Planning, Design and Development Committee

1 BRAMPTON
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ReP°rt
Planning, Design and
Development Committee
brampton.ca FIOWCF City
Committee of the Council of
The Corporation of the City of Brampton
Date:
May 15,2014
File:
City File: C05W12.003
Subject:
INFORMATION REPORT
PLANNING, DESIGN &DEVELOPMENT COMMITTEE
DATE: (JlLNA q; Mj
Application to Amend the Official Plan
(To add the subject lands to the Mount Pleasant Secondary Plan as
a Special Policy Area with criteria to guide the evaluation of a
development application).
GAGNON & LAW URBAN PLANNERS LIMITED - MCN
(HERITAGE) INCORPORATED
NW quadrant Mississauga Road and CNR rail line
Con 5 WHS PT LOT 12
Ward: 6
Contact:
Jill Hogan, Planning Project Manager, NW Brampton
905-874-3450
Overview:
• MCN (Heritage) Inc. ("Cortel") is the owner of a property located in
the Huttonville North Secondary Plan (Area 52), also known as the
Heritage Heights Community, for which the City has initiated
secondary planning.
• The Cortel property is located west of Mississauga Road, north of
Bovarid Drive West and fronts the CNR rail line and comprises an
area of approximately 8.1 hectares (20 acres).
• Cortel has submitted an application to amend the Official Plan to add
its lands to the Mount Pleasant Secondary Plan as a Special Policy
Area with criteria to guide the evaluation and processing of any
future development application.
• A site specific development proposal is not being considered at this
time. A subsequent Official Plan amendment will be required before
development can proceed.
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Recommendations:
THAT the report from Jill Hogan, Planning Project Manager, NW
Brampton, Planning and Infrastructure Services entitled "INFORMATION
REPORT"dated May 15, 2014 to the Planning, Design and Development
Committee Meeting of June 9, 2014 re: Application to Amend the Official
Plan, Gagnon & Law Urban Planners Limited - MCN (Heritage)
Incorporated, Ward: 6, File: C05W12.003 be received; and,
THAT staff be directed to report back to Planning Design and
Development Committee with the results of the Public Meeting and a staff
recommendation, subsequent to the completion of the circulation of the
application and a comprehensive evaluation of the proposal.
Background:
Figure 1 - Location Map
Proposal:
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Details of the proposal are as follows:
The subject lands, owned by MCN (Heritage) Inc. ("Cortel") are located in North
West Brampton, within the Huttonville North Secondary Plan (Area 52). No
secondary plan policies are in force. However, the City has initiated Secondary
Planning which is proceeding through the development of a land use plan and
polices.
Cortel has made an application to add the subject lands to the Mount Pleasant
Secondary Plan as a Special Policy Area with criteria to guide the evaluation and
processing of any future development application (see Appendix 7). A site
specific development proposal is not being considered at this time. A
subsequent Official Plan amendment, designating a land use will be required
before development can proceed.
This application is being reviewed in conjunction with File: C05W12.002,
submitted by Gagnon & Law Urban Planners Limited on behalf of Heathwood
Homes (Brampton) Limited ("Heathwood"). Heathwood owns approximately 19.4
hectares directly south of the Cortel lands and is also proposing that its lands be
added to the Mount Pleasant Secondary Plan (Area 51) as a Special Policy Area.
Heathwood and Cortel are proposing to develop their properties as part of the
area referred to as "Greater Osmington Centre Lands". These lands are bound
generally by the Canadian National Railway (CNR/Railway) to the north, Bovaird
Drive West to the south and Mississauga Road (See Appendix 6).
Osmington Inc. owns approximately 36 hectares located south of the Cortel and
Heathwood lands, with frontage on both Mississauga Road and Bovaird Drive
West. The Osmington Regional Centre proposal includes a range of retail,
restaurant, personal service, office, hotel, open space, residential and community
uses.
In February 2014, Council approved in principle an application made by
Osmington Inc. to add its lands to the Mount Pleasant Secondary Plan as a
Special Policy area and City staff has been directed to prepare the amending
documents. Heathwood and Cortel are seeking this same approval.
The applicant envisions the Heathwood and Cortel proposals to be an extension
of the Osmington Regional Centre proposal. More specifically, the road network,
land uses and the means by which the lands will be serviced.
Property Description and Surrounding Land Use:
The subject property has the following characteristics:
♦
is located west of Mississauga Road, north of Bovarid Drive West and fronts
the CNR rail line
♦
a site area of approximately 8.1 hectares (20 acres)
The surrounding land uses are described as follows:
North:
Agricultural
South:
Agricultural (proposed Osmington Inc. Regional Centre)
East:
Mississauga Road and designated but not developed District Retail
and Commercial Centre, beyond which is the Mount Pleasant GO
Station
West:
Agricultural
Current Situation:
Comments from City staff and public agencies are required in order to complete
a comprehensive analysis for this application. All comments received will be
considered and addressed in the future planning recommendation report to the
Planning, Design, and Development Committee.
Further details of the policy aspects of this application can be found in the
Information Summary contained in Appendix 5. The future recommendation
report will contain an evaluation of the relevant policy statements.
A preliminary assessment of this application indicates that the recommendation
report needs to address the following policies contained in the Official Plan:
•
Shale Resource Protection
•
Corridor Protection
Further, the application will be reviewed in light of ongoing secondary planning
for the Heritage Heights Community.
Corporate Implications:
Financial Implications:
An assessment of the financial implication associated with this application will be
undertaken and discussed in the Planning Recommendation Report.
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Other Implications:
Any other technical implications associated with this application will be
undertaken and discussed in the Planning Recommendation Report.
Strategic Plan:
The application will be reviewed alongside the City's Strategic Plan to ensure it is
consistent with the City's Strategic Initiatives. This review will be discussed in
the future Planning Recommendation Report.
Public Meeting Notification Area:
Notice of the Public Meeting was given by prepaid first class mail to all persons
assessed within 900 metres of the area to which the proposal applies; as shown
on the last revised assessment roll and by public notification in the Brampton
Guardian.
Respectfully submitted:
vJillHbgan, MCIP,
project Manager, NWLBrampton
PfaWng &Infrastructure Services
Department
Authored by: Jill Hogan
CPISO
Datel*H'/l
'U Henrik Zbogar, MCTP, RPP
Acting Director, Planning Policy and
Growth Management
Planning & Infrastructure Services
Department
APPENDICES:
Appendix 1: Official Plan (Schedule "A" General Land Use Designations) Extract
Appendix 2: Zoning Extract
Appendix 3: Existing Land Uses
Appendix 4: Heritage Resources
Appendix 5: Information Summary
Appendix 6: Location of the "Greater Osmington Regional Centre Lands"
Appendix 7: Lands proposed to be deleted from Secondary Plan Area 52
and added to Secondary Plan Area 51
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EXTRACT FROM SCHEDULE A (GENERAL LAND USE DESIGNATIONS) OF THE CITY OF BRAMPTON OFFICIAL PLAN
SUBJECT LAND
RES,DENT,AL
OPEN SPACE
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CORRIDOR
MAJOR
PROTECTION
WATERCOURSE
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DEVELOPMENT
AREA
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BRAMPTON
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PLANNING AND INFRASTRUCTURE SERVICES
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APPENDIX 1
OFFICIAL PLAN DESIGNATIONS
GAGNON & LAW URBAN PLANNERS LIMITED
MCN (Heritage) Incorporated
100
Drawn By: A.R.d.
Metres
Date: 2014 03 10
CITY FILE: C05W12.003
—— RAiLWAY
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SUBJECT LAND
RESIDENTIAL
AGRICULTURAL
ZONING
BOUNDARY
§§ BRAMPTON
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PLANNING AND INFRASTRUCTURE SERVICES
0
50
E
APPENDIX 2
ZONING DESIGNATIONS
GAGNON & LAW URBAN PLANNERS LIMITED
MCN (Heritage) Incorporated
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Metres
Date: 2014 05 12
CITY FILE: C05W12.003
RAILWAY
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AERIAL PHOTO DATE: FALL 2014
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SUBJECT LAND
RESIDENTIAL
UTILITY
AGRICULTURAL
M BRAMPTON
APPENDIX 3
PLANNING AND INFRASTRUCTURE SERVICES
MCN (Heritage) Inc.
brompionca Flower City
0
50
100
3
Metres
AERIAL & EXISTING LAND USE
GAGNON & LAW URBAN PLANNERS LTD.
Drawn By: A.R.d.
Date: 2014 03 10
CITY FILE: C05W12.003
RAILWAY
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LISTED
10244 MISSISSAUGA RD
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/• /
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AERIAL PHOTO DATE: SPRING 2013
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•
PROPERTIES CONTAINING HERITAGE RESOURCES WITHIN 50m
OF SUBJECT LAND
SUBJECT LAND
BRAMPTON
bra™pion.cD Flower City
HERITAGE RESOURCES
GAGNON & LAW URBAN PLANNERS LIMITED
PLANNING AND INFRASTRUCTURE SERVICES
50
APPENDIX 4
MCN (Heritage) Incorporated
Please contact a Heritage Coordinator
CITY FILE: C05W12.003
for more information:
Stavroula Kassaris: 905-874-3825
Antonietta Minichillo : 905-874-3744
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"The Heritage Resource boundaries
are generalized and not definitive.
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APPENDIX 5
Information Summary
Official Plan
The subject lands are designated as "North-West Urban Development Area",
"Corridor Protection Area", "North West Brampton Policy Area" and "Open
Space" in the Official Plan.
Secondary Plan
The subject lands are located in the Heritage Heights Community; which is now
undergoing secondary planning through the development of a land use plan and
policies. Currently, there are no Secondary Plan policies in force for the subject
lands. It is proposed that the subject lands be added to the Mount Pleasant
Secondary Plan (Area 51) as a Special Policy Area.
Environmental Issues
Complete comments and recommendations from the City's Planning &
Infrastructure Services Department and the Credit Valley Conservation Authority
will be provided in the Recommendation Report at such time as a land use is
being considered for the subject lands.
Growth Management
Complete comments and recommendations with respect to Growth Management
issues will be provided in the Recommendation Report.
Documents Submitted in Support of the Application
Planning Justification Report
Current Policy Framework:
The following provides a general overview of the policies related to Corridor
Protection and the North West Brampton Policy Area (shale protection) in the
City's Official Plan. These policies currently apply to the lands west of
Mississauga Road including the subject lands. These policies must be
considered when evaluating a development application in this geography.
Corridor Protection
OP93-245 implemented policies and related mapping to protect an area of North
West Brampton for the planning and development of a North-South
Transportation Corridor. OP93-245 includes a policy that requires the North
South Transportation Corridor (now part of the GTA West Corridor) to be
planned, designed and constructed in accordance with the recommendation of
4b Information Report
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an Environmental Assessment Study prior to the full development of North West
Brampton.
The proposed provincial GTA West Corridor coincides with the North-South
Transportation Corridor. A corridor will have to be identified and protected in
North West Brampton in order to facilitate the planning for a provincial highway.
In 2005, Council adopted an Official Plan Amendment and Zoning By-lawto
implement corridor protection policies and zoning provisions. OP93-255 and
Zoning By-law300-2005 were subsequently appealed to the Ontario Municipal
Board (OMB) by a number of parties. The final disposition of these appeals has
not been determined by the OMB. Therefore, in accordance with Section 38(6.1)
of the Planning Act, Interim Control By law 306-2003 remains in effect until the
appeals have been dealt with by the OMB.
North West Brampton Policy Area
OP93-245 implements a Special Policy Area for the protection of shale for lands
west of Mississauga Road in North West Brampton. The North West Brampton
Policy Area (NWBPA) enables interim shale extraction to occur through the
appropriate approval process, while recognizing the ultimate long term need of
these lands for urban development. The purpose of the NWBPA is to provide for
the protection and potential use of the shale resource for a period of 10 years
(2016) following the approval of OP93-245. However, the policies enable all long
range planning to proceed during this time on the basis that all lands will become
urbanized.
Following the expiry of the 10-year period in 2016, the Region of Peel, in
consultation with the City, will undertake a review to determine whether it is in the
public interest to amend the Region and Brampton Official Plans and establish
general urban land use designations for this area. The existing policy framework
does provide the opportunity for this review to commence before 2016. During
this 10 year period, all necessary background studies can be finalized and
endorsed by City Council but no development approvals can be issued. With the
initiation of secondary planning for the lands west of Mississauga Road as
directed by Council in December 2009, long range planning can begin.
4b Information Report
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GO STATION
PROPOSED GREATER
a
OSMINGTON
REGIONAL CENTRE LANDS
MOUNT PLEASANT BLOCK
PLAN 51-1
SI BRAMPTON
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><:
APPENDIX 6
LOCATION OF THE GREATER OSMINGTON REGIONAL CENTRE LANDS
PLANNING, DESIGN AND DEVELOPMENT
Drawn By: A.R.d.
Date: 2014 05 12
File:P25RE_REQ_EARLY_PLAN_JAN_2014.dgn
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EXTRACT FROM SCHEDULE G (SECONDARY PLAN AREAS) OF THE CITY OF BRAMPTON OFFICIAL PLAN
AREA SUBJECT TO
PROPOSED AMENDMENT
SPA 40
SPA 45
SPA 52
STREETS
SPA 51
SPA 53
RAILWAY
SPA 44
Si BRAMPTON
brcmplonca HOWBT GtV
PUNNING, DESIGN& DEVELOPMENT
Drawn By: RD\A.R.d.
Date: 2014 05 13
APPENDIX 7
PROPOSED LANDS TO BE DELETED FROM SECONDARY PLAN
AREA 52 (HUTTONVILLE NORTH) AND ADDED TO SECONDARY
PLAN AREA 51 (MOUNT PLEASANT)
CITY FILE: C05W12.003

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