Main Street North Revitalization
(Development Permit System)
Overview 
Main Street North has been identified as a distinct “Character Area” within the Downtown Brampton precinct of the Central Area. It acts as the entry point into the historic Downtown Brampton and the Central Area as a whole. It is a unique and historical area, based on the lot pattern, the presence of older historical dwellings and remaining mature tree canopy. Originally a residential area, there has been a gradual and ongoing transition of the area to more commercial type uses. There has been a desire to properly capture its characteristics within the planning framework and set in place policies that would help the revitalization and respectful transformation of the area.
Study Area
The study area generally includes the lands straddling Main Street North between Church Street and Vodden Street. It also includes lands on the east side of Isabella Street and Thomas Street as well as some lots on Victoria Terrace, William Street, Bird Avenue, Ellen Street, and Alexander Street.
Visioning
A vision for Main Street North was presented on two occasions at informal public meetings in 2006 and July of 2007. There was a general affirmation for the direction taken with regard to land use, urban design and other principles set out in this study. The Urban Design Study that was prepared can be found here.
Development Permit System
To implement the desired policy framework, staff propose the use of a new tool under the Planning Act called the Development Permit System (DPS). This combines zoning, site plan and minor variances into one approval with the aim to streamline planning processes and facilitate redevelopment. It also allows greater flexibility in the planning framework to secure important land use, urban design, streetscape and other objectives. A technical paper prepared by Meridian Planning was prepared as the first step in moving forward with a new planning framework for Main Street North. This document can be found here.
For a general background to Development Permit Systems and an overview of the Main Street North Development Permit System the presentation made to the Planning Design and Development Committee of April 6, 2009 is a useful reference. The Staff Planning Report also provides a good background to the unique characteristics of the area, the proposed planning goals and development permit systems in general.
Draft Implementation Documents
Subsequent to the public meeting a number of revisions were undertaken to the implementation documents. The structure of the documents is now as follows.
Official Plan Amendment
The Official Plan amendment is simplified, providing broad policies for establishing Development Permit System area, revisions to existing policies to support some of the objectives of the DPS, outlines the Main Street North DPS area and provides broad policies and objectives. The area is identified as the “Proposed Main Street North Development System Area”. The specific “vision” policies are now situated in the Development Permit By-law itself. The draft Official Plan Amendment can be found here.
Development Permit By-law
The Development Permit By-law is now revised and functions as a stand-alone by-law (it is no longer connected to the Zoning By-law). It has also been restructured to incorporate a vision section, the regulations, guidelines and processing aspects of development permits. A new general Development Permit By-law general provisions are also established which establish broad requirements for this DPS area and any other potential future DPS areas. Creating a stand-alone DPS by-law also required creating DPS General Provisions that will be the basis for this DPS area and other future DPS area in the City. Future DPS by-laws will link into the DPS General Provisions as separate chapters. The area impacted by Special Policy Area 3 (regulatory floodplain) has been removed. The proposed land use changes to that area will be dealt with through the process to revise the SPA 3 policies.
Development Permit By-law General Provisions
The Development Permit By-law General provisions operate much like general provisions of a Zoning By-law, and would apply to all Development Permit System Areas. They include also include definitions. The draft document can be found here.
Main Street North Development Permit By-law
The vision policies, regulations, guidelines, processing requirements are now combined into one by-law document, whereas previously they were separate documents. The Main Street North Development Permit By-law is now divided into the following parts:
Part 1.0 Explanatory Note and Structure
The section gives an overview of the Main Street North Development Permit By-law and sets out the functions of each section. Part 1.0 can be found here.
Part 2.0 Applicability
Identifies the area to which the Main Street North DPS applies. Part 2.0 can be found here.
Part 3.0 Vision and Policies
This section provides the general vision and policies that guide land use in the DPS area. It describes the various sub-character areas, and goals for these areas. Development Permits are assessed in accordance with the policies.
Part 3.0 can be found here.
Part 4.0 Regulations
This section sets out the permissions, requirements and restrictions for the various “zones” (called “districts” in the DPS). Some requirements and restrictions are applicable only to certain application types set as set out in Part 5.0. Some requirements are general in nature and set out the need to implement a certain objective. The Guidelines (Part 6.0) then offer direction as to how this can be achieved. Part 4.0 can be found here.
Part 5.0 Application Processing
The application processing section include application submission requirements, fees, establishes the permit review process and other procedural matters related to processing of permit applications. The type of review process varies based on the nature application. Simpler applications such as a façade improvement or pure change in use have less requirements than a more complex proposal. Application fees also vary based on application type. Part 5.0 can be found here.
Part 6.0 Guidelines
The Guidelines provide the detailed considerations for such matters as additions/alterations, building styles, massing, use of materials, streetscape treatments and landscaping. These are referred to in general terms in Part 4.0, while the Guidelines provide direction of how the general requirements are to be fulfilled. The Guidelines also incorporate general requirements related to site servicing. The Guidelines include the following sections:
Introduction, Streetscape and Landscape Guidelines (Section 6.0 to 6.3)
Built Form Guidelines (Section 6.4 to 6.4.6)
Built Form Guidelines (Section 6.4.7 to 6.4.8)
Heritage Guidelines (Section 6.5)
Sustainability, Signage and Engineering Guidelines (Section 6.6 to 6.8)
Public Input and Next Steps
A development permit system is policy-led system in that the vision, goals, objectives, related policies and regulatory framework is established upfront with public involvement. Once the permit system is in place, no public notice of a permit application is required, as the application will be processed within the framework of the Permit System. Therefore, initial public involvement is valued and important to the success of the DPS.
An Open House was held on June 11, 2009. The Public Meeting was held on September 2, 2009. The documents presented at the Public Meeting can be found below. A further Public Information Session was held on April 6, 2011.
Once the public input phase of the process is completed, staff will prepare a recommendation report to Planning, Design and Development Committee, that considers matters raised at the meetings and presents a recommended Official Plan Amendment and Development Permit By-law as well as other related documents.
September 2, 2009 Public Meeting Documents
Chapter 1: Application Processing Manual
Chapter 2: Context
Chapter 3: Vision, Goals and Objectives
Chapter 4: Open Space and Streetscape Guidelines
Chapter 5: Landscape Guidelines
Chapter 6: Sustainable Design Guidelines
- Introduction, Heritage Buildings, Small Scale Infill Development/Redevelopment
- Mid Rise
- High Rise
Chapter 7: Heritage Guidelines
Chapter 8: Sustainability Guidelines
Chapter 9: Signage Guidelines
Chapter 10: Engineering Guidelines (Note: these do not include the proposed Low-Impact Development site servicing standards at this time)
CONTACT
For further information with respect to this initiative, please contact our Central Area Planning Group general number at 905-874-3453, or the project planner Bernie Steiger, Central Area Planner at 905-874-2097.
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