i D\-i ReportBRAMPTON

Planning, Design andbramptonco FlOWef City Development Committee Committee of the Council of

The Corporation of the City of Brampton

Date: March 12,2013 PLANNING, DESIGN &DEVELOPMENT COMMITTEE

File: City File: C04W10.010 DATE: f^nl Jx 2&I3 Subject: INFORMATION REPORT

Application to Amend the Zoning By-Law GLEN SCHNARR & ASSOCIATES INCORPORATED - PEEL DISTRICT SCHOOL BOARD

(To Permit the Development of a Secondary School and Community Park.) 1985 Bovaird Drive West

Ward: 6

Contact: Paul Snape, 905-874-2062

Overview:

• This report provides information for an application to amend the Zoning By-law to permit a secondary school and community park.

• The Peel District School Board is proposing to build a 3-storey public secondary school for the accommodation of approximately 1500 students on a 6.7 hectares (16.5 acres) parcel currently owned by the City of Brampton.

• The rezoning application also encompasses lands that will be used as a community park, for conservation and recreational open space purposes.

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

Recommendations:

1. THAT the report from Paul Snape, Planning Design and Development Department, and Paul Aldunate, Development Planner dated March 12, 2013 entitled INFORMATION REPORT to the Planning, Design and Development Committee Meeting of April 8, 2013 re: Application to Amend the Zoning By­

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Law, GLEN SCHNARR & ASSOCIATES INCORPORATED - PEEL DISTRICT SCHOOL BOARD, Ward: 6, File: C04W10.010 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: On May 9,2012, City Council authorized staff to negotiate land exchange between the City and the Peel District School Board (PDSB) to facilitate the development of the Community Park and public secondary school at this location at the south east corner of Mississauga Road and Bovaird Drive (CW121-2012).

The PDSB is intending to acquire approximately 6.7 hectares (16.5 acres) of land from the City of Brampton for a secondary school, which is programmed to be opened in September 2015. In order to develop the lands, the PDSB has submitted an application to amend the Zoning By-Law.

The application also encompasses approximately 13 hectares (32 acres) of land located south of the proposed secondary school for a community park for the City. Although a public facility owned by the City of Brampton is permitted in any zone, the community park has been included as part of this application because the final property lines, distinguishing the PDSB lands from the City's lands, have yet to be finalized.

Proposal: The PDSB is proposing to build a 3-storey public secondary school for the accommodation of approximately 1500 students. The remaining lands will remain under the ownership of the City of Brampton to be used as a community park for conservation and recreational open space purposes.

The preliminary site plan (Map 1) shows a 3-storey school building with a gross floor area (GFA) ofapproximately 19,318 m2 (207,938 ft2), and 174 on-site parking spaces to be shared between the school and community park. The secondary school will generally occupy the northerly half of the subject lands.

The community park will generally occupy the southerly half of the site. Preliminary plans show the potential for four soccer fields, a cricket field, a splash pad, multi purpose courts, a skateboard park and a comfort station.

Three vehicular access points are proposed along the future Elbern Marked Drive (Collector Road). The northerly and middle access points are meant to provide for school bus drop-off and parking for the school. The southerly access is meant to provide full moves access to both the school and the City's recreational facility.

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MAPI: CONCEPT PLAN

Property Description and Surrounding Land Use:

The subject property has the following characteristics:

♦ is located at 1985 Bovaird Drive West, south east of the Mississauga Road and Bovaird Drive West intersection;

♦ has a site area of approximately 20 hectares (50 acres);

♦ has a frontage of 33 metres on Bovaird Drive and approximately 600 metres on Mississauga Road;

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♦ currently contains an existing dwelling known as the Andrew McCandless Residence (uninhabited), which is identified as a Class "A" heritage resource in the Municipal Register of Cultural Heritage Resources.

MAP 2: LOCATION MAP The surrounding land uses are as follows:

North: Bovaird Drive, beyond which are lands currently subject to a rezoning application for a District Retail Commercial development submitted by North American Realty Acquisition Corporation (File: C04W11.010);

South: Valleyland, a future stormwater management pond and future residential uses;

East: Lands currently approved for residential, institutional and commercial uses;

West: Mississauga Road, beyond which are a gas station and a golf course practice range

Public Meeting Notification Area: Notice of the Public Meeting was given by prepaid first class mail to all persons assessed in respect of land to which the proposal applies and within 900 metres of the area to which the proposal applies as shown on the last revised assessment roll, and by public notification in the Brampton Guardian.

Respectfully submitted:

PaulSrjape, MClK RPP Dan Kraszewski, MCIP, RPP

Acting Director, Land Acting Commissioner, Planning, Development Services Design and Development

Authored by: Paul Aldunate M.PL. MCIP RPP

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APPENDICES:

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

Appendix 2: Secondary Plan (Land Use Schedule)

Appendix 3: Zoning Extract

Appendix 4: Existing Land Uses

Appendix 5: Sub Area 1&3 Block Plan

Appendix 6: Information Summary

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EXTRACT FROM SCHEDULE A (GENERAL LAND USE DESIGNATIONS) OF THE CITY OF BRAMPTON OFFICIAL PLAN ^_^^ ^^^ N-W BRAMPTON I I SUBJECT LAND DEVELOPMENT I^H OPEN SPACE

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CORRIDOR SPECIAL LAND

RESIDENTIAL PROTECTION USE POLICY AREA

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bromplonca FlOWer QtV GLEN SCHNARR & ASSOCIATES INC. PLANNING, DESIGN & DEVELOPMENT

Peel District School Board 50 100

Drawn By: CJK Metres Date: 2013 02 07 CITY FILE: C04W10.010

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SUBJECT LANDS

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

RESIDENTIAL

Low Density 2

Medium Density

COMMERCIAL

cc Convenience Commercial

INSTITUTIONAL

sps Public Secondary School

• 11 • i i i Secondary Plan Boundary

OPEN SPACE

Primary Valleyland

Secondary Valleyland

Terrestrial Features

Community Park

Potential Stormwater Management Ponds

INFRASTRUCTURE

Highway Major Arterial Roads Collector Roads

APPENDIX 25H BRAMPTON SECONDARY PLAN DESIGNATIONSkn*M FlowerCily GLEN SCHNARR & ASSOCIATES INC. PLANNING, 0ES:GNAND DEVELOPMENT Peel District School Board

Date: 2013 02 07 Drawn By: CJK CITY FILE: C04W10.010

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APPENDIX 3SI BRAMPTON ZONING DESIGNATIONSba*nui Flower City GLEN SCHNARR & ASSOCIATES INC. PLANNING, DESIGN & DEVELOPMENT Peel District School Board

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Air Photo Date: Spring 2012SUBJECT LAND OPEN SPACE

APPENDIX 4 - AIR PHOTO GLEN SCHNARR & ASSOCIATES INC.fi BRAMPTON %

k^taun Flower City Peel District School Board PLANNING. DESIGN & DEVELOPMENT

Drawn By: CJK CITY FILE: C04W10.010 Dale: 2013 02 07

Dl-io SUBJECT

LANDS

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RESIDENTIAL

STORM WATER MANAGEMENT

SCHOOL

PARK

VALLEY • HERITAGE

WOODLOT ] PLACE OF WORSHIP

COMMERCIAL AREA SUBJECT TO TERTIARY PLAN

APPENDIX 5 m BRAMPTON PORTION OF APPROVED BLOCK PLAN - SUB AREA 1 & 3 bgnpteu FlowerCity GLEN SCHNARR & ASSOCIATES INC. PLANNING, DESIGN AND DEVELOPMENT Peel District School Board

Date: 2013 03 14 Drawn By: CJK CITY FILE: C04W10.010

PHI APPENDIX 6:

INFORMATION SUMMARY

Official Plan:

According to Schedule 'A' - General Land Use Designations of the Official Plan the subject lands are designated as "Open Space" and "Residential". Complementary uses to residential uses such as schools and parks are permitted subject to specific secondary plan policies or designations.

According to Schedule 'E' - Major Recreational Open Space, a portion of the subject lands are also designated as "Community Park".

The application is consistent with the intent of the Official Plan, which recognizes that school sites contribute to the overall provision of recreation open space in a neighbourhood. The Official Plan promotes wherever feasible for the City to arrange with school boards for the shared use of buildings, sports fields and parking facilities. Locating the proposed secondary school beside the community park will allow for the facilities to be shared. An amendment to the Official Plan is not required.

Secondary Plan The subject lands are designated as "Community Park", "Public Secondary School", "Stormwater Management Pond", "Low Density 2", "Medium Density" and "Primary Valleyland" in the Credit Valley Secondary Plan (SP45).

Although the Secondary Plan shows a "Low Density 2" and "Medium Density" designation on part of the subject lands, the pattern of land-use shown in Schedule SP45 (a) is schematic and can be adjusted through the Block Plan process. As well, minor variations of land use boundaries and the local road pattern will not require an Official Plan Amendment.

The Block Plan associated with the subject lands was approved in 2004 and it refined the layout and intended land-uses for the sub-area and determined that the subject lands would be used for a community park and public secondary school (See Appendix 5). It also determined that Elbern Marked Drive, a minor collector road, would connect with Bovaird Drive through the subject lands.

The City has been co-operating with the PDSB to co-ordinate the facility layout, access and development approval process. Through this coordinated effort it was mutually agreed upon between City staff and the PDSB staff that the secondary school occupies the north end of the subject lands. Aligning the school site and community park together meets the intent of the Secondary Plan. Under the flexibility provisions for the Block Plan and the Secondary Plan, amendments to the Block Plan and the Secondary Plan are not required.

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DH2. Zoning By-law: The subject property is zoned Agricultural - A in the Zoning By-law 270-2004, as amended. An amendment to the zoning by-law is required to permit the development of a school. The appropriate zoning category for the park will also be put in place.

Documents Submitted In Support of Application:

• Planning Justification Report, dated January 2013, prepared by Glen Schnarr and Associates Inc.

• Heritage Impact Assessment, dated September 4, 2012, prepared by Philip H. Carter Architect and Planner, and Paul Oberst Architect.

• Stage 1-2 Archaeological Assessment, McCandless Farm, 1985 Bovaird Drive West, City of Brampton, Revised Report Dated 24 September 2012, Filed by MTCS Toronto Office on 4 October 2012, prepared by Amick Consultants Limited.

• Geotechnical Study, dated December 2012, prepared by V.A. Wood Associates Limited.

• Draft Zoning By-Law, prepared by Glenn Schnarr & Associates.

• Phase 1 Environmental Site Assessment dated October 24, 2012, prepared by G2S Environmental Consulting Inc.

Agency Comments Received: The application has been circulated to internal and external departments and agencies. Complete comments and conditions received will be provided within the forthcoming Recommendation Report. The following provides a summary of some of the comments and issues outlined to date.

Environmental Issues:

Prior to the submission of the development application, the limits of development of the Huttonville Creek valley corridor were determined through the "due diligence" process involving the City of Brampton, Peel District School Board, Credit Valley Conservation and Ministry of Natural Resources, in consultation with the Region of Peel (re: Mississauga Road widening). The limit of development reflects the greater of the environmental hazards of Huttonville Creek (e.g. Regional Storm floodplain, stable top of bank, etc.), regulated Redside Dace habitat (i.e. meander belt plus 30m) and environmental buffers.

In addition to issues concerning the limits of development, the City and PDSB in conjunction with another developer in the area (Helport Development) must coordinate the restoration and enhancement of the valley corridor to address the requirements of the Blocks 1 and 3 Environmental Implementation Report for the loss of local wetlands, a small woodland, and swales. As well, the City is working with the Region of Peel to assist in addressing the Mississauga Road

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DM? encroachment in the valley corridor and the delineation of additional Redside dace habitat.

The H1 stormwater management pond (H1 SWM Pond), located on the Bluegrass Development lands southeast of the subject property, is programmed to service the park/school lands, along with other developments in the area. The design of the stormwater management pond will be finalized through the Endangered Species Act regulatory process with the Ministry of Natural Resources (MNR). The H1 SWM Pond will be located in regulated habitat, and a Mitigation Plan has been submitted in support of MNR's permitting process to address and compensate for any negative impacts to Redside Dace habitat.

Other infrastructure requirements and studies in support of this application, including the detailed design of Elbern Marked Road and the associated Traffic Impact Study and Functional Servicing Report, are dependent on approval of the final design for the H1 SWM pond, which will establish grades for infrastructure servicing and site grading.

Staff will report back to Planning Design and Development Committee with a detailed overview of the required restoration and enhancement of the Huttonville Creek valley corridor, including any impacts of this development on the natural environment.

Urban Design: City Urban Design staff are reviewing the conceptual design of this facility in the context of the Spring Valley Community Design Guidelines that were approved for Block Plan 1&3 of the Credit Valley Secondary Plan. The Peel District School Board is proposing a facility very similar to the other secondary schools recently built by the Board. The PDSB has indicated that the David Suzuki Secondary School will serve as the model for constructing this 3-storey secondary school.

The programming for the Community Park has not yet been finalized but early indications are that there is potential for this site to support four soccer fields, a cricket field, a splash pad, multi-purpose courts, a skateboard park and a comfort station.

Heritage Impact: On the northwest portion of the site is a detached dwelling, known as the Andrew McCandless Residence, which is identified as a Class "A" Heritage Resource in the Municipal Register of Cultural Heritage Resources. This "Heritage Resource" is not identified in the Secondary Plan.

The Andrew McCandless Residence may have been constructed as early as 1829. It is constructed on a rubble stone foundation, with stacked plank walls. Heritage staff has commented that this house is one of the last plank-on-plank structures in the City of Brampton and are recommending the retention of the house in situ and the preservation of the immediate landscape elements. A notice of intent to designate the property as a property of cultural heritage value

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DI-IH or interest under Part IV of the Ontario Heritage Act was sent out on January 3, 2013. The City, in consultation with the PDSB, is investigating potential adaptive reuse of the Andrew McCandless Residence.

Proposed Servicing: The applicant intends to submit a Functional Servicing Report, which will provide further details in the proposed servicing for the subject lands. The report will not be completed until the grading, detailed design of the stormwater management pond and the final alignment of Elbern Markell Drive has been determined.

Traffic:

ATraffic Impact/Parking Study is being prepared by the applicant's consultants. The applicant will not be able to complete the study until further information is available in relation to the grading and alignment of future Elbern Markell Drive and the design of the stormwater management pond. Once the study has been submitted and reviewed, staff will report back to Planning Design and Development Committee with the findings of that study.

Growth Management: Complete comments and recommendations with respect to the timing of this proposal within the context of the City's Growth Management Program will be provided in the Recommendation Report.

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