file: g65gp additional growth plan official plan amendment · 2012. 12. 7. · committee, which...

IS-l-l ReportBRAMPTON City Council

The Corporation of the City of Bramptonbramptonca FlOWef Gty

Date October 5 2012 BRAMPTON CITY COUNCIL

File G65GP

Subject Official Plan Amendment Transmittal Report Additional Growth Plan Official Plan Amendment

Contact Janice Given Manager Growth Management and Special Policy (905-874-3459)

OVERVIEW

bull This report presents for Councils approval the Citys Additional Official Plan Amendment to further implement the Citys response to the Provincial Growth Plan

bull This Amendment together with the primary Growth Plan Official Plan Amendment 2006-43 implements the Citys response to the Provincial Growth Plan

bull The Amendment now proposed for approval includes some minor modifications since it was last brought before and recommended by Council on September 26 2012

o Modifications to the naming of the intensification corridors along Steeles Avenue and Mississauga Road to Primary Intensification Corridors together with the change in the name of the Transit Supportive Node to Major Transit Station Area at that intersection these changes were endorsed by Council in 2010 but inadvertently left out of the Amendment

o An update to Section 22 to replace the 2006 Census population with the 2011 Census population

o Deletion of the word typically in the description of ancillary uses in Industrial areas as it is deemed unnecessary

o Minor changes to the policy on development within Major Transit Station Areas clarifying that massing is measured over the entire area and the density requirement is approximate these changes are consistent with those coming forward under modifications to OPA 43 for other intensification areas

bull The Region of Peel has confirmed that this Amendment is exempted from requiring formal Regional approval under Peel By-law 1-2000

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RECOMMENDATIONS

1 That the report from Janice Given Manager Growth Management and Special Policy Planning Design and Development Department dated Octobers 2012 to the City Council meeting of November 282012 re Official Plan Amendment Transmittal Report - Additional Growth Plan Official Plan Amendment and attachments be received

2 That City Council adopt the Official Plan Amendment attached to this report in Appendix 3

3 That it be hereby confirmed that in adopting the attached Official Plan Amendment City Council has had regard for all matters of Provincial interest and the Provincial Policy Statement as set out in Section 2 and 3(5) respectively of the Planning Act RSO 1990 cP13 as amended

4 That the City Clerk be directed to give notice of the adoption of the Official Plan Amendment to those persons and agencies requesting the same or providing submissions in accordance with Section 17(23) of the Planning Act RSO 1990 cP13 as amended

5 That this report be forwarded to the Region of Peel City of Mississauga Town of Caledon Region of York City of Vaughan Region of Halton and Town of Halton Hills for information

BACKGROUND

On June 16 2006 the Provincial Growth Plan for the Greater Golden Horseshoe (Growth Plan) which was prepared under the Places to Grow Act 2005 came into effect The Places to GrowAct required municipalities to amend their Official Plans to conform to the Growth Plan within three years (June 2009) The City of Brampton has undertaken a comprehensive conformity exercise which has been supported by Council throughout the process

In June 2010 Council adopted Official Plan Amendment 2006-043 (OPA 43) which included the majority of proposed changes to the Official Plan in order to achieve Growth Plan conformity

CURRENT SITUATION

At the time OPA 43 was adopted certain policies originating in the 2006 Official Plan that were intended to be revised for Growth Plan conformity were still under appeal before the Ontario Municipal Board (OMB) Accordingly concurrent with the adoption of

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OPA 43 Council endorsed the proposed amendments to those polices because it does not have jurisdiction under the Planning Act to formally amend an Official Plan which is under appeal Appeals to several of those policies were since resolved and the policies have now been brought into force and effect with the result that Council now has the jurisdiction to formally amend them rather than requesting the OMB to do so This additional amendment was prepared to amend other Official Plan policies to supplement OPA 43

A recommendation report dated August 21 2012 dealing with the draft Additional Growth Plan Official Plan Amendment was considered by the Citys Planning Design and Development Committee at their meeting on September 172012 On September 26 2012 City Council approved the proceedings of Planning Design and Development Committee which included a recommendation to prepare the implementing Official Plan Amendment for Council approval

Correspondence from Fraser Milner Casgrain

In response to the final draft Additional Growth Plan Official Plan Amendment the City received a letter dated September 252012 from Jason Park of Fraser MilnerCasgrain LLP (Appendix 1) representing 3 clients who own lands within Block Plan Area 40-5 of the Bram West Secondary Plan These landowners have outstanding appeals against the Citys 2006 Official Plan the Bram West Secondary Plan and the corridor protection planning amendments in West Brampton

The cited areas of concern include changes to the environmental policies that require consultation with adjacent municipalities regarding subwatershed studies Specifically the concern is with the ambiguity of the word consult

Staff Response

The in force and effect Official Plan Policy4518 already stipulates that consultation will be required with adjacent municipalities on subwatershed studies where there is likely to be potential impacts on downstream watercourses The Additional Growth Plan Amendment merely adds upstream andof ahead of downstream and adds natural features functions and linkages after watercourses It does not propose to define the consultation to be undertaken These changes are intended only to describe with greater specificity the types of impacts that can be experienced in adjacent municipalities within the same subwatershed The changes do not alter the intentof the policy in any material way

Staff is not proposing to make any further revisions to the policy to address the comments Staff has offered to meet with the parties with the aim of resolving or narrowing the concern

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Correspondence from Cassels Brock Lawyers

A letter from Cassels Brock Lawyers dated September 17 2012 has been received on behalf of 1761540 Ontario Ltd 1168802 Ontario Inc and 2125325 Ontario Limited who collectively own 384 acres of land in North West Brampton specifically in the Heritage Heights community

The letter references the changes to OPA 43 arising from the settlement of ROPA 24 Staff is preparing a separate report to introduce a number of modifications to the primary Growth Plan Amendment OPA 43 In that report some proposed modifications to the Official Plan arising from the ROPA 24 settlement will be addressed Some of the matters raised in the Cassels Brock letter are more directly related to the modifications to OPA 43 while one relates to this Additional Growth Plan Amendment

In terms of those matters more directly related to modifications to OPA 43 despite the fact that the modifications to OPA 43 policies form part of the ROPA 24 settlement among the Cityof Brampton the Region of Peel and the NW Brampton Landowners Group those modifications will be subject to review and approval by the OMB in the context of the OPA 43 appeals process currently underway Any interested parties who have legal standing in that process will have the opportunity to challenge the modified policies as part of the OMB appeals process if their concerns are not satisfactorily addressed

Accordingly staff has the following preliminary response to the issues raised in their letter Those that relate to the future modifications to OPA 43 will also be reiterated in

that future report

a) Request for a GO Station Policy

The letter requests that the Official Plan require the examination of the need for a GO Station within the Heritage Heights community as part of secondary planning

Staff Response

A number of background studies are already underway for the Heritage Heights Secondary Plan including a Heritage Heights Transportation MasterPlan (TMP) One of the components of the TMP is to examine the feasibility of situating a GO Station within the community The outcome of that study and other background studies including the Visioning exercise will inform the land use pattern and transportation network to be identified in the Official Plan and Secondary Plan policies It is the opinion of staff that it would be premature at this time to add such a policy in the absence of having a final TMP and more definitive Secondary Plan directions arising from the other component studies

b) Major Transit Station Area Densities

The letter suggests that there is a conflict between the massing allowed in Major Transit Station Areas (approximately 100 units per net hectare) and the language in Section 32 of OPA 43 which directs the greatest mass and highest densities which may exceed 200 units per net hectare to the Urban Growth Centre and Central Area along Intensification Corridors and within Mobility Hubs and Major Transit Station Areas

Staff Response

Policy 32 in Growth Plan OPA 43 is not intended to permit densities in excess of 200 units per hectare in all of the citys areas of intensification Rather the policy uses the language may exceed to imply that subject to consideration of other detailed policies the density may be exceeded The Growth Plan OPA 43 introduced a hierarchy of intensification wherein the highest massing is allowed in the Urban Growth Centre including the Anchor Mobility Hub followed by Gateway Mobility Hubs Primary Intensification Corridors and Major Transit Station areas and Secondary Intensification Corridors In each of these cases except around Major Transit Station Areas the density of an individual development may exceed 200 units per hectare Policies for each specific area also include massing and height provisions

In the section dealing with MajorTransit Station Areas a specific policy (Policy 3231) limits the density to approximately 100 units per net residential hectare It is appropriate that these areas be subject to a lower overall massing and density While they are identified as lands around an existing or future higher order transit station they are distinct from Mobility Hubs which identify areas at the intersection of two higherorder modes of transit (these are appropriately developed with greater massing and density) This is consistent with the Growth Plan objectives of aligning levels of intensification with the level of transit service The Growth Plan does not contemplate unlimited density rather it requires municipalitiesto implement through their Official Plans minimum density targets for urban growth centres and other intensification areas consistent with the planned transit service levels

Where there exists a specific provision in part of the Official Plan that is distinct from a more general provision elsewhere in the Plan (in this case in the Major Transit Station Area section 3231 vs Section 32) the more specific provision applies However staff appreciates that this provision could be misconstrued and is prepared to modify the policies for greater certainty This modification will be proposed in a future report on the modifications to Growth Plan OPA43 as it does not directly relate to the content of this Additional Growth Plan Amendment

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c) Osminaton Special Policy Area

As part of the settlement of Peels ROPA 24 Brampton Council directed that a series of special policies for Heritage Heights be added to the Citys Official Plan including a provision related to the planning processes for the Osmington Official Plan Amendment application for a regional retail development at the northwest corner of Bovaird Drive and Mississauga Road Full details of this modification will be addressed in the upcoming report on Modifications to OPA 43

Cassels Brock on behalf of its client has expressed the view that it would be premature to add such a policy to the Official Plan at this time

Staff Response

Staff advises that the policy that Council has endorsed for inclusion in the Citys Growth Plan Amendment 43 does not grant Osmington any planning approvals but sets out a planning process for this application in accordance with the Planning Act This is consistent with the process that has been set out in the planning reports on this application which would occur regardless of having such a policy in OPA 43

Staff is of the view that such a policy is not inappropriate

A more detailed discussion will be included in the future report on the modifications to OPA 43

of) Request for notice of Future Proceedings of this OPA

At their request staff has added Cassels Brock to the list of persons to be notified of upcoming proceedings related to this Amendment

Housekeeping Modifications

The proposed Amendment includes some housekeeping modifications to that which was recommended by Council on September 262012 as follows

bull Modifications to the naming of the intensification corridors along Steeles Avenue and Mississauga Road from Intensification Corridors to Primary Intensification Corridors a change to the name of the Transit Supportive Node to Major Transit Station Area at the SteelesMississauga intersection These changes were endorsed by Council in 2010 but inadvertently left out of the Additional Growth Plan Amendment

bull An update to Section 22 to replace the 2006 Census population with the 2011 Census population

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bull Minorchanges to the policy on development within MajorTransit Station Areas clarifying that massing is measured over the entire area and density is approximately 100 units per hectare These clarifying changes are consistent with those to be proposed to the Growth Plan Official Plan Amendment OPA 43 for mobility hubs and intensification corridors No change to the intent of the policy results

bull The preamble in Policy 432 describes the permitted uses in Industrial areas the Amendment recognizes ancillary uses as permitted uses not subject to the conversion policies The minor modification deletes the word typically from the phrase typically includes as it was not required

In staffs opinion these modifications are minor and do not change the intent of the policies accordingly they do not warrant additional notice prior to approval As a matter of courtesy however staff will be providing an email notification of the November 28 meeting to interested parties

Final Official Plan Amendment

Attached for Councils consideration is a copy of the Final Official Plan Amendment (Appendix 3) as recommended by Council on September 26 2012 and as amended by the modifications contained in this report

Exemption from Peels By-law 1-2000

The Region of Peel has reviewed this Official Plan Amendment relative to the Region of Peel By-law 1-2000 (A by-law to provide for the exemption of Local Municipal Official Plan Amendments from Region of Peel approval) Brampton staff has worked with Region of Peel staff on all of the components of the Growth Plan conformity amendments and modifications coming forward to ensure conformity with the Peel Managing Growth ROPA 24 and other related Regional Official Plan Amendments Appendix 4 includes a letter from the Region of Peel staff advising that they have reviewed this Amendment and determined that it conforms to the Region of Peel Official Plan and does not require a Peel Official Plan Amendment and confirming that it is exempted from requiring formal approval by Regional Council Accordingly Brampton Council will be the approval authority and will undertake the necessary notice requirements in accordance with the Planning Act

CORPORATE IMPLICATIONS

Planning staff has consulted with the Citys legal team regarding the Citys Growth Plan Amendment including this Additional Official Plan Amendment

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CONCLUSION

This report seeks City Councils consideration and adoption of the attached amendment to the Official Plan Together with OPA 43 this Amendment will bring Bramptons Official Plan into conformity with the Regional Official Plan and Growth Plan

HeiWZI Dan Kraszewski MCIP RPP Acting Director Acting Commissioner Planning Policy amp Growth Management Planning Design amp Development

Appendices

Appendix 1-Correspondence from Fraser MilnerCasgrain LLP Appendix 2-Correspondence from Cassels Brock Lawyers Appendix 3-Additional Growth Plan Official Plan Amendment Appendix 4-Letter from Peel Regarding Exemption Under Peel By-law 1-2000

Report authored by Janice Given Manager Growth Management and Special Policy

Original Signed ByOriginal Signed By

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APPENDIX 1

Correspondence from Fraser Milner Casgrain LLP

^bullB m f+ Fraser Milner Casgrain iugt wm IVII 77 King Street West Suite 400

+ bull bull W bull ^ Toronto-Dominion Centre L AW Toronto ON Canada M5K oai

main 416 863 4511

fax 416 863 4592

September252012 JonparkJasonParkfmc-lawcom DIRECT 416 863 4786

File No 527517-1

VIA EMAIL

Ms Chandra Urquhart City Clerk City of Brampton 2 Wellington St W Brampton ON L6Y4R2

Dear Ms Urquhart

RE Bramptons Response to Provincial Growth Plan - AdditionalOfficial Plan Amendment

City of Brampton File No G65-GP Letter of Objection

Please be advised that we are the solicitors for the following landowners within Block 40-5 of the Bram West Secondary Plan Area

1 1212949 Ontario Inc the owner of lands known municipally as 9353 to 9485 Winston Churchill Boulevard

2 Ivy Manor Estates Inc the ownerof lands known municipally as 9065 Winston Churchill Boulevard and

3 Lorwood Holdings Inc the ownerof lands known municipally as 9156 Heritage Road

This letter is to provide our clients collective concerns with respect to the Additional Growth Plan Official Plan Amendment (the Additional Amendment) which is proposed to be adopted at CityCouncils meeting on September 26th 2012

Background

As you may know ourcollective clients have been in the process of preparing a Block Plan for Block 40-5 since 2005 Asignificant amount of background work including environmental and transportation has been completed to assist our clients in preparing a preliminary Block Plan however a key component for the preparation of the Block Plan deals with the alignment for both the North-South Transportation Corridor and Bram West Parkway Since these alignment issues have not been resolved the preparation of the Block Plan has been delayed to allow the City to complete the Transit and Transportation Master Plan (TTMP) process We were originally advised that itwas City Staffs intention that ail or part of the block planning for Block

MONTREAL OTTAWA TORONTO EDMONTON CAIGARY VANCOUVER fnK-laWCOm

Fraser Milner Casgrain up

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40-5 would accompany and commence at the same time as the future environmental assessment for the Bram West ParkwayNorth-South Transportation Corridor We were subsequently advised byCity Staff that the block planning process would not proceed until after the first phase of the environmental assessment for the Bramwest Parkway North-South Transportation Corridor had been completed It should be noted that our client disagrees with thisposition however ourclients are working with City Staff to come to a reasonable resolution of this matter

1212949 Ontario Inc Lorwood Holdings Inc and Ivy Manor Estates Inc are appellants with respect to the following

1 OfficialPlan Amendment No OP93-2005 and Zoning By-law Amendment No 300-2005

2 Official PlanAmendment NoOP93-270 (the Bram West Secondary Plan)and

3 The Cityof Bramptons New Official Plan

Ivy Manor Estates Inc and Lorwood Holdings Inc arealso appellants with respect to Official Plan Amendment No 2006-043

Areas of Concern

We understand that the proposed Additional Amendment will amend the Natural Heritage and Environmental Management policies (the Policies) of the Citys Official Plan Ourclients are concerned with among other things changes to the Policies which require consultations with adjacent municipalities regarding subwatershed studies The meaning of the word consult in this context is sufficiently ambiguous that our clients are concerned with the parameters of a consultation process which are notdescribed in the applicable policy and as a result we object to the Additional Amendment which would apply to Block 40-5

We have previously raised objections with respect to the environmental policies and mapping including the Natural Heritage Features and Areas (Schedule D to the new City of Brampton Official Plan) Our clients consultants have had discussions with City Staffwith respect to our clients concerns and comments relating to these policies and mapping and would welcome the opportunity to meet with staffregarding the Additional Amendment and this latestconcern

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Furthermore if any revisions to the Additional Amendment with respect to the Corridor Protection policies or mapping of the Official Plan were to occur during City Councils meeting on September 26th our clients reserve the right to appeal those revisions

Yours very truly Fraser Milner Casgrain up

Jason Park

JIPMAPss

cc John Corbett Commissioner Planning Designamp Development (via email) Janice Given Manager Growth Management and Special Policy(via email) David Waters Manager Land Use Policy (via email) Barney Kussner WeirFoulds LLP (via email) 1212949 Ontario Inc (via email) Lorwood Holdings Inc (via email) Ivy Manor Estates Inc (via email)

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APPENDIX 2


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CASSELS BROCK

September 17 2012

Via Email-cityclerksofficebramptonca

City of Brampton Planning Design and Development Committee 2 Wellington Street West Brampton ON L6Y4R2

sleiskcasselsbrockcom lei 4168695411

fax 4166403218 file 42847-1

Attention Members of Planning Design and Development Committee

Dear Sirs and Mesdames

Re Proposed Amendments to OPA 43 Growth Plan Conformity

We are the solicitors for 1761540 Ontario Limited 1168802 Ontario Inc and 2125325 Ontario Limited the owners respectively of approximately 384 acres of land in North West Brampton

We have recently learned that additional Official Plan amendments to OPA 43 (the OPA) to Implement the Provincial Growth Plan are proposed and that a public meeting was held on August 8 2012 We are very concerned with the lack of notice and procedural fairness that has been provided to date On behalf of our client 1761540 Ontario Limited (Guscon Enterprises) we have previously requested written notice of any and all decisions that may apply to the lands within Secondary Plan Areas 52 amp 53 (known as Heritage Heights ) We have also requested notice of any and all proceedings relating to the proposed Osmington Regional RetailMixed-Use Centre However despite our request and numerous requests for information made by our clients consultants respecting the applicable policies and population and employment assumptions and studies we were not provided with any notice of the proposed OPA

We also understand that further amendments to the OPA impacting Areas 52 and 53 have been agreed to as part of settlement negotiations respecting Regional Official Plan Amendment No 24 (ROPA 24) again without notice to affected parties

Our clients have now had the opportunity to review the proposed OPA and have the following comments

1 In order to implement the increased population planned for Areas 52 and 53 resulting from the settlement of ROPA 24 being 43000 persons and 20000 jobs as well as to implement applicable policies in the Provincial Policy

2100 Scotia Plaza 40 Kinq Street West Toronto ON Canada MSH3C2

FSC C008830 tel -116 069 5300 fax 416 360 8877 wwwcasselsbrockcom

2

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CASSELS BROCK

Page 2

Statement Growth Plan and the Citys own Official Plan policies there is a need to plan for transit service in Heritage Heights and in particular the need to shyconsider the location of a GO Station in Heritage Heights As provided in the Provincial Policy Statement planning for infrastructure and public service facilities shall be integrated with planning for growth so that these are available to meet current and projected needs Similarly the Growth Plan provides that major transit station areas and intensification corridors will be designated in official plans and planned to achieve increased residential and employment densities that support and ensure the viability of existing and planned transit service levels

Accordingly while detailed transportation planning will and should occur at the Secondary Plan stage it is important that the Official Plan contain appropriate directions to guide the secondary planning process in a manner which will meet the purpose and intent of Provincial and City policies As a result we request that the OPA be revised to require the examination of the need for a GO Station to be located within Heritage Heights at the Secondary Plan Stage

The proposed density cap found within new section 3231 of the OPA which provides for a Floor Space Index (FSI) of 15 within buildings 3 to 10 storeys in height that result in a maximum density of 100 units per net residential hectare in and around Major Transit Station Areas conflicts with the existing Section 32 which directs the highest densities to such areas Section 32 expressly provides that such development may exceed 200 units per net hectare and that development of the greatest mass and highest densities must be located within such areas Furthermore as provided in the definitions to the OPA a Mobility Hub is a Major Transit Station Area Existing policies in section 324 contemplate greater height and density than contemplated by the OPA

Moreover we note that the proposed cap is also inconsistent with the Provincial Policy Statement and the provisions of the Growth Plan As provided in the Provincial Policy Statement planning authorities shall promote densities for new housing which efficiently use land resources infrastructure and public service facilities and support the use of alternative transportation modes and public transit in areas where it exists or is to be developed The Growth Plan also encourages such transit-oriented intensification

The settlement of ROPA 24 proposes to amend OPA 43 to allow Osmingtons application to proceed in advance of the approval of the Heritage Heights Secondary Plan It is our position that such a policy is premature and contrary to the Planning Act Osmingtons application for an official plan amendment was the

2100 Scotia Plaza 40 King Street West Toronto ON Canada M5H 3C2

tel 416 869 5300 lax 416 360 8877 wwwcasselsbrockcom

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CASSELS BROCK

Page 3

subject of a public meeting at which many members of the public expressed bulllaquo^---shy opposition as well as requested notice of any and all decisions respecting this

application It is inappropriate and contrary to applicable law to circumvent this public process without notice through settlement of a different planning instrument in a different forum In the event the City proposes to amend its official plan as requested by Osmington the amendment must proceed through the proper Planning Act process with notice to all interested persons

Please be advised that we will be seeking party status to the hearing of OPA 43 on behalf of our clients Further we reiterate our request to be provided with written notice of any and all proceedings respecting this OPA and any other official plan amendment that applies to the lands within Areas 52 and 53

Please do not hesitate to contact me should you have any questions respecting the foregoing

Yours truly CASSELS BROCK amp BLACKWELL LLP

fHmti 2100 Scotia Plaza 40 Kinq Street West Toronto ON Canada M5H 3C2

-ZZ FSCC006930 tel 416 869 5300 tax 416 360 8877 wwwcasselsbrockcom

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APPENDIX 3

Additional Growth Plan Official Plan Amendment

THE CORPORATION OF THE CITY OF BRAMPTON

BY-LAW

Number

To Adopt Amendment Number OP 2006shyto the Official Plan of the

City of Brampton Planning Area

The Council of The Corporation of the City of Brampton in accordance with the

provisions of the Planning Act RS01990 CP 13 hereby ENACTS as

follows

1 Amendment Number OP 2006 to the Official Plan of the City of

Brampton Planning Area is hereby adopted and made part of this by-law

READ a FIRST SECOND and THIRD TIME and PASSED in OPEN COUNCIL this day of 2012

SUSAN FENNELL - MAYOR

PETER FAY - CLERK

Approved as to Content

APPROVEO AS TO FORM

LAW DEPT BRAMPTON

MTETmi2

Planning Policy and Growth Management

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AMENDMENT NUMBER OP 2006 bull

TO THE OFFICIAL PLAN OF THE

CITY OF BRAMPTON PLANNING AREA

10 Purpose

The purpose of this amendment is to bring the City of Brampton Official Plan into

conformity with the Growth Plan for the Greater Golden Horseshoe in

accordance with subsection 26(1)(a)(i) of the Planning Act RSO 1990 cP13

and subsection 12 of the Places to Grow Act SO 2005 c13

20 Location

The lands subject to this amendment include all of the lands within the City of

Brampton

30 Amendments and Policies Relative Thereto

31 The document known as the Official Plan of the City of Brampton Planning

Area is hereby amended

1) By changing on Schedule1 City Concept thereto the

Intensification Corridors located along Heritage Road south

of Steeles Avenue to Secondary Intensification Corridors

and the Intensification Corridors located along Steeles

Avenue from east of Mississauga Road to Heritage Road

and along Mississauga Road from Highway 407 to north of

Mississauga Road to Primary Intensification Corridors all

as shown on Schedule A to this amendment

(2) By changing on Schedule 1 Citv Concept thereto the

TransitSupportive Node located around Steeles Avenue

and Mississauga Road to Major Transit Station Area as

shown on Schedule A to this amendment

(3) By deleting in Part 1mdashThe General Plan Section 21mdash

Physical and Environmental Considerations thereto the last

sentence of the first paragraph and replacing itwith the

1

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following As well the Brampton Civic Hospital opened in

2007

i

(4) By adding to Part 1mdashThe General Plan Section 21mdash

Physical and Environmental Considerations thereto the

following new paragraph between paragraphs four and five

Approximately 500 acres (200 hectares) adjacent to the

Credit River Valley have been identified as Protected

Countryside and the remaining length of the Credit River as

well as the Etobicoke Creek and three tributaries of the West

Humber River System have been identified as River Valley

Connections in the Provincial Greenbelt Plan These

watercourse and valley systems connect Brampton to land

included in the Niagara Escarpment Plan and Oak Ridges

Moraine Conservation Plan to Lake Ontario


Physical and Environmental Considerations thereto the first

sentence of paragraph five and replacing it with the

following

This Plan promotes the principles of sustainability and an

ecosystem approach to planning where the environment is

considered on a level with social economic and cultural

concerns


Physical and Environmental Considerations thereto

objective a) and replacing it with the following

Maximize the Citys strategic position within the GTAHby

developing managing and enhancing our environmental

cultural social and economic links with the balance of the

GTAHincludingthe development of sustainable

infrastructureand a multi-modal transportation system of

transit roads and pathways

(7) By adding in Part 1mdashThe General Plan Section 21mdash


word and to the end of text in objective b)

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following as objective c)

Fosteringa culture of conservation to address water and

energy conservation air quality protection and waste

management that willassist to mitigate and adapt to climate

change


Social Considerations thereto the title Social

Considerations and replacing it with the followingSocial

and Cultural Considerations


Social Considerations thereto the first paragraph and

replacing it with the following

Accordingto the 2011 Census the City of Brampton

reached a population of 524000 This represents an

increase of 94000 people since 2006 It is anticipated that

Brampton willcontinue to experience a high growth rate

attracting a large share of Peel Regions growth particularly

since the City of Mississaugas greenfields are just about

developed and Brampton continues to have a supplyof

developable land within its municipal boundaries

(11) By adding to Part 1mdashThe General Plan Section 22mdashSocial

Considerations thereto the following new paragraph after

paragraph four

Bramptons rich cultural heritage also provides a foundation

forplanning the future of the City as our heritage resources

and assets contribute to the identity character vitality

economic prosperity quality of life and sustainability of the

community as a whole Cultural heritage is more than just

buildings and monuments and includes a diversity of

tangible and intangible resources including structures sites

natural environments artifacts and traditions that have

historical architectural archaeological cultural and

contextual values significance orinteresf

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Social Considerations thereto the word and to the end of

text in objective b)


Considerations thereto the word and to the end of

objective c)


Considerations thereto a new objective d) as follows

Recognize that Bramptons cultural heritage is an integral

element of a sustainable community together with the Citys

natural heritage system the communitys social

development and its physical design

(15) By deleting in Part 1mdashThe General Plan Section 245 mdash

Community Lifestyle thereto the word and after

programs in objective c)


Community Lifestyle thereto objective d) and replacing with

the following

Provide natural heritage and recreational open space

systems and related resources for residents including those

with disabilities to enjoy and pursue environmental

recreational and other leisure activities and


Community Lifestyle thereto the following as objective e)

Conserve and integrate cultural heritage resources with the

development of the Citys natural heritage and recreational

open space systems its social development and its physical

design as appropriate

(18) Bydeleting in Part 1mdashThe General Plan Section 252mdash Provincial Government thereto the renumbered fourth

paragraph under the heading Places to Grow (Growth

Plan)

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Sustainable Planning Framework thereto the first sentence

and replacing it with the following

The Citys sustainable planning framework provides a

holistic approach to planning that integrates economic social

environmental and cultural elements and is built on


Sustainable Planning Framework thereto the following new

bullets and text after the first bullet as follows

bull A culture of conservation that is expressed through the

coordinated implementation of the Citys land use

development natural heritage and environmental

management and recreational and cultural heritage

policies

bull The conservation restoration and enhancement of the

integrityof Bramptons air water and land resources

bull Complete communities that are compact transit-oriented

and pedestrian-friendly with a mix of uses and a variety

of housing choices employment and supporting services

and facilities


Sustainable Planning Framework thereto the text in the

renumbered fifth bullet point and replacing it with the

following

An integrated land use and multi-modal transportation plan

thatprovides a balanced transportation system givingpriority

to public transit and pedestrians


Sustainable Planning Framework thereto the word and at

the end of the text in the renumbered seventh bullet point


Sustainable Planning Framework thereto the word and to

the end of the renumbered eighth bullet point

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(24) Byadding to Part 1mdashThe General Plan Section 31mdash


bullet point and text after the renumbered eighth bullet point

bull The preparation and management of strategic documents

thatguide development andor operational decisions such

as environmental master plans and sustainable

development guidelines to ensure that the Citysland use

planning and corporate management programs are

sustainable


Transit Supportive Nodes thereto the first paragraph and


Major TransitStation Areas are centres planned to

accommodate a concentration ofhigher density residential

andor commercial institutionalor employment development

around an existing or future higher order transitstation

They willbe planned to accommodate an appropriatemix of

uses that support the role of the area as a transit station

area and have a built form that is pedestrian friendly and

easily accessible by all modes of travel These centres have

City-widesignificance as part of the Citys transitnetwork


Transit Supportive Nodes thereto the second paragraph


Major TransitStation Areas willbe planned to

accommodate appropriate uses and densities depending on

theirlocation The MajorTransitStation Area in Bram West

will be developed and reinforcedas the Citysmajoroffice

centre outside of the CentralArea where the highest

densities of office development are planned Other Major

Transit Station Areas include Fletchers South at the

Courthouse Bram East Bramalea City Centre and Trinity

Commons At some of these nodes integrated office

development is envisaged witha number of supporting uses

including hotels convention facilities retail institutional

recreational and in appropriatelocations residential Each

node willhave its own development parameters in terms of

uses scale mix and densities as prescribed by the

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respective secondary plan Strong urban form and superior

physical design are required to contribute to place making

and to reinforce their landmark role and image


Transit Supportive Nodes thereto the third paragraph and


In addition to policies of this Plan the following specific

policies shall apply to lands within Major Transit Station

Areas

3231 Development within Major Transit Station Areas shall

generally be designed to achieve a FloorSpace Index (FSI)

of 15 over the entire Major Transit Station Area within

buildings 3 to10 storeys in height that result in a maximum

density of approximately 100 units per net residential

hectare


Employment Areas thereto the second paragraph and


Scheduledshows conceptually the general location of

employment areas in Brampton These include primarily the

Industrial and Office designations as shown on Schedule A

as well as lands within the Business Corridor and Central

Area designations thatare designated in secondary plans for

clusters ofbusiness and economic activities including but

not limited to manufacturing warehousing offices and

associated retail and ancillary uses


Employment Areas thereto the third paragraph and


Conversionof lands in employment areas fornonshy

employment uses will not be permitted unless it is assessed

as part of a municipal comprehensive review in accordance

withthe conversion policies in Section 43 of this Plan


Residential thereto policy41115 and renumbering the

remaining sections in a sequential and orderly manner

x-i-zamp


Intensification thereto policy 4157 and renumbering the



The Central Area thereto the second sentence of the first

paragraph and replacing it with the following

The designation of a significant portion of the Central Area

as an Urban Growth Centre as depicted in Schedule 1A

and in the Region of Peel Official Plan further attests to the

importance of Bramptons Central Area in both the Regional

and Provincial urban structure

(33) By adding to Part 1mdashThe General Plan Section 422mdashThe

Central Area thereto the words cultural after unique and

before heritage in paragraph four

(34) By deleting in Part 1mdashThe General Plan Section 422mdashThe

Central Area thereto the phrase gradual but consistent

after a and before transition in paragraph five


Central Area thereto the following new paragraph after

paragraph five

The City willalso examine opportunities to build upon the

Central Areas open space and pathways system including

developing urban public spaces such as squares plazas

courtyards and rooftop gardens Open spaces and pathway

systems provided in combination with stormwater

management practices shall contribute to the protection

restoration and linkage of natural and cultural heritage

features and recreational uses


Central Area thereto the words route known as

AcceleRide and replacing it with routes after (BRT) and

before which in the first sentence of the renumbered

paragraph seven

8

X8-I-2-7


Central Area thereto the word AcceleRide and replacing it

with The BRT after Plan and before addresses in the

second sentence of the renumbered paragraph seven



with the BRT after route and before proposes in the

third sentence of the renumbered paragraph seven


Central Area thereto the words including the Urban Growth

Centre after Area and before as in policy 4221


Central Area thereto the word Schedule and replacing it

with Schedules 1 and after on and before A in policy

4221


Central Area thereto the words in addition to multiple

residential uses after activities from policy 4221(i)


Central Area thereto the following new policy 4221(H) and

by renumbering policies 4221(H) and (iii) as (iii) and (iv)

respectively

(ii) A variety of residential uses


Central Area thereto the word and after City from the

renumbered policy 4221 (iii)


Central Area thereto the following new policies as Section

4221 (v) and 4221 (vi) respectively

(v) A high density employment centre that willattract

provincially nationally or internationally significant

employment uses and

(vi) Major transit infrastructure

IM-2B


Central Area thereto the words major offices and

replacing it with Major Offices after encourage and before

hotels in policy 4223


Office Centres thereto the words Major Offices after

include and before business in policy 4231

(47) By renumbering policy 4285 in Part 1mdashThe General Plan

Section 42mdashCommercial as policy 4287

(48) By deleting the last sentence in the preamble to Part 1mdashThe

General Plan Section 432mdashIndustrial starting with Large

scale retail and replacing it with the following It is

recognized that employment areas accommodate a certain

range of ancillary uses without negatively impacting the

viabilityof employment lands or employment operations

Accordingly these uses are not subject to policy 43218

MajorRetail development shall not be permitted in areas

designated Industrial in the OfficialPlan


Natural Heritage and Environmental Management thereto

the following words to objective c) in the Citys rivers

creeks headwater areas and lakes after opportunities


Watershed Plans and Subwatershed Studies thereto the

first sentence in policy 4518 and replacing it with the

following

Adjacentmunicipalities willbe consulted on subwatershed

studies when there is likely to be potential impact on

upstream andor downstream watercourses and natural

features functions and linkages


Greenbelt thereto the following new paragraph after

paragraph one 10

31-2

Brampton also recognizes that the Credit River Etobicoke

Creek and three tributaries of the West Humber River

identified as External Connections are key components for

the long term health of the Greenbelts Natural System and

which strengthen the Citys connections to the regional

ecosystems The Greenbelt Plan encourages municipalities

to continue protective policies and restoration enhancement

and stewardship efforts to enhance the ecological features

and functions within these valley systems


Greenbelt thereto the policy in Section 45141 and


For lands designated Provincial Greenbelt as indicated on

Schedules 1 A Dand E applicable policies including

but not limited to the Natural Heritage System Water

Resource Systems Key Natural Heritage Features and Key

Hydrologic Features and ExternalConnections (Sections

322 to 325 respectively) in the Greenbelt Plan prepared

by the Ministry of Municipal Affairs amp Housing dated

February282005 shall apply


Greenbelt the following new policy as policy 45146

The City will require as appropriate the City-led

coordinationand integration of environmental studies for the

North West Brampton Urban Development Area and any

proposals andor studies within the Protected Countryside of

the Greenbelt Plan to identify and protect a connected

naturalheritage system


Institutional And Public Uses thereto the words contribute

to the creation of a complete community and after Uses

and before are to the second sentence in paragraph one


Institutional And Public Uses thereto the word on and

replacing itwith or after economic and before physical

in the second sentence of paragraph one it

X8-I-30


Institutional And Public Uses thereto the words green

infrastructure after practices and before and in policy

4822


Cultural Heritage thereto the following new sentence at the

end of paragraph three

The Citys cultural heritage landscapes includes natural

established and old growth vegetation elements which

contribute to ecosystem values such as the capture and

treatment ofstormwater reduced urban heat island and

improved air quality

(58) By deleting in Part 1 - The General Plan Section 52 shy

Definitions thereto the words of the Greenlands System in

Peel after functions and before as within the definition of

Minor Development and Site Alteration

12

X8-l2t REVtSEP

XM-32

APPENDIX 4

Letter from Peel Regarding Exemption Under Peel By-law 1-2000

IE-1-33 The Region ofPeel isthe proud recipient ofthe National Quality Institute Order ofIf Region of Peel

- - Excellence Quality the National Quality Institute Canada Award ofExcellence Cold AwardIMbEIKMbt yMHIII^i |lraquo IWIIVMIH HUIW^ jriM|Hraquo HflHIlaquol IITUIH 1^ UHraquoKHtraquo UVHI inWH

VVOftRlIu fOJt rJOlL Healthy Workplace- anda2008 IPACDeloittePublic SectorLeadership Gold Award

September 21 2012

City of Brampton Planning Design and Development 2 Wellington Street W Brampton ON L6Y4R2

Attention Janice Given MCIP RPP Manager Growth Management amp Special Policy

RE City of Brampton Planning Design and Development Committee Meeting September 172012 Report F2 - Bramptons Response to the Provincial Growth Plan - Additional Growth Plan Official Plan Amendment

The purpose of this letter is to advise that Regional staff have reviewed the above-referenced report and the recommended draft Official Plan Amendment (OPA) contained in Appendix 1 thereto

Regional staff is of the opinion that the draft OPA contained in Appendix 1 conforms to the Region of Peel Official Plan and that a Regional Official Plan Amendment is not required Therefore In keeping with Region of Peel By-Law 1-2000 it is exempted from requiring Regional approval

I trust this Is of assistance You are encouraged to contact me Ifyou have any questions or concerns I can be reached at 905-791-7800 4355 or warrenapeelreqionca

Yours truly

bullampW-Andrea Warren MCIP RPP r Manager - Development Services

AWnb

Public Works

10 Peel Centre Dr SuiteA Brampton ON L6T 4B9 Tel 905-791-7800 wwwpeelregionca

Xg -1-2shy

RECOMMENDATIONS

1 That the report from Janice Given Manager Growth Management and Special Policy Planning Design and Development Department dated Octobers 2012 to the City Council meeting of November 282012 re Official Plan Amendment Transmittal Report - Additional Growth Plan Official Plan Amendment and attachments be received

2 That City Council adopt the Official Plan Amendment attached to this report in Appendix 3

3 That it be hereby confirmed that in adopting the attached Official Plan Amendment City Council has had regard for all matters of Provincial interest and the Provincial Policy Statement as set out in Section 2 and 3(5) respectively of the Planning Act RSO 1990 cP13 as amended

4 That the City Clerk be directed to give notice of the adoption of the Official Plan Amendment to those persons and agencies requesting the same or providing submissions in accordance with Section 17(23) of the Planning Act RSO 1990 cP13 as amended

5 That this report be forwarded to the Region of Peel City of Mississauga Town of Caledon Region of York City of Vaughan Region of Halton and Town of Halton Hills for information

BACKGROUND

On June 16 2006 the Provincial Growth Plan for the Greater Golden Horseshoe (Growth Plan) which was prepared under the Places to Grow Act 2005 came into effect The Places to GrowAct required municipalities to amend their Official Plans to conform to the Growth Plan within three years (June 2009) The City of Brampton has undertaken a comprehensive conformity exercise which has been supported by Council throughout the process

In June 2010 Council adopted Official Plan Amendment 2006-043 (OPA 43) which included the majority of proposed changes to the Official Plan in order to achieve Growth Plan conformity

CURRENT SITUATION

At the time OPA 43 was adopted certain policies originating in the 2006 Official Plan that were intended to be revised for Growth Plan conformity were still under appeal before the Ontario Municipal Board (OMB) Accordingly concurrent with the adoption of

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T8-1-6

CONCLUSION



Appendices




IS--

APPENDIX 1




main 416 863 4511

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File No 527517-1

VIA EMAIL


Dear Ms Urquhart








Background










Areas of Concern



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Jason Park

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APPENDIX 4





September 21 2012







Yours truly


AWnb

Public Works


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Staff Response



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that future report



Staff Response




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T8-1-6

CONCLUSION



Appendices




IS--

APPENDIX 1




main 416 863 4511

fax 416 863 4592


File No 527517-1

VIA EMAIL


Dear Ms Urquhart








Background




Page 2







Areas of Concern



(mc-lawcom




Jason Park

JIPMAPss


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APPENDIX 2


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APPENDIX 4





September 21 2012







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AWnb

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Staff Response




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X3-1-7










T8-1-6

CONCLUSION



Appendices




IS--

APPENDIX 1




main 416 863 4511

fax 416 863 4592


File No 527517-1

VIA EMAIL


Dear Ms Urquhart








Background




Page 2







Areas of Concern



(mc-lawcom


Page 3



Jason Park

JIPMAPss


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APPENDIX 2


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APPENDIX 4





September 21 2012







Yours truly


AWnb

Public Works




Staff Response




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Staff Response










X3-1-7










T8-1-6

CONCLUSION



Appendices




IS--

APPENDIX 1




main 416 863 4511

fax 416 863 4592


File No 527517-1

VIA EMAIL


Dear Ms Urquhart








Background




Page 2







Areas of Concern



(mc-lawcom


Page 3



Jason Park

JIPMAPss


117548321|TorDocs

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APPENDIX 2


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September 17 2012




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APPENDIX 4





September 21 2012







Yours truly


AWnb

Public Works


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Staff Response










X3-1-7










T8-1-6

CONCLUSION



Appendices




IS--

APPENDIX 1




main 416 863 4511

fax 416 863 4592


File No 527517-1

VIA EMAIL


Dear Ms Urquhart








Background




Page 2







Areas of Concern



(mc-lawcom


Page 3



Jason Park

JIPMAPss


117548321|TorDocs

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APPENDIX 2


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September 17 2012




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APPENDIX 4





September 21 2012







Yours truly


AWnb

Public Works


X3-1-7










T8-1-6

CONCLUSION



Appendices




IS--

APPENDIX 1




main 416 863 4511

fax 416 863 4592


File No 527517-1

VIA EMAIL


Dear Ms Urquhart








Background




Page 2







Areas of Concern



(mc-lawcom


Page 3



Jason Park

JIPMAPss


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APPENDIX 2


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September 17 2012




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APPENDIX 4





September 21 2012







Yours truly


AWnb

Public Works


T8-1-6

CONCLUSION



Appendices




IS--

APPENDIX 1




main 416 863 4511

fax 416 863 4592


File No 527517-1

VIA EMAIL


Dear Ms Urquhart








Background




Page 2







Areas of Concern



(mc-lawcom


Page 3



Jason Park

JIPMAPss


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APPENDIX 2


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September 17 2012




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APPENDIX 4





September 21 2012







Yours truly


AWnb

Public Works


IS--

APPENDIX 1




main 416 863 4511

fax 416 863 4592


File No 527517-1

VIA EMAIL


Dear Ms Urquhart








Background




Page 2







Areas of Concern



(mc-lawcom


Page 3



Jason Park

JIPMAPss


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APPENDIX 2


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September 17 2012




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APPENDIX 4





September 21 2012







Yours truly


AWnb

Public Works




main 416 863 4511

fax 416 863 4592


File No 527517-1

VIA EMAIL


Dear Ms Urquhart








Background




Page 2







Areas of Concern



(mc-lawcom


Page 3



Jason Park

JIPMAPss


117548321|TorDocs

fmc-lawcom

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APPENDIX 2


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September 17 2012




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X8-l2t REVtSEP

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APPENDIX 4





September 21 2012







Yours truly


AWnb

Public Works



Page 2







Areas of Concern



(mc-lawcom


Page 3



Jason Park

JIPMAPss


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APPENDIX 2


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September 17 2012




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X8-l2t REVtSEP

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APPENDIX 4





September 21 2012







Yours truly


AWnb

Public Works



Page 3



Jason Park

JIPMAPss


117548321|TorDocs

fmc-lawcom

XM-tt

APPENDIX 2


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CASSELS BROCK

September 17 2012




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CASSELS BROCK

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APPENDIX 3



BY-LAW

Number





follows





PETER FAY - CLERK


APPROVEO AS TO FORM

LAW DEPT BRAMPTON

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APPENDIX 4





September 21 2012







Yours truly


AWnb

Public Works


XM-tt

APPENDIX 2


Xlaquo-l-W

CASSELS BROCK

September 17 2012




fax 4166403218 file 42847-1











2

3

nooraitoi

bdquo FSCC006930

XoM-15

CASSELS BROCK

Page 2








XM-K

CASSELS BROCK

Page 3








tm-h

APPENDIX 3



BY-LAW

Number





follows





PETER FAY - CLERK


APPROVEO AS TO FORM

LAW DEPT BRAMPTON

MTETmi2


xs-i-w




10 Purpose





20 Location


Brampton



















1

IS-l-20


2007

i
















following




concerns













IM-21







change


















paragraph four











IS-l-22






objective c)












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XS-1-25









Areas






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X8-l2t REVtSEP

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APPENDIX 4





September 21 2012







Yours truly


AWnb

Public Works


Xlaquo-l-W

CASSELS BROCK

September 17 2012




fax 4166403218 file 42847-1











2

3

nooraitoi

bdquo FSCC006930

XoM-15

CASSELS BROCK

Page 2








XM-K

CASSELS BROCK

Page 3








tm-h

APPENDIX 3



BY-LAW

Number





follows





PETER FAY - CLERK


APPROVEO AS TO FORM

LAW DEPT BRAMPTON

MTETmi2


xs-i-w




10 Purpose





20 Location


Brampton



















1

IS-l-20


2007

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following




concerns













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X8-l2t REVtSEP

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APPENDIX 4





September 21 2012







Yours truly


AWnb

Public Works


2

3

nooraitoi

bdquo FSCC006930

XoM-15

CASSELS BROCK

Page 2








XM-K

CASSELS BROCK

Page 3








tm-h

APPENDIX 3



BY-LAW

Number





follows





PETER FAY - CLERK


APPROVEO AS TO FORM

LAW DEPT BRAMPTON

MTETmi2


xs-i-w




10 Purpose





20 Location


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IS-l-20


2007

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X8-l2t REVtSEP

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APPENDIX 4





September 21 2012







Yours truly


AWnb

Public Works


XM-K

CASSELS BROCK

Page 3








tm-h

APPENDIX 3



BY-LAW

Number





follows





PETER FAY - CLERK


APPROVEO AS TO FORM

LAW DEPT BRAMPTON

MTETmi2


xs-i-w




10 Purpose





20 Location


Brampton



















1

IS-l-20


2007

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X8-l2t REVtSEP

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APPENDIX 4





September 21 2012







Yours truly


AWnb

Public Works


tm-h

APPENDIX 3



BY-LAW

Number





follows





PETER FAY - CLERK


APPROVEO AS TO FORM

LAW DEPT BRAMPTON

MTETmi2


xs-i-w




10 Purpose





20 Location


Brampton



















1

IS-l-20


2007

i
















following




concerns













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change


















paragraph four











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XS-1-25









Areas






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paragraph seven

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respectively










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following







paragraph one 10

31-2





































X8-I-30




4822













12

X8-l2t REVtSEP

XM-32

APPENDIX 4





September 21 2012







Yours truly


AWnb

Public Works



BY-LAW

Number





follows





PETER FAY - CLERK


APPROVEO AS TO FORM

LAW DEPT BRAMPTON

MTETmi2


xs-i-w




10 Purpose





20 Location


Brampton



















1

IS-l-20


2007

i
















following




concerns













IM-21







change


















paragraph four











IS-l-22






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XS-1-25









Areas






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following







paragraph one 10

31-2





































X8-I-30




4822













12

X8-l2t REVtSEP

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APPENDIX 4





September 21 2012







Yours truly


AWnb

Public Works


xs-i-w




10 Purpose





20 Location


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1

IS-l-20


2007

i
















following




concerns













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change


















paragraph four











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following







paragraph one 10

31-2





































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12

X8-l2t REVtSEP

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APPENDIX 4





September 21 2012







Yours truly


AWnb

Public Works


IS-l-20


2007

i
















following




concerns













IM-21







change


















paragraph four











IS-l-22






objective c)












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Plan)

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policies






and facilities




following










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sustainable






























XS-1-25









Areas






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paragraph seven

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following







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31-2





































X8-I-30




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12

X8-l2t REVtSEP

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APPENDIX 4





September 21 2012







Yours truly


AWnb

Public Works


IM-21







change


















paragraph four











IS-l-22






objective c)












the following













Plan)

Xfr-t-23














policies






and facilities




following










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sustainable






























XS-1-25









Areas






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paragraph five













paragraph seven

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respectively










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following







paragraph one 10

31-2





































X8-I-30




4822













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X8-l2t REVtSEP

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APPENDIX 4





September 21 2012







Yours truly


AWnb

Public Works


IS-l-22






objective c)












the following













Plan)

Xfr-t-23














policies






and facilities




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Areas






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X8-l2t REVtSEP

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APPENDIX 4





September 21 2012







Yours truly


AWnb

Public Works


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and facilities




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sustainable






























XS-1-25









Areas






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4221







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31-2





































X8-I-30




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X8-l2t REVtSEP

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APPENDIX 4





September 21 2012







Yours truly


AWnb

Public Works


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sustainable






























XS-1-25









Areas






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paragraph five













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31-2





































X8-I-30




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12

X8-l2t REVtSEP

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APPENDIX 4





September 21 2012







Yours truly


AWnb

Public Works


XS-1-25









Areas






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paragraph five













paragraph seven

8

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31-2





































X8-I-30




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12

X8-l2t REVtSEP

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APPENDIX 4





September 21 2012







Yours truly


AWnb

Public Works


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paragraph five













paragraph seven

8

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4221







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following







paragraph one 10

31-2





































X8-I-30




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12

X8-l2t REVtSEP

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APPENDIX 4





September 21 2012







Yours truly


AWnb

Public Works


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4221







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following







paragraph one 10

31-2





































X8-I-30




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X8-l2t REVtSEP

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APPENDIX 4





September 21 2012







Yours truly


AWnb

Public Works


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following







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31-2





































X8-I-30




4822













12

X8-l2t REVtSEP

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APPENDIX 4





September 21 2012







Yours truly


AWnb

Public Works


31-2





































X8-I-30




4822













12

X8-l2t REVtSEP

XM-32

APPENDIX 4





September 21 2012







Yours truly


AWnb

Public Works


X8-I-30




4822













12

X8-l2t REVtSEP

XM-32

APPENDIX 4





September 21 2012







Yours truly


AWnb

Public Works


X8-l2t REVtSEP

XM-32

APPENDIX 4





September 21 2012







Yours truly


AWnb

Public Works


XM-32

APPENDIX 4





September 21 2012







Yours truly


AWnb

Public Works





September 21 2012







Yours truly


AWnb

Public Works


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