anticipated yield from this plan is as follows 19 K-5 9 6-8

12 9-12

The students are presently within the following attendance areas

Enrolment Capacity of Portables

James Potter PS 794 595 7

Huttonville PS 612 432 10

David Suzuki SS 695 1500 0

diamsOpened September 2011 with grades 9-10

Trustees Director of Education and Secretary Associate Director

Janet McOougald Chair Steve Kavanagh Tony Pontes Instructional Support Services Suzanne Nurse Vice-Chair Sue Lawton Pam Tomasevic Stan Cameron Brad MacDonald

Beryl Ford ltodegHarinder Malhi Associate Director

Oavid Green Jeff White Operational Support Services FSC Utxatf SourcwCarta KiskoMeredith Johnson Rick Williams

CM bull CltOC-Mm

ISO Wt CCRTKED CUSTODlAl SEPvKES AND MAJNIENANCE SERVICES

FZ-H

peel District School Board

5650 Hurontario Street

Mississauga ONCanada L5R1C6 (9058901010 16006681146

f 9058906747September 292011 wwwpeeischoolsorg

Ms Kathy Ash Manager City of Brampton 2 Wellington Street West Brampton ON L6Y4R2

Dear Ms Ash

RE Official Plan and Zoning By-law - C04W09006 revised September 2011 Weston Consulting Group Inc - Radiat Ryaasat 97949778 amp 9768 Creditview Road Southwest corner of Creditview Road and James Potter Road City of Brampton

The above noted application is directly across from James Potter PS Depending on the type of commercial uses that will be located there as well as the location of the entrance to this proposed development and schools access point there is the potential for traffic and pedestrian issues

I have attached a copy of the site plan for James Potter PS for your reference

Based on its School Accommodation Criteria the Board has the following comments

The anticipated yield from this plan is as follows 19 K-5 9 6-8

12 9-12

The students are presently within the following attendance areas

Enrolment Capacity of Portables

James Potter PS 794 595 7

Huttonville PS 612 432 10

David Suzuki SS 695 1500 0

diamsOpened September 2011 with grades 9-10

Trustees Director of Education and Secretary Associate Director

Janet McOougald Chair Steve Kavanagh Tony Pontes Instructional Support Services Suzanne Nurse Vice-Chair Sue Lawton Pam Tomasevic Stan Cameron Brad MacDonald

Beryl Ford ltodegHarinder Malhi Associate Director

Oavid Green Jeff White Operational Support Services FSC Utxatf SourcwCarta KiskoMeredith Johnson Rick Williams

CM bull CltOC-Mm

ISO Wt CCRTKED CUSTODlAl SEPvKES AND MAJNIENANCE SERVICES

fZ-5

The Board requires the inclusion of the following conditions in the Development Agreement as well as the Engineering Agreement

1 The developershall agree to erect and maintain signs at the entrances to the development which shall advise prospective purchases that due to present school facilities some of the children from the subdivision may have to be accommodated in temporary facilities orbused to schools according to the Boards Transportation Policy

2 The Board requires that the following clause be placed in any agreement of purchase andsaleentered into with respect to any lots on this plan within a period of five years from the date of registration of the subdivision agreement

Whereas despite the efforts of the Peel District School Board sufficient accommodation may not be available forall anticipated students in the neighbourhood schools you are herebynotified that some students may be accommodated in temporary facilities or bused to schools outside of the area according to the BoardsTransportation Policy You are advised to contact the School Accommodation department of the Peel District School Board to determine the exact schools

The Board wishes to be notified of the decision of Council with respect to this proposed application

If you require any further information please contact me at 905-890-1010 ext 2217

Yours truly

Paul Mountford MCIP RPP Intermediate Planning Officer Planning and Accommodation Dept

c S Hare Peel District School Board S Cox Dufferin-Peel Catholic District School Board

C04W09006 comment revdoc

F2- lto

~~Q Dufferin-Peel Catholic District School Board S I ^r 40 Matheson Boulevard West Mississauga Ontario L5R 1C5 bullTel (905) 890-1221 bull Fax (905) 890-7610

Septembers 2011

Paul Aldunate

Development Planner Planning Design and Development

City of Brampton 2 Wellington Street West

Brampton ON L6Y4R2

Dear Paul Aldunate

Re Application to Amend the Official Plan and Zoning By-law WESTON CONSULTING GROUP INC - Radiat Ryaasat

C04W009006

City of Brampton - Ward 6

The Dufferin-Peel Catholic District School Board has been advised that the number of units for the

subject application has been reduced to 145 and offers the following REVISED comments

The application is located in ESA PE16 and PS08 The proposed development is located within the following school catchment areas which currently operate under the following student accommodation conditions

Over of PortablesCatchment Area Host School Enrolment Capacity

Capacity Temporary Classrooms Elementary School Our Lady of Peace 406 239 48 4

Secondary School St Roch 548 1400 0 0

The applicant proposes the development of approximately 145 high density dwelling units which are anticipated to yield

bull 5 Junior Kindergarten to Grade 8 Students

bull 2 Grade 9 to Grade 12 Students

The Dufferin-Peel Catholic District School Board is committed to the phasing of residential development coincidental with the adequate provision and distribution of educational facilities Therefore the Board requests that the City of Brampton include the following school accommodation condition

ra-n C04W009006

Cityof Brampton Page 2

Prior to final approval the City of Brampton shall be advised by the School Board(s) that satisfactory arrangements regarding the adequate provision and distribution of educational facilities have been made between the developerapplicant and the School Boards for this plan

The Board requests that the following conditions be fulfilled prior to the final approval of the zoning by-law

1 That the applicant shall agree in the Servicing andor Development Agreement to erect and maintain information signs at all major entrances to the proposed development advising the following Please be advised that students may be accommodated elsewhere on a temporary basis until suitable permanent pupil places funded by the Government of Ontario are available These signs shall be to the Dufferin-Peel Catholic District School Boards specifications at locations determined by the Board and erected prior to registration

2 That the applicant shall agree in the Servicingandor Development Agreement to include the following warning clauses in all offers of purchase and sale of residential lots

(a) Whereas despite the best efforts of the Dufferin-Peel Catholic District School Board sufficient accommodation may not be available for all anticipated students from the area you are hereby notified that students may be accommodated in temporary facilities andor bussed to a school outside of the neighbourhood and further that students may later be transferred to the neighbourhood school

(b) That the purchasers agree that for the purpose of transportation to school the residents of the subdivision shall agree that children will meet the bus on roads presently in existence or at another place designated by the Board

As noted above the Board is reviewing the accommodation conditions in each Education Service Area and will provide updated comments upon approval by the Board

Yours sincerely

Stephanie Cox MCIP RPP Senior Planner

Dufferin-Peel Catholic District School Board Phone (905) 890-0708 ext 24163 Fax (905) 890-1557 E-mail stephaniecoxdpcdsborg

c P Mountford Peel District School Board

F2- lto

~~Q Dufferin-Peel Catholic District School Board S I ^r 40 Matheson Boulevard West Mississauga Ontario L5R 1C5 bullTel (905) 890-1221 bull Fax (905) 890-7610

Septembers 2011

Paul Aldunate

Development Planner Planning Design and Development

City of Brampton 2 Wellington Street West

Brampton ON L6Y4R2

Dear Paul Aldunate

Re Application to Amend the Official Plan and Zoning By-law WESTON CONSULTING GROUP INC - Radiat Ryaasat

C04W009006

City of Brampton - Ward 6

The Dufferin-Peel Catholic District School Board has been advised that the number of units for the

subject application has been reduced to 145 and offers the following REVISED comments

The application is located in ESA PE16 and PS08 The proposed development is located within the following school catchment areas which currently operate under the following student accommodation conditions

Over of PortablesCatchment Area Host School Enrolment Capacity

Capacity Temporary Classrooms Elementary School Our Lady of Peace 406 239 48 4

Secondary School St Roch 548 1400 0 0

The applicant proposes the development of approximately 145 high density dwelling units which are anticipated to yield

bull 5 Junior Kindergarten to Grade 8 Students

bull 2 Grade 9 to Grade 12 Students

The Dufferin-Peel Catholic District School Board is committed to the phasing of residential development coincidental with the adequate provision and distribution of educational facilities Therefore the Board requests that the City of Brampton include the following school accommodation condition

ra-n C04W009006

Cityof Brampton Page 2

Prior to final approval the City of Brampton shall be advised by the School Board(s) that satisfactory arrangements regarding the adequate provision and distribution of educational facilities have been made between the developerapplicant and the School Boards for this plan

The Board requests that the following conditions be fulfilled prior to the final approval of the zoning by-law

1 That the applicant shall agree in the Servicing andor Development Agreement to erect and maintain information signs at all major entrances to the proposed development advising the following Please be advised that students may be accommodated elsewhere on a temporary basis until suitable permanent pupil places funded by the Government of Ontario are available These signs shall be to the Dufferin-Peel Catholic District School Boards specifications at locations determined by the Board and erected prior to registration

2 That the applicant shall agree in the Servicingandor Development Agreement to include the following warning clauses in all offers of purchase and sale of residential lots

(a) Whereas despite the best efforts of the Dufferin-Peel Catholic District School Board sufficient accommodation may not be available for all anticipated students from the area you are hereby notified that students may be accommodated in temporary facilities andor bussed to a school outside of the neighbourhood and further that students may later be transferred to the neighbourhood school

(b) That the purchasers agree that for the purpose of transportation to school the residents of the subdivision shall agree that children will meet the bus on roads presently in existence or at another place designated by the Board

As noted above the Board is reviewing the accommodation conditions in each Education Service Area and will provide updated comments upon approval by the Board

Yours sincerely

Stephanie Cox MCIP RPP Senior Planner

Dufferin-Peel Catholic District School Board Phone (905) 890-0708 ext 24163 Fax (905) 890-1557 E-mail stephaniecoxdpcdsborg

c P Mountford Peel District School Board

ra-n C04W009006

Cityof Brampton Page 2

Prior to final approval the City of Brampton shall be advised by the School Board(s) that satisfactory arrangements regarding the adequate provision and distribution of educational facilities have been made between the developerapplicant and the School Boards for this plan

The Board requests that the following conditions be fulfilled prior to the final approval of the zoning by-law

1 That the applicant shall agree in the Servicing andor Development Agreement to erect and maintain information signs at all major entrances to the proposed development advising the following Please be advised that students may be accommodated elsewhere on a temporary basis until suitable permanent pupil places funded by the Government of Ontario are available These signs shall be to the Dufferin-Peel Catholic District School Boards specifications at locations determined by the Board and erected prior to registration

2 That the applicant shall agree in the Servicingandor Development Agreement to include the following warning clauses in all offers of purchase and sale of residential lots

(a) Whereas despite the best efforts of the Dufferin-Peel Catholic District School Board sufficient accommodation may not be available for all anticipated students from the area you are hereby notified that students may be accommodated in temporary facilities andor bussed to a school outside of the neighbourhood and further that students may later be transferred to the neighbourhood school

(b) That the purchasers agree that for the purpose of transportation to school the residents of the subdivision shall agree that children will meet the bus on roads presently in existence or at another place designated by the Board

As noted above the Board is reviewing the accommodation conditions in each Education Service Area and will provide updated comments upon approval by the Board

Yours sincerely

Stephanie Cox MCIP RPP Senior Planner

Dufferin-Peel Catholic District School Board Phone (905) 890-0708 ext 24163 Fax (905) 890-1557 E-mail stephaniecoxdpcdsborg

c P Mountford Peel District School Board

F2-18

APPENDIX C

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MAJOR ROADS STATION 210 (47 Km)

FIRE STATION AREAS FOR C04W09006B BRAMPTON V hiMjinin Flower City PLANNING DESIGN amp DEVELOPMENT

204

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MAJOR ROADS STATION 210 (47 Km)

FIRE STATION AREAS FOR C04W09006B BRAMPTON V hiMjinin Flower City PLANNING DESIGN amp DEVELOPMENT

204