Flower City

Report Planning, Design & Development Committee

Standing Committee of the Council

of the Corporation of the City of Brampton

DATE: March 2, 2009 PUNNING, DESIGN & OEVaOPMENT COMMITTEE

FILE: City File: C03W02.005 DATE:

SUBJECT: INFORMATION REPORT

Application to Amend the Official Plan to establish policies

for the Sub-Area 45-6 Block Plan and Application to Amend

the Zoning By-Law to facilitate the development of 102

Single Detached Residential Units

GAGNON LAW BOZZO URBAN PLANNERS LTD -

SEQUOIA GROVE HOMES

Part of the West Half of Lot 2, Concession 3, W.H.S.

Ward: 6

Contact: Kathy Ash 905-874-2067

OVERVIEW:

• In accordance with Community Block Plan policies, Sequoia Grove

Homes have filed an Official Plan amendment application with the City

to establish policies for the Sub-Area 45-6 Block Plan within the Credit

Valley Secondary Plan.

• The rezoning application only addresses the portion of the Sub-Area

45-6 lands that are owned by Sequoia Grove Homes.

• 102 single detached lots are proposed on the Sequoia Grove lands.

• Condominium ownership is envisioned.

Recommendations:

1. THAT the report from Kathy Ash, Manager of Development Services, and

Jill Hogan, Development Planner, Planning Design and Development

Department, entitled "Application to Amend the Official Plan and Zoning

By-Law -GAGNON LAW BOZZO URBAN PLANNERS LTD - SEQUOIA

GROVE HOMES" dated March 2, 2009 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:

Location:

Sub-Area 6 of the Credit Valley Secondary Plan (Block 45-6)

The lands subject to the application to amend the Official Plan for Sub-Area 45-6

are bound by Steeles Ave West to the south, the Credit River to the west, Sub-

Area 5 of the Credit Valley Secondary Plan to the north and the Orangeville

Railway Development Corporation Rail Line to the east. See Map 1.

Sequoia Grove Homes lands within Sub-Area 45-6

The land subject to the application to amend the zoning by-law is located within

Sub-Area 45-6 at the northeast corner of Upper Churchville Road and Walnut

Road and municipally known as 8245, 8253 and 8257 Walnut Road. The

property is legally described as Part of the West Half of Lot 2, Concession 3,

W.H.S., Geographic Township of South Chinguacousy, City of Brampton,

Regional Municipality of Peel. See Map 3.

The site currently contains:

• Four (4) houses,

• A barn,

• Two (2) dilapidated greenhouses; and,

• Three (3) separate driveways.

Proposal:

The Application to amend the Official Plan has been filed with the City to

establish policies for the Sub-Area 45-6 Block Plan within the Credit Valley

Secondary Plan. In accordance with Official Plan Policy, the applicant has

submitted a concept plan indicating potential development parcels and possible

road networks for Sub-Area 45-6. This plan also shows how the Sequoia Grove

lands could develop as part of the Block Plan. See Map 2.

The application to amend the zoning-by-law is only for the Sequoia Grove Homes

land (8245, 8253 and 8257 Walnut Road) and proposes a residential

development comprising 102 detached houses. A condominium ownership is

envisioned for this development. See Map 4.

Information Report

GLB Urban Planners Ltd/Sequoia Grove Homes Ltd.

CO3WO2.OO5

SEQUOIA GROVE HOMES LTD. LANDS 1: 10,000 50 100

CREDIT VALLEY BLOCK PLAN 45-6 Meters

PLANNING, MAP 1 - CONTEXT PLAN DESIGN &

DEVELOPMENT #' (Block Plan and Sequoia Grove Site)

8RAMPTON.CA GLB URBAN PLANNERS LTD.

Date: 2009 02 02 Sequoia Grove Homes Limited

Map No.: 57-39 Drawn By: CJK CITY FILE: C03W02.005

BLOCK 3

STQRNWATER MANAGEMENT

FACILITY

>-\ —DCVE4.0mCMT..PARCEL

\ POTEMriATTOTtlRE A DEVElifrMENT PARCEL

FLOIEl CIH MAP 2 - POTENTIAL DEVELOPMENT PARCELSPLANNING,

DESIGN & WITHIN BLOCK PLAN - AREA 45-6 DEVELOPMENT

BIAKPTON.C*

GLB URBAN PLANNERS LTD. Date: 2009 02 04 Drawn By: CJK Sequoia Grove Homes Limited File: CONV1 Map No: 57-39 CITY FILE: C03W02.005

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POTENTIAL FUTURE

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PLANNING, MAP 4 - PROPOSED RESIDENTIAL DEVELOPMENT

DESIGN & GLB URBAN PLANNERS LTD.

DEVELOPMENT

Sequoia Grove Homes Limited

Date: 2009 01 30 Drawn By: CJK CITY FILE: C03W02.005

Rle: C0NV1 Map No: 57-39

The following is a summary of the proposal:

Frontage Depth Units

15.2m (49.9 ft) 25.5m (84 ft) 23 units

13.7m (44.9 ft) 25-26m (84-85 ft) 70 units

12.2m (40.0 ft) 25.5m (84 ft) 9 units

Total: 102 units

private rear yard amenity areas

a Village green' area located at the southwest coiner of the site, adjacent

to the intersection of Walnut Road and Upper Churchville Road.

Size:

Sub-Area 6 of the Credit Valley Secondary Plan is approximately 34 hectares (85

acres) in size. The Sequoia Grove lands are 5 hectares (12.58 acres) in size.

CURRENT SITUATION:

INFORMATION SUMMARY

Origin: Date Submitted: April 3, 2008

Owner: GAGNON LAW BOZZO URBAN

PLANNERS LTD - SEQUOIA

GROVE HOMES

Official Plan: The subject lands are designated 'Residential' on

Schedule 'A' and a portion of the property is

designated 'Upscale Executive' on Schedule 'A1'. In

accordance with procedural requirements of the

Official Plan, a specific Official Plan amendment is

required to establish the planning policies for the

Block Plan area.

Information Report

GLB Urban Planners Lid/Sequoia Grove Homes Ltd.

CO3WO2.OO5

INFORMATION SUMMARY

Secondary Plan: The existing policies in the Secondary Plan

designate the Block Plan lands as 'Low Density 1'

(Special Policy Area 1). 'Special Policy Area 1'

makes reference to a distinct cultural landscape of

rural residential development. Development

proposals within this area shall adhere to the 'Low

Density 1' designation. The lands designated

'Primary Valley' shall be maintained in a natural

state. A maximum density of 8 units per net

residential acre is permitted in the 'Low Density 1'

designation. The proposal complies at 8.1 units per

net residential acre.

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 for the Sequoia

Grove proposal. Any development proposed on the

other lands in the Sub-Area 45-6 Block Plan will also

require its own zoning by-law amendment and public

meeting.

Environmental Issues: The subject land is located within a larger area that

may be susceptible to Rare Species Occurrence

(Vulnerable, Threatened and Endangered Species)

which are defined as Core Areas of the Greenlands

System in Peel under Regional Official Plan Policy

2.3.2.2. City Staff will be consulting with Credit

Valley Conservation (CVC).

Documents Submitted In Phase 1-2 Environmental Site Assessment, Soil

Support of Application: Investigation Report, Functional Servicing Report,

Traffic Analysis & Phasing Plan, Scoped

Environmental Impact Assessment, Baseline

Hydrogeological Report, Stage 1-2 Archaeological

& Heritage Assessment, Environmental Noise &

Vibration Feasibility Report, Planning Justification

Report, Growth Management Report, Community

Design Brief, Draft Official Plan and Zoning By-law

Amendment.

Information Report

GLB Urban Planners Ltd/Sequoia Grove Homes Ltd.

C03W02005

Proposed Servicing:

Agency Comments

Received:

Growth Management:

Heritage Impact:

Outstanding Issues:

INFORMATION SUMMARY

An existing 200mm diameter watermain and an

existing 375mm watermain are located in a Regional

easement on Walnut Road.

Enbridge Gas Distribution Inc., Bell, Hydro One

Brampton, Dufferin-Peel Catholic District School

Board, Orangeville Railway Development Corp. and

the Region of Peel.

The applicant has submitted a Growth Management

Report that is currently being reviewed by staff. The

Brampton Growth Management Program is meant to

respond to the challenges associated with high rates

of growth. A key objective is to ensure the timely

delivery of services and infrastructure to new

residents, while maintaining desirable service levels

for existing residents.

A Stage 1 -2 Archaeological & Heritage Assessment

has been submitted for review. The proposed

development is located adjacent to the historic

Eldorado Mills Settlement Area that includes the

Bowstring Arch Bridge, Eldorado Park and 'Old'

Creditview Road. Any new development shall

respect the existing rural setting, enhancing it where

possible to ensure that heritage elements contribute

to creating a sense of place.

Access issues need to be addressed including

emergency access and the proposed primary access

onto Walnut Road, which is a private road.

Given the unique character of the area, and since it

appears that no other landowners within Block Plan

45-6 are coming forward with re-development plans

in the foreseeable future, the level of planning detail

required for the balance of Block Plan 45-6 needs to

be examined.

Information Report

GLB Urban Planners Ltd/Sequoia Grove Homes Ltd.

CO3WO2.OO5

INFORMATION SUMMARY

Public Meeting Notice of the Public Meeting was given by prepaid

Notification Area: 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.

Resp ubmitted:

Adrianyj^Smith, MCIP, RPP

Director, Planning and Land

Development Services

Authored by: Jill Hogan, MCIP, RPP

Commissioner, Planning, Design

andueVeiopment

Information Repeal GLB Urb;iti Planners Lid/Sequoia Grove Homes Ltd.

C05W02.005

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

Information Report

GLB Urban Planners Ltd/Sequoia Grove Homes Ltd.

C03W02.005

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

SUBJECT LANDS

O O RESIDENTIAL

OPENSPACE

1: 5,000

60 100

Meters

FLOWER CITY

APPENDIX 1

OFFICIAL PLAN DESIGNATIONS

GLB URBAN PLANNERS LTD.

Sequoia Grove Homes Limited

HAMPTON CA

Date: 2009 02 02

Map No.: 57-39 Drawn By: CJK CITY FILE: C03W02.005

SUBJECT LANDS

Eldorado Mills Settlement Area

EXTRACT FROM SCHEDULE SP45(A) OF THE DOCUMENT KNOWN AS THE CREDIT VALLEY SECONDARY PLAN

RESIDENTIAL

Low Density 1

illinium Secondary Plan Boundary

OPEN SPACE

Primary Valleyland

INFRASTRUCTURE -I \- Railways

Special Policy Area

fLOTH CITV

PUNNING, APPENDIX 2 - SECONDARY PLAN DESIGNATIONS DESIGN & GLB URBAN PLANNERS LTD. DEVELOPMENT

iWinos(.\ Sequoia Grove Homes Limited

Date: 2009 01 30 Drawn By: CJK CITY FILE: C03W02.005

File: SP Map No: 57-39

Legend

SUBJECT LANDS 1: 5,000 60 100

ZONING Meters

FLOWER CITY

PLANNING. APPENDIX 3

W/A DESIGN & DEVELOPMENT «■ > ZONING DESIGNATIONS

GLB URBAN PLANNERS LTD.

Date: 2009 02 02 Sequoia Grove Homes Limited

Map No.: 57-39 Drawn By: CJK CITY FILE: C03W02.005

as-is

SUBJECT LANDS

RESIDENTIAL

HYDRO EASEMENT

O.R.C. RAILWAY EASEMENT

OPEN SPACE

V I VACANT

FLOWEl CITY

PLANNING. APPENDIX 4 - DRAFT EXISTING LAND USE DESIGN & GLB URBAN PLANNERS LTD. DEVELOPMENT Sequoia Grove Homes Limited

3UyPT0N.CS

Date: 2009 02 02 Drawn By: CJK CITY FILE: C03W02.005

File: ELU Map No: 57-39