April 22, 2020 Sent Via Email

Mark Jacobs

The Biglieri Group Ltd.

20 Leslie Street, Suite 121

Toronto, ON

M4M 3L4

Dear Mr. Jacobs:

Re Proposed Draft Plan of Subdivision and Zoning By-law Amendment

2nd Submission

Tropical Land Developments Ltd (c/o David Goodman)

0 Mount Pleasant Road, Part Lot 27, Concession 8 (ALB)

File Numbers: 21T-18002C; RZ 18-06

In response to Town of Caledon consolidated comment letters dated Nov. 20, 2018 and March 29, 2019, the

applicant has provided a resubmission on the proposed draft plan of subdivision (21T-18002C) and Zoning By-law

Amendment (RZ 18-06). Comments have been provided on the following submission materials:

Second Submission Covering Letter, prepared by Biglieri Group Ltd.;

Comment Response Tracker, prepared by Biglieri Group Ltd.;

Draft Zoning By-law Amendment prepared by The Biglieri Group Ltd.;

Stage 3 Archaeological Assessment prepared by Archeoworks Inc. dated August 13, 2019;

Environmental and Engineering Summary Report prepared by The Biglieri Group Ltd. revised November

2019;

NRSI’s response letter regarding the Reforestation Management Plan and Environmental Impact Study

(EIS) dated October 31, 2019;

Revised Environmental Mapping;

Functional Servicing Report prepared by Valdor Engineering Inc. revised October 2019;

Test Pit Program prepared by Sirati & Partners dated August 28, 2019;

Hydrogeological Impact Study prepared by Sirati & Partners revised October 17, 2019;

Nitrate Impact Assessment Report prepared by Sirati & Partners dated September 10, 2019;

Planning Rationale Report prepared by The Biglieri Group Ltd. revised November 2019;

Site Plan prepared by MMH Architects Inc. revised October 10, 2019;

Traffic Brief Addendum Letter prepared by J.D. Engineering Ltd. Dated November 11, 2019;

Tree Preservation Plan prepared by Natural Resource Solutions Inc. revised October 2019;

Urban Design Brief prepared by The Biglieri Group Ltd. revised October 2019.

Page 2 of 11

Proposal

The Town of Caledon is in receipt of the above noted Draft Plan of Subdivision and Zoning By-law Amendment

applications. The applicant, The Biglieri Group Ltd. on behalf of Tropical Land Development Ltd., is proposing to

subdivide the land to create eight estate residential lots, one municipal road and one future road/trail connection

in the Palgrave Estate Residential Community. The subject property is approximately 12.28 hectares, and the

proposed estate residential lots will range in size from 0.62 hectares to 3.9 hectares.

The Zoning By-law Amendment application 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

with exceptions (RE-X), Environmental Policy Area 1 exception 404 (EPA1-404) and Environmental Policy Area 2

- Oak Ridges Moraine (EPA2-ORM) to permit the proposed development.

Planning Documents

The property is designated Palgrave Estate Residential Community on Schedule “A-1” (Town of Caledon Town

Structure) and subject to the following: Policy Area 3 and Policy Area 4 on Schedule “G” (Palgrave Estate

Residential Community), Regional Water Service Area on Schedule “H” (Palgrave Estate Residential Community

Water Service Area), Environmental Zones 1 and 2 on Schedule “I” (Palgrave Estate Residential Community

Environmental Zoning Summary), Wellhead Protection Areas in Oak Ridges Moraine on Schedule “O” (Wellhead

Protection Areas), Palgrave Estate Residential Community on Schedule “P” (Oak Ridges Moraine Conservation

Plan Land Use Designations), High Aquifer Vulnerability on Schedule “P-1” (Oak Ridges Moraine Conservation

Plan Aquifer Vulnerability Areas), and Landform Conservation Area Category 2 on Schedule “P-2” (Oak Ridges

Moraine Conservation Plan Landform Conservation Areas).

The subject lands are currently 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.

Executive Summary of Comments

A resubmission is required to address detailed comments related to:

Revisions to the draft Zoning By-law and Schedule;

Revisions to the Planning Rationale Report;

Stormwater Management and grading and drainage;

Noise impacts – the Noise Impact Report is to be peer reviewed at the applicant’s expense, and

mitigation measures are required by CP Rail;

Geotechnical and Hydrogeological Reports are to peer reviewed at the applicant’s expense;

Accessibility design requirements;

Road design requirements; and

Urban Design and Architectural Control Guidelines.

Page 3 of 11

General Comments

Finance and Infrastructure Services, Town of Caledon:

1. This property (0 Mount Pleasant Road, Part Lot 27, Con 8 (ALB) is currently assessed as Farmland

($470,000 CVA). The Town’s share of taxes levied, based on the current value assessment is

approximately $400. As at January 31, 2020, the property tax account in the name of Tropical Land

Developments Ltd. is determined to be current.

2. If the proposed development were to proceed as planned (includes eight residential lots), the taxable

assessment value of the property would change to reflect any development that would have taken place.

3. The proposed residential lots would be subject to Development Charges as follows:

a. Town of Caledon: $30,947.08 per single, or semi-detached dwelling (effective February 1, 2020);

b. Region of Peel: $52,458.79 per single or semi-detached dwelling (effective February 1, 2020). If the

proposed development has access to the Region’s water services but not to waste water services,

Development Charges of $40,788.21 per single or semi-detached unit would apply.

c. Starting on February 1, 2016, the Region began collecting directly for hard service Development

Charges (i.e. water, wastewater and roads) for all residential subdivisions, except for apartments, at

the time of subdivision agreement execution.

d. School Boards: $4,572 per any residential dwelling; and

e. Go-transit: $574.46 per single or semi-detached residential dwelling (effective February 1, 2020).

The Development Charges comments and estimates above are as at January 31, 2020 and are based

upon information provided to the Town by the applicant, current By-laws in effect and current rates, which

are indexed twice a year. Development Charges are calculated and payable at the time of building permit

issuance. Development Charge By-laws and rates are subject to change. Further, proposed

developments may change from the current proposal to the building permit stage. Any estimates

provided will be updated based on the Development Charges By-law and rates in effect at the time of

building permit, and actual information related to the construction as provided in the building permit

application.

Legal Services, Town of Caledon:

4. In response to your circulation dated December 19, 2019, a search of the title to the Property has been

completed and the plan of subdivision application has been reviewed.

Legal Description:

PIN: 14341-0045 (LT) Part Lot 27, Concession 8 (Albion) as in VS222767; together with VS134181; Town

of Caledon; Regional Municipality of Peel.

Page 4 of 11

Name(s) of Registered Owner(s):

Tropical Land Developments Limited

Mortgage(s):

Instrument No. PR3336137 is a Charge registered on June 15, 2018 in favour of Oscar Samuel Izenberg,

Daniel Rubin Izenberg and Evelyn Ruskin.

If/When an agreement is required, a postponement of this mortgage (or any mortgage) will be required.

Easement(s) with the Town or Region:

None.

Other Issues:

The Land qualifier is LT Conversion Qualified and must be converted to Absolute Plus in order to

register a plan of subdivision.

Note: The Plan of Subdivision shows the owner as Tropical Land Development LTD., however the

owner is Tropical Land Developments Limited.

Zoning By-law:

The legal description on the zoning by-law is correct. Please ensure that it is reflected throughout the by-

law.

Heritage Planner, Town of Caledon

5. Town of Caledon staff has reviewed the Stage 3 Archaeological Assessment and concur with the findings

of Archeoworks that a Stage 4 will not be required. Although there was a large number of artifacts found

they mostly postdated 1870 which is the cut off for a Stage 4.

Detailed Comments

Prior to Draft Plan of Subdivision Approval, the following comments must be addressed:

6. Prior to Draft Plan Approval, the following Planning comments must be addressed:

a. Please revise the “Planning Rational Report”, prepared by The Biglieri Group Ltd.:

Page 5 of 11

i. To reference the 2020 Provincial Policy Statement (PPS), instead of the now outdated

2014 PPS.

ii. Page 11 – please update the 3rd paragraph to identify the proposed density bonus lot.

b. Regarding the Minimum Distance Separation (MDS) policy 7.1.9.8, please demonstrate on a plan that

the proposed Structure Envelopes are all outside of the 150 m of an existing livestock barn or yard

utilized for commercial farming purposes or as defined by the Agricultural Code of Practice.

c. Draft Zoning By-law and Schedule: The Key Natural Heritage Features (KNHF’s), Hydrologically

Sensitive Features (HSF’s) and Minimum Vegetation Protection Zone (MVPZ) are to be placed in the

more restrictive EPA zone category, which is EPA1. Given that the KNHF’s. HSF’s and MVPZ will

not be conveyed into public ownership and will form part of private lots, it is appropriate to apply a

site-specific EPA-Exception zone (i.e. EPA1-XX) that includes a provision for “Natural Area

Restrictions”, which will correspond to the Structure Envelope Zone Map for the draft plan of

subdivision. As an example, please refer to the Caledon Residences Inc. (Beaverhall) Structure

Envelope (S.E.) Zone Map 31, and exception zone EPA1-576, which can be downloaded the Town of

Caledon website at: https://www.caledon.ca/en/townhall/bylaw200650.asp. Furthermore, please

ensure the full extent of the KNHF’s and MVPZ are included in the EPA1-XX zone. It is suggested

that the lands proposed to be zoned EPA1-404 be included in the site-specific EPA1-XX zone for the

site and add “flood and erosion control” to the permitted uses.

d. Concept Site Plan: Please investigate opportunities to locate the septic systems for Lots 1 and 4 to

the side of the houses to allow for more space at the rear of the house for amenity uses such as

pools.

7. Prior to Draft Plan Approval, the following Development Engineering comments must be addressed:

Stormwater Management/Storm Drainage:

a. Table G.1 still states that the total annual rainfall depth is derived from the Richmond Hill rainfall data.

Please revise.

Grading/Drainage:

b. Section 8.4.1.10 xii of the OP indicates that the depth of cut for local streets and structural envelopes

will normally be restricted to 1.0 ~ 2.0 m. This requirement applies to fill as well. Based on the

preliminary grading plan, a depth of filling in excess of 2.0 m is required for Lots 1 and 8. Please

investigate earthwork amounts can be reduced to limit the maximum 2m of fill.

c. Based on the grading plan, the retaining walls are required under Lots 1 and 8 driveways. This is not

acceptable. This issue could be deferred to the detailed design stage, however, please verify that the

proposed drainage pattern can be maintained.

Page 6 of 11

d. Some driveways still have less than a 2% slope. In accordance with the Site Plan Control By-law

within the ORMCP, all lots from the Tropical Land development are required to obtain ORM Scoped

site plan approval as they will be reviewed individually as site plan applications. Therefore, this issue

could be deferred until the ORM Scoped site plan stage, however, please note that the proposed

driveway slope of 1.0% is not acceptable.

Road Geometrics

e. Please show continuous curb lines on the north side of Street A and use different line types or layers

to show the future road layout on Block 11.

Environmental Noise

f. The Environmental Noise Feasibility Study prepared by Valcoustics Canada Ltd. dated June 26,

2018, indicates the predicted unmitigated daytime OLA sound level to be lower than 55 dBA,

therefore sound barriers will not be required. The report shall be peer-reviewed at the Owner’s

expense. This shall be completed prior to Draft Approval.

g. Also see attached letter from CP Rail, dated Jan. 27, 2020.

Preliminary Geotechnical Investigation:

h. The revised Geotechnical and Hydrogeological Reports prepared by Sirati & Partners Consultants

Limited shall be peer-reviewed at the Owner’s expense. This shall be completed prior to Draft

Approval.

i. The Phosphorous loading analysis shows an increase of 18.5% in phosphorus loading with the

implementation of BMPs. However, Town staff will defer to the NVCA staff if the proposed

phosphorous mitigation BMPs are acceptable.

j. According to the Hydrogeological report section 4.4., the subject land lies partially in the wetland

protection area (25-year time of travel) with a reliability score of 4 out of 10. Confirm with the Region

of Peel if it is acceptable to allow roadside drainages to infiltrate into the well head protection zone.

Environmental Impact Assessment:

k. The Owner has submitted Phase I and Phase II EIA reports by Sirati & Partners Consultants Limited;

the Phase II report has confirmed that the property is suitable for the proposed development. It should

be noted that regardless of any conclusions identified in these assessments, the Town will require

that a Record of Site Condition be filed with MOECC for all lands associated with the noted draft plan.

Page 7 of 11

8. Prior to Draft Plan Approval, the following Accessibility comments must be addressed:

a. Lighting on exterior routes of travel shall comply with the Town’s lighting standard.

b. If a Community Mail Box is installed, the area shall be well lit via a light standard and a curb

depression from the sidewalk and/or roadway to the mailbox landing area.

c. Please note that the Town will require that prior to offering units for sale and in a place readily

available to the public, the owner will display information regarding universal design options that may

be available for purchase within the development prior to offering units for sale. This will include floor

plans that illustrate universal design.

d. Site Plan shall indicate that exterior travel routes (sidewalks) shall be at a minimum of 1.5m wide as

per the Design of Public Spaces legislation of the AODA.

9. Prior to Draft Plan Approval, the following Fire and Emergency Services comments are to be

addressed:

a. Pressurized fire hydrants to be provided in accordance with the Region of Peel standards.

10. Prior to Draft Plan Approval, the following Transportation Engineering comments are to be addressed:

a. The Traffic Study recommends streetlighting at the intersection of Mount Pleasant Road/Street A

intersection as well as “hidden intersection sign” on Mount Pleasant Road (southbound), 200m north

of Street A. The developer is required to meet those requirements

11. Prior to Draft approval, the following Urban Design comments on the architectural guidelines (draft) must

be addressed:

a. Please see comments with the peer review letter regarding, “2nd Urban Design Review, Application

for Zoning By-Law Amendment and Plan of Subdivision (2nd Submission), The Biglieri Group Ltd. on

behalf of Tropical Land Development Ltd”, prepared by David Stewart, MCIP, RPP, John G. Williams

Limited Architect, and dated April 21, 2020.

Prior to Zoning By-law Amendment Approval, the following comments must be addressed:

12. Please refer to the attached redlined draft Zoning By-law.

13. Staff require the applicant receive and comply with the Town’s Digital Standards for the Schedule for the

Zoning By-law (please see attached Digital Submission Standards).

14. Please demonstrate that the MDS is provided on the plans to ensure that no lots will hinder the MDS.

Page 8 of 11

15. A complete zoning matrix is to be indicated or provided that indicates applicable zoning by-law and

proposed changes.

16. Staff is seeking confirmation as it appears a road is proposed being lots 2 and 3. Staff seeking

confirmation and dimensions to ensure that it will comply with exterior side yard and aisle width. If it is

proposed between these two lots will a 0.3m reserve be required? If a reserve is proposed, then the lots

would be considered corner lots and the proposed lots and development will need to comply with zoning.

17. Staff seeking confirmation as the draft by-law is proposing a 7.5metre setback to main building. This will

hinder any proposed decks, etc. Site plan to indicate the 7.5m rear yard setback to main building and to

lot line.

18. Staff seeking elevation drawings to review to determine if Building Height will comply.

19. Staff seeking confirmation that Backyard Amenity area will comply and indicate on the Concept Site Plan.

20. Staff seeking confirmation as it appears lots 2, 4 and 5 will not comply with Front Yard Setback of 18m.

Staff require confirmation if any porches, steps etc. is being proposed. Please show what is being

proposed on the Concept Site Plan.

21. Staff seeking confirmation that Landscape Area of 50% will comply.

22. Staff seeking confirmation as Parking Space of 10m will not comply.

23. Staff note further comments will be provided once a resubmission has been submitted that addresses

zoning comments.

Prior to detailed design, the following Open Space comments must be addressed:

General Comments:

a. The team response section of comment 3.d. questions if the maintenance clauses should be included

in the Subdivision Agreement. The clauses shall be included in the Subdivision Agreement

accordingly.

b. Paige wire fence as per Town Standard, to be proposed entirely on Lots 2 & 3 adjacent Block 11.

(can be addressed at detail design stage).

Tree Preservation Plan by Natural Resource Solutions Inc. dated October 2019:

Note: Items below are not a requirement of draft plan approval and can be addressed prior to executing the

Grading Agreement as further modifications may be required at the detail design stage.

Page 9 of 11

c. Update the Tree Protection Hoarding Town Std. detail 707 to the new Town Std. detail 605.

d. Add Tree preservation note Town Std. details 710 & 711.

The following general notes shall be added to the report:

e. Minor grading works may be permitted at the edge of the preservation zone as required to correct

localized grading issues adjacent to the proposed development at the discretion of the Town. This

work is to be undertaken under the supervision of the consulting Arborist. The consulting Arborist is

to verify in writing to the Town, confirming that the work has been completed as per the approved

design using best arboricultural practices.

f. Areas within the tree protection zone shall remain undisturbed for the duration of site construction and

shall not be used for the storage of excavated fill, building/construction material, structures or

equipment.

g. The limit of tree protection hoarding shall be confirmed in the field by the consulting arborist, Town

staff and conservation authority (if applicable). The Owner/Applicant shall be responsible for ongoing

maintenance and repairs to tree protection fencing to the satisfaction of the Town, until final approval

by the Town and conservation authority (if applicable). The Owner/Applicant shall not remove and

not cause or permit ant tree preservation fencing to be removed without the approval of the Town and

conservation authority (if applicable).

External Agency Comments

The following external agencies have no objections or comments, or have provided conditions of draft approval:

Region of Peel – please see attached letter dated March 26, 2020.

Nottawasaga Valley Conservation Authority – please see attached letter dated Feb. 25, 2020.

Hydro One - At this time Hydro One has no objections to the proposed development. Connection and

servicing requirements should follow their process through the Provincial Lines Subdivision group at

Hydro One.

Enbridge Gas - Enbridge Gas Inc. has no changes to the previously identified conditions for this revised

application(s).

Bell Canada – please see attached email dated Jan. 13, 2020.

CP Rail – please see attached email dated Jan. 27, 2020. Please note that a noise study and mitigation

measures are required.

Dufferin-Peel Catholic District School Board – please see attached letter dated Aug. 24, 2018.

Peel District School Board – please see attached letter dated Jan. 13, 2020.

Page 10 of 11

Comments are outstanding from the following agencies and will be forwarded to you upon receipt:

Municipal Property Assessment Corporation (MPAC)

Conclusion

The Draft Plan of Subdivision and Zoning By-law Amendment applications cannot be supported as presently

proposed and a resubmission is required to address the comments contained in this letter. A Resubmission

Checklist that outlines the required number of copies/packages of documents required with your next submission

is attached. Resubmissions must be organized according to commenting department/agency. With your next

submission, please include:

A detailed covering letter outlining how each comment within this letter has been addressed.

A recirculation fee of $5,513.00 is also required, as per the Town’s 2020 Fee By-law.

Staff will arrange a meeting with you and your team of consultants to discuss the comments and revisions

required for the revised submission. Staff will require an agenda to assist in the discussion at least 3 days prior to

the meeting.

I trust this information is of assistance to you. Please do not hesitate to contact Casey Blakely, Manager,

Development – East at casey.blakely@caledon.ca or 905-584-2272, Ext. 4202, should you have any questions.

Sincerely,

Leilani Lee-Yates, BES, MSPL.RPD, MCIP, RPP

Senior Planner

Planning and Development - West

Community Services Department

TOWN OF CALEDON

Enclosure:

David Stewart, MCIP, RPP, Williams & Stewart Associates Limited / John G. Williams Limited, Architect,

Letter dated April 21, 2020.

Town of Caledon Digital Submission Standards.

Redlined Draft Zoning By-law.

Region of Peel Letter dated March 26, 2020.

NVCA Letter dated Feb. 25, 2020.

Page 11 of 11

Bell Canada Email, Jan. 13, 2020.

CP Rail Email, Jan. 27, 2020.

Dufferin-Peel Catholic District School Board Letter, Aug. 24, 2018.

Peel District School Board Letter, Jan. 13, 2020.

c. Casey Blakely, Manager of Development – East, Town of Caledon

Daniel Oh, Senior Development Engineering Coordinator - East, Town of Caledon

Nick Pirzas, Senior Landscape Architect, Town of Caledon

Wayne Koethe, Region of Peel

Douglas McGlynn, Heritage and Urban Design Planner, Town of Caledon

Amy Knapp, Nottawasaga Valley Conservation Authority

David Stewart, Architect, John G. Williams Limited Architect

 

 

 Via Email   April 21, 2020                        Leilani Lee‐Yates, MCIP, RPP ‐ Community Planner Planning and Development – East Community Services Department TOWN OF CALEDON 6311 Old Church Road Caledon, ON.   L7C 1J6  Dear Leilani,   Re:   2nd Urban Design Review  

Application for Zoning By‐Law Amendment and Plan of Subdivision (2nd Submission) The Biglieri Group Ltd. on behalf of Tropical Land Development Ltd. 0 Mount Pleasant Road ‐ Part of Lot 27, Concession 8 (ALB) File Number: 21T‐18002C & RZ18‐06 Palgrave Estate Residential Community, Town of Caledon Our Ref No.: W‐2247 

 As requested, we have conducted a 2nd urban design peer review of relevant materials sent to us for the proposed Tropical Land development application (2nd submission), including: 

Cover Letter, prepared by The Biglieri Group, dated November 15, 2019;  1st Submission Comment Tracking Sheet;  DP‐01, Proposed Draft Plan of Subdivision, prepared by The Biglieri Group Ltd., revised June 12, 2019;  Site Plan, prepared by MMH Architects Inc., revised October 10, 2019;  Urban Design Brief & Visual Impact Assessment, prepared by The Biglieri Group Ltd., revised October 

2019;  Our scope of work related to this project is to provide an 2nd urban design peer review of the proposed development application by evaluating its compliance with Caledon’s Comprehensive Town‐Wide Design Guidelines (TWDG) and relevant Official Plan policies to ensure an attractive and functional development that is appropriate for its context within the Palgrave Estate Residential Community.   We have also evaluated the development proposal against our 1st urban design peer review report, dated August 31, 2018.   1)     Proposed Development   There have been minor revisions to the Draft Plan, most notably:  

Open space parcels (former blocks 9, 10 & 12) have been incorporated into the lotting fabric.     Increased setbacks have been provided between the proposed drainage channel and the structural 

envelope for Lots 1 & 8.    As a result of changes to the draft plan, lot lines have shifted and lot areas now range from 0.616ha to 

3.965ha.  The total number of lots (8) remains unchanged.   Minor revisions have also been made to the conceptual house sitings on the Site Plan. 

 We have no concerns with the proposed Draft Plan and Site Plan from an urban design perspective as the proposal provides for a development pattern and lotting fabric that is compatible with the established precedents set by the existing land uses and built form within the local area.   

   

 

2 

April 21, 2020 Tropical Land Development Ltd., Caledon Urban Design Peer Review 

 2)    Review of Urban Design Brief & Visual Impact Assessment    Minor revisions have been made to the Urban Design Brief & Visual Impact Assessment (UDB/VIA), including: 

Plan and statistic revisions to suit latest Draft Plan.  Sample building elevations have been provided.  The conceptual elevations portray neo‐classical 

Georgian influences.  An expanded discussion on building design.  A new section “Architectural Control Guidelines” has been provided.   However, this section provides 

only a very brief overview of the requirements for future site‐specific Architectural Control Guidelines to be “provided at a later date as a Condition of Draft Approval.”   

Through discussions with the Town it is required that the Architectural Control Guidelines shall be included within this Urban Design Brief.  As such, the guidelines provided in the UDB are insufficient.  

It is recommended that the required ACG be prepared by a qualified architect / urban designer.  I would be happy to discuss our comments in further detail with you.  Please do not hesitate to contact me if you have any questions.   Yours truly, JOHN G. WILLIAMS LIMITED ARCHITECT 

 David Stewart, MCIP, RPP    c.c.   Douglas McGlynn (Town of Caledon) 

   

Digital Submission Standards Official Plan and Zoning By-law Amendments

The Town of Caledon requires the applicant submit a digital submission at each of the following: initial

submission, subsequent revised submission and prior to the amendment proceeding to Council. Prior to an

application being deemed ‘complete’ and prior to recommendation report being brought forward to Planning and

Development Committee and Council, the proposed amendment must meet the submission standards.

Digital Submission Requirements

Each submission must contain:

1. One digital CAD file of the plan, submitted in AutoCAD DWG (2D) format. No reference files are to be

used.

Note: A separate AutoCAD DWG should be submitted for structural envelopes.

2. One digital PDF of the plan, preferably in 8 ½” x 14” representing an exact copy of the paper

submission.

Submissions are to be submitted via email to the Lead Planner.

Submission Formatting

Consistency:

o Please note that for drawings submitted in AutoCAD DWG (2D) format, georeferencing, level

numbers and names must remain accurate and consistent and continue throughout all stages of

submission.

Georeferencing:

o The digital drawing must be georeferenced. The standard coordinate system for the Town is North

American Datum (NAD) 1983 Zone 17, WKID 26917. Refer to

https://spatialreference.org/ref/epsg/nad83-utm-zone-17n/ for more information.

o The map units for all features in the file must be in metric, set to metres and to scale (1:1).

o The plan must be specifically formatted to be clear and legible, preferably in 8 ½” x 14” format. It

should be proportionately scaled by the applicant to fit their plan.

Layers/Levels:

o Weights and colours are at the discretion of the applicant.

o Use common line types and fonts (TrueType Fonts). Colour palettes, font types or reference files are

to be submitted along with the digital drawings.

o Where applicable, all line work must be closed, creating polygons, meaning that all lines that meet

must be snapped together.

o Lot depth, frontage, area and lot number must all be within the boundaries of each lot.

o Where structure envelopes are proposed, all measurements must be indicated for each edge of the

envelope and for the distance from the envelope to each of the front, rear and side yards (as

applicable).

o Natural areas or other features should be depicted and have clear and consistent line types.

o Zone/designation polygons should not overlap and there should be no gaps within a zone/designation

layer.

o All zone/designation boundaries should snap to the centerline of the street.

o GIS_ANY_OTHER_FEATURE (i.e. GIS_WOODLOT) naming convention must be used to identify

any other significant features not identified within the Level Structure table below, but included within

the drawing submission.

o Applicable layers/levels must be as set out in the Level Structure table below:

Level/Layer Name Description Element Type

GIS_CONTEXT Surrounding context to subject land Line

GIS_EX_LOT_BLOCK Existing lot and block line Line

GIS_EX_STREET Existing street (centreline) within or surrounding subject plan

Line

GIS_FLOODLINE Flood line extent Line

GIS_KEY_MAP Key map showing location etc. Line and Text

GIS_LEGAL_LINE Any relevant background legal line, lot, concession, registered or reference plan, or easement line

Line

GIS_LOT_BLOCK Proposed lot or block line Line

GIS_NATURAL_AREA Proposed natural area boundaries Polygon

GIS_OP Proposed official plan designation boundaries Polygon

GIS_OPEN_SPACE Natural Heritage System, proposed open space or vista

Line

GIS_ROW Proposed right-of-way parcel boundary line Line

GIS_STREET Proposed street (centreline) in subject plan Line

GIS_STRUCTURE_ENVELOPE Proposed structure envelope boundaries Polygon

GIS_SUBJECT_LAND Legal property boundary of the subject plan Line

GIS_TITLE_BLOCK Title block line work (scale as needed) Line

GIS_VALLEYLAND Extent of valleyland Line or Polygon

GIS_WETLAND Locally and/or provincially significant wetland Line or Polygon

GIS_WOODLAND Woodland Line or Polygon

GIS_ZONE Zone boundaries Polygon

GIS_TX_EDGE-WATER Edge of water (pond/watercourse) text Text

GIS_TX_EX_BUILDING Existing buildings text Text

GIS_TX_EX_CURB Existing curb text Text

GIS_TX_EX_LOT_BLOCK Existing lot and block text Text

GIS_TX_EX_STREET Existing street (centreline) labels within or surrounding subject plan

Text

GIS_TX_FLOODLINE Flood line extent text Text

GIS_TX_LEGAL_LINE Any relevant background legal line, lot, concession, registered & reference plan, or easement text

Text

GIS_TX_LOT_BLOCK Proposed lot or block text Text

GIS_TX_LOT_DIMENSION Lot dimensions, radii (excluding lot frontage and lot depth and lot area)

Text

GIS_TX_LOT_FRONTAGE Lot Frontage Text

GIS_TX_LOT_DEPTH Lot Depth Text

GIS_TX_LOT_AREA Lot Area Text

GIS_TX_NATURAL_AREA Proposed natural area text and dimensions Text

GIS_TX_OP Proposed official plan designation text and dimensions

Text

GIS_TX_OPEN_SPACE Natural Heritage System, proposed open space or vista text

Text

GIS_TX_ROW Right-of-way parcel boundary line text Text

Level/Layer Name Description Element Type

GIS_TX_STREET Proposed street (centreline) labels in subject plan Text

GIS_TX_STRUCTURE_ENVELOPE Proposed structure envelope text and dimensions Text

GIS_TX_SUBJECT_LAND Text related to legal property boundary of the subject plan (bearings, distances)

Text

GIS_TX_TITLE_BLOCK Title block line text Text

GIS_TX_VALLEYLAND Valleyland text Text

GIS_TX_WETLAND Locally and/or provincially significant wetland text Text

GIS_TX_WOODLAND Woodland text Text

GIS_TX_ZONE Proposed zone boundary text and dimensions Text

THE CORPORATION OF THE TOWN OF CALEDON BY-LAW NO. 20xx-xxx

Being a by-law to amend Comprehensive Zoning By-law 2006-50, as amended, with respect to Part of Lot 27, Concession 8 (Albion),

Town of Caledon, Regional Municipality of Peel, municipally known as 0 Mount Pleasant Road.

WHEREAS Section 34 of the Planning Act, as amended, permits the councils of local municipalities to pass zoning by-laws for prohibiting the use of land or the erecting, locating or using of buildings or strucset out in the by-law;

AND WHEREAS the Council of The desirable to pass a zoning by-law to Town of Caledon, Regional Municipa

NOW THEREFORE the Council of TBy-law 2006-50, as amended, being Caledon, shall be and is hereby ame

1. THAT the following is add

Zone Prefix

Exception Number Permi

RE x - Apartment, - Day Care, P- Dwelling, De- Home Occu

tures for or except for such purposes as may be

Corporation of the Town of Caledon considers it permit the use of Part of Lot 27, Concession 8, lity of Peel, for Estate Residential purposes.

he Corporation of the Town of Caledon enacts that the Comprehensive Zoning By-law for the Town of nded as follows:

ed to Table 13.1:

tted Uses Special Standards

Accessory rivate Home tached

pation (1)

Lot Areas (minimum) Unserviced Lot – Lots 2-3: 0.6 ha

Building and Structure Locations All buildings and structures, accessory building and structures, driveways, parking areas, swimming pools, and septic systems and fences shall only be located within the structure envelope as shown on Schedule “A” S.E. attached hereto.

The minimum setback measured from the rear façade of a dwelling to the rear limit of a structure envelope shall be 7.5 metres.

Natural Area Restrictions Subsequent to the registration of a Plan of Subdivision, within an area shown as “Natural Areas” on S.E. Schedule “A” attached hereto, no person shall alter the surface of the land, or alter, disturb, destroy, remove, cut or trim any vegetation, except in accordance with the reforestation plan; or alter, disturb, destroy or remove any wildlife habitat whether in use or not unless deemed hazardous to human health or property. Also, no

Zone Prefix

Exception Number Permitted Uses Special Standards

agreement. Staff seeking confirmation if no fencing

permitted at all

Driveway width check new by-law and determine if the driveway width will comply with

new by-law.

Parking space setback is 10metres and it does

not appear that some of the proposed lots will comply. Review to determine if the proposed

parking areas in front of the proposed dwellings are necessary.

2. THAT Schedule “A”, Zone Map 55 of By-law 2006-50, as amended, is further amended for lands legally known as Part of Lot 27, Concession 8 (Albion), Town of Caledon, Regional Municipality of Peel, and that those lands be rezoned from “Rural – Oak Ridges Moraine (A2-ORM)” and “Environmental Policy Area 2 – Oak Ridges Moraine (EPA2-ORM)” to “Estate Residential – Exception(X) (RE-E(X))”, “Environmental Policy Area 2 – Oak Ridges Moraine (EPA2-ORM)” and “Environmental Policy Area 1 – Exception(404) (EPA1 - 404)” Zones in accordance with Schedule “A” attached hereto.

Read three times and finally passed in open Council on this XX day of XXXXXX, 20XX.

Allan Thompson, Mayor

Carey deGorter, Clerk

EPA2-ORM

60.67

7 5 . 1 3

8 5 . 5 5

8 2 . 4 5

38.40

42.97

2 5 . 0 0

54.98

54.97

9 0 . 3 6

45.76 79.96

9 1 . 0 0

50.13

STRE

ET "2

"

54.8148.03

STREET "A"

54.81

RE-(X)

8 8 . 7 0

9 1 . 0 0

9 1 . 0 0

56.77 62.67

54.66

54.66

6 8 . 8 1

8 6 . 3 8

7 7 . 9 9

1 0 5 . 3 3

EPA 1-404

EPA 1-404

REGIONAL MUNICIPALITY OF PEEL

Key Map

N.T .S.

File:xx XX-XX

Scale 1:3000

ZONE MAP S.E.XX

SBY-LAW 20XX-XX

Legend

Lthis Bylaw

Natural Area

Zone Boundary

S

tructu re E n ve lo p e SSI T E

PART OF LOT 27, CONCESSION 8 TOWN OF CALEDON (ALBION)

UBJECT

Date: October 2019

CHEDULE "A"

ands Subject to

March 26, 2020 Leilani Lee-Yates Town of Caledon 6311 Old Church Road Caledon ON L7C 1J6 RE: Draft Plan of Subdivision Revised Submission Tropical Land Development

0 Mount Pleasant Road File No. 21T-18-002C and RZ-18-006C

Dear Leilani Lee-Yates, Peel Region staff have reviewed the above noted Draft Plan of Subdivision application and have the following conditions: Conditions Regional staff request that the following specific conditions of draft approval be applied: Development Charges 1. Prior to execution of the Subdivision Agreement by the Region, the Developer shall:

a. Obtain and submit to the Region a Residential Development Charges Payment Form

completed to the best of the Developer’s knowledge at the time of the submission and to the satisfaction of the Region in accordance with the engineering drawings and final draft M-plan; and

b. Pay to the Region the appropriate hard service residential development charges (water,

wastewater and road service components), pursuant to the Region's Development Charges By-law, as amended from time to time, calculated based on the information provided in the Residential Development Charges Payment Form.

2. Provision shall be made in the Subdivision Agreement with respect to:

a) Payment to the Region of appropriate soft service development charges and any

outstanding hard service development charges; and

b) Collection of development charges for future residential development blocks (non-freehold townhouses or apartment blocks);

pursuant to the Region's Development Charges By-law, as amended from time to time.

Water Meter Fees 3. In respect of the water meter fees:

a. Prior to registration of the plan of subdivision, the Developer shall pay to the Region the

appropriate water meter fees, in accordance with the Region’s Fees By-law, as amended from time to time for residential building lots (singles, semi-detached and freehold townhomes) to the satisfaction of the Region in accordance with the engineering drawings and final draft M-plan for the Lands;

b. A clause shall be included in the Subdivision Agreement that water meter fees for future

residential development (non–freehold townhouses or apartment blocks) and commercial blocks shall be payable to the Region prior to issuance of building permits, in accordance with the Region’s Fees By-law, as amended from time to time; and

c. A clause shall be included in the Subdivision Agreement that in the event of an

underpayment of water meter fees, the Developer shall be responsible for payment thereof forthwith upon request.

Easement Dedications 4. As a condition of registration of this Plan or any phase thereof, the Developer shall

gratuitously transfer to the Region free and clear of all encumbrances and to the satisfaction of the Region all necessary easements for proposed and existing Regional infrastructures as required by the Region to service the proposed plan and external lands. All costs associated with easements shall be 100% the responsibility of the Developer. A clause shall be included in the Subdivision Agreement in respect of same.

Development Engineering Conditions 5. As a condition of registration of this Plan or any phase thereof, the Developer shall

acknowledge and agree that the proposed development can be adequately serviced with municipal water after municipal watermains in the vicinity of the development are looped. All costs associated with the watermain looping works to facilitate the development shall be 100% borne by the Developer. A clause shall be included in the Subdivision Agreement in respect of same.

6. Restriction on transfer or charge for all lots and blocks within the plan of subdivision, save and except those to be conveyed to the Town and the Region, shall be registered on title to said lots and blocks prohibiting any transfer or charge of said lots and blocks without the consent of the Region until all external watermain works to service this Plan have been completed to the Region’s satisfaction. The Developer shall be responsible for all costs in respect of said restriction on title. A clause shall be included in the Subdivision Agreement in respect of same.

7. The Developer shall acknowledge and agree that landscaping, signs, fences, gateway features, and any other encroachments will not be permitted within the Region’s easements and right-of-way. A clause shall be included in the Subdivision Agreement in respect of same.

Drawings – Servicing and “As Constructed” 8. Prior to servicing, the Developer’s engineer shall submit all engineering drawings in the

digital format to the latest Region’s Digital Format Guidelines. 9. Within (60) days of preliminary acceptance of the underground services, the Developer’s

engineer shall submit “As Constructed” drawings in digital format, pursuant to the latest Region’s Digital Format Guidelines. The Developer’s engineer shall also provide ties to all main line valves, ties to individual water service boxes, linear ties to sanitary sewer services and GPS coordinates of all watermain and sanitary sewer appurtenances in accordance with the latest requirements of the Region “Development Procedure Manual”. A clause shall be included in the Subdivision Agreement in respect of same.

General Conditions

10. Prior to registration of the subdivision, the Developer shall execute a Subdivision Agreement with the local municipality and Region for the construction of municipal sanitary sewer, water, and regional roads associated with the lands. The Developer shall construct and design these services in accordance with the latest Region standards and requirements.

11. Prior to a satisfactory engineering submission, the Developer shall submit to the Region for

review and approval Functional Servicing Report showing the proposed water servicing plans for the development.

12. Prior to servicing, the Developer shall submit a satisfactory engineering submission

to the Region to review and approval. 13. Prior to registration of the plan of subdivision, the Developer shall pay the Region’s costs for

updating its electronic “As Constructed” information for the infrastructure installed by the Developer. The cost shall be based on a “per kilometre” basis for combined watermains and sanitary sewers installed pursuant to the Region’s latest User Fees By-law.

14. Prior to servicing the Region may require the Developer to construct a sampling hydrant (at the Developers cost) within the proposed plan. Location and the requirement for sampling hydrant will be determined at the engineering review stage.

15. The Developer agrees that the Region shall hold back a portion of the Letter of Credit to

cover the costs of services completed by the Region on a time and material basis pursuant to the current Region’s User Fee By-Law. A clause shall be included in the Subdivision Agreement in respect of same.

16. The Developer will maintain adequate chlorine residuals in the watermains within the plan

from the time the watermains are connected to the municipal system until such time as the Region issues Final Acceptance. To maintain adequate chlorine residuals, the Developer shall either install automatic flushing devices or retain Regional staff to carry out manual flushing. Regional staff shall conduct the monitoring and testing for chlorine residuals. All costs associated with the monitoring and flushing shall be the responsibility of the Developer

pursuant to the current Region’s User Fee By-Law. A clause shall be included in the Subdivision Agreement in respect of same.

17. In respect of servicing existing properties within the zone of influence in the event that

existing private services (wells) deteriorate due to the servicing of the proposed plan of subdivision;

a. Until the issuance of Final Acceptance a portion of the Letter of Credit shall be held back

to serve as protection for the private wells in the zone of influence of the plan of subdivision. This amount shall be based on the anticipated cost of replacing water supplies within the zone of influence as shown in the schedules of the agreement. The minimum amount shall be $20,000.00. If the private well systems in the zone of influence deteriorate due to the servicing of the plan of subdivision the Developer shall provide temporary water supply to the residents upon notice by the Region and the Developer shall continue supplying the water to th e effected residents until the issue is resolved to the satisfaction of involved parties. If the quantity of water in the existing wells is not restored to its original condition within a month after first identification of the problem, the Developer shall engage the services of a recognized hydrogeologist to evaluate the wells and recommend solutions including deepening the wells or providing a permanent water service connection from the watermain to the dwelling unit.

b. The Developer shall inspect, evaluate and monitor all wells within the zone of influence prior to, during and after the construction has been completed. Progress Reports should be submitted to the Region as follows:

i. Base line well condition and monitoring report shall be submitted to the Region prior to the pre-servicing or registration of the plan (whichever occurs first) and shall include as a minimum requirement the following tests:

a) Bacteriological Analysis - Total coliform and E-coli counts b) Chemical Analysis - Nitrate Test c) Water level measurement below existing grade

c. In the event that the test results are not within the Ontario Drinking Water Standards, the Developer shall notify in writing the Homeowner, the Region of Peel’s Health Department (Manager - Environmental Health) and Public Works Department (Development Supervisor) within 24 Hours of the test results.

d. Well monitoring shall continue during construction and an interim report shall be submitted to the Region for records. Well monitoring shall continue for one year after the completion of construction and a summary report shall be submitted to the Region prior to Final Acceptance. Clauses shall be included in the Subdivision Agreement in respect of same.

18. The Developer shall agree that neither the Developer nor any Builder will apply for building permits for any lots or blocks within the plan of subdivision until the Region’s Public Works Department has issued Preliminary Acceptance and provided notice to the local municipality stating that the external and internal watermains, including fire protection, have been completed to the Region’s satisfaction. The Developer’s Consulting Engineer shall certify in writing that the external and internal watermains, including fire protection, have been constructed, inspected and shall function in accordance with the detailed design as approved by the Region. A clause shall be included in the Subdivision Agreement in respect of same.

19. The Developer shall indemnify and hold the Region harmless from and against any and all

actions, suites, claims, demands, and damages which may arise either directly or indirectly by reason of the development of the subject lands and/or construction of works, save and except for any actions, causes of action, claims, demands and and damages arising out of the negligence of the Region or those for whom it is in law responsible. A clause shall be included in the Subdivision Agreement in respect of same.

20. Prior to registration of the plan of subdivision, the Developer shall submit draft reference

plan(s) for the Region’s review and approval prior to such plans being deposited. All costs associated with preparation and depositing of the plans and transfer of lands shall be at the sole expense of the Developer

21. The Developer agrees that prior to the Region granting clearance of the draft plan conditions of subdivision approval, the following shall require to be forwarded to the Region’s Legal Services Division: a. A copy of the final signed M-Plan b. A copy of the final draft R-Plan(s); and c. The documents required pursuant to Schedule B of the Subdivision Agreement and all

associated documents. A clause shall be included in the Subdivision Agreement in respect of same

22. Prior to final approval by the Town of Caledon, a copy of the proposed final plan must be forwarded to the Region of Peel.

23. All streets shall be named to the satisfaction of the Town of Caledon and the Region of Peel. In this regard, proposed street names must be submitted as soon as possible after draft approval has been granted so that finalization of the plan is not unduly delayed.

Request to Commence Waste Collection Service Regional Waste Collection may be provided, provided the developer acknowledges the following: For developments located on a Private Road, or unsummed road, the developer is responsible for Waste Collection and disposal until 90 percent occupancy is achieved. If the Waste Collection Vehicle is required to drive onto, or over, a supported structure (such as an air grate, transformer cover or underground parking garage) within a Development, the region must be provided with a letter from a professional engineer (licensed by Professional Engineers Ontario), certifying that the structure can safely support a fully loaded Waste Collection Vehicle weighing 35 tonnes. In all cases where a Region of Peel Waste Collection Vehicle is required to enter a private property, the Developer must submit a completed Acknowledgement and Release for Private Property Waste Collection Form and a completed Application for Private Property Waste Collection Form to the Region’s Waste Management Division prior to the commencement of Waste Collection. These forms are located in Appendix the Developer must contact the Region’s Waste Management Division at 905-791-9499 to submit the forms and report 90 percent occupancy, if applicable. These forms are provided in Appendices 10 and 11, respectively.

After the required forms and confirmations are received, the Waste Management Division will visit the Development within five to ten business days to determine if the occupancy level has reached 90 percent, if applicable, and if the Development is in compliance with the requirements of this manual. The Waste Management Division will determine, at its sole discretion, if the Development is in compliance with this manual and if approved will authorize Waste Collection Services, to commence within ten to fifteen business days from the date that the Waste Management Division approves final clearance for the Development. For more information, please consult the Waste Collection Design Standards Manual available at: http://peelregion.ca/pw/standards/design/waste-collection-design-manual-2016.pdf Concluding remarks If you have any questions or concerns, please contact me at your earliest convenience at 905-791-7800 ext. 4710, or by email at: wayne.koethe@peelregion.ca Best Regards,

Wayne Koethe, RPP, MCIP A/Principal Planner Development Services

Nottawasaga Valley

Conservation Authority

Nottawasaga Valley Conservation Authority

8195 8th Line, Utopia, ON L0M 1T0

T: 705-424-1479 F: 705-424-2115

admin@nvca.on.ca ● nvca.on.ca A member of Conservation Ontario

February 25, 2020 SENT BY EMAIL

Town of Caledon 6311 Old Church Road

Caledon, ON L7C 1J6

Attn: Ms. Leilani Lee-Yates, BES, MCIP, RPP

Senior Planner, Development – West

Leilani.Lee-Yates@caledon.ca

Dear Ms. Lee-Yates

RE: Second Submission Preliminary Design Comments

“Tropical Land Developments Ltd.” Draft Plan of Subdivision and Zoning By-law Amendment

Town File Nos. 21T-18002C & RZ 18-06

0 Mount Pleasant Road NVCA ID #31842

Nottawasaga Valley Conservation Authority [NVCA] staff has reviewed a second submission in support of a proposed Draft Plan of Subdivision and Zoning By-law Amendment to facilitate the development of eight (8) estate residential lots.

NVCA staff have received and reviewed the following documents submitted with this application:

The Biglieri Group Ltd. “Draft Plan of Subdivision” dated June 12, 2019;

The Biglieri Group Ltd. “Draft Zoning By-law Amendment and Associated Schedules”

Valdor Engineering “Functional Servicing Report”, dated October 2019

Comment Response Tracker dated November 11, 2019;

Valdor Engineering, “Engineering Plans” dated October 25, 2019;

The Biglieri Group Ltd. “Planning Rationale Report” Revised November, 2019;

Natural Resource Solutions Inc. “Scoped Environmental Impact Study and Reforestation Management Plan” dated October 31, 2019;

The Biglieri Group Ltd. “Revised Environmental and Engineering Summary Report” dated November 2019;

Sirati & Partners “Test Pitting Program- LID Measures-Proposed Roadside Bioswales- 0 Mount Pleasant Road, Caledon- Letter Report” dated August 28, 2019;

Sirati & Partners “Hydrogeological Impact Study, Proposed new sub-division, 0 Mt

Pleasant Road, Town of Caledon, Ontario” dated October 17, 2019.

Staff has reviewed this application as per our delegated responsibility from the Province to represent provincial interests regarding natural hazards identified in Section 3.1 of the Provincial Policy Statement (PPS, 2014) and as a regulatory authority under Ontario

Second Submission Preliminary Design Comments “Tropical Land Developments Ltd.” Draft Plan of Subdivision and Zoning By-law Amendment Town File Nos. 21T-18002C & RZ 18-06 0 Mount Pleasant Road NVCA ID #31842 February 25, 2020

Page 2 of 3

Regulation 172/06. The application has also been reviewed through our role as a public body

under the Planning Act as per our CA Board approved policies. Finally, NVCA has provided comments as per our Municipal Partnership and Service Agreement with the Town of Caledon.

Ontario Regulation 172/06

1. The subject property is partially regulated for meander erosions hazards associated with a tributary of Beeton Creek located in the north end.

Natural Hazard - Regulatory Comments

2. All previous comments have been addressed with no additional comments at this time.

Natural Heritage and Ecology - Advisory Comments

3. All previous comments have been addressed with no additional comments at this time.

Additional Advisory Comments

Stormwater Management:

4. All previous comments have been addressed with no additional comments at this time.

Hydrogeology Impact Study Comments:

5. Staff are supportive that no positive dewatering will be expected during construction (Section 12 titled construction dewatering within the Hydrogeological Impact Study

[HIS]) based on the groundwater monitoring that is presented in Section 9 and 10 of the HIS which incorporates the hydrological calendar.

6. If the proponent wishes to promote awareness of the importance of SGRAs and HVAs by means of sign boards explaining the linkage between surface activities and their impact on groundwater quality and quantity as outlined in Section 13 4, please include

the NVCA in its development.

7. Section 14.5 summary of water balance calculations-catchment 1 indicates that the total

volume of the LIDs associated with roof area is not sufficient to compensate for the total infiltration requirement and “extra sources should be considered”. Please outline what this consists of. (It is recognized that this may be out of scope of SIRATI report as

indicated in section 14.8 that SIRATI is not providing any design of LID techniques since selection and designing of applicable LID techniques shall be conducted by engineering

designers).

8. Section 15 water quality indicates that the measured concentration of Nitrate as N is 33.1 mg/L. Further, it is understood that the proposed development will be serviced by

individual septic systems. Please advise on the reasonable use calculation for nitrate for the septic systems and potential impacts to proximal water wells.

Conclusion

We note that these comments are related to this submission and the information provided within this submission. NVCA requires additional information in order to complete our review

and additional comments may be provided in the future.

Second Submission Preliminary Design Comments “Tropical Land Developments Ltd.” Draft Plan of Subdivision and Zoning By-law Amendment Town File Nos. 21T-18002C & RZ 18-06 0 Mount Pleasant Road NVCA ID #31842 February 25, 2020

Page 3 of 3

Please feel free to contact the undersigned at extension 233 or aknapp@nvca.on.ca should

you require any further information or clarification on any matters contained herein.

Sincerely,

Amy Knapp

Planner II

1

Leilani Lee-Yates

From: circulations@wsp.comSent: Monday, January 13, 2020 1:59 PMTo: Leilani Lee-YatesSubject: Draft Plan of Subdivision - 0 Mount Pleasant Rd, Caledon - File No. 21T-180002

Follow Up Flag: Follow upFlag Status: Flagged

CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the contents to be safe.

2020-01-13 Leilani Lee-Yates Caledon , , Attention: Leilani Lee-Yates Re: Draft Plan of Subdivision - 0 Mount Pleasant Rd, Caledon - File No. 21T-180002; Your File No. RZ 18-06,21T-18002 Our File No. 86219 Dear Sir/Madam,

We have reviewed the circulation regarding the above noted application. We have no conditions and/or objections to the application at this time. We hereby advise the Developer, however, to contact Bell Canada during detailed design to confirm the provision of communication/telecommunication infrastructure needed to service the development.

As you may be aware, Bell Canada is Ontario’s principal telecommunications infrastructure provider, developing and maintaining an essential public service. It is incumbent upon the Municipality and the Developer to ensure that the development is serviced with communication/telecommunication infrastructure. In fact, the 2014 Provincial Policy Statement (PPS) requires the development of coordinated, efficient and cost-effective infrastructure, including telecommunications systems (Section 1.6.1).

The Developer is hereby advised that prior to commencing any work, the Developer must confirm that sufficient wire-line communication/telecommunication infrastructure is available. In the event that such infrastructure is unavailable, the Developer shall be required to pay for the connection to and/or extension of the existing communication/telecommunication infrastructure.

If the Developer elects not to pay for the above noted connection, then the Developer will be required to demonstrate to the satisfaction of the Municipality that sufficient alternative communication/telecommunication will be provided to enable, at a minimum, the effective delivery of communication/telecommunication services for emergency management services (i.e., 911 Emergency Services).

2

WSP operates Bell Canada’s development tracking system, which includes the intake and processing of municipal circulations. Please note, however, that all responses to circulations and other requests, such as requests for clearance, come directly from Bell Canada, and not from WSP. WSP is not responsible for the provision of comments or other responses.

As of June 1, 2019, Meaghan Palynchuk will be taking maternity leave and returning in the first quarter of 2020. In her absence please contact Ryan Courville for any matters concerning this file. Yours truly, Ryan Courville Access Network Provisioning Manager Municipal Relations Phone: 416-570-6726 Email: planninganddevelopment@bell.ca

NOTICE: This communication and any attachments ("this message") may contain information which is privileged, confidential, proprietary or otherwise subject to restricted disclosure under applicable law. This message is for the sole use of the intended recipient(s). Any unauthorized use, disclosure, viewing, copying, alteration, dissemination or distribution of, or reliance on, this message is strictly prohibited. If you have received this message in error, or you are not an authorized or intended recipient, please notify the sender immediately by replying to this message, delete this message and all copies from your e-mail system and destroy any printed copies. You are receiving this communication because you are listed as a current WSP contact. Should you have any questions regarding WSP's electronic communications policy, please consult our Anti-Spam Commitment at www.wsp.com/casl. For any concern or if you believe you should not be receiving this message, please forward this message to caslcompliance@wsp.com so that we can promptly address your request. Note that not all messages sent by WSP qualify as commercial electronic messages. AVIS : Ce message, incluant tout fichier l'accompagnant (« le message »), peut contenir des renseignements ou de l'information privilégiés, confidentiels, propriétaires ou à divulgation restreinte en vertu de la loi. Ce message est destiné à l'usage exclusif du/des destinataire(s) voulu(s). Toute utilisation non permise, divulgation, lecture, reproduction, modification, diffusion ou distribution est interdite. Si vous avez reçu ce message par erreur, ou que vous n'êtes pas un destinataire autorisé ou voulu, veuillez en aviser l'expéditeur immédiatement et détruire le message et toute copie électronique ou imprimée. Vous recevez cette communication car vous faites partie des contacts de WSP. Si vous avez des questions concernant la politique de communications électroniques de WSP, veuillez consulter notre Engagement anti-pourriel au www.wsp.com/lcap. Pour toute question ou si vous croyez que vous ne devriez pas recevoir ce message, prière de le transférer au conformitelcap@wsp.com afin que nous puissions rapidement traiter votre demande. Notez que ce ne sont pas tous les messages transmis par WSP qui constituent des messages electroniques commerciaux.

-LAEmHhHzdJzBlTWfa4Hgs7pbKl

1

Leilani Lee-Yates

From: CP Proximity-Ontario <CP_Proximity-Ontario@cpr.ca>Sent: Monday, January 27, 2020 9:26 AMTo: Leilani Lee-YatesSubject: COMMENTS-Circulation Notice: 21T-18002 & RZ 18-06 - 0 Mount Pleasant Road - The

Biglieri Group Ltd., on behalf of Tropical Land mi. 31.31 Mactier Sd

CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the contents to be safe.

Leilani, This is in reference to the circulation of the noted application which is situated in close proximity to CP’s Mactier Subdivision, classified as a Principal Main Line. This land use is not compatible with railway operations and we request that the following requirements be included as conditions of approval: 1. Dwellings must be constructed such that the interior noise levels meet MOE criteria. A noise study should be carried out by a professional noise consultant to determine what impact, if any, railway noise would have on residents of proposed subdivisions and to recommend mitigation measures if required. The Railway may consider other measures recommended by the study. 2. In addition to the warning clauses indicated in the noise report, a clause should be inserted in all offers to purchase, agreements of purchase and sale or lease and in the title deed or lease of each dwelling within 300m of the railway right-of-way, warning prospective purchasers or tenants of the existence of the Railway's operating right-of-way; the possibility of alterations including the possibility that the Railway may expand its operations, which expansion may affect the living environment of the residents notwithstanding the inclusion of noise and vibration attenuating measures in the design of the subdivision and individual units, and that the Railway will not be responsible for complaints or claims arising from the use of its facilities and/or operations. Regards,

Josie Tomei SR/WA Specialist Real Estate Sales & Acquisitions 905-803-3429 800-1290 Central Parkway West Mississauga, ON L5C 4R3

From: Brashanthe Manoharan <Brashanthe.Manoharan@caledon.ca> Sent: Friday, December 20, 2019 10:56 AM To: circulations@wsp.com; nirmaljit.rai@canadapost.postescanada.ca; CP Proximity-Ontario <CP_Proximity-Ontario@cpr.ca>; 'Stephanie.Cox@dpcdsb.org' <Stephanie.Cox@dpcdsb.org>; MunicipalPlanning@enbridge.com; WestCentralZoneScheduling@HydroOne.com; LPUCPF@mpac.ca; planning@nvca.on.ca; Marcus.Sanderson@opp.ca; ''Larissa Svirplys-Howe' <larissa.svirplyshowe@peelregion.ca>; suzanne.blakeman@peelsb.ca; kathy.barbuto@rci.rogers.com Cc: planninganddevelopment@bell.ca; Leilani Lee-Yates <Leilani.Lee-Yates@caledon.ca>; Casey Blakely <casey.blakely@caledon.ca>; Ann.Lehman-Allison@mpac.ca Subject: Re-Circulation Notice: 21T-18002 & RZ 18-06 - 0 Mount Pleasant Road - The Biglieri Group Ltd., on behalf of Tropical Land

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This email did not originate from Canadian Pacific. Please exercise caution with any links or attachments.

Good morning, Enclosed please find circulation material for the above noted file. The documents enclosed are as follows:

Circulation Letter; Fact Sheet & Location Map; and Site Plan

Hard copies with complete submission requirements are to follow. Comments are due to the lead planner by January 30, 2020. Should you require any further information please contact Leilani Lee-Yates at extension 4228. Best, Brashanthe Manoharan Planning Technician, Planning and Development Community Services Office: 905.584.2272 x.4067 Email: brashanthe.manoharan@caledon.ca Town of Caledon | www.caledon.ca | www.visitcaledon.ca | Follow us @YourCaledon “This message (and any associated files) is intended only for the use of the individual or entity to which it is addressed. The content of the message is the property of the Corporation of the Town of Caledon. The message may contain information that is privileged, confidential, subject to copyright and exempt from disclosure under applicable law. If the reader of this message is not the intended recipient, you are notified that any dissemination, distribution, copying, or modification of this message is strictly prohibited. If you have received this message in error, please notify the sender immediately, advising of the error and delete this message without making a copy. (Information related to this email is automatically monitored and recorded and the content may be required to be disclosed by the Town to a third party in certain circumstances). Thank you.” ------------------------------ IMPORTANT NOTICE - AVIS IMPORTANT ------------------------------ Computer viruses can be transmitted via email. Recipient should check this email and any attachments for the presence of viruses. Sender and sender company accept no liability for any damage caused by any virus transmitted by this email. This email transmission and any accompanying attachments contain confidential information intended only for the use of the individual or entity named above. Any dissemination, distribution, copying or action taken in reliance on the contents of this email by anyone other than the intended recipient is strictly prohibited. If you have received this email in error please immediately delete it and notify sender at the above email address. Le courrier electronique peut etre porteur de virus informatiques. Le destinataire doit donc passer le present courriel et les pieces qui y sont jointes au detecteur de virus. L' expediteur et son employeur declinent toute responsabilite pour les dommages causes par un virus contenu dans le courriel. Le present message et les pieces qui y sont jointes contiennent des renseignements confidentiels destines uniquement a la personne ou a l' organisme nomme ci-dessus. Toute diffusion, distribution, reproduction ou utilisation comme reference du contenu du message par une autre personne que le destinataire est formellement interdite. Si vous avez recu ce courriel par erreur, veuillez le detruire immediatement et en informer l' expediteur a l' adresse ci-dessus. ------------------------------ IMPORTANT NOTICE - AVIS IMPORTANT ------------------------------