CLIENT L OGO Planning Justification Report 7085 Goreway Drive, Mississauga Application for Official Plan Amendment and Zoning By-law Amendment Prepared for 7085 Goreway Developments Ltd. (Redwood Properties) by IBI Group June 17, 2020 IBI GROUP PLANNING JUSTIFICATION REPORT 7085 GOREWAY DRIVE, MISSISSAUGA Prepared for 7085 Goreway Developments Ltd. (Redwood Properties) Table of Contents 1 Introduction ......................................................................................................................... 1 1.1 Summary Planning Opinion ..................................................................................... 1 2 Site Description and Surrounding Uses ........................................................................... 2 2.1 Site Location and Description .................................................................................. 2 2.2 Surrounding Context ................................................................................................ 6 2.3 Transit ...................................................................................................................... 9 3 Site Area and Images ....................................................................................................... 10 4 Development Proposal ..................................................................................................... 14 4.1 Proposed Podium .................................................................................................. 18 4.2 Proposed Residential Towers ................................................................................ 19 4.3 Proposed Townhouse Units ................................................................................... 20 4.4 Parking and Access ............................................................................................... 20 5 Pre-Application Meeting ................................................................................................... 22 6 Supporting Studies ........................................................................................................... 25 6.1 Archaeological Assessment ................................................................................... 25 6.2 Geotechnical Engineering Report .......................................................................... 25 6.3 Hydrogeological Study ........................................................................................... 25 6.4 Phase 1 Environmental Site Assessment .............................................................. 26 6.5 Pedestrian Wind Study .......................................................................................... 26 6.6 Acoustical Feasibility Study ................................................................................... 26 6.7 Arborist Report ....................................................................................................... 27 6.8 Environmental Impact Statement ........................................................................... 27 6.9 Flood Hazard Assessment ..................................................................................... 28 6.10 Traffic Impact Study ............................................................................................... 28 6.11 Housing Report ...................................................................................................... 30 6.12 Functional Servicing Study/ Stormwater Management Report .............................. 30 6.13 List of Low Impact Design Features ...................................................................... 31 6.14 Sun/Shadow Study ................................................................................................ 31 June 17, 2020 i IBI GROUP PLANNING JUSTIFICATION REPORT 7085 GOREWAY DRIVE, MISSISSAUGA Prepared for 7085 Goreway Developments Ltd. (Redwood Properties) Developments Ltd. (Redwood Properties) Table of Contents (continued) 7 Planning Applications ...................................................................................................... 31 7.1 Official Plan Amendment ....................................................................................... 31 7.2 Zoning By-law Amendment .................................................................................... 32 8 Current Planning Status ................................................................................................... 32 8.1 Planning Act ........................................................................................................... 33 8.2 Provincial Policy Statement 2020 .......................................................................... 36 8.3 Growth Plan for the Greater Golden Horseshoe 2019 .......................................... 46 8.4 Region of Peel Official Plan ................................................................................... 53 8.5 City of Mississauga Official Plan ............................................................................ 72 8.6 City of Mississauga Zoning By-law 0225-2007 .................................................... 111 8.7 Toronto Region Conservation Authority ............................................................... 112 9 Pre-Submission Community Engagement Plan .......................................................... 113 10 Planning Instruments ..................................................................................................... 114 10.1 Official Plan Amendment ..................................................................................... 114 10.2 Zoning By-law Amendment .................................................................................. 115 11 Planning Justification .................................................................................................... 122 11.1 Environment ......................................................................................................... 122 11.2 Economic ............................................................................................................. 122 11.3 Social ................................................................................................................... 123 12 Conclusions and Recommendations ........................................................................... 123 Appendix A – Proposed Conceptual Site Plan .......................................................................... 1 Appendix B – Submission Requirements Checklist ................................................................. 1 Appendix C – Draft Official Plan Amendment ............................................................................ 2 Appendix D – Draft Zoning By-law Amendment ........................................................................ 3 June 17, 2020 ii IBI GROUP PLANNING JUSTIFICATION REPORT 7085 GOREWAY DRIVE, MISSISSAUGA Prepared for 7085 Goreway Developments Ltd. (Redwood Properties) List of Figures Figure 2-1: Parcel Mapping of the Subject Lands, Retrieved from Geowarehouse ........... 3 Figure 2-2: Aerial Mapping of Subject Lands, Retrieved from City of Mississauga Interactive Mapping ............................................................................................ 4 Figure 2-3: Zoomed-in Aerial Imagery of Subject Lands, Retrieved from City of Mississauga Interactive Mapping ....................................................................... 4 Figure 2-4: Topographical Survey of Subject Lands, Prepared by KRCMAR .................... 5 Figure 2-5: Existing Conditions Survey, Prepared by Redwood Properties ....................... 6 Figure 2-6: Approximate 800 metre walking distance radius (depicted in blue) around the subject lands (depicted in yellow), Retrieved from Google Earth ...................... 8 Figure 2-7: Mi-Way Transit System Mapping, Retrieved from Grand River Transit ......... 10 Figure 3-1: 3-D East-West View of the Subject Lands and Surrounding Area, Retrieved from Google Earth ............................................................................................ 11 Figure 3-2: 3-D North-South View of the Subject Lands and Surrounding Area, Retrieved from Google Earth ............................................................................................ 11 Figure 3-3: 3-D East West Orientation of the Subject Lands, Retrieved from Google Earth ......................................................................................................................... 12 Figure 3-4: 3-D North South Orientation of the Subject Lands, Retrieved from Google Earth ................................................................................................................. 12 Figure 3-5: Southerly Limit of the Subject Lands, Retrieved from Google Streetview ..... 13 Figure 3-6: View of the Subject Lands along Goreway Drive, Retrieved from Google Streetview ........................................................................................................ 13 Figure 3-7: Northerly Limit of Subject Lands, Retrieved from Google Streetview ............ 13 Figure 4-1: Proposed Development Concept Site Plan, Prepared by IBI Group .............. 15 Figure 4-2: Preliminary 3-D Massing of the Proposed Development from an East-West Orientation of the Subject Lands, Prepared by IBI Group ............................... 16 Figure 4-3: Preliminary 3-D Massing of the Proposed Development from a View across Goreway Drive, Prepared by IBI Group ..........................................................