BRAMPTON Report F2H Planning, Design and brampton.cG Flower City Development Committee Committee of the Council of The Corporation of the City of Brampton
Date: August 6, 2014 PLANNING, DESIGN & DEVELOPMENT COMMITTEE DATE: 5^)4cmk^r ^ ofo/^ Files: C03E16.004&21T-10006B
Subject: RECOMMENDATION REPORT Application to Amend the Official Plan, Zoning By-Law and Proposed Draft Plan of Subdivision (To permit the development of 5 Employment Blocks, 5 Environmental Buffer Blocks, 4 Compensation Area Blocks, Ministry of Transportation (MTO) Buffer Block and 1 internal road. Starbright Holdings & 655339 Ontario Limited - KLM Planning Partners Inc. South of Mayfield Road, west of Highway 410 Ward: 9 Contact: Carmen Caruso, Development Planner, Planning and Building 905-874-2439
Overview: This report recommends approval of the proposal to develop employment lands on a 23 hectare (57 acre) site, including limited warehouse and distribution uses on the "Office Centre" designated portion of the site. An amendment to the Secondary Plan to permit warehouse and distribution uses on the "Office Centre" portion of the site is supported provided that these uses are developed in conjunction with a minimum of 50,700 square metres (545,700 square feet) of office space. This requirement will ensure the additional uses will not alter the intended planned function for mainly office use, while assisting with the viability of the employment area. The uses proposed for the "Office Centre" portion of the lands will be subject to specific design criteria in order to create an upscale office aesthetic. Significant portions of the site include natural heritage features, including valleyland and wetland. Environmental studies will be approved prior to the adoption of an Official Plan amendment and enactment of the Zoning By-law amendment and all necessary protection measures (i.e. land conveyances, buffers, compensation areas) will be implemented. F5-2
Recommendations: 1. THAT the report from Carmen Caruso, Development Planner, Planning and Building, entitled 'RECOMMENDATION REPORT', dated August 6, 2014, to the Planning Design and Development Committee Meeting of September 8, 2014, re: Application to Amend the Official Plan, Zoning By-Law and Proposed Draft Plan of Subdivision - Starbright Holdings & 655339 Ontario Limited - KLM Planning Partners Inc., Ward: 9, File: C03E16.004 and 21T-10006B be received; and,
2. THAT the application be approved in principle and staff be directed to prepare the appropriate amendments to the Official Plan and Zoning By-law.
3. THAT the Secondary Plan and Zoning By-law be amended generally in accordance with the following: a) The Countryside Villages Secondary Plan (Area 48) be amended to include the following site-specific policies in the 'Office Centre' designation (i.e. Block 1 as shown on Map 1): i. Permissions for ancillary warehouse and distribution uses only in conjunction with offices, in the 'Office Centre' designation. ii. No transport terminal use is to be permitted. iii. Appropriate urban design principles to ensure the implementation of a multi-storey, prominent, high quality office building development that addresses Hwy 410 and the Mayfield Road/Highway 410 Interchange and the screening of warehouse or distribution functions on the property. 4. THAT the Zoning By-law be amended from 'Agricultural - (A)' to site-specific 'Industrial Business - (MBU)' and 'Industrial One - (M1)' zones, and 'Open Space (OS)' and 'Floodplain (F)' zones, generally in accordance with the following: a) With respect to the site-specific MBU zone (to be applied to Block 1 as shown on Map 1): i. Permitted uses: 1. Office; 2. Research Development Facility; 3. Uses accessory to the permitted uses including warehousing, distribution manufacturing and commercial retail uses; ii. Requirements and restrictions: 1. Warehouse and distribution uses shall only be permitted in conjunction with and be ancillary to an office having a minimum GFA of 50,700 square meters. 2. Ancillary warehouseand distribution uses shall only be permitted inthe same building as an office use. 3. Accessory warehouse and distribution uses combined shall be limited to a maximum of 40% of the total gross floor area of a building. 4. Minimum building height for an office use: 8.0 metres. 5. Maximum building setbacks to be determined by staff to help ensure buildings are prominently located adjacent to Hwy 410 and the Mayfield Road/Highway 410 Interchange. 6. Minimum setback: 14.0 metres from Highway 410; 7. Minimum landscaped strip: 3.0 metres along property lines, except at approved access locations. b) With respect to the site-specific M1 zone (to be applied to Blocks 2, 3 and 4 as shown on Map 1): i. Permitted uses: 1. Office; 2. Restaurant; 3. Retail establishments;
4. Hotel 5. Warehousing, manufacturing, and distribution uses, only in association with an office use. ii. Requirements and restrictions: 1. The gross floor area of warehousing, manufacturing, and distribution uses, restaurant and retail uses and hotel are to be limited (maximum of 30% of permitted floor space) so that the area isdeveloped primarily with industrial uses. 2. Minimum setback: 14.0 metres from Highway 410; 3. Minimum landscaped strip: 3.0 metres along property lines, except at approved access locations.
5. THAT prior to the adoption of an amendment to the Official Plan and the enactment of the Zoning By-law, the applicant shall revise and finalize the Environmental Impact Statement (EIS), prepared by Beacon Environmental, dated November 2012, to the satisfaction of the Chief Planning and Infrastructure F^H
Services Officer, in consultation with the Toronto and Region Conservation Authority.
6. THAT the following shall be satisfied prior to the issuance of draft plan approval: a) The Cost Sharing Agreement Trustee shall confirm in writing that the owner has signed the Landowner's Cost Sharing Agreement and that the owner has delivered the deeds or made the payments required by the agreement, and that the plan may be released for draft approval; b) Outstanding final comments and/or conditions of draft plan approval from external circulated agencies and internal City departments shall be received and any appropriate 'priorto the issuance of draft plan approval' conditions, including revisions to the plan and physical layout resulting from these comments, shall be accommodated;
7. THAT staff be authorized to issue the notice of draft plan approval at such time as all items approved by Council to be addressed prior to draft plan approval are to the satisfaction of the Chief Planning and Infrastructure Services Officer and shall include: a) Any necessary redline revisions to the draft plan identified bystaffand/or identified in comments; b) All conditions contained in the City of Brampton List of Standard Conditions of Draft Approval, or derivatives or special applications of said conditions, as determined by the Chief Planning and Infrastructure Services Officer, including the following: i. The applicant shall contribute to a fund that will assist the City and the Toronto and Region Conservation Authority in implementing the HeartLake Road Ecology Wildlife Mitigation Plan to reduce vehicle/wildlife interactions along Heart Lake Road; ii. An Archaeological Assessment shall be approved to the satisfaction of the Ministry of Tourism and Culture and the Chief Planning and Infrastructure Officer. iii. The Functional Servicing Report (FSR) as prepared by The Municipal Infrastructure Group Ltd in association with Schaeffers Consulting Engineers, dated October 2012, shall be approved, in a revised form as may be necessary, to the satisfaction ofthe Chief Planning and Infrastructure Services Officer, in consultation with the Region of Peel and the Toronto and Region Conservation Authority, and the ownershall agree to implement the requirements of the approved report. iv. The Traffic Impact Study prepared by MMM Group, dated May 2012, shall be approved, in a revised form as may be necessary, to FS-£
the satisfaction of the Chief Planning and Infrastructure Officer in consultation the Ministry of Transportation, and the owner shall agree to implement the requirements of the study. v. A Phase 1 Environmental Site Assessment (Phase 2 if required) shall be approved to the satisfaction of the Chief Building Official, and confirmation shall be received that the Record of Site Condition is filed. vi. That all environmentally sensitive lands are conveyed to the City of Brampton to protect natural heritage features to the satisfaction of the Chief Planning and Infrastructure Services Officer and the City Solicitor.
8. THAT the street name "Ecopark Close" be approved for the subdivision.
9. 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.
BACKGROUND Origin A Draft Plan of Subdivision and application to amend the Zoning By-law was submitted by KLM Planning Partners Inc. on March 1, 2010. A revised application to include an amendment to the Official Plan to permit warehouse and distribution uses on the "Office Centre" designated portion ofthe site (i.e. Block 1, as shown on Map 1) was submitted on August 6, 2010.
Date of Public Meeting The public meeting for this application was held on September8, 2010. No members of the public attended the meeting.
Planning Area The subject lands are located within the Countryside Villages Secondary Plan (Area 48). These lands are not subject to a block plan area. F^-k
Proposal: The subject lands are proposed to be subdivided as follows (referto Map 1 - Draft Plan of Subdivision): 5 Employment Blocks (9.6 ha/23.6 acres) - Blocks 1 - 4, 6 2 Valleyland/Terrestrial Feature Blocks (5.2 ha/12.9 acres) - Blocks 7 and 8; 2 Stormwater Management Blocks (2.3 ha/5.6 acres) - Blocks 9-10; 5 Buffer Blocks (4.1 ha/10.2 acres) - Blocks 13-17; 1 MTO Buffer Block (0.4 ha/1.0 acres) - Block 18; and 4 Compensation Area Blocks (0.8 ha/2.0 acres) - Blocks 5, 11, 12 and 19. 1 internal road that is proposed to extend from the proposed subdivision to the west (File No. C03E16.003/21 T-09012B). This site is proposed to be developed with three separate employment areas. Block 1 is proposed for development with offices, which will include ancillary warehousing, distribution and transport terminal uses contained within the principal building. Blocks 2 - 4 will be used for offices and associated manufacturing, warehousing and distribution uses, and limited stand-alone commercial uses which will be developed in conjunction with the adjacent subdivision to the west (C03E16.003/21T-09012B). Block 6 is a part block that will ultimately have to be developed in conjunction with the adjacent lands to the west. These lands are not subject to a formal development application.
Property Description and Surrounding Land Use Property Description:
♦ is located approximately 330 metres (1080 feet) east of Heart Lake Road, south of the Highway 410 - Mayfield Road (see Map 2 - Location Map);
♦ is approximately 23 ha (57 acres) in size;
♦ is currently vacant; and
♦ the property does not have frontage onto any existing municipal roads. F3-"*
Map 1 Draft Plan of Subdivision
FJTJRE EUPLOYMEt FUTURE IPLOYMEN
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Map 2 - Location Map
Surrounding land uses are described as follows: North: Highway 410-Mayfield Road Interchange, beyond which is vacant agricultural land located within the Town of Caledon subject to an application to amend the Zoning By-law and Draft Plan of Subdivision to develop the lands for prestige industrial employment uses. South: Vacant agricultural land reserved for the future Highway 410 Countryside Drive interchange, beyond which is Countryside Drive. r-^°[
East: Highway 410, beyond which is an approved industrial subdivision 43M 1907.
West: Agricultural lands, wetland vegetation and woodlots, beyond which are vacant agricultural lands designated for additional employment uses (File No. C03E16.003/21 T-09012B), and an Application to Amend the Zoning By-law to permit a religious based private school (File No. C03E17.003).
Corporate Implications: There are no corporate implications associated with these amendments to the Official Plan and Zoning By-law.
Financial Implications: There are no financial implications associated with these amendments to the Official Plan and Zoning By-law.
Strategic Plan The proposal is consistent with the Economic Development (Thriving') priority of the City's Strategic Plan. The subdivision and proposed uses on the property will support business attraction, retention and expansion, and will provide an appropriate mix and supply of employment lands.
The proposal is also consistent with the Environmental Stewardship/Heritage Preservation ('Preserving') priority of the Strategic Plan. In this regard, significant natural features on the site will be protected and/or restored, and the proposed development will integrate well with the natural environment. FS-fO
PLANNING ANALYSIS SUMMARY
The proposed draft plan of subdivision in conjunction with the associated Official Plan and Zoning By-law amendment will deliver an employment area comprising office and industrial uses, while protecting and enhancing natural features.
The development will maintain the overall planning vision of the Secondary Plan to establish an employment area consisting of office and prestige industrial uses. These will be developed to a high standard of urban design.
The recommended amendment to the Secondary Plan to permit the 'Office Centre' designated portion of the site (Block 1) to develop with warehouse and distribution uses will include a policy which will only permit these uses only ifthey are ancillary to offices. The associated zoning requirements that are recommended will only permit the warehousing and distribution uses in conjunction with 50,700 square metres (545,730 square feet) of office development. This will assist in creating office employment consistent with the City's Growth Plan objectives. Allowing limited warehousing and distribution uses in the 'Office Centre' designation will provide flexibility which will attract a variety of end users, thus giving this employment area a competitive edge.
Lands in the 'Prestige Industrial' designated portion of the site (Blocks 2, 3 and 4) will be developed for offices, and associated manufacturing, warehouse and distribution uses, and limited stand-alone commercial uses. This will be in keeping with the current policies of the Secondary Plan.
There are extensive natural heritage features on these lands. After the environmental analysis and studies are completed and approved, appropriate zoning requirements for buffer areas and building setbacks will be put in place to protect these features and their ecological functions.
A statutory public meeting was held on September 8, 2010. No members of the public made representation to the Planning, Design and Development Committee on this application.
The approval of this draft plan of subdivision, Official Plan and Zoning By-law amendment application is appropriate, subject to the recommended conditions, and represents good planning.
7 Respectfully'submitted:
rmen Caruso, MCIP, RPP /Paul Snap'e, MCIP, RPP Development Planner Director, Development Services Planning and Building Planning and Building
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APPENDICES City File Number: C03E16.004 Subdivision File:21T-10006B
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- Detailed Planning Analysis
Appendix 6 - Public Meeting
Appendix 7 - Results of Application Circulation
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EXTRACT FROM SCHEDULE A (GENERAL LAND USE DESIGNATIONS) OF THE CITY OF BRAMPTON OFFICIAL PLAN I | SUBJECT LAND INDUSTRIAL RESIDENTIAL OPEN SPACE
APPENDIX 1 M BRAMPTON OFFICIAL PLAN DESIGNATIONS btcmpion.to Flower City KLM PLANNING PARTNERS INC. PLANNING AND INFRASTRUCTURE SERVICES Starbright Holdings/655339 Ontario Inc. 0 50 100 Drawn By: CJK Metres Date: 2014 03 27 CITY FILE: C03E16.004 F3-S
EXTRACT FROM DRAFT SCHEDULE SP48(A) OF THE DOCUMENT KNOWN AS THE SANDRINGHAM - WELLINGTON NORTH SECONDARY PLAN
ROAD NETWORK EMPLOYMENT NATURAL HERITAGE AND ENVIRONMENTAL MANAGEMENT
STORMWATER MANAGEMENT HIGHWAY 410 CORRIDOR ~ | SPECIAL POLICY AREA 1 FACILITY
MAJOR ARTERIAL (REGIONAL) 2~~ j SPECIAL POLICY AREA 2 VALLEYLAND
MINOR ARTERIAL 3 SPECIAL POLICY AREA 3 WETLAND
<=> POTENTIAL INTERSECTION 4 | SPECIAL POLICY AREA 4 V//A TERRESTRIAL FEATURE '/2222k OFFICE CENTRE SUBJECT LANDS
PRESTIGE INDUSTRIAL
APPENDIX 2 BS BRAMPTON SECONDARY PLAN DESIGNATIONS brcmpton.to ROWGr QtV KLM PLANNING PARTNERS INC. PLANNING, DESIGN & DEVELOPMENT 0 50100 Starbright Holdings/655339 Ontario Inc. i i =i Drawn By: CJK Metres Date: 2014 03 28 CITY FILES: C03E16.004 rzzi SUBJECT LAND INDUSTRIAL OPEN SPACE
ZONING AGRICULTURAL FLOODPLAIN BOUNDARY
APPENDIX 3 • BRAMPTON ZONING DESIGNATIONS b.cmpionca Flower City KLM PLANNING PARTNERS INC. PLANNING AND INFRASTRUCTURE SERVICES Starbright Holdings/655339 Ontario Inc. 0 50 100 P=E Drawn By: CJK Metres Date: 2014 03 27 CITY FILE: C03E16.004 B-lS
AERIAL PHOTO DATE: FALL 2013
SUBJECT LAND INDUSTRIAL OPEN SPACE
RESIDENTIAL AGRICULTURAL
APPENDIX 4 • BRAMPTON AERIAL & EXISTING LAND USE bramplon.co FlOWer Gty KLM PLANNING PARTNERS INC. PLANNING AND INFRASTRUCTURE SERVICES Starbright Holdings/655339 Ontario Inc. 0 50 100 Drawn By: CJK Metres Date: 2014 03 27 CITY FILE: C03E16.004 fSHU
APPENDIX '5' DETAILED PLANNING ANALYSIS City File Number: C03E16.004 Subdivision File:21T-10006B
DETAILED PLANNING ANALYSIS Provincial Policy Statement/Provincial Growth Plan The recommendations to permit a limited amount of warehousing and distribution uses on the "Office Centre" designated portion of this site will not impede the City's Growth Plan objectives with respect to the amount of office employment to be generated. This will conform to Provincial objectives. This development proposal, subject to the recommendations in this report, is consistent with matters of provincial interest as identified in the Provincial Policy Statement and the Provincial Growth Plan in terms of: • focusing growth within the designated urban area; • providing for an appropriate mix and range of employment to meet long-term needs; • providing opportunities for a diversified economic base, including maintaining a range and choice of suitable sites for employment uses which support a wide range of economic activities and ancillary uses, and take into account the needs of existing and future businesses; and • the protection of significant natural areas including wetlands and valley corridors, encouraging the creation of linkages between natural heritage features, and respecting natural hazards and maintaining water resources.
Official Plan The property is designated Industrial' and 'Open Space' in the Official Plan. The 'Industrial' designation allows the development of light to heavy industrial uses such as manufacturing, processing, repair and service, warehousing and distribution. Corporate head offices and "high performance" industrial uses such as research and development facilities are also permitted. In addition, mixed industrial/commercial, limited service and retail uses are permitted subject to the sub-designation and policies in the Secondary Plan.
'Schedule D-Natural Heritage Features' identifies the 'Open Space' designation as being comprised of a 'Valleyland/Watercourse' and a 'Woodlot' as well as portions of the 'Heart Lake Provincially Significant Wetlands Complex.' The applicant has submitted an Environmental Impact Study (EIS) that addresses the impact that this development has on these environmental features and provides the implementation details for the protection, restoration, compensation, linkage and enhancement of these environmentally significant features. A review of this study is being concluded at this time and will ultimately have to be approved to the satisfaction of the Chief Planning and Infrastructure Services Officer, in conjunction with the Toronto and Region Conservation
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Authority, prior to the adoption of an amendment to the Official Plan and the enactment of an amendment to the Zoning By-law.
The proposal to rezone and subdivide the subject lands for employment uses is in keeping with the Official Plan policies. An amendment to the Official Plan is not required.
Secondary Plan The property is designated 'Office Centre', 'Prestige Industrial', 'Wetland', 'Valleyland', Terrestrial Feature' and 'Stormwater Management Feature' in the Countryside Villages Secondary Plan (Area 48). The 'Office Centre' designation on Block 1 of the draft subdivision plan permits office uses, research and development facilities, ancillary light manufacturing uses, hotels, conference/convention centres, accessory retail, and business support services, including restaurants. Warehousing and distribution uses are not permitted on these lands.
The Planning Vision for the employment lands of the Secondary Plan is: a) To include both office and industrial uses that take full advantage of the access and exposure offered by Highway 410; b) To contribute to a dynamic and prosperous economy with an employment precinct that provides a range of employment based uses; c) To establish urban design guidelines which encourages the development of attractive, safe, and where appropriate, pedestrian-scale built form within the community; d) To provide a superior standard of building design and to establish a prestige image for the community; and e) To preserve, enhance and restore to the extent practical the natural features, most particularlythe valley and the Provincially Significant Wetlands.
There are also several Natural Heritage and Environmental Management designations on the subject lands, being 'Valleyland', 'Wetland', 'Terrestrial Features (wet vegetation and woodlot)'. The precise locations, configurations, and boundaries of these features will be confirmed through the detailed Environmental Implementation Report which includes a Functional Servicing Study, an Environmental Impact Study, Hydrogeology Investigation and Water Balance prepared bythe applicant. These studies address the impact to these features and identify preservation plans and mitigation measures. This report recommendsthat appropriate conditions be included in the draft plan conditions that will require the applicant to revise these studies to the satisfaction of the Chief Planning and Infrastructure Services Officer.
This development application proposes an amendmentto the Secondary Plan to permit the portion of the site designated "Office Centre" to develop with warehousing, distribution, and transport terminal uses that are ancillary to an office. The
13 F3-I* appropriateness of the proposed Secondary Plan Amendment is discussed in the Land Use section of this Appendix.
Zoning The subject lands are zoned 'Agricultural (A)' by Zoning By-Law 270-2004 as amended. An amendment to the Zoning By-law is proposed to rezone the site with a site-specific 'Industrial Business - (MBU)' zone for Block 1 and a site-specific 'Industrial (M1)' zone for Blocks 2-4. Appropriate provisions will be included in the zoning amendment as needed to ensure that there is a limit on the amount of warehousing permitted on the lands within Block 1. Blocks 7, 8, 11-17 and 19 are also to be rezoned with 'Open Space (OS)' and 'Floodplain (F)' designations to ensure the protection of the natural features on the property. Blocks 9 and 10 will be zoned as 'Open Space' to allow a stormwater management facility. The existing 'Agricultural (A)' zoning will remain on Block 6 until the adjacent lands to the west are developed.
Land Use
Block 1 - 'Office Centre' and proposed warehouse and distribution uses The proposed amendment to the Secondary Plan's 'Office Centre' policies to accommodate the development of a portion of the site (Block 1) with warehousing and distribution uses (not including a transport terminal) that are ancillary to office uses is supportable. Permitting these additional uses, in a limited quantity, in conjunction with offices would result in a greater number of businesses that will want to locate on the site and make the area more attractive to potential employers. This will provide a potential competitive advantage for the proposed development over employment areas in other municipalities. Provided that office uses remain dominant in the area, limited industrial uses are appropriate within the 'Office Centre' designation. However, to achieve an appropriate quantum of office jobs, accessory warehouse and distribution uses will not be permitted until 50,700 square metres of office use exist, or is constructed concurrently, with a warehouse or distribution centre and in the same building. This minimum GFA for offices will create enough office employment to help in satisfying the City's Growth Plan objective.
An amendment to the Official Plan to allow limited warehouse and distribution uses, ancillary and in conjunction with office uses is supportable.
Block 1 - Proposed Transport Terminal
Part of the applicant's proposal is for permissions for a transport terminal on Block 1 of the draft plan of subdivision. This use is not considered to be appropriate towards generating sufficient employment opportunities for the area. Further it will be difficult to allow this type of use and still satisfy the City's urban design objectives which include creating a highly visible, upscale building that is characteristic of an office centre. This report recommends that this specific use not be permitted.
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Blocks 2, 3 and 4 - 'Prestige Industrial'
A range of commercial uses are proposed for the portion of the site designated 'Prestige Industrial' (Blocks 2, 3 and 4) to provide a supportive role to the planned employment area. The commercial uses include hotels, business support services, retail and restaurants. Restrictions will be placed within the amending zoning by-law to limit the amount of these uses so that the employment targets as forecast are achieved.
Urban Design The proposed development on this site will need to be designed in a manner that protects and enhances the adjacent natural heritage features, is sensitive to a proposed future private school on lands located to the west, and creates an upscale aesthetic along Highway 410. A community design guideline document has been approved and does specify appropriate urban form, design, building setbacks and building massing to be implemented on site. The approved guidelines will be implemented through future site plan applications to help ensure the proposed industrial uses are appropriate and compatible with the context of the area.
Environment Significant portions of the property include wetland, terrestrial and valleyland features that contribute to the ecological integrity and function of the area. A variety of methods will be used with the proposed development to help ensure the protection, restoration, linkage and enhancement of these features. These methods include appropriate zoning permissions and buffers, the creation of compensation areas, and the conveyance of natural features and buffers to the City. The methods to protect and enhance these features will be finalized through the review of the Environmental Implementation Report (EIR). This report is to be approved to the satisfaction of the City, in conjunction with the Toronto and Region Conservation Authority (TRCA) prior to the adoption of an amendment to the Official Plan and the enactment of an amendment to the Zoning By law.
The TRCA, in partnership with the City of Brampton and the Ontario Road Ecology Group, have prepared the Heart Lake Road Ecology Mitigation Plan. The purpose of the plan is to develop mitigation strategies to reduce the number of interactions between wildlife and vehicles in order to reduce wildlife fatalities and protect the local biodiversity in the wetland system bisected by Heart Lake Road, between Sandalwood Parkway and Mayfield Road. The Plan recommends strategies that include the installation of culverts to serve as a dedicated wildlife passage under Heart Lake Road, and the installation of road surface grates connected to culverts to provide lighting and air-flow and the installation of permanent wildlife directional fencing. This report recommends that draft plan conditions be included to require the owner to contribute to a fund that will assist the City and TRCA in implementing the strategies outline in this plan.
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Servicing The development is proposed to be serviced with full municipal infrastructure. A Functional Servicing Report is submitted by the applicant outlining the following:
Trunk Sewers Sanitary flow from the proposed subdivision will be serviced by an extension of the Central Brampton Sub-trunk (CBS) sewer along Dixie Road, as well as an interceptor sanitary trunk sewer along Countryside Drive.
Watermains The lands are located within the Region of Peel's Pressure Zone 6 and can be serviced with adequate water supply by a connection to an existing 750 mm feedermain located northwest of the development on Mayfield Road. In this respect, a 300 mm watermain will be connected to the 750 mm feedermain at the intersection of Heart Lake Road and Mayfield Road.
The size and location of sanitary sewers and watermains will be finalized during detailed design, to the satisfaction of the Region of Peel.
Stormwater The stormwater management pond that will service these lands is proposed to be located on the southeast corner of the property. Conditions of draft approval will be included to ensure the stormwater pond, and related infrastructure is in place to provide adequate services to the proposed development.
Transportation Access to the proposed subdivision is to be provided through a new local road that is proposed and is recommended to be named Ecopark Close. This road will travel through the adjacent subdivision to the south and west, and will intersect with Heart Lake Road.
A Traffic Impact Study has been submitted indicating that with some traffic improvements at the Mayfield Road/Heart Lake Road intersection (i.e. signalization and the implementation of left bound turn lanes), the proposal is supportable from a traffic perspective. The study has been approved by City staff, but consultation with the Ministry of Transportation is required to receive confirmation that no traffic issue remain.
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APPENDIX '6' PUBLIC MEETING City File Number: C03E16.004 Subdivision File:21T-10006B
September 8, 2010
Members Present: Regional Councillor G. Gibson -Wards 1 and 5 (Chair) Regional Councillor P. Palleschi - Wards 2 and 6 (Vice-Chair) Regional Councillor E. Moore - Wards 1 and 5 Regional Councillor J. Sanderson - Wards 3 and 4 Regional Councillor G. Miles - Wards 7 and 8 Regional Councillor J. Sprovieri - Wards 9 and 10 City Councillor J. Hutton - Wards 2 and 6 City Councillor B. Callahan - Wards 3 and 4 City Councillor S. Hames - Wards 7 and 8 City Councillor V. Dhillon - Wards 9 and 10 (arrived at 7:14 p.m.)
Members Absent: nil
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 K. Ash, Manager, Development Services A. Parsons, Manager Development Services P. Aldunate, Development Planner M. Gervais, Development Planner D. Vanderburg, Central Area Planner B. Steiger, Central Area Planner R. Nykyforchyn, Development Planner C. LaRota, Policy Planner
Corporate Services Department J. Burton, Legal Counsel E. Evans, Deputy Clerk C. Urquhart, Legislative Coordinator S. Pacheco, Legislative Coordinator
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Results of Public Meeting:
A meeting of the Planning Design and Development Committee was held on September 8th, 2010 in the Council Chambers, 4th Floor, 2 Wellington Street West, Brampton, Ontario, commencing at 7:00 p.m. with respect to the subject application. Notices of this meeting were sent to property owners within 900 metres of the subject lands in accordance with the Planning Act and City Council procedures. As indicated in the meeting extract below, No members of the public were in attendance in regard to this application.
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APPENDIX 7' Results of Application Circulation City File Number: C03E16.004 Subdivision File:21T-10006B
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§Hg| Vftnivii iuni Infrastructure Services bramptoiua HOWer Llty Planning and Building
Date: January 8, 2014
To: Carmen Caruso
File: C03E16.004
Re: Planning Justification Report, Application to Amend the Official Plan, Zoning By-law and Proposed Draft Plan of Subdivision, KLM Planning Partners Inc. - Starbright Holdings &655339 Ontario Limited
The Land Use Policy section has reviewed the Planning Justification Report (November 2013) prepared by KLM Planning Partners Inc., the purpose ofwhich is toseek permission for additional uses within the Office Centre designation, including light manufacturing, warehousing and distribution uses only in conjunction with an office or a research and development facility. The effect of the proposed amendment isto provide additional flexibility of uses while still maintaining the planned function of the area for employment uses. The implementing Official Plan Amendment should include a policy which statesthat the implementing Zoning By-law will specify the minimum amount of office space to be developed. The implementing Zoning By-Law should include the appropriate requirements sothat the employment targets can be realized and also to maintain the planned function of the Office Centre designation. The wording proposed by BBBB.3 which states "uses permitted in Section BBBB.1.3 shall be limited to a maximum of50 percentofthe gross floor area and shall not be located within a free-standing building" is appropriate. Land Use Policy staff are of the opinion that if a retail establishment is to be permitted within the Office Centre, restrictions should also be placed on the gross floor area of this use in order to maintain the planned function ofthe area for employment uses.
Regards, p. Qeopfi*-* Pam Cooper, MCIP, RPP Policy Planner III, Land Use Policy Planning and Building Planning and Infrastructure Services T: 905 874-2068 F: 905 874-2099 [email protected]
The Corporation ofThe City of Brampton 2 Wellington Street West, Brampton, ON L6Y 4R2 BRAMPTON Planning, Design and Development Development Engineering Services brompion.ca Flower City
Date: March 29, 2011
To: Carmen Caruso
From: Farhad Aziz Subject: Functional Servicing Report Heart Lake Road Employment Lands / Countryside Villages 225600 Investments Ltd (Emery) and Star Bright Holdings Inc. NE corner of Heart Lake Rd &Countryside Drive File: 21T-09012B/C03E16.003 &21T-10006B/C03E16.004
The following are my comments regarding the above noted FSR submitted by TMIG:
1. Background Information The document entitled "Countryside Village Secondary Plan Area 48 Phase II Master Environmental and Servicing Plan" revised on December 2010, should be added to Item 2-1 of the report.
2. Limit of Development Indicate on the drainage area plan or/and grading plan the limit of development established in MESP.
3. Water Balance Please specify in Item 2-6 of the report the target infiltration rate to be used in detailed engineering design; the target infiltration rate should be as per the MESP.
4. SWM Pond EC-1 Design Criteria In accordance with MESP, the post development drainage area pertaining to SWM Pond EC-1 should be 31.97 ha, while the current FSR has reduced it to 24.09 ha; therefore, please explain the reason or correct the design to comply with MESP criteria.
The2Wellington Corporation Street ofThe West, City ofBrampton, Brampton ON L6Y 4R2 T: 905.874.2000 TTY: 905.874.2130 tt-x*
5. Erosion Control As per MESP, the erosion control for Pond EC-1 (refer to Item 4.4, page 59 of MESP dated December 2010) is 0.056 m3/s, which requires 6,395 m3 storage volume, while the current FSR provides 5200 m3 storage. Therefore, please explain the reason for reducing the storage capacity; otherwise comply with the requirement of MESP.
6. Staae-Storaae Curse In addition to Table 4.5 (page 18), please prepare astage-storage relationship curve and stage-area curve required to determine the storage volume and water surface area for any given water depth.
7. Sediment Drvino Area (SWM Pond EC-1 The sediment drying area storage volume is sized as 1,100 m3, which is less than the volume calculated in MESP; therefore, please explain the reason. 8. Table 4.7 - Erosion Control Data for SWM Pond EC-3 Please correct thetyping error to read EC-3 and not EC-1.
9. Spring Creek Tributary A Road Crossing Please indicate the drainage area boundary pertaining to the design of the culvert and also indicate the Regional Water Level at the upstream of the culvert.
10. Overland Flow Indicate the direction of overland flow on Drawing SWM-4 and SWM-1.
11. Bv Pass Pipe Incorporate by-pass pipe for the SWM Pond as per Subdivision Design Manual.
12. Storm Servicing Plan Fig. 4-1 Please write next to each manhole the proposed road elevation and sewer obvert elevation to ensure that adequate cover above the sewer is available. 13. Please stamp Drawing No. SWM-4 and SWM-5 with PEng stamp and also the TMIG logo should be added.
The2Wellington Corporationof Street The West, Cityof Brampton, Brampton ON L6Y4R2 T: 905.874.2000 TTY: 905.874.2130„. .,„ -3
14. Please sign a declaration stating that: i) The FSR complies with the latest subdivision design manual ii) The FSR complies with the recommendations and constraint set out in the MESP / EIR. If there are any deviations from the MESP / EIR level studies, then the consultants should explain their assumptions iii) The drainage of the adjacent lands will not be adversely affected
Yours truly,
Farhad AzizMSc, P. Eng. Environmental Engineer - Water Resources Tel: (905) 874-2530 Fax: (905) 874-3369 Farhad.aziz@ brampton.ca
FA/pm
cc: Hamid Hatami Lana Russell -TMIG
The Corporationof The Cityof Brampton 2Wellington Street West, Brampton, ON L6Y 4R2 T: 905.874.2000 TTY: 905.874.2130 Ministry of Ministeredes l"\\ Transportation Transports tj f£~ Central Region Region du Centre ~" Corridor Management Section Section dela gestion des couloirs routiers 1^> 1201 Wilson Avenue 1201 avenue Wilson 7 Floor, Bldg. D 7e etage, edifice D Downsview, ON M3M 1J8 Downsview, ON M3M 1J8 Ir Ontario Tel (416) 235-3497 Tel (416) 235-3497 Fax (416) 235-4267 Telec (416) 235-4267 Email [email protected] Email: [email protected]
August 03, 2010
VIA EMAIL
Ms. Sandra DeMaria Development Planner City of Brampton Brampton City Hall, 2 Wellington Street West Brampton, ON L6Y 4R2 Re: Application to Amend Zoning By-Law and Proposed Draft Plan ofSubdivision KLM Planning Partners Inc - STARBRIGHT HOLDINGS AND 655339 ONTARIO LIMITED (METRUS DEVELOPMENT INC.) Part of Lot(s) 16,17, Concession 3, E.H.S. (Chinguacousy) SouthwestQuadrant of Highway 410 and Mayfield Road City of Brampton City File: C03E16.004 Subdivision File: 21T-10006B
Dear Ms. DeMaria: The Ministry has reviewed your July 8, 2010 circulation and we offer the following comments.
General Comments We have no objection in principle with the proposed amendment to the zoning bv- law and proposed subdivision application. y All above and below ground structures (including but not limited to, frontage roads fire routes stormwater management facilities [ponds/drainage channels], retaining walls and servicing/utilities) must be setback a minimum of 14m from all ministry property limits The ministry's 14m setback requirement should be stipulated in the zoning by-law. All access from the proposed subdivision must be via the municipal road system No access to Highway 410 property limits will be permitted. Noise Attenuation features (e.g. earth berms) must be contained within the subject lands and setback a minimum of 0.3m from all ministry property limits. Encroachment onto the highway right-of-way will not be permitted. FS-3^1
Subdivision Comments The subdivision's property limits adjacent to Highway 410 (Draft Plan 10:01 - KLM Planning Partners Inc.) correspond tothose of the Ministry's previous Controlled-Access Highway (CAH) limits (see "green lines" or on the attached designation plans). Draft Plan needs to be revised to reflect the Ministry's new CAH limits (see"red lines" on theattached designation plans). Please make the owner aware that the Ministry's setback limit should be measured from these "red lines". All information regarding the property limits can be obtained from the Land Registry Office.
Land Registry Office No. 43. 7765 Hurontario Street Brampton ON L6W 4S8 Tel: (905) 874-4008 Fax:(905)874-4012 See plan 43R-28071, indexed under theTownship of Chinguacousy is P-5083-073. On this plan, the "red lines" are represented by lines referred to as "Designated as Controlled Access Highway, Order - in - Council OC -1950/98". The survey was certified by David B. Searles Surveying Ltd.
Draft Conditions
Please include the following Condition(s) of Draft Plan Approval: 1. That prior to final approval, the owner shall submit tothe Ministry of Transportation for their review and approval, a traffic impact study to assess the impacts on Highway 410 and identify related highway improvements. 2. That prior to final approval, the owner shall submit to the Ministry of Transportation for their review and approval, a stormwater management report indicating the intended treatment of the calculated runoff. 3. That prior to final approval, the owner shall submit to the Ministry of Transportation for their review and approval, detailed grading, servicing and internal road construction plans.
General Notes
1. Traffic Impact Studies must adhere to accepted Ministry practices/standards and must encompass the full build-out ofthe entiredevelopment (e.g. all phases). 2. Stormwater Management Reports must adhere to accepted Ministry policies/standards and must be signed and stamped by the Drainage Engineer. 3. Any identified highway improvements will require the owner to enter into a legal agreement with Ministry ofTransportation whereby the owner agrees to assume financial responsibility for all necessary associated highway improvements. The following will be required under the Notes to Approval
1. Clearance of Conditions
oranX^^n^^required reports, plansC°nHiti0nS and agreements, °f draft etc.appr0Val' is: induding the amission and approval Mr. Ted Lagakos Project Manager Central Region Corridor Management Section - Ministry of Transportation 7,n Floor, Building D, 1201 Wilson Avenue Downsview, ON, M3M 1J8 Phone No: (416) 235-3497 Email: [email protected]
All submitted reports and plans must be provided in copies of 4. Please make the applicant aware that the Ministry does not clear individual draft conditions to ouTSS^rT 3S,n9le C'earanCe ,8tter °nCe a" draft P,an C0ndjti0ns nave been addressed
2. MTO Permits Ministry Building and Land Use permits will be required for individual building lots within 395 m from the centre point of Highway 410 and Mayfield Road and 45 mfrom all ministry proper!?
Ministry permits are required prior to any on site grading being undertaken. dearedTor"9 ^ 'ntemal ^ construction wHI not be Per™tted until the subdivision has been Sign permits are required for signing within 400m of Highway 410. Permit inquiries may be directed to Mr. Phil lannacito, Permits Officer, at (416) 235-45392. PS-SI
Itrust that this is satisfactory. We would appreciate receiving a copy of council's decisions on this application. It is strongly recommended that the owner and applicant meet with Ministry staff prior to any detailed engineering ofthe siteto address any potential conflicts.
Please feel free to contact me if you have any questions.
Sincerely,
ORIGINAL SIGNED
Ted Lagakos Project Manager
cc. A. Tupaz, MTO P. lannacito, MTO T. Assane, MTO IP D^^Urk r4- D/vJ ™c Rc&ion °fPeel is the Proud reciPicnt °fthe Natioml QualityInstitute 0rder °f W KGQIOn OT rCd Excellence, Quality; the National Quality Institute Canada Award of Excellence Gold Award, Wo/tklWl hk l|0ll Healthy Workplace; and a2008 IPAC/Deloitte Public Sector Leadership Gold Award.
March 25, 2013
Mr. Carmen Caruso Planning, Design &Development Department Cityof Brampton 2 Wellington Street West, 3rd Floor Brampton, ON L6Y4R2
RE: Functional Servicing Report Heart Lake Employment Lands City of Brampton City File: C03E16.004 and C03E16.003 Region File: 21T-10-004B and 21T-09-012B
Dear Mr. Caruso, Regional staff have reviewed the Functional Servicing Report (FSR) submitted in support of the above noted application and the following are ourcomments:
Watermain • The proposed development is situated within Pressure Zone 6 of the lake-based water distribution system. . Existing Pressure Zone 6infrastructure includes a 750mm watermain on Mayfield Road, a 600-mm CPP water main on Dixie Road, a 300-mm watermain on Sussexvale Drive (west of Hwy 410) and a 300mm watermain on Heart Lake Road (dead ending north of Sandalwood Parkway) Road. There is also a 150-mm Pressure Zone 7 watermain on Heart Lake Road (dead ending south of Mayfield Road). . The Region does not have any additional water infrastructure to be constructed in the vicinity of the proposed development.. • The site will be primarily serviced from the existing 300mm watermain on Heart Lake Road and from the existing 300mm watermain on Sussexvale Drive, presently located west of Hwy 410. Servicing of the Plan will require the extension of a 300mm watermain on Heart Lake Road from north of Sandalwood Parkway tothe northerly limits of the Plan. Additionally, to provide a second water supply, a 300-mm dia watermain on Sussexvale Drive, must be extended across Hwy 410 and north from the future residential subdivision southeast of Hear Lake Road and Countryside Drive through an easement to the south end of Street 2, crossing Countryside Drive. The Developer will have toconstruct a network of 300mm local watermains to service the lands. • Watermain configuration must be adequately looped at all times to provide system security.
Public Works 10Peel Centre Dr., Suite A,Brampton, ON L6T 4B9 Tel: 905-791-7800 www.peelregion.ca FS>- 33
• The adequacy of the water servicing plan is contingent on the future 300-mm watermain crossing Hwy 410 south of Countryside Drive, which is also required to service the proposed residential subdivision southeast of Heart lake Road and Countryside Drive. . No direct connections are allowed to the existing 750mm Pressure Zone 6 watermain on Mayfield Road. • External and internal easements and construction will be required. . The water sen/icing plan (Figure 6.1) must be expanded and revised to show the existing watermains (complete with proper pressure zone connotations) and also must show the proposed 300mm watermains outside the Plan to accommodate the Region's above mentioned comments.
Sanitary Sewer ,c-,c • Existing sanitary sewer infrastructure in the vicinity of the Block Plan includes a 6/bmm trunk sewer on Dixie Road, a 675mm trunk on Countryside Drive, a 525mm trunk sewer on Ace Drive and short section ofa 450mm trunk sewer on Ace Drive stopping at the property line (in front ofthe proposed easement). . The sanitary sewer flow from the developments north of Countryside Drive, west of Hwy 410 should be directed into the existing 450mm gravity sanitary sewer on Ace Drive. . Drainage area defined as Mayfield Road to the south, Heart Lake Road to the west and Hwy 410 to the north and east, shall be included in the Heart Lake's sewer drainage plan. . The sanitary servicing plan (Figure 5.1) must be revised to show the proper sizes and location of the existing sanitary sewers. The proposed FSR must to be revised to reflect the comments above. If you have any questions or concerns, please contact me atyour earliest convenience at 905-791-7800 ext. 4710, or by email at: Christina.marzo(5)Deelreqion.ca
Yours truly,
Christina Marzo, MCIP, RPP Planner Development Services, Public Works
Public Works 10 Peel Centre Dr., SuiteA, Brampton, ON L6T 4B9 Tel: 905-791 -7800 www.peelregion.ca ?5-?>H
Caruso, Carmen
From: Leilani Lee-Yates
Hi Carmen, Ihave reviewed the staff Recommendation Report for the above noted file, which requests Council to approve "prior to issuance of draft plan approval" for the proposed OPA, ZBA and Draft Plan of Subdivision, and delegates final draft plan approval to staff. TRCA staff do not have any additional "prior to" conditions to add for the subject application It is our understanding that Recommendation #5 of the draft Recommendation Report dated March 11, 2014, allows the TRCA to provide our conditions of draft approval to address any outstanding issues, including revisions to the plan and physical layout; and commits the applicant to finalizing the comprehensive EIS (which comprises both the FSR and EIS) to the satisfaction of both the City and TRCA. TRCA staff will continue to work with the City and the applicant to finalize the comprehensive EIS, and provide conditions of draft plan approval at the appropriate time and upon the request of City staff. Itrust these comments are of assistance for finalizing your report to Council. Please let me know if you have any questions TRCA appreciates the opportunity to provide these comments and requests that City staff continue to circulate the Recommendation Reports and "prior to" conditions to TRCA staff for our review and comments.
Thank you,
Leilani Lee-Yates MCIP, RPP | Senior Planner, Planning and Development | Toronto and Region Conservation Authority |5Shoreham Drive IToronto, ON IM3N 1S4 | 2 416 661-6600 ext. 5370 | § 416-661-6898 | [email protected] | www.trca.on.ca "PLEASE CONSIDER THE ENVIRONMENT BEFORE PRINTING. STORING OR FORWARDING THIS MESSAGE' SStt Zfoments may be confidential, Is Intend only for use of the recipients) named above, and may !?IMiK£this communication is strictlyrelTerZe prohibited. messageIf you have Is receivedno, I Intended this communication recipient, you in areerror, hereby please notified resendm th,sfZT^XiXtSfX^t communicaUon to the sender and delete it ^ permanently from yourcomputer system. Thank you." F5-S5
Caruso, Carmen
Cih, Nicole
RE: Application to Amend the Official Plan, Zoning By-law and Proposed Draft Plan of Subdivision KLM Planning Partners Inc. - Starbright Holdings &655339 Ontario Limited C03E16.004 & 21T-10006B Ward 9 The Dufferin-Peel Catholic District School Board has reviewed the above-noted application and since the proposed development is for office/industrial uses, no students are anticipated from this development. The Board has no comments orobjection to thefurther processing of this application.
Regards,
Nicole Cih Planner Dufferin-Peel Catholic District School Board Phone: (905) 890-0708 ext. 24224 Fax: (905)890-1557 E-mail: [email protected] District nsu •peel School Board
5650 Hurontario Street Mississauga, ON,Canada L5R1C6 1905.890.1010 1.800.668.1146 f 905.890.6747 July 16, 2010 www.peelschools.org
Ms. Sandra DeMaria [planningSgSSao*^ Development Planner City of Brampton Idate*. r. 2220TO Bec'd\ 2 Wellington Street West Brampton, ON L6Y4R2
Dear Ms. DeMaria: RE: Proposed DraftPlan of Subdivision 21T-10006B KLM Planning Partners Inc. - Starbright Holdings & 655339 Ontario Limited (Metrus Development Inc.) Pt. Lots 16 & 17, Con 3 W.H.S. Southwest corner of Mayfield Road and Highway 410 City of Brampton
The Peel District School Board has reviewed the above noted application and as this is for employment uses no students are anticipated. Therefore the Board has no comments on this application at this time The Board wishes to be notified of the decision of Council with respect to this proposed plan of subdivision. If you require any further information please contact me at 905-890-1010, ext. 2217.
Yours truly,
-z Paul Mountford, MCIP RPP Intermediate Planning Officer Planning and Accommodation Dept.
c. S. Hare, Peel District School Board S. Cox, Dufferin-Peel Catholic District School Board
21T-I0006B comments.doc
Director of Education and Secretary Associate Director, Trustees Instructional Support Services, Acting Janet McDougald, Chair Brad MacDonald Tony Pontes RuthThompson, Vice-Chair Suzanne Nurse Jane Mason Valerie Arnold-Judge Don Stephens Allison Van Wagner Associate Director, BerylFord Operational Support Services FSC Jeff White MUtdSovrc" David Green Carla Kisko Steve Kavanagh Rick Williams BO9001 CERTIRED - CUSTODIAL SERVICES AND MAINTENANCE SERVICES F3-3T
January 28, 2011
THE CITY OF BRAMPTON PLANNING & BUILDING DEPARTMENT 2 WELLINGTON ST W BRAMPTON ON L6Y 4R2
Attention: Mr. Dan Kraszewski, Director ofPlanning &Land Development Services
Dear Sir,
Re: PROPOSED DRAFT PLAN OF SUBDIVISION and APPLICATION TO AMEND THE ZONING BY-LAW KLM PLANNING PARTNERS INC. STARBRIGHT HOLDINGS & 655339 ONTARIO LIMITED (METRUS) PART OF LOTS 16 & 17, CONCESSION 3, E.H.S. CITY OF BRAMPTON, FILE # s: 21T-00006B / C03E16.004 In reference to the above-mentioned application, Canada Post has no objections to amend the Zoning By-Law to permit the development of this proposed Draft Plan of Subdivision. In order to provide mail service to the "Employment Blocks" within this proposed subdivision, Canada Post requests that the owner/developer comply with the following conditions: The owner/developer agrees to provide the following for each Community Mailbox site and include these requirements onappropriate servicing plans: => An appropriately sized sidewalk section (concrete pad), as per Canada Post specifications to place the Community Mailboxes on. => Any required walkway across the boulevard, as per municipal standards
=> Any required curb depressions for wheelchair access =^> Any required Lay-bys as deemed necessary by the City ofBrampton, Transportation Planning Dept. => Any required easements to facilitate the a placement of a CMB site The owner/developer will confirm to Canada Post that the final secured locations of the Community Mailbox sites will not be in conflict with any other utility; including. hydro transformers, bell pedestals, cable pedestals, flush to grade communication vaults, landscaping enhancements (tree planting') and bus pads.
DELIVERY PLANNING METRO TORONTO REGION 193 CHURCH ST SUITE 200 OAKVILLEON L6J 7S9 TEL (905)845-2403 x2007 FAX (905) 339-2408 EMAIL [email protected] FV3*
(2)
In addition, Canada Post requires that the owner/developer make satisfactory arrangements to supply install and maintain acentral mail facility (mailroom, lock box assembly) for any multi unit commercial/industrial building(s) with acommon indoor area. Should there be any concerns pertaining to our mail delivery policy requirements, please contact the undersigned at (905) 845-2403 x 2007.
Sincerely,
Kevin O'Brien Officer, Delivery Planning Metro Toronto Region
Cc Mr. Carmen Caruso, Development Planner, City of Brampton Mr. Michael Won, Director ofEngineering Development, City of Brampton Mr. Ozzie Terminesi, Manager of Development Engineering, City of Brampton Mr. Brad Hale, Manager Transportation Planning, City of Brampton Mr Mike Parks, Manager Traffic Engineering Services -The City of Brampton Mr. Steve Dewdney, Manager Urban Design Services -The City of Brampton Mr. Mark Yarranton, KLM Planning Partners Inc.
DELIVERY PLANNING METRO TORONTO REGION .93 CHURCH ST SUITE 200 OAKV1LIE ON L(,l 7S9 TEL (905)845-2403 x2007 FAX (905) 339-2408 EMAIL [email protected] Hydro One Brampton Networks Inc. 175 Sandalwood Pkwy West B-^ Brampton, Ontario L7A 1E8 Tel: (905)840-6300
www.HydroOneBrampfon.com
August 4, 2010 hydro City ofBrampton 2 Wellington Street West Brampton Brampton, ON L6Y4R2 Our E.P. File #11-12
Attention: Sandra DeMaria- Development Planner
Re: Notice ofApplication and Request for Comments Application to Amend the ZoningBy-Law and ProposedDraft Plan ofSubdivision KLM PLANNING PARTNERS INC.- STARBRIGHT HOLDINGS & 655339 Ontario Limited ( Metrus Development Inc.) C City File Number: C03E16.004 Subdivision File: 21T-10006B Ward: 9
Dear Sandra:
Thank you for your letter dated July 8,2010, Notice ofApplication for theabove noted development.
Pleaseinclude as a condition of approval the following:
Electrical service for this site will originate from adjacent lands and as such is dependent on the construction ofthese developments.
The Developer will beresponsible for the costs associated with all Distribution, Feeder and Switchgear installations as a requirement for the servicing of this site.
In addition, we require a 5m x 7m Switchgear easements to service this project. The exact location and numberwill be determined as part ofthe design process.
Yours truly, )ne Brampton Networks Inc.
R.Evangelista C.E.T. Engineering Supervisor Development c.c. A. Mastrofrancesco, Manager of Engineering & Operations - Hydro OneBrampton M.Hale, Technical Services Supervisor - Hydro One Brampton
H:\Active\Active Engineering Projects\Il-12 21T-10006B\City -NoticeofApplication andRequest CommentsMaster.doc PS-4o
ENBRIDGEGAS DISTRIBUTION INC.
500 Consumers Road JULY 21st, 2010 North York ON M2J1P8 Mailing Address P.O. Box 650 Scarborough ON M1K5E3
SANDRA DeMARIA DEVELOPMENT PLANNER City of Brampton \ CITY OF BRAMPTON PLANNING, DESIGN &DEVELOPMENT PLANNING, DESIGN & DEVELOPMENT DEPT. DATE JUL2 320I0 Rec-dj 2 WELLINGTON ST WEST BRAMPTON ON L6Y 4R2 FileNaffV3gl(fl» OQJlJ
Dear Sirs:
RE: APPLICATION TO AMEND THE ZONING BY-LAW AND PROPOSED DRAFT PLAN OF SUBDIVISION KLM PLANNING PARTNERS INC. - STARBRIDHT HOLDINGS & 655339 ONTARIO LIMITED (METRUS DEVELOPMENT INC ) CITY FILE NO.: C03E16.004 SUBDIVISION FILE: 21T-10006B WARD: 9
Enbridge Gas Distribution requests that the following conditions be included in the subdivision agreement: 1. The developer is responsible for preparing acomposite utility plan that allows for the safe installation ofall utilities, including required separation between utilities. 2. Streets are to be constructed in accordance with composite utility plans previously submitted and approved by all utilities. 3. The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc. with the necessary field survey information for the installation ofthe gas lines. 4. It is understood that the natural gas distribution system will be installed within the proposed road allowance. In the event that this is not possible, easements will be provided at no cost to Enbridge Gas Distribution Inc. FS-HI
Enbridge also requests that the owner /developer contact our Reqionai Sales 2S^2E^clearance requirements for^the" main, earHeStservice andC°nVenienCe metering t0facilities. *cJOTp3?„cI
Yours truly,
Erik Naczynski Manager, System Analysis &Design Distribution Asset Management (416)753 6215 (416) 758-4374-FAX
EN: