bratnpton.ca

Report Planning, Design & Development Committee

Standing Committee of the Council

of the Corporation of the City of Brampton

Date: February 18, 2009

City File Number: C04W08.004 PLANNING, DESIGN & DEVELOPMENT COMMITTEE

Subject: RECOMMENDATION REPORT nATE: fafofUAOA 1%, 2OCfl Application to Amend the Zoning By-Law

GLEN SCHNARR & ASSOCIATES INC - ROYAL WEST

DEVELOPMENTS INC.

APPLICATION TO AMEND THE ZONING BY-LAW TO PERMIT

COMMERCIAL USES, STORMWATER MANAGEMENT

PONDS, VISTA BLOCKS, A WOODLOT, PEDESTRIAN TRAIL

AND A RESIDENTIAL PART LOT ON LANDS LOCATED

NORTH OF QUEEN STREET, EAST OF MISSISSAUGA

ROAD.

Ward: 6

Contact: Dan Kraszewski 905-874-2082

OVERVIEW:

. This application involves the development of lands at the southeast quadrant

of Mississauga Road and the future Williams Parkway extension to

accommodate a 15 ha (37 acre) commercial area, west of the north south

collector and an adjacent 0.70-hectare (1.75 acre) commercial area east of the north south collector (See Map 1 for Conceptual Site Plan).

. The applicant is also proposing to rezone the land immediately east of the

commercial site to accommodate two storm water management ponds, a

woodlot, three vista blocks along the east and west sides of Huttonviile Creek

and a small residential part lot at the south edge of the subject property (See

Map 3 - Proposed Uses Subject to Rezoning).

. The subject rezoning application is consistent with the intent of the Official

Plan, the approved Springbrook Block Planning area and the proposed

Official Plan Amendment (OPA) application, to permit District Commercial

uses in the Secondary Plan and retain the Reid Home.

. The report addresses concerns raised by interested members of the public

that attended the formal public meeting on October 1, 2007, as well as inputs

received from the public thereafter.

The recommended conditions of approval will address required Urban Design

and Growth Management issues prior to the development of these lands,

including the limitations on the amount of floor space area permitted prior to

completing improvements to Mississauga Road and completion of Williams

Parkway to base course asphalt.

Recommendations:

1. THAT the report from Dan Kraszewski, Manager of Development Services, and

Paul Aldunate, Development Planner, Planning Design and Development

Department, entitled "Application to Amend the Zoning By-Law by GLEN

SCHNARR & ASSOCIATES INC - ROYAL WEST DEVELOPMENTS INC"; dated

February 18, 2009 be received;

2. THAT this decision be considered null and void and a new development

application be required, unless a zoning by-law is passed within 36 months of the

Council decision;

3. THAT the rezoning application by Royal West Developments (File

#C04W08.004) be approved and staff be directed to prepare the final zoning by

law for adoption subject to the conditions described herein and the preparation of

a zoning development agreement to the satisfaction of the Commissioner of

Planning, Design and Development;

4. THAT prior to passing of the zoning by-law for the lands identified as Phase 2 the

applicant provide updated urban design submissions for Wal-Mart that better

reflect the quality and character of the Springbrook Block Plan and the

illustrations identified in Appendix 9.

5. THAT the lands be zoned with a site specific Open Space (OS), Flood Plain (F),

Residential Single Detached and Commercial Three (H).

i. In this regard the lands zoned Commercial Three (C3) -Section AAA shall

be required to include a supermarket with a minimum gross floor area of

4,645 square metres; and shall only be used for the following purposes:

a. Purposes permitted in the typical C3 zone, excluding a

motor vehicle or boat sales establishment, a service station,

gas bar, convenience restaurant or laundromat;

b. An art gallery;

c. A convenience store or grocery store;

d. A drive through facility for banks only;

e. A furniture and appliance store;

f. A department store;

g. A home supply and improvement store;

h. A retail warehouse;

i. A screened in or covered outdoor area for the display and sale of goods and products;

ii. The lands zoned Commercial Three (C3) will be subject to the following requirements and restrictions:

j. Minimum front yard depth 3m

k. Minimum exterior side yard depth 3m

I. Minimum rear yard depth 8m

m. Minimum landscape open space 15% of lot area

n. Minimum 6m wide landscape open space along

Mississauga Road except at approved driveway accesses

which may increase to accommodate 5m Hydro Easement;

o. Minimum 6m wide landscape open space along Royalwest

Drive except at approved driveway accesses;

p. Minimum 6m wide landscape open space along Williams

Parkway except at approved driveway accesses;

q. Minimum 3m landscape open space area between

commercial and non-commercial uses;

r. Provided they are sufficiently screened; loading spaces may

be permitted along an exterior yard, excluding that yard

abutting Mississauga Road.

iii. While the holding (H) symbol is in place the uses described above are

permitted but the total gross floor area of development may not exceed

12,180 square metres and consist only of the buildings located on the north

section of the site plan, which is bound by Royalwest Drive, Williams

Parkway, Mississauga Road and the main east west road internal to the sight.

iv. The holding (H) symbol shall not be removed until the Council of the City of

Brampton has received confirmation from the Region of Peel that

satisfactory arrangements are in place to address the required road

improvements and widening of Mississauga Road to 4 lanes, from Williams

Parkway to Queen Street, to the satisfaction of the Commissioner of

Planning Design and Development.

6. THAT prior to the enactment of the amending zoning by-law, arrangements

satisfactory to the Commissioner of Planning Design and Development and the

Region of Peel shall be made regarding the required interim improvements to

Mississauga Road to accommodate the first phase of development (Map 1 A-

Phasing Plan -12,180 sqm of commercial), which at a minimum shall include the

widening of Mississauga Road to 4 lanes along the frontage of the subject lands

from Williams Parkway to Beacon Hill Drive, and that Williams Parkway is

constructed and opened between Creditview Road and Mississauga Road.

7. THAT prior to the enactment of the amending zoning by-law, the applicant will

demonstrate compliance with the Block 2 Interim Servicing Financial Mitigation

Agreement, the Block 2 Spine Servicing Agreement and the Regional Financing

Agreement, Agreement for Single Source Delivery of Development Charge

Funded Road Infrastructure and the Springbrook Accelerated Servicing (Front

End Financing) Agreement;

8. THAT prior to the enactment of the amending zoning by-law the applicant shall

provide the City with written acknowledgment from the applicable Trustee

appointed pursuant to the agreements, that the applicant has signed the CVSP

Block 2 Landowners Cost Share Agreement and the CVSP Master Landowners

Cost Sharing Agreement and is in good standing with the terms and conditions of

those agreements;

9. THAT prior to the enactment of the amending zoning by-law the applicant shall

make appropriate arrangements to provide access to shared infrastructure

required by external landowners, which can include signing the Blocks 1&3 Cost

Sharing Agreement or other agreement(s), to the satisfaction of the

Commissioner of Planning, Design and Development;

10. THAT prior to the enactment of the amending zoning by-law, confirmation from

the Region of Peel that sanitary and water servicing are available, (interim and/or

full servicing) and that any outstanding issues or concerns of the Region have

been addressed;

11. THAT prior to the enactment of the amending zoning by-law, suitable

arrangements are made to address the location and design of infiltration facilities

required to maintain the natural direction of groundwater flow to the satisfaction

of the Commissioner of Planning Design and Development in consultation with

Credit Valley Conservation;

12. THAT prior to enactment of the zoning by-law, the developer must provide the

City with the appropriate securities in the amount required by the City to cover

the costs of maintenance, repair, and restoration of the heritage feature,

according to the approved conservation plan, which is to be held by the City until

the appropriate works are carried out and approved by the City.

13. THAT prior to enactment of the zoning by-law, the owner must make appropriate

arrangements to agree to the preservation of the Reid Farmhouse in its current

location and to its heritage designation pursuant to Part IV of the Ontario

Heritage Act.

14. THAT prior to enactment of the zoning by-law, the owner shall retain a qualified

heritage consultant, who is a member in good standing of the Canadian

Association of Professional Heritage Consultants, to carry out heritage impact

assessments of the subject lands, to the satisfaction of the City. A mitigation

plan as recommended by the heritage impact assessment to keep the building in

its current location must be prepared to the satisfaction of the Commissioner of

Planning Design and Development.

15. THAT prior to enactment of the zoning by-law, the applicant shall finalize the

Community Design Brief, to the satisfaction of the Commissioner of Planning,

Design and Development;

• In this regard, the Commercial Design Brief shall illustrate superior

architecture and design for the entire property including the two anchor

buildings, in accordance with staff' comments and illustrations shown in

Appendix 9, to ensure the commercial lands effectively complement the

character and theme of the adjacent upscale executive subdivision and the

approved Springbrook Block Plan Community Design Guidelines.

16. THAT prior to enactment of the zoning by-law, the applicant shall execute a

zoning development agreement with the City which will address or include the

following conditions, to the satisfaction of the Commissioner of Planning Design

and Development:

a) Prior to site plan approval, the owner shall agree to implement the approved Springbrook Community - Community Design Guidelines, and the yet to be approved Royal West Commercial Design Brief, including but not limited to the provision of appropriate building architecture, landscape treatments and other arrangements to accommodate the consolidation of street accessories such as newspaper boxes, mail boxes, utility boxes, etc. to the satisfaction of the City. Engineering and landscape design packages will need to reflect the approved guidelines. In this regard the applicant will agree to incorporate the following:

i. Appropriate architectural design treatment (wall/roof articulation, door, fenestration, masonry detailing, character lighting) shall be provided to avoid uninteresting expanses of roof and wall facade;

ii. Superior architecture and design for the two anchor buildings in accordance with staff' comments and illustrations shown in Appendix 9, to ensure the commercial lands effectively complement the character and theme of the adjacent upscale executive subdivision and the approved Springbrook Block Plan Community Design Guidelines,

iii. Buildings immediately surrounding the Reid Heritage House or fronting onto Mississauga Road should borrow elements of design from the heritage feature and/or integrate complementary material and architectural features;

iv. The use of high quality building materials in traditional tones and textures characteristic of neighbouring community is required. This may include brick, stucco, stone, or architectural precast panels for distinctive detailing. The use of plain block, glass curtain wall, vinyl siding, metal siding or industrial looking ribbed precast wall panels is discouraged.

v. Distinctive building designs shall be provided at corner locations and the view termini to reinforces their landmark status and streetscape

vi. Buildings shall be compatible in scale, massing, height and roof form with the width and importance of the adjacent streets while retaining a human scale to encourage pedestrian traffic.

vii. Rooftop mechanical equipment shall be integrated into the roof design and screened from public view

viii. Building projections, including bay features, cornices, canopies, patios, porches and porticos are encouraged.

ix. Complimentary architectural treatment of buildings is required through reoccurring design elements such as wall finish/material/colour or the use of a consistent masonry skirting around the buildings.

x. Non-street facing building facades exposed to public view (facing open spaces, parking areas internal traffic routes or wide apertures in the streetscape) should provide visual interest through the provision of windows articulation and/or architectural detailing similar to the main facade.

xi. Parking, storage, and loading areas should be screened from public view

xii. In this regard, minor revisions to the site plan may be necessary to provide sufficient space for such features and alternative guidelines may need to be submitted. Any such alternative guidelines shall maintain similar standards of architectural and landscape treatment as are specified in the currently approved guidelines.

b) Prior to site plan approval, the owner shall appoint an architectural control consultant from the City's list of pre-approved firms. It is advisable that the consultant is the same as the firm, which participated in the preparation of the Design Brief and Architectural Design Guidelines for the area where applicable, and the consultant will not have any potential conflicts of interest to the satisfaction of the City. The consultant will be responsible for reviewing all building architecture and other architectural elements which face a public road or open space to ensure conformity with the approved urban design guidelines for the planning area or subdivision as applicable.

c) Prior to site plan approval, the Read Voorhees Traffic Impact Study for the subject lands shall be approved to the satisfaction of the Commissioner of Planning, Design and Development and the Region of Peel.

d) Prior to site plan approval the applicant shall agree that the locations, configuration & number of accesses will be determined at the detailed site plan review stage and once the traffic impact study has been finalized. In this regard some accesses may be restricted to right in/out movements only.

e) Prior to site plan approval, all other obligations, completion of Spine roads and other works, and the payment of costs, and posting of any securities required prior to site plan approval by the Block 2 Interim Servicing Financial Mitigation Agreement, the Block 2 Spine Servicing Agreement and the Regional Financing Agreement, Agreement for Single Source Delivery of Development Charge Funded Road Infrastructure and the Springbrook Accelerated Servicing (Front End Financing) Agreement be completed and satisfied;

f) Prior to site plan approval, at least one residential plan of subdivision has been registered within the Springbrook Block Plan (Block 2), on the west side of the valley plan of subdivision be registered;

g) Prior to site plan approval, the entire Williams Parkway Extension between Creditview Road and Mississauga Road shall be completed to base course asphalt, including the construction of the bridge over the valley, to the satisfaction of the Commissioner of Works and Transportation, and that all lands required by the City for the Williams Parkway Extension be conveyed to the City free and clear of all encumbrances;

h) Prior to site plan approval, Royalwest Drive from Williams Parkway to Queen Street and Beacon Hill Drive from Royalwest Drive to Mississauga Road shall be constructed to the satisfaction of the Commissioner of Planning Design and Development;

i) Prior to site plan approval, the SWMP Blocks, the Vista Blocks, Valleylands, Pathway Blocks, and Woodlot Block shall be conveyed gratuitously to the City in a condition satisfactory to the City and at no cost to the City. In this regard, the applicant shall also agree that the SWMP Blocks, the Vista Blocks, Valleylands, Pathway Blocks, and Woodlot Block shall not be credited as parkland for the purpose of determining the parkland requirements for the subject plan.

j) Prior to site plan approval, a woodlot retention and management plan, including detailed information concerning, among other things, drainage, tree damage, tree protection, and restoration, shall be approved by the City, for the Woodlot Block.

k) Prior to site plan approval, if not already done, the developer must provide the City with the appropriate securities in the amount required by the City to cover the costs of maintenance, repair, and restoration of the heritage feature, according to the approved conservation plan, which is to be held by the City until the appropriate works are carried out and approved by the City.

I) Prior to site plan approval, the owner must make appropriate arrangements to agree to the preservation of the Reid Farmhouse in its current location and to its heritage designation pursuant to Part IV of the Ontario Heritage Act.

m) Prior to site plan approval, the owner shall retain a qualified heritage consultant, who is a member in good standing of the Canadian Association of Professional Heritage Consultants, to carry out heritage impact assessments of the subject lands, to the satisfaction of the City. A mitigation plan as recommended by the heritage impact assessment to keep the building in its current location must be prepared to the satisfaction of the Commissioner of Planning Design and Development.

n) Prior to site plan approval, the developer shall agree to provide protection and secure the heritage feature (the Reid Farmhouse and surrounding landscape, including vegetation) during construction and development of the lands as required by the guidelines of the City.

o) Prior to site plan approval, the applicant shall retain the services of a team consisting of an ecologist, hydrogeologist and landscaped architect qualified in quantitative and qualitative analysis, approved by the City, to approve and monitor the grading and drainage of the subject property in relation to the measures recommended in the approved woodlot retention and management plan to minimize impact on the Woodlot Block.

p) Prior to site plan approval, submit to the satisfaction of the Community Design, Parks Planning and Development Division a vegetation inventory and assessment for the preservation of as many trees as possible identified by the City, as desirable for preservation. In this regard, the applicant shall be required to identify on the grading and drainage plans, and landscaping plans, the trees to be retained and the methodology proposed for their retention. This methodology shall include individual tree preservation plans, illustrating proposed building sites and working envelopes, existing and proposed grades and the trees to be protected or removed and shall be supported by a hydrogeologists report which recommends appropriate subdivision and grading techniques for the maintenance of existing surface runoff or ground water conditions necessary for the long term preservation of the trees identified for retention. All preservation and tree protection measures are to be installed and inspected by the City prior to preservicing of the subdivision;

q) Prior to site plan approval, retain a landscaped architect/ecologist to prepare planting and restoration plans for the quantity/quality ponds for approval by the Commissioner of Planning Design and Development.

r) Prior to site plan approval, the owner shall agree to construct a masonry wall of a height and design satisfactory to the City along the boundary where the Commercial Block abuts the adjacent Residential lands and any other fencing as required in accordance with City standards.

s) Prior to site plan approval the owner shall submit a Noise Feasibility Study detailing the appropriate noise control measures for the subject lands.

t) Prior to site plan approval, the owner shall agree that the SWMP Blocks shall be naturalized by the applicant by providing shrub and tree-planting covering 100% of the blocks. In this regard, the applicant will provide detailed landscape plans to the satisfaction of the City for the SWMP Blocks.

u) Prior to site plan approval, the owner shall agree that Buffer Blocks will be developed as buffers and may contain landscape, fencing and other treatments for the safety and privacy of the future residents and to minimize interference from vehicle headlight glare. In addition, the Buffer Blocks shall be gratuitously conveyed to the City, in a condition satisfactory to the City and at no cost to the City. In this regard, the applicant will provide detailed landscape plans to the satisfaction of the City for Buffer Blocks, prior to site plan approval.

v) Prior to site plan approval, the owner shall provide 0.99 metre wide Entry Feature Blocks at the intersections of Royalwest Drive and Williams Parkway, which will be gratuitously conveyed to the City, in a condition satisfactory to the City and at no cost to the City. The applicant will design and construct entry features in accordance with the City's Flower City initiative and Gateway Beautification Program. In this regard, the applicant shall also agree that these Blocks shall not be credited as parkland for the purpose of determining the parkland requirements for the subject plan. The application shall also provide a sum equivalent to 10% of the estimated construction cost of the hard surface treatments for maintenance in perpetuity.

w) Prior to site plan approval, the owner shall agree that Vista Blocks will be developed as vistas and may contain lighting, landscaping, passive use areas, and furniture and shall be gratuitously conveyed to the City, in a condition satisfactory to the City and at no cost to the City. In this regard, the applicant will provide detailed landscape plans to the satisfaction of the City for Vista Blocks, prior to site plan approval.

x) Prior to site plan approval, the owner shall agree that pathway blocks, as per the approved block plan, will be developed as a pathway and will contain a lighted walkway and landscaping and shall be gratuitously conveyed to the City, in a condition satisfactory to the City and at no cost to the City. In this regard, the applicant will provide detailed landscape plans to the satisfaction of the City for Pathway Blocks, prior to site plan approval prior to site plan approval.

y) Prior to site plan approval, the owner will make satisfactory arrangements with the City for the provision of street trees ajong all internal streets within the subject plan, and along immediately abutting boulevards of adjacent streets.

z) Prior to site plan approval, the owner shall erect and maintain signs in the following locations and in the following manner to the satisfaction of the Community Design, Parks Planning and Development Division:

i. on the Woodlot Block, indicating that this block shall be preserved as a woodlot and will be left in a naturalized state and will have minimal maintenance such as the periodic removal of paper and debris. The signage shall also advise that for more information, the City of Brampton Community Design, Parks Planning and Development Division can be contacted at (905) 874-2336.

ii. on both SWMP Blocks, indicating that these blocks shall be developed as a stormwater management ponds and will be left in a naturalized

state and will have minimal maintenance such as the periodic removal of paper and debris. The signage shall also advise that for more information, the City of Brampton Community Design, Parks Planning and Development Division can be contacted at (905) 874-2336.

iii. on the Vista Blocks, indicating that these blocks shall be developed as vistas and may contain lighting, landscaping, passive use areas, and furniture. The signage shall also advise that residents close to Vista Blocks may be disturbed by noise and lighting from the vista. For information, the City of Brampton Community Design, Parks Planning and Development Division can be contacted at (905) 874-2336.

iv. on the Pathway Blocks, indicating that these blocks shall be developed as pathway and will contain a lighted walkway and landscaping. The signage shall also advise that residents close to Pathway Blocks may be disturbed by noise and lighting from the pathway. For information, the City of Brampton Community Design, Parks Planning and Development Division can be contacted at (905) 874-2336.

Background:

Related Application(s):

The subject lands are within the approved Springbrook Block Plan area of the Credit

Valley Secondary Plan and are currently subject to an Official Plan Amendment (OPA)

application, submitted previously by Royal West Developments Inc., to amend the

Credit Valley Secondary Plan to permit District Commercial Uses. Planning Design and

Development Committee approved this amendment in principle on September 6,2006,

subject to the completion of outstanding technical studies and legal agreements

(PDD263-2006). Several of these outstanding technical studies are also a necessary

part of the rezoning development approval process discussed below in greater detail.

On March 3rd, 2008 the Planning, Design and Development Committee passed the following resolution (March 3rd PD&D minutes are attached as Appendix 12):

"That Council be advised that the legal agreements for Block 2 incorporate the principle

of the proposed reallocation/transfer of interim servicing opportunities between the

Block 2 landowners group provided that no commercial development occur on interim

services until the Mississauga Road improvements occurs to the satisfaction of the City

of Brampton and the Region of Peel and a residential plan of subdivision has been

registered in Block 2, West of Huttonville Creek, and that planning staff be directed to

evaluate and provide recommended conditions to Council regarding any proposed

development of the commercial component, in order to address such phasing

possibilities".

The requirement to have one plan of subdivision registered is intended to ensure the

commercial development does not proceed in isolation of the surrounding residential

community. At the same time Council wanted to ensure that appropriate improvements

are made to Mississauga Road.

10

The majority of lands within the Block Plan area have been draft approved and are

developing based on an interim servicing scenario where developers are borrowing the

excess capacity available from the Fletcher's Creek Trunk Sewer until the Credit Valley

Trunk Sewer extends further north, which is estimated to available by 2009. The subject application is also planning to take advantage of interim servicing in accordance with

the approved interim servicing scheme and associated mitigation agreements.

Proposal:

Royal West Developments Inc. has submitted a rezoning application to accommodate a

15 ha (37 acre) commercial area at the southeast corner of Mississauga Road and the

Williams Parkway extension, and adjacent 0.70-hectare (1.75 acre) commercial area

within the sub-area 2 Block Plan lands. The total gross floor area with respect to the 15

ha (37 acre) commercial area is approximately 38,700 square metres (416,000 square

feet) of retail, commercial, office and restaurant uses (including a supermarket and

department store). A freestanding restaurant or other to be determined uses could be

accommodated on the adjacent 0.70-hectare (1.75 acre) commercial area (See Map 1 -

Conceptual Site Plan of Commercial Area).

The applicant is also proposing to rezone the land immediately east of the commercial

site to permit two storm water management ponds, a woodlot, three vista blocks along

the east and west sides of Huttonville Creek and a small residential part lot at the south

edge of the subject property east of the north south collector (See Map 3 - Proposed

Uses Subject to Rezoning).

Property Description and Surrounding Land Use:

The subject property has the following characteristics:

♦ is located on 9521 Mississauga Road at the south-east quadrant of Mississauga

Road and future Williams Parkway extension (see Map 2 attached - aerial photo

dated April 2004);

♦ has a site area of approximately 41.0 hectares (101 acres);

♦ contains an existing single detached house and accessory buildings (The Reid

Farmhouse- 9521 Mississauga Road.)

♦ has a frontage of approximately 480 metres along Mississauga Road.

The surrounding land uses are described as follows:

North: the Williams Parkway extension, beyond which are residential and vacant

lands comprising part of the approved sub-area 1 Block Plan lands in the

Credit Valley Secondary Plan;

11

South: vacant (residential draft plan of subdivision by Destona Homes (2003 Inc)

(Glen Schnarr and Associates Inc.) City Files: 21T-05023B and

C04W07.008).

East: vacant (residential draft plan of subdivision and application by Greywood

(Tanyaville Holdings Inc.) City Files: C04W08.002 and 21T-05-008B.)

West: Mississauga Road, beyond which is vacant. The lands east of

Mississauga Road are designated North West Brampton Policy Area

(NWBPA). Although the long-term use of these lands will be for urban

purposes, the purpose of the NWBPA designation is to provide for the

protection and potential use of shale. It is the intent of Official Plan not to

allow any amendments or development in this area prior to 2016.

Map 1 shows the concept for the commercial component of the site plan application

followed by several diagrams taken from the draft Commercial Design Brief. The

concept site plan shows the orientation of the buildings and parking and identifies the

location of the main gateways, the location of buffers and pedestrian walkways. Building

'A' will be a Home Depot and building 'B' will be a Wal-Mart. Building 'J' is the Reid

Heritage Farmhouse to be retained.

Diagrams 1 to 4 are extractions from the Commercial Design Brief consolidated by

theme and location to provide Council with an understanding of the applications key

design features. Diagram 1 on page 16 shows the design elements that are proposed to

surround the Reid Heritage Farmhouse. As shown, the applicant intends to retain the

Reid Farmhouse in its existing place and build on its character by developing the

surrounding area with complementary architecture and open space design.

Diagram 2 as shown on page 17 provides an understanding of architecture and

landscaping for the lands and buildings directly abutting Mississauga Road. Streetscape

design along Mississauga Road is meant to provide an attractive and positive visual

presence within the community. The architectural vision for the buildings along

Mississauga Road are proposed to compliment the existing heritage home and

establish a high quality of design and variety of architectural details.

Similarly, Diagram 3 as shown on page 18 provides the landscape design vision for the

lands directly abutting Royalwest Drive. Where a loading condition occurs, a

landscaped berm is to be provided together with a 1.8m high continuous decorative

wooden fence with masonry pillars to effectively screen the loading areas.

Diagram 4 as shown on page 19 provides recent illustrations of Home Depot that are

more in keeping with the design and architecture of Upscale Executive Housing

envisioned for these lands.

12

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File: C0NV3 Map No; 39-19

14

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Origin: Date Submitted: July 12, 2006

C04W08.004 - GLEN SCHNARR &

ASSOCIATES INC - ROYAL WEST

DEVELOPMENTS INC

2006 Official Plan: The property is designated "Residential" on Schedule "A",

General Land Use Designations and "District Retail" on

Schedule A2- Retail Structure, of the Official Plan. The proposal conforms to these designations, and more

specifically, the policies found under section 4.2.10 of the

new Official Plan.

As part of the most recent Official Plan Review, the Retail

Policy component study determined that more commercial

space in the form of neighbourhood, district, and regional

commercial would be required to service growth levels

expected over the next 20 to 25 years.

Schedule "A2" was added to the official plan to identify the

retail hierarchy of the City and the long-term intent for

siting commercial uses. The intent was to situate and

ensure a well-balanced distribution of centres that offer

goods and services to residents and business. Schedule

"A2" identifies the southeast quadrant of the Mississauga

Road and Williams Parkway to be "District Retail".

According to the "District Retail" policies of the Official

Plan, these centres are to range between 125,000 to

500,000 square feet and be anchored by at least two

major tenants such as a supermarket, major department

stores or home improvement store. District Retail

establishments are to be located at the intersection of an

arterial road and/or provincial highway with an arterial or collector road.

The subject application is proposing approximately

381,600 square feet and will be anchored by Wal-Mart (a department store that is proposed to include 50,000 sq ft grocery component) and a Home Depot (home

improvement store). Furthermore the centre is located at in the intersection of two arterial roads, the future extension

of Williams Parkway and Mississauga Road.

21

Secondary Plan:

Springbrook

Plan:

Therefore the subject application is consistent with the

Official Plan and does not require an amendment in this

regard.

The property is designated "Neighbourhood Retail",

"Highway Commercial", "Low Density 1", "Heritage

Resource" and "Potential Stormwater Management Pond"

on Schedule SP45A of the Credit Valley SPA.

The Neighbourhood Retail designation within the Credit

Valley Secondary Plan permits a range of uses. The policies that exist for this site specify that the lands shall

be developed as an oversized shopping centre in excess

of 8 acres and shall include a supermarket with a minimum

gross floor area of 4645 square metres (50,000 square

feet).

The applicant has filed an application to amend to the

Secondary Plan to re-designate the subject lands as

District Retail (File #C04W08.003). On September 6th, 2006, Planning, Design and Development Committee

approved the application in principle subject to the

following studies being approved:

• A "Traffic Impact Study" by Read Vorhees &

Associates Limited

• A "Commercial Design Brief prepared by NAK Design Group and John G. Williams Limited.

• A "Heritage Impact Assessment Statement" for the

Reid House

Each of these studies/reports have advance considerably and are also required as part of the rezoning approval

process. As such each study is discussed in greater detail

below.

Block Appendix 6 of this report shows the location of the subject

property within the approved Springbrook Block Plan. The

Block Plan dated May 7, 2007 was date stamped

approved on May 18, 2007.

The Springbrook Block Plan identifies the sites as

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neighbourhood commercial, which is consistent with the

current secondary plan designation. The Official Plan

Amendment process is simultaneously addressing the

identification of this within the Block Plan.

Zoning By-Law: The lands are zoned "Agricultural (A)" according to Zoning

By-law 270-2004, as amended. The applicant is proposing to rezone part of the subject lands with a site specific

"Commercial Three (C3)" zoning designation.

The applicant is also proposing that the lands east of the

commercial use be rezoned to 'F' Floodplain, 'OS' Open

Space and 'R1F-X1 Residential Single Detached, to accommodate stormwater management ponds,

valleylands, view vistas and a small residential part lot

adjacent to Destona Homes subdivision 21T-05032B.

A draft Zoning By-law is attached as Appendix 5.

This Zoning By-law amendment application is consistent

with the proposed official plan amendment to develop the lands as district commercial.

The applicant is proposing a Zoning By-law that builds on

the City's standard Commercial Three (C3) zoning but with

a special section that will refine the by-law to exclude

certain uses deemed not to be consistent with the overall

upscale executive nature of the Springbrook Block Plan.

Uses typically permitted in C3 zoning, include supermarkets, a retail establishment having no outside

storage, banks, office, restaurants. The applicant is also

proposing that home furnishings, a home retail warehouse and an art gallery be permitted.

Amongst the users that are currently permitted under the City's typical C3 designation, the applicant is proposing to exclude a motor vehicle or boat sales establishment, a service station or gas bar and a laundromat.

23

Provincial Policy

Statement:

Strategic Plan:

In addition to the commercial uses proposed, this rezoning

application also addresses Huttonville Creek, a woodlot, 2

SWM ponds and 3 vista blocks. All of these uses are in

keeping with approved Springbrook Block Plan, which

recognizes these uses as environmental significant and

featured amenities.

The uses proposed as part of this zoning by-law

amendment are generally consistent with the long-term

intent of the Official Plan and secondary plan amendment.

Refinements of the zoning by-law will be addressed prior

to adoption of the by-law.

The subject application will contribute to a healthy, liveable

and safe community as part of the Springbrook Block

Planning Area, which was designed to provide an efficient

range of residential, commercial, institutional and open

space amenities.

The subject application is consistent with the City Strategic

Plan, specifically Pillar 2 Managing Growth, Pillar 3:

Protecting our Environment and Enhancing Our

Community, and Pillar 4: Dynamic and Prosperous

Economy.

Pillar 2: Managing Growth: A balanced land-use pattern

was established through the approval of the Credit Valley

Secondary Plan followed by the approval of the Springbrook Block Plan.

Pillar 3: Protecting our Environment and Enhancing Our

Community: The applicants have worked with the City and

Conservation Authorities to protect Huttonville Creek and

the abutting woodlot. The Reid house located at the

northwest corner of this application is to be preserved and

incorporated into the commercial development.

Pillar 4: Dynamic and Prosperous Economy: the subject

application will contribute towards the provision of

employment opportunities and commercial services for the

surrounding community.

24

Land Use: This rezoning application is compatible with the

surrounding land-uses. This type of commercial

development will service the immediate and future needs

of residents in the Credit Valley Secondary plan and the

surrounding area. This commercial use will provide

services for a part of Brampton deemed to be under

serviced for commercial through the Official Plan Review

process.

Furthermore, a large part of the Springbrook Block

Planning Area is being developed as Upscale Executive

Housing, which will be characterised by superior

architecture and open space design. As such, the subject

lands will also be designed under the same guiding

principles of the approved Springbrook Block Plan

Community Design Guidelines. In recognition of this the

subject applicant has hired NAK Design Group and John

G. Williams Architects to prepare the Design Brief for the

commercial lands. These are the same consultants who

prepared the Springbrook Block Plan Design Guidelines.

In addition to the commercial uses proposed, this rezoning

application also addresses Huttonville Creek, a woodlot, 2

SWM ponds and 3 vista blocks. All of these uses are in

keeping with approved Springbrook Block Plan, which

recognizes these uses as environmental significant and

featured amenities.

Overall, this rezoning application is considered to

compatible with the surrounding land-uses and the intent

of the Official Plan.

Urban Design: NAK and John G. Williams Limited prepared the Design

Guidelines for the entire Springbrook Block Plan, which were approved in February 2008

The applicant has also hired these same consultants to

work with a team of architects and open space designers

to develop the Urban Design Brief in support of this

application, prepared by STLA Inc. (NAK Group of

Companies); John G. Williams Limited, Architect; and

Venchiarrutti Gagliardi Architect Inc., dated September 11, 2008.

25

The Springbrook Block Plan envisioned an upscale

residential community that derives its upscale character

from the components of streetscape, open space,

community features, distinct housing forms and natural

physical setting. The subject application needs to build on

these components since it will be a main feature/gateway

to the Block Plan. The landowners have been working

with the City to deliver the type of architecture and design

that is envisioned for the Springbrook Block Plan Area and

the City's Upscale Executive principles. As shown in

Diagrams 1 to 4, some of key features identified to date in

the Design Brief include:

• Incorporating the existing heritage building, the Reid

Farmhouse, within the commercial block as a

community feature.

• Providing a formal lawn area as a gathering place

and foreground to the Heritage Farmhouse,

providing opportunities for elaborate planning beds.

• Providing attractive streetscapes along the street

frontages that support the pedestrian environment

and promote upscale quality of the neighbourhood

as well as the City's objectives for the Flower City.

• Providing pedestrian walkways internal to the site

with connections to the public sidewalk that promote

safety, accessibility and connectivity to the

community.

• Implementing architectural design treatments for all

buildings along Mississauga Road (wall/roof

articulation, doors, fenestration, missionary detailing

character lighting) shall all be provided to avoid

uninteresting expanses of roof and wall facade.

• Incorporating high quality building material for all

buildings along Mississauga Road in traditional tones

and textures characteristic of the neighbouring

upscale residential community and respectful of the

style and material used on the Reid Heritage house.

26

The two anchor uses for this site are currently Home

Depot and Wal-Mart. Home Depot has shown progress in

its architecture since their initial drawings were submitted

to reflect the higher level of quality envisioned for these

lands. The latest renderings for Home Depot can be seen

in Diagram 4.

Staff continue to work with Wal-Mart to lift the quality of

architecture and design to a level that meets the City's

design requirements. Strong conditions are recommended

to ensure that the City gets the quality of urban design

expected in the Springbrook Block Plan, similar to what is

shown in Appendix 9.

Specifically the applicant needs to incorporate the

following principles into the design of the anchor buildings:

• Upgraded treatment on all sides exposed to public,

which means all four sides should have equal

importance and enhanced treatment.

• Highlight the main entrances;

• Special emphasis in built form (with towers/increased

parapet height) at view termini and intersections;

• Introduction of canopies, colonnaded structure for the

comfort of pedestrians;

• Selection of building materials complementary to the

adjacent residential development, the tenant buildings

and with the Reid Farmhouse (i.e. brick and stone)

• Certain design features should tie all buildings on site

(cornicing, base treatment, materials);

• Breaking large expanse of blank walls with proper

articulation; screening of loading areas, and all

mechanical units etc.

• Providing enclosure for outdoor storage with appropriate

landscaping

• The signage shall be cut out letters with no back lit box

signage

27

Access/Parking:

Traffic:

• Introduce different profile windows to add interest.

Appendix '9' shows images of Wall-Mart's that exist in

areas outside of Brampton that portray some of these

essential design features and is more in keeping with the

upscale nature of the Springbrook Block Plan.

It is recommended that within 90 days the applicant shall

satisfactorily address the architectural treatment and

design of these anchor buildings to ensure that they

incorporate the principles described above and exemplify

the theme of Upscale Executive design. If not any further

consideration by Council of the zoning application as it

applies to this portion of land would be required.

Access and parking issues have been addressed and final

outstanding details will be addressed prior to site plan

approval.

Reed Vorhees prepared the overall traffic impact study for

the Springbrook Block Plan. The City's Transportation

Planning section approved the traffic impact study as part

of the Springbrook Block Plan approval process.

The same consultants were hired to prepare a site-specific

Traffic Impact Study for the subject application that will test

the capacity of the surrounding road network to

accommodate the commercial floor area along with the

operational efficiency of proposed access locations.

The subject application will be at the intersection of two

arterial roads, which is ideal for district commercial uses as

proposed. The landowners group is currently constructing

Williams Parkway between Creditview Road and

Mississauga Road and Royalwest Drive between Williams

Parkway and Queen Street, together with other internal

roads, in accordance with the Block 2 Spine Servicing

Agreement. The landowners group anticipates completion

of these roads by the Fall, 2009.

The largest traffic issue relates to the timing of the

Mississauga Road widening, from two lanes to four lanes.

According to the Region of Peel, the widening of

Mississauga Road will be completed in 2010. Mississauga

28

Road is currently operating at capacity between Bovaird

and Queen Street. An additional 433,000 square feet of

commercial space would only add to the congestion on

Mississauga Road.

On March 3rd, 2008 the Planning, Design and Development Committee passed the following resolution

(March 3rd PPD&D minutes are attached as Appendix 12):

"That Council be advised that the legal agreements for

Block 2 incorporate the principle of the proposed

reallocation/transfer of interim servicing opportunities

between the Block 2 landowners group provided that no

commercial development occur on interim services until

the Mississauga Road improvements occurs to the

satisfaction of the City ofBrampton and the Region of Peel

and a residential plan of subdivision has been registered in

Block 2, West of Huttonville Creek, and that planning staff

be directed to evaluate and provide recommended

conditions to Council regarding any proposed development of the commercial component, in order to

address such phasing possibilities".

The requirement to have one plan of subdivision

registered is intended to ensure the commercial

development does not proceed in isolation of the

surrounding residential community.

Given the current capacity issues that exist on

Mississauga Road, the applicant is proposing to develop

the lands in 2 phases. The applicant is proposing initial

improvements to Mississauga Road that include the

widening of Mississauga Road from Williams Parkway to

Beacon Hill Drive. The agreements that are in place today

also require that Williams Parkway be in place before any

development proceeds.

Furthermore, on Royalwest Drive only the north driveway

will be open for the first phase of development. The

Williams Parkway and Royalwest Drive intersection will

operate with this intersection under stop sign control for

the initial phase. With these improvements the applicant

proposes to build the Home Depot (98,400 square feet)

and an additional 36,500 square feet, for a total of 134,900

square feet (12,180 square metres) consisting of the

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buildings located along the north frontage of Mississauga

Road.

The recommendations will limit Phase 1 development

conditionally to an area identified in Map1A through the

proposed holding (H) provision in the by-law, which

amounts to 12,180 square metres and includes Home

Depot and the Reid Farmhouse.

The applicant has proposed that phase 2 be able to

develop once Mississauga Road was widened to four

lanes from Williams Parkway to Queen Street. Phase 2

includes Wal-Mart and the remaining lands.

The Region of Peel has no objection to the application

being approved in principle, however they continue to work

with the applicant towards the completion of a satisfactory

Traffic Impact Study and evaluating the phased

improvements to Mississauga Road described above.

In accordance with PD &D Committees resolution,

appropriate conditions have been included to ensure that

improvements to Mississauga Road are completed prior to

the development of these lands to the satisfaction of the

Commissioner of Planning, Design and Development and

the Region of Peel.

Servicing: Permanent sanitary sewer servicing for this area is not

available at this time. Regional Council has approved in

principle, access to the Fletchers Creek Trunk Sewer for a

limited amount of development within the Springbrook

Block Plan on a temporary basis until such time as

permanent servicing is available.

The subject application was envisioned as an interim-

servicing participant. As such the applicant and other

participatory landowners of the Springbrook Block Plan

have entered into an Interim Servicing Development

Agreement to address the costs of advancing the Block

Plan ahead of permanent servicing.

The Block Plan landowners group, which includes Royal

West, have also entered into a Spine Servicing Agreement

with the City and the Region of Peel to provide the entire

30

core infrastructure required for the Block Plan, which

includes sewer and water services. The landowners group

estimates completion of the spine services by the Fall of

2009.

Stormwater

Management: The applicant is proposing two stormwater managements

ponds on the east and west sides of the Huttonville Creek

valleylands. The City of Brampton and Credit Valley

Conservation have approved a Functional Servicing

Report for the Springbrook Block Plan, which includes the

subject lands.

Stormwater Management facilities necessary for the

Springbrook Block Planning, including the subject lands,

are currently under construction in accordance with the

Spine Servicing Agreement between the City and the

Springbrook Block Plan Landowners Group.

Specifically as it relates to this application a Stormwater

Management Report and a copy of the Terraprobe Report

entitled "Additional Subsurface Investigation: Proposed

Infiltration Trenches, Block 2, Springbrook Community"

have been submitted. These reports will be finalized as

part of the Site Plan Approval process.

Credit Valley Conservation has no objection to the

rezoning principle, however require further information with

respect to the location of an infiltration facility, required to

help maintain the natural direction of groundwater flow

towards the creek.

Prior to adoption of the zoning by-law, outstanding issues

related to stormwater management will need to be

addressed to the satisfaction of the Commissioner of

Planning Design and Development in consultation with

Credit Valley Conservation.

Heritage Impact: In accordance with the comprehensive Heritage Policies of

the new Official Plan, the applicant has accepted the

requirement to retain the Reid Farmhouse in its existing

place and building on its character by developing the

surrounding area with complementary architecture and

open space design. Buildings fronting onto Mississauga

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Growth Management

Impact:

Road will respect the style and materials of the Farmhouse

through the incorporation and coordination of similar and

complementary material and/or design elements. The

applicant will also incorporate a formal lawn area as a

gathering place and foreground to the farmhouse,

providing opportunities for elaborate planting beds of

annuals/perennials at the comers (see Appendix 10).

The developer has agreed to provide protection and

secure the Reid Farmhouse and surrounding landscape,

including vegetation during construction and development

of the lands as required by the guidelines of the City.

Appropriate conditions have been included, to ensure the

developer provides the City with the appropriate securities

to cover the costs of maintenance, repair, and restoration

of the feature, according to the approved conservation

plan. The applicant must also agree to the heritage

designation of the Reid Farmhouse pursuant to Part IV of

the Ontario Heritage Act.

The growth management issues that surround the subject

application have largely been addressed through the

Springbrook Block Planning process and the related legal

agreements such as the Interim Financing Agreement and

the Spine Servicing Agreement, which have been

executed by the Springbrook landowners, including Royal

West.

The Spine Servicing Agreement with the City and the

Region of Peel, addresses the provision of the entire core

infrastructure required for the Block Plan, which includes

sewer and water services, roads such as Williams

Parkway and Royalwest Drive, stormwater management

and access to school sites. The landowners group

anticipate completion of the Spine Servicing network by

Fall, 2009.

The timing of widening Mississauga Road is also a Growth

Management issue, since it is a major arterial road that is

required to service this application. Mississauga Road is

forecast to be widened from 2 to 4 lanes between Bovaird

Drive and Queen Street in 2010. Mississauga Road is

currently operating at capacity between Bovaird and

Queen Street. As discussed in the traffic section of this

32

report, appropriate conditions have been included to

ensure that improvements to Mississauga Road are

completed prior to the development of these lands to the

satisfaction of the Commissioner of Planning, Design and

Development and the Region of Peel.

Cost Sharing

Agreements: The applicant and the Springbrook Landowners group

were required to sign the Credit Valley Master Cost

Sharing Agreement and the Springbrook Block Plan Cost

Sharing Agreement prior to the approval of applications

within the Springbrook Block Plan. Royal West has

executed these agreements.

Prior to adoption of the zoning by-law the applicant shall

provide the City with a written acknowledgment from the

Trustee appointed pursuant to the agreement, that the

applicant has signed the agreement and is in good

standing with the Credit Valley Master Cost Sharing

Agreement and the Springbrook Block Plan Cost Sharing

Agreement.

A similar condition has been added to ensure the applicant

makes appropriate arrangements to ensure that internal

infrastructure required by external landowners have been

adequately addressed, which may include the applicant

becoming a signatory to the Blocks 1&3 Cost Sharing

Agreement or comparable agreement, to the satisfaction of

the Commissioner of Planning, Design and Development.

This condition is recommended to address infrastructure

such as the Stormwater Management Pond that abuts

Royalwest Drive on the east side, which has been

configured to accommodate stormwater for lands located

north of Royal West's property (i.e. File C04W09.004). If

appropriate arrangements are not made, lands may not be

appropriately coordinated with respect to shared

infrastructure with the balance of the lands in Blocks 1 and

3. For example, landowners located north of Royal West's

lands would not be able to access the SWM pond

necessary to service their future development.

33

OVERALL SUMMARY Based on this evaluation, our conclusions are as follows:

The rezoning application is consistent with the long-term

intent of the Official Plan for the subject lands, which is to

see these lands develop based on the principles of

upscale executive architecture and open space design that

was envisioned and continues to be implemented in the

Springbrook Block Planning Area (Block 45-2).

Staff are satisfied with the strong conditions recommended

in this report, that this represents good planning and that

these conditions will ensure all outstanding matters noted

in this report can be addressed and enable this application

to move forward.

RESULTS OF THE PUBLIC MEETING:

A special meeting of the Planning Design and Development Committee was held on

2007/10/01 in the Council Chambers, 4 Floor, 2 Wellington Street West, Brampton,

Ontario, commencing at 7:00 p.m. with respect to the subject application. Notices of

this meeting were sent to property owners within 900 metres of the subject lands in

accordance with the Planning Act and City Council procedures. As indicated in

Appendix "7", nobody made representation at the meeting, but a letters were submitted

as discussed below.

Kimberlv Beckman. Davies Howe Partners, dated October 1.2007 on behalf of Blocks 1

& 3 Landowners Group within the Credit Valley Secondary Plan.

On behalf of the Blocks 1 and 3 landowners group, Kim Beckman has submitted a letter

requesting that Royal West sign the Credit Valley Master Cost Sharing Agreement, the

Block 2 Cost Sharing Agreement and the Block 1 &3 Cost Sharing.

Staff Response:

Royal West Developments has signed the Master and Block 2 Cost Sharing Agreement.

Staff have inserted a condition requiring that prior to adoption of the by-law, the

applicant shall provide the City with a written acknowledgment from the Trustee

appointed pursuant to the agreements, that the applicant has signed the agreement and

is in good standing with the Credit Valley Master Cost Sharing Agreement and the

Springbrook Block Plan Cost Sharing Agreement.

34

A similar condition has been added to ensure the applicant makes appropriate

arrangements to ensure that any infrastructure pertinent to external landowners have

been adequately addressed, which may include becoming a signatory to the Blocks 1&3

Cost Sharing Agreement, to the satisfaction of the Commissioner of Planning, Design

and Development.

Anne McCaulev. dated October 1.2007. on behalf of Bluearass Valley Properties Ltd..

owner of lands within the Credit Valley Secondary Plan.

This letter raised two issues of concern. The first issue is with respect to the size of

SWM pond (H3) that will benefit Bluegrass's lands to the north, file C04W09.004.

Bluegrass wanted to know if the pond would be large enough to accommodate the flow

from their lands.

The second concern relates to Bluegrass's need to obtain access to Williams Parkway

and SWM pond H-3, when they develop their lands. Given that Royal West's lands will

be subdivided through the conveyance of Williams Parkway to the City, Bluegrass will

not have access to SWM pond H-3 or Williams's Parkway since the northerly part of

Royal West's application is not part of the rezoning application. The timing of developing

the northern portion of Royal West's lands is currently unknown.

Staff Response:

City staff have confirmed through the Functional Servicing Report that was completed

for Block 2 that SWM Pond H-3 has been designed to accommodate drainage from

Bluegrass's property. Anne McCauley has also indicated her client's satisfaction that

this issue has been addressed.

Bluegrass's second concern is addressed with requirement for signing the Blocks 1 and

3 Cost Sharing Agreement (see Condition # 9).

Anthony Mason and George Kee on behalf of the Huttonville Ratepayers Association,

letter dated. November 2. 2007.

In addition to the letters submitted above and received at the October 1,2007 Planning,

Design and Development Committee Meeting, the City also received further input from

the Huttonville Ratepayers Association:

In their letter, Huttonville Ratepayers expressed that they were pleased with the

applicant's intent to retain the Reid farmhouse and that this commercial plaza will have

35

"high design build specifications" and hence create a high-end plaza to serve the local

people.

However they also expressed concern over the type of uses that could be developed on

the subject lands. Specifically the ratepayers association does not want to see any

discount/dollar stores or a Wal-Mart at this location.

Staff Response:

The applicant has been working diligently with staff to retain the farmhouse and ensure

the commercial uses have superior architectural treatment and open space design. The

urban design component of this application has advanced considerably. The only

outstanding issues relate to the architectural treatment and design of the two anchor

buildings (Home Depot and Wal-Mart). Staff are recommending that the zoning by-law

not be adopted until these two anchors are designed to the satisfaction of the

Commissioner of Planning, Design and Development.

Secondly it is difficult to rezone properties based on whom the owner of the business

might be. If the permissions include a department store, supermarkets and home

improvement stores, than any type of department store, supermarket or home

improvement store can locate on the subject lands. Staff cannot discriminate between

the types of department stores.

However, the City does have indirect influence on the type of retail uses that choose to

do business at this location, by making the architectural treatment and design standards

far superior than other areas of the City, which makes doing business at this location

more expensive and less attractive to discount retailers.

Further, although this commercial area is within the Springbrook Block Plan, this will be

a District Commercial Centre, which means it will service residents and business from a

broader area that goes beyond the boundaries of the Springbrook Block Plan and even

the Credit Valley Secondary Plan.

The C3 Zoning suggested by the applicant would permit a Liquor Store, Chapters and a

Health and Fitness club, if such an establishment chose this location to do business.

CONCLUSION:

In conclusion, Royal West Development's rezoning application has advanced considerable since the first submission was made in 2006 and should be approved in

principle subject to satisfying the conditions recommended by staff prior to adoption of

the by-law or through the site plan approval process.

36

Concerns from the public and adjacent landowners have been satisfactorily addressed

through the development review process and the conditions of development approval

recommended herein.

The conditions are considered reasonable and necessary to maintaining the overall

integrity of the Official Plan and the upscale executive nature of the Springbrook Block

Planning Area. This development will allow for commercial development that is needed

to support the current and future development of the surrounding community.

Respectful/y^feubrttted: JX^fP

Original Signed By Original Signed By

Adrian J. Srhfth, f^l6lP,RPP Jotfi^lks^tt, Ivfeipj RPP Director, Planning and Land CorrlmlfesToner, Planning, Design Development Services and Development

Authored by: Paul Aldunate

37

APPENDICES:

Appendix 1: 2006 Official Plan (Schedule "A" General Land Use

Designations) Extract

Appendix 2: Secondary Plan Land Use Map

Appendix 3: Existing Zoning Plan Extract

Appendix 4: Existing Land Use Map

Appendix 5: Draft Zoning By-Law Amendment

Appendix 6: Springbrook Block Plan

Appendix 7: Public Meeting Attendance Record

Appendix 8: Correspondence from the Public

Appendix 9: Design Principles for Anchor Buildings

Appendix 10: Heritage Building Design Integration Concept Plan

Appendix 11: Results of Application Circulation

Appendix 12: Planning Design and Development Committee Minutes

March 3T, 2008

38

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EXTRACT FROM SCHEDULE A (GENERAL LAND USE DESIGNATIONS) OF THE 2006 CITY OF BRAMPTON OFFICAL PLAN

SUBJECT LANDS OPENSPACE

D O O

RESIDENTIAL CORRIDOR PROTECTION AREA

1: 5,ODD

VILLAGE RESIDENTIAL

BO 100

Motors

(lower cm .

U PUNNING, v. ,+ APPENDIX 1

DESIGN 4 ;■•?<"

DEVELOPMENT *' \ OFFICIAL PLAN DESIGNATIONS

GLEN SCHNARR & ASSOCIATES INC.

Royal West Developments

GIUMPION CA

Date: 2007/09/10

Map No.: 39-19 Drawn By: CJK CITY FILE: C04W08.004

SUBJECT LANDS

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

RESIDENTIAL

Executive Residential Secondary Valleyland

Low Density 1 Potential Stormwater Management Ponds

INFRASTRUCTURE

Low Density 2 Major Arterial Roads

COMMERCIAL Minor Arterial Roads

Collector Roads <]NRI Neighbourhood Retail

Heritage Resource HCj Highway Commercial

OPEN SPACE Secondary Plan Boundary

Primary Valleyland

PLOIUCITY

PLANNING, APPENDIX 2 - SECONDARY PLAN DESIGNATIONS DESIGN & GLEN SCHNARR & ASSOCIATES INC. DEVELOPMENT

IIUPTCHU Royal West Developments

Date: 2007 09 07 Drawn By: CJK CITY FILE: C04W08.004

File: SP Map No: 39-19

SUBJECT LANDS

ZONING

aOWERCITY

PLANNING, APPENDIX 3 DESIGN & DEVELOPMENT #' ZONING DESIGNATIONSV

BRAMPTOH.CA GLEN SCHNARR & ASSOCIATES INC. Date: 2007/09/10 Royal West Developments dap No.: 39-19 Drawn By: CJK CITY FILE: C04W08.004

V V

V

Reidon House

V

V

SUBJECT LANDS

RESIDENTIAL LJJ

Tl HUTTONVILLE CEMETERY | 1 AGRICULTURAL

VI VACANT IOTOCITY

PLANNING, APPENDIX 4 - EXISTING LAND USE DESIGN & GLEN SCHNARR & ASSOCIATES INC. DEVELOPMENT Royal West Developments

late: 2007 0919 Drawn By: CJK CITY FILE: C04W08.004

File: ELU Map No: 39-19

IUWTON.CA

Appendix 5: Draft Zoning By-law

To amend By-law 270-2004 (known as "Zoning By-law 2004"), as amended

The Council of the Corporation of the City of Brampton ENACTS as follows:

I. By-law 270-2004, as amended, is hereby further amended:

(1) by changing Schedule A thereto, the zoning designation of the lands as

shown outlined on Schedule A to this by-law:

From the Existing To:

Zoning of:

AGRICULTURAL (A) COMMERCIAL THREE (H) C3-

SECTION AAA(C3-AAA) and;

OPEN SPACE (OS) and;

FLOODPLAIN (F) and;

RESIDENTIAL SINGLE

DETACHED F-x(RlF-x);

(2) by adding thereto, the following section:

"AAA The lands designated C3-Section AAA (H) on Schedule A to this by-law:

AAA. 1 shall only be used for the following purposes:

1) Purposes permitted in the C3 zone; excluding a motor vehicle

or boat sales establishment, a service station, gas bar a

convenience restaurant or laundromat;

2) An art gallery;

3) A convenience store or grocery store;

4) A drive through facility for banks only;

5) A furniture and appliance store;

6) A department store;

7) A home supply and improvement store;

8) A retail warehouse;

9) A screened in or covered outdoor area for the display and sale

of goods and products;

AAA.2 shall be required to a have supermarket of approximately with a

minimum GFA of 4,645 square metres

AAA.3 shall be subject to the following requirements and restrictions:

a) Minimum front yard depth 3m

b) Minimum exterior side yard depth 3m

c) Minimum rear yard depth 8m

d) Minimum landscape open space 15% of lot area

e) Minimum 6m wide landscape open space along Mississauga Road

except at approved driveway accesses, which may increase to

accommodate 5m Hydro Easement;

f) Minimum 6m wide landscape open space along Royalwest Drive except at approved driveway accesses;

g) Minimum 6m wide landscape open space along Williams Parkway

except at approved driveway accesses;

h) Minimum 3m landscape area between commercial and non

commercial areas;

i) Provided they are sufficiently screened; loading spaces may be

permitted along an exterior yard, excluding that yard abutting

Mississauga Road.

AAA.4 shall also be subject to the requirements and restrictions relating to

the C3 Zone and all the general provisions of this by-law, which

are not in conflict with the ones set out in section AAA.3.

AAA.5 notwithstanding any other provision of this zoning by-law, to the

contrary, the lands zoned Commercial Three Section AAA (C3 -

Section AAA) shall be treated as a single lot for zoning purposes;

AAA.6 while the holding (H) symbol is in place the uses described in

section AAA.l and AAA.2 are permitted but the total gross floor

areas of development may not exceed 12,180 square meters and

consist only of the buildings located on the north section of the site

plan, which is bound by Royalwest Drive, Williams Parkway,

Mississauga Road and the main east west road internal to the sight.

AAA.7 The holding (H) symbol shall not be removed until the Council of

the City of Brampton has received confirmation from the Region

of Peel that satisfactory arrangement are in place to address the

required road improvements to Mississauga Road, which at a

minimum shall include the widening of Mississauga Road to 4

lanes along the frontage of the subject lands from Williams

Parkway to Beacon Hill Drive, to the satisfaction of the

Commissioner of Planning Design and Development.

READ a FIRST, SECOND and THIRD TIME and PASSED in OPEN COUNCIL, this

day of , 2007.

SUSAN FENNELL - MAYOR

KATHRYN ZAMMTT - CITY CLERK

Approved as to content:

Adrian J. Smith, MCIP, RPP

Director of Development Services

EXPLANATORY NOTE

THE PURPOSE OF BY-LAW -07

The purpose of By-law -07 is to amend comprehensive Zoning By-law 2004, as

amended pursuant to an application by Royal West Developments inc. (File No. C4W8.04).

EFFECT OF THE BY-LAW

The effect of By-law -07 is to permit the use of the subject lands for LOW DENSITY

RESIDENTIAL PURPOSES, DISTRICT COMMERCIAL, OPEN SPACE, STORMWATER

MANAGEMENT AND VALLEYLANDS

LOCATION OF LANDS AFFECTED

The lands affected by By-law -07 are located on the west side of Mississauga

Road (Part of the West Half of Lot 8, Concession 4 W.H.S).

Any further inquiries or questions should be directed to Mr. Paul Aldunate, City of

Brampton Planning, Design and Development Department, 90S- 874-2435.

PART OF THE WEST HALF CONCESSION 4, W.H.S.

OF LOT 8

CENTERUNEOF ORIGINAL ROAD ALLOWANCE

CITY OF BRAMPTON Planning, Design, and Development

Date: Drawn By:

By-Law Schedule A 1>4000

Appendix 6: Springbrook Block Plan - May 7,2007

i.nnuj

SLBJECTTO

|i

:■

>

jig

REZONING

APPLICATION

lj»

S?fj

|

APPENDIX 7'

PUBLIC MEETING ATTENDANCE RECORD

City File Number: C04W08.004

October 1,2007

Members Present: Regional Councillor P. Palleschi - Wards 2 and 6 (Chair)

Regional Councillor G. Gibson - Wards 1 and 5 (Vice Chair)

Regional Councillor J. Sanderson - Wards 3 and 4

Regional Councillor J. Sprovieri - Wards 9 and 10

City Councillor J. Hutton - Wards 2 and 6

City Councillor S. Hames - Wards 7 and 8

City councilor V. Dhillon - Wards 9 and 10

Members Absent: Regional Councillor E. Moore - Wards 1 and 5 (personal)

Regional Councillor G. Miles - Wards 7 and 8 (vacation)

City Councillor B. Callahan - Wards 3 and 4 (illness)

Staff Present: Planning, Design and Development Department

J. Corbett, Commissioner of Planning, Design and Development

A. Smith, Director of Planning and Land Development Services

K. Walsh, Director of Community Design, Parks Planning and

Development

M. Won, Director of Engineering and Development Services

D. Kraszewski, Manager of Development Services

M. Gervais, Development Planner

P. Aldunate, Development Planner

O. Izirein, Policy Planner

Corporate Services Department

C. Grant, Director of Litigation and Administrative Law

C. Connor, Director of Real Property and Commercial Law

Management and Administrative Services Department

P. Fay, Deputy City Clerk

C. Urquhart, Legislative Coordinator

S. Pacheco, Legislative Coordinator

The meeting was called to order at 7:08 p.m., and adjourned at 9:00 p.m.

After due consideration of the matters placed before this Committee, the

members beg leave to present its report as follows:

D 1. Report from D. Kraszewski, Manager of Development Services, and

P. Aldunate, Development Planner, Planning, Design and Development,

dated September 11,2007, re: Application to Amend the Zoning By

law - Royal West Developments Inc. (Glen Schnarr and Associates)

- South-east quadrant of Mississauga Road and the future Williams

Parkway Extension - Ward 6 (File C4W8.3).

The Chair acknowledged the following submissions:

• From Kimberly Beckman, Davies Howe Partners, dated October 1, 2007

on behalf of Blocks 1 & 3 Landowners Group within the Credit Valley

Secondary Plan

• From Anne McCauley, dated October 1,2007, on behalf of Bluegrass

Valley Properties Ltd. owner of lands within the Credit Valley Secondary

Plan.

Members of the public present requested a presentation of the proposal but

did not address Committee.

Mr. P. Aldunate, Development Planner, gave a presentation and provided

details of the proposal to permit the development of the subject lands for

retail/commercial purposes by increasing the maximum permitted site area to

37 acres. The proposal also includes the rezoning of the lands immediately

east of the commercial site to allow storm water management ponds, a

woodlot and a small residential development.

Councillor Hutton noted that the proper reference for the heritage farmhouse

located on the site is the "Reid" house and not "Reidon" house.

PDD230-2007 1. That the report from D. Kraszewski, Manager of

Development Services, and P. Aldunate, Development

Planner, Planning, Design and Development, dated

September 11, 2007, to the Planning, Design and

Development Committee Meeting of October 1, 2007, re:

Application to Amend the Zoning By-law - Royal West

Developments Inc. (Glen Schnarr and Associates) -South-east quadrant of Mississauga Road and the future

Williams Parkway Extension - Ward 6 (File C4W8.3) be

received; and,

2. That the following submissions to the Planning, Design and

Development Committee Meeting of September 5, 2007, to

the Planning, Design and Development Committee Meeting

of October 1, 2007, re: Application to Amend the Zoning

By-law - Royal West Developments Inc. (Glen Schnarr

and Associates) - South-east quadrant of Mississauga Road and the future Williams Parkway Extension - Ward

6 (File C4W8.3) be received:

• Kimberly Beckman, Davies Howe Partners, dated

October 1, 2007 on behalf of Blocks 1 & 3

Landowners Group within the Credit Valley

Secondary Plan.

• Anne McCauley, dated October 1,2007, on behalf of

Bluegrass Valley Properties Ltd., owner of lands within

the Credit Valley Secondary Plan, and

3. 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.

Carried

APPENDIX '8':

CORRESPONDENCE FROM THE PUBLIC

D a v i e s

Howe

Partners

Lawyers

The Fifth Floor

99 Spadina Ave

Toronto, Ontario

M5V 3P8

T 416.977.7088

F 416.977.8931

davieshowe.com

Please refer to: Kim Beckman e-mail: kimb@davieshowe.com

October l, 2007

By E-Mail Only to kathryn.zammit@city.brampton.on.ca

City of Brampton 2 Wellington Street West Brampton, Ontario }* ^ / '-'."o

Attention: Kathryn Zammit ,)f Q S "p"7 City Clerk

Dear Madam:

Re: Royal West Develoments Inc. - Credit Valley Secondary Plan File No. CO4WO8.O4

Block 1/3 Landowners Group Cost Sharing Agreement and Master Cost Sharing Agreement

We are counsel to the Block 1/3 Landowners Group within the Credit Valley Secondary Plan.

The above-captioned development application pertains to land that is located within a portion of the Credit Valley Secondary Plan referred to as Block 2. The land owned by Royal West Developments Inc. ("Royal West") is located within both Block 2 and Block 1/3 of the Credit Valley Secondary Plan.

The portion of the Royal West lands that are located within Block 2 are the subject of the above-captioned application. These lands contain a stormwater management pond that benefits land located within Block 1/3, including additional land owned by Royal West and Bluegrass Valley Properties Ltd. ("Bluegrass"). In addition, the Royal West lands include a portion of the westerly extension of Williams Parkway.

In order for Royal West and Bluegrass to create the requisite connections to the stormwater management pond on Royal West's land within Block 2, it will be necessary for Royal West to dedicate the stormwater management pond within Block 2 and to grant easements or public dedications within Royal West's Block 1/3 lands.

The landowners within Block 1/3 that have received an interim servicing allocation (the "Block 1/3 Interim Owners") have secured with the City of Brampton the estimated cost to construct Williams Parkway within the Royal

0 a v i e s

Howe

Partners

Page 2

West lands, in addition to the value estimated by the City to acquire this portion of Williams Parkway should Royal West not convey the required land prior to the City's need to proceed with construction.

The Block 1/3 Landowners Group Cost Sharing Agreement and the Master Cost Sharing Agreement pertaining to the Credit Valley Secondary Plan contain provisions that require all developing landowners to convey all land and easements to a public authority, as well as private working easements, that are required in order for benefiting landowners to develop their land. In addition, the Master Cost Sharing Agreement provides that the Block 2 landowners are responsible for all costs associated with the land and construction for the westerly extension of Williams Parkway adjacent to Block 2, not the Block 1/3 Interim Owners or the Block 1/3 owners generally. The Master Cost Sharing Agreement therefore requires Royal West to dedicate Williams Parkway within its ownership to the City of Brampton and to assume responsibility, on its own or together with the Block 2 landowners, to construct Williams Parkway in this location at the cost of the Block 2 Landowners Group.

Royal West is not a party to the Block 1/3 Landowners Group Cost Sharing Agreement, nor is it my understanding that Royal West has executed the Master Cost Sharing Agreement. It is, however, my understanding that the Block 2 Landowners Group Cost Sharing Agreement, referred to as the Springbrook Cost Sharing Agreement, provides for the sharing of costs associated with the dedication and construction of Williams Parkway adjacent to Block 2.

On behalf of the Block 1/3 Landowners Group, I request that any approval of the above-captioned development application by Royal West be subject to a condition of development approval that Royal West execute the Block 1/3 Landowners Group Cost Sharing Agreement, the Springbrook Cost Sharing Agreement and the Master Cost Sharing Agreement, and that Royal West be a member in good standing pursuant to all of these agreements prior to the granting of development approval.

Please provide me with notice related to any further public meeting or proceeding pertaining to the above-captioned development application.

Thank you for your attention to this matter.

Page 3

Davies

Howe

Partners

Sincerely,

DAVIES HOWE PARTNERS

Kimberly L. Beckman

KLB:klb

cc. J. Corbett, Planning, Design and Development Department P. Aldunate, Planning, Design and Development Department A. Smith, Planning Design and Development Department Block 1/3 Landowners Group

H. Mihailidi, Counsel to Block 2 Landowners Group T. Davies, Trustee pursuant to Master Cost Sharing Agreement C. Brawley, Glen Schnarr & Associates Inc.

i.u/uj./iuus 10.-90 r.vi iiotojvovt tnvoy Busmiss Services 1^002

Anne E. McCauley, MCIP, RPP

Planning Consultant

119 Clappison Blvd. Toronto, ON MlC 2H3 416-284-6545

October 1,2007 Via Fax 905-874-2119

Chair & Members Planning, Design & Development Committee

ChyofBrampton

do K. Zammit, City Clerk 2 Wellington Street West

Brampton ON L6Y4R2

Dear Sirs and Mesdames:

Re: Public Meeting October 1,3007

Royal West Developments Inc. CO4W08.04,Ward6

Credit Valley Secondary Plan,

Chy of Brampton

I represent Bluegrass Valley Properties Ltd ("Btuegrass") who own land in Credit Valley Secondary Plan area block 1, immediately norm of die lands owned by Royal West

Developments Inc.

We have reviewed the Public Notice with respect to the rezoning application submitted by Royal West Developments Inc for a portion of their lands.

Comprehensive block plans have been approved by Brampton for Blocks 1/3 and Block 2 in the Credit Valley Secondary plan area. Part of the Royal West ownership is within Blocks 1& 3 and part is within Block 2. Bluegrass's ownership is within Block 1. As you know, Blocks 1/3 and Block 2 are represented by different landowner group agreements. According to the Functional Servicing Report for Blocks 1/3, the storm water management pond serving Bluegrass lands is located within Block 2, on lands owned by Royal West Developments.

The rezoning application includes the storm water management pond, identified as part 5 on Map 1 Concept Site Plan, which is intended to serve in part the Bluegrass development We request confinnation that the lands being rewned for storm water management purposes are adequate in size to accommodate sufficient land area for the proposed ponds for lands in both Blocks 1 and 2.

The rezoning application appears to rezone the property for commercial uses in addition to the storm water management pond. We are concerned that the rezoning application is only for a portion of the Royal West lands. The rezoning application excludes the northerly approximately 20 acres of Royal West ownership. The lands on this northerly portion are designated for public road connecting to the Bluegrass ownership, residential, and commercial land uses.

10/1)1/21)1)7 15:53 1-Al 4102839502 Envoy Buslniss Services 14)003

Anne E. McCauley, MOP, RPP

Planning Consultant

119 Clappison Blvd, Toronto, ON M1C 2H3 416-284-6545

Royal West Developments Inc. CO4WOS.M, Ward 6

October 1,2007

We understand that services in Block 2 will be constructed on the basis of a spine servicing agreement, which will include the deeding to Brampton of the north south collector road. Royal West Drive, and the storm water management ponds. However the application being considered by Brampton does not provide for the development of Royal West's lands and collector road north of Williams Parkway, therebj excluding access to Bluegrass to WiUliams Parkway, the spine road and the storm water management pond. By excluding approximately one fifth of the lami ownership from the rezoning application, these lands remain zoned for agricultural uses. This represents a fragmented rather than a comprehensive approach to the development of the Royal West lands and does not represent good planning.

We wish to be notified of the adoption of any Official Plan amendment, die enactment of a pioposed Zoning By-law and the decision of Council with respect to draft approval of a proposed plan of subdivision with respect to tbe Royal West Development Inc. lands. We wish to receive a copy of the zoning by-law when it is adopted by Brampton Council.

By copy of this letter we arc requesting the same from Mr John Corbctt, Commissioner of Planning, Design and Development Department.

Yours truly,

Anne McCauley, MCIP, RPP Planning Consultant

Attachments

c. Bluegrass Valley Properties Limited c. City of Brampton, Attn: John Corbett, Commissioner of Planning, Design and Development

c. KLM Planning Partners, Attn: Jim Kennedy

November 2,2007

John Corbett

Commissioner of Planning ^ City of Brampton

Re: Sub Area 2: Royal West Developments Inc.

"Without Prejudice"

Dear Mr. Corbett

Since discussing this development with your staff and representatives of Royal West

Developments Inc. in the open house meeting in City Hall's Atrium prior to the October

1, 2007 Planning Committee meeting, we have deliberated over the many good aspects

of this proposal. In doing so, we believe we have identified certain areas that could be

planned better and thereby provide an even better win-win solution for all parties.

A) This commercial plaza should serve the existing needs of the current surrounding

homes, namely the executive estate homes of Huttonville Estates and Lionhead

Estates, plus the villages of Huttonville and Springbrook. It should also serve the

needs of the soon to be built 1650 executive homes that will be built along Queen

Street West between Mississauga Road and Creditview Road.

Serving these needs for this demographic would stop people traveling further away if

we get the right mix of stores. Further, it would encourage similar development on

the surrounding lands to be developed to the west, north and east of this plaza.

B) Many aspects of this development are to be commended:

• Retaining and renovating the Don Reid farm house as a potential top end

restaurant or professional medical or legal offices.

• Retaining some of the mature trees surrounding this farm house.

• The high design build specifications to bring this plaza together with a high

quality and hence create a high end plaza to serve the local people.

• Banks and medium level restaurants are welcomed to this area.

• Small live work stores too.

What is still missing for this area?

• A Vintages store. Then we don't need to drive to Orion Gate or Meadowvale.

• A Chapters/Indigo. Then we don't need to drive to Hwy 10 & 7 or Trinity

Common.

• A higher end recreation centre and gym/fitness facility to occupy both the health

conscious adults and keep their children fit, focused and stop them becoming

over-weight.

HRA Tel: 905-453-4713

c/o 6 Huttonville Drive Email: tonvmason@qlobalserve.net

Brampton, ON, L6X 0C1 HRA - Royal West Developments Inc JC Letter.doc

What we don't need in this area:

• Discount and Dollar stores

• Little Pizza Parlors

• Video stores. If fiber is brought in to this area, Video stores will be a thing of the

past by the time the last house is built.

C) Large anchor stores. Should also serve the needs of the local demographic and in turn, influence the still to be developed areas to the immediate north and west.

A Home Depot type store is probably right for one of these proposed anchor stores.

Most people we have polled are in favour and no one has been totally against it.

The proposed Walmart Super Centre is however, the exact opposite. Super Centre

or not, Walmart serves a totally different demographic to the people already here and

soon to move in. Further, it will draw its customers from the existing developments

north and east of Bovaird Drive West. Accordingly, placing a Walmart Super Centre

north of Bovaird, perhaps around Wanless, would still draw the same existing

customers and serve the needs of development in the North West of Brampton.

If it has to be a Super Centre here, then a Loblaws Super Centre would serve the

needs of this area much better. As in Georgetown, the Loblaws could have a fitness

centre incorporated into it; a double bonus over Walmart for the local residents.

Alternatively, put in two smaller anchor stores instead of a Walmart and they could

be the missing Vintages and a Chapters / Indigo type stores?

We understand that developers want to move quickly with partners that want to come

into an area. However, we as a Resident's Association, like you as the City's planners,

want to see the right development, with the right services, serving the needs of the local

population and that way build a better Brampton.

We trust that these suggestions and the logic behind them help provide an improvement to what is otherwise a very good Plaza for this area. This could still be a win-win for all

concerned especially if the City's Business Development group help promote this area with the Developers to the right companies.

Sincerely

George M. Kee Anthony Mason President, HRA Secretary, HRA

HRA Tel.: 905-453-4713 c/o 6 Huttonville Drive Email: tonymason ®qlobalserve.net

Brampton, ON, L6X 0C1 HRA - Royal West Developments Inc JC Letter.doc

APPENDIX '9':

DESIGN PRINCIPLES FOR ANCHOR BUILDINGS

Date: Oct 10,2008

To: Paul Aldunate

From: Madhuparna Debnath

Subject: UD Principles for Anchor Buildings

Our File: SP08-007

Urban Design Comments

Paul,

Here are some of the major design principles we'd be considering when reviewing the Wall Mart and The Home Depot. As these buildings are located within the upscale community of

Springbrook, our expectations are for a high quality design, materials and good articulation.

These 'big boxes' should emphasize on

• Similar upgraded treatment on all sides exposed to public, it means that four sides should have equal importance and enhanced treatment.

• Highlight the main entrances;

• Special emphasis in built form (with towers/increased parapet height) at view termini and intersections (for e.g. at Williams Parkway and Royal West);

• Introduction of canopies, colonnaded structure for the comfort of pedestrians;

• Selection of building materials complementary to the adjacent residential development, the tenant buildings and with the heritage building (for eg.brick and stone)

• Certain design features should tie all buildings on site (cornicing, base treatment, materials);

• Breaking large expanse of blank walls with proper articulation; screening of loading

areas, and all mechanical units etc.

• Providing enclosure for outdoor storage with appropriate landscaping

• The signage shall be cut out letters-we do not encourage back lit box signage

• Introduce different profile windows to add interest.

We are enclosing some images of Home Depot and Wall Mart, which portray some upscale design features we are looking for this site.

Regards,

Madhuparna Debnath M.Arch,MUD,MRAic

Urban Designer

Urban Design and Special Projects

Community Design, Parks Planning & Development Planning Design & Development City of Brampton

T. 905.874.2084

F. 905.874.3819

e.madhuparna.debnath@brampton.ca

cut

out

let

ter

signage

enclosure

with

well

articulated

columns

trellis,benches,landscaping,

paving

all

add

in c

reating

an

upscale

environment

use

of

brick

as

main

building

material

introduction

of

canopy

to

add

interest

cornice

treatment

highlighting

the

main

entrance

banding

to

break

blank

facade

use

of

stone

&

brick

to give

an

upscale

took

k

cornice

details

adds

to the

upscale

character

good

use

of

materials

and

colours

windows

in arched

profile

would

add

more

interest

*

APPENDIX'10*

HERITAGE BUILDING DESIGN INTEGRATION CONCEPT PLAN

Springbrook

Community

•

Credit

Valley

Secondary

Plan

Sub

Area

2

Royal

West

Commercial

Block

•

Urban

Design

Brief

PROPOSED

WILLIAMS

PARKWAY

Figure

2.3

.3c

-Heritage

Building

Design

Integrati

on

Concept

Plan

Figure

2.3.3d

-Heritage

Fence

Post

STLA

Inc.

(Nak

Group

of

Companies)

• J

ohn

G.

Williams

Limi

ted

Arch

itec

t

•

Venchiarutti

Gag

liar

di

Arc

hite

ct

Inc.

page

11

APPENDIX'11'

RESULTS OF APPLICATION CIRCULATION

City File Number: C04W08.004

i$m

City of BramptonDate: November 17, 2008

PLANNING. DESIGN & UVEIOPMEMT

File: C04W08.004 date 1 7 ZC33

To: Paul Aldunate File No..

From: Dave Monaghan

Subject: Application to Amend the Zoning By-Law

Royal West Developments

The applicant submitted a revised traffic impact study on Oct 23rd 2008. The report assumes that the site will be constructed in 2 phases. Phase 1 would be

the Home Depot store and phase 2 the balance of the site. We have reviewed

the submitted report and while there are still some outstanding items that need to be addressed in the final Traffic Impact Study, we have no objection to this application proceeding subject to the following conditions.

1. As a condition of rezoning, the applicant shall agree that prior to site plan approval a revised traffic impact study shall be submitted to this

department for our review and approval.

2. As a condition of rezoning, the applicant shall agree that prior to site plan

approval all roads within Block 2 as identified in the spine servicing

agreement shall be constructed to the satisfaction of the Commissioner of Planning Design & Development.

3. As a condition of rezoning, the applicant shall agree that prior to site plan

approval Williams Parkway from Mississauga Road to Creditview Road shall be constructed and opened for public use.

4. As a condition of rezoning, the applicant shall agree that prior to site plan

approval Royal West Drive from Williams Parkway to Beacon Hill Drive shall be constructed and opened for public use.

5. As a condition of rezoning, the applicant shall agree that prior to site plan

approval Beacon Hill Drive from Royal West Drive to Mississauga Road shall be constructed and opened for public use.

6. As a condition of rezoning the applicant shall agree that the locations,

configuration & number of accesses will be determined at the detailed site

plan review stage and once the traffic impact study has been finalized. In this regard some accesses may be restricted to right in/out movements

only.

-ID It shall be noted that based on our initial review of the revised traffic impact study, there appears to be capacity issues with the existing Mississauga Road

configuration from Williams Parkway southerly, therefore it is our opinion that

Mississauga Road should be widened to it 4 lane configuration prior to

development of this site. However, since Mississauga Road is under the

jurisdiction of the Region of Peel, they shall comment on the appropriateness of

allowing this development to precede the proposed future Mississauga Road

widening project.

Dave Monaghan

Transportation Planning Technologist

Tel: (905) 874-2540 Fax: (905) 874-3369

Email: david.monaahan(a>brampton.ca

DM/

IF Region of Peel EXCELLENCE'.tflifa

""""£'"'">' 2006

18 November 2008

Mr. Paul Aldunate, Planner

Planning, Design & Development Department

City of Brampton

2 Wellington Street West, 3rd Floor Brampton, ON L6Y4R2

RE: Application to Amend the Zoning By-law

Mississauga Road and Future Extension of Williams Parkway

City of Brampton

Royal West Developments Inc.

Region File: RZ-08-4W8.4B

Dear Mr. Aldunate,

The Region of Peel has no objection to this application to amend the Zoning By-law in

principle. Regional Development Planning staff ask that appropriate arrangements be

made to the satisfaction of the Region of Peel to ensure that appropriate improvements

to Mississauga Road are implemented prior to the enactment of the amending zoning

by-law.

The conclusion of the Traffic Impact Study prepared by Read, Voorhess & Associates

indicates that roadway improvements to Mississauga Road are required. As such, we

believe that these improvements be implemented to the satisfaction of the Region of

Peel prior to the enactment of this by-law.

If you have any questions or concerns, please contact me at your earliest convenience

at 905-791-7800 ext. 4751, or by email at gavin.bailey@peelregion.ca.

Yours truly,

Gavin T. Bailey

Planner

Development Planning Division

Region of Peel

c. Damian Jamroz, Traffic Engineering, Region of Peel

Environment, Transportation and Planning Services

10 Peel Centre Dr., Brampton, ON L6T 4B9

Tel: 905-791 -7800 www.peelregion.ca

:•■ ■■■ ■■•■■ «, *- ...*.

CREDIT VALLEY CoUVUoB ■ 66CONSERVATION V_\_>»-1 "VUD W

April 17,2008

City of Brampton

Planning and Building Department

2 Wellington Street West

Brampton, ON L6Y 4R2

Attention: Paul Aldunate

Dear Mr. Aldunate:

Re: CVC File No. OZ 06/002 & SP 08/007

City File No. C04W08.004 & SP08-007

Royal West Developments Inc.

Part Lot 8, Concession 4 WHS

City of Brampton

On December 19, 2006 CVC staff had provided initial comments on the proposed rezoning for the above noted

property to permit the development of a district commercial plaza. At that time staff had identified that further

studies regarding the Sandy Areas were required, namely to prescribe implementation measures to maintain the

groundwater infiltration of the sandy areas.

Since that time, staff have received and reviewed a report by Terraprobe entitled "Additional Subsurface

Investigation Sandy Areas A & B, Block 2, Springbrook Community, City of Brampton", dated, July 13, 2007.

Staff provide the following comments on this submission:

Sandy Areas A & B

While Terraprobe has generally addressed the three issues that were raised in previous comments from CVC,

there are some additional questions that should be addressed.

1. Are the locations of the infiltration facilities appropriate to maintain the natural direction of groundwater

flow towards the creek, and to ensure the long term operation of the facilities? For example, review of

Figure 3 indicates that the proposed location for the infiltration facility in sand unit B is only partially

within the sand unit, which may limit its effectiveness both in terms of successfully infiltrating water to

the sand unit and in maintaining the pre-development direction of groundwater flow towards the creek.

It would be helpful if the locations of the facilities could be discussed in the context of existing

groundwater flow directions at the property.

2. Further to the above concern, it would be preferable to locate the infiltration facilities on public land to

ensure their accessibility for maintenance and that they will not be disturbed by any future alterations to

the property. This will also ensure the long term functionality of the system and monitoring ability of

these facilities.

Page 1 of'3

Credit Valley Conservation i 255 Old Deny Road, Mississauga, Ontario L5N 6R4 Phone (9O5) 670-1615 Fax (905) 670-2210

RE: April 17,2008 ^ H"* f S OZ 06/002 & SP 08/007 - Royal West Developments

3. The detail design for the infiltration trenches should be prepared by a qualified engineer, and must be

submitted to CVC for review.

4. In the report, the overflow from infiltration trench is shown connected to the SWM pond H3. The detail

design should provide necessary details including grades and outlet location in the pond.

Proposed Rezoning

The proposed rezoning is for commercial uses but also to rezone the lands immediately east of the commercial

area to permit two stormwater management ponds, a woodlot and three vista blocks. Staff advise that because

of the presence of sandy areas on these lands, an infiltration facility is currently proposed underground in the location of the parking lot on parcel 7. As indicated above, the infiltration facility is proposed in a location only

partially within sand unit B and as an underground facility. Staff advise that the facility should be located more within sand unit B and also as an above-ground facility located on public land, similar to a stormwater

management facility.

At this time the proposed rezoning does not take into account the location of the infiltration facility. Staff

require a revised submission from Terraprobe addressing the above concerns and provide a revised location for

the infiltration facility, preferably on public land. The infiltration facility should then be included as part of an

open space zone and as such, staff will require that the proposed rezoning be revised to include the infiltration

facility.

Site Plan

CVC staff have reviewed the site plan SP 08/007 and advise that further to the above, the infiltration facility has

not been shown on the site plan. Staff are requesting that the facility be located above ground and on public land and as such will require a revised site plan that includes the infiltration facility.

Staff have reviewed and provided comments on the Stormwater Management Pond Design H3 by Schaeffers

dated April 2007, and are currently in the process of reviewing the revised submission. It is unclear as to why

the stormwater management ponds are not shown on the site plan. Staff request that the site plan is revised to

include the stormwater management ponds. Further to this, CVC staff require the submission of a servicing

plan and a grading plan as the site is adjacent to the valley corridor. Details regarding the infiltration facility

will also be required as part of the site plan, for CVC staff to review.

Conclusion

In this regard, CVC staff have no objection to the rezoning in principle, however require further

information on the location of the infiltration facility as per the above comments. Staff require the

submission of a revised report addressing the listed concerns. The infiltration facility should be located

on public land and be zoned in the appropriate open space/restrictive category. At this time, CVC

staff request that this concern be resolved prior to the approval of the zoning by-law amendment.

hi terms of the site plan, the following is required prior to approval:

1. A revised site plan that includes the infiltration facility and stormwater management ponds.

2. An underground servicing and grading plan.

3. Detailed design for the infiltration trenches completed by a qualified professional engineer.

4. The detail design should provide necessary details including grades and outlet location in the pond.

Page 2 of3

RE: April 17,2008

OZ 06/002 & SP 08/007 - Royal West Developments

Please call the undersigned should you have any questions regarding our comments.

Sincerely,

Doi CIP.RPP

Planner

cc: City of Brampton Glen Schnarr & Associates Terraprobe Attention: F. Mazzotta Attention: Carl Brawley Attention: Serena Oyama Development Services Suite 700,10 Kingsbridge Garden Circle 12 Bram Court, Unit 18

Mississauga ON LSR 3K6 Brampton ON L6W3V1

SchaefTers

Attention: David Kellershohn

64 Jardin Drive

Concord ON L4K3P3

Page 3 of3

Date: August 28, 2008 DATE SEP 0 2 2003

File: C04W08.004

To: P. Aldunate, Development Planner - •-1!!e No..

Planning & Land Development Services Division

From: C. Heike, Open Space Planner

Community Design, Parks Planning & Development Division

Subject: 3rd Submission - REVISED MEMO ROYAL WEST COMMERCIAL BLOCK: CREDIT RIDGE

COMMONS - COMMERCIAL DESIGN BRIEF by NAK Design

Group and John G. Williams Limited, Architect dated August 5, 2008.

Springbrook Community, CVSP Area 45, Sub-area 2

The Parks and Facility Planning Section, on behalf of the Community Design, Parks

Planning & Development Division, would like to provide the following minor comments on the above-mentioned Urban Design Brief dated August 5, 2008 and received by this office on August 14, 2008.

Parks & Facility Planning Comments:

The Parks & Facility Planning section have no further comments.

Open Space Design & Construction Comments:

Mike Colangelo of the Open Space Design & Construction Section provided the

following comments. Should you have any questions regarding these comments, please contact Mike directly (905-874-2322).

Included are final comments to be addressed in the design brief. Comments highlighted in bold are items that have not been addressed as part of Sonya Drumond's original review in January 2008.

1) Page 11: The area surrounding Building \J' (Heritage House) should identify all/ any existing trees that are to remain as part of the site plan. The concept plan only identifies new landscape beds around the perimeter of the building.

2) Page 13: A north-south pedestrian connection will be required from Williams

Parkway into Building 'A' (Home Depot). Update pedestrian circulation plan to suit.

3) Page 17,18,19: Remove all references to armourstone as a landscape feature

and as a retaining wall feature. Armourstone will not be permitted within the

building materials complementary to the adjacent residential development and

the tenant buildings; certain design features should tie all buildings on site

(cornicing, base treatment, materials);breaking large expanse of blank walls with

proper articulation; screening of loading areas, and all mechanical units etc.

7. Page 22,figure 2.8c,the legend should indicate the community gateway element

and primary gateway.

8. Page 28, include 'Pylon sign should incorporate design features and materials from the built form and landscaping.

9. Page 28,12th bullet, backlit box signage is discouraged for all buildings.

10. Page 29, in 'sustainable development practices', mention about well articulated pedestrian connections, link to transit stops

Heritage Comments:

Jim Leonard and Antonietta Minichillo of the Urban Design and Special Projects Section

provided the following comments. Should you have any questions regarding these comments, please contact Jim or Antonietta directly (Jim: 905-874-3825, Antonietta: 905-874-3744).

Antonietta and I have reviewed the document, we've compiled our comments as

follows:

• overall plan is sound and compatible with the heritage farmhouse.

• they need to clarify intent with phrase, "Existing trees removed to allow views to the Farmhouse" (on page 10) especially with other point on same section,

"Significant existing vegetation will be considered for incorporation at the detail design stage" and "preservation and integration of significant existing

trees wherever feasible" (on page 4); appears contradictory;

• as you also noted, they need to provide a tree inventory indicating those they wish to remove or retain for our review; healthy mature trees and landscape features such as row of trees flanking laneway should be retained if at all

possible; those retained will require interim protection measures.

• it must be noted that most trees, other vegetation and contextual features such as the existing laneway have cultural heritage value.

• reference on page 4 to "post confederation planting schemes" requires

definition and is potentially too broad in scope and time frame (essentially post confederation would cover 1867 to present day).

• support the proposed location of fence post element; need a plaque nearby to

identify its importance.

6it-77

Development & Municipal Services Control Centre

Floor 5, 100 Borough Drive

Scarborough, Ontario ■ . '.--"••■.' ,

M1P 4W2 • . .

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

Fax:416-296-0520 ; ^ APR 2 9 T" 1

April 21, 2008

City Of Brampton - -

Planning Department

2 Wellington Street West

Brampton, Ontario

L6Y 4R2

Attention: Paul Aldunate

Dear Sir/Madam:

RE: Zoning Amendment

9521 Mississauga Rd. (SE corner of Williams Pkwy & Mississauga Rd.)

File No: C04W08.003, C04W08.004

Bell File No: 42716

Thank you for your letter of April 3, 2008 concerning the above application.

A detailed review of the Zoning Amendment has been completed.

We have no conditions/objections to the above application as submitted.

If there are any conflicts with existing Bell Canada facilities or easements,

the Owner/Developer shall be responsible for re-arrangements or relocations.

Should you have any questions please contact Rosita Giles at 416-296-6599.

Yours truly

John La Chapelle, MCIP, RPP

Manager - Development & Municipal Services, Ontario

Vancouver 2010

999

PREMIER NATIONAL PARTNER

Hydra One Brampton

175 Sondolwood Pkwy West Brampton, Ontario L7A 1E8

Tel: (905)840-6300

www.HydroOneBrampton.com

APR is;:.; H hydr<April 10, 2008

City of Brampton

2 Wellington Street West

Brampton, ON

L6Y4R2 OurE.P.File#C3-17

Attention: Paul Aldunate M.PL.MCIP RPP- Development Planner

Re: Notice of Application and Request for Comments

Application to Amend the Zoning By-Law

C04W08.004-GLEN SCHNARR & ASSOCIATES INC-

ROYAL WEST DEVELOPMENTS INC

City File: C04W08.004

Ward: 6

Dear Paul:

Thank you for your letter dated April 3, 2008, Notice of Application for the above noted development.

Please include as a condition of approval the following:

• 5.0m Aerial easement beyond the Official Plan R.0.W limit along the east side of Mississauga

Road fronting the proposed development.

The easement shall extend from the S/W corner of the site to the NAV corner of the site.

• The applicant shall grant all necessary easements, as may be required, for guying (Pole

Support) to Hydro One Brampton.

The applicant shall contact Mr. Mike Hale at 905-452-5533 to confirm electrical supply options for all

buildings on the property.

If you have any questions, please call me at 905-840-6300 ext.5508.

Yours truly,

HydmQne Brampton Networks Inc.

R.Evangelista C.E.T.

Engineering Supervisor Development

H:\Active Engineering Projects\C3-l 7 Royal West Devclopments\City -Notice of Application and Request Comments Master.doc

NBRIDGE ENBRIDGE GAS DISTRIBUTION INC.

500 Consumers Road North York ON M2J1P8

APRIL 14, 2008

—.__.. - ? Scarborough ON M1K5E3

PAUL ALDUNATE M.P.L, MCIP RPP DEVELOPOMENT PLANNER CITY OF BRAMPTON

2 WELLINGTON ST WEST

BRAMPTON ON L6Y4R2

Dear Sirs:

RE: NOTICE OF APPLICATION & REQUEST FOR COMMENTS APPLICATION TO AMEND THE ZONING BY-LAW C04W08.004 - GLEN SCHNARR & ASSOCIATES INC -ROYAL WEST DEVELOPMENTS INC. CITY FILE NUMBER: C04W08.004 WARD: 6

Enbridge Gas Distribution has no objections to the development as proposed. However, should the applicant consider the use of natural gas for this development, Enbridge requests the developer contact us at their earliest convenience to discuss installation and clearance requirements for service and metering facilities.

Yours truly,

7-Tony Ciccone

Manager, Network Analysis Distribution Planning (416)758-7966 (416) 758-4374-FAX

TC:

peel District School Board

5650 Hurontario Street Mississauga, ON, Canada L5R1C6 t 905.890.1010 1.800.668.1146 1905.890.6747 : www.peolfchoolf.org

April 9,2008

/>;.o i -, ■ : ■■■■:

Mr. Paul Aldunate

Development Planner

CityofBrampton

2 Wellington Street West

Brampton,ON L6Y4R2

Dear Mr. Aldunate:

RE: Zoning By-law Amendment C04W08.004

Glen Schnarr & Associates - Royal West Developments Inc

Pt. Lot 8, Cone. 4 W.H.S.

CityofBrampton

Please be advised that the Peel District School Board has reviewed the above noted

application and has no comments.

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

application.

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

Yours truly,

Paul Mountford, MCIP RPP

Intermediate Planning Officer

Planning and Accommodation Dept.

c. S. Hare, Peel District School Board

S. Cox, Dufferin-Peel Catholic District School Board

C4W8.04.doc

Trustees Director of Education and Secretary Associate Director, Janet McDougald. Chair Brad MacDonald Jim Grieve Instructional Support Services Ruth Thompson, Vice-Chair Suzanne Nurse Judith Nyman Valerie Arnold-Judge Don Stephens Beryl Ford AEison Van Wagner Affoclato Director. David Green Jeff White Operational Support Services Steve Kavanagh Rick Williams Wayne McNally

ISOflOOl CCRTOTCD - CUSTO0JM. StBVKSS ANO MANTENANCE SERVICES

APPENDIX'12'

Planning Design and Development Committee

Minutes March 3, 2008

"Status Update on the Springbrook Block Planning

Area 45-2 - Ward 6

Flower City

bramptoitca

&*•&• Minutes Planning, Design & Development Committee

Standing Committee of the Council

__ . _ -.-.-^ o( the Corporation of the City of Brampton March 3, 2008

Members Present: Regional Councillor G. Gibson - Wards 1 and 5 (Vice Chair) Regional Councillor E. Moore - Wards 1 and 5 Regional Councillor J. Sanderson - Wards 3 and 4 Regional Councillor G. Miles - Wards 7 and 8 Regional Councillor J. Sprovieri - Wards 9 and 10 City Councillor J. Hutton - Wards 2 and 6 City Councillor S. Hames - Wards 7 and 8

Members Absent: Regional Councillor P. Palleschi - Wards 2 and 6 (Chair) (vacation) City Councillor B. Callahan - Wards 3 and 4 (vacation) City councilor V. Dhillon - Wards 9 and 10 (vacation)

Staff Present: Planning, Design and Development Department A. Smith, Director of Planning and Land Development Services M. Won, Director of Engineering and Development Services K. Walsh, Director of Community Design, Parks Planning and Development

B. Campbell, Director of Building and Chief Building Official D. Kraszewski, Manager of Development Services P. Snape, Manager of Development Services K. Ash, Manager of Development Services J. Hogan, Development Planner A. Parsons, Development Planner D. Jenkins, Development Planner R. Nykyforchyn, Development Planner M. Gervais, Development Planner C. Gervais, Development Planner P. Aldunate, Development Planner

Corporate Services Department Ms. P. Wyger, Commissioner of Corporate Services and City Solicitor M. Khazanov, Legal Counsel

Management and Administrative Services Department P. Fay, Deputy City Clerk

C. Urquhart, Legislative Coordinator S. Pacheco, Legislative Coordinator

MINUTES Planning, Design and Development

Committee 2008 03 03 Page 2 of 41

The meeting was called to order at 7:05 p.m., and adjourned at 9:18 p.m.

E 4. Delegations, re: Status Update on the Springbrook Block Planning Area 45-2 - Ward 6 (File P26S-45) (See Item M1).

Later in the meeting, on a 2/3 majority vote, Item E 4 was added to the agenda.

1. Mr. Tony Mason, 6 Huttonville Drive, Brampton, on behalf of the Huttonville Residents' Association

2. Mr. Bruno Nazzicone, Project Manager, Royal West Developments

3. Mr. Carl Brawley, Glen Schnarr and Associates 4. Mr. George Karakkokinos, on behalf of the Springbrook

Landowner's Group

The following motion was introduced to amend recommendation #2 of the staff recommendation to read as follows:

"That Council be advised that the legal agreements for Block 2 incorporate the principle of the proposed reallocation/transfer of interim servicing opportunities between the Block 2 landowners group provided that no commercial development occur on interim services until Mississauga Road widening is complete and a residential plan of subdivision has been registered in Block 2, West of Huttonville Creek, and that planning staff be directed to evaluate and provide recommended conditions to Council regarding any proposed development of the commercial component, in order to address such phasing possibilities".

Mr. Tony Mason, 6 Huttonville Drive, Brampton, on behalf of the Huttonville Residents' Association, explained that he has been actively involved in the Springbrook Block Plan proposal, that he had submitted suggestions to staff with respect to the type of development that would be suitable for the area and was not aware of the staff report until today. He was concerned that the staff recommendation contains no information regarding a proposal for infrastructure in the area and urged that Mississauga Road be widened before any development takes place in Block 2.

Mr. Bruno Nazzicone, Project Manager, Royal West Developments, advised that he will not support the motion to amend the staff recommendation as presented to Committee as he is not clear on the reference made regarding the widening of Mississauga Road. He noted that site plan approvals for Royal West Developments

commercial proposal is progressing and he will continue to work with staff to obtain the required planning approvals.

Mr. Carl Brawley, Glen Schnarr and Associates, reminded Committee that approval was given by Council in the summer of 2006 for Royal West Developments to be part of the Phase 1 Interim Servicing plan. He provided background information with respect to the Springbrook Block Plan proposal and noted that he does not support the motion to amend the staff recommendation as presented to Committee.

Mr. George Karakkokinos, on behalf of the Springbrook Landowner's Group, advised that the landowners are ready and prepared to have the legal agreements executed so that they can proceed to the next stage of the process and get their draft plans of subdivision approved. With respect to Royal West Developments, he noted that the Region is aware of the situation and their concerns can be addressed through appropriate conditions of planning approvals.

There was discussion with respect to the timing on the widening of Mississauga Road, the status of the Royal West Developments commercial development, the legal implication if approval was not granted for the legal agreements to be executed and whether the report should be referred back to staff for further consideration.

Staff provided clarification and explained that a number of residential plans of subdivisions are involved in the proposal, that the required technical studies are almost completed and the developers are anxious to have the agreements finalized and executed so that they can start marketing their developments. Staff advised that a comprehensive report will be presented to Committee in the spring and felt that it is in the City's best interest to have the agreements executed as soon as possible. Staff suggested that the motion before Committee could be amended to include a condition relating to the widening of Mississauga Road to the satisfaction of the City and the Region of Peel.

The motion was further amended to specify "until the Mississauga Road improvements occurs to the satisfaction of the City of Brampton and the Region of Peel" so that the motion in its entirety reads as follows:

"That Council be advised that the legal agreements for Block 2 incorporate the principle of the proposed reallocation/transfer of interim servicing opportunities

between the Block 2 landowners group provided that no commercial development occur on interim services until the Mississauga Road improvements occurs to the satisfaction of the City of Brampton and the Region of Peel and a residential plan of subdivision has been registered in Block 2, West of Huttonville Creek, and that planning staff be directed to evaluate and provide recommended conditions to Council regarding any proposed development of the commercial component, in order to address such phasing possibilities".

Item M1 was brought forward and dealt with at this time.

The following motion was considered:

PDD051 -2008 1. That the report from D. Kraszewski, Manager of Development Services, and P. Aldunate, Development Planner, Planning, Design and Development, dated March 3, 2008, to the Planning, Design and Development Committee Meeting of March 3, 2008, re: Status Update on the Springbrook Block Planning Area 45-2 - Ward 6 (File P26S-45) be received, and,

2. That Council be advised that the legal agreements for Block 2 incorporate the principle of the proposed reallocation/ transfer of interim servicing opportunities between the Block 2 landowners group provided that no commercial development occur on interim services until the Mississauga Road improvements occurs to the satisfaction of the City of Brampton and the Region of Peel and a residential plan of subdivision has been registered in Block 2, West of Huttonville Creek, and that planning staff be directed to evaluate and provide recommended conditions to Council regarding any proposed development of the commercial component, in order to address such phasing possibilities.

3. That the following delegations to the Planning, Design and Development Committee Meeting of March 3, 2008, re: Status Update on the Springbrook Block Planning Area 45-2 - Ward 6 (File P26S-45) be received:

1 ■ Mr. Tony Mason, 6 Huttonville Drive, Brampton on behalf of the Huttonville Residents' Association

2. Mr. Bruno Nazzicone, Project Manager, Royal West Developments

3. Mr. Carl Brawley, Glen Schnarr and Associates 4. Mr. George Karakkokinos, on behalf of the

Springbrook Landowner's Group.

Carried