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Planning Design and Development Committee Item E2 for April 22, 2013

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Planning Design and Development Committee Item E2 for April 22, 2013 Report BRAMPTON &r\ Planning, Design and brampton.ca FlOWer City Development Committee Committee of the Council of The Corporation of the City of Brampton Date: April 4, 2013 PLANNING, DESIGN &DEVELOPMENT COMMITTEE File: C05W01.007 DATE: Afrit C?C?, dO/3 Subject: RECOMMENDATION REPORT Application to Amend the Zoning By-Law Gagnon & Law Urban Planners Limited on behalf of Ornstock Developments Limited (To permit an office development consisting of three 5-storey office buildings and ancillary commercial uses.) located at the north-west corner of Steeles Avenue West and Mississauga Road (2042 Steeles Ave West) Ward: 6 Contact: Allan Parsons, Manager, Planning Design and Development Department 905-874-2063 Overview: This report recommends approval of an application to amend the Zoning By-law to develop the subject property with three 5-storey office buildings and ancillary commercial uses. The subject property is designated "Office" in the Official Plan and "Specialty Office and Service Commercial", "Office Centre", "Special Policy Area 7", and "Primary Gateway" in the Bram West Secondary Plan (Area 40). The uses proposed through this application are consistent with the uses envisioned for this site in the Official Plan and Secondary Plan. The proposed development will be built in three phases, and will ultimately create approximately 1,600 jobs. Recommendations: 1. THAT the report from Allan Parsons, Manager, Planning Design and Development Department, entitled "RECOMMENDATION REPORT" dated April 4, 2013 to the Planning, Design and Development Committee Meeting of April 22, 2013, RE: Application to Amend the Zoning By-Law, Gagnon & Law Urban Planners Limited on behalf of Ornstock Developments Limited, Ward: 6, File: C05W01.007 be received; 1 C05W01.007 Recommendation Report £2-2. 2. THAT the application be approved in principle and staff be directed to prepare the appropriate amendment to the Zoning By-law; 3. THAT the Zoning By-law be amended from "Agricultural (A)" to a site-specific office commercial zone, to be generally in accordance with the following: 3.1 Permitted uses include: a) an office, including the office of a health care practitioner; b) a hotel; c) a conference centre. 3.2 A range of retail and commercial uses are also to be permitted, subject to the following: a) They are permitted only in conjunction with principal uses and are limited to a maximum of 25 percent of the gross commercial floor area of the buildings. b) They are permitted as a principle use provided a minimum gross floor area of 16,000 square metres of office uses have received building permits; or a conference centre has received a building permit, and shall be subject to the following gross floor area restrictions: i) dining room restaurants: maximum of 750 square metres; ii) fitness centre: minimum of 2,000 square metres and maximum of 3,000 square metres; iii) other retail and commercial uses: maximum of 1,500 square metres. 3.3 The following uses are also to be permitted ancillary to office uses, provided they collectively comprise less than 40% of the total office area: i.) a retail outlet; ii.) a repair facility; iii.) a training facility; iv.) amenities for the use of employees of the establishment such as a fitness centre or a cafeteria; v.) a day nursery; vi.) a showroom; vii.) a testing or development lab. 3.4 Requirements and restrictions: a) Minimum Lot Area: 1.0 hectare; b) Minimum Front Yard Depth: 15 metres; c) Minimum Exterior Side Yard Width: 15 metres; d) Minimum Landscaped Open Space: 2 C05W01.007 Recommendation Report a. 10 metres along Mississauga Road and Steeles Avenue; b. 5% of the area of any parking lot must be landscaping, which may be provided in the form of landscaped islands, landscaped medians, and pedestrian pathways. d) Maximum Building Height: 25 metres. e) Minimum Building Height: 9.5 metres, except for lands within 250 metres of the intersection of Mississauga Road and Steeles Avenue West, the minimum building height is 14.0 metres. f) Minimum Building Size: 14,000 square metres. 4. THAT prior to the enactment of the Zoning By-law, the Owner shall provide the City with a written acknowledgement from the Trustee appointed pursuant to the Bram West 40-3 Cost Sharing Agreement that the requirements of this agreement have been met; 5. THAT prior to the enactment of the Zoning By-law, the applicant shall execute a rezoning agreement with the City which will include the following: a) Prior to 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, a fire protection plan, and engineering and servicing plans; b) The Owner/Developer shall pay all applicable Regional, City and educational development charges in accordance with respective development charges by laws; c) Prior to site plan approval, an Urban Design Brief shall be prepared and approved to the satisfaction of the Commissioner of Planning, Design and Development. The Urban Design Brief shall outline development principles, considering the prominent location of the subject property located along two major arterial roads, including but not limited to: • significant building articulation; • high quality building materials; • superior landscaping and hardscaping features, to include decorative fencing. d) The Owner acknowledges and agrees that a community entry feature is required to be installed at the intersection of Mississauga Road and Steeles Avenue West and the design of the entry feature shall be compatible with the architecture of the proposed office building; e) Prior to site plan approval, the Functional Servicing Report prepared R.J. Burnside and Associates Ltd., dated March 18, 2013, shall be approved to the satisfaction of the Commissioner of Planning, Design and Development and 3 C05W01.007 Recommendation Report £2-4 the Region of Peel and the Owner/Developer agrees to implement the requirements of the report; f) Prior to site plan approval, the Traffic Impact Study prepared by MMM Group, dated March 8, 2013, shall be approved to the satisfaction of the Commissioner of Planning, Design and Development and the Region of Peel and the Owner/Developer agrees to implement the requirements of the report; g) Prior to site plan approval, the Phase Two Environmental Site Assessment prepared by Terraprobe, dated November 28, 2012 shall be approved to the satisfaction of the Commissioner of Planning, Design and Development and the Region of Peel and the Owner/Developer agrees to implement the requirements of the report; h) The Owner acknowledges and agrees that the intersection of Mississauga Road and Olivia Marie Road is anticipated to be warranted for traffic control signals in the year 2016 and 25% of the cost for installing the future traffic control signals shall be borne by the property Owner. In this regard, at the Site Plan Approval stage, a letter of credit in the amount of $37,500 will be required for installation of the future traffic control signals. The future traffic control signals will only be installed when warranted or otherwise directed by Regional Council. In addition, the property Owner 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 in ten years, or a consolidated amount of $15,750.00 can also be paid; i) The Owner acknowledges and agrees that on-site waste collection will be required through a private waste hauler; j) The Owner shall grant easements to the appropriate authorities as may be required for the installation of utilities and municipal services to service the lands; k) The Owner/Developer shall pay cash-in-lieu of parkland dedication in accordance with the Planning Act and City Policy or make other arrangements to the satisfaction of the City for this payment; I) The Owner acknowledges and agrees that large transformers above underground structures will require Structural Engineering Certification; m) The Owner/Developer shall make satisfactory arrangements with Canada Post to supply and install and maintain a central mail facility for each of the three office buildings. 6. 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 18 months of the Council approval of this decision. 4 C05W01.007 Recommendation Report Kr& BACKGROUND Origin This application was submitted by Gagnon and Law Urban Planners Limited on behalf of Ornstock Developments Limited on December 12, 2012. The lands subject to this application are to be severed from a larger land holding located to the west (see Figure 1). In this regard, consent application file B13-002 was approved with conditions by the Committee of Adjustment on February 12, 2013. Before the consent receives certification (final approval) all conditions of the approval are to be satisfied. This severance will allow for the sale of the severed lands. A separate Zoning By-law Amendment and Draft Approved Plan of Subdivision (City file: C05W01.006/21T-10016B) is being processed for the retained lands for residential and open space uses. Figure 1: Subject lands (severed lands) are subject to Consent application B13-002 PI/NW.D RtSOLMHAt EX. FIRE MAJi I STEELES AVENUE WEST C05W01.007 Recommendation Report E2.-U Date of Public Meeting The public meeting for this application was held on January 14, 2013. No members of the public were in attendance for this application. Figure 2: Location Map PROPOSAL The proposal is to permit an office development and a conference centre use in accordance with the land use designations of the Bram West Secondary Plan (Area 40). This proposal consists of three 5-storey office buildings, with a combined gross floor area of approximately 51, 283 m2 (552,000 ft2).
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