Public Meeting: February 16, 2016 at 7:00 pm in Council Chambers, Town Hall Applicant: Gagnon & Law Urban Planners Ltd. on behalf of Flato Palgrave Mansions Inc. File No.: 21T-90034C & RZ 88-07 The Purpose of a Public Meeting: In accordance with the Planning Act, a Public Meeting is held for applicants to present their proposal to the public and Council to receive comments and answer questions that the public and members of Council may have. Staff and Council will not make a recommendation or decision on the proposal at a Public Meeting. A Planning Report will be brought forward by staff and considered by Council at a later date. As a member of the public, you are welcome to request to be notified of any future Public or Council Meetings. Please provide your contact information on the Sign-In sheet provided in the lobby. Please be advised that the sign-in information will form part of the public record for these applications. Property Information: The subject land is located on Mount Pleasant Road, north of Old Church Road and south of Hunsden Sideroad. See Schedule A Location Map, attached. The property is 12.8 ha (31.7 ac) in size and is currently vacant. The surrounding land uses are agricultural and vacant lands. Please see Schedule B Aerial Photograph, attached. The property is located within the Oak Ridges Moraine Conservation Plan Area. The Region of Peel s Official Plan designates the lands as Estate Residential Community, Area with Special Policies (Oak Ridges Moraine) on Schedule D Regional Structure. The Town s Official Plan designates the lands Palgrave Estate Residential Community on Schedule A and identifies the lands as Policy Area 2 and 3 on Schedule "G", Environmental Zone 1 on Schedule "I" and Palgrave Estate Residential Community on Schedule "P". The property is zoned Rural - Oak Ridges Moraine (A2-ORM) and Environmental Policy Area 2 - Oak Ridges Moraine (EPA2-ORM) in Zoning By-law 2006-50, as amended. Proposal Information: The Region of Peel received a proposed Draft Plan of Subdivision (21T-90034C) for the subject lands in October, 1990, which was delegated to the Town of Caledon in February, 2001. The Town of Caledon received an application for Zoning By-law Amendment (RZ 88-07) in April, 1988 for the subject lands. The applicant is proposing to create an estate residential subdivision consisting of 8 residential lots ranging from 0.64 ha (1.6 ac) to 3.2 ha (7.9 ac) in size and two stormwater management blocks. The lots will be accessed from an internal road and serviced by municipal water and private septic systems. The Zoning By-law Amendment proposes to rezone the subject lands from Rural - Oak Ridges Moraine (A2-ORM) and Environmental Policy Area 2 - Oak Ridges Moraine (EPA2-ORM) to Estate Residential Exception X (RE-X), Environmental Policy Area 1-403 (EPA1-403) and Environmental Policy Area 1 - ORM (EPA 1-ORM) zones to permit the development. Please see Schedule C Draft Plan of Subdivision, attached. Page 1 of 3
Consultation: A sign is posted on the property advising the public of the subject application. In accordance with the Planning Act, a Notice of Public Meeting was mailed to all landowners within 120 m (393.7 ft). In addition, the Notice was posted on the Town s website and placed in the Caledon Enterprise and Caledon Citizen on January 28, 2015. The application was recently circulated to external agencies and internal departments for review and comment. Comments received are briefly outlined below for your information: Region of Peel: Prior to providing conditions of draft approval satisfactory servicing arrangements must first be made by the Developer. While there have been meetings with the Developer working towards a servicing strategy, until a satisfactory servicing strategy is determined Regional Staff are unable to provide conditions of draft approval. Nottawasaga Valley Conservation Authority: The stormwater management facility (Block 11) cannot be located in an Environmental Zone 1; Ecological and hydrogeological comments can be addressed through conditions of draft approval. Town of Caledon, Finance: The property tax account as of January 15, 2016 is not current and should be brought current prior to the Town s endorsement of this application. Any future development would be subject to Town of Caledon, Region of Peel, GO Transit and educational development charges, as per their respective development charge by-laws. Town of Caledon, Heritage: no built heritage or cultural heritage concerns. Street name will need to be of local historical significance (examples provided). Town of Caledon, Policy: The population for Palgrave Estates Residential Community (PERC) for 2031 is 5,572. The 2011 population for PERC is 3,870. There is sufficient population allocation for this development in the Official Plan. Town of Caledon, Accessibility: Community Mailbox Site needs to be well lit via a light standard and any sidewalks need to be 1.5m wide. Town of Caledon, Engineering: Revised submission required to address stormwater management, grading and road geometric concerns, including depths of cut exceeding 2.0 metres and the portion of the stormwater management pond within Environmental Zone 1. Detailed grading plans required to understand implications of road construction and proposed structure envelopes. Town of Caledon, Public Works: Widening required along Mount Pleasant Road and a 0.3 metre reserve is required for lots flanking Mount Pleasant. To reduce the depth of cuts proposed, a revised maximum gradient of 5.5% could be designed for the road (at the crest of the hill). Town of Caledon, Parks & Recreation and Landscape: A trail plan for stormwater management blocks is required to assist in future off-road connection to the Caledon Trailway to the north. A revised Restoration and Reforestation Plan is required. Fencing between public and private ownership will need to be installed on private property. Cash in Lieu of parkland will be a condition of draft approval. Page 2 of 3
Town of Caledon, Zoning: Inconsistent structure envelopes and natural areas between Zoning By-law Amendment and Draft Plan of Subdivision. MDS calculation is required. A revised by-law is needed to address several comments followed by a review by the Town s By-law Review Committee. Town of Caledon, Planning: Resubmission required to address technical comments and concerns including conformity with Caledon Official Plan policies with respect to landform conservation, depths of cut and delineation of structure envelopes and lot layout. A peer review of the Hydrogeology Study is required. The following agencies/departments have requested standard conditions of draft approval: Town of Caledon, Heritage Town of Caledon, Planning Law Peel District School Board Dufferin Peel Catholic District School Board Canada Post The following agencies/departments have no concerns with the application: Town of Caledon, Fire & Emergency Services Town of Caledon, Building and Support Services Enbridge Gas Rogers Hydro One Ontario Provincial Police Comments from the following agencies/departments remain outstanding: Town of Caledon, Development - Urban Design Town of Caledon, Public Works - Transportation Bell Canada Ontario Power Generation Municipal Property Assessment Corp (MPAC) Next Steps: If you wish to be notified of the draft approval of the Plan of Subdivision and/or the passing of the proposed Zoning By-law Amendment or of the refusal of the request to draft approve the Plan of Subdivision and/or amend the Zoning By-law, you must make a written request to the Clerk of the Town of Caledon, 6311 Old Church Road, Caledon, Ontario L7C 1J6. If a person or public body does not make oral submissions at a public meeting or make written submissions to The Corporation of the Town of Caledon in respect of the proposed Plan of Subdivision before the approval authority gives or refuses to give approval to the Draft Plan of Subdivision or before the By-law is passed, the person or public body is not entitled to appeal the decision of the Town of Caledon to the Ontario Municipal Board. If a person or public body does not make oral submissions at a public meeting, or make written submissions to The Corporation of the Town of Caledon in respect of the proposed Plan of Subdivision before the approval authority gives or refuses to give approval to the Draft Plan of Subdivision or before Page 3 of 3
the By-law is passed, the person or public body may not be added as a party to the hearing of an appeal before the Ontario Municipal Board unless, in the opinion of the Board, there are reasonable grounds to do so. Contact: For further information, please contact Mary T. Nordstrom, Senior Development Planner at 905-584- 2272 ext. 4223 or mary.nordstrom@caledon.ca. Attachments: Schedule A: Location Map Schedule B: Aerial Photograph Schedule C: Draft Plan of Subdivision Page 4 of 3
Schedule "A" to Public Information Meeting (21T-90034C & RZ 88-07) Subject Property Application for Draft Plan of Subdivision & Zoning By-law Amendment LOCATION MAP 21T-90034C & RZ 88-07 Gagnon & Law Urban Planners Ltd. on behalf of Flato Palgrave Mansions Inc. 0 Mount Pleasant Road Part Lot 25, Concession 9 (ALB) Date: January 2016 File No.: 21T-90034C & RZ 88-07
INDIANA ER N I IL L A R N SIDE R HUNS DE R D Subject Property MOUNT PLEASANT RD MOUNT HOPE RD DR Schedule "B" to Public Information Meeting Report (21T-90034C & RZ 88-01) Application for Draft Plan of Subdivision & Zoning By-law Amendment 21T-90034C & RZ 88-07 Gagnon & Law Urban Planners Ltd. on behalf of Flato Palgrave Mansions Inc. 0 Mount Pleasant Road CON 9 ALB PT LOT 25 (ALB) AERIAL MAP Date: January, 2016 File No.: 21T-90034C & RZ 88-07
KEY PLAN DESCRIPTION REVISION * SUBJECT *PROPERTY LATEST REVISION: June 2, 2015 PROJECT NUMBER: 13.1934 DRAWN BY: D.M. CHECKED BY: D.M. Schedule "C" to Public Information Meeting Report (21T-90034C & RZ 88-07) MOUNT PLEASANT ROAD Entrance to Stormwater Pond 8.0 BLOCK 10 SWMP 1.224 ha 126.94 5 6 SECTION 51, PLANNING ACT ADDITIONAL INFORMATION A. AS SHOWN ON DRAFT PLAN B. AS SHOWN ON DRAFT PLAN C. AS SHOWN ON DRAFT PLAN D. SEE SCHEDULE OF LAND USE E. AS SHOWN ON DRAFT PLAN F. AS SHOWN ON DRAFT PLAN G. AS SHOWN ON DRAFT PLAN H. MUNICIPAL PIPED WATER AVAILABLE AT TIME OF DEVELOPMENT I. CLAY - LOAM J. AS SHOWN ON DRAFT PLAN K. SANITARY AND STORM SEWERS, GARBAGE COLLECTION, FIRE PROTECTION L. AS SHOWN ON DRAFT PLAN SURVEYOR'S CERTIFICATE I HEREBY CERTIFY THAT THE BOUNDARIES OF THE LANDS TO BE SUBDIVIDED AS SHOWN ON THIS PLAN ARE CORRECTLY SHOWN. SIGNED: DATE: OWNER'S CERTIFICATE I/WE HEREBY AUTHORIZE GAGNON & LAW URBAN PLANNERS LTD. TO PREPARE AND SUBMIT THIS DRAFT PLAN OF SUBDIVISION. SIGNED: DATE: July 23, 2015 July 23, 2015 1 2 102.77 3 8.0 18.00 STREET A 7 2. June 02, 2015 MOVE INTERSECTION OF MT. PLEASANT ROAD AND LOCAL ROAD TO THE NORTH. REVISE BUILDING ENVELOPES. REVISE LOCATION OF STORMWATER POND AT NORTHEAST LIMIT OF PROPERTY. NUMBER OF LOTS REDUCED TO 8 LOTS. REVISE ROW WIDTH TO 18.0M. 1. AUGUST 14, 2014 MOVE INTERSECTION OF MT. PLEASANT ROAD AND LOCAL ROAD TO THE NORTH. REVISE BUILDING ENVELOPES BASED ON LIMIT OF DEVELOPMENT PROVIDED BY URBANTECH AND SAVANTA. REVISE LOCATION OF STORMWATER POND AS PER URBANTECH. ADD OPEN SPACE BLOCK AND STORMWATER MANAGEMENT FEATURES. NUMBERS OF LOTS REDUCED TO 12 LOTS. 239.42 8 NO. REVISION DATE REVISION DATE: MAY 30, 2014 LATEST REVISION NUMBER: 3 DRAWING NO.: 1934_DP_June 02, 2015 DESIGNED BY: D.M.