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Our Letter of Opposition Submitted to the City

This letter is in response to a Brampton Public Notice that appeared in the Brampton Guardian, Friday, August 10th, 2007.

We the Citizens for Managed Development at Loafers Lake (CfMDaLL), also known as the Heart Lake High-Rise Task Force, would like to go on public record as being opposed to the current application by Royalcliff Developments Inc. and Lake Path Holdings Inc. c/o Fieldview Construction Corporation, City File #C01E14.024.

Representing the residents of the surrounding affected Site area, we have reviewed the Application and feel that is does not support good planning for the following reasons:

• Current zoning is in place to allow up to 419 units to be built on the Site. The Developer is asking for 1,443 units, which is over three times the current allotment. This is a major increase and it is asked for without, in our opinion, the adequate infrastructure to support this size of a development or population increase.

• The proposal is completely out of character for the Villages of Heart Lake. Based on the history, development to date and the existing culture and look of this area, deployment of high-rise buildings and density of this magnitude would not be minor for this area. We view this type of development as not suitable for this location.

• In our opinion and that of most residents, the number and height of buildings are too high and dense for this area. These proposed buildings far exceed any existing buildings in the area (as there are none existing) and also the 32-storey proposed building would be the highest in Brampton.

• Our understanding is that the City of Brampton has established Intensification Areas within the City. The majority of these areas follow the Queen Street and Hurontario Road corridors. The Application represents a site that is not located in these Intensification Areas. The Developer (and the City) should be pursuing this type of development in other vacant lands currently available within these corridors.

• This development will severely negatively impact the existing area traffic flow, during the construction process and after final completion. Currently, traffic flow around the site is chaotic and not well managed. Sandalwood Parkway is now a major east-west thoroughfare and traffic volume is increasing daily, as development continues in North West and North East Brampton. A Traffic Study has been submitted by GLB Urban Planners on behalf of the Developer. However, due to the critical nature of the traffic concerns, we would want further independent studies to be done. Even with the proposed widening of Sandalwood Parkway to six lanes, we feel that traffic would still be a major problem around this site.

• The reference in the Justification Report submitted by GLB Urban Planners that the residents of this development will be taking public transit, thereby not effecting traffic flow, is very questionable. Studies and fact dictate that majority of transit ridership is comprised of students, seniors and lower-income adults. Most of these demographics would rely on public transit because costs associated with vehicles can be prohibitive. Also, it is more likely that this group would have employment or a need to travel within the City of Brampton, thereby making public transit a viable option for them. Most middle and higher-income families rely on multiple vehicles for mobility and also working residents in these income brackets usually do not work in the same City or local area that they reside, thereby eliminating public transit as a viable option for them. It is our understanding that this proposed Development would be incorporated as a high-end Condominium and be targeted at a higher-income demographic.

• We feel that there are environmental impacts on Loafers Lake and the surrounding green space associated with this Application.

• There is a possibility of widespread and intense flooding from the Etobicoke Creek during high run-off times that would affect the proposed Development, especially the 4- level underground parking garage. Contamination of surrounding water tables and creek system could occur should this underground structure be compromised.

• This much high density would bring added pressure on existing services and infrastructure. Local schools are already exceeding their limits. The local library and recreation center are overloaded as well. Businesses adjacent to the site are already having issues with parking, traffic flow and safety. Increasing the population this dramatically would just add to these problems.

• Going beyond good planning elements, we feel that this Development will also not blend well esthetically with the existing neighborhood development. The Villages of Heart Lake area has been developed as a low-rise community. Elements of intensification exist in the form of Town and Semi-detached homes. These homes are not over 3-storeys in height. Small, medium and larger “estate-style” detached homes also make up the rest of the development in this community. How would High-Rise development be minor and make good planning sense in this area?

• The length of the proposed Project build is also long and would be very disruptive to the surrounding area. The Developer is proposing a 4-phase build-out encompassing 12-15 years to complete. This would cause major problems in many aspects for a long time. 

In closing, we feel that this Application does not pass any the following tests for good planning, as prescribed by the Planning Act of Ontario:

• Does the Application conform to the general intent and purpose of the Official Plan?

o Even though the area is planed for High Density, this also includes Town and Semi-Attached Homes in the definition. High Density does not just mean large height and scale Apartment Structures. What was planned 20+ years ago no longer is a viable option for today’s planning of this Site. It needs to be judged on merits for now, not what was wanted in the past.

• Does the Application conform to the general intent and purpose of the Zoning By-Law?

o Over three times the current allowed number. What about number of units to acre formula?

• Is the Application desirable for the development of the subject lands?

o This may be classified as an Infill Site, but placing this kind of density in an area that has nothing like it and really cannot support it, is not desirable for anyone, especially existing area residents.

• Is the Application minor in nature?

o The numbers and scale of the Project certainly do not deem it as Minor.

We have collected over 2,700 signatures on a petition not supporting this Application. In addition to these residents, many Federal, Provincial and Municipal Government Officials agree with our findings and do not support this Application. We urge City Staff to consider our objections and reasoning when evaluation this Application. As mentioned, this task force is working for the community and we would appreciate that this response be included as part of the public record and that we be notified of any public materials and meetings. We would welcome the opportunity to discuss our views in greater detail.

On behalf of the over 2700 residents in Heart Lake and the Team comprising the CfMDaLL, I thank you for the opportunity to provide a public response and await the results of the Application process.

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Copyright © 2007 Friends of Heart Lake
Last modified: October 24, 2007