33-1 ReportU BRAMPTON Planning Design and

bramptonca FlOWef City Development Committee Committee of the Council of

The Corporation of the City of Brampton

Date March 132013

PLANNING DESIGN ampDEVELOPMENT COMMITTEE File City File C05W07004

DATE fapri I T 202Subdivision File 21T-10020B

Subject INFORMATION REPORT

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

KLM Planning Partners Inc - Four X Development Inc co Metrus Development (To permit the development of 404 single detached dwelling units) 9330 and 9264 Mississauga Road Ward 6

Contact Paul Snape (905) 874-2062

Overview

bull This report provides information concerning a submission by KLM Planning Partners Inc on behalf of Four X Development Inc for a proposed draft plan of subdivision and application to amend the Official Plan and Zoning By-law

bull The applicant is proposing a plan of subdivision consisting of 404 single detached dwelling units a stormwater management pond and a neighbourhood park all on a 43 hectare (108 acres) parcel

bull In addition the applicant is proposing that a new Secondary Plan be created that will include the existing Huttonville Estates and provide a land-use policy framework for guiding the development of the proposed subdivision No changes to the existing Official Plan policies applying to Huttonville Estates are proposed

bull Staff will report back with a recommendation once the circulation for comments and review by internal City Departments and key external agencies are completed

Recommendations

1 THAT the report from Paul Snape Planning Design and Development Department and Paul Aldunate Development Planner dated March 13 2013 entitled INFORMATION REPORT to the Planning Design and Development

C05W070O4 Information Report

Committee Meeting of April 82013 re Application to Amend the Official Plan Zoning By-Law and Proposed Draft Plan of Subdivision KLM Planning Partners Inc - Four X Development Inc co Metrus Development Ward 6 File C05W07004 be received and

2 THAT staff be directed to report back to Planning Design and Development Committee with the results of the Public Meeting and a staff recommendation subsequent to the completion of the circulation of the application and a comprehensive evaluation of the proposal

Background

KLM Planning Partners on behalf of Four X Developments has submitted an application to amend the Official Plan Zoning By-Law and proposed Draft Plan of Subdivision for the purposes of developing the lands north of Huttonville Estates for single detached dwelling units

This property already has an existing land-use designation (Estate Residential) and is situated outside the Northwest Brampton Urban Development Area On this basis the lands can proceed independently from the planning of Area 52 (Huttonville North) and Area 53 (Mount Pleasant West) collectively referred to as Heritage Heights The applicant is proposing a new Secondary Plan to establish the policy framework that will guide the development of the Plan of Subdivision

A component of the Official Plan Amendment application also applies to the existing community of Huttonville Estates No development is proposed within Huttonville Estates The existing policies of the primary Official Plan will continue to apply but are proposed to be added to as policies in the new Secondary Plan There currently is no Secondary Plan that applies to Huttonville Estates

Proposal

The applicant is proposing a total of 404 single detached dwelling units two stormwater management blocks (805 ha) three open space blocks and a neighbourhood park

Specifically the proposed draft plan of subdivision consists of the following

diams 8 detached lots with lot widths being predominantly 183 metres (60 ft) and a minimum lot area 585 square metres (6297 sq ft)

diams 84 detached lots with lot widths being predominantly 159 metres (52 ft) and a minimum lot area of 508 square metres (5468 sq ft)

diams 6 detached lots with lot widths being predominantly 159 metres (52 ft) and a minimum lot area of 429 square metres (4617 sq ft)

diams 179 detached lots with lot widths being predominantly 143 metres (47 ft) and a minimum lot area of 457 square metres (4919 sq ft)

DVS

diams 22 detached lots with lot widths being predominantly 143 metres (47 ft) and a minimum lot area of 386 square metres (4155 sq ft)

diams 75 detached lots with lot widths being predominantly 116 metres (38 ft) and a minimum lot area of 371 square metres (3993 sq ft)

diams 30 detached lots with lot widths being predominantly 116 metres (38 ft) and a minimum lot area of 313 square metres (3369 sq ft)

MAP 1 CONCEPT PLAN OF THE PLAN OF SUBDIVISION

Property Description and Surrounding Land Uses for the Four X Plan of Subdivision

The subject lands have the following characteristics

diams is primarily located at 9330 Mississauga Road which is currently being used for agricultural uses This property includes a farmstead known as the Cleaveview Farm which is identified as a Class B Cultural Heritage Resource The Cleaveview site dates back to the early mid 19th century and contain a house built in 1914 and a large wood clad barn constructed in 1882 among more recent structures and out buildings such as sheds a trailer and two silos

1gt3-M is partially located at 9264 Mississauga Road which currently has a single detached dwelling unit

the plan of subdivision has a site area of approximately 4381 hectares (10826 acres) with a frontage of approximately 500 metres along Mississauga Road

including Huttonville Estates the Official Plan Amendment covers an area of approximately 84 hectares (208 acres)

MAP 2 LOCATION MAP

The surrounding land uses are described as follows

North Vacant agricultural lands that are currently designated as part of the North West Brampton Policy Area and Corridor Protection Area

South Credit River Valley beyond which is Embleton Road and existing single detached dwellings

East Mississauga Road beyond which is the Springbrook Upscale Executive Housing Community

West Natural features to the west and

southwest of the property being the Credit River and other vegetation

Public Meeting Notification Area Notice of the Public Meeting was given by prepaid first class mail to all persons assessed 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

Respectfully submitted

Padl Snape^vlblP RPP Dan Kraszewski MCIP RPP Acting Director Land Development Acting Commissioner Planning Services Design and Development

Authored by Paul Aldunate MPL MCIP RPP

DS-5 APPENDICES

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

Appendix 2 Zoning Extract

Appendix 3 Existing Land Uses

Appendix 4 Information Summary

TO-U

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

rzzi SUBJECT LANDS VILLAGE RESIDENTIAL

URBAN DEVELOPMENT

^^Bi OPEN SPACE

AREA

PROVINCIAL

RESIDENTIAL ESTATE RESIDENTIAL

GREENBELT AREAPROTECTED

COUNTRYSIDE

APPENDIX 1M BRAMPTON jsectf OFFICIAL PLAN DESIGNATIONS

bmnptiMca Flower City KLM PLANNING PARTNERS INC PLANNING DESIGN ampDEVELOPMENT Four X Development Inc

0 50 100

Drawn By CJK Date 2013 02 25 CITY FILE C05W07004

DVS

diams 22 detached lots with lot widths being predominantly 143 metres (47 ft) and a minimum lot area of 386 square metres (4155 sq ft)

diams 75 detached lots with lot widths being predominantly 116 metres (38 ft) and a minimum lot area of 371 square metres (3993 sq ft)

diams 30 detached lots with lot widths being predominantly 116 metres (38 ft) and a minimum lot area of 313 square metres (3369 sq ft)

MAP 1 CONCEPT PLAN OF THE PLAN OF SUBDIVISION

Property Description and Surrounding Land Uses for the Four X Plan of Subdivision

The subject lands have the following characteristics

diams is primarily located at 9330 Mississauga Road which is currently being used for agricultural uses This property includes a farmstead known as the Cleaveview Farm which is identified as a Class B Cultural Heritage Resource The Cleaveview site dates back to the early mid 19th century and contain a house built in 1914 and a large wood clad barn constructed in 1882 among more recent structures and out buildings such as sheds a trailer and two silos

1gt3-M is partially located at 9264 Mississauga Road which currently has a single detached dwelling unit

the plan of subdivision has a site area of approximately 4381 hectares (10826 acres) with a frontage of approximately 500 metres along Mississauga Road

including Huttonville Estates the Official Plan Amendment covers an area of approximately 84 hectares (208 acres)

MAP 2 LOCATION MAP

The surrounding land uses are described as follows

North Vacant agricultural lands that are currently designated as part of the North West Brampton Policy Area and Corridor Protection Area

South Credit River Valley beyond which is Embleton Road and existing single detached dwellings

East Mississauga Road beyond which is the Springbrook Upscale Executive Housing Community

West Natural features to the west and

southwest of the property being the Credit River and other vegetation

Public Meeting Notification Area Notice of the Public Meeting was given by prepaid first class mail to all persons assessed 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

Respectfully submitted

Padl Snape^vlblP RPP Dan Kraszewski MCIP RPP Acting Director Land Development Acting Commissioner Planning Services Design and Development

Authored by Paul Aldunate MPL MCIP RPP

DS-5 APPENDICES

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

Appendix 2 Zoning Extract

Appendix 3 Existing Land Uses

Appendix 4 Information Summary

TO-U

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

rzzi SUBJECT LANDS VILLAGE RESIDENTIAL

URBAN DEVELOPMENT

^^Bi OPEN SPACE

AREA

PROVINCIAL

RESIDENTIAL ESTATE RESIDENTIAL

GREENBELT AREAPROTECTED

COUNTRYSIDE

APPENDIX 1M BRAMPTON jsectf OFFICIAL PLAN DESIGNATIONS

bmnptiMca Flower City KLM PLANNING PARTNERS INC PLANNING DESIGN ampDEVELOPMENT Four X Development Inc

0 50 100

Drawn By CJK Date 2013 02 25 CITY FILE C05W07004

1gt3-M is partially located at 9264 Mississauga Road which currently has a single detached dwelling unit

the plan of subdivision has a site area of approximately 4381 hectares (10826 acres) with a frontage of approximately 500 metres along Mississauga Road

including Huttonville Estates the Official Plan Amendment covers an area of approximately 84 hectares (208 acres)

MAP 2 LOCATION MAP

The surrounding land uses are described as follows

North Vacant agricultural lands that are currently designated as part of the North West Brampton Policy Area and Corridor Protection Area

South Credit River Valley beyond which is Embleton Road and existing single detached dwellings

East Mississauga Road beyond which is the Springbrook Upscale Executive Housing Community

West Natural features to the west and

southwest of the property being the Credit River and other vegetation

Public Meeting Notification Area Notice of the Public Meeting was given by prepaid first class mail to all persons assessed 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

Respectfully submitted

Padl Snape^vlblP RPP Dan Kraszewski MCIP RPP Acting Director Land Development Acting Commissioner Planning Services Design and Development

Authored by Paul Aldunate MPL MCIP RPP

DS-5 APPENDICES

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

Appendix 2 Zoning Extract

Appendix 3 Existing Land Uses

Appendix 4 Information Summary

TO-U

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

rzzi SUBJECT LANDS VILLAGE RESIDENTIAL

URBAN DEVELOPMENT

^^Bi OPEN SPACE

AREA

PROVINCIAL

RESIDENTIAL ESTATE RESIDENTIAL

GREENBELT AREAPROTECTED

COUNTRYSIDE

APPENDIX 1M BRAMPTON jsectf OFFICIAL PLAN DESIGNATIONS

bmnptiMca Flower City KLM PLANNING PARTNERS INC PLANNING DESIGN ampDEVELOPMENT Four X Development Inc

0 50 100

Drawn By CJK Date 2013 02 25 CITY FILE C05W07004

DS-5 APPENDICES

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

Appendix 2 Zoning Extract

Appendix 3 Existing Land Uses

Appendix 4 Information Summary

TO-U

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

rzzi SUBJECT LANDS VILLAGE RESIDENTIAL

URBAN DEVELOPMENT

^^Bi OPEN SPACE

AREA

PROVINCIAL

RESIDENTIAL ESTATE RESIDENTIAL

GREENBELT AREAPROTECTED

COUNTRYSIDE

APPENDIX 1M BRAMPTON jsectf OFFICIAL PLAN DESIGNATIONS

bmnptiMca Flower City KLM PLANNING PARTNERS INC PLANNING DESIGN ampDEVELOPMENT Four X Development Inc

0 50 100

Drawn By CJK Date 2013 02 25 CITY FILE C05W07004

TO-U

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

rzzi SUBJECT LANDS VILLAGE RESIDENTIAL

URBAN DEVELOPMENT

^^Bi OPEN SPACE

AREA

PROVINCIAL

RESIDENTIAL ESTATE RESIDENTIAL

GREENBELT AREAPROTECTED

COUNTRYSIDE

APPENDIX 1M BRAMPTON jsectf OFFICIAL PLAN DESIGNATIONS

bmnptiMca Flower City KLM PLANNING PARTNERS INC PLANNING DESIGN ampDEVELOPMENT Four X Development Inc

0 50 100

Drawn By CJK Date 2013 02 25 CITY FILE C05W07004

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I I SUBJECT LAND copy

OPEN SPACE bull

H BRAMPTON gtlt branAma FlOWer City PLANNINGDESIGN amp DEVELOPMENT

Diavn By CJK Date 2013 02 25

RECREATIONAL FACILITY

SCHOOL

APPENDIX 3 - AIR PHOTO

KLM PLANNING PARTNERS INC

Four X Development Inc

CITY FILE C05W07004

Air Photo Date Spring 2012

APPENDIX 4

INFORMATION SUMMARY

Official Plan

Four X Developments (Official Plan Amendment Rezoning and Plan of Subdivision) The lands subject to the Plan of Subdivision are designated as Estate Residential and Open Space according to Schedule A - General Land Use Designations of the Official Plan These lands are also Upscale Executive Housing Special Policy Area 2 according to Schedule A1

The subject lands do not fall within the Northwest Brampton (NWB) Urban Development Area NWB Policy Area designation and the NWB Corridor Protection Area designation On this basis the lands can proceed independently from the planning of Area 52 (Huttonville North) and Area 53 (Mount Pleasant West) collectively referred to as Heritage Heights The applicant is proposing to formulate a Secondary Plan that will establish a policy framework and direction for detailed land use planning for the lands subject to the Plan of Subdivision The proposed amendment specifies desired land-use designations a transportation network and the protected natural heritage system

Specifically the applicant is proposing a LowMedium Density Residential designation that will permit single-detached and semi-detached structural types and permit a density range between 7 units per net residential hectare (8 units per net residential acre) and a maximum density of 301 units per net residential hectare (12 units per net residential acre)

Huttonville Estates (Official Plan Amendment) The area known as Huttonville Estates is designated as Village Residential and Open Space according to Schedule A - General Land Use Designations of the Official Plan

A component of the Official Plan Amendment application also applies to the existing community of Huttonville Estates No development is proposed within Huttonville Estates and there currently is no Secondary Plan that applies to Huttonville Estates The existing policies of the Official Plan will continue to apply but are proposed to be added as policies in the new Secondary Plan The inclusion of the Huttonville Estate lands as part of the Secondary Plan will provide the opportunity for additional policies if necessary to ensure that Four X development lands are not developed in isolation and is respectful of Huttonville Estates In this regard any additional policies to be added respecting Huttonville Estates will require further public notice and public consultation

Zoning By-law ^ ^

Four X Developments The lands subject to the Plan of Subdivision are zoned Agricultural-1869 (A-1869) Agricultural-1872 (A-1872) and Floodplain (F) In order to permit the Plan of Subdivision an amendment to the Zoning By-law is required

The lands are also currently subject to an Interim Control By-law which precludes any development on the subject lands until the Bram West ParkwayNorth-South Transportation Corridor has been approved The applicant is also seeking an exemption from this by-law

Huttonville Estates

Lands within Huttonville Estates are currently zoned Residential Rural Estate Oneshy177 (RE1-177) Residential Hamlet One (RHM1) Floodplain (F) Agricultural (A) and Open Space (OS) by By-Law 270-2004 as amended No amendment to the Zoning By-law for Huttonville Estates is proposed or required

Documents Submitted In Support of Application Planning Justification Report dated April 2011 prepared by KLM Planning Partners

Traffic Impact Study dated April 2011 prepared by Cole Engineering

Community Design Brief dated March 312011 prepared by STLA Design Strategies

Preliminary Noise Report dated March 162011 prepared by Jade Acoustics

Heritage Impact Assessment dated July 162012 prepared by ERA Architects Inc

Phase 1 Environmental Site Assessment dated April 242012 and prepared by Soil Engineering

Draft Official Plan Amendment and Zoning by-law

An Environmental Implementation Report (EIR) and Functional Servicing Report (FSR) dated December 2012 prepared by Beacon Environmental Geomorphic Solutions Terraprobe Rand Engineering and KLM Planning

bull Slope Stability and Streambank Erosion Study dated December 212012 prepared by Terraprobe

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

D3-U Environmental Issues

The Environmental Implementation Report (EIR) and Functional Servicing Report (FSR) are currently being reviewed by the City of Brampton and Credit Valley Conservation (CVC) staff The primary purpose of an EIR is to address the impacts of development on the natural environment and implement the recommendations of a broader subwatershed study The EIR is also intended to confirm natural feature limits and evaluate protection requirements for natural features on adjacent lands In this case a subwatershed study for Area 52 (Huttonville North) and Area 53 (Mount Pleasant West) collectively referred to as Heritage Heights has been initiated but not yet completed

Since the property already has an existing land-use designation and is situated outside the Northwest Brampton Urban Development Area it was determined by City staff in consultation with CVC that an EIR could be prepared independently of the Heritage Heights subwatershed study The City and CVC recommended that this EIR be prepared in a manner that is consistent with goals and objectives of the Heritage Heights subwatershed study City staff also indicated that any environmental informationdata including a preliminary natural heritage system as generated through Heritage Heights subwatershed study to date should be used as input into the delineation of the natural heritage areasfeatures for the subject lands

Staff will report back to Planning Design and Development Committee with a detailed analysis of any possible impacts of this development on the natural environment

Urban Design A Community Design Brief has been submitted and is currently being reviewed by City staff According to the Official Plan the subject lands fall within an Upscale Executive Housing Area Given the proposed subdivisions proximity to Huttonville Estates Springbrook (Estates of Credit Ridge) and the Credit River the subject lands are ideally located for upscale executive housing Staff will be looking for upgraded architectural and landscape design elements that will distinguish this communityfrom other low density residential developments in Brampton and provide the appropriate interface to the surrounding community (ie Springbrook Huttonville Estates) Following this review staff will report back to Planning Design and Development Committee

Heritage Impact This property includes a farmstead known as the Cleaveview Farm which is identified as a Class B Cultural Heritage Resource The Cleaveview site dates back to the early mid 19th century and contains a house built in 1914 and a large wood clad barn constructed in 1882 among more recent structures and out-buildings such as sheds a trailer and two silos A Heritage Impact Assessment (HIA) puts forward the opinion that the farmhouse is not a unique example of 19th century barn and early 20th century brick house structures since these typologies are common in the Brampton Area The HIA recommends the removal of all heritage resources on the site following appropriate documentation of the barn and house Staff will report back to Planning Designs Development Committee with recommendations on how to address this resource

Tgt3-a Planning Designs Development Committee with recommendations on how to address this resource

Proposed Servicing Full servicing is proposed The Environmental Implementation Report (EIR) and Functional Servicing Report (FSR) have been submitted in support of the subject application This report outlines the proposed servicing plan to address stormwater management and the provisions of water supply and sanitary servicing City and Regional staff are currently reviewing the report

The Region of Peel advises that they will not release the subdivision for registration until 1200mm diameter Mississauga Road Trunk Sanitary Sewer is completed Early April of 2013 is right now the projected in-service time for Mississauga Road Trunk Sanitary Sewer

Traffic

A Traffic Impact Study is currently being reviewed by the Citys Transportation Planning section and the Region of Peel to ensure that the overall development can be accommodated by the surrounding road network To date the Citys Transportation staff have noted that one access point to Mississauga Road may not be sufficient The Transportation Impact Study should be updated to reflect a second access The results of the updated Traffic Impact Study and overall detailed transportation analysis will be addressed further as part of the Recommendation Report

Growth Management Complete comments and recommendations with respect to the timing of this proposal within the context of the Citys Growth Management Program will be provided in the Recommendation Report

D3-

I I SUBJECT LAND copy

OPEN SPACE bull

H BRAMPTON gtlt branAma FlOWer City PLANNINGDESIGN amp DEVELOPMENT

Diavn By CJK Date 2013 02 25

RECREATIONAL FACILITY

SCHOOL

APPENDIX 3 - AIR PHOTO

KLM PLANNING PARTNERS INC

Four X Development Inc

CITY FILE C05W07004

Air Photo Date Spring 2012

APPENDIX 4

INFORMATION SUMMARY

Official Plan

Four X Developments (Official Plan Amendment Rezoning and Plan of Subdivision) The lands subject to the Plan of Subdivision are designated as Estate Residential and Open Space according to Schedule A - General Land Use Designations of the Official Plan These lands are also Upscale Executive Housing Special Policy Area 2 according to Schedule A1

The subject lands do not fall within the Northwest Brampton (NWB) Urban Development Area NWB Policy Area designation and the NWB Corridor Protection Area designation On this basis the lands can proceed independently from the planning of Area 52 (Huttonville North) and Area 53 (Mount Pleasant West) collectively referred to as Heritage Heights The applicant is proposing to formulate a Secondary Plan that will establish a policy framework and direction for detailed land use planning for the lands subject to the Plan of Subdivision The proposed amendment specifies desired land-use designations a transportation network and the protected natural heritage system

Specifically the applicant is proposing a LowMedium Density Residential designation that will permit single-detached and semi-detached structural types and permit a density range between 7 units per net residential hectare (8 units per net residential acre) and a maximum density of 301 units per net residential hectare (12 units per net residential acre)

Huttonville Estates (Official Plan Amendment) The area known as Huttonville Estates is designated as Village Residential and Open Space according to Schedule A - General Land Use Designations of the Official Plan

A component of the Official Plan Amendment application also applies to the existing community of Huttonville Estates No development is proposed within Huttonville Estates and there currently is no Secondary Plan that applies to Huttonville Estates The existing policies of the Official Plan will continue to apply but are proposed to be added as policies in the new Secondary Plan The inclusion of the Huttonville Estate lands as part of the Secondary Plan will provide the opportunity for additional policies if necessary to ensure that Four X development lands are not developed in isolation and is respectful of Huttonville Estates In this regard any additional policies to be added respecting Huttonville Estates will require further public notice and public consultation

Zoning By-law ^ ^

Four X Developments The lands subject to the Plan of Subdivision are zoned Agricultural-1869 (A-1869) Agricultural-1872 (A-1872) and Floodplain (F) In order to permit the Plan of Subdivision an amendment to the Zoning By-law is required

The lands are also currently subject to an Interim Control By-law which precludes any development on the subject lands until the Bram West ParkwayNorth-South Transportation Corridor has been approved The applicant is also seeking an exemption from this by-law

Huttonville Estates

Lands within Huttonville Estates are currently zoned Residential Rural Estate Oneshy177 (RE1-177) Residential Hamlet One (RHM1) Floodplain (F) Agricultural (A) and Open Space (OS) by By-Law 270-2004 as amended No amendment to the Zoning By-law for Huttonville Estates is proposed or required

Documents Submitted In Support of Application Planning Justification Report dated April 2011 prepared by KLM Planning Partners

Traffic Impact Study dated April 2011 prepared by Cole Engineering

Community Design Brief dated March 312011 prepared by STLA Design Strategies

Preliminary Noise Report dated March 162011 prepared by Jade Acoustics

Heritage Impact Assessment dated July 162012 prepared by ERA Architects Inc

Phase 1 Environmental Site Assessment dated April 242012 and prepared by Soil Engineering

Draft Official Plan Amendment and Zoning by-law

An Environmental Implementation Report (EIR) and Functional Servicing Report (FSR) dated December 2012 prepared by Beacon Environmental Geomorphic Solutions Terraprobe Rand Engineering and KLM Planning

bull Slope Stability and Streambank Erosion Study dated December 212012 prepared by Terraprobe

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

D3-U Environmental Issues

The Environmental Implementation Report (EIR) and Functional Servicing Report (FSR) are currently being reviewed by the City of Brampton and Credit Valley Conservation (CVC) staff The primary purpose of an EIR is to address the impacts of development on the natural environment and implement the recommendations of a broader subwatershed study The EIR is also intended to confirm natural feature limits and evaluate protection requirements for natural features on adjacent lands In this case a subwatershed study for Area 52 (Huttonville North) and Area 53 (Mount Pleasant West) collectively referred to as Heritage Heights has been initiated but not yet completed

Since the property already has an existing land-use designation and is situated outside the Northwest Brampton Urban Development Area it was determined by City staff in consultation with CVC that an EIR could be prepared independently of the Heritage Heights subwatershed study The City and CVC recommended that this EIR be prepared in a manner that is consistent with goals and objectives of the Heritage Heights subwatershed study City staff also indicated that any environmental informationdata including a preliminary natural heritage system as generated through Heritage Heights subwatershed study to date should be used as input into the delineation of the natural heritage areasfeatures for the subject lands

Staff will report back to Planning Design and Development Committee with a detailed analysis of any possible impacts of this development on the natural environment

Urban Design A Community Design Brief has been submitted and is currently being reviewed by City staff According to the Official Plan the subject lands fall within an Upscale Executive Housing Area Given the proposed subdivisions proximity to Huttonville Estates Springbrook (Estates of Credit Ridge) and the Credit River the subject lands are ideally located for upscale executive housing Staff will be looking for upgraded architectural and landscape design elements that will distinguish this communityfrom other low density residential developments in Brampton and provide the appropriate interface to the surrounding community (ie Springbrook Huttonville Estates) Following this review staff will report back to Planning Design and Development Committee

Heritage Impact This property includes a farmstead known as the Cleaveview Farm which is identified as a Class B Cultural Heritage Resource The Cleaveview site dates back to the early mid 19th century and contains a house built in 1914 and a large wood clad barn constructed in 1882 among more recent structures and out-buildings such as sheds a trailer and two silos A Heritage Impact Assessment (HIA) puts forward the opinion that the farmhouse is not a unique example of 19th century barn and early 20th century brick house structures since these typologies are common in the Brampton Area The HIA recommends the removal of all heritage resources on the site following appropriate documentation of the barn and house Staff will report back to Planning Designs Development Committee with recommendations on how to address this resource

Tgt3-a Planning Designs Development Committee with recommendations on how to address this resource

Proposed Servicing Full servicing is proposed The Environmental Implementation Report (EIR) and Functional Servicing Report (FSR) have been submitted in support of the subject application This report outlines the proposed servicing plan to address stormwater management and the provisions of water supply and sanitary servicing City and Regional staff are currently reviewing the report

The Region of Peel advises that they will not release the subdivision for registration until 1200mm diameter Mississauga Road Trunk Sanitary Sewer is completed Early April of 2013 is right now the projected in-service time for Mississauga Road Trunk Sanitary Sewer

Traffic

A Traffic Impact Study is currently being reviewed by the Citys Transportation Planning section and the Region of Peel to ensure that the overall development can be accommodated by the surrounding road network To date the Citys Transportation staff have noted that one access point to Mississauga Road may not be sufficient The Transportation Impact Study should be updated to reflect a second access The results of the updated Traffic Impact Study and overall detailed transportation analysis will be addressed further as part of the Recommendation Report

Growth Management Complete comments and recommendations with respect to the timing of this proposal within the context of the Citys Growth Management Program will be provided in the Recommendation Report

APPENDIX 4

INFORMATION SUMMARY

Official Plan

Four X Developments (Official Plan Amendment Rezoning and Plan of Subdivision) The lands subject to the Plan of Subdivision are designated as Estate Residential and Open Space according to Schedule A - General Land Use Designations of the Official Plan These lands are also Upscale Executive Housing Special Policy Area 2 according to Schedule A1

The subject lands do not fall within the Northwest Brampton (NWB) Urban Development Area NWB Policy Area designation and the NWB Corridor Protection Area designation On this basis the lands can proceed independently from the planning of Area 52 (Huttonville North) and Area 53 (Mount Pleasant West) collectively referred to as Heritage Heights The applicant is proposing to formulate a Secondary Plan that will establish a policy framework and direction for detailed land use planning for the lands subject to the Plan of Subdivision The proposed amendment specifies desired land-use designations a transportation network and the protected natural heritage system

Specifically the applicant is proposing a LowMedium Density Residential designation that will permit single-detached and semi-detached structural types and permit a density range between 7 units per net residential hectare (8 units per net residential acre) and a maximum density of 301 units per net residential hectare (12 units per net residential acre)

Huttonville Estates (Official Plan Amendment) The area known as Huttonville Estates is designated as Village Residential and Open Space according to Schedule A - General Land Use Designations of the Official Plan

A component of the Official Plan Amendment application also applies to the existing community of Huttonville Estates No development is proposed within Huttonville Estates and there currently is no Secondary Plan that applies to Huttonville Estates The existing policies of the Official Plan will continue to apply but are proposed to be added as policies in the new Secondary Plan The inclusion of the Huttonville Estate lands as part of the Secondary Plan will provide the opportunity for additional policies if necessary to ensure that Four X development lands are not developed in isolation and is respectful of Huttonville Estates In this regard any additional policies to be added respecting Huttonville Estates will require further public notice and public consultation

Zoning By-law ^ ^

Four X Developments The lands subject to the Plan of Subdivision are zoned Agricultural-1869 (A-1869) Agricultural-1872 (A-1872) and Floodplain (F) In order to permit the Plan of Subdivision an amendment to the Zoning By-law is required

The lands are also currently subject to an Interim Control By-law which precludes any development on the subject lands until the Bram West ParkwayNorth-South Transportation Corridor has been approved The applicant is also seeking an exemption from this by-law

Huttonville Estates

Lands within Huttonville Estates are currently zoned Residential Rural Estate Oneshy177 (RE1-177) Residential Hamlet One (RHM1) Floodplain (F) Agricultural (A) and Open Space (OS) by By-Law 270-2004 as amended No amendment to the Zoning By-law for Huttonville Estates is proposed or required

Documents Submitted In Support of Application Planning Justification Report dated April 2011 prepared by KLM Planning Partners

Traffic Impact Study dated April 2011 prepared by Cole Engineering

Community Design Brief dated March 312011 prepared by STLA Design Strategies

Preliminary Noise Report dated March 162011 prepared by Jade Acoustics

Heritage Impact Assessment dated July 162012 prepared by ERA Architects Inc

Phase 1 Environmental Site Assessment dated April 242012 and prepared by Soil Engineering

Draft Official Plan Amendment and Zoning by-law

An Environmental Implementation Report (EIR) and Functional Servicing Report (FSR) dated December 2012 prepared by Beacon Environmental Geomorphic Solutions Terraprobe Rand Engineering and KLM Planning

bull Slope Stability and Streambank Erosion Study dated December 212012 prepared by Terraprobe

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

D3-U Environmental Issues

The Environmental Implementation Report (EIR) and Functional Servicing Report (FSR) are currently being reviewed by the City of Brampton and Credit Valley Conservation (CVC) staff The primary purpose of an EIR is to address the impacts of development on the natural environment and implement the recommendations of a broader subwatershed study The EIR is also intended to confirm natural feature limits and evaluate protection requirements for natural features on adjacent lands In this case a subwatershed study for Area 52 (Huttonville North) and Area 53 (Mount Pleasant West) collectively referred to as Heritage Heights has been initiated but not yet completed

Since the property already has an existing land-use designation and is situated outside the Northwest Brampton Urban Development Area it was determined by City staff in consultation with CVC that an EIR could be prepared independently of the Heritage Heights subwatershed study The City and CVC recommended that this EIR be prepared in a manner that is consistent with goals and objectives of the Heritage Heights subwatershed study City staff also indicated that any environmental informationdata including a preliminary natural heritage system as generated through Heritage Heights subwatershed study to date should be used as input into the delineation of the natural heritage areasfeatures for the subject lands

Staff will report back to Planning Design and Development Committee with a detailed analysis of any possible impacts of this development on the natural environment

Urban Design A Community Design Brief has been submitted and is currently being reviewed by City staff According to the Official Plan the subject lands fall within an Upscale Executive Housing Area Given the proposed subdivisions proximity to Huttonville Estates Springbrook (Estates of Credit Ridge) and the Credit River the subject lands are ideally located for upscale executive housing Staff will be looking for upgraded architectural and landscape design elements that will distinguish this communityfrom other low density residential developments in Brampton and provide the appropriate interface to the surrounding community (ie Springbrook Huttonville Estates) Following this review staff will report back to Planning Design and Development Committee

Heritage Impact This property includes a farmstead known as the Cleaveview Farm which is identified as a Class B Cultural Heritage Resource The Cleaveview site dates back to the early mid 19th century and contains a house built in 1914 and a large wood clad barn constructed in 1882 among more recent structures and out-buildings such as sheds a trailer and two silos A Heritage Impact Assessment (HIA) puts forward the opinion that the farmhouse is not a unique example of 19th century barn and early 20th century brick house structures since these typologies are common in the Brampton Area The HIA recommends the removal of all heritage resources on the site following appropriate documentation of the barn and house Staff will report back to Planning Designs Development Committee with recommendations on how to address this resource

Tgt3-a Planning Designs Development Committee with recommendations on how to address this resource

Proposed Servicing Full servicing is proposed The Environmental Implementation Report (EIR) and Functional Servicing Report (FSR) have been submitted in support of the subject application This report outlines the proposed servicing plan to address stormwater management and the provisions of water supply and sanitary servicing City and Regional staff are currently reviewing the report

The Region of Peel advises that they will not release the subdivision for registration until 1200mm diameter Mississauga Road Trunk Sanitary Sewer is completed Early April of 2013 is right now the projected in-service time for Mississauga Road Trunk Sanitary Sewer

Traffic

A Traffic Impact Study is currently being reviewed by the Citys Transportation Planning section and the Region of Peel to ensure that the overall development can be accommodated by the surrounding road network To date the Citys Transportation staff have noted that one access point to Mississauga Road may not be sufficient The Transportation Impact Study should be updated to reflect a second access The results of the updated Traffic Impact Study and overall detailed transportation analysis will be addressed further as part of the Recommendation Report

Growth Management Complete comments and recommendations with respect to the timing of this proposal within the context of the Citys Growth Management Program will be provided in the Recommendation Report

Zoning By-law ^ ^

Four X Developments The lands subject to the Plan of Subdivision are zoned Agricultural-1869 (A-1869) Agricultural-1872 (A-1872) and Floodplain (F) In order to permit the Plan of Subdivision an amendment to the Zoning By-law is required

The lands are also currently subject to an Interim Control By-law which precludes any development on the subject lands until the Bram West ParkwayNorth-South Transportation Corridor has been approved The applicant is also seeking an exemption from this by-law

Huttonville Estates

Lands within Huttonville Estates are currently zoned Residential Rural Estate Oneshy177 (RE1-177) Residential Hamlet One (RHM1) Floodplain (F) Agricultural (A) and Open Space (OS) by By-Law 270-2004 as amended No amendment to the Zoning By-law for Huttonville Estates is proposed or required

Documents Submitted In Support of Application Planning Justification Report dated April 2011 prepared by KLM Planning Partners

Traffic Impact Study dated April 2011 prepared by Cole Engineering

Community Design Brief dated March 312011 prepared by STLA Design Strategies

Preliminary Noise Report dated March 162011 prepared by Jade Acoustics

Heritage Impact Assessment dated July 162012 prepared by ERA Architects Inc

Phase 1 Environmental Site Assessment dated April 242012 and prepared by Soil Engineering

Draft Official Plan Amendment and Zoning by-law

An Environmental Implementation Report (EIR) and Functional Servicing Report (FSR) dated December 2012 prepared by Beacon Environmental Geomorphic Solutions Terraprobe Rand Engineering and KLM Planning

bull Slope Stability and Streambank Erosion Study dated December 212012 prepared by Terraprobe

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

D3-U Environmental Issues

The Environmental Implementation Report (EIR) and Functional Servicing Report (FSR) are currently being reviewed by the City of Brampton and Credit Valley Conservation (CVC) staff The primary purpose of an EIR is to address the impacts of development on the natural environment and implement the recommendations of a broader subwatershed study The EIR is also intended to confirm natural feature limits and evaluate protection requirements for natural features on adjacent lands In this case a subwatershed study for Area 52 (Huttonville North) and Area 53 (Mount Pleasant West) collectively referred to as Heritage Heights has been initiated but not yet completed

Since the property already has an existing land-use designation and is situated outside the Northwest Brampton Urban Development Area it was determined by City staff in consultation with CVC that an EIR could be prepared independently of the Heritage Heights subwatershed study The City and CVC recommended that this EIR be prepared in a manner that is consistent with goals and objectives of the Heritage Heights subwatershed study City staff also indicated that any environmental informationdata including a preliminary natural heritage system as generated through Heritage Heights subwatershed study to date should be used as input into the delineation of the natural heritage areasfeatures for the subject lands

Staff will report back to Planning Design and Development Committee with a detailed analysis of any possible impacts of this development on the natural environment

Urban Design A Community Design Brief has been submitted and is currently being reviewed by City staff According to the Official Plan the subject lands fall within an Upscale Executive Housing Area Given the proposed subdivisions proximity to Huttonville Estates Springbrook (Estates of Credit Ridge) and the Credit River the subject lands are ideally located for upscale executive housing Staff will be looking for upgraded architectural and landscape design elements that will distinguish this communityfrom other low density residential developments in Brampton and provide the appropriate interface to the surrounding community (ie Springbrook Huttonville Estates) Following this review staff will report back to Planning Design and Development Committee

Heritage Impact This property includes a farmstead known as the Cleaveview Farm which is identified as a Class B Cultural Heritage Resource The Cleaveview site dates back to the early mid 19th century and contains a house built in 1914 and a large wood clad barn constructed in 1882 among more recent structures and out-buildings such as sheds a trailer and two silos A Heritage Impact Assessment (HIA) puts forward the opinion that the farmhouse is not a unique example of 19th century barn and early 20th century brick house structures since these typologies are common in the Brampton Area The HIA recommends the removal of all heritage resources on the site following appropriate documentation of the barn and house Staff will report back to Planning Designs Development Committee with recommendations on how to address this resource

Tgt3-a Planning Designs Development Committee with recommendations on how to address this resource

Proposed Servicing Full servicing is proposed The Environmental Implementation Report (EIR) and Functional Servicing Report (FSR) have been submitted in support of the subject application This report outlines the proposed servicing plan to address stormwater management and the provisions of water supply and sanitary servicing City and Regional staff are currently reviewing the report

The Region of Peel advises that they will not release the subdivision for registration until 1200mm diameter Mississauga Road Trunk Sanitary Sewer is completed Early April of 2013 is right now the projected in-service time for Mississauga Road Trunk Sanitary Sewer

Traffic

A Traffic Impact Study is currently being reviewed by the Citys Transportation Planning section and the Region of Peel to ensure that the overall development can be accommodated by the surrounding road network To date the Citys Transportation staff have noted that one access point to Mississauga Road may not be sufficient The Transportation Impact Study should be updated to reflect a second access The results of the updated Traffic Impact Study and overall detailed transportation analysis will be addressed further as part of the Recommendation Report

Growth Management Complete comments and recommendations with respect to the timing of this proposal within the context of the Citys Growth Management Program will be provided in the Recommendation Report

D3-U Environmental Issues

The Environmental Implementation Report (EIR) and Functional Servicing Report (FSR) are currently being reviewed by the City of Brampton and Credit Valley Conservation (CVC) staff The primary purpose of an EIR is to address the impacts of development on the natural environment and implement the recommendations of a broader subwatershed study The EIR is also intended to confirm natural feature limits and evaluate protection requirements for natural features on adjacent lands In this case a subwatershed study for Area 52 (Huttonville North) and Area 53 (Mount Pleasant West) collectively referred to as Heritage Heights has been initiated but not yet completed

Since the property already has an existing land-use designation and is situated outside the Northwest Brampton Urban Development Area it was determined by City staff in consultation with CVC that an EIR could be prepared independently of the Heritage Heights subwatershed study The City and CVC recommended that this EIR be prepared in a manner that is consistent with goals and objectives of the Heritage Heights subwatershed study City staff also indicated that any environmental informationdata including a preliminary natural heritage system as generated through Heritage Heights subwatershed study to date should be used as input into the delineation of the natural heritage areasfeatures for the subject lands

Staff will report back to Planning Design and Development Committee with a detailed analysis of any possible impacts of this development on the natural environment

Urban Design A Community Design Brief has been submitted and is currently being reviewed by City staff According to the Official Plan the subject lands fall within an Upscale Executive Housing Area Given the proposed subdivisions proximity to Huttonville Estates Springbrook (Estates of Credit Ridge) and the Credit River the subject lands are ideally located for upscale executive housing Staff will be looking for upgraded architectural and landscape design elements that will distinguish this communityfrom other low density residential developments in Brampton and provide the appropriate interface to the surrounding community (ie Springbrook Huttonville Estates) Following this review staff will report back to Planning Design and Development Committee

Heritage Impact This property includes a farmstead known as the Cleaveview Farm which is identified as a Class B Cultural Heritage Resource The Cleaveview site dates back to the early mid 19th century and contains a house built in 1914 and a large wood clad barn constructed in 1882 among more recent structures and out-buildings such as sheds a trailer and two silos A Heritage Impact Assessment (HIA) puts forward the opinion that the farmhouse is not a unique example of 19th century barn and early 20th century brick house structures since these typologies are common in the Brampton Area The HIA recommends the removal of all heritage resources on the site following appropriate documentation of the barn and house Staff will report back to Planning Designs Development Committee with recommendations on how to address this resource

Tgt3-a Planning Designs Development Committee with recommendations on how to address this resource

Proposed Servicing Full servicing is proposed The Environmental Implementation Report (EIR) and Functional Servicing Report (FSR) have been submitted in support of the subject application This report outlines the proposed servicing plan to address stormwater management and the provisions of water supply and sanitary servicing City and Regional staff are currently reviewing the report

The Region of Peel advises that they will not release the subdivision for registration until 1200mm diameter Mississauga Road Trunk Sanitary Sewer is completed Early April of 2013 is right now the projected in-service time for Mississauga Road Trunk Sanitary Sewer

Traffic

A Traffic Impact Study is currently being reviewed by the Citys Transportation Planning section and the Region of Peel to ensure that the overall development can be accommodated by the surrounding road network To date the Citys Transportation staff have noted that one access point to Mississauga Road may not be sufficient The Transportation Impact Study should be updated to reflect a second access The results of the updated Traffic Impact Study and overall detailed transportation analysis will be addressed further as part of the Recommendation Report

Growth Management Complete comments and recommendations with respect to the timing of this proposal within the context of the Citys Growth Management Program will be provided in the Recommendation Report

Tgt3-a Planning Designs Development Committee with recommendations on how to address this resource

Proposed Servicing Full servicing is proposed The Environmental Implementation Report (EIR) and Functional Servicing Report (FSR) have been submitted in support of the subject application This report outlines the proposed servicing plan to address stormwater management and the provisions of water supply and sanitary servicing City and Regional staff are currently reviewing the report

The Region of Peel advises that they will not release the subdivision for registration until 1200mm diameter Mississauga Road Trunk Sanitary Sewer is completed Early April of 2013 is right now the projected in-service time for Mississauga Road Trunk Sanitary Sewer

Traffic

A Traffic Impact Study is currently being reviewed by the Citys Transportation Planning section and the Region of Peel to ensure that the overall development can be accommodated by the surrounding road network To date the Citys Transportation staff have noted that one access point to Mississauga Road may not be sufficient The Transportation Impact Study should be updated to reflect a second access The results of the updated Traffic Impact Study and overall detailed transportation analysis will be addressed further as part of the Recommendation Report

Growth Management Complete comments and recommendations with respect to the timing of this proposal within the context of the Citys Growth Management Program will be provided in the Recommendation Report