R- Report sJ BRAMPTON Planning and Infrastructure Services brompton.co ROWW Gty Committee Committee of the Council of The Corporation of the City of Brampton
Date: May 25, 2015 Planning and Infrastructure Services Committee Files: C10E04.006 Date:_ljy^A <9A| dQtft Subject: RECOMMENDATION REPORT Application to Amend the Official Plan and Zoning By-Law WESTON CONSULTING GROUP INCORPORATED - 2182036 ONTARIO INCORPORATED (To permit an office, & highway and service commercial uses) South and east of Queen Street East and The Gore Road 4523 Queen Street East Ward: 8
Contact: Jessica Kwan, Development Planner, Planning and Building Division, 905-874-3847 Allan Parsons, Manager, Planning and Building Division, 905-874-2063
Overview:
• This report recommends approval in principle, with conditions, of an application to permit a two-storey mixed-use office building with limited retail and service commercial uses (a restaurant and convenience store) and highway commercial uses (gas bar and motor vehicle washing establishment).
• The site is designated "Office" in both the Official Plan and Bram East Secondary Plan (Area 41). An amendment to the Secondary Plan is required to permit the gas bar and motor vehicle washing establishment.
• The proposed gas bar and motor vehicle washing establishment uses are appropriate if provided in conjunction with a minimum amount of office space.
• This development will provide an appropriate amount of office use on a site that is physically separated from other lands planned for offices to the east.
• The statutory public meeting was held on April 7, 2014 and issues of views to the gas station, and the future development of a remnant parcel to the west were raised. R-7
Recommendations:
1. THAT the report from Jessica Kwan, Development Planner, Planning and Building Division, dated May 25, 2015 to the Planning and Infrastructure Services Committee Meeting of June 22, 2015, re: RECOMMENDATION REPORT: Application to Amend the Official Plan and Zoning By-Law, Weston Consulting Group Incorporated - 2182036 Ontario Incorporated, Ward: 8, File: C10E04.006 be received;
2. THAT the applications be approved in principle and staff be directed to prepare the appropriate amendments to the Official Plan and Zoning By-law;
3. THAT the Secondary Plan be amended, generally as follows:
3.1) To add site-specific policies in accordance with the following:
• permitting a limited amount of gross floor area for a gas bar, motor vehicle washing establishment, and retail and service commercial uses, only in conjunction with a minimum amount of office space so that offices are the primary use on the site; • implementing architectural and landscaping design policies based upon the approved Urban Design Brief to recognize the "gateway" function of this segment of Queen Street East; and • recognizing the development of the site in conjunction with the abutting parcel to the west.
4. THAT the Zoning By-law be amended, generally as follows:
4.1) to rezone the site from "Agricultural (A)" to "Floodplain (F)", "Open Space (OS)", and a site-specific "Office Commercial (OC)" zone subject to the following:
a) Permitted uses:
i. an office (including medical, dental and drugless practitioners offices and real estate office); ii. the following uses are permitted only in conjunction with a minimum of 950 square metres of office space: a. a gas bar; b. a motor vehicle washing establishment; c. a convenience store; and d. a take-out restaurant.
b) Requirements and Restrictions:
i. Minimum setback to Queen Street: 4.5 metres ii. Minimum setback to The Gore Road: 4.5 metres iii. Minimum building height: 2 storeys FI-3
iv. Maximum building height: 3 storeys v. Maximum gross floor area for retail and service commercial: 570 square metres vi. Minimum landscape open space abutting a public street: 4.5 metres vii. Minimum Parking requirements: - Motor vehicle washing establishment: 5 spaces - All other uses: 1 space per 31 sq. m. of gross floor area viii. No outside storage shall be permitted, and ix. No drive-through facilities shall be permitted.
5. THAT prior to the adoption of the Official Plan Amendment and the enactment of the Zoning By-law:
5.1) the Urban Design Brief shall be approved to the satisfaction of the Director of Land Development Services;
5.2) the Functional Servicing Report dated and Stormwater Management Report prepared by Jain Consultants International Inc. shall be approved to the satisfactory of the City's Development Engineering Services Division and the Region of Peel, in consultation with the Toronto Region Conservation Authority;
5.3) a Phase 1 Environmental Site Assessment (and Phase 2 Environmental Site Assessment, if required) and shall be provided confirmation of the Record of Site Condition (in compliance with the most current regulations), to the satisfaction of the Chief Building Official and the owner shall be agreeable to the implementation of the requirement of the Department;
5.4) the Owner shall gratuitously convey all portions of the property that are determined to be part of the regional floodplain or valley corridor, to the satisfaction of the Chief Planning and Infrastructure Services Department and the City Solicitor, in consultation with the Toronto Region Conservation Authority;
5.5) the Owner shall sign the Bram East Phase 1 Cost Sharing Agreement, and provide the City with a written acknowledgement from the Trustee appointed pursuant to the agreement that the agreement is executed and the payments required by the agreement are delivered, and that this application to amend the Official Plan and Zoning By-law may proceed for approval; and
5.6) the Owner shall agree in writing to the form and content of the implementing Official Plan and Zoning By-law. FI-«*
6. THAT prior to the adoption of the Official Plan Amendment and enactment of the Zoning by-law, the applicant shall enter into a rezoning agreement with the City and the Region, which shall include the following: 6.1) priorto the issuance of a building permit, site plan approval shall be obtained, which shall include the submission of a site development plan, landscaping, grading and storm drainage plan, elevation and cross section drawings, fire protection plan and engineering and servicing plans;
6.2) the Owner shall agree to implement the requirements of the approved Urban Design Brief through the site plan approval process including the provision of high quality landscaping and building material;
6.3) priorto site plan approval, the Owner shall provide an Archaeological Assessment(s) for all of the lands within the subject application and shall mitigate adverse impacts to any significant archaeological resources found, to the satisfaction of the Chief Planning and Infrastructure Services Officer and the Ministry of Tourism, Culture and Sport. No demolition, grading, filling, or any form of soil disturbances shall take place on the subject property prior to the acceptance of the Archaeological Assessment by the Ministry indicating that all archaeological resource concerns have met licensing and resource conservation requirements. In this regard, the applicant is required to submit to City Heritage staff the Archaeological Assessment(s) and letter(s) of acceptance from the Ministry for review;
6.4) the Owner agrees to not object to a future access easement, if required, in favour of the abutting parcel located to the west (the Orchard Ridge Parcel), to the satisfaction of the Chief Planning and Infrastructure Services Officer;
6.5) the Owner agrees that during any phase of topsoil stripping, grading or construction, should a cemetery be discovered, the Owner shall, at their expense, undertake mitigation measures to the satisfaction of applicable provincial agencies and the Chief Planning and Infrastructure Services Officer;
6.6) prior to site plan approval, the Owner shall gratuitously dedicate lands required to meet the Regional Official Plan requirements for Queen Street East and The Gore Road, including any additional property that may be required but not limited to utilities, sidewalks, multiuse pathways and transit/bay shelters;
6.7) prior to site plan approval, the Owner shall gratuitously dedicate 0.3 metre reserves along the frontage of Queen Street East and The Gore Road behind the property line;
6.8) prior to site plan approval, the Owner shall provide a traffic control signal easement, in favour of the Region, at the proposed full moves access on the Gore Road; Fi-5
6.9) prior to site plan approval, the existing median break on Queen Street East for the existing access will be closed at the expense of the Owner and that a continuous median shall be provided;
6.10) the Owner agrees that all lands to be dedicated are to be free and clear of all encumbrances, and all costs associated with the transfer of land will be the responsibility of the Owner. The Owner must provide the necessary title documents and a draft reference plan(s) for review and approval priorto deposit;
6.11) priorto site plan approval, the Owner shall grant all necessary easements to the appropriate authorities as may be required for the installation of utilities and municipal services to service the lands;
6.12) prior to site plan approval, the Owner shall obtain a permit to demolish the residential dwelling at 4523 Queen Street East in accordance with Section 33 of the Planning Act and By-law 203-99;
6.13) the Owner shall agree and acknowledge that the site configuration shown on the conceptual site plan within this report is not final and approved by the City. The site is subject to further review and possible revisions during the site plan approval process and that the final plan must adhere to the City's requirements and guidelines.
6.14) the Owner shall pay all applicable Regional, Cityand Educational development charges in accordance with respective development charges by-law;
6.15) the Owner will be required to pay cash-in-lieu of parkland dedication in accordance with the Planning Act and City Policy; and
6.16) the Owner shall agree that on-site waste collection is required through a private waste hauler.
7. THAT the decision of approval for the subject application be considered null and void and a new development application be required, unless a zoning by-law is passed within 36 months of the Council approval of this decision, or to an extended time at the discretion of the Chief Planning and Infrastructure Services Officer.
BACKGROUND
Origin
This application was submitted by Weston Consulting Limited on behalf of 2182036 Ontario Inc. on November 6, 2013. R-lo
Date of Public Meeting
The public meeting for this application was held on April 7, 2014. One member of the public that resides on Kelways Circle (located south of the site) and a representative of the owner of the abutting vacant land parcel to the west spoke at the meeting. Please refer to Appendix 7 for a summary of the public meeting.
Planning Area
The site is located along a segment of Queen Street East that is considered to be "gateway" to the Citydue to its proximity to Highway 50 (easterly boundary of the City).
PROPOSAL
The application proposes a two-storey mixed-use building that will include offices, retail and service commercial uses ( a convenience store and take-out restaurant), and highway commercial uses (gas bar and motor vehicle washing establishment).
The applicant has made several changes to the plan since the statutory public meeting was held. The changes include:
• relocating the proposed 2-storey building on site so that the main entrance is oriented to Queen Street; • relocating the motor vehicle washing establishment and gas bar so that they are less visible from the streets; • reducing the number of gas service pumps from 10 pumps to 6 pumps; and • increasing the number of pedestrian connections to both Queen Street and The Gore Road.
Details of the proposal are as follows:
• A two-storey building with approximately 1,600 square metres (18,275 square feet) consisting of:
o 1st floor: office uses, take-out restaurants and a convenience store floor; and o 2nd floor: office uses.
Six (6) gas service pumps with overhead canopy;
Motor vehicle washing establishment with a 10-car stacking lane;
58 parking spaces;
• Right-in/right-out vehicular access on Queen Street and a full moves access on The Gore Road; Fl-1
• 4.5 metre wide landscape strips along Queen Street and the Gore Road;
• Existing dwelling and garage to be demolished to accommodate the proposal; and
• 10 metre wide buffer from the valley along the site's easterly boundary.
The updated conceptual site plan is shown in Figure 1.
Figure 1: Conceptual Site Plan
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QUEEN STREET E Fl-S
Figure 2: Concept Plan Including the Orchard Ridge Parcel
Orchard Ridge Parcel Queen street
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BOShNG EXECUTIVE /ALLS' : ENT1ALHOUSING
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Property Description and Surrounding Land Use
The site has the following characteristics:
♦ has an area of 0.76 hectares (1.88 acres);
♦ has 131 metres of frontage along Queen Street East and 150 metres along The Gore Road;
♦ contains a single detached dwelling and a garage, which are proposed to be demolished to accommodate the development proposal. FI-1
Figure 3: Location Map
The surrounding land uses are described as follows: North: Queen Street East, and beyond is vacant agricultural land that is subject to a development application by TAC Holborn Corporation (Files: C10E04.005 & 21T-13004B);
South & East: Valleyland, and beyond are vacant agricultural lands; and
West: a small vacant parcel owned by Orchard Ridge Lands, and beyond is The Gore Road. PI-10
PLANNING ANALYSIS SUMMARY
The proposed mixed-use (office, retail, service commercial) and highway commercial uses are supported provided that a minimum amount of office uses are delivered and offices are the primary use on the site. These requirements will be identified in the implementing Official Plan and Zoning By-law amendments, and will ensure that the intent of the Official Plan's "Office" designation is maintained.
Although the highway commercial uses (gas bar, motor vehicle washing establishment) are not permitted by the "Office" designation, the uses are appropriate in this case due to the physical constraints of the site (small size, separation from other planned office lands). In this regard, it is not anticipated that the site would realistically develop for office uses unless the additional uses were permitted.
Abutting this site to the west, at the southeast corner of Queen Street and The Gore Road, is a small vacant parcel of land (Orchard Ridge Parcel) that has limited development potential due to its size. The Region of Peel is contemplating the acquisition of the parcel for road widenings; however, if the Region does not acquire the Orchard Ridge Parcel, it may be developed in conjunction with the subject site as shown on Figure 2 of this Report. This report recommends a condition of approval that would require this site's owner to provide an access easement in favour the Orchard Ridge Parcel, if required in the future, to accommodate the development of the Orchard Ridge Parcel.
Priorto implementing the Official Plan and Zoning By-law amendments, the valleylands located at the easterly limit of the site will be conveyed to the Cityto preserve the natural heritage features.
The public meeting was held April 7, 2014 and two (2) members of the public spoke in reference to this application and one (1) correspondence was received. Please refer to appendix '5' for a summary of the public meeting and correspondence received.
In general, the proposal is supportable and represents good planning.
Corporate Implications:
Financial Implications
There are no financial implications associated with this application to amend the Official Plan and Zoning By-law. Other Implications
There are no corporate implications associated with this application to amend the Official Plan and Zoning By-law.
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Strategic Plan:
This application to amend the Official Plan and Zoning By-law is consistent with the City Strategic Plan's "Growing" priority of building complete communities and "Thriving" priority by supporting and attracting businesses in the City of Brampton.
Respectfully submitted:
^ >iessicaKwari Paiil SnapffMCIP, RPP Development Planner Director, Development Services Planning & Infrastructure Services Planning/& Infrastructure Services
Approval for Submission: IrfittaJs Date Chair, SMT fcC*" -J— 1 Department Chief ^r IS/oUi 1 Chief Administrative Officer tJfa /fr/06//* '
APPENDICES
Appendix 1- Official Plan (Schedule "A" General Land Use Designations) Extract
Appendix 2- Secondary Plan Land Use Map
Appendix 3- Existing Zoning Plan Extract
Appendix 4- Existing Land Use Map
Appendix 5 - Concept Plan
Appendix 6 - Detailed Planning Analysis
Appendix 7 - Public Meeting Summary
Appendix 8 - Correspondence Received
Appendix 9 - Results of Application Circulation
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EXTRACT FROM SCHEDULE A (GENERAL LAND USE DESIGNATIONS) OF THE CITY OF BRAMPTON OFFICIAL PLAN
ESTATE SUBJECT LAND OFFICE RESIDENTIAL
BUSINESS RESIDENTIAL OPEN SPACE CORRIDOR
APPENDIX 1 SI BRAMPTON OFFICIAL PLAN DESIGNATIONS bramplo.ua FlOWer City WESTON CONSULTING PLANNING AND INFRASTRUCTURE SERVICES 2182036 Ontario Inc. 0 50 100 Drawn By: CJK Metres Date: 2013 11 07 CITY FILE: C10E04.006 R -13
SUBJECT LANDS
EXTRACT FROM SCHEDULE SP41(A) OF THE DOCUMENT KNOWN AS THE BRAM EAST SECONDARY PLAN
RESIDENTIAL LANDS: ROAD NETWORK : Low Density Highway EMPLOYMENT LANDS: Major Arterial Office Node Local Road Mixed Commercial / Industrial OPEN SPACE: Valleyland
APPENDIX 2 S BRAMPTON X SECONDARY PLAN DESIGNATIONS biampton.10 FlowerCity WESTON CONSULTING PLANNING AND INFRASTRUCTURE SERVICES 2182036 Ontario Inc.
Date: 2013 11 08 Drawn By: CJK CITY FILE: C10E04.006 Fi —IS
SUBJECT LAND RESIDENTIAL COMMERCIAL FLOODPLAIN
ZONING INDUSTRIAL AGRICULTURAL BOUNDARY
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APPENDIX '6' DETAILED PLANNING ANALYSIS
Provincial Policy Statement
The application is consistent with matters of provincial interest as identified in the Provincial Policy Statement. Specifically, it conforms to Section 1.3.1 which states "Planning authorities shall promote economic development and competitiveness by providing for an appropriate mix and range of employment uses to meet long term needs".
Official Plan
General Land Use
The site is predominantly designated "Office" and forms part of the area known as the "Bram East Office Centre" in the Official Plan. A small portion at the easterly limit of the site is designated "Open Space".
Permitted uses in the "Office" designation include, but are not limited to, offices, professional or administrative offices, hotels, accessory and personal service, retailing, restaurants, convenience retail uses and business support activities. The proposed highway commercial uses (gas bar and motor vehicle washing establishment) are not permitted in the "Office" designation.
Despite this, Section 4.3.7 (Motor Vehicle Commercial) of the Official Plan states that:
"motor vehicle commercial uses are permitted in all land use categories, subject to the appropriate designation in the respective Secondary Plan".
Based upon Section 4.3.7, an amendment to the Official Plan will not be required, however, a Secondary Plan is proposed the Secondary Plan to permit the highway commercial uses.
The "Open Space" designated lands are intended primarily for the preservation of natural heritage features. Development is generally prohibited on lands with this designation, however, the extent of these areas are subject to some adjustment as confirmed by studies, in consultation with the Toronto and Region Conservation Authority (TRCA).
This application does not propose any adjustment to the limit of valley, but does propose some change to the limit of the required 10 metre buffer area along the valley to accommodate development. Specifically, the adjustment will result in buffer widths between 6.0 metres to 16.0 metres.
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"Primary Intensification Corridor & "Major Transit Station" Designations
This site is located along segment ofQueen Street that is identified as a "Primary Intensification Corridor" on Schedule 1 - City Concept ofthe Official Plan. The policies associated with this designation (Section 3.2.6) identifythat these areas are to achieve a floor space index of 1.5 over the entire Intensification Corridor, within buildings 2-10 storeys in height.
This site is also designated "Major Transit Station" on Schedule 1 - City Concept of the Office Plan. The associated policies (Section 3.2.4) state that these areas are to generally achieve a floor space index of 1.5 over the entire Major Transit Station Area within buildings 3-10 storeys in height.
Due to the physical constraints of the site, the proposed 2-storey development is appropriate and is determined to generally satisfy the intent of these policies. The intended floor space index of 1.5 for the entire Major Transit Station Area can still be achieved through the development of other "Office" designated lands to the east, which are also located within the "Major Transit Station Area".
The proposed development is therefore generally in keeping with the Official Plan and maintains the objective of the Employment Area policies (Section 4.4) as it continues to "protect the supply of designated employment areas and enhance employment opportunities within the City" by providing an amount of office space suitable for the site.
Secondary Plan
The site is designated "Employment Lands: Office Node" in the Bram East Secondary Plan (Area 41). Permitted uses in this designation include, but are not limited to, business, professional or administrative offices, hotels, accessory and personal service retailing, food and beverage establishments, convenience retail uses and prestige types of manufacturing or assembly that are compatible with an office or research environment.
While the proposed office, and retail and service commercial uses are permitted in the "Office Node" designation, the highway commercial uses (gas bar and motor vehicle washing establishment) are not permitted.
Section 3.2.6 of the Secondary Plan states that:
"Individual primary office projects are permitted at a minimum density of 0.5 Floor Space Index (FSI) and a maximum density of 1.5 FSI coverage within the Office Node designation. The retail and service commercial component of office projects and blocks shall not exceed 20% of gross floor area. Lot sizes shall generally be a minimum of 0.8 (2.0 acres) while larger lots are encouraged along major arterial roads."
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By contrast, the proposal would create an FSI of 0.22 and the retail and service commercial component would occupy 33.4 % of the building's gross floor area.
An amendment to the Secondary Plan is required to permit the proposed gas bar and motor vehicle washing establishment, and to permit a higher percentage of building to be used for retail and service commercial uses. These amendments are appropriate provided that the uses are permitted only in conjunction with a minimum amount of office space so that the automobile-related and retail and service commercial uses are ancillary to the office uses.
Design requirements will also be included in the amending policy so that the site will have an overall appearance that is in keeping within the intended office character. Specifically, it will reference the need for upscale building materials (i.e. brick, stone, vision glass), a high degree of architectural articulation (i.e. variation of rooflines and fagade treatment), and upscale landscaping (i.e. significant vegetation, decorative metal fencing and masonry columns).
Zoning
The lands are zoned "Agricultural (A)" by Zoning By-Law 270-2004, as amended. A site-specific amendment to the Zoning By-law is proposed to redesignate the site with an "Office Commercial (OC)" zone that would permit office uses as the principal use, and retail and service commercial uses (take-out restaurants and convenience store), highway commercial uses (a gas bar and a motor vehicle washing establishment) as accessory uses. Specific zoning provisions will require a minimum of 950 square metres of office floor space to be provided in conjunction with the highway commercial uses and a maximum of 570 square metres of retail and service commercial uses.
The valley portion of the lands will be rezoned to "Floodplain (F)" and will be conveyed to the City prior to the implementation of the amending Official Plan and Zoning By-law documents. The buffer zone, generally located between the limits of the valley and the limits of development will be rezoned to "Open Space (OS)" and will not be conveyed to the City. Development will not be allowed on "Open Space" lands.
An amendment to the Zoning By-law's minimum parking requirements is also proposed to accommodate the development of the site, and is supported by a Parking Study. The details of the proposed parking reduction are discussed in the Parking Section of this Appendix.
Land Use
The segment of Queen Street East between Beaumaris Drive and Highway 50, which includes this site, is planned by the Official Plan for development with significant office uses. However, due to the characteristics of this site and its relationship to the surrounding developable lands planned for offices, it would be difficult for that type of
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development to be realized on this site. The physical constraints and problematic context of the site include:
• relatively small size (0.76 hectare /1.88 acres); • irregular shape; and • physical separation from the other office designated lands due to a valley to the east and The Gore Road to the west.
For these reasons, the proposed 2-storey building with a minimum of 950 square metres of office, and limited ancillary highway commercial and retail and service commercial uses, are appropriate and are the best means of delivering the intended office uses and a multi-storey building on the site.
The gas bar and motor vehicle washing establishment for this proposal can be sited and designed in a manner to make it compatible with the office uses and the residences located directly across The Gore Road. The proposed development (see Figure 1 Concept Plan) will be designed with a prominent built form, high quality architectural design and landscape treatment that will complement the streetscape and be suited to the "gateway" function of the area. Design details of the proposal are further discussed in the Urban Design Section of this Appendix.
Urban Design
The intent in the Official Plan is to develop this site with superior urban design that reinforces the "gateway" function of this area. This segment of Queen Street, in proximity to Highway 50, is one of the major entrances into the City; therefore, creating a distinguished visual impact in this area is very important. Section 4.4.7 (Bram East) of the Official Plan states:
"Specific urban design policies are required to maintain this gateway, including a requirement for high-qualityarchitecture design and landscape treatment as well as appropriate massing in order to maintain the planned "gateway"effect."
Strong urban form and superior physical design are required to reinforce the use of public transit and foster a pedestrian-friendly environment. In particular, the building functions should be oriented to engage Queen Street to support an enhanced public realm. The Official Plan provides policy direction to support this vision.
Section 4.4.3.5 iii) of the Official Plan states:
"Siteplanning and building design will be based upon street related retail and other grade level uses to create strong pedestrian activity zones and active city streetscapes. The majorityofstore frontages should face and be accessed from street sidewalks."
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Section 4.11.3.6.3 of the Official Plan provides urban design objectives for auto-oriented development and states:
"where permitted, auto-oriented development shall be designed to reinforce street edges, achieve a pedestrian scale and contribute to a high quality public realm and streetscape through a combination of site planning, landscaping and built form."
The Urban Design Brief will be revised to ensure that the above noted policies will be achieved.
The following urban design related policies are recommended to be included in the Urban Design Brief:
• the building is to have a minimum of 2-storeys and shall be strategically massed along Queen Street to reinforce the gateway effect and function of the site; • parking fronting onto public streets is to be minimized and shall be appropriately buffered with dense amount of quality landscaping; • high degree of architectural articulation (i.e. variation of rooflines and fagade treatment), upscale building materials (i.e. brick, stone, vision glass), and landscaping (i.e. significant vegetation, decorative metal fencing and masonry columns) is to be implemented; • automotive-related uses (gas bar and motor vehicle washing establishment) is to be setback and appropriately buffered from Queen Street and The Gore Road; • convenient and safe pedestrian connections linkages to public right-of-ways and transit stops is to be provided; and • outdoor storage is not to be permitted.
Abutting Lands to the West (The Orchard Ridge Parcel)
Abutting this site to the west is a small vacant parcel of land (0.17ha / 0.42 ac). The land parcel (The Orchard Ridge Parcel) is legally owned by Orchard Ridge (Brampton) G.P., which is the developer of the residential dwellings located to the south and west on Kelways Circle and Sea Cliff Crescent. The Orchard Ridge Parcel was originally part of a larger site but was physically separated when The Gore Road was realigned to swing westerly, just south of the intersection of The Gore Road and Queen Street East.
The Region of Peel has indicated that they may need to acquire the Orchard Ridge Parcel to accommodate planned road widenings for the intersection of Queen Street and The Gore Road. The Region is currently reviewing engineering alternatives for the intersection and has advised that a final decision on the acquisition of the Orchard Ridge Parcel will be made at a later date.
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In the event that the Orchard Ridge Parcel is not acquired to widen the intersection, Figure 2 of this reportshows a concept of how the Orchard Ridge Parcel may develop in conjunction with the subject site. The Orchard Ridge Parcel would require amendments to the Official Plan and Zoning By-law if it were to be included in the proposed development.
A recommended condition of this Report ensures that the Owner of the site would not object to an access easement over the site, in favour of the Orchard Ridge Parcel, to accommodate the future development of the Orchard Ridge Parcel.
Traffic and Road
The Traffic Impact Study (TIS) prepared by Paradigm Transportation Solutions Limited has been submitted in support of this application and concludes that the additional peak hour traffic generated from the development will not significantly impact the existing level of service at the Queen Street and The Gore Road intersection, or other streets in the area.
The TIS recommends that only a right in/ right out access be permitted on Queen Street and that it should be located approximately 185 metres east of the intersection of Queen Street and The Gore Road. The existing median on this segment of Queen Street will need to be extended at the expense of the Owner to limit the turning movements at this access.
A proposed full moves access onto The Gore Road, directly opposite Kelways Circle is also supported by both Regional and City staff provided that north and south bound turning lanes to the site are created. This intersection is expected to operate at acceptable levels of service with the installation of traffic control signals by the Region.
Road Widenings
To accommodate the Region's road widening requirements as per the Regional Official Plan requirements, prior to site plan approval, the Owner is required to gratuitously dedicate to the Region:
• 54 meres (27 metres from centerline) for a distance of 245 metres from centerline of The Gore Road intersection along Queen Street East to facilitate the dual left turn lane configuration; and • 54 metres (27 metres from centerline) for a distance of 245 metres from centerline of Queen Street East intersection along The Gore Road to facilitate the dual left turn lane configuration.
Parking
A Parking Study prepared by Paradigm Transportation Solutions Limited was submitted in support of the proposed reduction of parking spaces to accommodate the proposal.
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Based upon the current parking requirements of the City's Zoning By-law, the proposed development would require a total of 76 parking spaces. To help determine how many parking spaces are needed to satisfy the demand for parking on this site, several other sites with similar characteristics were surveyed. The Parking Study concludes the proposed 58 parking spaces (a 23.5% reduction) are sufficientto accommodate the proposal.
The City's Engineering Development Services agrees with the findings ofthe Parking Studythat the proposed 58 spaces can satisfy the expected parking demand for the proposal due to the extensive transitservice (Zum service) that is available along Queen Street.
Servicing
A Functional Servicing Report (FSR) dated October 7, 2013 and a Stormwater Management Report (SWM Report) dated September 15, 2014 and prepared by Jain Consultants International Inc., were submitted in support of the proposed application. The Region of Peel has reviewed the FSR and has advised that water and sanitary sewer infrastructure are available to service the proposed development. The proposed development will be accommodated by the existing 300 mm watermain and 250 mm sanitary sewer located along The Gore Road.
The FSR indicates that the stormwater drainage will need to connect either to the existing 450 mm stormwater sewer on The Gore Road or discharge directly into the creek to service this development. The Toronto and Region Conservation Authority (TRCA) is not in support of the proposed option to discharge stormwater into the creek. The Region has not confirmed whether the existing storm sewer is able to accommodate stormwater discharge from the proposed development.
Prior to the approval of this application, the FSR and SWM Report shall be approved to the satisfaction of the City and Region, in consultation with the TRCA, to ensure the stormwater drainage infrastructure is available to accommodate the proposed development.
18 Fl-2.4
APPENDIX 7' PUBLIC MEETING City File Number: C10E04.006
Members Present: Regional Councillor P. Palleschi - Wards 2 and 6 (Chair) City Councillor V. Dhillon - Wards 9 and 10 (Vice-Chair) Regional Councillor E. Moore - Wards 1 and 5 Regional Councillor J. Sanderson - Wards 3 and 4 Regional Councillor G. Miles - Wards 7 and 8 Regional Councillor J. Sprovieri - Wards 9 and 10 City Councillor G. Gibson - Wards 1 and 5 City Councillor J. Hutton - Wards 2 and 6 City Councillor B. Callahan - Wards 3 and 4
Members Absent: Regional Councillor S. Hames - Wards 7 and 8 (vacation)
Staff Present: Planning and Infrastructure Services Department D. Kraszewski, Senior Executive Director, Planning and Building M. Won, Executive Director, Engineering and Development P. Snape, Director, Development Services, Planning and Building H. Zbogar, Director, Planning Policy and Growth Management M. Viveiros, Administrative Assistant, Planning and Building
Corporate Services Department M. Rea, Legal Services E. Evans, Deputy Clerk S. Danton, Legislative Coordinator S. Pacheco, Legislative Coordinator
Members of the Public: Justin Malfara, Sorbara Development Group Analisa Nasso, Kelways Circle, Brampton
Results of the Public Meeting:
A meeting of the Planning Design and Development Committee was held on April 7, 2014 in the Council Chambers, 4th Floor, 2 Wellington Street West, Brampton, Ontario, commencing at 7:00 p.m. with respect to the subject application. Notices of this meeting were sent to property owners within 900 metres of the subject lands in accordance with the Planning Act and City Council procedures. Two members of the public spoke at the public meeting and written correspondence was received from the Sorbara Development Group on April 3, 2014. Details regarding the comments, and staff's response thereto are provided below.
19 Fl-ZS
Item # 1: Letterfrom Jeff Sollv - Sorbara Development Group (representative of Orchard Ridge Brampton G.P.) dated April 3. 2014
Comments:
The correspondence from Sorbara Development Group identified that the proposed development is not sympathetic to the future development of the abutting parcel to the west, legally owned byOrchard Ridge (Brampton) G.P and that a comprehensive approach to the development should be completed prior to any site-specific recommendations or decisions being made.
Response:
The section ofthe Planning Actnoted in the letter(Section 51(24)) relates specifically to plans of subdivision, and not the subject application (application to amend the Official Plan and Zoning By-law). Notwithstanding this, City staff has considered the developability of the abutting parcel to the west.
See discussion under Appendix 6 - Abutting Lands to the West (The Orchard Ridge Parcel) Section
Item #2: Comments by Mr. Justin Malfara
Comments:
Mr. Justin Malfara, also of Sorbara Development Group reiterated the message in Mr. Jeff Solly's letter that the development should consider the future development of the abutting lands to the west.
Response:
See discussion under Appendix 6 - Abutting Lands to the West (The Orchard Ridge Parcel) Section.
Item #3: Comments by Mr. Analisa Nasso
Comments:
Ms. Analisa Nasso, Kelsway Circle, Brampton, noted that the back of her house faces the subject site and expressed concerns regarding the proximity of the proposed gas bar to her backyard. Ms. Nasso requested that the developer provide appropriate landscaping and fencing to buffer the site of the development from the houses that faces the site.
20 FI-2.U
Response:
The concept plan has been designed to minimize views to the gas station from the residences on Kelways Circle. Specifically, the gas pumps were further setback from The Gore Road and the number of gas pumps has been reduced. The approved Urban Design Brief will require that appropriate landscaping be implemented along The Gore Road. Final landscaping details will be addressed and implemented through the site plan approval process.
21 PI-2-1
APPENDIX '8' RESULTS OF APPLICATION CIRCULATION City File Number: C10E04.006
22 R-2.8
APPENDIX '9' CORRESPONDENCE RECEIVED City File Number: C10E04.006
23 P\'TJ\
Comments from the City's Transportation Planning Section:
October8, 2014: We have completed our review of the revisedTraffic Impact Study and have no transportation concerns from the City's perspective.
April 27, 2015: We have reviewed the revised parking study submitted by Paradigm Transportation Solutions Ltd., dated April 7, 2015 and agree with the conclusion that 58 spaces should be sufficient to fulfill the parking requirements of the proposed development.
Comments from the City's Development Engineering Services:
Sept 30, 2014: I have reviewed the noise impact study dated September 16, 2014 prepared by HGC Engineering and find it capable of supporting the proposed application.
Nov 10, 2014: The applicant is trying to get approval from the Region to connect to their storm sewer in The Gore Road and/or approval from the TRCA to have a storm outlet at the creek. The final location of the storm outlet will determine the site servicing and grading ultimate design. At this time, we are requesting that the applicant provides confirmation from one of the above-mentioned agencies that a storm outlet has been provided for this site.
Comments from the Region of Peel
Dec 1, 2014: Please note that there have been ongoing questions about the property that is at the immediate south-east corner of Queen Street East and The Gore Road. As noted in the attached comments, the Region has not completed our alternative design solution for the intersection of Queen Street and The Gore Road. At this time, we have not determined if we will need to expropriate this property or not. As it is not owned by the applicant for 4523 Queen Street, I hope this does not hinder the application proceeding.
We have no concerns at this time with the Official Plan and Rezoning Application, and the comments provided can be addressed at the subsequent Site Plan stage.
24 pl-3o tfF Planning and Infrastructure Services brampton.ca FlOWef City Planning and Building
Date: December 04,2014
To: Anthony D. Magnone
From: Adrianna Gilley
RE: Fiie#C10E04.006 2182036 Ontario incorporated 4523 Queen Street East
I have had the opportunity to review the following documentation submitted in support of the above noted application:
• Phase I Environmental Site Assessment (ESA) dated September 8, 2014 and prepared by Exp. Services Inc. for the site identified in the report as Part of Lot 4, Concession 10, Northern Division, Toronto Gore, as in R01021633, Save and Except Parts 1 and 2, Plan 43R-28658; Part of Road Allowance between Concession 9 and 10, Northern Division, Toronto Gore, Closed by R0986977, Described as Part 1, Plan 43R18076, Save and Except Part 1, Plan 43R28431, City of Brampton, Regional Municipality of Peel; 4523 Queen Street East, City of Brampton, Ontario. (Project No. MRK-00208381-003)
• Phase II Environmental Site Assessment (ESA) dated September 10, 2014 and prepared by Exp. Services Inc. for the site identified in the report as Part of Lot 4, Concession 10, Northern Division, Toronto Gore, as in R01021633, Save and Except Parts 1 and 2, Plan 43R-28658; Part of Road Allowance between Concession 9 and 10, Northern Division, Toronto Gore, Closed by R0986977, Described as Part 1, Plan 43R18076, Save and Except Part 1, Plan 43R28431, City of Brampton, Regional Municipality of Peel; 4523 Queen Street East, Cityof Brampton,Ontario. (Project No. MRK-00208381-003) Exp. Services Inc concluded in the Phase I ESA dated September 8, 2014 that due to the presence of a furnace oil AST within the basement of the residential dwelling, a Phase II ESA must be completed to investigate soil and ground water quality. Exp. Services Inc concluded in the Phase II ESA dated September 10, 2014 that the collected soil and ground watersamples were within the MOE Table 8 standards for all of the parameters analyzedand no further environmental assessment work is required. The owner is required to provide a copy of the filing of a record of site condition with the Ministry of the Environment and Climate Change to the satisfaction of the Chief Building Official. I hope that this information is adequate for your present needs. Should you have any questions, please do not hesitate to contact me at (905) 874-2445.
Regards,
Adrianna Gilley Building Plans Examiner Planning and Infrastructure Services Building Division Ft-31
Kwan, Jessica
From: Adam Miller
Hi Jessica,
Given the additional compensation area proposed as part of the plan, we have no concerns with the proposal.
Thanks
Adam Adam Miller | Planner II, Planning and Developrnenl jToronto and Region Conservation Authority | 5Shoreham Drive | Toronto, ON jM3M 1S4 S 416 661-6600 ext. 5244 | ~: 416-661-6898 | > : [email protected] | ~: www.trca.on.ca
From: "Kwan, Jessica"
Hi Adam, Iam advised by the applicant that the TRCA has reviewed the revised concept plan (attached) and have no objections with the revisions. The City would like confirmation as the Recommendation Report is currently underway and is scheduled for aJune Planning Committee meeting. Please advise.
Thanks, Jessica
Jessica Kwan
Development Planner Development Services - Planning & Infrasttuclnre Services Departnienl City of Brampton -2Wellington Street W.. Brampton, ON. I.oY 4R2
cmi iiI: Jessica,kwan ((.'j brainpton.cn
telephone: 905-S74.1S47 fax: (M)5-X74-1W<) *-"" M BRAMPTON brcmptoico Flower City
Please review the City of Brampton e-mail disclaimer statement at: www.brampton.ca/en/Info-Centre/Paaes/Privacv-Statement.aspx
[attachment "(2)4253 QueenStreet Site Plan Apr 01 I5.pdf" deleted bv Adam Miller/MTRCAI
"PLEASE CONSIDER THE ENVIRONMENT BEFORE PRINTING, STORING OR FORWARDING THISMESSAGE'
Toronto and RegionConservationAuthority Confidentiality Notice: The information contained in this communication including any attachments may beconfidential, isintended only for useofthe recipient(s) named above, and may belegally privileged. If the reader ofthe message isnot the intended recipient, you are hereby notified that any dissemination, distribution.disclosure orcopying of thiscommunication is strictly prohibited. If you have received thiscommunication inerror, please resend thiscommunication to the sender and delete it permanently from your computer system. Thankyou." f=l-33
-^Toronto and Region Conservation forThe Living City*
December 2, 2014 CFN 50353.01
BY EMAIL AND MAIL: [email protected]
Ms. Jessica Kwan, Development Planner Planning and Infrastructure Services City of Brampton 2 Wellington Street West Brampton, ON L6Y4R2
Dear Ms. Kwan:
Re: Official Plan & Zoning By-law Amendment Application - C10E04.006 4523 Queen Street East City of Brampton 2182036 Ontario Incorporated (Agent: Weston Consulting Group)
Further to our letter dated May 8,2014, this letter will acknowledge receipt of the applicant's recent circulation (received October 7,2014). Toronto and Region Conservation Authority (TRCA) staff has reviewed the circulation and its supporting materials and provide the following comments as part of TRCA's commenting role under the Planning Act, the Authority's delegated responsibility of representing the provincial interest on natural hazards encompassed by Section 3.1 of the Provincial Policy Statement (PPS, 2014); TRCA's Regulatory Authority under Ontario Regulation 166/06, Development, Interference with Wetlands andAlterations to Shorelines and Watercourses; and our Memorandum of Understanding (MOU) with the Region of Peel, wherein we provide technical environmental advice.
Purpose ofthe Application ItIsour understanding that the purpose ofthe above noted application is to amend the Bram East Secondary Plan to allowfor the proposed automotive components (i.e., gas bar and car wash) on the subject lands and itwill be necessary to determinewhether the proposed developmentis consistent with the planned function of the "Office" designation and the associated Intensification Corridor and Transit Supportive policies. Also, we understand an amendment to the Zoning By-law to rezone the lands in accordance with the office, highway commercial and open space uses being proposed on the plan is required.
Recommendation As currentlysubmitted, the materials received to-date by TRCAdo not satisfy TRCA's requirements. On the basis of the comments noted below(Appendix I), final recommendations are premature until the comments are addressed to the satisfaction ofTRCA staff.
Tel. 416.661.6600, 1.888.872.2344 | Fax. 416.661.6398 | infoi^trca.on.ca I 5 Shoreham Drive, Downsview,ON M3N 154
.?<,,-1,,-r „.' <•(.)•>.•/,•.-/,.•,. r):it.uio www.trca.on.ea H-54
Ms. Kwan lJL: December 2.2014
Applicable Policies and Regulation A significant portion of the subject lands are regulated by the TRCA under Ontario Regulation 166/06, and are subject to the policies within TRCA's Valley and Stream Corridor Management Program (VSCMP). A TRCA permit will be required prior to any works commencing within the Regulated Area of the Humber River Watershed. Should the project advance to the permit stage, TRCA will notify the proponent of the appropriate permit fee(s) and process.
Conclusion TRCA staff has reviewed the materials included with your circulation and provide comments, which are identified in Appendix I. TRCA staff will continue to work closely with City of Brampton staff, the proponent and their consultants to ensure that TRCA's expectations for meeting our comments are met We look forward to reviewing the updated/revised submissions for our review.
I trust these comments are of assistance. Should you have any further questions or comments, do not hesitate to contact the undersigned.
AdanTMiller Planner II Planning and Development Extension 5244 /am cc: Hilary Vaillancourt, Weston Consulting Group: hvaillancourt(g)westonconsuUinq.com Alan Young, Weston Consulting Group: avounq(5)westonconsultinq.com
F:\Home\Public\Devctopmem ServicesPed Rexion\BramptorifFN 50353.01 _4523Queen Street Fast_CI0F.04.006J)ecembcr2-14 Fi-as
Ms. Kwan 1j3z December 2.2014
APPENDIX I: TRCA Comments
The following materials were received by the TRCA:
Cover Letter, dated October 7, 2014, prepared by Weston Consulting; Response Matrix, dated September 19, 2014, prepared by Weston Consulting; Response Letter, dated September 15, 2014, prepared by Jain Infrastructure Consultants Incorporated; Functional Servicing Report & Design Servicing Brief, dated September 16, 2014, prepared by Jain Infrastructure Consultants Limited; Stormwater Management Report, dated September 15, 2014, prepared by Jain & Associates Limited; Site Plan, Drawing No. SP1, dated September 3,2014, prepared by Avenue Architecture Incorporated; Conceptual Site Servicing Plan, Drawing No. SS1, dated August 2014, prepared by Jain Infrastructure Consultants Limited; Pre-Development Drainage Areas, Drawing No. DR1, dated August 2014, prepared by Jain Infrastructure Consultants Limited; Post-Development Drainage Areas, Drawing No. DR2, dated August 2014, prepared by Jain Infrastructure Consultants Limited.
Please advise the applicant to address the following comments and resubmit revisions/additional information for additional technical review. To expedite the review of the resubmission, please advise the applicant to include a cover letter detailing how each of the concerns listed below have been addressed.
Planning & Development 1. As previously noted, the implementing zoning by-law must recognize the valley conridor and the environmental buffer in a suitable zoning category which has the effect of prohibiting development and structural encroachment, and ensuring the long-term preservation of the lands in perpetuity. We continue to request that a Zoning Schedule be provided which identifies the location of the valley corridor and/or environmental zone.
2. As previously noted, TRCA encourages the transfer of valley corridors, where appropriate, into public ownership to reduce and/or eliminate the risk to life and property and to foster environmental linkages. As an element of this application, it is our expectation that the valleylands will be placed into public ownership. Please confirm the status of the gratuitous dedication of the valleylands.
Planning Ecology 3. The proposed development involves an encroachment of28.1 m2into the 10 m buffer zone. However, the buffer encroachment is acceptable given that additional area beyond 10 m will be included as part of the buffer zone. It is our expectation that the buffer area will be densely planted to help offset development related impacts. At the detailed design stage, please advise the applicant to provide landscape plans in accordance with TRCA's Post-Construction Restoration Guideline.
4. As noted below, it is our expectation that the stormwater management strategy will tie into the existing infrastructure as opposed to discharging directly into the valley corridor.
F:\Homc\Public\Dcvclopmcnt ServtcesNPeel Region\Brarnpton\CFN 50353.01_4523 Queen Street East_C10E04.006_December2-l4 Fl-31,
Ms. Kwan ^4^ December 2.2014
Ifthis is not feasible, additional details and mitigation strategies will be required at the detailed design state to ensure that excess erosion will not occur within the natural heritage system.
Stormwater Management 5. It is our expectation that the stormwater management strategy will tie into the existing infrastructure as opposed to discharging directly to the valley corridor.
6. Althoughthe proposed bioretentionareas have an appropriate storage volume to retain 5mm ofrunoff from thesite,the 212 m2 footprint is too small to realistically capture5mm of runoffduring the majority of rainfall events. For this site, we recommend that in addition to the proposed bioretentionarea, all runoff from the roofsurfaces be directed to bioretention areas. Runofffrom parking areas and other paved surfaces should not be directed into the bioretention areas, but should be transported to the oil/gritseparator (OGS) units as proposed. 7. On the engineering drawings, please advise the applicant to provide a legend which labels the various elements on the drawing (i.e., storm sewers, catch basins, OGS units, 100 year flows, etc.).
Erosion & Sediment Controls 8. At the detailed design stage, please provide erosion and sedimentcontrol plans illustrating the location ofcontrol measures, detailed drawings forcontrol measures, construction access, notes on construction procedures and notes on maintenance of control measures.
F:\Homc\Public\Dcvclopment ScrvicesNPcel Region\Bramplon\CFN 50353.0I_4523 Queen Street Easl_C10E04.006_Decembcr2-l4 Fi-ai
Vte Region ofPeel isthe proud recipient ofthe National Quality Institute Order of IP Region»/ •. of Peel Excellence, Quality; the National Quality Institute Canada Award ofExcellence Gold Award, 1fV0/tRlR(| f0/t (j Oil Healthy Workplace; and a2008 IPAC/Dcloitte Public Sector Leadership Gold Award.
December 1,2014
Ms. Jessica Kwan Development Planner Planning, Design & Development Department City of Brampton 2 Wellington Street West, 3rd Floor Brampton, ON L6Y4R2
RE: Revised Official Plan and Zoning By-Law Amendment 2182036 Ontario Inc. 4523 Queen Street East City File: C10E04.006 Region File: OZ-14-10E4.6B
Dear Ms. Kwan,
Peel Region staff have reviewed the revised Official Plan and Zoning Bylaw Amendment and offer the following.
Development Services - Planning
The Region of Peel may be party to the Site Plan Agreement, which will include the appropriate Regional provisions as required. Furthermore, a fee of $2000.00 for the processing of the Site Plan Agreement is required, payableto the Region ofPeel.
Municipal Water and Sanitary Sewer Services:
There is an existing 300 mm diameter water main located on The Gore Road as well as an existing 250 mm diameter sanitary sewer.
Region staffhave reviewed the Functional Servicing report forthe above noted application. Program Planning staffhave noconcerns with regards to water, andhave noobjection to the discharging 0.53 L/ssanitary flow to the existing 250mmsanitary sewerlocated on The Gore Road.
Storm Water Management will be reviewed withthe Site Servicing drawings at the future Site Plan stage.
Please submit the 1st Submission Site Servicing Application fee of $200 (through certified cheque, bankdraftor money order)as perfee by-law 118-2013. This is not a condition of Site Plan approval. Allfees may besubject to change on an annual basis pending Council approval.
Public Works 10 Peel Centre Dr., Suite A, Brampton, ON L6T 4B9 Tel: 905-791-7800 www.peelregion.ca F\-3S
Properties are to be serviced according to OBC and Region of Peel Standards. Site servicing approvals are required prior to issuance of building permit. The applicant is required to provide tothe Region with copies ofthe PIN's prior to Site Plan approval. Further, a Section 118 may be required.
Traffic Development
Please be advised that intersection of Queen Street East and The Gore Road is being realigned. The Region has not completed the alternative solutions for The Gore Road widening at this time.
Access Requirements The Traffic Engineering section has reviewed the updated TIS and we agree with the methodology and assumptions utilized and find the trip generation and trip distribution estimates acceptable. The Region will support the following access arrangement for the site: • The Region will support the proposed right in/right out access on Queen Street East located approximately 185 metres east of the intersection of Queen Street East and The Gore Road. The existing access on Queen Street East shall be closed and the boulevard reinstated. The existing median break on Queen street East for the existing access will be closed by the applicant to provide a continuous median; and • The Region will support the proposed full moves access on The Gore Road across from Kelways Circle. The access will be equipped with a southbound left turn lane with 15 metres of storage and northbound right turn lane with 30 metres storage and taper as per TAC.
Property Requirements • The applicant shall ensure that sufficient Queen Street East and The Gore Road widening is gratuitously dedicated as public right-of-way to the Region of Peel. The Region's road widening requirements for mid-block are 22.5 metres from the centreline of Queen Street East and The Gore Road. Additional property over and above the Official Plan requirement will be required within 245 metres of intersections to protect for the provision of but not limited to: utilities, sidewalks, multiuse pathways and transit bay/shelters. The following is required to be gratuitously dedicated to the Region through the Site Plan application:
• 54.00 metres (27 metres from centreline) for a distance of 245 metres from centreline of The Gore Road intersection along Queen Street East to facilitate the dual left turn lane configuration; and • 54.00 metres (27 metres from centreline) for a distance of 245 metres from centreline of Queen Street East intersection along The Gore Road to facilitate the dual left turn lane configuration.
Public Works 10 Peel Centre Dr., SuiteA, Brampton, ON L6T 4B9 Tel: 905-791-7800 www.peelregion.ca R-2F|
• The Region will require gratuitous dedication of a 0.3 metre reserve along the frontage of Queen Street East and The Gore Road behind the property line; • The Region will require traffic control signal easement at the proposed full moves access on The Gore Road, and • The applicant is required to gratuitously dedicate this land to the Region, free and clear of all encumbrances. All costs associated with the transfer, including preparation of the necessary reference plan are the responsibility of the applicant. The applicant must provide the Region with the necessary title documents and a draft reference plan(s) for review and approval prior to deposit.
Engineering Requirements The following will be required prior to commencement of road and access works within the Region's right of way: • A detailed engineering submission will be required for our review and comment, designed, stamped and signed by a Licensed Ontario Professional Engineer. The engineering submission must include the REMOVALS, NEW CONSTRUCTION AND GRADING, TYPICAL SECTIONS drawings. All works within the Region of Peel's right of way must be designed in accordance to the Public Works, "Design Criteria and Development Procedures Manual" and Material Specifications and Standard Drawings Manual"; • A detailed cost estimates of the proposed road and access works on Queen Street East and The Gore Road; • A Letters of Credit for the required road and access works on Queen Street East and The Gore Road; • The Region will require a letter of credit for 100% of the cost for the traffic control signals modifications to reflect the fourth leg at the intersection of The Gore Road and Kelways Circle. In addition, the applicant shall be responsible for 25% of the annual maintenance cost of the future traffic control signals which amounts to $1,575.00 per annum to be paid for duration often years. As such, a lump sum amount of $15,750.00 is required to be paidto the Region of Peel; • A 7% engineering and inspection fees based on the estimated cost of the municipal road works or $1,594.32 minimum; • Proof of insurance, with the Region of Peel added to the certificate as additional insured, 5 million minimum of all contractors and/or subcontractors; • Completed application of Road Occupancy Permit and permitfee ($284.60); and • Completed Notice of Commencement;
Landscaping • Landscaping, signs, fences, gateway features or any other encroachments will not be permitted within the Region's easements and or Right-of-Way limits unless appropriate landscaping drawingshave been submittedto the Region for review and approval. Upon consideration, if approved, an encroachment agreement and Regional Council approval will be required. In addition, all costs and fees associated therewith shall be the responsibility ofthe Owner.
Public Works 10 Peel Centre Dr., SuiteA,Brampton, ON L6T 4B9 Tel: 905-791-7800 www.peelregion.ca ft-^o
Waste Management
On site waste collection will be required through a private waste hauler.
If you have any questions or concerns, please contact me at your earliest convenience at 905-791-7800 ext. 4612, or by email at: [email protected]
Sincerely,
Ryan Vandenburg Development Services
Public Works 10 Peel CentreDr., SuiteA,Brampton, ON L6T 489 Tel: 905-791-7800 www.peelregion.ca Fl-^t
ENBRIDGE GAS DISTRIBUTION INC.
500 Consumers Road North York, ON M2J 1P8
Mailing Address P.O. Box 650 Scarborough, ON M1K 5E3 March 18, 2014
JESSICA KWAN DEVELOPMENT PLANNER CITY OF BRAMPTON PLANNING, DESIGN & DEVELOPMENT 2 WELLINGTON ST WEST BRAMPTON ON L6Y4R2
Dear Jessica Kwan:
RE: APPLICATION TO AMEND THE OFFICIAL PLAN AND ZONING BY-LAW WESTON CONSULTING ROUP INCORPORATED 2182036 ONTARIO INCORPORATED 4523 QUEEN STRET EAST CITY OF BRAMPTON FILE NO.: C10E04.006
Enbridge Gas Distribution does not object to the proposed application(s).
This response does not constitute a pipe locate or clearance for construction.
The applicantshall contact EnbridgeGas Distribution's Customer Connections department by emailina SalesArea20(a)enbridqe.com for service and meter installation details and to ensure all gas piping is installed priorto the commencement of site landscaping (including, but not limited to: tree planting, silva cells, and /or soil trenches) and/or asphalt paving.
Ifthe gas main needs to be relocated as a result of changes in the alignment or grade of the future road allowances or for temporary gas pipe installations pertaining to phase construction, all costs are the responsibility of the applicant.
Inthe event that easement(s) are required to service this development, the applicant will provide the easement(s) to Enbridge Gas Distribution at no cost. F\-tV2
Enbridge Gas Distribution reserves the right to amend or remove development conditions.
Regards,
Nikki DeGroot Municipal Coordination Advisor Distribution Planning (416) 758-4754 [email protected]
NG:rv Fl-H-3
Delivery Planning 200-52IOBradcoBlvd. Mississauga. ON L-IW 1G7 905-206-1247x2027 22k2Ml&LLkz} „ City of iBrampton PLANNINGAND INFRASTRUCTURE SERVICES
May 21, 2014 DAT MAY 2 6 20tt Rac'd
THE CITY OF BRAMPTON File No. PLANNING, DESIGN AND DEVELOPMENT 2 WELLINGTON ST W BRAMPTON ON L6Y 4R2
Re: Notice of Application and Request for Comments Application to Amend the Official Plan and Zoning By-Law WESTON CONSULTING GROUP INCORPORATED 2182036 ONTARIO INCORPORATED City File Number: C10E04.006
Attention: Ms. Jessica Kwan, Development Planner
In reference to the above-mentioned application, Canada Post has no objections to amending the Official Plan and Zoning By-Law to permit the development of this proposal.
Should this rezoning application be granted, Canada Post would appreciate the opportunity to comment on any affiliated site plan applications in order to set conditions for the provision of mail service to this proposed commercial/retail building.
Should there be any concerns pertaining to our mail delivery policy requirements, please contact the undersigned at (905) 206-1247 ext 2027.
Regards,
CJv-istopher Fearon Officer, Delivery Planning GTA R-HM-
Hydro One Brampton Networks Inc. 175 Sandalwood Pkwy West Brampton, Ontario L7A 1E8 Tel:(905) 452 5502 www.HydroOneBramplon.coni hydro^ 7 one Brampton March 27, 2014
City of Brampton 2 Wellington Street West Brampton, Ontario L6Y 4R2 Att'n: Rob Nykyforchyn
Re: Application for Site Plan Approval Car wash at 2182036 Ontario Inc. 4523 Queen St. East. Your File: C10E04.006
Dear Rob:
We are in receipt of your request for comments regarding the above project. We respond as follows.
A/ Please include as a condition of approval the following:
• Applicant shall grant all necessary aerial or underground easements, as may be required. • Applicant shall observe all aerial and underground clearances as may be required.
B/ Iftheir application is approved, please advise the applicant to contact Hydro One Brampton regarding permanent electrical supply to the site.
C/ The Developer/Customer/Engineering Firm is strongly advised to consult Hydro One Brampton's Conditions of Service found on our web site at www.hvdroonebrampton.com. They will find the answers to most questions there.
I can be reached at 905-452-5541 if there are any questions.
Yours Truly,
March 28, 2014
Jessica Kwan, Development Planner City of Brampton Planning and Infrastructure Services 2 Wellington Street West Brampton, ON L6Y4R2
RE: 4523 Queen Street East Application to Amend Official Plan and Zoning By-law Weston Consulting Group Incorporated 2182036 Ontario Incorporated City file: C10E04.006
The City of Vaughan Planning Department has reviewed the above-noted applicationsto permit a gas bar, car wash, office and commercial uses including a take-away restaurant and a convenience store on the subject lands, and have no objections to the proposal.
Should you require additional information, please contactthe undersigned.
auro Peverini, Manager of Planning City of Vaughan, Planning Department 905-832-8585 ext. 8407
City ofVaughan, 2141 Major Mackenzie Drive, Vaughan ON L6A 1T1 Tel. 905-832-8585 www.vaughan.ca Pl-Mk
APPENDIX '9' CORRESPONDENCE RECEIVED City File Number: C10E04.006
23 SORBARA -* developraent group «—
April 3, 2014 City of Brampton 2 Wellington Street West Brampton, Ontario L6Y4R2
RE: Weston ConsultingGroup incorporated - 2182036 Ontario Incorporated {File: C10E04.006)
Dear Mr. Kraszewski,
Iam writing on behalf of Orchard Ridge (Brampton) G.P. in response to a notice received on March 20, 2014, regarding the above noted Official Plan and Zoning By-Law Amendment Applications. In respect to this application, we Orchard Ridge (Brampton) G.P. are the current owners of the lands located at the South/East corner of Queen Street East and The Gore Road. See attached map.
As noted within "Map 1 - Proposed Concept Site Plan/' we are of the understanding that the applicant is proposing the development of a car was, gas bar and two take out restaurants. As such, based on the proposed site plan, it appears no consideration has been given to the future development of the Orchard Ridge (Brampton) G.P's) lands.
Per S.24 of the Ontario Planning Act:
Regardshall be had, among other matters, to the health, safety, convenience, accessibilityfor persons with disabilities and welfare of the present and future inhabitants of the municipality and to the restrictionsor proposed restrictions, if any, on the land proposed to be subdivided or the buildingsand structuresproposed to be erected on it and the restrictions, if any, on adjoining land.
Orchard Ridge (Brampton) G.P requests that the Cityof Brampton and the applicant provide information and a proposal as to the full development of the south east corner of Highway 7 and Gore Road. A comprehensive approach to development should be completed prior to any site-specific recommendations and decisions being made. Iwould liketo further request that Orchard Ridge (Brampton) G.P. be made aware of the Planning, Design & Development Committee decision. Ifyou have any immediate questions or require clarification, please do not hesitate to contact me.
ThaM you,
Jeff. Director of Land Development Sorbara Development Group F\-\%
Orchard Ridge (Brampton) G.P. Lands
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Dole: 2014 01 09 Drawn By:CJK CITY FILE: C10E04.006