ky BRAMPTON f|^| Report Planning, Design and brampton.ca FlOWef City Development Committee Committee of the Council of The Corporation of the City of Brampton
Date: November 26, 2012 PLANNIfcjG, DESIGN &DEVELOPMENT COMMITTEE
Files: C04E05.030
Subject: RECOMMENDATION REPORT Application to Amend the Zoning By-Law Weston Consulting Group Inc. (To permit a mixed-use development consisting of two towers 26 and 29 storeys in height with 462 residential units and 1039 square metres of commercial space) 1685 & 1701 Queen Street East Ward 8
Contact: Alex Taranu, Manager, Planning Design and Development Department (905-874-3454)
Overview: This report has a two-fold purpose. Part A provides a staff recommendation in relation to the application for a mixed-use development on the subject lands. Part B seeks direction to provide an intersection at Kings Cross Road and Queen Street East.
The redevelopment of the subject lands would support the achievement of the land use planning goals for the Central Area, assist in the transformation of Queen Street into a pedestrian-friendly, transit- supportive signature boulevard for the City and complement and support other City investment such as the ZUM rapid transit service and future rapid transit upgrades along the corridor. Staff recommend approval of the subject to certain conditions.
Through the processing of the application, staff inquired with the Region regarding the opportunity to create an intersection at Kings Cross Road and Queen Street, to support the goals for transforming Queen Street. The provision of this intersection would make a positive contribution to urban place-making and structure of the area. Such a new linkage would create a more walkable street network, calm traffic, improve pedestrian connectivity (in particular to Chinguacousy Park for the surrounding area), and support the comprehensive development of the overall block. This report formally seeks support from Council for an intersection at this location and for staff to work with the Region establishing an intersection at Kings Cross and Queen Street. fi-a.
RECOMMENDATIONS
1. THAT the report from Alex Taranu, Manager, Planning Design and Development Department and Bernie Steiger Central Area Planner, dated November 26, 2012 to the Planning, Design and Development Committee Meeting of December 10, 2012 entitled: Application to Amend the Zoning By-Law, Weston Consulting Group Inc., Ward 8, File: C04E05.030 be received;
2. THAT the application be approved in principle and staff be directed to prepare the appropriate amendment to the Zoning By-law for consideration by Council after the satisfaction of "prior to enactment of zoning by-law" conditions;
3. THAT the implementing Zoning By-law rezone the lands to a Downtown Commercial (DC) Special Section zone which shall generally include the following provisions:
i) That the following land uses be permitted: 1) An apartment building 2) An office 3) Only in conjunction with an apartment building or an office, within the same building: a) a retail establishment with or without outdoor display and sales b) a grocery store or supermarket with or without outdoor display and sales c) a service shop d) a personal service shop e) a bank, trust company, or financial company f)) a dry cleaning and laundry distribution station g) a laundromat h) a parking lot i) a dining room restaurant, a convenience restaurant, a take out restaurant j) a printing or copying establishment k) a commercial school I) a temporary open air market m) a place of commercial recreation n) a community club o) a health or fitness centre p) a theatre q) an art gallery or studio r) a hotel s) an animal hospital t) an administrative office of any public authority u) a place of worship f)-S
v) purposes accessory to the other permitted purposes ii) That the following uses be prohibited: 1) an adult video store 2) an adult entertainment parlour 3) an amusement arcade 4) a body art and/or tattoo parlour 5) a massage or body rub parlour 6) a drive-through facility in conjunction with any use 7) outside storage in conjunction with any use iii) Shall be subject to the following requirements and restrictions
1) Minimum Front Yard Depth (Kings Cross): a) 0.0 metres for any portion of the building less than 13.5 metres above grade b) For any portion of the building greater than 13.5 metres above grade, the minimum setback shall be 3.0 metres greater than that portion of the building less than 13.5 metres above grade
2) Minimum Exterior Side Yard Setback (Queen Street): a) a minimum set back to the building from the property line that provides for a minimum pedestrian boulevard width of 9.0 metres as measured between the curb line and the face of the building. b) For any portion of the building greater than 13.5 metres above grade, the minimum setback shall be 3.0 metres greater than that portion of the building less than 13.5 metres above grade
3) Minimum Interior Side Yard Setback: 8.0 metres
4) Minimum Rear Yard Setback: a) 0.0 metres for any portion of the building less than 13.5 metres above grade b) 8.0 metres for any portion of the building greater than 13.5 metres above grade
5) Maximum Setback to Front and Exterior Side Yard Lot Lines:
3.0 metres, except adjacent to a daylight triangle and within a distance of 10 metres of the intersection of the front and exterior side lot line with the daylight triangle where a maximum front yard setback of 30.0 metres and a maximum exterior side yard setback of 18.0 metres shall be permitted fl-l+
6) Minimum Setback for an Underground Parking Garage: 0.0 metres
7) Minimum Building Height: 13.5 metres
8) Maximum Building Height: 95 metres above grade for one tower and 86 meters for a second tower, including the mechanical penthouse
9) At-Grade Commercial Uses at Corner Plaza: a) The ground floor area along those portions of the building facing the front and exterior side yard lot line shall only be used for commercial purposes, for a distance of 45 metres along the respective lot lines as measured away from the intersection of the front and exterior side yard lot lines b) The at-grade commercial uses, shall have a minimum depth of 6.0 metres from the wall of the building adjacent to the street c) Notwithstanding the above, this area may also be used for a lobby and building entrance for an office, hotel or apartment dwelling and indoor bicycle parking
10) Tower Floor Area: Any floor 19.5 metres above grade or greater shall have a maximum floor area of 750 square metres
11) Tower Separation: Tower elements of a building shall have a minimum separation distance of 25.0 metres
12) Streetwall: The portion of the building 13.5 metres above grade or less and adjacent to the front or exterior lot line shall have a minimum length of at least 70% of the respective lot line
13) Windows and Doors at Grade: On the wall adjacent to the front lot and exterior lot line, a minimum 70% of the gross area of the portion of the wall that is less than 4.0 metres above grade shall have clear vision windows and/or doors fl-5
14) Minimum Landscaped Open Space: a) A minimum of 470 square metres shall be provided in a roof top amenity space b) A minimum 6.0 metre wide landscape area shall be provided along the exterior side lot line c) a minimum of 440 square metres of publicly accessible open space area shall be provided at corner of Queen Street and Kings Cross Road
15) Minimum Gross Commercial Floor Area: 1035 square metres
16) Floor Space Index: 6.15
17) Maximum Number of Units: 462
18) Motor Vehicle Parking and Loading: a) Except for areas used for vehicular and pedestrian access, no part of an above-ground parking garage shall be located within 6.0 metres of the front lot line b) On-site parking shall be provided in accordance with the following: Residential Uses: A minimum of 1.13 spaces per unit Commercial Uses: A minimum of 1.0 spaces per 19.0 square metres of gross commercial floor area d) No surface parking spaces shall be located within 10 metres of the front or exterior side lot lines
19) Bicycle Parking: a) Bicycle parking shall be required for commercial uses in the building in accordance with the following: i) Bicycle parking must be located within the building at grade with direct access to the outside ii) Parking spaces shall be provided at a rate of 0.2 spaces per 100 square metres of gross commercial floor area, however no less than 10 spaces shall be provided iii) Each parking space shall have the following minimum dimensions Iflocated in a horizontal position (on the ground): a minimum length of 1.8m and a minimum width of 0.6m fl-<9
If located in a vertical position (on the wall): a minimum length of 1.5m and a minimum width of 0.5m
20) Loading, Unloading and Waste Disposal and Storage: a) A minimum of one on-site loading space shall be provided b) Loading, unloading and waste disposal facilities shall not be located on the wall facing a Residential Zone or a public road, nor shall be located in the yard adjacent to a Residential Zone or a public road c) All garbage, refuse and waste containers for any use shall be located within a climate controlled area within the same building containing the use
21) Outdoor Display and Sales: The outdoor display and sale of goods is permitted as an accessory use provided the display area is accessible to the public and occupies no more than 25% of the gross floor area of the main use
22) That the lands zoned DC-Special Section shall be considered one lot for zoning purposes;
4. THAT prior to the enactment of the Zoning By-law arrangements to the satisfaction of the City of Brampton, in consultation with the School Boards, regarding the adequate provision and distribution of educational facilities shall be made between the developer/applicant and the School Boards for the proposed residential use;
5. THAT prior to the enactment of the amending Zoning By-law, the application shall submit a final Urban Design Brief to the satisfaction of the City and shall agree to implement the requirements of the Urban Design Brief.
6. THAT prior to the enactment of the Zoning By-law, the applicant shall enter into a development agreement with the City. The agreement shall contain the following provisions:
Site Plan 6.1 That prior to the issuance of a building permit, a site development plan, landscape plan, grading, servicing and storm drainage plan, elevation and cross-section drawings, a fire protection plan and any other necessary drawings to facilitate the appropriate development of the land shall be approved by the City, and appropriate securities shall be deposited with the City, to ensure implementation of these plans in accordance with the City's site plan review process. In this regard, the development shall demonstrate a high standard of site and building design through appropriate building design and massing, treatment of streetscape, FV-1
architectural detailing, use of high quality materials, treatment of service/utility areas and landscaping, among others, as more specifically set out in the approved Urban Design Brief. The principles set out in the approved Urban Design Brief shall be implemented to the satisfaction of the City of Brampton.
Marketing and Sale of Units 6.2 The owner shall not market or offer for sale units in the project prior to site plan approval and/or the issuance of conditional permits for site works.
Cost Contribution to Potential Kings Cross Intersection 6.3 In the event that an intersection is approved for Kings Cross Road and Queen Street, the owner shall be required to provide a cost contribution towards the provision of the intersection in conjunction with site plan approval to the satisfaction of the Region of Peel and the City of Brampton.
Potential Property Dedication along Kings Cross 6.4 In conjunction with a potential future intersection at Kings Cross and Queen Street, the gratuitous dedication of lands to the City and/or Region of Peel will be required for the provision of turning lanes, signal equipment and sight lines. The extent of any property dedications shall be determined in conjunction with site plan approval.
Property Dedication along Queen Street 6.5 A minimum width for the pedestrian boulevard area along the Queen Street East frontage of the subject lands of 9.0 metres shall be provided. This shall be achieved either by way of a gratuitous dedication of right-of way to the Region of Peel or by way of sufficient setback of the building to the property line. This will be determined by the City and Region at the site plan stage.
Maintenance of Streetscape Elements 6.6 The owner agrees to maintain in perpetuity all plant material, decorative paving, planters, landscape feature elements such as fountains, street furniture, and irrigation system located in the road allowance, as shown on the approved landscape plans, unless otherwise advised by the City or Region.
Access to Lands to East 6.7 The owner shall agree to provide mutual pedestrian and vehicular access to lands to the east for access to Kings Cross Road, to facilitate a mutual internal interconnected driveway/pedestrian system for the block bounded by Kensington Road, Kings Cross Road, Bramalea Road and Queen Street. f\'t
Transportation Demand Management 6.8 In conjunction with site plan approval, the owner shall provide for a long- term bicycle storage facility for employees of commercial uses. Such facility shall be provided at grade with direct access from outside of the building. Controlled access to the room(s) shall be provided. Details of the design of the facility shall address the safety of users and security of the space. Opportunity for provision of change room and shower facilities shall be assessed in conjunction with site plan review.
6.9 Separate bicycle storage facilities for residents of the building shall be provided and shown on the plans. Such a facility may be located within the underground parking garage area.
6.10 Short-term bicycle parking shall be provided. Opportunities for providing covered short-term bicycle parking shall be assessed in conjunction with site plan review.
6.11 A minimum of 5 parking spaces shall be designated for car pool use in conjunction with commercial uses in the building. Car-pooling is defined as where two or more employees share a car ride to work locations.
Noise Mitigation 6.12 In conjunction with site plan approval the owner shall submit a detailed noise impact study identifying the noise impacts on the proposed development and recommended mitigation measures. The owner agrees to implement the requirements of the approved study to the satisfaction of the City.
6.13 Prior to the sale of any units and or marketing of the project for sale and/or in conjunction with site plan approval, the noise impacts from the adjacent stationary noise source (car wash) shall be addressed to the satisfaction of the City. The owner agrees that some mitigation measures may be at source locations.
Environmental Assessment 6.14 The owner shall submit, in conjunction with site plan approval for the development of the subject lands, an Environmental Site Assessment (Phase 1 and Phase 2) to the satisfaction of the City. Site remediation (including any off-site impacts) in accordance with the recommendations of the study shall be required prior to any site works/application for building permits. In this regard, the City shall require the remediation of any contamination within the City's right-of-way or make appropriate arrangements with respect to such remediation. The owner shall also submit a Record of Site Condition to the City upon remediation of the site. Fl-<1
Functional Servicing Report 6.15 Prior to site plan approval, the owner shall submit a final detailed Functional Servicing Report to the satisfaction of the City. This report shall be prepared as per the City's Terms of Reference. The owner agrees to implement the requirements of the report to the satisfaction of the City.
Dufferin-Peel Catholic District School Board Warning Provisions 6.16 The owner shall include in all offers of purchase and sale the following warning clauses:
(a) Whereas, despite the best efforts of the Dufferin-Peel Catholic District School Board, sufficient accommodation may not be available for all anticipated students from the area, you are hereby notified that students may be accommodated in temporary facilities and/or bussed to a school outside of the neighbourhood, and further, that students may later be transferred to the neighbourhood school.
(b) That the purchasers agree that for the purpose of transportation to school, the residents of the subdivision shall agree that children will meet the bus on roads presently in existence or at another place designated by the Board.
Peel School Board Warning Provisions 6.17 The owner shall include in all offers of purchase and sale the following warning clauses:
(a) Whereas, despite the efforts of the Peel District School Board, sufficient accommodation may not be available for all anticipated students in the neighbourhood schools, you are hereby notified that some students may be accommodated in temporary facilities or bused to schools outside of the area, according to the Board's Transportation Policy. You are advised to contact the School Accommodation department of the Peel District School Board to determine the exact schools.
School Accommodation Signage 6.18 The owner agrees to erect and maintain signs to the satisfaction of the Peel School Board that advise prospective purchasers that some of the children from this development may have to be accommodated in temporary facilities or bused to schools. The specific sign wording and locations shall be determined by the Peel School Board. Signage shall be erected prior to the sale of any units. fl-lD
Homebuyer's Information Map 6.19 That prior to the sale of any units and prior to site plan approval, a Homebuyer's Information Map to the satisfaction of the City of Brampton shall be prepared and submitted for approval. This Homebuyer's Information Map shall include the necessary noise, school board accommodation and other warnings, and the information set out in Appendix '9' of the November 26, 2012 staff report. A reduced version of the map shall be attached to all purchase and sale and lease agreements.
6.20 The owner shall include all warning clauses and notes required by the City and those set out in Appendix '9' of the November 26, 2012 staff report in all agreement of offers of purchase and sale to prospective purchasers of units in the proposed buildings. The owner acknowledges that additional warning clauses may be identified through the review of the site plan application.
Restaurant Uses 6.21 The commercial units shall be designed to accommodate restaurant uses including the provision of appropriate venting requirements. Any condominium declaration shall not restrict restaurant uses in the commercial units in the buildings.
Other 6.22 The owner agrees that all lighting on the site shall be designed and oriented to minimize glare on abutting properties and streets.
6.23 The owner agrees to pay all applicable Regional, City and educational development charges in accordance with the respective development charges by-laws.
6.24 The owner agrees to grant all easements as may be required, for the installation of utilities and municipal services, to the appropriate authorities.
6.25 The owner shall provide cash-in-lieu of parkland dedication in accordance with City policy.
6.26 All waste collection facilities shall be fully enclosed within the building(s).
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;
8. THAT Council direct staff to undertake a tertiary block plan study for the Kensington Road, Queen Street, Bramalea Road and Kings Cross Road block to facilitate the comprehensive redevelopment of the area. This study shall make
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recommendations with respect to potential amendments to the Secondary Plan including facilitation of a mutual internal driveway system and any appropriate developer contributions, requirements and cost-share measures to facilitate comprehensive development, such as the cost-sharing of potential signals and intersection at Kings Cross Road; and,
9. THAT City Council take the position to support the introduction of an intersection at Kings Cross Road and Queen Street East in order to achieve objectives related to the ongoing transformation of Queen Street within the Central Area into a signature City boulevard based on pedestrian-friendly, transit-supportive land use patterns and building forms, and that the Region of Peel be requested to initiate a process in conjunction with City staff to study the implementation and construction of an intersection at this location.
PART A. APPLICATION TO AMEND THE ZONING BY-LAW
BACKGROUND
Origin
This application was submitted by Weston Consulting Group on December 7,2010.
Date of Public Meeting
The public meeting for this application was held on March 7, 2011. Four members of the public were in attendance. Correspondence was also received. See Appendix 6: Results of Public Meeting for a detailed summary of concerns that were raised and staff response.
Planning Area
The subject lands lie within with the Queen Street Corridor Secondary Plan (SP36).
PROPOSAL (see Map 1: Concept Site Plan and Map 3: Conceptual Renderings)
The applicant is seeking permission to rezone the lands to permit a mixed-use development consisting of two towers 26 and 29 storeys in height with 462 residential units and 1039 square metres of commercial space.
The concept plan has been revised subsequent to the public meeting, in part to address City urban design comments. Among the site design changes, the plaza area at the corner of Kings Cross/Queen Street has been increased in size (the design brief also identifies that the plaza would include enhancements such as potentially a fountain, public art or other landscape elements), the Queen Street boulevard has been increased to 9.0 metres, the building podium increased to 4 stories, the tower spacing
11 FH2. increased to 25.0 metres and the floor plate for the tower elements reduced to 750 m2 to produce slimmer towers.
While the number of units has increased, the gross floor area of the building remains essentially unchanged (in fact there is a modest reduction). The increase in units reflects a change in the potential unit mix with a focus on smaller units that may be marketed more towards seniors.
The following table compares the other technical elements between proposal as initially submitted and the current version subject to this report: Initial Current
General Two residential towers, 26 and Two residential towers, 26 29-storeys tall, on a common 2- and 29-storeys tall, on a storey podium base common 4-storey podium base Office Commercial 1083 m* 1039111* GFA Overall GFA 46,191 m* 45,697 m* # of Residential 425 462 Units # of Parking 36 surface 11 surface Spaces 399 underground (2 firs) 567 underground (3 firs) 435 total 578 total Density 580 units per hectare 647 units per hectare FSI 6.31 6.15
Property Description and Surrounding Land Use (see Map 2: Location):
The subject property has the following characteristics: • is located at 1685 & 1701 Queen Street East • has a site area of 0.7435 hectares • has a frontage of approximately 97.5 metres along Queen Street and approximately 76.6 metres along Kings Cross Road. • A gas station with car wash and banquet hall/club are located on the subject lands
The surrounding land uses are described as follows: North: Queen Street, beyond which is Chinguacousy Park South: A parking lot for a medical office building (Bramalea Medical Holdings), beyond which is Kensington Drive East: Highway commercial uses consisting of a gas station, coin-operated car wash and automobile repair/service facility West: Kings Cross Road, beyond which is an apartment building
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PLANNING ANALYSIS SUMMARY
The subject application for a mixed-use development (Part A of this report) is consistent with the Provincial Policy Statement and the City's Strategic Plan. It conforms to the "Central Area" designation in the Official Plan and the "Central Area Mixed Use" designation in the Queen Street Corridor Secondary Plan (SP36). The proposed uses and built form support the transformation of Queen Street from its current automobile-centred character to a pedestrian-friendly, transit-supportive street in part by creating an urban, pedestrian-oriented street environment along Queen Street East (as well as Kings Cross Road). It would support "placemaking" by providing for a landmark building at a key location across from Chinguacousy Park and provides an appropriate built form with a properly proportioned podium and slim tower elements. It adds to the public realm by creating a new urban plaza space and enhanced pedestrian environment that is of benefit to the broader community in the area. See Appendix 7' Detailed Planning Analysis.
The application takes into consideration the comprehensive development of the overall block bounded by Queen Street, Bramalea Road, Kensington Road and Kings Cross Road. The configuration of the plan and allowances for both a vehicular and pedestrian inter-connection to adjacent lands to the east, will help establish an integrated comprehensive development pattern for the remainder of the block. This includes an internal "green" pedestrian link. The proposal will be required to provide access easements for pedestrians and vehicles to Kings Cross, once those lands redevelop. Avoiding individual, isolated developments is of key importance in the redevelopment of the overall block as it would compromise the creation of an interconnected urban "district".
The Public Meeting was held on March 7,2011. Four members of the public spoke in reference to this zoning by-law amendment. A letter was received from the property management company for the apartment building on the west side of Kings Cross Road across from the subject lands, as well as two additional items of correspondence from other members of the public. Issues raised included: traffic impacts, shadowing, inadequate provision of parking, new residents using play facilities on other properties, storage of waste, impact on on-street parking, environmental impacts related to the gas station, general overcrowding in the area. One of the submissions expressed support for the proposal in that it would allow people who are down-sizing to remain in the community and provides new quality housing stock. These comments are addressed in detail in Appendix 6 of this report.
As concluded in Part B (Provision of Intersection At Kings Cross Road) of this report, the introduction of an intersection at Kings Cross Road and Queen Street East is a key element in the appropriate redevelopment of this block and the transformation of Queen Street in this area. Supporting rationale is provided in Part B and Appendix 12.
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The review of the supporting traffic impact study, functional servicing report and shadow study, finds that the development can be accommodated.
PART B. PROVISION OF AN INTERSECTION AT KINGS CROSS ROAD
Kings Cross Road does not physically connect to Queen Street, but ends in a cul-de sac south of Queen Street. With this high rise proposal, City staff explored the opportunity to connect Kings Cross Road to Queen Street East by initiating discussion with the Region of Peel. An intersection at this location would serve to: • improve walkability in the area by creating increased pedestrian connectivity and better connecting Chinguacousy Park to the surrounding community. • support the comprehensive redevelopment of the block bounded by Queen/Kings Cross/Kensington by allow for an ordered development pattern where properties are linked by way of an internal private driveway system, that has a main access point to Kings Cross, rather than a series of individual disconnected properties with restricted access options to Queen Street. • help create a distinct identifiable district within the City. An intersection here would allow the Queen Street face to Chinguacousy Park should take on a more prominent role. In conjunction with the redevelopment of lands on the south for mixed uses, the area has the potential to develop a strong, distinct community identity. An intersection at this location with improved active transportation linkages would help with the creating an identifiable district within the City. In this regard, it provides an important City-building element. • help calm the street environment along Queen Street to make it more comfortable for other users of the space and allow for the successful introduction of active street-related buidlng forms, such as proposed with this application.
The Region of Peel Public Works Department indicated in a letter of February 17, 2011 that they would look at the proposal for an intersection at this location. City staff also held a meeting with staff from the Region's Public Works Department on August 23, 2011 to discuss this matter. Subsequently, Region Public Works expressed a concern regarding non-compliance with their intersection-spacing requirements as well as impacts on goods movement and did not support the introduction of an intersection at this location. It should be noted that the Region of Peel Public Health Department advised that they are supportive of an intersection in this location to improve pedestrian connectivity in the area. Peel Health indicated that increasing street connectivity is shown to have a significant positive relationship with walking frequency and/or distance. The letters are included in Appendix '8'.
The Region advises that for the Road Characterization Study (RCS) Phase II, they are considering looking at some areas in greater detail to apply the design guidelines in a collaborative fashion in partnership with the area municipalities at specific locations. The King's Cross location off Queen Street has been recommended for consideration in Phase II. At this time the Terms of Reference for Phase II has not been developed but the Region would welcome an opportunity to discuss this approach in greater detail at the staff level.
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Creating a truly urban district with an active pedestrian environment is a function of a multiple of factors. Achieving an appropriate block density, street environment and street design for Queen Street helps support and works with the adjacent mixed lands uses and urban built form. These elements need to be developed in an integrated manner in order to achieve the Official Plan goals for the Central Area and the vision for Queen Street.
An intersection at Kings Cross Road and Queen Street would provide the correct foundation for establishing the appropriate urban block, built form and streetscape environment in the Chinguacousy Park area. Staff recommend City Council take the position that an intersection should be provided at Kings Cross and Queen Street and direct staff to take the actions necessary to work with the Region of Peel to have the intersection approved and constructed.
Respectfully submitted: Original Signed By Original Signed By
Paul ffapeMCIP, RPP Dan Kraszewski MCIP, RPP Acting Director, Planning, Design and Acting Commissioner, Planning, Development Design and Development
Authored by: Bernie Steiger, Central Area Planner
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: Public Meeting Attendance Record Appendix 6: Results of Public Meeting and Correspondence from Public Appendix 7: Detailed Planning Analysis Appendix 8: Results of Application Circulation Appendix 9: Requirements for Homebuyer's Information Map Appendix 10: Results of Shadow Study Appendix 11: Kensington Block Concept Plan Appendix 12: Rationale for Intersection at Kings Cross Road and Queen Street East Appendix 13: Selected Images of Precedent Street Environments/Boulevards
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EXTRACT FROM SCHEDULE A (GENERAL LAND USE DESIGNATIONS) OF THE CITY OF BRAMPTON OFFICIAL PLAN
SUBJECT LAND REGIONAL RETAIL OPEN SPACE RESIDENTIAL V////\ CENTRAL AREA
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SUBJECT LANDS
EXTRACT FROM SCHEDULE SP36(A) OF THE DOCUMENT KNOWN AS THE QUEEN STREET CORRIDOR SECONDARY PLAN
LAND USE RESIDENTIAL PUBLIC OPEN SPACE
High Density SP Specialized Park
COMMERCIAL TRANSPORTATION
Central Area Collector Road Mixed Use Major Arterial Service Commercial Road
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RESIDENTIAL INSTITUTIONAL
APPENDIX 4 Si BRAMPTON X AERIAL & EXISTING LAND USE bnmptoaco FlOWer Gty WESTON CONSULTING GROUP INC. PLANNING,DESIGN & DEVELOPMENT C.H.F.L. Holdings Ltd., 21st Century Developments Ltd. so & 1701 Queen Street Holdings Metres Drawn By: CJK Dale: 2010 12 21 CITY FILE: C04E05.030 fl-13
APPENDIX '5' PUBLIC MEETING ATTENDANCE RECORD (March 7, 2011) City File Number: C04E05.030
Members of Council Present: Regional Councillor P. Palleschi - Wards 2 and 6 City Councillor V. Dhillon - Wards 9 and 10 Regional Councillor E. Moore - Wards 1 and 5 City Councillor G. Gibson - Wards 1 and 5 City Councillor J. Hutton - Wards 2 and 6 Mayor Susan Fennell
Members of Staff Present: Planning, Design and Development Department J. Corbett, Commissioner, Planning, Design and Development A. Smith, Director, Planning Policy and Growth Management D. Kraszewski, Director, Planning and Land Development Services M. Won, Director, Engineering and Development Services K. Walsh, Director, Community Design, Parks Planning and Development A. Parsons, Development Planner B. Steiger, Central Area Planner N. Grady, Development Planner
Corporate Services Department J. Burton, Legal Counsel E. Evans, Deputy Clerk C. Urquhart, Legislative Coordinator
Members of the Public Present: Mr. Leo Hauser Ms. Barb Letriard Ms. Alice Dyment Ms. Pierrette Cote
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APPENDIX '6' RESULTS OF THE PUBLIC MEETING (March 7, 2011) City File Number: C04E05.030
A special meeting of the Planning Design and Development Committee was held on March 7, 2011, 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 800 metres of the subject lands in accordance with the Planning Act and City Council procedures. 4 members of the public were in attendance. The following members of the public provided comments at the meeting:
Mr. Leo Hauser
25 Kensington Road is the building located on the southwest comer of Kensington Road and Bramalea Road. Mr. Hauser was concerned that the new buildings would block sunlight from the north facing buildings along Kensington Road. He also had a concern with the proposed building heights of 26 and 29 storeys, where most of the other buildings in the area are in the range of 15 to 18 storeys. He was also concerned that inadequate parking is proposed. The number of spaces proposed is less than the number of units whereas their building has 1.68 spaces/per unit.
Response:
There are two 13-storey, one 15-storey, six 18-storey, one 20-storey, one 25-storey and one 26-storey buildings in the Kensington/Kings Cross/Knightsbridge area. It is noted that the building directly to the south of 25 Kensington (18 Knightsbridge Road) is 25 storeys tall and would be the one that generates shadow impacts onto 25 Kensington Road. All of these are buildings are what is typically referred to as slab block buildings. For further comparison, in the Lisa Street area to the west, buildings exist with heights ranging from 14 storeys to 28 storeys.
With respect to shadow impacts, the proposed buildingsare substantially removed (over 150 metres) from the buildings along Kensington Road. Based on the study provided, the shadows from the proposed buildings would not reach them. It is noted that the proposed tower building form generates a taller but narrower shadow in comparison to the prevalent slab block building form found in the area. A tower with a small floor plate is the form sought by the City for taller buildings. The resulting shadows cover a given area for a lesser period of time than would a shadow from a block building form.
Given that there are no shadow impacts, there are buildings above 20-storeys in the area, that the proposed narrow tower form is supported from an urban design perspective (in comparison to slab buildings) and taller buildings are appropriate along Queen Street and facing a major City park, staff feel the proposed building heights can be supported. They will fit appropriately into the surrounding context.
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The required amount of parking has been established by way of a Parking Study. The parking ratio for residential has been revised from that initially proposed. The proposed standard is 1.13 spaces per unit. This would include the visitor parking supply for the residential component of the building. The existing on-street parking in the area would also provide additional supply for visitor and for the commercial uses in the building. Staff would not support an excessive provision of parking in particular given Official Plan policies related to supporting transit and other modes of transportation. Ultimately, if there is demand for additional parking beyond the one space per unit from purchasers when the project is being marketed, the developer would add spaces.
Ms. Barb Letriard.
Ms. Letriard has concerns with traffic impacts on Bramalea Road as a result of this development. She noted that she already has difficulties getting onto this street.
Response:
The traffic impact study indicates that the road network can accommodate this development. The study shows that not a substantial amount of traffic would utilize Bramalea Road south of Queen (21 additional trips in the peak AM hour and 26 additional trips in the peak PM hour). Most of the traffic would use Queen Street. In general terms, further intensification along Queen Street will allow its transformation to support other modes of transportation and support the existing and planned transit services. City staff also seek provision of an intersection at Kings Cross Road and Queen Street to provide additional access options for the project and the overall community. This would be subject to the Region's consent.
Ms. Alice Dvment
Ms. Dyment inquired whether a play space for children would be provided for this building and concerned that residents of the proposed building would use the private play facilities at her building.
Response:
Staff will require that an amenity space that provides a play structure for children be provided. The Urban Design Brief identifies that such a feature located in the above- ground amenity space on the building podium (5th floor) and would only be accessible to the residents of the building. Chinguacousy Park and the green space along Central Park Drive provide additional open space opportunities. It is not likely that the residents would access the play area of 15 Kensington Road. The area is fenced from the street and situated behind a berm.
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Ms. Peirette Cote.
Ms. Cote expressed concerns with respect to traffic impacts in the area as a result of this proposed development in particular congestion on Queen Street, in particular the Central Park intersection with making left turns onto Queen Street, and eastbound left turns at intersections such as Torbram Road, Bramalea Road and Dixie Road. She expressed concerns regarding the number of people in a unit, noting that she has seen higher persons/unit occupancy than what would be expected. She enquired whether the City would monitor the number of people in a unit.
Response:
As indicated in Appendix '7': Detailed Planning Analysis, the traffic impact study indicates that this development can be accommodated within the existing area road network.
The City does not directly monitor the number of occupants per unit in a building. The City's Property Standards By-law sets out occupancy standards as follows:
"22. (1) The maximum number of occupants in a dwelling unit shall not exceed one person for each 14 sq. metres (150 sq. ft.) of the total floor area of all habitable rooms. For the purposes of Section 22(1), a child under twelve years of age shall be counted as .5 persons. (2) No room shall be used for sleeping purposes unless it has: (a) a minimum width of 1.83 metres (6 feet); and, (b) a floor area of at least 5.6 sq. metres (60 sq. feet). (3) A room used for sleeping purposes by two or more persons shall have a floor area of at least 3.7 sq. metres (40 sq. feet) for each person using the room...."
Enforcement of this by-law would be initiated on a complaint basis. If a complaint is received, the City would proceed to investigate and rectify the situation as appropriate.
Correspondence Received: Correspondence was received from one member of the public and the property management company of the apartment on the east side of Kings Cross Road.
Letter dated February 18. 2011 from Mr. Carl Epstein. East West Management (10 Kensington Road) East West Management is the property management company for 10 Kensington Road. The property is located on the west side of Kings Cross Road, across from the subject application. The letter set out concerns expressed by the owner and tenants of the building. Their concerns related to shadow impacts from the proposed buildings on
19 fi-vr their property, traffic congestion at the dead-end street, odours from the waste collection, impact on on-street parking preferring that it remain and the environmental impact of removing the service station, in particular that the 1685/1701 Queen Street East lands are higher than their lands and the creek to the west.
Shadowing A shadow impact study was submitted in conjunction with the Urban Design Brief. The study indicates that the primary shadow impacts fall over Queen Street and Chinguacousy Park.
10 Kensington Road is located to the west of the subject lands, therefore the only shadow impacts would be in the morning. Urban Design staff have reviewed the Shadow Study and do not have any concerns with the proposal as it relates to shadow impacts. Given the orientation of the sun in relation to the two properties, the shadow would not fall on the lands except potentially in the earliest morning hours. The Shadow Study submitted with the application shows that by 9:15 am in the Spring, Summer or Fall period, the shadows fall over the park (see Appendix 10: Results of Shadow Study). The City is also requiring a maximum floor size of 750 m2 for the tower portion of the building. This is reduced from the initial proposal. A smaller floorplate reduces the shadow impact as the shadow covers a given area for a lesser period of time.
Traffic Impacts A traffic impact study has been submitted and was updated to reflect the change in number of units. This study indicates that access onto Kings Cross will function in an appropriate manner. It shows 60 trips (in and out) in the AM and PM peak periods using the Kings Cross access. City staff find the Traffic Impact Study acceptable. Details of the access design will be addressed at the site plan stage.
Waste Disposal Waste will be required to be stored indoors within the building. Any waste from a restaurant use is required to be stored within a climate-controlled room. These are typical provisions for new commercial or mixed-use development within the City. There should not be any odour impacts from the waste storage facilities.
On-street Parking Details of the Kings Cross access from the subject site will be addressed at the site plan stage. There is no indication that on-street parking would be removed as a result of this application. The impact on on-street parking if Kings Cross Road were to be connected to Queen Street would have to be assessed through a detailed design, should such an intersection be approved.
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Site Remediation Closure of a service station involves a process that includes immediate emptying and removal of the underground tanks in accordance with the requirements of the Technical Standards and Safety Authority. Subsequent site remediation is undertaken in accordance with the requirements of the Ministry of Environment. The Phase 2 Environmental Site Assessment would establish the extent of the contamination (including the installation of monitoring wells) and establish a remediation plan (including where contamination extends beyond the property line). The City is requiring that Phase 1 and Phase 2 Environmental Site Assessment reports be provided in conjunction with site plan approval. A Record of Site Condition is also required, which would indicate that the site is in a condition that is appropriate for the proposed mixed- use project.
Letter dated February 16.2011. from Ms. Renate Diorio This letter expresses concern over the proposed application. Ms. Diorio is concerned that the proposal would add additional population into an overcrowded area and add more traffic. The City should take care of its existing residents, dealing with such matters as vandalism, break-ins, impacts from traffic including congestion and road noise. Ms Diorio feels there should be additional roads constructed not additional population added to the area.
Response: The Official Plan seeks the intensification of the Central Area, and in particular the transformation of the Queen Street corridor. Intensification allows the City to meet its overall growth targets. It also helps achieve the planning goals of expanding on the existing role and function of the Central Area as the "heart" of the City. The transformation of Queen Street from a lower-order commercial corridor to a transit- supportive urban district with a mix of uses in a high density form based around a pedestrian-friendly streetscape is an important component to achieve these goals.
Improvement to transit is a key part of the City's transportation planning policies. The City has already implemented ZUM bus service along Queen Street, which has proven to be very successful. Currently, the City is working jointly with Metrolinx on a Business Case Analysis to assess upgraded Bus Rapid Transit or Light Rail Transit service along the corridor, with connections to York Region. This is the first step in the process to progress towards the next level of transit service, which offers increased convenience, travel reliability and capacity. Having plans for high density development along the corridor provides support and justification for investment in upgraded higher-order transit service.
In turn, neighbouring lower-density housing forms would also benefit from the increased transit service, which increase mobility choices in general. The traffic impact study indicates that the subject development can be accommodated.
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Email dated March 1. 2011 from Ms. Barbara Green.
Ms. Greene advised that she was supportive of the proposed development, as she is wishing to downsize but remain in the community. The existing developments in the immediate vicinity are not attractive to her. Other options elsewhere do not offer suitable unit finishes, amenities or are near transit or shopping. She has the following recommendations: 1) that the building be condominium ownership, with separate ownership for each building 2) that high quality finishes will be provided 3) that units be individually metered and unit-controlled heating/air conditioning 4) that garbage disposal accommodate recycling and composting. 5) the unit offers should include two (1000-1200 ft2) bedroom and one bedroom plus den (800-1000 ft2) units 6) that pets be permitted 7) that amenities such as party, fitness and hot tub rooms be provided
Response
That City cannot dictate the ownership type of the building, however the applicant intends that these buildings will be condominiums. Matters such as finishes, metering, unit climate control, amenities, pet ownership would be established by the developer based upon the targeted demographic and vision for the project. Often developers undertake preliminary marketing and seek for input from prospective purchasers with respect to what amenities/features they would want in the project. High quality architectural and site design is sought with respect to this development and set out in the Urban Design Brief. This will be addressed at the site plan approval stage when a definitive development is brought forward. Waste collection will be provided in accordance with the Region's standards. This includes provision for recycling. Unit mix and size requirements are not typically set in place by the City. These are determined by the developer based on market demand and pricing. Typically, two-bedroom and one-bedroom plus den units are part of the overall unit mix in an apartment.
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36 Glebe Cres. Bramalea, ON L6S 1G1 <_^T February 16,2011 fyjfAi
Dan Kraszewski, MC1P, RPP Director, Land Development Services City of Brampton 2 Wellington St., West ' fjity ot'^rafnpjon"" Brampton, ON L6Y 4R2 PUNNING. U&itJH AGtvaOIWT
John B. Corbett ™* FSB 2 2 2011 **« Commissioner of Planning, Design and Development City of Brampton Bono. Cot/£oS~-03G 2 Wellington St., West Brampton, ON L6Y4R2 I am responding to the proposed planning application made by Weston Consulting Group Inc., File: C04E05.030 Ward 8 involving an application to Amend the Zoning By-Law.
1would like to know how you people come up with these zoning decisions. The overview ofthe building does and will not fit into the proposed area, it is already cramped nor will it provide relief for the already bumper to bumper traffic on Queen St. What are you people thinking? Is this how you justify your jobs by over crowding a community that is already bulging at the seams? I am sending a copy ofthis to all the Ward Councilors as I don't even know who mine officially is and you all need to realize that you can't be building on every corner of the city any longer when not enough roads/highways are becoming a major risk to the people of Brampton.
In December I wrote to Mayor Fennell about the traffic problem, Oust one of many problems I raised) and got a quick e-mail response saying "I will get back to you", good thing I am not waiting outside City Hall - could have frozen to death in the meantime. Yet my tax bill came on time and so did the increase - yet again. Some things don't change but what is being proposed here will bring more people, more traffic and for goodness sakes, the logic is not there. I live in the "G" section opposite the park and have had to live through the change and noise from the construction there not only throughout the summer, but who knows for how much longer because of a Ski Chalet (thank you Sandra Hames) and see my tax money hard at work. Not one truck came to clean/wash the streets because of the dust and let me tell you I was constantly cleaning my windows from the dust and dirt. Don't my taxes cover at least one street cleaning? Nice watching my tax money at work by going up in dust! A new Ski Chalet? Really? Not something I envisioned unless you want us to practice on the slopes in order for us all to eventually ski to work. What a concept. F\'ll O
BRAMALEA ROAD:
Where are you people living that not one of you worries about our roads and future infrastructure. I have to backtrack and drive back and around because I cannot get on to Bramalea Road (the closest road to me) due to the heavy volume of traffic. It is monstrous and when the weather is difficult it is even worse. Our community has developed so quickly but the important needs such as traffic relief and noise has not been addressed. A few years ago Highway 7/Queen St., or whatever it is called this year, was not the major highway and noise concern that it is now. When the construction was underway, the majority of my neighbors applied for a petition to have the 'noise wall' carried further down on Bramalea Road because of the high level of traffic and racket but the city declined and now we are left to deal with it. The amount of trucks that now travel on this road is massive and noisy not to mention the number of ambulances. But, once again, what is important for the taxpayer is not to the City, wejust don't seem to catch a break. We do not need more people living here, there is no more room so what's next the park?
More people, more concerns. Our area has never had to worry about vandalism but the last 2/3 years it has become a real concern. My vehicle - in MY OWN DRIVEWAY was vandalized in the summer. We all worry about break-ins and the "G" section has become an attraction for house break-ins. As I keep stressing, we don't need to have a bigger population in this area but what we do need is to live safe and stress free. The City is not taking care of this at all or looking out for the taxpayer in this regard. There are other places that can be utilized for this development, I am sure but it is all about the mighty buck for the developer and the taxpayer is far from their minds on how we are left to cope with the cost and high maintenance of our community. And another point that really bothers me is with all the developments popping up all over this vast area of Brampton, how dare the City continue to raise my taxes when it makes money from all the newer developments, be them residential or commercial. With taxes, utilities on the rise and now with the HST on necessities, it is a struggle but my salary has not increased in over 4 years and although I am grateful every day for having a job, the high cost of living is going against me. Will you all build me a home that I can afford? Didn't think so.
ROADS/HIGHWAYS
Focus should be for more roads. It would so nice to drive and get to work stress free on the 410 for a change. When there is an accident, you are basically screwed and stuck in a major parking lot situation. I missed a hospital appointment in December because of this and I left my office and hour earlier, can you imagine? Silly question, probably not. Or perhaps none of you have to drive a fair distance to and back every day. Our city is becoming a hazard and a danger on the roads because there are not enough to get in and out of and because of this I have to pay higher car insurance, yup I live in Brampton so hey, doesn't matter if I have a good record, yup I get punished because some people shouldn't be on the road to begin with. This is a daily life and death situation - anybody out there listening, I mean seriously listening???
GROWTH MANAGEMENT:
I strongly suggest you rc-considcr this area because infrastructure is the first important factor here and over-population is the second. I cannot stress these concerns anymore than I already have. I guess my voice is small but my yearly tax bill is not. WE NEED ROADS PEOPLE NOT MORE DEVELOPMENT IN AN ALREADY OVER POPULATED AREA!
Cc: Mayor Susan Fennell
You need to take care of your City and listen to the concerns and needs of your taqxpayers. Development has reached an outrageous level and it is time to stop and catch up with infrastructure. Brampton has aggressively changed over the years and not all for the better. I have lived here almost 30 years, have been a good citizen and always paid my taxes on time, etc., etc., yet I am made to feel more like an outsider than a resident of Brampton.
City Councilors (via e-mail)
Grant Gibson Elaine Moore John Hutton Paul Pallcschi Bb Callahan John Sanderson Sandra Hames Gael Miles Vicky Dhillon John Sprovieri FI-&3 m : &
MANAGEMENT s-fr rf- U^ M<
r.i..-nK's Lf-pr. February 18,2011 FtS 22 2011 Peter Fay, City Clerk ps^ ,,0. 2 Wellington Street West r'i'I ;Vo." Brampton, Ontario L6Y4R2
Re: Application by Weston ConsultingGroup File CO4E05.030
Dear Mr. Fay,
I am writingto you as a concernedownerof an apartment building at 10 Kensington Road, Brampton. As well, I am also relaying concerns voiced by a group of tenants in our building with regard to the proposed new buildings across the street. I planto attend the Public meeting on March 71 but wanted to go on record with these concerns prior to that meeting.
1. We have concerns about the impact that these 26 and 29 story buildings would have on sunlight for our building. 2. Traffic congestion will undoubtedly occur on the dead end of Kensington Road. We are interested in hearing what remedies are being considered to mitigate this problem. 3. Garbage disposal and related odors are ofconcern, especially ifthey transfer over to our 10 Kensington Building. 4. Existing parking on Kensington Road is a bonus for visitors; we would hope this existing parking would not be affected by the addition of these 2 buildings. 5. We are concerned about the environmental impact of removing the gas station: a. We expect that Phase 1and Phase 2 reports will be completed looking at this, given that the station is located at a higher level than our building. b. The existing swale and stream that run to the north and west ofour building might be adversely affected and would need to be monitored.
Thank you for your consideration and attention to our concerns.
inagemcnt
103-10 Kensington Road, Brampton, Ontario L6T-3V4 Tel. (905) 799-0889 Fax (905) 792-8891 Fl-ll*
From: Barbara Greene Sent: March-Ol-116:15 PM To: '[email protected]' Subject: File CO4E05.030 Ward 8
Attention Bernie Steiger and Dan Kraszewski
Members of the Planning, Design and Development Committee:
Unfortunately. Icannot attend the meeting on Monday March 7th. Iwould appreciate being included on your notification list andr the developer's for any further meetings
I am currently a resident and owner of a three bedroom plus den condominium townhouse in the Carriage Walk development on Hartnell Square to the west of Chingacousy Park. Ivery much like the neighbourhood and would like to remain here as long as Ican. I have been looking for a condominium apartment on one floor as I have arthritis. However, the condominium apartments in this area are sadly in need of major energy retrofits and have leaky old windows and central heating and air conditioning which overheats in the winter and blasts cold air in the summer. Also the only condo apartment that permits pets is over in the LisaSt area. I have a small dog which I enjoy walking in Chingacousy and Howden Park.
I have also looked at condominium apartments over to the east as my daughter and her family live there in a new development east of McVean. There are no condo apartments in that area except for the Springepointe development. The first phase has units of an adequate size but the finishes are cheap and the maintenance fees high for very questionable amenities. The second phase units are very small and also have cheap finishes. There are no amenities. They do permit pets. There are no shopping facilities within walking distance. Transit would be challenging. The ClairvilleConservation area adjacent has no developed trails near the development.
Iwould therefore support the development at Queen St and Kings Cross Rd, 1685 & 1701 Queen St East subject to whatever recommendations the planning department has and with the following suggested recommendations:
1. It should be condominium ownership with ? separate corporation for each building. 2. It should have high quality design and finishes comparable to those used by Tridel and Menkes. 3. Units should be individually metered and should have unit controlled heating and air conditioning. 4. Garbage disposal should accommodate recycling and composting. 5. There should be an adequate number of two bedroom (1000-1200 square foot) units and one bedroom plus den (800-1000 square ft) units with reasonable kitchen size and dining areas. 6. Pets should be permitted in at least one of the buildings possibly with size and or floor restrictions. 7. Amenities should include party room, fitness room and hot tub spa facilities. Swimming pools raise maintenance costs too much and are seldom used.
Thank you very much. Iappreciate the opportunity for input.
Barbara Greene ft-SS
APPENDIX 7' DETAILED PLANNING ANALYSIS City File Number: C04E05.030
Provincial Policy Statement
The subject application is consistent with matters of provincial interest as identified in the Provincial Policy Statement in terms of:
• Implementing appropriate development standards which facilitate intensification, redevelopment and compact urban form, while maintaining appropriate levels of public health and safety (Section 1.1.3.4).
• Providing for residential densities that efficiently uses land, resources and support the use of alternative transportation modes and public transit in areas where it exists or is to be developed (Section 1.4.3 d).
• Providing for a land use pattern, density and mix of uses that supports the development of viable choices and plans for public transit and other alternative transportation modes (Section 1.6.5.4).
• Promoting the development of healthy, active communities by planning public streets, spaces and facilities to be safe, meet the needs of pedestrians and facilitate pedestrian and non-motorized movement, including but not limited to, walking and cycling (Section 1.5.1 a).
Provincial Growth Plan
The "Places to Grow" Provincial Growth plan is a Provincial-level plan that seeks to manage growth in the Greater Golden Horseshoe area of Ontario. It sets out a number of objectives related to growth and development for municipalities. Among its policies, the following under Section 2.2.2 are relevant:
"2.2.2 Managing Growth
1. Population and employment growth will be accommodated by
a) directing a significant portion of new growth to the built-up areas of the community through intensification
b) focusing intensification in intensification areas...
.. .d) reducing dependence on the automobile through the development of mixed-use, transit-supportive, pedestrian-friendly urban environments
e) providing convenient access to intra- and inter-city transit...
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...h) encouraging cities and towns to develop as complete communities with a diverse mix of land uses, a range and mix of employment and housing types, high quality public open space and easy access to local stores and services..."
Section 2.2.5-1 a) of the Growth Plan directs that major intensification corridors will be identified in local official plans to achieve increased residential densities that support and ensure the viability of existing and planned transit services. Queen Street is identified as a primary intensification corridor in the City's proposed Growth Plan conformity amendment. This application provides for a dense mix of land uses along an identified intensification corridor with existing bus rapid transit and planned transit expansion.
Strategic Plan
This application would facilitate intensification and mixed-use development within the Central Area. This supports Goal 2.0 (Managing Growth), 2.2 Balanced Land Use Pattern, which encourages higher density mixed use development along major streets.
Official Plan
The subject property is designated "Central Area" in the Official Plan. An amendment to the Official Plan is not required.
In 2005, City Council endorsed the Central Area Vision, which is a highly graphic, image-focused document that is intended to clearly identify the future development character and potential of the Central Area. In the document, the Queen Street Corridor precinct is intended to redevelop into a mixed-use, intensely developed, but pedestrian-scaled area.
Secondary Plan
The subject property is designated "Central Area Mixed Use" in the Queen Street Corridor Secondary Plan (SP 36).
The Secondary Plan establishes a maximum Floor Space Index (FSI) of 3.5 for the subject lands. The proposed development is at an FSI of 6.15. Policy 5.1.1.4 of the Secondary Plan indicates that an increase beyond this maximum coverage shall require a site-specific rezoning application and supporting rationale. A planning justification has been submitted to address the requested increase. An amendment to the Secondary Plan is not required. The Land Use section provides supporting planning rationale for the subject application.
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Zoning
The subject property is zoned "Service Commercial-384 (SC-384)" and "Highway Commercial Two -219 (HC2-219)" by By-Law 270-2004 as amended. An amendment to the Zoning By-law is required.
Land Use
Overview Such matters as impacts related to the requested increase in floor space index, land uses permissions, consideration for the comprehensive development of the block, place-making opportunities are assessed as part of the review of the application. Other issues such as proposed height/massing/setbacks (fit into area context), urban design, implementation of desired streetscape, traffic/parking, noise, servicing are addressed in subsequent sections of this report.
Density/Proposed FSI The application seeks a Floor Space Index (FSI) of 6.15 and a density of 647 units per hectare. The "Central Area Mixed Use" designation of the Queen Street Corridor Secondary Plan permits an FSI of 3.5. Policy 5.1.1.4 of the Secondary Plan permits an increase beyond the maximum coverage amount subject to a site-specific rezoning application and supporting rationale.
In general, staff are satisfied that the proposed development concept is suitable for the area, as elaborated further in the following sections of this report. The site is able to accommodate the density from an urban form, parking, traffic, servicing perspective.
The Traffic Impact Study indicates that the surrounding road network can support the proposed development. The property is located close to the Brampton Transit terminal at Bramalea City Centre and along the ZUM corridor. The City is working with Metrolinx on a rapid transit Benefits Case Analysis (BCA) for the Queen Street Corridor. BCAs are undertaken to support decision making for public transit projects in the Regional Transportation Plan. On Queen Street, the study is intended to facilitate the long-term implementation of bus or light rail rapid transit, partly or exclusively in a segregated right-of-way. The proposed development would support existing and planned transit infrastructure.
From a servicing standpoint, staff sought clarification regarding servicing capacity if the entire block were to redevelop at a similar FSI as proposed here. As noted in the servicing comments, sufficient capacity is available for the proposed development. The Region has also advised that some upgrades to watermains would be required were the entire block redeveloped at similar densities. However, the upgrade would entail a change to the material of the pipe, not size. The Region advises that such an upgrade would be undertaken by them.
25 The proposed heights of 26 and 29 storeys are taller than what is generally found for building heights within the Bramalea City Centre area. However it is suitable, given the context of the area. There are some buildings in the area that are 25 and 26 storeys tall. The subject property is located along Queen Street and across from Chinguacousy Park; a major public open space facility. High density along the south side of Queen Street, would frame the park and would help establish the location from a place-making perspective. There are no shadow impacts arising from the building height as the shadows generally fall to the north. Through implementation of design measures, the building height can be used as a place-making opportunity for the overall block as it redevelops.
The project also provides elements that will benefit the entire surrounding area, such as the creation of an attractive pedestrian realm along Queen Street and a semi-public plaza at the corner of King's Cross Road and Queen Street. Providing for an intersection at Kings Cross Road and Queen Street would also be a further community- building element.
Comprehensive Development of Block In view of its key location at a corner, this development needs to set in place the correct pattern to allow the appropriate redevelopment of the entire block in a comprehensive matter. Individual parcels should not be redeveloped without consideration for the overall block. The Urban Design Brief shows how a cohesive interconnected district could unfold. The concept plan would fit into such a pattern. It provides for future vehicular interconnections to Kings Cross and Queen Street and a future pedestrian connection to adjacent lands. This would help establish the appropriate structure for the overall block.
It is recommended that the owner agree to provide mutual easements for neighbouring properties to the east for pedestrian and vehicular access.
Proposed Uses The applicant is seeking a mix of uses for the subject lands. Staff are recommending that the uses permitted under the Downtown Commercial One (DC1) zone be applied to this site. However, the DC1 zone requires commercial at grade, whereas in this situation, staff are only seeking commercial for the corner component in the vicinity of the urban plaza. The site-specific by-law can be tailored to address this requirement.
The by-law should also establish that the balance of the commercial uses only be permitted in conjunction with an office or residential use. Together with the built form controls, this will ensure that a mixed-use development is established.
Inclusion of a minimum requirement of 1035 square metres of commercial floor area is also recommended. This figure is derived from the most current concept plan provided to the City.
26 R~tt
The recommended permitted/prohibited uses are:
Commercial 1) a retail establishment with or without outdoor display and sales 2) a grocery store or supermarket with or without outdoor display and sales 3) a service shop 4) a personal service shop 5) a bank, trust company, or financial company 6) an office 7) a dry cleaning and laundry distribution station 8) a laundromat 9) a parking lot 10) a dining room restaurant, a convenience restaurant, a take- out restaurant 11) a printing or copying establishment 12) a commercial school 13) a temporary open air market 14) a place of commercial recreation 15) a community club 16) a health or fitness centre 17) a theatre 18) an art gallery or studio 19) a hotel 20) an animal hospital 21) an administrative office of any public authority
Residential 1) an apartment dwelling,
Other 1) a place of worship 2) purposes accessory to the other permitted purposes
Prohibited Uses 1) an adult video store 2) an adult entertainment parlour 3) an amusement arcade 4) a body art and/or tattoo parlour 5) a massage or body rub parlour 6) a drive-through facility in conjunction with any use 7) no outside storage in conjunction with any use
Placemaking Staff requested an increase to the size of the semi-public space at the corner of Kings Cross Road and Queen Street East, over the one shown on the initial application. An increase in the Queen Street boulevard to 9.0 metres was also requested. These
27 Pl-40 changes are reflected on the current concept plan. Both these elements help realize "placemaking" opportunities at this location by providing additional public space for the surrounding community and improve the streetscape. This will be of benefit to the community as a whole, not just the residents of the building.
The opportunity to connect Kings Cross to Queen Street will also help with place- making, including supporting active transportation connections to Chinguacousy Park. As mentioned elsewhere, the proposal would support existing and planned transit infrastructure.
Urban Design
An Urban Design Brief has been submitted in conjunction with this application. Implementation of appropriate urban design elements in the building and site design are essential to achieving City objectives related to transforming Queen Street, creating an active and attractive pedestrian environment that enhances the City's public realm, establishing a high-quality development and integrating the project into the area. Some of the key urban design elements sought in conjunction with this development and established in the design brief are as set out below. The Urban Design Brief is to be finalized prior to the enactment of the Zoning By-law.
Comprehensive Development of Block The design brief sets out principles related to the comprehensive development of the Kensington Block. It includes a block concept plan (see also Appendix 11). The sharing of driveways and creation of pedestrian linkages are key structuring elements to establishing a cohesive development form for the block.
Semi-Public Space The revised concept shows an enlarged semi-public space element at the corner of King's Cross and Queen Street. The Design Brief also indicates that a water element would be provided for to enhance the space. This plaza will not just serve the residents of the building but also be a community feature.
Policy 5.5.4 of the Secondary Plan allows for the City to require that up to 5% of the total project FSI used for either semi public or private urban space element. In this situation, provision of a semi-public space that is accessible to not just users of the building is appropriate. The zoning by-law proposed to include a minimum area for this space to ensure that this important element is realized. The site will also accommodate a private landscape amenity space on the building podium and a semi-public landscape strip at the rear that will be used for a pedestrian linkage to connect to the adjacent properties when they redevelop in the future.
Streetscape Redevelopment offers an opportunity to transform Queen Street into the signature boulevard of the City. This requires getting the street elements right and balancing out
28 Pi-m
transportation needs (vehicles, transit, active transportation), as well as the more public uses of the space (patios, seating, display space for stores).
This City has established a boulevard standard for its portion of Queen Street between Centre Street and Highway 410. The standard on the wider 45 metre right-of-way portions of Queen Street calls for an approximately 9.0 metre wide boulevard. This will accommodate a double row of trees, active transportation/pedestrian space and patio/seating areas. The width would create a spacious comfortable area for people in the boulevard.
The new boulevard would be a benefit to both the residents of the building and the surrounding community.
This section of Queen Street is under the jurisdiction of the Region of Peel. The City would seek that the Region obtain sufficient land for a 9.0 metre boulevard in order that the streetscape standard can be implemented. Alternately, a combination of public right-of-way and sufficient land within the setback on private lands to equal the 9.0 metres could also be an option for consideration. This matter can be addressed at the site plan stage.
Building Massing. Creation of Landmark/Skvline The revised concept provides for a 4-storey podium base to provide a better building proportion between the building base, middle and top. It also establishes a strong built form frontage along the street that is more suitable to the width of Queen Street in this location. The spacing between the towers was increased to 25 metres.
The Urban Design brief establishes principles to ensure that a distinctive top to the building is provided to enhance the City's skyline and help ensure that a landmark-type set of buildings develops along the south side of Queen Street across from Chinguacousy Park to create a distinctive sense of place for the area.
Building massing such as minimum and maximum heights, minimum podium height, maximum floorplate for the tower, tower spacing, minimum building frontage along a street are important elements that will be established in the zoning by-law.
Shadow Impacts A Shadow Study was submitted with the application. Most of the shadows will fall onto Chinguacousy Park or adjacent commercial lands to the east. Urban Design staff are satisfied with the Shadow Study. The narrow nature of the towers results in a "faster moving" shadow. A given area is covered for a lesser period of time than a shadow created by a wider building. The control on the floorplate of the tower component (750 square metres) as in the recommended by-law provisions, will ensure that the form of the towers remains narrow.
29 Fl-tti.
Transportation/Traffic/Parking
Access/Transportation Vehicular access is proposed by way of a full-moves access to Queen Street at the easterly end of the property and a full moves access to Kings Cross Road. A Traffic Impact Study was submitted in conjunction with the subject application.
The Region of Peel has indicated that they would only support a right-in/right-out and left-in access onto Queen Street. City staff have requested consideration be given to extending Kings Cross to create an intersection with Queen Street as it would help facilitate the comprehensive redevelopment of the Queen Street/Bramalea Road, Kensington Road, Kings Cross block in an urban manner, improve general pedestrian connectivity in the area (in particular to Chinguacousy Park), help calm the street environment and support the transformation of Queen Street into a pedestrian-oriented area. Part B and Appendix 12 of this report addresses this matter in greater detail.
The Region and City are satisfied with the Traffic Impact Study. The existing transportation network can accommodate the proposed development. The final access configurations and other detailed requirements for this development will be established at the site plan stage.
Transportation Demand Management Measures The study recommended consideration of Transportation Demand Management (TDM) measures be identified to encourage alternatives to the automobile. A number of these measures such as unbundled parking (where parking is not included in the lease fee for office and charged at a higher rate than a transit pass) may be difficult for the City to ensure it is implemented. Other programs such as promotion of transit, are ongoing tools that the building's ownership will have to engage in and are difficult for the City to regulate through the planning review process. The following are TDM measures which can be implemented through the planning/development review process:
Bicycle Locker and Facilities In addition to bicycle locker facilities for residents of the building, a separate facility at grade level with direct access outside should be provided for employees of commercial units of the building. A shower/change facility should be provided in conjunction with the locker to support the use. Details of the design and size of this room/facility can be addressed at the site plan stage. Appropriate signage, property management and security would also ensure the safety of the facility. It is recommended that the by-law establish minimum requirements for bicycle parking for employees of the commercial component of the building.
Short-term bicycle parking should be covered where practical. At the site plan stage, opportunities to provide short-term covered parking should be explored.
30 Car Pooling/Parking Car pool parking spaces can be provided for employees in the commercial component of the building. These should be located on the first underground level, close to the elevator lobby. Requirements with respect to management of carpool spaces can be set within the condominium declaration. A minimum of 5 carpool spaces should be provided.
Parking 578 on-site parking spaces are proposed. Of these 11 are surface parking spaces, the remainder are within a 3-level underground parking garage. The parking ratio is 1.13 spaces per unit for the residential component (1 space for the unit, 0.13 per unit for visitor) and 1 space per 19 m2 of commercial gross floor area. The residential rate has been approved elsewhere in the Queen Street corridor for mixed-use development. The commercial rate is the rate used for a typical commercial plaza in Brampton. There is also on-street parking in the area and on Kings Cross Road which provides additional supply. In addition there is ZUM and regular bus service along Queen Street, the Bramalea City Centre transit terminal is located within walking distance, as is the Bramalea City Centre itself. Transit service on Queen Street is proposed to be enhanced by Bus Rapid Transit/Light Rail Transit in a dedicated facility in the future. The policies of the Queen Street corridor Secondary Plan (SP36) support reduced parking standards to encourage use of alternate modes of transportation. Section 6.6.1 states:
"The City shall encourage flexible and less stringent parking standards to facilitate commercial, residential, and mixed-use development/ redevelopment within the Secondary Plan Area. This flexible approach is based on the current supply of parking spaces, the existence of non-auto facilities for bus, rail, bicycle and pedestrian travel and the proposed improvements to these facilities as detailed in this Plan."
The proposed reduce parking rate is consistent with this policy. Staff are satisfied that adequate on-site parking will be provided.
On-street Parking To support retail uses within the project, the potential for formalizing on-street parking along the property's Kings Cross Road frontage should be assessed at the site plan stage. As noted in the parking assessment above, on-street parking is currently available in the area.
31 Ft-mt Servicing
Water 300mm diameter watermains are located on Kings Cross Road, Kensington Road and on the south side of Queen Street. Servicing connection is proposed by way of the existing 200m branch connection to the Kings Cross Road watermain.
Sanitary Sewer A 250mm diameter sanitary sewer is located on Kings Cross Road and Kensington Road. A 200mm diameter sanitary sewer is located in an easement at the south end of the property. The servicing concept proposes utilizing this easement.
Stormwater Management A 450mm diameter storm sewer is located within a servicing easement at the south limit of the lands. This is connected to a 525mm diameter sanitary sewer on Kings Cross Road and a 750mm diameter sanitary sewer on Kensington Road. A connection to the Kings Cross storm sewer is proposed.
A Functional Servicing Report was submitted with the application and revised to reflect the increase in units. The change in units has no impact in relation to the stormwater management of the site. The Region of Peel has reviewed the revised study and is satisfied that the development can be accommodated with respect to water and sanitary services.
Noise Impacts:
A noise impact study and stationary noise study were submitted in conjunction with this application. Noise impacts in relation to transportation sources can be addressed. The car wash on the adjacent lands to the east is a stationary noise source which results in exceedances to MOE guidelines during the night time period.
Given that addressing the stationary noise concerns may result in design changes to the building, if the zoning is to be advanced at this time, this issue must be addressed prior to the marketing and sale of any units in the building. At-source mitigation measures should also be considered. Accordingly a condition is recommended in the rezoning agreement to be registered on title that the stationary noise issue be addressed in conjunction with site plan approval and/or prior to the marketing and sales of any units in the building.
Environmental Issues:
Due to the presence of a service station, an Environmental Site Assessment (Phase 1 and Phase 2) will be required and the site remediated (including any off-site impacts)
32 PI-***
prior to any site works/application for permits. As the service station is currently operating, these requirements will be established as a condition of development, to be implemented at the site plan approval stage. A Record of Site Condition will also need to be submitted. Suncor Energy, the previous operator at the site (the station is now operated by Husky), has submitted corresondence dated June 26, 2012 (see Appendix 8) to the City advising that potential contamination may have migrated onto the City's land along Kings Cross Road. The letter indicates that Suncor will work with the City on options to address the impact, when the City undertakes any construction within the right-of-way. The recommended condition requires that off-site impacts be addressed by the owner in conjunction with on-site remediation.
Community Improvement Plan (Development Charges Incentive Program)
As proposed, the subject development would be eligible for participation in the Development Charges Incentive Program (DCIP). The DCIP evaluates the project against a set of criteria. The resulting score determines the amount of relief from City Development Charges. Given the conceptual nature of the drawings submitted with the rezoning application, it is not appropriate to provide a scoring estimate at this time. Once a site plan application is made and the elevations and site design are in a generally satisfactory state, staff will provide a report to Council with a recommendation on scoring for the project.
33 Fl-M-fc
APPENDIX '8' RESULTS OF APPLICATION CIRCULATION City File Number: C04E05.030
34 Hydro One Brampton Networks Inc. fi-m © 175 Sandalwood Pkwy West Brampton, Ontario L7A 1E8 Tel: (905) 8404300 n, .MM(hir, ^^'^^ PLANNING DlSIGM* Ofjvn.op;',if\ri www.HydroOneBrampton.com DATE FfcB o4 2011 rtfecd! January 31,2011 ij^M^g^o] hvdrO^ City of Brampton OH6 2Wellington Street West Brampton Brampton, Ontario L6Y 4R2 Att'n: Mr. Bernie Steiger
Re: Notice ofApplication and Request for Comments Weston Consulting Group Inc. 1685 & 1701 Queen St East Your File: C04E05.030
Dear Sir: P^We^ forTS Ican be reached at 905-452-5533 ifthere are any questions. Yours Truly,
Michael Hale C.E.T. Technical Services Supervisor Hydro OneBrampton Networks Inc. CC: R. Evangelista - Hydro One Brampton : A. Mastrofrancesco -Hydro One Brampton TORONTO AND REGION Pi-ni onservation for The Living City City ii, ofarnptcn 'LANDING, DESIGN &DEVELOPMENT January 28, 2011
FAX AND MAIL: (9051-874-2099 ;DATC FEB 0 2 2011 *w
Mr. Bernie Steiger File No. JsOjf&bS^O &0 City of Brampton 2 Wellington Street West Brampton, ON L6Y4R2
Dear Mr. Steiger:
Re: Zoning By-law Amendment Application • C04E05.030 1685 & 1701 Queen Street East Southeast Corner of Kings Cross Road & Queen Street City of Brampton Bernard Ceifets (Agent: Weston Consulting Group Inc.)
This letter will acknowledge receipt of the above noted application. Toronto and Region Conservation Authority (TRCA) staff has reviewed the above noted application and provides the following comments.
PURPOSE OF THE APPLICATION It is our understanding that the purpose of the above noted application is to amend the Zoning By-law in order to permit a mixed-use development consisting of two (2) residential towers, office uses and ground floor commercial.
APPLICATION-SPECIFIC COMMENTS The subject property is located outside of TRCA's Regulated Area and does not appear to contain any significant natural features and/or natural hazards. As such, the program and/or policy interests of this Authority are not impacted.
RECOMMENDATION On this basis, TRCA staff has no objection to the above noted application as currently submitted.
I trust these comments are of assistance. Should you have any further questions or comments, please do not hesitate to contact the undersigned.
AdaflT'Milfi Planner II Planning and Development Extension 5244 am cc: Mark Emery, Weston Consulting Group Inc.: (905) 738-6637
F:\Home\Publie\Development Services\Peel Rd0/>\bfiM$iGt\V68SiSti'?O\ (QOfe¥rifStreet_C04E05.030_January 28-11 .wpd 5 Shoreham Drive, Downsview, Ontario M3N 1S4 (416) 661-6600 FAX 661-6898 www.trca.on.ca ( fl'^ Bell
Development & Municipal Services Control Centre Floor 5, 100 Borough Drive Scarborough, Ontario M1P 4W2 C.tv 01 brarnpion Tel: 416-296-6291 Toil-Free: 1-800-748-6284 PLANKING. DESIGN &DEVELOPMENT Fax: 416-296-0520 1
January 26, 2011 W FEB 0\ 2011 HGCd
City Of Brampton IFile No. — -1 Planning Department 2 Wellington Street West Brampton, Ontario L6Y 4R2
Attention: Bernie Steiger
Dear Sir/Madam:
RE: Zoning Amendment 1685 & 1701 Queen St. E. File No: C04E05.030 Bell File No: 46128
Thank you for your letter of January 11, 2011 concerning the above application.
A detailed review of the Zoning Amendment has been completed.
We have no conditions/objections to the above application as submitted.
If there are any conflicts with existing Bell Canada facilities or easements, the Owner/Developer shall be responsible for re-arrangements or relocations.
Should you have any questions please contact Rosita Giles at 416-296-6599.
Yours truly R-CJt* JfSt John La Chapelle, MCIP, RPP Manager - Development & Municipal Services, Ontario £'! ft -&o ENBRIDGE
ENBRIDGE GAS DISTRIBUTION INC.
500 Consumers Road North York ON M2J 1P8
FEBRUARY 8th, 2011 Mailing Address P.O. Box 650 Scarborough ON M1K 5E3
BERNIE STEIGER CENTRAL ARA PLANNER CITY OF BRAMPTON PLANNING, DESIGN & DEVELOPMENT : - . 2 WELLINGTON ST WEST BRAMPTON ON L6Y4R2 QCHJ&5'.O3o\
Dear Sirs:
RE: NOTICE OF APPLICATION AND REQUEST FOR COMMENTS APPLICATION TO AMEND THE ZONING BY-LAW WESTON CONSULTING GROUP INC. 1685 AND 1701 QUEEN STREET EAST SOUTHEAST CORNER OF KING CROSS ROAD AND QUEEN ST E CITY FILE NO.: C04E05.030
Enbridge Gas Distribution has no objections to the development as proposed. However, should the applicant consider the use of natural gas for this development, Enbridge requests the developer contact us at their earliest convenience to discuss installation and clearance requirements for service and metering facilities.
Yours truly,
JIM ARNOTT Municipal Coordination Advisor Distribution Asset Management (416)758-7901 (416) 758-4374-FAX
JA: © pi-s< [S RPOIOn CT P(^f^l 7',r lic^'°" "/'>,Y'ls''"" proud recipient of the National Quality Institute Order of \t\JIVI \A I V-.V-I Excellence, Quality: the National Quality Institute Omada Award ofExcellence Gold Award, lYOflRllMf ttH IfOU Healthy Workplace; and a200S IPAODeloittc Public Sector Leadership Gold Award.
February 17, 2011
Mr. Bernie Steiger, Development Planner Planning, Design and Development Department City of Brampton 2 Wellington Street West Brampton, ON L6Y 4R2
RE: 1685 & 1701 Queen Street East Southeast corner of Kings Cross Road and Queen Street East Weston Consulting Group Inc. City File: C04E05.030 Region File: OZ-11-4E05.30B
Dear Mr. Steiger,
Regional staff has reviewed the above noted application and provide the following comments.
Functional Servicing and Storm Water Management Report Regional Development Services - Engineering staff have received the Functional Servicing and Storm Water Management Report dated November 2010 and provide the following comments:
Sanitary Sewer A sanitary sewer drainage plan will be required to complete the review of the sanitary sewer servicing proposal. Once this information is received, the complete report will be forwarded to the Region's Wastewater Program Planning staff for review.
Water A report has been circulated to the Region's Water Program Planning staff for review. Additional comments will be provided under separate cover.
Storm Sewer The Preliminary Storm water management proposal does not indicate any drainage onto Queen Street (Regional Road) and states that the development will continue to utilizethe existing drainage system to the local network. This preliminary proposal is satisfactory as no additional drainage to Queen Street will be permitted and post development flows shall be equal to or less than pre development flows. Additional comments and final approvals for storm water management will be at site servicing stage. Storm water management satisfactory to The Region of Peel will be required as a condition of site servicing and prior to issuance of building permit.
Site Servicing At site servicing stage, storm management will be reviewed in more detail. This report will be reviewed with a grading drawing that shows the final grades for the subject site. At that time, more details on storm management and grading will be required that show exactly how the overland flow will be diverted away from Queen Street East.
Public Works 10 Peel Centre Dr., SuiteA, Brampton, ON L6T 4B9 Tel: 905-791-7800 www.peelregion.ca fl-
Detailed water and sanitary sewer design will be reviewed at site servicing stage. Site servicing shall follow Region of Peel design criteria and standard drawings posted on our website at http://www.peelregion.ca/pw/other/standards/linear/. For more information, please contact our site servicing technicians at 905.791.7800 ext. 7973.
Municipal Water and Sanitary Sewer Services: • There is an existing 300mm diameter watermain on Queen Street and an existing 300mm watermain on Kings Cross Road.
• There is an existing 200mm diameter sanitary sewer located within an easement on the subject property.
• Regional easements must be protected from any encroachments or obstructions. The owner shall maintain the land for the easements free and clear of any trees, building structures, or hard concrete pavement surfaces. The owner is permitted to utilize the land for no other purpose than lawns, gardens, flower beds, roadways, driveways, and parking areas. As well, the owner shall not deposit or remove any fill from the easement. For applications where Regional easements are present, landscaping drawings will be required for review.
• At the site plan stage, o 2 sets of site servicing drawings are required for review by Development Services (all connections must conform to Regional standards and specifications and design criteria) o A revised Site Plan showing all existing easements is required, o Foundation drawings of the underground parking structure and landscape drawings will be required for review and approval. The location of the Region's sanitary sewer main must be shown on the drawings.
Queen Street East - Regional Road No. 107: • The Traffic Engineering section will review the submitted Traffic Impact Study and access approvals and any other requirements will be determined during the final stages of the Traffic Impact Study review.
• The Region will look into the proposal of connecting Kings Cross Road to Regional Road 107 (Queen Street).
• All the existing accesses to Regional Road 107 (Queen Street) shall be removed and boulevard reinstated.
• 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 drawings have been submitted to the Region for review and approval. Upon consideration, if approved, an encroachment agreement and Regional Council approval will be required. In addition, all cost and fees associated therewith shall be the responsibility of the Owner.
• At the subsequent site plan stage the following will be required: o 22.5 metres from the centerline of roadway in accordance with the Region's Official Plan Schedule F
Public Works 10Peel Centre Dr., SuiteA, Brampton, ON L6T 469 Tel: 905-791-7800 www.peelregion.ca Fi-SS
o 0.3 metre reserve along the frontage of Regional Road 107(Queen Street) behind the property lineexcept at the approved access location; o A detailed engineering submission for our review and comment. o Securities (Letter of Credit) and engineering and inspection fess for the road and access workson Regional Road 107 (Queen Street) is required;
Waste Management: • The subject property is not within the vicinity of a landfill. • At the subsequent site plan stage the following Waste Management revisions will be required: o The waste collection vehicle access route, including all turning movements is to be shown on a revised Site Plan. The turning radius from the centre line has to be a minimum of 13 metres on all turns. For waste collection vehicle dimensions, please refer to Appendix 1 of the Waste Collection Design Standards Manual. o Detailed ground floor plans showing the staging of garbage or recycling bins on collection days and the position of the waste collection vehicle within the Waste and Recycling Collection Areas during collection are required. o An overhead clearance of 7.5 metres from obstructions must be provided in the Waste and Recycling Collection Areas and outside of these areas an overhead clearance of 4.4 metres from must be provided, which is to be confirmed by providing elevation/section drawings of these areas. o To facilitate adherence to the Region's Waste Collection By-law, the developer will be required to ensure that the recycling collection program is as convenient to each resident in the development as the garbage collection program. o Recycling is mandatory within all residential buildings, and waste collection services may be revoked by failing to comply. The following methods may be used: 1) A single garbage chute with an automated mechanical separation system to divert garbage and recyclable materials into separate bins; 2) Two separate chutes for garbage and recyclable materials. o At the Site Plan stage, the system to be used in each building is to be identified on the Ground Floor Plans (or floor plans where the waste storage rooms are located). The required number of front-end bins for garbage and recyclable materials are also to be shown on these drawings. o In order to properly assess waste storage requirements, the applicant needs to indicate where and how the 17 residential units in between Building A and Building B will dispose of their wastes. Building A, with 216 residential units will require 4, 3 cubic yard compacted front-end garbage bins and 5, 3 cubic yard non-compacted front-end recycling bins. Building B, with 192 residential units will require 4, 3 cubic yard compacted front-end garbage bins and 5, 3 cubic yard non-compacted front-end recycling bins. o The office, retail and service commercial units will be required to obtain waste collection services from a private waste hauler. As waste from these components of the development must be kept separate from residential waste, dedicated waste storage areas will be required, which are to be identified on site plan and ground floor drawings. o For more information, please consult the Waste Collection Design Standards Manual available at: http://www.peelregion.ca/pw/waste/reports/. For clarification of these requirements, please contact Tom McLenaghan, Waste Management Operational Planning at 905-791-7800, extension 4684 or [email protected].
Public Works 10 Peel CentieDr., SuiteA, Brampton. ON L6T 4B9 Tel: 905-791 -7800 www.peelregion.ca FI-5H
If you have any questions or concerns, please contact me at your earliest convenience at 905-791-7800 ext. 4710, or by email at: Christina.marzotapeelreoion.ca
Yours truly, CWjJiM)
Christina Marzo, Junior Planner Development Services, Public Works
Public Works 10 Peel Centre Dr., SuiteA, Brampton, ON L6T 4B9 Tel: 905-791 -7800 www.peelregion.ca ft -S5 IS f\PQ|Ori (j PfpH Hie Region of Peel is the proud recipient of the National Quality Institute Order of \V-yiV^I \A I ttl Excellence. Quality; the National Quality Institute Canada Award of Excellence Gold Award, lYO/lRlKf fOfr (|ttt Hcn% Wnri/i/aav June 30, 2011 Mr. Bernie Steiger, Development Planner Planning, Design and Development Department City of Brampton 2 Wellington Street West Brampton, ON L6Y 4R2 RE: Traffic Impact Study 1685 & 1701 Queen Street East Southeast corner of Kings Cross Road and Queen Street East Weston Consulting Group Inc. City File: C04E05.030 Region File: OZ-11-4E05.30B Dear Mr. Steiger, Regional staff have reviewed the TrafficImpact Study (TIS) prepared by Paradigm Transportation Solutions and offers the following comments: • All references to "KingsCrossing Road" shall be revised to read "KingsCross Road". • Please providesupportive documentation regarding the statement that "The City and Region are considering the ultimate connection of Kings Cross Road to Queen Street to form a new signalized intersection" on page 3. • The proposed access to Queen Street East is proposed 205 metres west of Bramalea Road, as identified on page 12, does not conform to the Region of Peel's Controlled Access Bv-law 59-77. as amended for spacing as a full movements access. The analysis shall be revised to assess this access as a right in/right out access. • Significant revisions to existingconditions, future background conditions and future total conditions capacity analyses will be required based on the following occurrences that have taken place since the data was collected for Queen Street East intersections: o Seasonal volume adjustment - typically more volume outside of summer months; o Introduction of Brampton Transit Zum service; o Relocation of Bramalea Transit Terminal to Peel Centre Drive/Central Park Drive, resulting in significant bus volume increases at the Queen Street East/Central Park Drive intersection; o Intersection geometry adjustments at Queen Street East and Central Park Drive to accommodate Zum service; and o September 2010 signal timing adjustments at all Queen Street East intersections to accommodate Zum service, including cyde length adjustments and new treatments for left turn phases (December 2010 timing plans attached); and o Potentially fewer left turns performed within the respective peak hours in the northbound and westbound directions as a result of the permissive phase being removed for those respective movements. Public Works 10Peel Centre Dr., Suite A, Brampton, ON L6T 4B9 Tel: 905-791 -7800 www.peelregion.ca FV-Sfc • Peak hour factor, vehicle extension and pedestrian clearance time parameters in Synchro analysis have not been followed according to what was outlined in the Regional Guidelines for Using Synchro 5.0. As Synchro analysis will require revisions, the consultant isrequested to review Regional Guidelines for Using Synchro 7.73 for ALL outlined parameters. The attached signal timing plans provide the detailed breakdown of Pedestrian Walk and Don't Walk splits compared to the August 2010 timing plans. • We acknowledge the observations ofspecific left turn movements operating at poor levels of service under existing conditions at Queen Street East intersections. The observations will be forwarded to the Region of Peel's Traffic Operations section and Traffic Signals and Systems section for review upon receipt ofthe final traffic study, and wewill continue to monitor these intersections to provide satisfactory intersection operations. • An addendum TIS will be required based on the above information. The report will identify anyadditional mitigating measures required on Queen Street East to facilitate the proposed development. The Region will require one(1) copy to be in electronic format and one(1) hard copy complete with the appropriate supporting documentation. The following is to be included in the appendix: o Turning movement counts (include date counted) with breakdown of heavy vehicle counts; o Signal timing plan for signalized intersections; and o Electronic Synchro files (CD copy or sentconcurrently with the TIS via email). If you have any questions orconcerns, please contact meat your earliest convenience at 905-791-7800 ext. 4710, or by email at: [email protected] Yours truly, Cdiuu) Christina Marzo, MCIP, RPP Planner Development Services, PublicWorks cc: Sean Nix, Region of Peel Mark Emery, Weston Consulting Group Inc. Public Works 10Peel Centre Dr., Suite A, Brampton, ON L6T 4B9 Tel: 905-791-7800 www.peelregion.ca Fl-57 %) VieRegion ofPeel is the proud recipient oftheNational Quality Institute Order of Region. cf Peel Excellence, Quality; the National Quality Institute Canada Award ofExcellence Gold Award, tVO/tRlttq fOft [fOll Healthy Workplace; and a2008 IPAC/Detoitte Public Sector Leadership Gold Award. City of Brampton '0ATE NOV 02 20!, J 2 Wellington Street West {fete Brampton, Ontario L6Y4R2 Attention: Bemie Steiger Re: Rezoning application RZ-11-4E5.30B Regional Road 107 (Queen Street East) at Kings Cross Road City of Brampton This is in response to an inquiry made at a meeting between City and Regional staff on August 23,2011, regarding the City's desire to introduce a new full movements (signalized) intersection with Queen Street East at a future extended Kings Cross Road as part ofthe above noted rezoning application. At this time I offer the following comments: • After consideration ofthe technical issues associated with this proposal, the Region will not support a full movements intersection at this location due to the ongoing westbound queuing that currently extends past Kings Cross Road. Furthermore, the westbound left turn taper also extends past Kings Cross Road to facilitate westbound queues that extend east of Kings Cross Road. As such, introducing a full movements intersection at this location would potentially increase driver aggression at this location as drivers wishing to perform a northbound left turn onto Queen Street East from Kings Cross Road will most likely not be able to enter into the receiving lanes, but still fight to enter the congested area. Similarly, with high westbound volume and potential for spillback queuing in a left turn lane that would serve both Kings Cross Road and Central Park Drive due to its existing configuration would increase the potential for westbound rear-end collisions; • Queen Street East is currently a prime goods movement corridor, as it serves as the sole connector between Highway 410 and industrial lands east ofTorbram Road for properties bound by Williams Parkway to the north and Clark Boulevard to the south. Introducing even one set oftraffic control signals within this corridor can increase annual goods movement costs associated with delayed delivery by approximately $1 million; Public Works 10 Peel Centre Dr., SuiteA, Brampton, ON L6T 4B9 Tel: 905-791-7800 www.peelregion.ca R-Sl M • Full movements access at this location does not conform to the Region's Controlled Access By-law 59-77, as amended for spacing - a minimum of300 metres is required for full movements. Based on the provisions outlined in the By-law, this connection would only qualify for right-in/right-out maneuvers. The Controlled Access By-law does not distinguish between private accesses and municipal road connections; and. • It is the Region's understanding that the City will be enhancing portions of Chinguacousy Park that front Queen Street East. As this would undergo a site plan process, the Region would pursue restricting the existing full movements access to Chinguacousy Park to right-in/right-out movements only as a condition ofthat site plan application based on the above-mentioned non-conformity to the Region's Controlled Access By-law. Recognizing that the prime intent ofthe City to introduce a new signalized intersection at this location is to enhance pedestrian connectivity from lands south of Queen Street East to Chinguacousy Park, we note that a grade separated pedestrian facility exists to facilitate these movements immediately west ofthis location, and that further enhancements to this facility would facilitate any increased pedestrian activity across Queen Street East at this location. I trust this to be satisfactory. Should you have any questions or concerns, please do not hesitate to contact me at extension 7856 at your earliest convenience. Sincerely, Damian Jamroz Supervisor Traffic Development, Transportation Division Public Works DJ/SN/jj c. Noorani Khaderoo, Principal Planner, Goods Movement c. Christina Marzo, Planner, Development Services Public Works 10 Peel Centre Dr., SuiteA, Brampton, ON L6T 4B9 Tel: 905-791-7800 www.peelregion.ca Fl-5* 77ie Region ofPeel isthe proud recipient ofthe National Quality Institute Order of P Regionj. ,. of Peel Excellence, Quality, the National Quality Institute Canada Award ofExcellence Cold Award, WO/tklWJ foil If 0(1 Healthy Workplace; and a2008 IPAODeloitte Public Sector Leadership Cold Award. Ms. Christina Marzo Development Services, Public Works Regional Municipality of Peel 10 Peel Centre Drive Brampton, Ontario December 15,2011 RE: Proposed Development, Kings Cross Road and Queen Street City of Brampton, Region of Peel City File: C04E05.030 Region File: OZ-11-4E05.30B It is our understanding that the above noted residential proposal includes a proposed new pedestrian crossing to Chinguacousy Park across Queen Street. In 2009, Peel Public Health completed the Healthy Development Index (HDI). The HDI identified seven elements of built environment characteristics that are known to be associated with health including increased connectivity. Connectivity affects the directness of travel by increasing the non motorized route options and convenience. Increased street connectivity was shown to have significant positive associations with walking frequency and/or distance walked. Further, the HDI showed that residents place the highest importance on proximity to parks and grocery stores/markets. While we appreciate that the park is across the street from the proposed development, research has shown that a walking distance (not as the crow flies distance) of greater than 400 to 800 metres can impact an individual's choice to walk to a location or not. Although a pedestrian tunnel is available, additional walking routes will increase the potential for walking and physical activity for the residents of the entire area, not just the proposed development. Peel Health strongly encourages Transportation staff to consider this opportunity to increase connectivity and pedestrian access to Chinguacousy Park for not only the future residents in the proposed development but also the residents ofthe entire area. Health Services Public Health 7120 Hurontario St., PO Box630 RPO Streetsville, Mississauga, ON L5M 2C1 Tel: 90S-791 -7800 peelregion.ca Fi-&> If you have any questions, please do not hesitate to contact Christine Gutmann at (905) 791-7800 extension 2120. Sincerely, Christine Gutmann Health Planning Facilitator Peel Public Health cc. Damian Albanese, Transportation Division Damian Jamroz, Transportation Division Andrea Warren, Development Services Division Adrian Smith, City of Brampton Alex Taranu,City ofBrampton Health Services Public Health 7120Hurontario St..P0 Box630 RPO Streetsville, Mississauga. ON LSM 2C1 Tel: 905-791 -7800 peelregion.ca fl-tl IS CfoniOrt ff PrV^I ^ Region 0/'ftreluthe proud recipient ofthe National Quality Institute Order of III rxCyiwI I V-l rLLI Excellence. Quality, the National Quality Institute Canada Award of Excellence Gold Award, YlWlklWl fM (/Oil Healthy Workplace; and a2008 IPAC/Detoitte Public Sector Leadership Gold Award. January 12,2012 D-10707910S Health Services, Region of Peel 7120 Hurontario Street Mississauga, Ontario LSM 2C1 Attention: Christine Gutmann Re: Rezoning application RZ-11-4E5JOB Regional Road 107 (Queen Street East)at Kings Cross Road City of Brampton This is in response to your memo dated December 15, 2011 regarding a pedestrian crossing across Regional Road 107 (Queen Street East) destined to Chinguacousy Park between Bramalea Road and Central Park Drive. At this time I offer the following comments: I wish to clarify that the above noted residential proposal does not include a new pedestrian crossing to Chinguacousy Park across Queen Street East. Rather, the City of Brampton expressed interest to the applicant that there was a desire to see an intersection created at this location as part of this proposal. To date, no formal application for a crossing orconnection, whether pedestrian orvehicular, has been submitted to the Region for consideration. Furthermore, staff is not opposed to pedestrian connectivity and continuity at this location. Rather, from a technical perspective, an at-grade crossing is not recommended and is discouraged. There is insufficient empirical data available to forecast future volumes of pedestrians crossing at this location for staff to reasonably assess the operation of such crossing from an at-grade perspective. As indicated in your memo, typical maximum distances that a pedestrian is willing to travel falls between400 and 800 metres. As Chinguacousy Park fronts the entiresegment of Queen Street East between Central Park Drive and Bramalea Road, I note that the walking distance to each neighboring signalized intersection binding this segment of Queen Street East falls within a 275 metre range, well below the 400-800 metre maximums. However, using the intersection of Clark Boulevard and Kings Cross Road as an assumed furthest point that a pedestrian is willing to travel, it is recognized that the approximate 800 metre distance could be reduced by approximately 130 metres through the introduction of anat-grade crossing atQueen Street East and Kings Cross Road, but it Public Works 10 Peel Centre Dr., Suite B, Brampton, ON L6T 489 Tel: 905-791 -7800 www.peelregion.ca Fi-tv is anticipated that this reduction in walking distance would be offset by the up-to-two-or more-minute(s) delay in crossing Queen Street East compared to crossing below grade free ofdelay at the trail crossing. A full movements municipal intersection will not be supported at this location for both technical reasons, in addition to the fact that forecasted traffic created by the proposed development and surrounding area do not support the need for a full movements intersection due to sufficient capacity being available on the surrounding road network, including neighbouring Queen Street East intersections. Upon a formal application from the City of Brampton, staff will consider a fully restricted right in/right out municipal intersection opportunity at Queen Street East and Kings Cross Road to ease accessibility within the block so long as it is determined that it is a safe location will not compromise the capacity of Queen Street East. A comprehensive approach is used when making a decision to install traffic control signals on Regional Roads. They must be warranted under a standard procedure regulated by the Ministry of Transportation, Ontario (MTO) or as directed by Regional Council. The MTO procedure uses side street volume and delay as well as crossing pedestrians to measure the need for traffic control signals based on an eight-hour period. The decision to install traffic control signals is considered a last resort approach in the interest of public safety, as the effects of traffic signals on the major arterial road network are critical. A similar warrant process regulated by the MTO is followed for formalized pedestrian crossings,whether unsignalized or signalized. Uncontrolled crossings are discouraged on arterial roads and seven-lane cross-section roadways. Likewise, pedestrian crossovers (push-button crossings with flashing amber beacons) are not recommended on seven-lane cross-section roadways. Furthermore, the Region would not support a midblock pedestrian at-grade crossing along a traffic control signal coordinated corridor as it would have significant effects on traffic progression on Queen Street East and potentially lead to significant corridor breakdown due to the randomness of activation of traffic control by the simple push ofa button. Based on the above, a midblock pedestrian signal would be the only formalized crossing that could be considered on this type of road. However, although the Region's Controlled Access By-law 59-77, as amended does not control active transportation connections to the road network (e.g. sidewalk or multiuse trail connections), the Region does enforce the 300 metres spacing requirement for a full movements access as the minimum spacing requirement for any form of traffic control signals, whether vehicular or pedestrian only. Permitting traffic control signals within this spacing makes it very difficult to provide for effective traffic progression along the Regional Road network. Specifically, Queen Street East is a key transit and goods movement corridor that must function effectively to maintain the integrity of this key corridor. Furthermore, from an environmental perspective, the approximate 25-27 all-red cycles per hour that would be Public Works 10Peel Centre Dr., Suite 8,Brampton, ON L6T 4B9 Tel: 905-791-7800 www.peelregion.ca F>~k2 established as the result of installing traffic control signals at this location would result in significant vehicle emissions associated with deceleration and acceleration. I therefore reinforce the previous position to not support the installation of a full intersection at this location. I would encourage the City of Brampton to enhance the grade-separated pedestrian facility immediately west of this location as well as pedestrian/cyclist access to/from this facility to better facilitate active transportation across Queen Street East. From a transportation safety perspective, a grade-separated facility eliminates the exposure of pedestrians and cyclists to high traffic volumes and vice-versa. Further enhancements to this facility, specifically lighting, handrails, grading, sightlines and barriers between the pathway and the watercourse for water flow management during the Spring, should adequately facilitate any increased pedestrian activity across Queen Street East at this location. I trust this to be satisfactory. Should you have any questions or concerns, please do not hesitate to contact me at your earliest convenience. Sean Nix, M.Eng., MCIP, RPP Technical Analyst Traffic Development, Transportation Division Public Works SN/DJ c. Christina Marzo, Development Services, Public Works c. Damian Albanese, Transportation Division, Public Works c. Andrea Warren, Development Services, Public Works c. Henrik Zbogar, City of Brampton c. Alex Taranu, City of Brampton Public Works 10 Peel Centre Dr., Suite B, Brampton, ON 16T 4B9 Tel: 905-791 -7800 www.peelregion.ca pl-fcH Suncor Energy Products In Produits Suncor Energie Inc. 3275 Rebecca Street 3275 rue Rebecca Oakville, Ontario Oakville (Ontario) Suncor) L6L6NS L6L 6N5 ENERGY ! ENERGIE J Tel 905 847 4100 Tel. : 905 847 4100 Fax 905 469 B600 Telec.: 905 469 3600 For personal contact: www.suncor.com 905-469-3714 *f. /»t/c^ June 26, 2012 The Corporation of the City of Brampton Sent via courier: Works and Transportation Department Next business day 8850 McLaughlin Road, Unit #2 Brampton, ON L6Y5T1 Attention: Mr. Klaus Stolch Re: 1685 Queen -Street East, Brampton, ON (ID 01488) - Former Sunoco Retail Outlet On-Site Phase JJ ESA Results Dear Mr. Stolch: The purpose of this letter is to inform The City of Brampton (the City) of potential petroleum hydrocarbon impact on the City boulevard/roadway adjacent to our former Sunoco retail station located at 1685 Queen Street East in Brampton. The subject property was historically a Sunoco retail station, and is currently a Husky retail station. On-site Phase II environmental site assessments (ESAs) were completed in 2009 and 2010, in order to identify any on-site soil or groundwater petroleum hydrocarbon impacts. Based on the results from the ESAs, it has been determined that impacts may have migrated onto the City's property along Kings Cross Road. Upon further investigation, our environmental consultant, Stantec Consulting Ltd., has determined that delineation in Kings Cross Road is not feasible due to the presence of numerous underground utilities, and the associated safety risk. In order to minimize future construction delays and additional costs, Suncor should be advised during the tendering process of any municipal construction work along the boulevard and/or roadway. In the event petroleum hydrocarbon impacted soil, exceeding the MOE guidelines, is encountered at that time, Suncor will work with the City on options that will address the impact. Please contact me to confirm your receipt of this letter. Sincerely, SUNCOR ENERGY PRODUCTS PARTNERSHIP Monika Eby, B.A.Sc., MBA Advisor, Site Remediation Encl(l) c.c. Suncor Bob Simpson (via email) TSSA - Steven Hoyle (via email) Fl-ts SS'Sct Dufferin-Peel Catholic District School Board 7t> School Board 40 Matheson Boulevard West, Mississauga, ON, L5R 1C5, Tel: (905) 890-1221 November 1, 2012 Bernie Steiger Development Planner Planning, Design and Development City of Brampton 2 Wellington Street West Brampton, ON L6Y4R2 Dear Mr. Steiger: Re: Request for Comments - Revised units Application to Amend the Zoning By-law - C04E05.030 Weston Consulting Group Inc. 1685 & 1701 Queen Street East City of Brampton - Ward 8 The Dufferin-Peel Catholic District School Board has reviewed the above noted application based on its School Accommodation Criteria and provides the following comments: The applicant proposes the development of 462 apartment units which are anticipated to yield: • 17 Junior Kindergarten to Grade 8 Students; and • 6 Grade 9 to Grade 12 Students The proposed development is located within the following school catchment areas which currently operate under the following student accommodation conditions: » of Portables / Catchment Area School Enrolment Capacity Temporary Classrooms Elementary School Cardinal Newman 507 627 0 Secondary School St. Thomas Aquinas 2062 1500 22 The Board requests that the following condition be incorporated in the development agreement: That the applicant shall agree to include the following warning clauses in all offers of purchase and sale of residential lots untilthe permanent school for the area has been completed. "Whereas, despite the best efforts of the Dufferin-Peel Catholic District School Board, sufficient accommodation may not be available for all anticipated students from the area, you are hereby notified that students may be accommodated in temporary facilities and/or bussed to a school outside of the neighbourhood, and further, that students may later be transferred to the neighbourhood school." Ft-64, File: C04E05.030 (b) "That the purchasers agree that for the purpose of transportation to school, the residents of the subdivision shall agree that children will meet the bus on roads presently in existence or at another placedesignated by the Board." The Board will bereviewing the accommodation conditions in each Education Service Area ona regular basis andwill provide updatedcommentsif necessary. Yours sincerely, A- Vfaf1%X^ Krystina Koops, MCIP, RPP Planner Dufferin-Peel Catholic District School Board (905) 890-0708, ext. 24407 [email protected] c: P. Mountford, Peel District School Board (via email) Fi~k7 District • peel School Board 5650 Hurontario Street Mississauga, ON,Canada LSR1C6 November 2,2012 1905.890.1010 1.600.668.1146 f 905.890.6747 wiyw.^eetecncwls.onj.._. ~. City of Brainpti PLANNING. DESIGN « DEV.:: )?..-Em -. Mr. Bernie Steiger Development Planner DATE: City of Brampton NOV 09 2012 fl8C( 2 Wellington Street West Brampton, ON L6Y4R2 File No Dear Mr. Steiger: RE: Application to Amend the Zoning By-law, C04E05.030 - Revised Weston Consulting Group Inc. Southeast corner of Queen Street East and King's Cross Road City of Brampton The Peel District School Board has reviewed the above noted application based on its School Accommodation Criteria and has the following comments: The anticipated yield from this plan is as follows: 57 K-5 29 6-8 39 9-12 The students are presently within the following attendance areas: Enrolment Capacity # of Portables Clark Boulevard P.S. 692 580 5 Balmoral Drive Sr. 565 721 0 Bramalea S.S. 1,403 1,530 4 The Board requires the inclusion of the following conditions in the Development Agreement as well as the Engineering Agreement: 1. Prior to final approval, the City of Brampton shall be advised by the School Board(s) that satisfactory arrangements regarding the provision and distribution of educational facilities have been made between the developer/applicant and the School Board(s) for this plan. 2. The developer shall agree to erect and maintain signs at the entrances to the development which shall advise prospective purchases that due to present school Trustees Director of Education and Secretary Associate Director, Janet McOougald, Chair Steve Kavanagh Tony Pontes Instructional Support Services Suzanne Nurse. Vice-Chair Sue Lawton Pam Tomasevic Stan Cameron Brad MacDonald Beryl Ford Harinder Malhi Associate Director, >0" David Green Jeff White Operational Support Services FSC WHllOMtN Meredith Johnson Rick Williams Carla Kisko SO «001 CEOTf[fO . CUSIOCW1SCOVKES AND MMNUNANCE tt«V facilities, some of the children from the subdivision may have to be accommodated in temporary facilities or bused to schools, according to the Board's Transportation Policy. 3. The Board requires that the following clause be placed in any agreement of purchase and sale entered into with respect to any units in this plan, within a period of five years from the date of registration of the condominium agreement: "Whereas, despite the efforts of the Peel District School Board, sufficient accommodation may not be available for all anticipated students in the neighbourhood schools, you are hereby notified that some students may be accommodated in temporary facilities or bused to schools outside of the area, according to the Board's Transportation Policy. You are advised to contact the School Accommodation department of the Peel District School Board to determine the exact schools." The Board wishes to be notified of the decision of Council with respect to this proposed application. If you require any further information please contact me at 905-890-1010, ext. 2217. Yours truly, Paul Mountford, MCIP RPP Intermediate Planning Officer Planning and Accommodation Dept. c. S. Hare, Peel District School Board K. Koops, Dufferin-Peel Catholic District School Board C04E05.030 comment rev.doc Fi-t1 The Region ofPeel isthe proud recipient ofthe National Quality Institute Order of f Region. of Peel Excellence, Quality, the National Quality Institute Canada Award ofExcellence Gold Award, iVO/tRlRfl fOft (/Oil Healthy Workplace: and a2008 lPAC/Deloitte Public Sector Leadership Gold Award. November 12, 2012 Mr. Bemie Steiger Planning, Design and Development Department City of Brampton 2 Wellington Street West Brampton, ON L6Y 4R2 RE: Revised Functional Servicing and Stormwater Management Report 1685 & 1701 Queen Street East Weston Consulting Group Inc. City File: C04E05.030 Region File: RZ-11-4E05.30B Dear Mr. Steiger, Regional staff has reviewed the revised Functional Servicing Report prepared by R. J. Bumside & Associates Limited and advised that we have no objections regarding water and wastewater servicing capacity for this development. If you have any questions or concerns, please contact me at your earliest convenience at 905-791-7800 ext. 4710, or by email at: Christina.marzoOipeelreoion,ca Yours truly, Cwmo Christina Marzo, MCIP, RPP Planner Development Services, Public Works Public Works 10 Peel Centre Dr., Suite A.Brampton, ON L6T 4B9 Tel: 905-791 -7800 www.peelregion.ca PI-7P The Region ofPeel isthe proud recipient ofthe National Quality Institute Order of PRegion of Peel Excellence, Quality, the National Quality Institute Canada Award ofExcellence Gold Award, WOJtluKuJ f0/t (f Oil Hfd/ffty Workplace; and a200« IPAC/Deloitte Public Sector Leadership Gold Award. November 22, 2012 Mr. Bernie Steiger, Development Planner Planning, Design and Development Department City of Brampton 2 Wellington Street West Brampton, ON L6Y 4R2 RE: TIS Addendum Comments 1685 & 1701 Queen Street East Southeast corner of Kings Cross Road and Queen Street East Weston Consulting Group Inc. City File: C04E05.030 Region File: RZ-11-4E05.30B Dear Mr. Steiger, Regional staff have reviewed the revised Traffic Impact Study (TIS) prepared by Paradigm Transportation Solutions, dated November 20,2012 We are not in agreement with the consultant's conclusion on the eastbound right turn lane at the proposed access to Regional Road 107 (Queen Street East). Notwithstanding this difference in opinion, this addendum satisfies the Region's TIS requirements in support of the rezoning application. All remaining issues with access to Queen Street East, including auxiliary turning lanes, will be addressed at the site plan stage. If you have any questions or concerns, please contact me at your earliest convenience at 905-791-7800 ext. 4710, or by email at: [email protected] Yours truly, ClMjlMjO Christina Marzo, MCIP, RPP Planner Development Services, Public Works cc: Sean Nix, Region of Peel Paul Snape, City of Brampton Ashlee Rivet, Weston Consulting Group Inc. Public Works 10 Peel Centre Dr., Suite A,Brampton, ON L6T 4B9 Tel: 905-791 -7800 www.peelregion.ca F\-1I APPENDIX '9' REQUIREMENTS FOR HOMEBUYER'S INFORMATION MAP City File Number: C04E05.030 Homebuyer's Information Map 1. The Homebuyer's Information Map shall be prepared in accordance with the City's guidelines for Homebuyer's Information Maps and shall include all necessary warning and notice provisions (such as schools, mail delivery) and the following: i) a general concept of the proposed development; ii) the development within the context of the adjacent lands; iii) a key map; iv) surrounding land uses; v) a concept plan for the long-term redevelopment of the Kings Cross, Kensington, Bramalea, Queen Street block, as provided by the City. This concept plan will show conceptual building locations pedestrian walkway and vehicular driveway interconnections; vi) The approximate locations and types of fencing; vii) the locations of parks and open space; viii) the types and locations or parks, valley lands and other open space (i.e. passive or active) and a general description of their proposed facilities and anticipated level of maintenance (to be confirmed in each case with the Community Design Parks Planning and Development Division); ix) the locations of all Brampton Transit routes and the locations of all bus stops (if known); x) the locations of sidewalks and walkways; xi) the following notes: • "Lands to the south, west and east will be redeveloped in the future for high-density mixed uses, including apartments, offices and other commercial uses. Ifyou are concerned, please call 905-874-2050." • "For information on mail delivery in this development please contact Canada Post at 1-800-267-1177." • 'This proposed development is subject to further Planning Approvals by the City, including site plan approval. Changes to the proposed development may arise through the review of these planning applications." • "The condominium shall be responsible to maintain in perpetuity all plant material, decorative paving, planters, landscape feature elements such as fountains, street furniture, and irrigation system located in the road allowance, as shown on the approved landscape plans, unless otherwise advised by the City or Region." • "The subject lands will provide for a future pedestrian and vehicular interconnection to the lands to adjacent lands. If you are concerned, please call 905-874-2050. 2. The Homebuyer's Information Map shall be displayed in a prominent location near the main entrance to the sales office for the development. Reduced copies of the document entitled "An Important Notice to New Home Purchasers from the City of Brampton" (modified as appropriate) shall also be available to prospective purchasers in a prominent location in the sales office. 35 fl-72 Purchase and Sale Agreements 3. The applicant shall include these warning in bold type in all offers of purchase and sale for all residential units in the proposed apartment building: i) a statement indicating that adjacent lands to the north, east and west will be developed in the future for high-density, mixed use land uses. ii) a statement indicating that the condominium corporation will responsible to maintain in perpetuity all plant material, decorative paving, planters, landscape feature elements such as fountains, street furniture, and irrigation system located in the road allowance, as shown on the approved landscape plans, unless otherwise advised by the City or Region iii) Any necessary general noise warning clauses as identified in the Noise Impact Study. iv) A statement indicating that this proposed development is subject to further Planning Approvals by the City, including site plan approval. Changes to the proposed development may arise through the review of these planning applications. 36 R-73 APPENDIX'10' RESULTS OF SHADOW STUDY I -, CO -1 i CO J, s>