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fcl-l ReportU BRAMPTON Planning Design andbramptonca FlOWer City Development Committee
Committee of the Council of
The Corporation of the City of Brampton
Date August 10 2011 PLANK DESIGN ampDEVELOPMENT COMMITTEE
File City File C05E17003 DATE ^qpffruW 7f fcQl(Subdivision File 21T-11007B
Subject INFORMATION REPORT
Application for Proposed Draft Plan of Subdivision SmartCentres - Brampton Northeast Shopping Centres Limited Southeast corner of Bramalea Road and Mayfield Road Concession 5 EHS Part of Lot 17 Ward 9
Contact Kathy Ash Manager Planning Design and Development Department
Overview
bull The purpose of this report is to provide information concerning a submission by Brampton Northeast Shopping Centres Limited - Smart Centres for a proposed draft plan of subdivision
bull The subject lands are located within the Block Plan (48-3) of the Countryside Villages Secondary Plan within an area identified as the Village Core
bull The proposed draft plan of subdivision has been submitted in order to facilitate the delivery of a key municipal road and other required infrastructure that will serve the related District Retail development (Rezoning Application - File C05E17002) and future development within the area
bull Staff will report back with a recommendation following the circulation for comments and review by internal City Departments and key external agencies
Recommendations
1 THAT the report from Kathy Ash Manager Planning Design and Development Department Paul Aldunate Development Planner entitled INFORMATION REPORT dated August 10 2011 to the Planning Design and Development Committee Meeting of September 7 2011 re Application for Proposed Draft Plan of Subdivision SmartCentres -Brampton Northeast Shopping Centres Limited Ward 9 File C05E17003 be received and
4b Information Report
b3-v 2 THAT staff be directed to report back to Planning Design and
Development Committee with the results of the Public Meeting and a staff recommendation subsequent to the completion of the circulation of the application and a comprehensive evaluation of the proposal
BACKGROUND
Origin
This application was submitted on July 19 2011 by SmartCentres - Brampton Northeast Shopping Centres Limited
Planning Area
The subject lands are located within the Block Plan (48-3) of the Countryside Villages Secondary Plan within an area identified as the Village Core
Proposal
The applicant has submitted draft plan of subdivision (Map 1) in order to facilitate the delivery of a key municipal road and other required infrastructure that will serve the related District Retail development (Rezoning Application - File C05E17002- Map 2) and future development within the area The rezoning application went to a public meeting on February 7 2011
The proposed draft plan of subdivision will create separate blocks and a road as follows
bull Block 1 District RetailMixed Use
bull Block 2 Parkland and a Temporary Stormwater Management Pond bull Block 3 4 and 5 Street Widening blocks for Mayfield Road and Bramalea
Road
bull Street A Future Municipal Road
The proposed District Retail use development consists of eight buildings with a combination of retail service commercial and office space totalling approximately 25464 square metres (274078 square feet) The composition includes 23345 square metres (251278 square feet) of retailservice gross floor area and 2119 square metres (22800 square feet) of office gross floor area A more detailed summary of the rezoning application and the proposed District Retail uses is in Appendix 6
4b Information Report
Tgt3^
MAP 1 DRAFT PLAN OF SUBDIVISION MAP 2 CONCEPTUAL SITE PLAN
BMfOJgtlaquolt0
Property Description and Surrounding Land Use
The subject property is located on the southeast corner of Bramalea Road and Mayfield Road within the Countryside Villages Secondary Plan (SP48) Concession 5 EHS Part of Lot 17 and has the following characteristics
bull a site area of 12 hectares
bull a frontage of 268 metres along Mayfield Road and an interrupted frontage of 398 metres on Bramalea Road and
bull currently vacant with little vegetation
The surrounding land uses are described as follows
North Mayfield Road beyond which are lands located in the Town of Caledon and more specifically Mayfield Secondary School and Mayfield Recreation Complex
4b Information Report
It-H East Vacant agricultural land with a garden centre and nursery to the
east (T Vanin Nursery) at 5107 Mayfield Road The garden centre property extends southward to approximately the same depth as the subject property
South The Bramalea Christian Fellowship Church with soccer field South of the church is a watercourse corridor (tributary of the Etobicoke Creek watershed)
West A Region of Peel Water Station facility beyond which is Bramalea Road and vacant and agricultural lands with an associated farmhouse
MAP 3 LOCATION MAP
TOWN OF CALEDON
-MAYFIELD RD
CURRENT SITUATION
This subdivision is being processed together with the rezoning application to ensure the delivery of required infrastructure is coordinated with the development of the area This subdivision application will assist with the delivery of the east
4b Information Report
west collector road that will serve the proposed District Retail development as well as the entire Countryside Villages Secondary Plan (Street A)
All the studies and documents that were submitted in support of the rezoning application will be reviewed in the context of the subdivision application The rezoning application continues to advance through the development review process Further details on the rezoning application and the proposed commercial uses are attached to this report for reference along with the phasing plan identified in the Secondary Plan for the Village Core and the applicants proposed tertiary plan
Further details on the technical aspects of the subdivision application are in Appendix 6
Respectfully submitted
Dan Kraszewski MCIP RPP ittjMCJP RPP Director Land Development ImrimissiorieTrPTanning Design Services ana^D^yJelopment
Authored by Paul Aldunate
4b Information Report
APPENDICES
Appendix 1 Official Plan (Schedule A General Land Use Designations) Extract
Appendix 2 Secondary Plan (Land Use Schedule)
Appendix 3 Zoning Extract
Appendix 4 Existing Land Uses
Appendix 5 Information Summary
Appendix 6 Summary of Related Rezoning Application (File C05E17003)
Appendix 7 Countryside Villages Secondary Plan Conceptual Phasing Plan for Special Policy Area 1
Appendix 8 Draft TertiaryPlan
4b Information Report
fca-7 rOWN OF CALEDON
MAyenFI Elfcopylaquo
EXTRACT FROM SCHEDULE A(GENERAL LAND USE DESIGNATIONS) OFTHE CITY OF BRAMPTON OFFICIAL PLAN
MAJOR| | SUBJECT LAND OPENSPACE | | CITY LIMIT WATERCOURSE
RESIDENTIAL
M BRAMPTON bramptoiua Flower City
APPENDIX 1
OFFICIAL PLAN DESIGNATIONS BRAMPTON NORTHEAST SHOPPING CENTRES LIMITED
PLANNING DESIGN amp DEVELOPMENT 0 50 100 SmartCentres
Metres Drawn By CJK Date 2011 07 20 CITY FILE C05E17003
Da-8 TOWN OF CALEDON
EXTRACT FROM SCHEDULE SPA48 OFTHEDOCUMENT KNOWN ASTHE COUNTRYSIDE VILLAGES SECONDARY PLAN (Council Approved)
NATURAL HERITAGE AND ENVIRONMENTAL MANAGEMENTSUBJECT LANDS
VALLEYLAND RECREATION AND OPEN SPACESPA 48 BOUNDARY
ClTfffffL WOODLOT CITY WIDE PARK SPECIAL POLICY AREA
NP NEIGHBOURHOOD PARK STORMWATER MANAGEMENT FACILITY
ROAD NETWORK COMMERCIAL
INSTITUTIONAL CONVENIENCE RETAIL
K-5 PUBLIC JUNIOR ELEMENTARY SCHOOL SITE DR DISTRICT RETAIL
6-8 PUBLIC MIDDLE SCHOOL SITEMINOR ARTERIAL ROAD
VILLAGE CORE
SE SEPARATE ELEMENTARY SCHOOL SITECOLLECTOR
PLACE OF WORSHIPPOTENTIAL INTERSECTION IJESIDENTIALfl W
SEP SEPARATE SECONDARY SCHOOL SITE LOWMEDIUM DENSITY
MEDIUM DENSITY
APPENDIX 2 - SECONDARY PLAN DESIGNATIONSSi BRAMPTON ] BRAMPTON NORTHEAST SHOPPING bromptonco Flower City CENTRES LTD- SmartCentres PLANNING DESIGN amp DEVELOPMENT 0 Id0 200 1 I 3
Metres Drawn By Ad CITY FILE C05E17002Date 2011 01 05
V1
TOWN OF CALEDON
SUBJECT LAND INSTITUTIONAL OPEN SPACE FLOODPLAIN
ZONING BOUNDARY AGRICULTURAL
APPENDIX 3bull BRAMPTON ZONING DESIGNATIONS
biompionca Flower City BRAMPTON NORTHEAST SHOPPING CENTRES LIMITED PLANNING DESIGNamp DEVELOPMENT
SmartCentres0 50 100
Metres Drawn By CJK Date 2011 07 20 CITY FILE C05E17003
Sl^Q TOWN OFCALEDO-VRD
i i bullMAWIEIsB -
t
O a
5
i qlt CD
AERIAL PHOTO DATE SPRING 201
SUBJECT LAND INDUSTRIAL AGRICULTURAL CITY LIMITrzzi RESIDENTIAL INSTITUTIONAL OPEN SPACE
APPENDIX 4bull BRAMPTON X AERIAL amp EXISTING LAND USE
branptoncD Flower City BRAMPTON NORTHEAST SHOPPING CENTRES LIMITED PLANNING DESIGN amp DEVELOPMENT
SmartCentres 50 100
Drawn By CJKMetres CITY FILE C05E17003Date 2011 07 20
DVU APPENDIX 5
INFORMATION SUMMARY
Official Plan
The subject lands are designated as Residential and Open Space according to Schedule A - General Land-Use Designations and District Retail on Schedule A2 - Retail Structure of the Citys Official Plan An amendment to the Official Plan is not required
Secondary Plan The subject lands are designated as District Retail CityWide Park Special Policy Area 1 Collector Road and Village Core according to Schedule 48B of the Countryside Villages Secondary Plan An amendment to the Secondary Plan is not required
Zoning By-law The subject lands are zoned Agricultural - A by By-Law 270-2004 as amended An amendment to the zoning by-law is required and is being processed under separate application (C05E17002)
Documents Submitted In Support of Application bull A Draft Plan of Subdivision bull A Conceptual Site Plan bull A Planning Rationale Report prepared by Bousfields Inc dated August 2010 bull An Urban Design Brief prepared by Turner Fleischer amp Terraplan Landscape
Architects dated August 12 2010 bull A Traffic Impact Study prepared by BA Group dated August 2010 bull A Functional Servicing and Stormwater Management Report prepared by
Sernas Associates dated August 2010 bull A Draft Zoning By-law and bull A Draft Tertiary Plan (Appendix 8)
Agency Comments Received The application has been circulated to internal and external departments and agencies Complete comments and conditions received will be provided within the forthcoming Recommendation Report The following provides a summary of some of the comments and issues outlined to date
Environmental Issues
According to the Toronto and Region Conservation Authority (TRCA) the Master Environmental Servicing Plan (MESP) prepared for the Countryside Villages Secondary Plan is sufficient for the purpose of directing the development through the community block plan process with the understanding that further supporting Environmental Implementation Reports (EIRs) and Functional Servicing Reports (FSRs) would be provided at the community block plan stage
4b Information Report
However since the applicant is proposing to develop these lands in advance of the block plan TRCA staff are requiring environmental systems-based analysis in the form of a scoped Environmental Impact Study (EIS) This EIS should provide a description of the existing condition of the site an assessment of function a description of the development proposal and evaluation of ecological impacts a description of mitigation measures and demonstration of appropriate buffers restoration measurers and a list of management monitoring recommendations
The applicant intends to address these requirements prior to staff proceeding to a Recommendation Report on the plan of subdivision and rezoning applications
Urban Design The Urban Design Brief submitted in support of the rezoning application prepared by Turner Fleischer ampTerraplan Landscape Architects dated August 12 2010 is currently being updated to reflect staffs detailed comments which include the following
The Urban Design Brief should provide for a comprehensive contextual analysis to a level of detail adequate to address the requirements policies goals and objectives described in the Secondary Plan for the Village Core and to a greater detail how they are addressed within the subject site itself Particular attention to the policy to achieve strong pedestrian connectivity to the surrounding lands is required
The Brief should establish a Main Street with a central pedestrian scaled shopping focus and well defined internal circulation network of smaller streets and blocks that encourages pedestrian travel throughout the site that provides a comfortable safe and attractive environment complete with weather protection and connectivity
In addition the Brief shall describe the unifying elements that are to be provided for all development on the site and identify the key focal buildings within the site and defineillustrate the character of the public meeting places open space and public spaces that are being referred to
Prior to proceeding with a Recommendation Report on the proposed plan of subdivision and rezoning applications a revised Urban Design Brief complete with elevations to better illustrate the urban design intent of this development proposal will be required
Proposed Servicing Sernas Associates has prepared a Functional Servicing and Stormwater Management Report dated August 2010 in support of developing these lands The applicant is proposing a temporary stormwater management pond on the south side of Street A to the east of the Bramalea Christian Fellowship church property in an area of approximately 352 acres
4b Information Report
The report states that the sanitary sewer drainage for this development can be accommodated by the Mayfield Sewage Pumping Station (MSPS) located north of Mayfield Road The proposed sanitary sewer system will connect into the MSPS via a 250mm diameter sewer extended south easterly along the boulevard of Bramalea Road
According to the report the development is within the Zone 6water distribution pressure district of the City of Brampton Water supply and fire protection can be provided by the existing 300mm diameter watermain located on Bramalea Road
This report has been circulated to City staff Region of Peel and the Toronto and Region Conservation Authority More detailed comments will be provided within the forthcoming Recommendation Report
TrafficATraffic Impact Study is currently being reviewed by the Citys TransportationPlanning section and the Region of Peel to ensure that the overall development can be accommodated by the surrounding road network They will also review the draft plan of subdivision to ensure that the required road network can be accommodated through this plan of subdivision Complete comments will be provided as part of the forthcoming Recommendation Report
Growth Management From a Growth Management perspective the proposed draft plan of subdivision is meant to facilitate the provision of a number of infrastructure elenients including a key east west collector road parkland and a temporary SWM pondThe draft plan also provides the road widening blocks necessary for wideningMayfield Road and Bramalea Road which are being reviewed by City and Regional staff for accuracy
In addition to the infrastructure requirements Growth Management is requiring a demonstration of how the jobs from this development will contribute to the overall Countryside Villages Secondary Plan target of 54 people and jobs per hectare The forthcoming Recommendation Report will address any Growth Management concerns in further detail
Public Meeting Notification AreaNotice of the Public Meeting was given by prepaid first class mail to all personsassessed in respect of land to which the proposal applies and within 900 metres of the area to which the proposal applies as shown on the last revised assessment roll and by public notification in the Brampton Guardian
4b Information Report
APPENDIX 6
SUMMARY OF RELATED REZONING APPLICATION (FILE C05E17002)
The rezoning application consists of amixed-use development intended to be the first phase of the District Retail centre within the Countryside Villages Secondary Plan
The proposal consists of eight buildings including acombination of retail service commercial and office space totalling approximately 25464 square metres (274 078 square feet) The composition includes 23345 square metres (251278 square feet) of retailservice gross floor area and 2119 square metres (22800 square feet) of office gross floor area
The size of the proposal is consistent with the intent of the Secondary Plan to allow a maximum of 25464 square metres as part of the first phase of development
South of the commercial proposal the applicant is also proposing a new east west collector road in addition to parkland and a temporary stormwater management pond to service the development
Future development blocks have been identified as part of future phases and will be incorporated as part of alarger Block Plan process for the lands bounded byBramalea Road Mayfield Road Torbram Road and Countryside Drive Attached as Appendix 7 is the Countryside Village Secondary Plan Conceptual Phasing Plan for Special Policy Area 1
As shown on Map 2 Concept Site Plan these future development blocks are as follows
bull Parcel A-089 acres at the southwest corner of the site This block is located at the northeast corner of the intersection of Bramalea Road and New Road 1 and is shown in the phase 2Conceptual Phasing Plan as a mixed-use building with residential aminimum of 5storeys above grade related to retail (6 storeys total)
bull Parcel B-097 acres at the southeast corner of the site This block is located at the northwest corner of New Road 1and Future Road and is shown in the Phase 3Conceptual Phasing Plan as amixed-use building with residential minimum 5 storeys above grade retail (6 storeys)
bull Parcel C-058 acres on the northwest corner of the site This block is located at agateway location at the southwest corner of Bramalea Road and MayfieldRoad intersection Phase 2of the Conceptual Phasing Plan indicates that this block shall be developed with office uses ata minimum of4 storeys
4b Information Report
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APPENDIX 8 ampS-H DRAFT TERTIERY
PLAN
GREEN BUFFERS
MAJOR ROAD MIXED USE
SECONDARY ROAD(RETAIL AT GRADE)
MAIN STREET
b3-v 2 THAT staff be directed to report back to Planning Design and
Development Committee with the results of the Public Meeting and a staff recommendation subsequent to the completion of the circulation of the application and a comprehensive evaluation of the proposal
BACKGROUND
Origin
This application was submitted on July 19 2011 by SmartCentres - Brampton Northeast Shopping Centres Limited
Planning Area
The subject lands are located within the Block Plan (48-3) of the Countryside Villages Secondary Plan within an area identified as the Village Core
Proposal
The applicant has submitted draft plan of subdivision (Map 1) in order to facilitate the delivery of a key municipal road and other required infrastructure that will serve the related District Retail development (Rezoning Application - File C05E17002- Map 2) and future development within the area The rezoning application went to a public meeting on February 7 2011
The proposed draft plan of subdivision will create separate blocks and a road as follows
bull Block 1 District RetailMixed Use
bull Block 2 Parkland and a Temporary Stormwater Management Pond bull Block 3 4 and 5 Street Widening blocks for Mayfield Road and Bramalea
Road
bull Street A Future Municipal Road
The proposed District Retail use development consists of eight buildings with a combination of retail service commercial and office space totalling approximately 25464 square metres (274078 square feet) The composition includes 23345 square metres (251278 square feet) of retailservice gross floor area and 2119 square metres (22800 square feet) of office gross floor area A more detailed summary of the rezoning application and the proposed District Retail uses is in Appendix 6
4b Information Report
Tgt3^
MAP 1 DRAFT PLAN OF SUBDIVISION MAP 2 CONCEPTUAL SITE PLAN
BMfOJgtlaquolt0
Property Description and Surrounding Land Use
The subject property is located on the southeast corner of Bramalea Road and Mayfield Road within the Countryside Villages Secondary Plan (SP48) Concession 5 EHS Part of Lot 17 and has the following characteristics
bull a site area of 12 hectares
bull a frontage of 268 metres along Mayfield Road and an interrupted frontage of 398 metres on Bramalea Road and
bull currently vacant with little vegetation
The surrounding land uses are described as follows
North Mayfield Road beyond which are lands located in the Town of Caledon and more specifically Mayfield Secondary School and Mayfield Recreation Complex
4b Information Report
It-H East Vacant agricultural land with a garden centre and nursery to the
east (T Vanin Nursery) at 5107 Mayfield Road The garden centre property extends southward to approximately the same depth as the subject property
South The Bramalea Christian Fellowship Church with soccer field South of the church is a watercourse corridor (tributary of the Etobicoke Creek watershed)
West A Region of Peel Water Station facility beyond which is Bramalea Road and vacant and agricultural lands with an associated farmhouse
MAP 3 LOCATION MAP
TOWN OF CALEDON
-MAYFIELD RD
CURRENT SITUATION
This subdivision is being processed together with the rezoning application to ensure the delivery of required infrastructure is coordinated with the development of the area This subdivision application will assist with the delivery of the east
4b Information Report
west collector road that will serve the proposed District Retail development as well as the entire Countryside Villages Secondary Plan (Street A)
All the studies and documents that were submitted in support of the rezoning application will be reviewed in the context of the subdivision application The rezoning application continues to advance through the development review process Further details on the rezoning application and the proposed commercial uses are attached to this report for reference along with the phasing plan identified in the Secondary Plan for the Village Core and the applicants proposed tertiary plan
Further details on the technical aspects of the subdivision application are in Appendix 6
Respectfully submitted
Dan Kraszewski MCIP RPP ittjMCJP RPP Director Land Development ImrimissiorieTrPTanning Design Services ana^D^yJelopment
Authored by Paul Aldunate
4b Information Report
APPENDICES
Appendix 1 Official Plan (Schedule A General Land Use Designations) Extract
Appendix 2 Secondary Plan (Land Use Schedule)
Appendix 3 Zoning Extract
Appendix 4 Existing Land Uses
Appendix 5 Information Summary
Appendix 6 Summary of Related Rezoning Application (File C05E17003)
Appendix 7 Countryside Villages Secondary Plan Conceptual Phasing Plan for Special Policy Area 1
Appendix 8 Draft TertiaryPlan
4b Information Report
fca-7 rOWN OF CALEDON
MAyenFI Elfcopylaquo
EXTRACT FROM SCHEDULE A(GENERAL LAND USE DESIGNATIONS) OFTHE CITY OF BRAMPTON OFFICIAL PLAN
MAJOR| | SUBJECT LAND OPENSPACE | | CITY LIMIT WATERCOURSE
RESIDENTIAL
M BRAMPTON bramptoiua Flower City
APPENDIX 1
OFFICIAL PLAN DESIGNATIONS BRAMPTON NORTHEAST SHOPPING CENTRES LIMITED
PLANNING DESIGN amp DEVELOPMENT 0 50 100 SmartCentres
Metres Drawn By CJK Date 2011 07 20 CITY FILE C05E17003
Da-8 TOWN OF CALEDON
EXTRACT FROM SCHEDULE SPA48 OFTHEDOCUMENT KNOWN ASTHE COUNTRYSIDE VILLAGES SECONDARY PLAN (Council Approved)
NATURAL HERITAGE AND ENVIRONMENTAL MANAGEMENTSUBJECT LANDS
VALLEYLAND RECREATION AND OPEN SPACESPA 48 BOUNDARY
ClTfffffL WOODLOT CITY WIDE PARK SPECIAL POLICY AREA
NP NEIGHBOURHOOD PARK STORMWATER MANAGEMENT FACILITY
ROAD NETWORK COMMERCIAL
INSTITUTIONAL CONVENIENCE RETAIL
K-5 PUBLIC JUNIOR ELEMENTARY SCHOOL SITE DR DISTRICT RETAIL
6-8 PUBLIC MIDDLE SCHOOL SITEMINOR ARTERIAL ROAD
VILLAGE CORE
SE SEPARATE ELEMENTARY SCHOOL SITECOLLECTOR
PLACE OF WORSHIPPOTENTIAL INTERSECTION IJESIDENTIALfl W
SEP SEPARATE SECONDARY SCHOOL SITE LOWMEDIUM DENSITY
MEDIUM DENSITY
APPENDIX 2 - SECONDARY PLAN DESIGNATIONSSi BRAMPTON ] BRAMPTON NORTHEAST SHOPPING bromptonco Flower City CENTRES LTD- SmartCentres PLANNING DESIGN amp DEVELOPMENT 0 Id0 200 1 I 3
Metres Drawn By Ad CITY FILE C05E17002Date 2011 01 05
V1
TOWN OF CALEDON
SUBJECT LAND INSTITUTIONAL OPEN SPACE FLOODPLAIN
ZONING BOUNDARY AGRICULTURAL
APPENDIX 3bull BRAMPTON ZONING DESIGNATIONS
biompionca Flower City BRAMPTON NORTHEAST SHOPPING CENTRES LIMITED PLANNING DESIGNamp DEVELOPMENT
SmartCentres0 50 100
Metres Drawn By CJK Date 2011 07 20 CITY FILE C05E17003
Sl^Q TOWN OFCALEDO-VRD
i i bullMAWIEIsB -
t
O a
5
i qlt CD
AERIAL PHOTO DATE SPRING 201
SUBJECT LAND INDUSTRIAL AGRICULTURAL CITY LIMITrzzi RESIDENTIAL INSTITUTIONAL OPEN SPACE
APPENDIX 4bull BRAMPTON X AERIAL amp EXISTING LAND USE
branptoncD Flower City BRAMPTON NORTHEAST SHOPPING CENTRES LIMITED PLANNING DESIGN amp DEVELOPMENT
SmartCentres 50 100
Drawn By CJKMetres CITY FILE C05E17003Date 2011 07 20
DVU APPENDIX 5
INFORMATION SUMMARY
Official Plan
The subject lands are designated as Residential and Open Space according to Schedule A - General Land-Use Designations and District Retail on Schedule A2 - Retail Structure of the Citys Official Plan An amendment to the Official Plan is not required
Secondary Plan The subject lands are designated as District Retail CityWide Park Special Policy Area 1 Collector Road and Village Core according to Schedule 48B of the Countryside Villages Secondary Plan An amendment to the Secondary Plan is not required
Zoning By-law The subject lands are zoned Agricultural - A by By-Law 270-2004 as amended An amendment to the zoning by-law is required and is being processed under separate application (C05E17002)
Documents Submitted In Support of Application bull A Draft Plan of Subdivision bull A Conceptual Site Plan bull A Planning Rationale Report prepared by Bousfields Inc dated August 2010 bull An Urban Design Brief prepared by Turner Fleischer amp Terraplan Landscape
Architects dated August 12 2010 bull A Traffic Impact Study prepared by BA Group dated August 2010 bull A Functional Servicing and Stormwater Management Report prepared by
Sernas Associates dated August 2010 bull A Draft Zoning By-law and bull A Draft Tertiary Plan (Appendix 8)
Agency Comments Received The application has been circulated to internal and external departments and agencies Complete comments and conditions received will be provided within the forthcoming Recommendation Report The following provides a summary of some of the comments and issues outlined to date
Environmental Issues
According to the Toronto and Region Conservation Authority (TRCA) the Master Environmental Servicing Plan (MESP) prepared for the Countryside Villages Secondary Plan is sufficient for the purpose of directing the development through the community block plan process with the understanding that further supporting Environmental Implementation Reports (EIRs) and Functional Servicing Reports (FSRs) would be provided at the community block plan stage
4b Information Report
However since the applicant is proposing to develop these lands in advance of the block plan TRCA staff are requiring environmental systems-based analysis in the form of a scoped Environmental Impact Study (EIS) This EIS should provide a description of the existing condition of the site an assessment of function a description of the development proposal and evaluation of ecological impacts a description of mitigation measures and demonstration of appropriate buffers restoration measurers and a list of management monitoring recommendations
The applicant intends to address these requirements prior to staff proceeding to a Recommendation Report on the plan of subdivision and rezoning applications
Urban Design The Urban Design Brief submitted in support of the rezoning application prepared by Turner Fleischer ampTerraplan Landscape Architects dated August 12 2010 is currently being updated to reflect staffs detailed comments which include the following
The Urban Design Brief should provide for a comprehensive contextual analysis to a level of detail adequate to address the requirements policies goals and objectives described in the Secondary Plan for the Village Core and to a greater detail how they are addressed within the subject site itself Particular attention to the policy to achieve strong pedestrian connectivity to the surrounding lands is required
The Brief should establish a Main Street with a central pedestrian scaled shopping focus and well defined internal circulation network of smaller streets and blocks that encourages pedestrian travel throughout the site that provides a comfortable safe and attractive environment complete with weather protection and connectivity
In addition the Brief shall describe the unifying elements that are to be provided for all development on the site and identify the key focal buildings within the site and defineillustrate the character of the public meeting places open space and public spaces that are being referred to
Prior to proceeding with a Recommendation Report on the proposed plan of subdivision and rezoning applications a revised Urban Design Brief complete with elevations to better illustrate the urban design intent of this development proposal will be required
Proposed Servicing Sernas Associates has prepared a Functional Servicing and Stormwater Management Report dated August 2010 in support of developing these lands The applicant is proposing a temporary stormwater management pond on the south side of Street A to the east of the Bramalea Christian Fellowship church property in an area of approximately 352 acres
4b Information Report
The report states that the sanitary sewer drainage for this development can be accommodated by the Mayfield Sewage Pumping Station (MSPS) located north of Mayfield Road The proposed sanitary sewer system will connect into the MSPS via a 250mm diameter sewer extended south easterly along the boulevard of Bramalea Road
According to the report the development is within the Zone 6water distribution pressure district of the City of Brampton Water supply and fire protection can be provided by the existing 300mm diameter watermain located on Bramalea Road
This report has been circulated to City staff Region of Peel and the Toronto and Region Conservation Authority More detailed comments will be provided within the forthcoming Recommendation Report
TrafficATraffic Impact Study is currently being reviewed by the Citys TransportationPlanning section and the Region of Peel to ensure that the overall development can be accommodated by the surrounding road network They will also review the draft plan of subdivision to ensure that the required road network can be accommodated through this plan of subdivision Complete comments will be provided as part of the forthcoming Recommendation Report
Growth Management From a Growth Management perspective the proposed draft plan of subdivision is meant to facilitate the provision of a number of infrastructure elenients including a key east west collector road parkland and a temporary SWM pondThe draft plan also provides the road widening blocks necessary for wideningMayfield Road and Bramalea Road which are being reviewed by City and Regional staff for accuracy
In addition to the infrastructure requirements Growth Management is requiring a demonstration of how the jobs from this development will contribute to the overall Countryside Villages Secondary Plan target of 54 people and jobs per hectare The forthcoming Recommendation Report will address any Growth Management concerns in further detail
Public Meeting Notification AreaNotice of the Public Meeting was given by prepaid first class mail to all personsassessed in respect of land to which the proposal applies and within 900 metres of the area to which the proposal applies as shown on the last revised assessment roll and by public notification in the Brampton Guardian
4b Information Report
APPENDIX 6
SUMMARY OF RELATED REZONING APPLICATION (FILE C05E17002)
The rezoning application consists of amixed-use development intended to be the first phase of the District Retail centre within the Countryside Villages Secondary Plan
The proposal consists of eight buildings including acombination of retail service commercial and office space totalling approximately 25464 square metres (274 078 square feet) The composition includes 23345 square metres (251278 square feet) of retailservice gross floor area and 2119 square metres (22800 square feet) of office gross floor area
The size of the proposal is consistent with the intent of the Secondary Plan to allow a maximum of 25464 square metres as part of the first phase of development
South of the commercial proposal the applicant is also proposing a new east west collector road in addition to parkland and a temporary stormwater management pond to service the development
Future development blocks have been identified as part of future phases and will be incorporated as part of alarger Block Plan process for the lands bounded byBramalea Road Mayfield Road Torbram Road and Countryside Drive Attached as Appendix 7 is the Countryside Village Secondary Plan Conceptual Phasing Plan for Special Policy Area 1
As shown on Map 2 Concept Site Plan these future development blocks are as follows
bull Parcel A-089 acres at the southwest corner of the site This block is located at the northeast corner of the intersection of Bramalea Road and New Road 1 and is shown in the phase 2Conceptual Phasing Plan as a mixed-use building with residential aminimum of 5storeys above grade related to retail (6 storeys total)
bull Parcel B-097 acres at the southeast corner of the site This block is located at the northwest corner of New Road 1and Future Road and is shown in the Phase 3Conceptual Phasing Plan as amixed-use building with residential minimum 5 storeys above grade retail (6 storeys)
bull Parcel C-058 acres on the northwest corner of the site This block is located at agateway location at the southwest corner of Bramalea Road and MayfieldRoad intersection Phase 2of the Conceptual Phasing Plan indicates that this block shall be developed with office uses ata minimum of4 storeys
4b Information Report
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APPENDIX 8 ampS-H DRAFT TERTIERY
PLAN
GREEN BUFFERS
MAJOR ROAD MIXED USE
SECONDARY ROAD(RETAIL AT GRADE)
MAIN STREET
Tgt3^
MAP 1 DRAFT PLAN OF SUBDIVISION MAP 2 CONCEPTUAL SITE PLAN
BMfOJgtlaquolt0
Property Description and Surrounding Land Use
The subject property is located on the southeast corner of Bramalea Road and Mayfield Road within the Countryside Villages Secondary Plan (SP48) Concession 5 EHS Part of Lot 17 and has the following characteristics
bull a site area of 12 hectares
bull a frontage of 268 metres along Mayfield Road and an interrupted frontage of 398 metres on Bramalea Road and
bull currently vacant with little vegetation
The surrounding land uses are described as follows
North Mayfield Road beyond which are lands located in the Town of Caledon and more specifically Mayfield Secondary School and Mayfield Recreation Complex
4b Information Report
It-H East Vacant agricultural land with a garden centre and nursery to the
east (T Vanin Nursery) at 5107 Mayfield Road The garden centre property extends southward to approximately the same depth as the subject property
South The Bramalea Christian Fellowship Church with soccer field South of the church is a watercourse corridor (tributary of the Etobicoke Creek watershed)
West A Region of Peel Water Station facility beyond which is Bramalea Road and vacant and agricultural lands with an associated farmhouse
MAP 3 LOCATION MAP
TOWN OF CALEDON
-MAYFIELD RD
CURRENT SITUATION
This subdivision is being processed together with the rezoning application to ensure the delivery of required infrastructure is coordinated with the development of the area This subdivision application will assist with the delivery of the east
4b Information Report
west collector road that will serve the proposed District Retail development as well as the entire Countryside Villages Secondary Plan (Street A)
All the studies and documents that were submitted in support of the rezoning application will be reviewed in the context of the subdivision application The rezoning application continues to advance through the development review process Further details on the rezoning application and the proposed commercial uses are attached to this report for reference along with the phasing plan identified in the Secondary Plan for the Village Core and the applicants proposed tertiary plan
Further details on the technical aspects of the subdivision application are in Appendix 6
Respectfully submitted
Dan Kraszewski MCIP RPP ittjMCJP RPP Director Land Development ImrimissiorieTrPTanning Design Services ana^D^yJelopment
Authored by Paul Aldunate
4b Information Report
APPENDICES
Appendix 1 Official Plan (Schedule A General Land Use Designations) Extract
Appendix 2 Secondary Plan (Land Use Schedule)
Appendix 3 Zoning Extract
Appendix 4 Existing Land Uses
Appendix 5 Information Summary
Appendix 6 Summary of Related Rezoning Application (File C05E17003)
Appendix 7 Countryside Villages Secondary Plan Conceptual Phasing Plan for Special Policy Area 1
Appendix 8 Draft TertiaryPlan
4b Information Report
fca-7 rOWN OF CALEDON
MAyenFI Elfcopylaquo
EXTRACT FROM SCHEDULE A(GENERAL LAND USE DESIGNATIONS) OFTHE CITY OF BRAMPTON OFFICIAL PLAN
MAJOR| | SUBJECT LAND OPENSPACE | | CITY LIMIT WATERCOURSE
RESIDENTIAL
M BRAMPTON bramptoiua Flower City
APPENDIX 1
OFFICIAL PLAN DESIGNATIONS BRAMPTON NORTHEAST SHOPPING CENTRES LIMITED
PLANNING DESIGN amp DEVELOPMENT 0 50 100 SmartCentres
Metres Drawn By CJK Date 2011 07 20 CITY FILE C05E17003
Da-8 TOWN OF CALEDON
EXTRACT FROM SCHEDULE SPA48 OFTHEDOCUMENT KNOWN ASTHE COUNTRYSIDE VILLAGES SECONDARY PLAN (Council Approved)
NATURAL HERITAGE AND ENVIRONMENTAL MANAGEMENTSUBJECT LANDS
VALLEYLAND RECREATION AND OPEN SPACESPA 48 BOUNDARY
ClTfffffL WOODLOT CITY WIDE PARK SPECIAL POLICY AREA
NP NEIGHBOURHOOD PARK STORMWATER MANAGEMENT FACILITY
ROAD NETWORK COMMERCIAL
INSTITUTIONAL CONVENIENCE RETAIL
K-5 PUBLIC JUNIOR ELEMENTARY SCHOOL SITE DR DISTRICT RETAIL
6-8 PUBLIC MIDDLE SCHOOL SITEMINOR ARTERIAL ROAD
VILLAGE CORE
SE SEPARATE ELEMENTARY SCHOOL SITECOLLECTOR
PLACE OF WORSHIPPOTENTIAL INTERSECTION IJESIDENTIALfl W
SEP SEPARATE SECONDARY SCHOOL SITE LOWMEDIUM DENSITY
MEDIUM DENSITY
APPENDIX 2 - SECONDARY PLAN DESIGNATIONSSi BRAMPTON ] BRAMPTON NORTHEAST SHOPPING bromptonco Flower City CENTRES LTD- SmartCentres PLANNING DESIGN amp DEVELOPMENT 0 Id0 200 1 I 3
Metres Drawn By Ad CITY FILE C05E17002Date 2011 01 05
V1
TOWN OF CALEDON
SUBJECT LAND INSTITUTIONAL OPEN SPACE FLOODPLAIN
ZONING BOUNDARY AGRICULTURAL
APPENDIX 3bull BRAMPTON ZONING DESIGNATIONS
biompionca Flower City BRAMPTON NORTHEAST SHOPPING CENTRES LIMITED PLANNING DESIGNamp DEVELOPMENT
SmartCentres0 50 100
Metres Drawn By CJK Date 2011 07 20 CITY FILE C05E17003
Sl^Q TOWN OFCALEDO-VRD
i i bullMAWIEIsB -
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5
i qlt CD
AERIAL PHOTO DATE SPRING 201
SUBJECT LAND INDUSTRIAL AGRICULTURAL CITY LIMITrzzi RESIDENTIAL INSTITUTIONAL OPEN SPACE
APPENDIX 4bull BRAMPTON X AERIAL amp EXISTING LAND USE
branptoncD Flower City BRAMPTON NORTHEAST SHOPPING CENTRES LIMITED PLANNING DESIGN amp DEVELOPMENT
SmartCentres 50 100
Drawn By CJKMetres CITY FILE C05E17003Date 2011 07 20
DVU APPENDIX 5
INFORMATION SUMMARY
Official Plan
The subject lands are designated as Residential and Open Space according to Schedule A - General Land-Use Designations and District Retail on Schedule A2 - Retail Structure of the Citys Official Plan An amendment to the Official Plan is not required
Secondary Plan The subject lands are designated as District Retail CityWide Park Special Policy Area 1 Collector Road and Village Core according to Schedule 48B of the Countryside Villages Secondary Plan An amendment to the Secondary Plan is not required
Zoning By-law The subject lands are zoned Agricultural - A by By-Law 270-2004 as amended An amendment to the zoning by-law is required and is being processed under separate application (C05E17002)
Documents Submitted In Support of Application bull A Draft Plan of Subdivision bull A Conceptual Site Plan bull A Planning Rationale Report prepared by Bousfields Inc dated August 2010 bull An Urban Design Brief prepared by Turner Fleischer amp Terraplan Landscape
Architects dated August 12 2010 bull A Traffic Impact Study prepared by BA Group dated August 2010 bull A Functional Servicing and Stormwater Management Report prepared by
Sernas Associates dated August 2010 bull A Draft Zoning By-law and bull A Draft Tertiary Plan (Appendix 8)
Agency Comments Received The application has been circulated to internal and external departments and agencies Complete comments and conditions received will be provided within the forthcoming Recommendation Report The following provides a summary of some of the comments and issues outlined to date
Environmental Issues
According to the Toronto and Region Conservation Authority (TRCA) the Master Environmental Servicing Plan (MESP) prepared for the Countryside Villages Secondary Plan is sufficient for the purpose of directing the development through the community block plan process with the understanding that further supporting Environmental Implementation Reports (EIRs) and Functional Servicing Reports (FSRs) would be provided at the community block plan stage
4b Information Report
However since the applicant is proposing to develop these lands in advance of the block plan TRCA staff are requiring environmental systems-based analysis in the form of a scoped Environmental Impact Study (EIS) This EIS should provide a description of the existing condition of the site an assessment of function a description of the development proposal and evaluation of ecological impacts a description of mitigation measures and demonstration of appropriate buffers restoration measurers and a list of management monitoring recommendations
The applicant intends to address these requirements prior to staff proceeding to a Recommendation Report on the plan of subdivision and rezoning applications
Urban Design The Urban Design Brief submitted in support of the rezoning application prepared by Turner Fleischer ampTerraplan Landscape Architects dated August 12 2010 is currently being updated to reflect staffs detailed comments which include the following
The Urban Design Brief should provide for a comprehensive contextual analysis to a level of detail adequate to address the requirements policies goals and objectives described in the Secondary Plan for the Village Core and to a greater detail how they are addressed within the subject site itself Particular attention to the policy to achieve strong pedestrian connectivity to the surrounding lands is required
The Brief should establish a Main Street with a central pedestrian scaled shopping focus and well defined internal circulation network of smaller streets and blocks that encourages pedestrian travel throughout the site that provides a comfortable safe and attractive environment complete with weather protection and connectivity
In addition the Brief shall describe the unifying elements that are to be provided for all development on the site and identify the key focal buildings within the site and defineillustrate the character of the public meeting places open space and public spaces that are being referred to
Prior to proceeding with a Recommendation Report on the proposed plan of subdivision and rezoning applications a revised Urban Design Brief complete with elevations to better illustrate the urban design intent of this development proposal will be required
Proposed Servicing Sernas Associates has prepared a Functional Servicing and Stormwater Management Report dated August 2010 in support of developing these lands The applicant is proposing a temporary stormwater management pond on the south side of Street A to the east of the Bramalea Christian Fellowship church property in an area of approximately 352 acres
4b Information Report
The report states that the sanitary sewer drainage for this development can be accommodated by the Mayfield Sewage Pumping Station (MSPS) located north of Mayfield Road The proposed sanitary sewer system will connect into the MSPS via a 250mm diameter sewer extended south easterly along the boulevard of Bramalea Road
According to the report the development is within the Zone 6water distribution pressure district of the City of Brampton Water supply and fire protection can be provided by the existing 300mm diameter watermain located on Bramalea Road
This report has been circulated to City staff Region of Peel and the Toronto and Region Conservation Authority More detailed comments will be provided within the forthcoming Recommendation Report
TrafficATraffic Impact Study is currently being reviewed by the Citys TransportationPlanning section and the Region of Peel to ensure that the overall development can be accommodated by the surrounding road network They will also review the draft plan of subdivision to ensure that the required road network can be accommodated through this plan of subdivision Complete comments will be provided as part of the forthcoming Recommendation Report
Growth Management From a Growth Management perspective the proposed draft plan of subdivision is meant to facilitate the provision of a number of infrastructure elenients including a key east west collector road parkland and a temporary SWM pondThe draft plan also provides the road widening blocks necessary for wideningMayfield Road and Bramalea Road which are being reviewed by City and Regional staff for accuracy
In addition to the infrastructure requirements Growth Management is requiring a demonstration of how the jobs from this development will contribute to the overall Countryside Villages Secondary Plan target of 54 people and jobs per hectare The forthcoming Recommendation Report will address any Growth Management concerns in further detail
Public Meeting Notification AreaNotice of the Public Meeting was given by prepaid first class mail to all personsassessed in respect of land to which the proposal applies and within 900 metres of the area to which the proposal applies as shown on the last revised assessment roll and by public notification in the Brampton Guardian
4b Information Report
APPENDIX 6
SUMMARY OF RELATED REZONING APPLICATION (FILE C05E17002)
The rezoning application consists of amixed-use development intended to be the first phase of the District Retail centre within the Countryside Villages Secondary Plan
The proposal consists of eight buildings including acombination of retail service commercial and office space totalling approximately 25464 square metres (274 078 square feet) The composition includes 23345 square metres (251278 square feet) of retailservice gross floor area and 2119 square metres (22800 square feet) of office gross floor area
The size of the proposal is consistent with the intent of the Secondary Plan to allow a maximum of 25464 square metres as part of the first phase of development
South of the commercial proposal the applicant is also proposing a new east west collector road in addition to parkland and a temporary stormwater management pond to service the development
Future development blocks have been identified as part of future phases and will be incorporated as part of alarger Block Plan process for the lands bounded byBramalea Road Mayfield Road Torbram Road and Countryside Drive Attached as Appendix 7 is the Countryside Village Secondary Plan Conceptual Phasing Plan for Special Policy Area 1
As shown on Map 2 Concept Site Plan these future development blocks are as follows
bull Parcel A-089 acres at the southwest corner of the site This block is located at the northeast corner of the intersection of Bramalea Road and New Road 1 and is shown in the phase 2Conceptual Phasing Plan as a mixed-use building with residential aminimum of 5storeys above grade related to retail (6 storeys total)
bull Parcel B-097 acres at the southeast corner of the site This block is located at the northwest corner of New Road 1and Future Road and is shown in the Phase 3Conceptual Phasing Plan as amixed-use building with residential minimum 5 storeys above grade retail (6 storeys)
bull Parcel C-058 acres on the northwest corner of the site This block is located at agateway location at the southwest corner of Bramalea Road and MayfieldRoad intersection Phase 2of the Conceptual Phasing Plan indicates that this block shall be developed with office uses ata minimum of4 storeys
4b Information Report
S-5
CONCEPTUAL SITE PLAN
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APPENDIX 8 ampS-H DRAFT TERTIERY
PLAN
GREEN BUFFERS
MAJOR ROAD MIXED USE
SECONDARY ROAD(RETAIL AT GRADE)
MAIN STREET
It-H East Vacant agricultural land with a garden centre and nursery to the
east (T Vanin Nursery) at 5107 Mayfield Road The garden centre property extends southward to approximately the same depth as the subject property
South The Bramalea Christian Fellowship Church with soccer field South of the church is a watercourse corridor (tributary of the Etobicoke Creek watershed)
West A Region of Peel Water Station facility beyond which is Bramalea Road and vacant and agricultural lands with an associated farmhouse
MAP 3 LOCATION MAP
TOWN OF CALEDON
-MAYFIELD RD
CURRENT SITUATION
This subdivision is being processed together with the rezoning application to ensure the delivery of required infrastructure is coordinated with the development of the area This subdivision application will assist with the delivery of the east
4b Information Report
west collector road that will serve the proposed District Retail development as well as the entire Countryside Villages Secondary Plan (Street A)
All the studies and documents that were submitted in support of the rezoning application will be reviewed in the context of the subdivision application The rezoning application continues to advance through the development review process Further details on the rezoning application and the proposed commercial uses are attached to this report for reference along with the phasing plan identified in the Secondary Plan for the Village Core and the applicants proposed tertiary plan
Further details on the technical aspects of the subdivision application are in Appendix 6
Respectfully submitted
Dan Kraszewski MCIP RPP ittjMCJP RPP Director Land Development ImrimissiorieTrPTanning Design Services ana^D^yJelopment
Authored by Paul Aldunate
4b Information Report
APPENDICES
Appendix 1 Official Plan (Schedule A General Land Use Designations) Extract
Appendix 2 Secondary Plan (Land Use Schedule)
Appendix 3 Zoning Extract
Appendix 4 Existing Land Uses
Appendix 5 Information Summary
Appendix 6 Summary of Related Rezoning Application (File C05E17003)
Appendix 7 Countryside Villages Secondary Plan Conceptual Phasing Plan for Special Policy Area 1
Appendix 8 Draft TertiaryPlan
4b Information Report
fca-7 rOWN OF CALEDON
MAyenFI Elfcopylaquo
EXTRACT FROM SCHEDULE A(GENERAL LAND USE DESIGNATIONS) OFTHE CITY OF BRAMPTON OFFICIAL PLAN
MAJOR| | SUBJECT LAND OPENSPACE | | CITY LIMIT WATERCOURSE
RESIDENTIAL
M BRAMPTON bramptoiua Flower City
APPENDIX 1
OFFICIAL PLAN DESIGNATIONS BRAMPTON NORTHEAST SHOPPING CENTRES LIMITED
PLANNING DESIGN amp DEVELOPMENT 0 50 100 SmartCentres
Metres Drawn By CJK Date 2011 07 20 CITY FILE C05E17003
Da-8 TOWN OF CALEDON
EXTRACT FROM SCHEDULE SPA48 OFTHEDOCUMENT KNOWN ASTHE COUNTRYSIDE VILLAGES SECONDARY PLAN (Council Approved)
NATURAL HERITAGE AND ENVIRONMENTAL MANAGEMENTSUBJECT LANDS
VALLEYLAND RECREATION AND OPEN SPACESPA 48 BOUNDARY
ClTfffffL WOODLOT CITY WIDE PARK SPECIAL POLICY AREA
NP NEIGHBOURHOOD PARK STORMWATER MANAGEMENT FACILITY
ROAD NETWORK COMMERCIAL
INSTITUTIONAL CONVENIENCE RETAIL
K-5 PUBLIC JUNIOR ELEMENTARY SCHOOL SITE DR DISTRICT RETAIL
6-8 PUBLIC MIDDLE SCHOOL SITEMINOR ARTERIAL ROAD
VILLAGE CORE
SE SEPARATE ELEMENTARY SCHOOL SITECOLLECTOR
PLACE OF WORSHIPPOTENTIAL INTERSECTION IJESIDENTIALfl W
SEP SEPARATE SECONDARY SCHOOL SITE LOWMEDIUM DENSITY
MEDIUM DENSITY
APPENDIX 2 - SECONDARY PLAN DESIGNATIONSSi BRAMPTON ] BRAMPTON NORTHEAST SHOPPING bromptonco Flower City CENTRES LTD- SmartCentres PLANNING DESIGN amp DEVELOPMENT 0 Id0 200 1 I 3
Metres Drawn By Ad CITY FILE C05E17002Date 2011 01 05
V1
TOWN OF CALEDON
SUBJECT LAND INSTITUTIONAL OPEN SPACE FLOODPLAIN
ZONING BOUNDARY AGRICULTURAL
APPENDIX 3bull BRAMPTON ZONING DESIGNATIONS
biompionca Flower City BRAMPTON NORTHEAST SHOPPING CENTRES LIMITED PLANNING DESIGNamp DEVELOPMENT
SmartCentres0 50 100
Metres Drawn By CJK Date 2011 07 20 CITY FILE C05E17003
Sl^Q TOWN OFCALEDO-VRD
i i bullMAWIEIsB -
t
O a
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AERIAL PHOTO DATE SPRING 201
SUBJECT LAND INDUSTRIAL AGRICULTURAL CITY LIMITrzzi RESIDENTIAL INSTITUTIONAL OPEN SPACE
APPENDIX 4bull BRAMPTON X AERIAL amp EXISTING LAND USE
branptoncD Flower City BRAMPTON NORTHEAST SHOPPING CENTRES LIMITED PLANNING DESIGN amp DEVELOPMENT
SmartCentres 50 100
Drawn By CJKMetres CITY FILE C05E17003Date 2011 07 20
DVU APPENDIX 5
INFORMATION SUMMARY
Official Plan
The subject lands are designated as Residential and Open Space according to Schedule A - General Land-Use Designations and District Retail on Schedule A2 - Retail Structure of the Citys Official Plan An amendment to the Official Plan is not required
Secondary Plan The subject lands are designated as District Retail CityWide Park Special Policy Area 1 Collector Road and Village Core according to Schedule 48B of the Countryside Villages Secondary Plan An amendment to the Secondary Plan is not required
Zoning By-law The subject lands are zoned Agricultural - A by By-Law 270-2004 as amended An amendment to the zoning by-law is required and is being processed under separate application (C05E17002)
Documents Submitted In Support of Application bull A Draft Plan of Subdivision bull A Conceptual Site Plan bull A Planning Rationale Report prepared by Bousfields Inc dated August 2010 bull An Urban Design Brief prepared by Turner Fleischer amp Terraplan Landscape
Architects dated August 12 2010 bull A Traffic Impact Study prepared by BA Group dated August 2010 bull A Functional Servicing and Stormwater Management Report prepared by
Sernas Associates dated August 2010 bull A Draft Zoning By-law and bull A Draft Tertiary Plan (Appendix 8)
Agency Comments Received The application has been circulated to internal and external departments and agencies Complete comments and conditions received will be provided within the forthcoming Recommendation Report The following provides a summary of some of the comments and issues outlined to date
Environmental Issues
According to the Toronto and Region Conservation Authority (TRCA) the Master Environmental Servicing Plan (MESP) prepared for the Countryside Villages Secondary Plan is sufficient for the purpose of directing the development through the community block plan process with the understanding that further supporting Environmental Implementation Reports (EIRs) and Functional Servicing Reports (FSRs) would be provided at the community block plan stage
4b Information Report
However since the applicant is proposing to develop these lands in advance of the block plan TRCA staff are requiring environmental systems-based analysis in the form of a scoped Environmental Impact Study (EIS) This EIS should provide a description of the existing condition of the site an assessment of function a description of the development proposal and evaluation of ecological impacts a description of mitigation measures and demonstration of appropriate buffers restoration measurers and a list of management monitoring recommendations
The applicant intends to address these requirements prior to staff proceeding to a Recommendation Report on the plan of subdivision and rezoning applications
Urban Design The Urban Design Brief submitted in support of the rezoning application prepared by Turner Fleischer ampTerraplan Landscape Architects dated August 12 2010 is currently being updated to reflect staffs detailed comments which include the following
The Urban Design Brief should provide for a comprehensive contextual analysis to a level of detail adequate to address the requirements policies goals and objectives described in the Secondary Plan for the Village Core and to a greater detail how they are addressed within the subject site itself Particular attention to the policy to achieve strong pedestrian connectivity to the surrounding lands is required
The Brief should establish a Main Street with a central pedestrian scaled shopping focus and well defined internal circulation network of smaller streets and blocks that encourages pedestrian travel throughout the site that provides a comfortable safe and attractive environment complete with weather protection and connectivity
In addition the Brief shall describe the unifying elements that are to be provided for all development on the site and identify the key focal buildings within the site and defineillustrate the character of the public meeting places open space and public spaces that are being referred to
Prior to proceeding with a Recommendation Report on the proposed plan of subdivision and rezoning applications a revised Urban Design Brief complete with elevations to better illustrate the urban design intent of this development proposal will be required
Proposed Servicing Sernas Associates has prepared a Functional Servicing and Stormwater Management Report dated August 2010 in support of developing these lands The applicant is proposing a temporary stormwater management pond on the south side of Street A to the east of the Bramalea Christian Fellowship church property in an area of approximately 352 acres
4b Information Report
The report states that the sanitary sewer drainage for this development can be accommodated by the Mayfield Sewage Pumping Station (MSPS) located north of Mayfield Road The proposed sanitary sewer system will connect into the MSPS via a 250mm diameter sewer extended south easterly along the boulevard of Bramalea Road
According to the report the development is within the Zone 6water distribution pressure district of the City of Brampton Water supply and fire protection can be provided by the existing 300mm diameter watermain located on Bramalea Road
This report has been circulated to City staff Region of Peel and the Toronto and Region Conservation Authority More detailed comments will be provided within the forthcoming Recommendation Report
TrafficATraffic Impact Study is currently being reviewed by the Citys TransportationPlanning section and the Region of Peel to ensure that the overall development can be accommodated by the surrounding road network They will also review the draft plan of subdivision to ensure that the required road network can be accommodated through this plan of subdivision Complete comments will be provided as part of the forthcoming Recommendation Report
Growth Management From a Growth Management perspective the proposed draft plan of subdivision is meant to facilitate the provision of a number of infrastructure elenients including a key east west collector road parkland and a temporary SWM pondThe draft plan also provides the road widening blocks necessary for wideningMayfield Road and Bramalea Road which are being reviewed by City and Regional staff for accuracy
In addition to the infrastructure requirements Growth Management is requiring a demonstration of how the jobs from this development will contribute to the overall Countryside Villages Secondary Plan target of 54 people and jobs per hectare The forthcoming Recommendation Report will address any Growth Management concerns in further detail
Public Meeting Notification AreaNotice of the Public Meeting was given by prepaid first class mail to all personsassessed in respect of land to which the proposal applies and within 900 metres of the area to which the proposal applies as shown on the last revised assessment roll and by public notification in the Brampton Guardian
4b Information Report
APPENDIX 6
SUMMARY OF RELATED REZONING APPLICATION (FILE C05E17002)
The rezoning application consists of amixed-use development intended to be the first phase of the District Retail centre within the Countryside Villages Secondary Plan
The proposal consists of eight buildings including acombination of retail service commercial and office space totalling approximately 25464 square metres (274 078 square feet) The composition includes 23345 square metres (251278 square feet) of retailservice gross floor area and 2119 square metres (22800 square feet) of office gross floor area
The size of the proposal is consistent with the intent of the Secondary Plan to allow a maximum of 25464 square metres as part of the first phase of development
South of the commercial proposal the applicant is also proposing a new east west collector road in addition to parkland and a temporary stormwater management pond to service the development
Future development blocks have been identified as part of future phases and will be incorporated as part of alarger Block Plan process for the lands bounded byBramalea Road Mayfield Road Torbram Road and Countryside Drive Attached as Appendix 7 is the Countryside Village Secondary Plan Conceptual Phasing Plan for Special Policy Area 1
As shown on Map 2 Concept Site Plan these future development blocks are as follows
bull Parcel A-089 acres at the southwest corner of the site This block is located at the northeast corner of the intersection of Bramalea Road and New Road 1 and is shown in the phase 2Conceptual Phasing Plan as a mixed-use building with residential aminimum of 5storeys above grade related to retail (6 storeys total)
bull Parcel B-097 acres at the southeast corner of the site This block is located at the northwest corner of New Road 1and Future Road and is shown in the Phase 3Conceptual Phasing Plan as amixed-use building with residential minimum 5 storeys above grade retail (6 storeys)
bull Parcel C-058 acres on the northwest corner of the site This block is located at agateway location at the southwest corner of Bramalea Road and MayfieldRoad intersection Phase 2of the Conceptual Phasing Plan indicates that this block shall be developed with office uses ata minimum of4 storeys
4b Information Report
S-5
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APPENDIX 8 ampS-H DRAFT TERTIERY
PLAN
GREEN BUFFERS
MAJOR ROAD MIXED USE
SECONDARY ROAD(RETAIL AT GRADE)
MAIN STREET
west collector road that will serve the proposed District Retail development as well as the entire Countryside Villages Secondary Plan (Street A)
All the studies and documents that were submitted in support of the rezoning application will be reviewed in the context of the subdivision application The rezoning application continues to advance through the development review process Further details on the rezoning application and the proposed commercial uses are attached to this report for reference along with the phasing plan identified in the Secondary Plan for the Village Core and the applicants proposed tertiary plan
Further details on the technical aspects of the subdivision application are in Appendix 6
Respectfully submitted
Dan Kraszewski MCIP RPP ittjMCJP RPP Director Land Development ImrimissiorieTrPTanning Design Services ana^D^yJelopment
Authored by Paul Aldunate
4b Information Report
APPENDICES
Appendix 1 Official Plan (Schedule A General Land Use Designations) Extract
Appendix 2 Secondary Plan (Land Use Schedule)
Appendix 3 Zoning Extract
Appendix 4 Existing Land Uses
Appendix 5 Information Summary
Appendix 6 Summary of Related Rezoning Application (File C05E17003)
Appendix 7 Countryside Villages Secondary Plan Conceptual Phasing Plan for Special Policy Area 1
Appendix 8 Draft TertiaryPlan
4b Information Report
fca-7 rOWN OF CALEDON
MAyenFI Elfcopylaquo
EXTRACT FROM SCHEDULE A(GENERAL LAND USE DESIGNATIONS) OFTHE CITY OF BRAMPTON OFFICIAL PLAN
MAJOR| | SUBJECT LAND OPENSPACE | | CITY LIMIT WATERCOURSE
RESIDENTIAL
M BRAMPTON bramptoiua Flower City
APPENDIX 1
OFFICIAL PLAN DESIGNATIONS BRAMPTON NORTHEAST SHOPPING CENTRES LIMITED
PLANNING DESIGN amp DEVELOPMENT 0 50 100 SmartCentres
Metres Drawn By CJK Date 2011 07 20 CITY FILE C05E17003
Da-8 TOWN OF CALEDON
EXTRACT FROM SCHEDULE SPA48 OFTHEDOCUMENT KNOWN ASTHE COUNTRYSIDE VILLAGES SECONDARY PLAN (Council Approved)
NATURAL HERITAGE AND ENVIRONMENTAL MANAGEMENTSUBJECT LANDS
VALLEYLAND RECREATION AND OPEN SPACESPA 48 BOUNDARY
ClTfffffL WOODLOT CITY WIDE PARK SPECIAL POLICY AREA
NP NEIGHBOURHOOD PARK STORMWATER MANAGEMENT FACILITY
ROAD NETWORK COMMERCIAL
INSTITUTIONAL CONVENIENCE RETAIL
K-5 PUBLIC JUNIOR ELEMENTARY SCHOOL SITE DR DISTRICT RETAIL
6-8 PUBLIC MIDDLE SCHOOL SITEMINOR ARTERIAL ROAD
VILLAGE CORE
SE SEPARATE ELEMENTARY SCHOOL SITECOLLECTOR
PLACE OF WORSHIPPOTENTIAL INTERSECTION IJESIDENTIALfl W
SEP SEPARATE SECONDARY SCHOOL SITE LOWMEDIUM DENSITY
MEDIUM DENSITY
APPENDIX 2 - SECONDARY PLAN DESIGNATIONSSi BRAMPTON ] BRAMPTON NORTHEAST SHOPPING bromptonco Flower City CENTRES LTD- SmartCentres PLANNING DESIGN amp DEVELOPMENT 0 Id0 200 1 I 3
Metres Drawn By Ad CITY FILE C05E17002Date 2011 01 05
V1
TOWN OF CALEDON
SUBJECT LAND INSTITUTIONAL OPEN SPACE FLOODPLAIN
ZONING BOUNDARY AGRICULTURAL
APPENDIX 3bull BRAMPTON ZONING DESIGNATIONS
biompionca Flower City BRAMPTON NORTHEAST SHOPPING CENTRES LIMITED PLANNING DESIGNamp DEVELOPMENT
SmartCentres0 50 100
Metres Drawn By CJK Date 2011 07 20 CITY FILE C05E17003
Sl^Q TOWN OFCALEDO-VRD
i i bullMAWIEIsB -
t
O a
5
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AERIAL PHOTO DATE SPRING 201
SUBJECT LAND INDUSTRIAL AGRICULTURAL CITY LIMITrzzi RESIDENTIAL INSTITUTIONAL OPEN SPACE
APPENDIX 4bull BRAMPTON X AERIAL amp EXISTING LAND USE
branptoncD Flower City BRAMPTON NORTHEAST SHOPPING CENTRES LIMITED PLANNING DESIGN amp DEVELOPMENT
SmartCentres 50 100
Drawn By CJKMetres CITY FILE C05E17003Date 2011 07 20
DVU APPENDIX 5
INFORMATION SUMMARY
Official Plan
The subject lands are designated as Residential and Open Space according to Schedule A - General Land-Use Designations and District Retail on Schedule A2 - Retail Structure of the Citys Official Plan An amendment to the Official Plan is not required
Secondary Plan The subject lands are designated as District Retail CityWide Park Special Policy Area 1 Collector Road and Village Core according to Schedule 48B of the Countryside Villages Secondary Plan An amendment to the Secondary Plan is not required
Zoning By-law The subject lands are zoned Agricultural - A by By-Law 270-2004 as amended An amendment to the zoning by-law is required and is being processed under separate application (C05E17002)
Documents Submitted In Support of Application bull A Draft Plan of Subdivision bull A Conceptual Site Plan bull A Planning Rationale Report prepared by Bousfields Inc dated August 2010 bull An Urban Design Brief prepared by Turner Fleischer amp Terraplan Landscape
Architects dated August 12 2010 bull A Traffic Impact Study prepared by BA Group dated August 2010 bull A Functional Servicing and Stormwater Management Report prepared by
Sernas Associates dated August 2010 bull A Draft Zoning By-law and bull A Draft Tertiary Plan (Appendix 8)
Agency Comments Received The application has been circulated to internal and external departments and agencies Complete comments and conditions received will be provided within the forthcoming Recommendation Report The following provides a summary of some of the comments and issues outlined to date
Environmental Issues
According to the Toronto and Region Conservation Authority (TRCA) the Master Environmental Servicing Plan (MESP) prepared for the Countryside Villages Secondary Plan is sufficient for the purpose of directing the development through the community block plan process with the understanding that further supporting Environmental Implementation Reports (EIRs) and Functional Servicing Reports (FSRs) would be provided at the community block plan stage
4b Information Report
However since the applicant is proposing to develop these lands in advance of the block plan TRCA staff are requiring environmental systems-based analysis in the form of a scoped Environmental Impact Study (EIS) This EIS should provide a description of the existing condition of the site an assessment of function a description of the development proposal and evaluation of ecological impacts a description of mitigation measures and demonstration of appropriate buffers restoration measurers and a list of management monitoring recommendations
The applicant intends to address these requirements prior to staff proceeding to a Recommendation Report on the plan of subdivision and rezoning applications
Urban Design The Urban Design Brief submitted in support of the rezoning application prepared by Turner Fleischer ampTerraplan Landscape Architects dated August 12 2010 is currently being updated to reflect staffs detailed comments which include the following
The Urban Design Brief should provide for a comprehensive contextual analysis to a level of detail adequate to address the requirements policies goals and objectives described in the Secondary Plan for the Village Core and to a greater detail how they are addressed within the subject site itself Particular attention to the policy to achieve strong pedestrian connectivity to the surrounding lands is required
The Brief should establish a Main Street with a central pedestrian scaled shopping focus and well defined internal circulation network of smaller streets and blocks that encourages pedestrian travel throughout the site that provides a comfortable safe and attractive environment complete with weather protection and connectivity
In addition the Brief shall describe the unifying elements that are to be provided for all development on the site and identify the key focal buildings within the site and defineillustrate the character of the public meeting places open space and public spaces that are being referred to
Prior to proceeding with a Recommendation Report on the proposed plan of subdivision and rezoning applications a revised Urban Design Brief complete with elevations to better illustrate the urban design intent of this development proposal will be required
Proposed Servicing Sernas Associates has prepared a Functional Servicing and Stormwater Management Report dated August 2010 in support of developing these lands The applicant is proposing a temporary stormwater management pond on the south side of Street A to the east of the Bramalea Christian Fellowship church property in an area of approximately 352 acres
4b Information Report
The report states that the sanitary sewer drainage for this development can be accommodated by the Mayfield Sewage Pumping Station (MSPS) located north of Mayfield Road The proposed sanitary sewer system will connect into the MSPS via a 250mm diameter sewer extended south easterly along the boulevard of Bramalea Road
According to the report the development is within the Zone 6water distribution pressure district of the City of Brampton Water supply and fire protection can be provided by the existing 300mm diameter watermain located on Bramalea Road
This report has been circulated to City staff Region of Peel and the Toronto and Region Conservation Authority More detailed comments will be provided within the forthcoming Recommendation Report
TrafficATraffic Impact Study is currently being reviewed by the Citys TransportationPlanning section and the Region of Peel to ensure that the overall development can be accommodated by the surrounding road network They will also review the draft plan of subdivision to ensure that the required road network can be accommodated through this plan of subdivision Complete comments will be provided as part of the forthcoming Recommendation Report
Growth Management From a Growth Management perspective the proposed draft plan of subdivision is meant to facilitate the provision of a number of infrastructure elenients including a key east west collector road parkland and a temporary SWM pondThe draft plan also provides the road widening blocks necessary for wideningMayfield Road and Bramalea Road which are being reviewed by City and Regional staff for accuracy
In addition to the infrastructure requirements Growth Management is requiring a demonstration of how the jobs from this development will contribute to the overall Countryside Villages Secondary Plan target of 54 people and jobs per hectare The forthcoming Recommendation Report will address any Growth Management concerns in further detail
Public Meeting Notification AreaNotice of the Public Meeting was given by prepaid first class mail to all personsassessed in respect of land to which the proposal applies and within 900 metres of the area to which the proposal applies as shown on the last revised assessment roll and by public notification in the Brampton Guardian
4b Information Report
APPENDIX 6
SUMMARY OF RELATED REZONING APPLICATION (FILE C05E17002)
The rezoning application consists of amixed-use development intended to be the first phase of the District Retail centre within the Countryside Villages Secondary Plan
The proposal consists of eight buildings including acombination of retail service commercial and office space totalling approximately 25464 square metres (274 078 square feet) The composition includes 23345 square metres (251278 square feet) of retailservice gross floor area and 2119 square metres (22800 square feet) of office gross floor area
The size of the proposal is consistent with the intent of the Secondary Plan to allow a maximum of 25464 square metres as part of the first phase of development
South of the commercial proposal the applicant is also proposing a new east west collector road in addition to parkland and a temporary stormwater management pond to service the development
Future development blocks have been identified as part of future phases and will be incorporated as part of alarger Block Plan process for the lands bounded byBramalea Road Mayfield Road Torbram Road and Countryside Drive Attached as Appendix 7 is the Countryside Village Secondary Plan Conceptual Phasing Plan for Special Policy Area 1
As shown on Map 2 Concept Site Plan these future development blocks are as follows
bull Parcel A-089 acres at the southwest corner of the site This block is located at the northeast corner of the intersection of Bramalea Road and New Road 1 and is shown in the phase 2Conceptual Phasing Plan as a mixed-use building with residential aminimum of 5storeys above grade related to retail (6 storeys total)
bull Parcel B-097 acres at the southeast corner of the site This block is located at the northwest corner of New Road 1and Future Road and is shown in the Phase 3Conceptual Phasing Plan as amixed-use building with residential minimum 5 storeys above grade retail (6 storeys)
bull Parcel C-058 acres on the northwest corner of the site This block is located at agateway location at the southwest corner of Bramalea Road and MayfieldRoad intersection Phase 2of the Conceptual Phasing Plan indicates that this block shall be developed with office uses ata minimum of4 storeys
4b Information Report
S-5
CONCEPTUAL SITE PLAN
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APPENDIX 8 ampS-H DRAFT TERTIERY
PLAN
GREEN BUFFERS
MAJOR ROAD MIXED USE
SECONDARY ROAD(RETAIL AT GRADE)
MAIN STREET
APPENDICES
Appendix 1 Official Plan (Schedule A General Land Use Designations) Extract
Appendix 2 Secondary Plan (Land Use Schedule)
Appendix 3 Zoning Extract
Appendix 4 Existing Land Uses
Appendix 5 Information Summary
Appendix 6 Summary of Related Rezoning Application (File C05E17003)
Appendix 7 Countryside Villages Secondary Plan Conceptual Phasing Plan for Special Policy Area 1
Appendix 8 Draft TertiaryPlan
4b Information Report
fca-7 rOWN OF CALEDON
MAyenFI Elfcopylaquo
EXTRACT FROM SCHEDULE A(GENERAL LAND USE DESIGNATIONS) OFTHE CITY OF BRAMPTON OFFICIAL PLAN
MAJOR| | SUBJECT LAND OPENSPACE | | CITY LIMIT WATERCOURSE
RESIDENTIAL
M BRAMPTON bramptoiua Flower City
APPENDIX 1
OFFICIAL PLAN DESIGNATIONS BRAMPTON NORTHEAST SHOPPING CENTRES LIMITED
PLANNING DESIGN amp DEVELOPMENT 0 50 100 SmartCentres
Metres Drawn By CJK Date 2011 07 20 CITY FILE C05E17003
Da-8 TOWN OF CALEDON
EXTRACT FROM SCHEDULE SPA48 OFTHEDOCUMENT KNOWN ASTHE COUNTRYSIDE VILLAGES SECONDARY PLAN (Council Approved)
NATURAL HERITAGE AND ENVIRONMENTAL MANAGEMENTSUBJECT LANDS
VALLEYLAND RECREATION AND OPEN SPACESPA 48 BOUNDARY
ClTfffffL WOODLOT CITY WIDE PARK SPECIAL POLICY AREA
NP NEIGHBOURHOOD PARK STORMWATER MANAGEMENT FACILITY
ROAD NETWORK COMMERCIAL
INSTITUTIONAL CONVENIENCE RETAIL
K-5 PUBLIC JUNIOR ELEMENTARY SCHOOL SITE DR DISTRICT RETAIL
6-8 PUBLIC MIDDLE SCHOOL SITEMINOR ARTERIAL ROAD
VILLAGE CORE
SE SEPARATE ELEMENTARY SCHOOL SITECOLLECTOR
PLACE OF WORSHIPPOTENTIAL INTERSECTION IJESIDENTIALfl W
SEP SEPARATE SECONDARY SCHOOL SITE LOWMEDIUM DENSITY
MEDIUM DENSITY
APPENDIX 2 - SECONDARY PLAN DESIGNATIONSSi BRAMPTON ] BRAMPTON NORTHEAST SHOPPING bromptonco Flower City CENTRES LTD- SmartCentres PLANNING DESIGN amp DEVELOPMENT 0 Id0 200 1 I 3
Metres Drawn By Ad CITY FILE C05E17002Date 2011 01 05
V1
TOWN OF CALEDON
SUBJECT LAND INSTITUTIONAL OPEN SPACE FLOODPLAIN
ZONING BOUNDARY AGRICULTURAL
APPENDIX 3bull BRAMPTON ZONING DESIGNATIONS
biompionca Flower City BRAMPTON NORTHEAST SHOPPING CENTRES LIMITED PLANNING DESIGNamp DEVELOPMENT
SmartCentres0 50 100
Metres Drawn By CJK Date 2011 07 20 CITY FILE C05E17003
Sl^Q TOWN OFCALEDO-VRD
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5
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AERIAL PHOTO DATE SPRING 201
SUBJECT LAND INDUSTRIAL AGRICULTURAL CITY LIMITrzzi RESIDENTIAL INSTITUTIONAL OPEN SPACE
APPENDIX 4bull BRAMPTON X AERIAL amp EXISTING LAND USE
branptoncD Flower City BRAMPTON NORTHEAST SHOPPING CENTRES LIMITED PLANNING DESIGN amp DEVELOPMENT
SmartCentres 50 100
Drawn By CJKMetres CITY FILE C05E17003Date 2011 07 20
DVU APPENDIX 5
INFORMATION SUMMARY
Official Plan
The subject lands are designated as Residential and Open Space according to Schedule A - General Land-Use Designations and District Retail on Schedule A2 - Retail Structure of the Citys Official Plan An amendment to the Official Plan is not required
Secondary Plan The subject lands are designated as District Retail CityWide Park Special Policy Area 1 Collector Road and Village Core according to Schedule 48B of the Countryside Villages Secondary Plan An amendment to the Secondary Plan is not required
Zoning By-law The subject lands are zoned Agricultural - A by By-Law 270-2004 as amended An amendment to the zoning by-law is required and is being processed under separate application (C05E17002)
Documents Submitted In Support of Application bull A Draft Plan of Subdivision bull A Conceptual Site Plan bull A Planning Rationale Report prepared by Bousfields Inc dated August 2010 bull An Urban Design Brief prepared by Turner Fleischer amp Terraplan Landscape
Architects dated August 12 2010 bull A Traffic Impact Study prepared by BA Group dated August 2010 bull A Functional Servicing and Stormwater Management Report prepared by
Sernas Associates dated August 2010 bull A Draft Zoning By-law and bull A Draft Tertiary Plan (Appendix 8)
Agency Comments Received The application has been circulated to internal and external departments and agencies Complete comments and conditions received will be provided within the forthcoming Recommendation Report The following provides a summary of some of the comments and issues outlined to date
Environmental Issues
According to the Toronto and Region Conservation Authority (TRCA) the Master Environmental Servicing Plan (MESP) prepared for the Countryside Villages Secondary Plan is sufficient for the purpose of directing the development through the community block plan process with the understanding that further supporting Environmental Implementation Reports (EIRs) and Functional Servicing Reports (FSRs) would be provided at the community block plan stage
4b Information Report
However since the applicant is proposing to develop these lands in advance of the block plan TRCA staff are requiring environmental systems-based analysis in the form of a scoped Environmental Impact Study (EIS) This EIS should provide a description of the existing condition of the site an assessment of function a description of the development proposal and evaluation of ecological impacts a description of mitigation measures and demonstration of appropriate buffers restoration measurers and a list of management monitoring recommendations
The applicant intends to address these requirements prior to staff proceeding to a Recommendation Report on the plan of subdivision and rezoning applications
Urban Design The Urban Design Brief submitted in support of the rezoning application prepared by Turner Fleischer ampTerraplan Landscape Architects dated August 12 2010 is currently being updated to reflect staffs detailed comments which include the following
The Urban Design Brief should provide for a comprehensive contextual analysis to a level of detail adequate to address the requirements policies goals and objectives described in the Secondary Plan for the Village Core and to a greater detail how they are addressed within the subject site itself Particular attention to the policy to achieve strong pedestrian connectivity to the surrounding lands is required
The Brief should establish a Main Street with a central pedestrian scaled shopping focus and well defined internal circulation network of smaller streets and blocks that encourages pedestrian travel throughout the site that provides a comfortable safe and attractive environment complete with weather protection and connectivity
In addition the Brief shall describe the unifying elements that are to be provided for all development on the site and identify the key focal buildings within the site and defineillustrate the character of the public meeting places open space and public spaces that are being referred to
Prior to proceeding with a Recommendation Report on the proposed plan of subdivision and rezoning applications a revised Urban Design Brief complete with elevations to better illustrate the urban design intent of this development proposal will be required
Proposed Servicing Sernas Associates has prepared a Functional Servicing and Stormwater Management Report dated August 2010 in support of developing these lands The applicant is proposing a temporary stormwater management pond on the south side of Street A to the east of the Bramalea Christian Fellowship church property in an area of approximately 352 acres
4b Information Report
The report states that the sanitary sewer drainage for this development can be accommodated by the Mayfield Sewage Pumping Station (MSPS) located north of Mayfield Road The proposed sanitary sewer system will connect into the MSPS via a 250mm diameter sewer extended south easterly along the boulevard of Bramalea Road
According to the report the development is within the Zone 6water distribution pressure district of the City of Brampton Water supply and fire protection can be provided by the existing 300mm diameter watermain located on Bramalea Road
This report has been circulated to City staff Region of Peel and the Toronto and Region Conservation Authority More detailed comments will be provided within the forthcoming Recommendation Report
TrafficATraffic Impact Study is currently being reviewed by the Citys TransportationPlanning section and the Region of Peel to ensure that the overall development can be accommodated by the surrounding road network They will also review the draft plan of subdivision to ensure that the required road network can be accommodated through this plan of subdivision Complete comments will be provided as part of the forthcoming Recommendation Report
Growth Management From a Growth Management perspective the proposed draft plan of subdivision is meant to facilitate the provision of a number of infrastructure elenients including a key east west collector road parkland and a temporary SWM pondThe draft plan also provides the road widening blocks necessary for wideningMayfield Road and Bramalea Road which are being reviewed by City and Regional staff for accuracy
In addition to the infrastructure requirements Growth Management is requiring a demonstration of how the jobs from this development will contribute to the overall Countryside Villages Secondary Plan target of 54 people and jobs per hectare The forthcoming Recommendation Report will address any Growth Management concerns in further detail
Public Meeting Notification AreaNotice of the Public Meeting was given by prepaid first class mail to all personsassessed in respect of land to which the proposal applies and within 900 metres of the area to which the proposal applies as shown on the last revised assessment roll and by public notification in the Brampton Guardian
4b Information Report
APPENDIX 6
SUMMARY OF RELATED REZONING APPLICATION (FILE C05E17002)
The rezoning application consists of amixed-use development intended to be the first phase of the District Retail centre within the Countryside Villages Secondary Plan
The proposal consists of eight buildings including acombination of retail service commercial and office space totalling approximately 25464 square metres (274 078 square feet) The composition includes 23345 square metres (251278 square feet) of retailservice gross floor area and 2119 square metres (22800 square feet) of office gross floor area
The size of the proposal is consistent with the intent of the Secondary Plan to allow a maximum of 25464 square metres as part of the first phase of development
South of the commercial proposal the applicant is also proposing a new east west collector road in addition to parkland and a temporary stormwater management pond to service the development
Future development blocks have been identified as part of future phases and will be incorporated as part of alarger Block Plan process for the lands bounded byBramalea Road Mayfield Road Torbram Road and Countryside Drive Attached as Appendix 7 is the Countryside Village Secondary Plan Conceptual Phasing Plan for Special Policy Area 1
As shown on Map 2 Concept Site Plan these future development blocks are as follows
bull Parcel A-089 acres at the southwest corner of the site This block is located at the northeast corner of the intersection of Bramalea Road and New Road 1 and is shown in the phase 2Conceptual Phasing Plan as a mixed-use building with residential aminimum of 5storeys above grade related to retail (6 storeys total)
bull Parcel B-097 acres at the southeast corner of the site This block is located at the northwest corner of New Road 1and Future Road and is shown in the Phase 3Conceptual Phasing Plan as amixed-use building with residential minimum 5 storeys above grade retail (6 storeys)
bull Parcel C-058 acres on the northwest corner of the site This block is located at agateway location at the southwest corner of Bramalea Road and MayfieldRoad intersection Phase 2of the Conceptual Phasing Plan indicates that this block shall be developed with office uses ata minimum of4 storeys
4b Information Report
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APPENDIX 8 ampS-H DRAFT TERTIERY
PLAN
GREEN BUFFERS
MAJOR ROAD MIXED USE
SECONDARY ROAD(RETAIL AT GRADE)
MAIN STREET
fca-7 rOWN OF CALEDON
MAyenFI Elfcopylaquo
EXTRACT FROM SCHEDULE A(GENERAL LAND USE DESIGNATIONS) OFTHE CITY OF BRAMPTON OFFICIAL PLAN
MAJOR| | SUBJECT LAND OPENSPACE | | CITY LIMIT WATERCOURSE
RESIDENTIAL
M BRAMPTON bramptoiua Flower City
APPENDIX 1
OFFICIAL PLAN DESIGNATIONS BRAMPTON NORTHEAST SHOPPING CENTRES LIMITED
PLANNING DESIGN amp DEVELOPMENT 0 50 100 SmartCentres
Metres Drawn By CJK Date 2011 07 20 CITY FILE C05E17003
Da-8 TOWN OF CALEDON
EXTRACT FROM SCHEDULE SPA48 OFTHEDOCUMENT KNOWN ASTHE COUNTRYSIDE VILLAGES SECONDARY PLAN (Council Approved)
NATURAL HERITAGE AND ENVIRONMENTAL MANAGEMENTSUBJECT LANDS
VALLEYLAND RECREATION AND OPEN SPACESPA 48 BOUNDARY
ClTfffffL WOODLOT CITY WIDE PARK SPECIAL POLICY AREA
NP NEIGHBOURHOOD PARK STORMWATER MANAGEMENT FACILITY
ROAD NETWORK COMMERCIAL
INSTITUTIONAL CONVENIENCE RETAIL
K-5 PUBLIC JUNIOR ELEMENTARY SCHOOL SITE DR DISTRICT RETAIL
6-8 PUBLIC MIDDLE SCHOOL SITEMINOR ARTERIAL ROAD
VILLAGE CORE
SE SEPARATE ELEMENTARY SCHOOL SITECOLLECTOR
PLACE OF WORSHIPPOTENTIAL INTERSECTION IJESIDENTIALfl W
SEP SEPARATE SECONDARY SCHOOL SITE LOWMEDIUM DENSITY
MEDIUM DENSITY
APPENDIX 2 - SECONDARY PLAN DESIGNATIONSSi BRAMPTON ] BRAMPTON NORTHEAST SHOPPING bromptonco Flower City CENTRES LTD- SmartCentres PLANNING DESIGN amp DEVELOPMENT 0 Id0 200 1 I 3
Metres Drawn By Ad CITY FILE C05E17002Date 2011 01 05
V1
TOWN OF CALEDON
SUBJECT LAND INSTITUTIONAL OPEN SPACE FLOODPLAIN
ZONING BOUNDARY AGRICULTURAL
APPENDIX 3bull BRAMPTON ZONING DESIGNATIONS
biompionca Flower City BRAMPTON NORTHEAST SHOPPING CENTRES LIMITED PLANNING DESIGNamp DEVELOPMENT
SmartCentres0 50 100
Metres Drawn By CJK Date 2011 07 20 CITY FILE C05E17003
Sl^Q TOWN OFCALEDO-VRD
i i bullMAWIEIsB -
t
O a
5
i qlt CD
AERIAL PHOTO DATE SPRING 201
SUBJECT LAND INDUSTRIAL AGRICULTURAL CITY LIMITrzzi RESIDENTIAL INSTITUTIONAL OPEN SPACE
APPENDIX 4bull BRAMPTON X AERIAL amp EXISTING LAND USE
branptoncD Flower City BRAMPTON NORTHEAST SHOPPING CENTRES LIMITED PLANNING DESIGN amp DEVELOPMENT
SmartCentres 50 100
Drawn By CJKMetres CITY FILE C05E17003Date 2011 07 20
DVU APPENDIX 5
INFORMATION SUMMARY
Official Plan
The subject lands are designated as Residential and Open Space according to Schedule A - General Land-Use Designations and District Retail on Schedule A2 - Retail Structure of the Citys Official Plan An amendment to the Official Plan is not required
Secondary Plan The subject lands are designated as District Retail CityWide Park Special Policy Area 1 Collector Road and Village Core according to Schedule 48B of the Countryside Villages Secondary Plan An amendment to the Secondary Plan is not required
Zoning By-law The subject lands are zoned Agricultural - A by By-Law 270-2004 as amended An amendment to the zoning by-law is required and is being processed under separate application (C05E17002)
Documents Submitted In Support of Application bull A Draft Plan of Subdivision bull A Conceptual Site Plan bull A Planning Rationale Report prepared by Bousfields Inc dated August 2010 bull An Urban Design Brief prepared by Turner Fleischer amp Terraplan Landscape
Architects dated August 12 2010 bull A Traffic Impact Study prepared by BA Group dated August 2010 bull A Functional Servicing and Stormwater Management Report prepared by
Sernas Associates dated August 2010 bull A Draft Zoning By-law and bull A Draft Tertiary Plan (Appendix 8)
Agency Comments Received The application has been circulated to internal and external departments and agencies Complete comments and conditions received will be provided within the forthcoming Recommendation Report The following provides a summary of some of the comments and issues outlined to date
Environmental Issues
According to the Toronto and Region Conservation Authority (TRCA) the Master Environmental Servicing Plan (MESP) prepared for the Countryside Villages Secondary Plan is sufficient for the purpose of directing the development through the community block plan process with the understanding that further supporting Environmental Implementation Reports (EIRs) and Functional Servicing Reports (FSRs) would be provided at the community block plan stage
4b Information Report
However since the applicant is proposing to develop these lands in advance of the block plan TRCA staff are requiring environmental systems-based analysis in the form of a scoped Environmental Impact Study (EIS) This EIS should provide a description of the existing condition of the site an assessment of function a description of the development proposal and evaluation of ecological impacts a description of mitigation measures and demonstration of appropriate buffers restoration measurers and a list of management monitoring recommendations
The applicant intends to address these requirements prior to staff proceeding to a Recommendation Report on the plan of subdivision and rezoning applications
Urban Design The Urban Design Brief submitted in support of the rezoning application prepared by Turner Fleischer ampTerraplan Landscape Architects dated August 12 2010 is currently being updated to reflect staffs detailed comments which include the following
The Urban Design Brief should provide for a comprehensive contextual analysis to a level of detail adequate to address the requirements policies goals and objectives described in the Secondary Plan for the Village Core and to a greater detail how they are addressed within the subject site itself Particular attention to the policy to achieve strong pedestrian connectivity to the surrounding lands is required
The Brief should establish a Main Street with a central pedestrian scaled shopping focus and well defined internal circulation network of smaller streets and blocks that encourages pedestrian travel throughout the site that provides a comfortable safe and attractive environment complete with weather protection and connectivity
In addition the Brief shall describe the unifying elements that are to be provided for all development on the site and identify the key focal buildings within the site and defineillustrate the character of the public meeting places open space and public spaces that are being referred to
Prior to proceeding with a Recommendation Report on the proposed plan of subdivision and rezoning applications a revised Urban Design Brief complete with elevations to better illustrate the urban design intent of this development proposal will be required
Proposed Servicing Sernas Associates has prepared a Functional Servicing and Stormwater Management Report dated August 2010 in support of developing these lands The applicant is proposing a temporary stormwater management pond on the south side of Street A to the east of the Bramalea Christian Fellowship church property in an area of approximately 352 acres
4b Information Report
The report states that the sanitary sewer drainage for this development can be accommodated by the Mayfield Sewage Pumping Station (MSPS) located north of Mayfield Road The proposed sanitary sewer system will connect into the MSPS via a 250mm diameter sewer extended south easterly along the boulevard of Bramalea Road
According to the report the development is within the Zone 6water distribution pressure district of the City of Brampton Water supply and fire protection can be provided by the existing 300mm diameter watermain located on Bramalea Road
This report has been circulated to City staff Region of Peel and the Toronto and Region Conservation Authority More detailed comments will be provided within the forthcoming Recommendation Report
TrafficATraffic Impact Study is currently being reviewed by the Citys TransportationPlanning section and the Region of Peel to ensure that the overall development can be accommodated by the surrounding road network They will also review the draft plan of subdivision to ensure that the required road network can be accommodated through this plan of subdivision Complete comments will be provided as part of the forthcoming Recommendation Report
Growth Management From a Growth Management perspective the proposed draft plan of subdivision is meant to facilitate the provision of a number of infrastructure elenients including a key east west collector road parkland and a temporary SWM pondThe draft plan also provides the road widening blocks necessary for wideningMayfield Road and Bramalea Road which are being reviewed by City and Regional staff for accuracy
In addition to the infrastructure requirements Growth Management is requiring a demonstration of how the jobs from this development will contribute to the overall Countryside Villages Secondary Plan target of 54 people and jobs per hectare The forthcoming Recommendation Report will address any Growth Management concerns in further detail
Public Meeting Notification AreaNotice of the Public Meeting was given by prepaid first class mail to all personsassessed in respect of land to which the proposal applies and within 900 metres of the area to which the proposal applies as shown on the last revised assessment roll and by public notification in the Brampton Guardian
4b Information Report
APPENDIX 6
SUMMARY OF RELATED REZONING APPLICATION (FILE C05E17002)
The rezoning application consists of amixed-use development intended to be the first phase of the District Retail centre within the Countryside Villages Secondary Plan
The proposal consists of eight buildings including acombination of retail service commercial and office space totalling approximately 25464 square metres (274 078 square feet) The composition includes 23345 square metres (251278 square feet) of retailservice gross floor area and 2119 square metres (22800 square feet) of office gross floor area
The size of the proposal is consistent with the intent of the Secondary Plan to allow a maximum of 25464 square metres as part of the first phase of development
South of the commercial proposal the applicant is also proposing a new east west collector road in addition to parkland and a temporary stormwater management pond to service the development
Future development blocks have been identified as part of future phases and will be incorporated as part of alarger Block Plan process for the lands bounded byBramalea Road Mayfield Road Torbram Road and Countryside Drive Attached as Appendix 7 is the Countryside Village Secondary Plan Conceptual Phasing Plan for Special Policy Area 1
As shown on Map 2 Concept Site Plan these future development blocks are as follows
bull Parcel A-089 acres at the southwest corner of the site This block is located at the northeast corner of the intersection of Bramalea Road and New Road 1 and is shown in the phase 2Conceptual Phasing Plan as a mixed-use building with residential aminimum of 5storeys above grade related to retail (6 storeys total)
bull Parcel B-097 acres at the southeast corner of the site This block is located at the northwest corner of New Road 1and Future Road and is shown in the Phase 3Conceptual Phasing Plan as amixed-use building with residential minimum 5 storeys above grade retail (6 storeys)
bull Parcel C-058 acres on the northwest corner of the site This block is located at agateway location at the southwest corner of Bramalea Road and MayfieldRoad intersection Phase 2of the Conceptual Phasing Plan indicates that this block shall be developed with office uses ata minimum of4 storeys
4b Information Report
S-5
CONCEPTUAL SITE PLAN
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APPENDIX 8 ampS-H DRAFT TERTIERY
PLAN
GREEN BUFFERS
MAJOR ROAD MIXED USE
SECONDARY ROAD(RETAIL AT GRADE)
MAIN STREET
Da-8 TOWN OF CALEDON
EXTRACT FROM SCHEDULE SPA48 OFTHEDOCUMENT KNOWN ASTHE COUNTRYSIDE VILLAGES SECONDARY PLAN (Council Approved)
NATURAL HERITAGE AND ENVIRONMENTAL MANAGEMENTSUBJECT LANDS
VALLEYLAND RECREATION AND OPEN SPACESPA 48 BOUNDARY
ClTfffffL WOODLOT CITY WIDE PARK SPECIAL POLICY AREA
NP NEIGHBOURHOOD PARK STORMWATER MANAGEMENT FACILITY
ROAD NETWORK COMMERCIAL
INSTITUTIONAL CONVENIENCE RETAIL
K-5 PUBLIC JUNIOR ELEMENTARY SCHOOL SITE DR DISTRICT RETAIL
6-8 PUBLIC MIDDLE SCHOOL SITEMINOR ARTERIAL ROAD
VILLAGE CORE
SE SEPARATE ELEMENTARY SCHOOL SITECOLLECTOR
PLACE OF WORSHIPPOTENTIAL INTERSECTION IJESIDENTIALfl W
SEP SEPARATE SECONDARY SCHOOL SITE LOWMEDIUM DENSITY
MEDIUM DENSITY
APPENDIX 2 - SECONDARY PLAN DESIGNATIONSSi BRAMPTON ] BRAMPTON NORTHEAST SHOPPING bromptonco Flower City CENTRES LTD- SmartCentres PLANNING DESIGN amp DEVELOPMENT 0 Id0 200 1 I 3
Metres Drawn By Ad CITY FILE C05E17002Date 2011 01 05
V1
TOWN OF CALEDON
SUBJECT LAND INSTITUTIONAL OPEN SPACE FLOODPLAIN
ZONING BOUNDARY AGRICULTURAL
APPENDIX 3bull BRAMPTON ZONING DESIGNATIONS
biompionca Flower City BRAMPTON NORTHEAST SHOPPING CENTRES LIMITED PLANNING DESIGNamp DEVELOPMENT
SmartCentres0 50 100
Metres Drawn By CJK Date 2011 07 20 CITY FILE C05E17003
Sl^Q TOWN OFCALEDO-VRD
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AERIAL PHOTO DATE SPRING 201
SUBJECT LAND INDUSTRIAL AGRICULTURAL CITY LIMITrzzi RESIDENTIAL INSTITUTIONAL OPEN SPACE
APPENDIX 4bull BRAMPTON X AERIAL amp EXISTING LAND USE
branptoncD Flower City BRAMPTON NORTHEAST SHOPPING CENTRES LIMITED PLANNING DESIGN amp DEVELOPMENT
SmartCentres 50 100
Drawn By CJKMetres CITY FILE C05E17003Date 2011 07 20
DVU APPENDIX 5
INFORMATION SUMMARY
Official Plan
The subject lands are designated as Residential and Open Space according to Schedule A - General Land-Use Designations and District Retail on Schedule A2 - Retail Structure of the Citys Official Plan An amendment to the Official Plan is not required
Secondary Plan The subject lands are designated as District Retail CityWide Park Special Policy Area 1 Collector Road and Village Core according to Schedule 48B of the Countryside Villages Secondary Plan An amendment to the Secondary Plan is not required
Zoning By-law The subject lands are zoned Agricultural - A by By-Law 270-2004 as amended An amendment to the zoning by-law is required and is being processed under separate application (C05E17002)
Documents Submitted In Support of Application bull A Draft Plan of Subdivision bull A Conceptual Site Plan bull A Planning Rationale Report prepared by Bousfields Inc dated August 2010 bull An Urban Design Brief prepared by Turner Fleischer amp Terraplan Landscape
Architects dated August 12 2010 bull A Traffic Impact Study prepared by BA Group dated August 2010 bull A Functional Servicing and Stormwater Management Report prepared by
Sernas Associates dated August 2010 bull A Draft Zoning By-law and bull A Draft Tertiary Plan (Appendix 8)
Agency Comments Received The application has been circulated to internal and external departments and agencies Complete comments and conditions received will be provided within the forthcoming Recommendation Report The following provides a summary of some of the comments and issues outlined to date
Environmental Issues
According to the Toronto and Region Conservation Authority (TRCA) the Master Environmental Servicing Plan (MESP) prepared for the Countryside Villages Secondary Plan is sufficient for the purpose of directing the development through the community block plan process with the understanding that further supporting Environmental Implementation Reports (EIRs) and Functional Servicing Reports (FSRs) would be provided at the community block plan stage
4b Information Report
However since the applicant is proposing to develop these lands in advance of the block plan TRCA staff are requiring environmental systems-based analysis in the form of a scoped Environmental Impact Study (EIS) This EIS should provide a description of the existing condition of the site an assessment of function a description of the development proposal and evaluation of ecological impacts a description of mitigation measures and demonstration of appropriate buffers restoration measurers and a list of management monitoring recommendations
The applicant intends to address these requirements prior to staff proceeding to a Recommendation Report on the plan of subdivision and rezoning applications
Urban Design The Urban Design Brief submitted in support of the rezoning application prepared by Turner Fleischer ampTerraplan Landscape Architects dated August 12 2010 is currently being updated to reflect staffs detailed comments which include the following
The Urban Design Brief should provide for a comprehensive contextual analysis to a level of detail adequate to address the requirements policies goals and objectives described in the Secondary Plan for the Village Core and to a greater detail how they are addressed within the subject site itself Particular attention to the policy to achieve strong pedestrian connectivity to the surrounding lands is required
The Brief should establish a Main Street with a central pedestrian scaled shopping focus and well defined internal circulation network of smaller streets and blocks that encourages pedestrian travel throughout the site that provides a comfortable safe and attractive environment complete with weather protection and connectivity
In addition the Brief shall describe the unifying elements that are to be provided for all development on the site and identify the key focal buildings within the site and defineillustrate the character of the public meeting places open space and public spaces that are being referred to
Prior to proceeding with a Recommendation Report on the proposed plan of subdivision and rezoning applications a revised Urban Design Brief complete with elevations to better illustrate the urban design intent of this development proposal will be required
Proposed Servicing Sernas Associates has prepared a Functional Servicing and Stormwater Management Report dated August 2010 in support of developing these lands The applicant is proposing a temporary stormwater management pond on the south side of Street A to the east of the Bramalea Christian Fellowship church property in an area of approximately 352 acres
4b Information Report
The report states that the sanitary sewer drainage for this development can be accommodated by the Mayfield Sewage Pumping Station (MSPS) located north of Mayfield Road The proposed sanitary sewer system will connect into the MSPS via a 250mm diameter sewer extended south easterly along the boulevard of Bramalea Road
According to the report the development is within the Zone 6water distribution pressure district of the City of Brampton Water supply and fire protection can be provided by the existing 300mm diameter watermain located on Bramalea Road
This report has been circulated to City staff Region of Peel and the Toronto and Region Conservation Authority More detailed comments will be provided within the forthcoming Recommendation Report
TrafficATraffic Impact Study is currently being reviewed by the Citys TransportationPlanning section and the Region of Peel to ensure that the overall development can be accommodated by the surrounding road network They will also review the draft plan of subdivision to ensure that the required road network can be accommodated through this plan of subdivision Complete comments will be provided as part of the forthcoming Recommendation Report
Growth Management From a Growth Management perspective the proposed draft plan of subdivision is meant to facilitate the provision of a number of infrastructure elenients including a key east west collector road parkland and a temporary SWM pondThe draft plan also provides the road widening blocks necessary for wideningMayfield Road and Bramalea Road which are being reviewed by City and Regional staff for accuracy
In addition to the infrastructure requirements Growth Management is requiring a demonstration of how the jobs from this development will contribute to the overall Countryside Villages Secondary Plan target of 54 people and jobs per hectare The forthcoming Recommendation Report will address any Growth Management concerns in further detail
Public Meeting Notification AreaNotice of the Public Meeting was given by prepaid first class mail to all personsassessed in respect of land to which the proposal applies and within 900 metres of the area to which the proposal applies as shown on the last revised assessment roll and by public notification in the Brampton Guardian
4b Information Report
APPENDIX 6
SUMMARY OF RELATED REZONING APPLICATION (FILE C05E17002)
The rezoning application consists of amixed-use development intended to be the first phase of the District Retail centre within the Countryside Villages Secondary Plan
The proposal consists of eight buildings including acombination of retail service commercial and office space totalling approximately 25464 square metres (274 078 square feet) The composition includes 23345 square metres (251278 square feet) of retailservice gross floor area and 2119 square metres (22800 square feet) of office gross floor area
The size of the proposal is consistent with the intent of the Secondary Plan to allow a maximum of 25464 square metres as part of the first phase of development
South of the commercial proposal the applicant is also proposing a new east west collector road in addition to parkland and a temporary stormwater management pond to service the development
Future development blocks have been identified as part of future phases and will be incorporated as part of alarger Block Plan process for the lands bounded byBramalea Road Mayfield Road Torbram Road and Countryside Drive Attached as Appendix 7 is the Countryside Village Secondary Plan Conceptual Phasing Plan for Special Policy Area 1
As shown on Map 2 Concept Site Plan these future development blocks are as follows
bull Parcel A-089 acres at the southwest corner of the site This block is located at the northeast corner of the intersection of Bramalea Road and New Road 1 and is shown in the phase 2Conceptual Phasing Plan as a mixed-use building with residential aminimum of 5storeys above grade related to retail (6 storeys total)
bull Parcel B-097 acres at the southeast corner of the site This block is located at the northwest corner of New Road 1and Future Road and is shown in the Phase 3Conceptual Phasing Plan as amixed-use building with residential minimum 5 storeys above grade retail (6 storeys)
bull Parcel C-058 acres on the northwest corner of the site This block is located at agateway location at the southwest corner of Bramalea Road and MayfieldRoad intersection Phase 2of the Conceptual Phasing Plan indicates that this block shall be developed with office uses ata minimum of4 storeys
4b Information Report
S-5
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APPENDIX 8 ampS-H DRAFT TERTIERY
PLAN
GREEN BUFFERS
MAJOR ROAD MIXED USE
SECONDARY ROAD(RETAIL AT GRADE)
MAIN STREET
V1
TOWN OF CALEDON
SUBJECT LAND INSTITUTIONAL OPEN SPACE FLOODPLAIN
ZONING BOUNDARY AGRICULTURAL
APPENDIX 3bull BRAMPTON ZONING DESIGNATIONS
biompionca Flower City BRAMPTON NORTHEAST SHOPPING CENTRES LIMITED PLANNING DESIGNamp DEVELOPMENT
SmartCentres0 50 100
Metres Drawn By CJK Date 2011 07 20 CITY FILE C05E17003
Sl^Q TOWN OFCALEDO-VRD
i i bullMAWIEIsB -
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AERIAL PHOTO DATE SPRING 201
SUBJECT LAND INDUSTRIAL AGRICULTURAL CITY LIMITrzzi RESIDENTIAL INSTITUTIONAL OPEN SPACE
APPENDIX 4bull BRAMPTON X AERIAL amp EXISTING LAND USE
branptoncD Flower City BRAMPTON NORTHEAST SHOPPING CENTRES LIMITED PLANNING DESIGN amp DEVELOPMENT
SmartCentres 50 100
Drawn By CJKMetres CITY FILE C05E17003Date 2011 07 20
DVU APPENDIX 5
INFORMATION SUMMARY
Official Plan
The subject lands are designated as Residential and Open Space according to Schedule A - General Land-Use Designations and District Retail on Schedule A2 - Retail Structure of the Citys Official Plan An amendment to the Official Plan is not required
Secondary Plan The subject lands are designated as District Retail CityWide Park Special Policy Area 1 Collector Road and Village Core according to Schedule 48B of the Countryside Villages Secondary Plan An amendment to the Secondary Plan is not required
Zoning By-law The subject lands are zoned Agricultural - A by By-Law 270-2004 as amended An amendment to the zoning by-law is required and is being processed under separate application (C05E17002)
Documents Submitted In Support of Application bull A Draft Plan of Subdivision bull A Conceptual Site Plan bull A Planning Rationale Report prepared by Bousfields Inc dated August 2010 bull An Urban Design Brief prepared by Turner Fleischer amp Terraplan Landscape
Architects dated August 12 2010 bull A Traffic Impact Study prepared by BA Group dated August 2010 bull A Functional Servicing and Stormwater Management Report prepared by
Sernas Associates dated August 2010 bull A Draft Zoning By-law and bull A Draft Tertiary Plan (Appendix 8)
Agency Comments Received The application has been circulated to internal and external departments and agencies Complete comments and conditions received will be provided within the forthcoming Recommendation Report The following provides a summary of some of the comments and issues outlined to date
Environmental Issues
According to the Toronto and Region Conservation Authority (TRCA) the Master Environmental Servicing Plan (MESP) prepared for the Countryside Villages Secondary Plan is sufficient for the purpose of directing the development through the community block plan process with the understanding that further supporting Environmental Implementation Reports (EIRs) and Functional Servicing Reports (FSRs) would be provided at the community block plan stage
4b Information Report
However since the applicant is proposing to develop these lands in advance of the block plan TRCA staff are requiring environmental systems-based analysis in the form of a scoped Environmental Impact Study (EIS) This EIS should provide a description of the existing condition of the site an assessment of function a description of the development proposal and evaluation of ecological impacts a description of mitigation measures and demonstration of appropriate buffers restoration measurers and a list of management monitoring recommendations
The applicant intends to address these requirements prior to staff proceeding to a Recommendation Report on the plan of subdivision and rezoning applications
Urban Design The Urban Design Brief submitted in support of the rezoning application prepared by Turner Fleischer ampTerraplan Landscape Architects dated August 12 2010 is currently being updated to reflect staffs detailed comments which include the following
The Urban Design Brief should provide for a comprehensive contextual analysis to a level of detail adequate to address the requirements policies goals and objectives described in the Secondary Plan for the Village Core and to a greater detail how they are addressed within the subject site itself Particular attention to the policy to achieve strong pedestrian connectivity to the surrounding lands is required
The Brief should establish a Main Street with a central pedestrian scaled shopping focus and well defined internal circulation network of smaller streets and blocks that encourages pedestrian travel throughout the site that provides a comfortable safe and attractive environment complete with weather protection and connectivity
In addition the Brief shall describe the unifying elements that are to be provided for all development on the site and identify the key focal buildings within the site and defineillustrate the character of the public meeting places open space and public spaces that are being referred to
Prior to proceeding with a Recommendation Report on the proposed plan of subdivision and rezoning applications a revised Urban Design Brief complete with elevations to better illustrate the urban design intent of this development proposal will be required
Proposed Servicing Sernas Associates has prepared a Functional Servicing and Stormwater Management Report dated August 2010 in support of developing these lands The applicant is proposing a temporary stormwater management pond on the south side of Street A to the east of the Bramalea Christian Fellowship church property in an area of approximately 352 acres
4b Information Report
The report states that the sanitary sewer drainage for this development can be accommodated by the Mayfield Sewage Pumping Station (MSPS) located north of Mayfield Road The proposed sanitary sewer system will connect into the MSPS via a 250mm diameter sewer extended south easterly along the boulevard of Bramalea Road
According to the report the development is within the Zone 6water distribution pressure district of the City of Brampton Water supply and fire protection can be provided by the existing 300mm diameter watermain located on Bramalea Road
This report has been circulated to City staff Region of Peel and the Toronto and Region Conservation Authority More detailed comments will be provided within the forthcoming Recommendation Report
TrafficATraffic Impact Study is currently being reviewed by the Citys TransportationPlanning section and the Region of Peel to ensure that the overall development can be accommodated by the surrounding road network They will also review the draft plan of subdivision to ensure that the required road network can be accommodated through this plan of subdivision Complete comments will be provided as part of the forthcoming Recommendation Report
Growth Management From a Growth Management perspective the proposed draft plan of subdivision is meant to facilitate the provision of a number of infrastructure elenients including a key east west collector road parkland and a temporary SWM pondThe draft plan also provides the road widening blocks necessary for wideningMayfield Road and Bramalea Road which are being reviewed by City and Regional staff for accuracy
In addition to the infrastructure requirements Growth Management is requiring a demonstration of how the jobs from this development will contribute to the overall Countryside Villages Secondary Plan target of 54 people and jobs per hectare The forthcoming Recommendation Report will address any Growth Management concerns in further detail
Public Meeting Notification AreaNotice of the Public Meeting was given by prepaid first class mail to all personsassessed in respect of land to which the proposal applies and within 900 metres of the area to which the proposal applies as shown on the last revised assessment roll and by public notification in the Brampton Guardian
4b Information Report
APPENDIX 6
SUMMARY OF RELATED REZONING APPLICATION (FILE C05E17002)
The rezoning application consists of amixed-use development intended to be the first phase of the District Retail centre within the Countryside Villages Secondary Plan
The proposal consists of eight buildings including acombination of retail service commercial and office space totalling approximately 25464 square metres (274 078 square feet) The composition includes 23345 square metres (251278 square feet) of retailservice gross floor area and 2119 square metres (22800 square feet) of office gross floor area
The size of the proposal is consistent with the intent of the Secondary Plan to allow a maximum of 25464 square metres as part of the first phase of development
South of the commercial proposal the applicant is also proposing a new east west collector road in addition to parkland and a temporary stormwater management pond to service the development
Future development blocks have been identified as part of future phases and will be incorporated as part of alarger Block Plan process for the lands bounded byBramalea Road Mayfield Road Torbram Road and Countryside Drive Attached as Appendix 7 is the Countryside Village Secondary Plan Conceptual Phasing Plan for Special Policy Area 1
As shown on Map 2 Concept Site Plan these future development blocks are as follows
bull Parcel A-089 acres at the southwest corner of the site This block is located at the northeast corner of the intersection of Bramalea Road and New Road 1 and is shown in the phase 2Conceptual Phasing Plan as a mixed-use building with residential aminimum of 5storeys above grade related to retail (6 storeys total)
bull Parcel B-097 acres at the southeast corner of the site This block is located at the northwest corner of New Road 1and Future Road and is shown in the Phase 3Conceptual Phasing Plan as amixed-use building with residential minimum 5 storeys above grade retail (6 storeys)
bull Parcel C-058 acres on the northwest corner of the site This block is located at agateway location at the southwest corner of Bramalea Road and MayfieldRoad intersection Phase 2of the Conceptual Phasing Plan indicates that this block shall be developed with office uses ata minimum of4 storeys
4b Information Report
S-5
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APPENDIX 8 ampS-H DRAFT TERTIERY
PLAN
GREEN BUFFERS
MAJOR ROAD MIXED USE
SECONDARY ROAD(RETAIL AT GRADE)
MAIN STREET
Sl^Q TOWN OFCALEDO-VRD
i i bullMAWIEIsB -
t
O a
5
i qlt CD
AERIAL PHOTO DATE SPRING 201
SUBJECT LAND INDUSTRIAL AGRICULTURAL CITY LIMITrzzi RESIDENTIAL INSTITUTIONAL OPEN SPACE
APPENDIX 4bull BRAMPTON X AERIAL amp EXISTING LAND USE
branptoncD Flower City BRAMPTON NORTHEAST SHOPPING CENTRES LIMITED PLANNING DESIGN amp DEVELOPMENT
SmartCentres 50 100
Drawn By CJKMetres CITY FILE C05E17003Date 2011 07 20
DVU APPENDIX 5
INFORMATION SUMMARY
Official Plan
The subject lands are designated as Residential and Open Space according to Schedule A - General Land-Use Designations and District Retail on Schedule A2 - Retail Structure of the Citys Official Plan An amendment to the Official Plan is not required
Secondary Plan The subject lands are designated as District Retail CityWide Park Special Policy Area 1 Collector Road and Village Core according to Schedule 48B of the Countryside Villages Secondary Plan An amendment to the Secondary Plan is not required
Zoning By-law The subject lands are zoned Agricultural - A by By-Law 270-2004 as amended An amendment to the zoning by-law is required and is being processed under separate application (C05E17002)
Documents Submitted In Support of Application bull A Draft Plan of Subdivision bull A Conceptual Site Plan bull A Planning Rationale Report prepared by Bousfields Inc dated August 2010 bull An Urban Design Brief prepared by Turner Fleischer amp Terraplan Landscape
Architects dated August 12 2010 bull A Traffic Impact Study prepared by BA Group dated August 2010 bull A Functional Servicing and Stormwater Management Report prepared by
Sernas Associates dated August 2010 bull A Draft Zoning By-law and bull A Draft Tertiary Plan (Appendix 8)
Agency Comments Received The application has been circulated to internal and external departments and agencies Complete comments and conditions received will be provided within the forthcoming Recommendation Report The following provides a summary of some of the comments and issues outlined to date
Environmental Issues
According to the Toronto and Region Conservation Authority (TRCA) the Master Environmental Servicing Plan (MESP) prepared for the Countryside Villages Secondary Plan is sufficient for the purpose of directing the development through the community block plan process with the understanding that further supporting Environmental Implementation Reports (EIRs) and Functional Servicing Reports (FSRs) would be provided at the community block plan stage
4b Information Report
However since the applicant is proposing to develop these lands in advance of the block plan TRCA staff are requiring environmental systems-based analysis in the form of a scoped Environmental Impact Study (EIS) This EIS should provide a description of the existing condition of the site an assessment of function a description of the development proposal and evaluation of ecological impacts a description of mitigation measures and demonstration of appropriate buffers restoration measurers and a list of management monitoring recommendations
The applicant intends to address these requirements prior to staff proceeding to a Recommendation Report on the plan of subdivision and rezoning applications
Urban Design The Urban Design Brief submitted in support of the rezoning application prepared by Turner Fleischer ampTerraplan Landscape Architects dated August 12 2010 is currently being updated to reflect staffs detailed comments which include the following
The Urban Design Brief should provide for a comprehensive contextual analysis to a level of detail adequate to address the requirements policies goals and objectives described in the Secondary Plan for the Village Core and to a greater detail how they are addressed within the subject site itself Particular attention to the policy to achieve strong pedestrian connectivity to the surrounding lands is required
The Brief should establish a Main Street with a central pedestrian scaled shopping focus and well defined internal circulation network of smaller streets and blocks that encourages pedestrian travel throughout the site that provides a comfortable safe and attractive environment complete with weather protection and connectivity
In addition the Brief shall describe the unifying elements that are to be provided for all development on the site and identify the key focal buildings within the site and defineillustrate the character of the public meeting places open space and public spaces that are being referred to
Prior to proceeding with a Recommendation Report on the proposed plan of subdivision and rezoning applications a revised Urban Design Brief complete with elevations to better illustrate the urban design intent of this development proposal will be required
Proposed Servicing Sernas Associates has prepared a Functional Servicing and Stormwater Management Report dated August 2010 in support of developing these lands The applicant is proposing a temporary stormwater management pond on the south side of Street A to the east of the Bramalea Christian Fellowship church property in an area of approximately 352 acres
4b Information Report
The report states that the sanitary sewer drainage for this development can be accommodated by the Mayfield Sewage Pumping Station (MSPS) located north of Mayfield Road The proposed sanitary sewer system will connect into the MSPS via a 250mm diameter sewer extended south easterly along the boulevard of Bramalea Road
According to the report the development is within the Zone 6water distribution pressure district of the City of Brampton Water supply and fire protection can be provided by the existing 300mm diameter watermain located on Bramalea Road
This report has been circulated to City staff Region of Peel and the Toronto and Region Conservation Authority More detailed comments will be provided within the forthcoming Recommendation Report
TrafficATraffic Impact Study is currently being reviewed by the Citys TransportationPlanning section and the Region of Peel to ensure that the overall development can be accommodated by the surrounding road network They will also review the draft plan of subdivision to ensure that the required road network can be accommodated through this plan of subdivision Complete comments will be provided as part of the forthcoming Recommendation Report
Growth Management From a Growth Management perspective the proposed draft plan of subdivision is meant to facilitate the provision of a number of infrastructure elenients including a key east west collector road parkland and a temporary SWM pondThe draft plan also provides the road widening blocks necessary for wideningMayfield Road and Bramalea Road which are being reviewed by City and Regional staff for accuracy
In addition to the infrastructure requirements Growth Management is requiring a demonstration of how the jobs from this development will contribute to the overall Countryside Villages Secondary Plan target of 54 people and jobs per hectare The forthcoming Recommendation Report will address any Growth Management concerns in further detail
Public Meeting Notification AreaNotice of the Public Meeting was given by prepaid first class mail to all personsassessed in respect of land to which the proposal applies and within 900 metres of the area to which the proposal applies as shown on the last revised assessment roll and by public notification in the Brampton Guardian
4b Information Report
APPENDIX 6
SUMMARY OF RELATED REZONING APPLICATION (FILE C05E17002)
The rezoning application consists of amixed-use development intended to be the first phase of the District Retail centre within the Countryside Villages Secondary Plan
The proposal consists of eight buildings including acombination of retail service commercial and office space totalling approximately 25464 square metres (274 078 square feet) The composition includes 23345 square metres (251278 square feet) of retailservice gross floor area and 2119 square metres (22800 square feet) of office gross floor area
The size of the proposal is consistent with the intent of the Secondary Plan to allow a maximum of 25464 square metres as part of the first phase of development
South of the commercial proposal the applicant is also proposing a new east west collector road in addition to parkland and a temporary stormwater management pond to service the development
Future development blocks have been identified as part of future phases and will be incorporated as part of alarger Block Plan process for the lands bounded byBramalea Road Mayfield Road Torbram Road and Countryside Drive Attached as Appendix 7 is the Countryside Village Secondary Plan Conceptual Phasing Plan for Special Policy Area 1
As shown on Map 2 Concept Site Plan these future development blocks are as follows
bull Parcel A-089 acres at the southwest corner of the site This block is located at the northeast corner of the intersection of Bramalea Road and New Road 1 and is shown in the phase 2Conceptual Phasing Plan as a mixed-use building with residential aminimum of 5storeys above grade related to retail (6 storeys total)
bull Parcel B-097 acres at the southeast corner of the site This block is located at the northwest corner of New Road 1and Future Road and is shown in the Phase 3Conceptual Phasing Plan as amixed-use building with residential minimum 5 storeys above grade retail (6 storeys)
bull Parcel C-058 acres on the northwest corner of the site This block is located at agateway location at the southwest corner of Bramalea Road and MayfieldRoad intersection Phase 2of the Conceptual Phasing Plan indicates that this block shall be developed with office uses ata minimum of4 storeys
4b Information Report
S-5
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APPENDIX 8 ampS-H DRAFT TERTIERY
PLAN
GREEN BUFFERS
MAJOR ROAD MIXED USE
SECONDARY ROAD(RETAIL AT GRADE)
MAIN STREET
DVU APPENDIX 5
INFORMATION SUMMARY
Official Plan
The subject lands are designated as Residential and Open Space according to Schedule A - General Land-Use Designations and District Retail on Schedule A2 - Retail Structure of the Citys Official Plan An amendment to the Official Plan is not required
Secondary Plan The subject lands are designated as District Retail CityWide Park Special Policy Area 1 Collector Road and Village Core according to Schedule 48B of the Countryside Villages Secondary Plan An amendment to the Secondary Plan is not required
Zoning By-law The subject lands are zoned Agricultural - A by By-Law 270-2004 as amended An amendment to the zoning by-law is required and is being processed under separate application (C05E17002)
Documents Submitted In Support of Application bull A Draft Plan of Subdivision bull A Conceptual Site Plan bull A Planning Rationale Report prepared by Bousfields Inc dated August 2010 bull An Urban Design Brief prepared by Turner Fleischer amp Terraplan Landscape
Architects dated August 12 2010 bull A Traffic Impact Study prepared by BA Group dated August 2010 bull A Functional Servicing and Stormwater Management Report prepared by
Sernas Associates dated August 2010 bull A Draft Zoning By-law and bull A Draft Tertiary Plan (Appendix 8)
Agency Comments Received The application has been circulated to internal and external departments and agencies Complete comments and conditions received will be provided within the forthcoming Recommendation Report The following provides a summary of some of the comments and issues outlined to date
Environmental Issues
According to the Toronto and Region Conservation Authority (TRCA) the Master Environmental Servicing Plan (MESP) prepared for the Countryside Villages Secondary Plan is sufficient for the purpose of directing the development through the community block plan process with the understanding that further supporting Environmental Implementation Reports (EIRs) and Functional Servicing Reports (FSRs) would be provided at the community block plan stage
4b Information Report
However since the applicant is proposing to develop these lands in advance of the block plan TRCA staff are requiring environmental systems-based analysis in the form of a scoped Environmental Impact Study (EIS) This EIS should provide a description of the existing condition of the site an assessment of function a description of the development proposal and evaluation of ecological impacts a description of mitigation measures and demonstration of appropriate buffers restoration measurers and a list of management monitoring recommendations
The applicant intends to address these requirements prior to staff proceeding to a Recommendation Report on the plan of subdivision and rezoning applications
Urban Design The Urban Design Brief submitted in support of the rezoning application prepared by Turner Fleischer ampTerraplan Landscape Architects dated August 12 2010 is currently being updated to reflect staffs detailed comments which include the following
The Urban Design Brief should provide for a comprehensive contextual analysis to a level of detail adequate to address the requirements policies goals and objectives described in the Secondary Plan for the Village Core and to a greater detail how they are addressed within the subject site itself Particular attention to the policy to achieve strong pedestrian connectivity to the surrounding lands is required
The Brief should establish a Main Street with a central pedestrian scaled shopping focus and well defined internal circulation network of smaller streets and blocks that encourages pedestrian travel throughout the site that provides a comfortable safe and attractive environment complete with weather protection and connectivity
In addition the Brief shall describe the unifying elements that are to be provided for all development on the site and identify the key focal buildings within the site and defineillustrate the character of the public meeting places open space and public spaces that are being referred to
Prior to proceeding with a Recommendation Report on the proposed plan of subdivision and rezoning applications a revised Urban Design Brief complete with elevations to better illustrate the urban design intent of this development proposal will be required
Proposed Servicing Sernas Associates has prepared a Functional Servicing and Stormwater Management Report dated August 2010 in support of developing these lands The applicant is proposing a temporary stormwater management pond on the south side of Street A to the east of the Bramalea Christian Fellowship church property in an area of approximately 352 acres
4b Information Report
The report states that the sanitary sewer drainage for this development can be accommodated by the Mayfield Sewage Pumping Station (MSPS) located north of Mayfield Road The proposed sanitary sewer system will connect into the MSPS via a 250mm diameter sewer extended south easterly along the boulevard of Bramalea Road
According to the report the development is within the Zone 6water distribution pressure district of the City of Brampton Water supply and fire protection can be provided by the existing 300mm diameter watermain located on Bramalea Road
This report has been circulated to City staff Region of Peel and the Toronto and Region Conservation Authority More detailed comments will be provided within the forthcoming Recommendation Report
TrafficATraffic Impact Study is currently being reviewed by the Citys TransportationPlanning section and the Region of Peel to ensure that the overall development can be accommodated by the surrounding road network They will also review the draft plan of subdivision to ensure that the required road network can be accommodated through this plan of subdivision Complete comments will be provided as part of the forthcoming Recommendation Report
Growth Management From a Growth Management perspective the proposed draft plan of subdivision is meant to facilitate the provision of a number of infrastructure elenients including a key east west collector road parkland and a temporary SWM pondThe draft plan also provides the road widening blocks necessary for wideningMayfield Road and Bramalea Road which are being reviewed by City and Regional staff for accuracy
In addition to the infrastructure requirements Growth Management is requiring a demonstration of how the jobs from this development will contribute to the overall Countryside Villages Secondary Plan target of 54 people and jobs per hectare The forthcoming Recommendation Report will address any Growth Management concerns in further detail
Public Meeting Notification AreaNotice of the Public Meeting was given by prepaid first class mail to all personsassessed in respect of land to which the proposal applies and within 900 metres of the area to which the proposal applies as shown on the last revised assessment roll and by public notification in the Brampton Guardian
4b Information Report
APPENDIX 6
SUMMARY OF RELATED REZONING APPLICATION (FILE C05E17002)
The rezoning application consists of amixed-use development intended to be the first phase of the District Retail centre within the Countryside Villages Secondary Plan
The proposal consists of eight buildings including acombination of retail service commercial and office space totalling approximately 25464 square metres (274 078 square feet) The composition includes 23345 square metres (251278 square feet) of retailservice gross floor area and 2119 square metres (22800 square feet) of office gross floor area
The size of the proposal is consistent with the intent of the Secondary Plan to allow a maximum of 25464 square metres as part of the first phase of development
South of the commercial proposal the applicant is also proposing a new east west collector road in addition to parkland and a temporary stormwater management pond to service the development
Future development blocks have been identified as part of future phases and will be incorporated as part of alarger Block Plan process for the lands bounded byBramalea Road Mayfield Road Torbram Road and Countryside Drive Attached as Appendix 7 is the Countryside Village Secondary Plan Conceptual Phasing Plan for Special Policy Area 1
As shown on Map 2 Concept Site Plan these future development blocks are as follows
bull Parcel A-089 acres at the southwest corner of the site This block is located at the northeast corner of the intersection of Bramalea Road and New Road 1 and is shown in the phase 2Conceptual Phasing Plan as a mixed-use building with residential aminimum of 5storeys above grade related to retail (6 storeys total)
bull Parcel B-097 acres at the southeast corner of the site This block is located at the northwest corner of New Road 1and Future Road and is shown in the Phase 3Conceptual Phasing Plan as amixed-use building with residential minimum 5 storeys above grade retail (6 storeys)
bull Parcel C-058 acres on the northwest corner of the site This block is located at agateway location at the southwest corner of Bramalea Road and MayfieldRoad intersection Phase 2of the Conceptual Phasing Plan indicates that this block shall be developed with office uses ata minimum of4 storeys
4b Information Report
S-5
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APPENDIX 8 ampS-H DRAFT TERTIERY
PLAN
GREEN BUFFERS
MAJOR ROAD MIXED USE
SECONDARY ROAD(RETAIL AT GRADE)
MAIN STREET
However since the applicant is proposing to develop these lands in advance of the block plan TRCA staff are requiring environmental systems-based analysis in the form of a scoped Environmental Impact Study (EIS) This EIS should provide a description of the existing condition of the site an assessment of function a description of the development proposal and evaluation of ecological impacts a description of mitigation measures and demonstration of appropriate buffers restoration measurers and a list of management monitoring recommendations
The applicant intends to address these requirements prior to staff proceeding to a Recommendation Report on the plan of subdivision and rezoning applications
Urban Design The Urban Design Brief submitted in support of the rezoning application prepared by Turner Fleischer ampTerraplan Landscape Architects dated August 12 2010 is currently being updated to reflect staffs detailed comments which include the following
The Urban Design Brief should provide for a comprehensive contextual analysis to a level of detail adequate to address the requirements policies goals and objectives described in the Secondary Plan for the Village Core and to a greater detail how they are addressed within the subject site itself Particular attention to the policy to achieve strong pedestrian connectivity to the surrounding lands is required
The Brief should establish a Main Street with a central pedestrian scaled shopping focus and well defined internal circulation network of smaller streets and blocks that encourages pedestrian travel throughout the site that provides a comfortable safe and attractive environment complete with weather protection and connectivity
In addition the Brief shall describe the unifying elements that are to be provided for all development on the site and identify the key focal buildings within the site and defineillustrate the character of the public meeting places open space and public spaces that are being referred to
Prior to proceeding with a Recommendation Report on the proposed plan of subdivision and rezoning applications a revised Urban Design Brief complete with elevations to better illustrate the urban design intent of this development proposal will be required
Proposed Servicing Sernas Associates has prepared a Functional Servicing and Stormwater Management Report dated August 2010 in support of developing these lands The applicant is proposing a temporary stormwater management pond on the south side of Street A to the east of the Bramalea Christian Fellowship church property in an area of approximately 352 acres
4b Information Report
The report states that the sanitary sewer drainage for this development can be accommodated by the Mayfield Sewage Pumping Station (MSPS) located north of Mayfield Road The proposed sanitary sewer system will connect into the MSPS via a 250mm diameter sewer extended south easterly along the boulevard of Bramalea Road
According to the report the development is within the Zone 6water distribution pressure district of the City of Brampton Water supply and fire protection can be provided by the existing 300mm diameter watermain located on Bramalea Road
This report has been circulated to City staff Region of Peel and the Toronto and Region Conservation Authority More detailed comments will be provided within the forthcoming Recommendation Report
TrafficATraffic Impact Study is currently being reviewed by the Citys TransportationPlanning section and the Region of Peel to ensure that the overall development can be accommodated by the surrounding road network They will also review the draft plan of subdivision to ensure that the required road network can be accommodated through this plan of subdivision Complete comments will be provided as part of the forthcoming Recommendation Report
Growth Management From a Growth Management perspective the proposed draft plan of subdivision is meant to facilitate the provision of a number of infrastructure elenients including a key east west collector road parkland and a temporary SWM pondThe draft plan also provides the road widening blocks necessary for wideningMayfield Road and Bramalea Road which are being reviewed by City and Regional staff for accuracy
In addition to the infrastructure requirements Growth Management is requiring a demonstration of how the jobs from this development will contribute to the overall Countryside Villages Secondary Plan target of 54 people and jobs per hectare The forthcoming Recommendation Report will address any Growth Management concerns in further detail
Public Meeting Notification AreaNotice of the Public Meeting was given by prepaid first class mail to all personsassessed in respect of land to which the proposal applies and within 900 metres of the area to which the proposal applies as shown on the last revised assessment roll and by public notification in the Brampton Guardian
4b Information Report
APPENDIX 6
SUMMARY OF RELATED REZONING APPLICATION (FILE C05E17002)
The rezoning application consists of amixed-use development intended to be the first phase of the District Retail centre within the Countryside Villages Secondary Plan
The proposal consists of eight buildings including acombination of retail service commercial and office space totalling approximately 25464 square metres (274 078 square feet) The composition includes 23345 square metres (251278 square feet) of retailservice gross floor area and 2119 square metres (22800 square feet) of office gross floor area
The size of the proposal is consistent with the intent of the Secondary Plan to allow a maximum of 25464 square metres as part of the first phase of development
South of the commercial proposal the applicant is also proposing a new east west collector road in addition to parkland and a temporary stormwater management pond to service the development
Future development blocks have been identified as part of future phases and will be incorporated as part of alarger Block Plan process for the lands bounded byBramalea Road Mayfield Road Torbram Road and Countryside Drive Attached as Appendix 7 is the Countryside Village Secondary Plan Conceptual Phasing Plan for Special Policy Area 1
As shown on Map 2 Concept Site Plan these future development blocks are as follows
bull Parcel A-089 acres at the southwest corner of the site This block is located at the northeast corner of the intersection of Bramalea Road and New Road 1 and is shown in the phase 2Conceptual Phasing Plan as a mixed-use building with residential aminimum of 5storeys above grade related to retail (6 storeys total)
bull Parcel B-097 acres at the southeast corner of the site This block is located at the northwest corner of New Road 1and Future Road and is shown in the Phase 3Conceptual Phasing Plan as amixed-use building with residential minimum 5 storeys above grade retail (6 storeys)
bull Parcel C-058 acres on the northwest corner of the site This block is located at agateway location at the southwest corner of Bramalea Road and MayfieldRoad intersection Phase 2of the Conceptual Phasing Plan indicates that this block shall be developed with office uses ata minimum of4 storeys
4b Information Report
S-5
CONCEPTUAL SITE PLAN
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vem
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00
9
APPENDIX 8 ampS-H DRAFT TERTIERY
PLAN
GREEN BUFFERS
MAJOR ROAD MIXED USE
SECONDARY ROAD(RETAIL AT GRADE)
MAIN STREET
The report states that the sanitary sewer drainage for this development can be accommodated by the Mayfield Sewage Pumping Station (MSPS) located north of Mayfield Road The proposed sanitary sewer system will connect into the MSPS via a 250mm diameter sewer extended south easterly along the boulevard of Bramalea Road
According to the report the development is within the Zone 6water distribution pressure district of the City of Brampton Water supply and fire protection can be provided by the existing 300mm diameter watermain located on Bramalea Road
This report has been circulated to City staff Region of Peel and the Toronto and Region Conservation Authority More detailed comments will be provided within the forthcoming Recommendation Report
TrafficATraffic Impact Study is currently being reviewed by the Citys TransportationPlanning section and the Region of Peel to ensure that the overall development can be accommodated by the surrounding road network They will also review the draft plan of subdivision to ensure that the required road network can be accommodated through this plan of subdivision Complete comments will be provided as part of the forthcoming Recommendation Report
Growth Management From a Growth Management perspective the proposed draft plan of subdivision is meant to facilitate the provision of a number of infrastructure elenients including a key east west collector road parkland and a temporary SWM pondThe draft plan also provides the road widening blocks necessary for wideningMayfield Road and Bramalea Road which are being reviewed by City and Regional staff for accuracy
In addition to the infrastructure requirements Growth Management is requiring a demonstration of how the jobs from this development will contribute to the overall Countryside Villages Secondary Plan target of 54 people and jobs per hectare The forthcoming Recommendation Report will address any Growth Management concerns in further detail
Public Meeting Notification AreaNotice of the Public Meeting was given by prepaid first class mail to all personsassessed in respect of land to which the proposal applies and within 900 metres of the area to which the proposal applies as shown on the last revised assessment roll and by public notification in the Brampton Guardian
4b Information Report
APPENDIX 6
SUMMARY OF RELATED REZONING APPLICATION (FILE C05E17002)
The rezoning application consists of amixed-use development intended to be the first phase of the District Retail centre within the Countryside Villages Secondary Plan
The proposal consists of eight buildings including acombination of retail service commercial and office space totalling approximately 25464 square metres (274 078 square feet) The composition includes 23345 square metres (251278 square feet) of retailservice gross floor area and 2119 square metres (22800 square feet) of office gross floor area
The size of the proposal is consistent with the intent of the Secondary Plan to allow a maximum of 25464 square metres as part of the first phase of development
South of the commercial proposal the applicant is also proposing a new east west collector road in addition to parkland and a temporary stormwater management pond to service the development
Future development blocks have been identified as part of future phases and will be incorporated as part of alarger Block Plan process for the lands bounded byBramalea Road Mayfield Road Torbram Road and Countryside Drive Attached as Appendix 7 is the Countryside Village Secondary Plan Conceptual Phasing Plan for Special Policy Area 1
As shown on Map 2 Concept Site Plan these future development blocks are as follows
bull Parcel A-089 acres at the southwest corner of the site This block is located at the northeast corner of the intersection of Bramalea Road and New Road 1 and is shown in the phase 2Conceptual Phasing Plan as a mixed-use building with residential aminimum of 5storeys above grade related to retail (6 storeys total)
bull Parcel B-097 acres at the southeast corner of the site This block is located at the northwest corner of New Road 1and Future Road and is shown in the Phase 3Conceptual Phasing Plan as amixed-use building with residential minimum 5 storeys above grade retail (6 storeys)
bull Parcel C-058 acres on the northwest corner of the site This block is located at agateway location at the southwest corner of Bramalea Road and MayfieldRoad intersection Phase 2of the Conceptual Phasing Plan indicates that this block shall be developed with office uses ata minimum of4 storeys
4b Information Report
S-5
CONCEPTUAL SITE PLAN
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No
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9
APPENDIX 8 ampS-H DRAFT TERTIERY
PLAN
GREEN BUFFERS
MAJOR ROAD MIXED USE
SECONDARY ROAD(RETAIL AT GRADE)
MAIN STREET
APPENDIX 6
SUMMARY OF RELATED REZONING APPLICATION (FILE C05E17002)
The rezoning application consists of amixed-use development intended to be the first phase of the District Retail centre within the Countryside Villages Secondary Plan
The proposal consists of eight buildings including acombination of retail service commercial and office space totalling approximately 25464 square metres (274 078 square feet) The composition includes 23345 square metres (251278 square feet) of retailservice gross floor area and 2119 square metres (22800 square feet) of office gross floor area
The size of the proposal is consistent with the intent of the Secondary Plan to allow a maximum of 25464 square metres as part of the first phase of development
South of the commercial proposal the applicant is also proposing a new east west collector road in addition to parkland and a temporary stormwater management pond to service the development
Future development blocks have been identified as part of future phases and will be incorporated as part of alarger Block Plan process for the lands bounded byBramalea Road Mayfield Road Torbram Road and Countryside Drive Attached as Appendix 7 is the Countryside Village Secondary Plan Conceptual Phasing Plan for Special Policy Area 1
As shown on Map 2 Concept Site Plan these future development blocks are as follows
bull Parcel A-089 acres at the southwest corner of the site This block is located at the northeast corner of the intersection of Bramalea Road and New Road 1 and is shown in the phase 2Conceptual Phasing Plan as a mixed-use building with residential aminimum of 5storeys above grade related to retail (6 storeys total)
bull Parcel B-097 acres at the southeast corner of the site This block is located at the northwest corner of New Road 1and Future Road and is shown in the Phase 3Conceptual Phasing Plan as amixed-use building with residential minimum 5 storeys above grade retail (6 storeys)
bull Parcel C-058 acres on the northwest corner of the site This block is located at agateway location at the southwest corner of Bramalea Road and MayfieldRoad intersection Phase 2of the Conceptual Phasing Plan indicates that this block shall be developed with office uses ata minimum of4 storeys
4b Information Report
S-5
CONCEPTUAL SITE PLAN
UD
Rec
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dat
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No
vem
ber2
00
9
APPENDIX 8 ampS-H DRAFT TERTIERY
PLAN
GREEN BUFFERS
MAJOR ROAD MIXED USE
SECONDARY ROAD(RETAIL AT GRADE)
MAIN STREET
S-5
CONCEPTUAL SITE PLAN
UD
Rec
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No
vem
ber2
00
9
APPENDIX 8 ampS-H DRAFT TERTIERY
PLAN
GREEN BUFFERS
MAJOR ROAD MIXED USE
SECONDARY ROAD(RETAIL AT GRADE)
MAIN STREET
UD
Rec
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EC
IA
L
PR
OJE
CT
S
No
vem
ber2
00
9
APPENDIX 8 ampS-H DRAFT TERTIERY
PLAN
GREEN BUFFERS
MAJOR ROAD MIXED USE
SECONDARY ROAD(RETAIL AT GRADE)
MAIN STREET
UD
Reco
mm
en
dati
on
-C
on
cep
tual
Ph
asin
g P
lan
-M
ayfi
eld
amp B
ram
ale
a D
istr
ict
Co
mm
erci
al C
en
tre
UR
BA
N
DE
SIG
N
RE
CO
MM
EN
DA
TIO
NS
Bra
male
a R
oad
^ R
etai
l 1
-2 s
tore
ys
Reta
ilO
ffic
e
2 st
ore
ys
F O
ffic
e
Min
imum
4 S
tore
ys
Resid
en
tial
j M
in 5
sto
reys
abo
ve
gra
de
rela
ted
ret
ail
0 I
i
Pro
po
sed
Loc
al R
oad
PL
AN
NIN
G
DE
SIG
N
amp
DE
VE
LO
PM
EN
T
PH
AS
E 2
-C
on
cep
tual
Ph
asin
g P
lan
U
RB
AN
D
ES
IG
N
AN
D
SP
EC
IA
L P
RO
JE
CT
S
No
vem
ber2
00
9
UD
Rec
om
men
dat
ion
-C
on
cep
tual
Ph
asin
g P
lan
-M
ayfi
eld
amp B
ram
alea
Dis
tric
t C
om
mer
cial
Cen
tre
UR
BA
N
DE
SIG
N
RE
CO
MM
EN
DA
TIO
NS
Bra
male
a R
oad
Reta
il
^
1-2
store
ys
Reta
ilO
ffic
e
2 st
ore
ys
Off
ice
Min
imum
4 S
tore
ys
^
Resid
en
tial
Min
5 s
tore
ys
ab
ov
e
gra
de
rela
ted
ret
ail
Pro
po
sed
Loc
al R
oad
PL
AN
NIN
G
DE
SIG
N
amp
DE
VE
LO
PM
EN
T
PH
AS
E 3
-C
on
cep
tual
Ph
asin
g P
lan
U
RB
AN
D
ES
IG
N
AN
D
SP
EC
IA
L
PR
OJE
CT
S
No
vem
ber2
00
9
APPENDIX 8 ampS-H DRAFT TERTIERY
PLAN
GREEN BUFFERS
MAJOR ROAD MIXED USE
SECONDARY ROAD(RETAIL AT GRADE)
MAIN STREET
UD
Rec
om
men
dat
ion
-C
on
cep
tual
Ph
asin
g P
lan
-M
ayfi
eld
amp B
ram
alea
Dis
tric
t C
om
mer
cial
Cen
tre
UR
BA
N
DE
SIG
N
RE
CO
MM
EN
DA
TIO
NS
Bra
male
a R
oad
Reta
il
^
1-2
store
ys
Reta
ilO
ffic
e
2 st
ore
ys
Off
ice
Min
imum
4 S
tore
ys
^
Resid
en
tial
Min
5 s
tore
ys
ab
ov
e
gra
de
rela
ted
ret
ail
Pro
po
sed
Loc
al R
oad
PL
AN
NIN
G
DE
SIG
N
amp
DE
VE
LO
PM
EN
T
PH
AS
E 3
-C
on
cep
tual
Ph
asin
g P
lan
U
RB
AN
D
ES
IG
N
AN
D
SP
EC
IA
L
PR
OJE
CT
S
No
vem
ber2
00
9
APPENDIX 8 ampS-H DRAFT TERTIERY
PLAN
GREEN BUFFERS
MAJOR ROAD MIXED USE
SECONDARY ROAD(RETAIL AT GRADE)
MAIN STREET
APPENDIX 8 ampS-H DRAFT TERTIERY
PLAN
GREEN BUFFERS
MAJOR ROAD MIXED USE
SECONDARY ROAD(RETAIL AT GRADE)
MAIN STREET
