BRAMPTONbrampton.ca FlOWef City

Date:

Files:

October 2, 2013

C02E14.015

£2 -1 ReportPlanning, Design and

Development CommitteeCommittee of the Council of

The Corporation of the City of Brampton

Subject: RECOMMENDATION REPORTApplication to Amend the Official Plan and Zoning By-LawCANDEVCON LIMITED -1176909 ONTARIO

INCORPORATED

(To permit a residence for Mandarin Restaurant trainees)238 Biscayne CrescentWard: 3

Contact: Allan Parsons, Manager, Development Services, Planning and Building905-874-2073

Overview:

The subject application is to permit a 3 storey, residence with 56 units foremployees who are completing the Management Trainee Program at theMandarin Corporate facility that is located at 238 Biscayne Crescent.

This report is recommending that the Official Plan and Zoning By-lawAmendment application be supported and that policies and restrictions beincluded in the implementing documents to ensure that the trainee residence(dormitory) is only permitted in conjunction with the Management TraineeProgram (commercial school use) that will be operating within the MandarinCorporate facility.

The proposed trainee residence will provide a residence for the Mandarintrainees on a temporary basis. Although the proposed residence is locatedwithin an industrial area, it is not considered to be a sensitive land use, butrather as a similar land use to the existing Marriott Hotel (which provides aresidential function) that is located in the vicinity and within close proximityto permitted industrial uses. The trainee residence will not impede orpreclude current industrial operations or the expansion of existing and/ornon-existing (but permitted) industrial uses on the adjacent properties.

The proposed trainee residence is proposed to be located along theBiscayne Crescent frontage of the subject lands in order to strengthen thestreet presence. The architectural built form of the trainee residence will bedesigned to complement the existing buildings on the site.

£2-2.Recommendations:

1. THAT the report Allan Parsons, Manager, Development Services, Planning andBuilding entitled "RECOMMENDATION REPORT" dated October 2, 2013 to thePlanning, Design and Development Committee Meeting of October 21, 2013 re:Application to Amend the Official Plan and Zoning By-Law, CANDEVCONLIMITED -1176909 ONTARIO INCORPORATED, Ward: 3, File: C02E14.015 bereceived;

2. THAT the application be approved in principle and staff be directed to preparethe appropriate amendments to the Official Plan and Zoning By-law in generalaccordance with recommendation 3, but only after the satisfaction of the "prior tothe adoption of the Official Plan Amendment and enactment of the Zoning Bylaw" conditions as set out in recommendation 4;

3. THAT the Official Plan, Secondary Plan and Zoning By-law be amended ingeneral accordance with the following:

(1) That the Official Plan be amended to add a "Special Land Use PolicyArea" designation to Schedule 'A' - General Land Use Designations , andthe following site specific policies be added to Section 4.13 - SpecialStudy Areas, Corrdior Protection Areas and Special Land Use PolicyAreas:

(a) The property is designated "Industrial" and may be used for industrialpurposes and accesory uses, namely, an office, a banquet hall and adining room restaurant.

(b) The office, banquet hall and dining room restaurant facility shall alsopermit a specialty operation involving a commercial school (training forrestaurant management staff).

(c) Adormitory use is only permitted in conjunction with the commercialschool use that is in operation within the office, banquet hall and diningroom restaurant facility.

(2) That the Steeles Industrial Secondary Plan (Area 25) be amended,specifically Policy 5.2.1.2, to include the following site specific policies:

(a) The office, banquet hall and dining room restaurant facility shall alsopermit a specialty operation involving a commercial school (training forrestaurant management staff).

(b) Adormitory use is only permitted in conjunction with the commercialschool use that is in operation within the office, banquet hall and diningroom restaurant facility.

(3) That the Zoning By-law be amended, specifically the existing IndustrialOne - 2726 (M1-2726) zone of the subject lands, as follows:

(a) to add the following uses:

i) a commercial school; and,ii) a dormitory

(b) to add the following requirements and restrictions:

i) a dormitory is only permitted as an accessory use to a commercialschool;

ii) the maximum number of rooms for a dormitory is 56;iii) no parking spaces are required for the commercial school use and

the dormitory use;iv) for the purposes of this by-law a Dormitory shall mean a building

primarily providing temporary sleeping and residential quarters, withcommon bathroom facilities and recreation areas.

4. THAT the following shall be satisfied prior to the adoption of the Official Planamendment and enactment of the Zoning By-law:

4.1 the applicant shall agree in writing to the form and content of animplementing official plan and zoning by-law amendment for the subjectlands;

5. THAT prior to the adoption of the Official Plan Amendment and enactment of theamending Zoning By-law, the applicant shall enter into an agreement with theCity, which shall include the following:

(i) Prior to the issuance of a building permit, a site development plan,landscaping, grading and storm drainage plan, elevation and cross sectiondrawings, a fire protection plan, and engineering and servicing plans shallbe approved by the City, and appropriate securities shall be depositedwith the City, to ensure implementation of these plans in accordance withthe City's site plan review process. These plans shall be in accordancewith the approved Design Guidelines.

(ii) Prior to the issuance of site plan approval, the Noise Control FeasibilityStudy prepared by Candevcon Limited shall be approved to thesatisfaction of the City's Director, of Engineering and DevelopmentServices.

(iii) Prior to the issuance of site plan approval, a Phase 1 Environmental SiteAssessment and Phase 2 Environmental Site Assessment (if required)

and confirmation of filing of the Record of Site Condition shall besubmitted and approved to the satisfaction of the Chief Building Official.

(iv) The owner shall pay all applicable Regional, City and educationaldevelopment charges in accordance with respective development chargesby-laws.

(v) The owner shall grant easements to the appropriate authorities as may berequired for the installation of utilities and municipal services to service thelands.

(vi) All connections must conform to Region of Peel standards, specificationsand design criteria and site servicing approvals are required prior toissuance of a building permit.

(vii) The owner shall pay cash-in-lieu of parkland dedication in accordance withthe Planning Act and City Policy.

(viii) The owner shall agree that on-site waste collection is requiredthrough a private waste hauler.

(ix) The owner shall agree to screen all roof-top mechanical units.

(x) The owner shall grant all necessary easements, whether overhead orunderground, as may be required to the satisfaction of Hydro OneBrampton.

(xi) The owner shall agree to maintain all Hydro One Brampton clearances, asrequired.

(xii) The owner shall acknowledge that the trainee residence shall be fed fromthe existing building as a "sub-service" to the satisfaction of Hydro OneBrampton.

(xiii) The owner agrees that the dormitory building shall have the samearchitectural design principles as the Mandarin Corporate facility building.

6. THAT the decision of approval for the subjectapplication be considered null andvoid and a new development application be required, unless a zoning by-law ispassed within 18 months ofthe Council approval of this decision.

BACKGROUND

This application was submitted by Candevcon Limited on behalf of 1176909 OntarioIncorporated on May 2, 2013.

£2-57

Date of Public Meeting

The public meeting for this application was held on Monday, June 10, 2013. Therewere no members of the public in attendance. Correspondence has been received fromTaylor Manufacturing Industries Inc. located at 255 Biscayne Crescent (see Appendix8).

Proposal:

Conceptual Site Plan (Map 1)

PROPOSED THREE STOREYTRAINEE RESIDENCE

Details of the proposal are as follows:

♦ a 3 storey, residence (approximate gross floor area of 1,552 square metres) with 56units. The proposed building is to provide living quarters for people who are beingtrained at the Mandarin Restaurant;

♦ the proposed trainees will stay approximately 2 years at the residence; and,

E2-L*

♦ with the addition of the proposed residence, approximately 18 existing parkingspaces will be eliminated. A total of 360 parking spaces are proposed to beprovided on the subject property.

Preliminary Perspective of Trainee Residence

Property Description and Surrounding Land Use:

Location Map (Map 2)

The subject property is currently occupied by the Mandarin Corporate Facility (grossfloor area of 5,781 square metres) and has the following characteristics:

♦ is located at 238 Biscayne Crescent;

♦ has a site area of 2.6 hectares (6.6 acres);

♦ has a frontage of 15 metres along Biscayne Crescent; and,

♦ 378 existing parking spaces are provided on the property.

The surrounding land uses are described as follows:

North: An existing industrial building (NGL Canada Inc.);

East: Highway 410;

South: Clipper Court and an existing industrial building (Pepsico Canada); and,

West: Biscayne Crescent, beyond are industrial buildings.

PLANNING ANALYSIS SUMMARY

The proposed trainee residence, which will provide living quarters for Mandarinemployees who will be completing the Management Trainee Program, is intended tofunction as an accessory use to the permitted Mandarin Corporate facility (a restaurant,a banquet hall/conference centre, corporate office) on the site. The trainee residencewill provide a residence for the trainees on a temporary basis (approximately twoyears). Although the proposed residence is located within an industrial area, it is notconsidered to be a sensitive land use, but rather as a similar land use to the existingMarriott Hotel (which provides a residential function) that is located in the vicinity andwithin close proximity to permitted industrial uses. The trainee residence will notimpede or preclude current industrial operations or the expansion of existing and/ornon-existing (but permitted) industrial uses on the adjacent properties.

The proposed trainee residence is proposed to be located along the Biscayne Crescentfrontage of the subject lands in order to strengthen the street presence. Thearchitectural built form of the trainee residence will be designed to complement theexisting building on the site.

The public meeting was held on June 10, 2013 and there were no members of thepublic that spoke in reference to this proposed Official Plan and Zoning By-lawamendment. Correspondence has been received from Taylor Manufacturing IndustriesInc. located at 255 Biscayne Crescent (see Appendix 8). The letter expressesconcerns about insufficient parking for the Mandarin restaurant. Staff's response to thecorrespondence that was received can be found in Appendix 5.

ei~%

Subject to the fulfillment of the conditions within this Report, the proposal is consistentwith the Provincial Policy Statement and the City's Strategic Plan. The proposed officialplan and zoning by-law amendments outlined in Recommendation #3 are acceptable inprinciple.

The proposed development represents good planning.

Fora full planning analysis please see the Detailed Planning Analysis Section found inAppendix 6.

Respectfully submitted:

Dan Kraszewski, MCIP, RPPSenior Executive Director, Planningand Infrastructure Services

Department

Append

Append

Append

Append

Append

Append

Append

Append

APPENDICES

x 1- Official Plan (Schedule "A" General Land Use Designations) Extract

x 2- Secondary Plan Land Use Map

x 3- Existing Zoning Plan Extract

x 4- Existing Land Use Map

x 5 - Public Meeting

x 6 - Detailed Planning Analysis

x 7 - Results of Application Circulation

x 8 - Correspondence Received

E2~^

EXTRACT FROM SCHEDULE A (GENERAL LAND USE DESIGNATIONS) OF THE CITY OF BRAMPTON OFFICIAL PLAN

SUBJECT LAND

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50 100

MetresDrawn By:A.R.d.Date: 2013 05 07

INDUSTRIAL

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APPENDIX 1

OFFICIAL PLAN DESIGNATIONSCANDEVCON LTD

1176909 Ontario Ltd.

CITYFILE:C02E14.015

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APPENDIX 2SECONDARY PLAN DESIGNATIONSCANDEVCON LTD.1176909 Ontario Inc.

CITYFILE:C02E14.015

PLANNING. DESIGN ANDDEVELOPMENT

Date: 2013 05 06 Drawn By: A.R.d.

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INDUSTRIAL

APPENDIX 3

ZONING DESIGNATIONS

CANDEVCON LTD

1176909 Ontario Ltd.

CITYFILE:C02E14.015

OPEN SPACE FLOODPLAIN

SUBJECT LAND

RESIDENTIAL

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50

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100

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AERIAL PHOTO DATE: FALL 2012

INDUSTRIAL

COMMERCIAL

INSTITUTIONAL

OPEN SPACE

APPENDIX 4

AERIAL & EXISTING LAND USECANDEVCON LTD

1176909 Ontario Ltd.

CITY FILE: C02E14.015

Members Present

APPENDIX '5'

PUBLIC MEETING - JUNE 10, 2013City File Number: C02E14.015

Regional Councillor P. Palleschi - Wards 2 and 6 (Chair)City Councillor V. Dhillon - Wards 9 and 10 (Vice-Chair)Regional Councillor E. Moore - Wards 1 and 5Regional Councillor J. Sanderson - Wards 3 and 4Regional Councillor G. Miles - Wards 7 and 8Regional Councillor J. Sprovieri - Wards 9 and 10City Councillor G. Gibson - Wards 1 and 5City Councillor J. Hutton - Wards 2 and 6City Councillor B. Callahan - Wards 3 and 4

Staff Present

Planning, Design and Development Department

D. Kraszewski, Acting CommissionerP. Snape, Acting Director, Planning and Land Development ServicesH. Zbogar, Director, Policy Planning and Growth ManagementB. Hale, Manager, Transportation PlanningA. Dear-Muldoon, Development PlannerM. Gervais, Development PlannerJ. Morrison, Development PlannerR. Nykyforchyn, Development PlannerD. VanderBerg, Central Area Planner

Corporate Services Department

J. Zingaro, Legal CounselE. Evans, Deputy ClerkS. Danton, Legislative CoordinatorS. Pacheco, Legislative Coordinator

Members of the Public:

None

Results of the Public Meeting:

A special meeting of the Planning Design and Development Committee was held onMonday, June 10, 2013 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

E2-IHlands in accordance with the Planning Act and City Council procedures. There were nomembers of the public that were in attendance. Correspondence has been receivedfrom Taylor Manufacturing Industries Inc. located at 255 Biscayne Crescent (seeAppendix 8). The issue identified by Taylor Manufacturing Inc. is with respect toinsufficient parking provided by the Mandarin restaurant. Below is a response from staffwith respect to the parking issue raised in the letter submitted by Taylor ManufacturingIndustries Inc.

Staff Response

There are currently 378 parking spaces provided on the subject property. With theaddition of the proposed trainee residence, it is anticipated that 18 parking spaces willbe eliminated. The applicant has submitted a Parking Requirement Review and anAddendum Letter that concludes that the 360 parking spaces provided on-site isadequate to accommodate peak parking demand of the Mandarin Corporate facility andthe proposed trainee residence.

The Parking Requirement Review indicates that the trainees are currently employed bythe Mandarin and currently park on site and/or travel by other modes of transport to thesite and therefore, no additional parking spaces are required for the trainees that will becompleting the Management Trainee Program that will be operating within the MandarinCorporate facility. The Parking Requirement Review letter also concludes that since thetrainees will be staying in the residence (dormitory) rather than commuting on a dailybasis, it is anticipated that it will reduce the number of individual cars being used. Inaddition, the trainees will be the only people using the residence therefore, no additionalparking spaces are required for the dormitory. Staff is recommending as part of theamendment to the M1-2726 zone that no parking spaces are required for the trainees (acommercial school) that will be working within the existing Mandarin Corporate facilityand the trainee residence (a dormitory).

The City's Transportation Planning staff have reviewed the Parking RequirementReview and Addendum Letter prepared by Candevcon and agrees with the conclusionsof the review.

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APPENDIX 6

DETAILED PLANNING ANALYSISCity File Number: C02E14.015

Provincial Policy Statement

The subject application is consistent with matters of provincial interest as identified inthe Provincial Policy Statement - Subsection 1.3 - Employment Areas in terms of:

• accommodates employment uses to meet long-term needs.

Strategic Plan

The proposal is consistent with the City's Strategic Plan, in particular the "Dynamic andProsperous Economy" goal, given that the proposed trainee residence will assist inproviding an excellent management trainee program for Mandarin employees. ThisManagement Trainee Program will in turn provide highly trained staff that will supportthe growth and retention of the existing office, banquet hall and dining room restaurantfacility operated by the Mandarin Corporation.

Official Plan

The subject property is designated as 'Industrial' in the Official Plan. The 'Industrial'designation permits offices and warehousing, and also permits non-industrial usesintended to provide a supporting role to the local employment base. The Official Planstates that the designation of non-industrial uses will be strictly controlled as they areintended to primarily provide a supporting role to the local employment base. The'Industrial' designation does permit limited service and retail uses, open space, publicand institutional uses as practical and appropriate subject to the appropriate sub-designations and policies in the relevant Secondary Plan. With respect to the subjectlands, the Secondary Plan does permit accessory uses, namely an office, a banquethall and a dining room restaurant.

One of the objectives of the Employment Area policies in the Official Plan is to retainand enhance business, industry and employment opportunities within Brampton. Asecond objective is to protect the supply of designated employment areas within theCity for employment purposes. Specifically, Policy 4.3.2.19 in the Official Planaddresses this issue in the context of heavy industrial uses:

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4.3.2.19 In areas containing existing heavy industrial uses or on lands in proximityto such areas, the range of permitted uses shall be limited to avoid theintroduction of additional uses which are incompatible with heavy industrialactivities. Heavy industry is defined in accordance with the Ministry ofEnvironment's D-6 Guidelines and generally refer to those characterizedby large volumes of materials and products, fugitive emissions, outsidestorage, truck traffic etc. The City shall deny applications for thedevelopment of residential and other sensitive land uses within andadjacent to designated industrial areas if such approval would result inthese industrial uses ceasing to be in compliance with all pertinentstandards or would inhibit development of designated industrial lands forthe purposes permitted by the Plan.

The subject site is bordered on three sides by industrial uses [zoned Industrial 1 (M1)and Industrial Two (M2)]. Although the trainee residence will provide a residence for thetrainees on a temporary basis, it is not considered to be a sensitive land use, but ratheras a similar land use to the existing Marriott Hotel (which provides a residential function)that is located in the vicinity and within close proximity to permitted industrial uses. Thetrainee residence will not impede or preclude current industrial operations or theexpansion of existing and/or non-existing (but permitted) industrial uses on the adjacentproperties. In this respect, this report recommends that a Noise Control FeasibilityStudy is required to be approved prior to the issuance of site plan approval. Pleaserefer to the Noise section of this Appendix for more details.

A site-specific Official Plan policy is required for the proposed trainee residence(dormitory). It is recommended that a "Special Land Use Policy Area" designation beadded to Schedule 'A' - General Land Use Designations to the Official Plan and the

following site specific policies be added to Section 4.13 - Special Study Areas, CorridorProtection Areas and Special Land Use Policy Areas in order to ensure that it is onlypermitted in conjunction with the commercial school use that will be operating within theMandarin Corporate facility:

(a) The property is designated "Industrial" and may be used for industrialpurposes and accesory uses, namely, an office, a banquet hall and adining room restaurant.

(b) The office, banquet hall and dining room restaurant facility shall alsopermit a specialty operation involving a commercial school (training forrestaurant management staff).

(c) A dormitory use is only permitted in conjunction with the commercialschool use that is in operation within the office, banquet hall and diningroom restaurant facility.

12

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Secondary Plan

The subject property is designated 'Mixed Commercial - Light Industrial' in the SteelesIndustrial Secondary Plan (Area 25). There is a specific policy relating to the subjectlands that permits the development of a multi-use industrial facility involving theprocessing and packaging of foods and warehousing. Accessory uses, namely, anoffice, a banquet hall and a dining room restaurant are also permitted.

The proposed trainee residence is not a permitted use within the 'Mixed Commercial-Light Industrial' designation. An amendment to the Secondary Plan is required for theproposed development.

It is recommended that Policy 5.2.1.2 of the Steeles Industrial Secondary Plan (Area 25)be amended to include the following site specific policies:

(a) The office, banquet hall and dining room restaurant facility shall alsopermit a specialty operation involving a commercial school (training forrestaurant management staff).

(b) A dormitory use is only permitted in conjunction with the commercialschool use that is in operation within the office, banquet hall and diningroom restaurant facility.

These amending policies will permit the trainee residence and ensure that it is onlypermitted in conjunction with the commercial school use that will be operating within theMandarin Corporate facility.

Zoning

The subject property is zoned "Industrial One (M1- 2726)" by By-Law 270-2004, asamended. An amendment to the Zoning by-law is required for the proposeddevelopment.

It is proposed that the existing Industrial One - 2726 (M1-2726) zone be amended toinclude the following:

(i) to add the following uses:

a) a commercial school; and,

b) a dormitory

(ii) to add the following requirements and restrictions:

a) a commercial school is only permitted as an accessory use to an office use, abanquet hall and a dining room restaurant;

13

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b) a dormitory is only permitted as an accessory use to a commercial school;

c) the maximum number of rooms for a dormitory is 56;

d) no parking spaces are required for a commercial school and a dormitory;and,

e) for the purposes of this by-law a Dormitory shall mean a building primarilyproviding temporary sleeping and residential quarters, with commonbathroom facilities and recreation areas.

These additional requirements and restrictions will ensure that the trainee residence(dormitory) is only permitted in conjunction with the commercial school use (MandarinManagement Trainee Program) that will be operating within the Mandarin Corporatefacility. Therefore, a dormitory will not be permitted in conjunction with other industrialuses permitted under the M1-2726 zone.

Land Use

The proposed trainee residence, which will provide living quarters for Mandarinemployees who will be completing the Management Trainee Program, is intended tofunction as an accessory use to the permitted Mandarin Corporate facility (a restaurant,a banquet hall/conference centre, corporate office) on the site. The trainee residencewill provide a residence for the trainees on a temporary basis (approximately two years).Although the proposed residence is located within an industrial area, it is not consideredto be a sensitive land use, but rather as a similar land use to the existing Marriott Hotel(which provides a residential function) that is located in the vicinity and within closeproximity to permitted industrial uses. The trainee residence will not impede or precludecurrent industrial operations or the expansion of existing and/or non-existing (butpermitted) industrial uses on the adjacent properties.

Given the above noted, the proposed amendments to the Official Plan and Zoning Bylaw are appropriate and represent good planning.

Urban Design

The proposed trainee residence is proposed to be located along the frontage of thesubject lands (at the Clipper Court and Biscayne Crescent intersection) in order tostrengthen the building's street "presence." In addition, the existing trellised walkwaywill provide an attractive pedestrian linkage from the existing building to the traineeresidence. It is proposed that the architectural built form of the trainee residence will becompatible with the existing buildings on the site (see preliminary perspective of traineeresidence).

Details with respect to site planning, elevations, landscaping, site servicing and gradingwill be finalized through the site plan approval process.

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Access

Vehicle access to the trainee residence will be provided from the existing drivewaysfrom Biscayne Crescent and Clipper Court.

Parking

There are currently 378 parking spaces provided on the subject property. With theaddition of the proposed Mandarin trainee residence, it is anticipated that 18 parkingspaces will be eliminated. The applicant has submitted a Parking Requirement Reviewand Addendum Letter that concludes that the 360 parking spaces provided on-site isadequate to accommodate peak parking demand of the mixed-use Mandarin facility.

The Parking Requirement Review indicates that the trainees are currently employed bythe Mandarin and currently park on site and/or travel by other modes of transport to thesite and therefore, no additional parking spaces are required for the trainees that will becompleting the Mandarin management trainee program. The Parking RequirementReview letter also concludes that since the trainees will be staying in the residence(dormitory) rather than commuting on a daily basis, it is anticipated that it will reduce thenumber of individual cars being used. In addition, the trainees will be the only peopleusing the residence therefore, no additional parking spaces are required for thedormitory. Therefore, staff is proposing as part of the amendment to the M1-2726 zonethat no parking spaces are required for the trainees (a commercial school) and thetrainee residence (a dormitory).

The City's Transportation Planning staff have reviewed the Parking RequirementReview and Addendum Letter prepared by Candevcon and agree with the conclusionsof the review.

Servicing

The applicant has submitted a Functional Servicing Study. This Study confirms that theexisting site is fully serviced with sanitary, stormwater and water. Sanitary and waterservices are connected to the municipal services on Biscayne Crescent. The stormsewers outlet to the existing 600mm diameter municipal storm sewer adjacent tohighway 410. Quantity and quality controls were provided as part of the original sitedevelopment (Site Plan Application SP00-116.000).

The proposed building will connect to the existing sanitary and storm sewers on the site.The existing stormwater management quantity and quality control facilities will beutilized for the proposed building.

The City's Development Engineering Services Division and the Region of Peel aresatisfied with the proposed servicing as outlined in the Functional Servicing Study. Thegrading and site servicing drawings for the proposed building will be finalized throughthe site plan approval process.

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Noise

The applicant has submitted a Noise Control Feasibility Study prepared by CandevconLimited. This Noise Control Feasibility Study currently addresses traffic noise. Anaddendum to the Noise Control Feasibility Study is required to be submitted thataddresses the stationary noise in the vicinity of the dormitory building. The NoiseControl Feasibility Study shall recommend how sound levels will be attenuated.

Prior to the issuance of site plan approval, a Noise Control Feasibility Study is requiredto be approved to the satisfaction of the City's Director of Engineering and DevelopmentServices.

Environmental

The proposed trainee residence is defined as a change of use according to theEnvironmental Protection Act (EPA). As such, prior to the adoption of the official planamendment and enactment of the zoning by-law amendment, the applicant is requiredto complete a Phase 1 Environmental Site Assessment and Phase 2 Environmental SiteAssessment (if required) and confirmation of filing of the Record of Site Condition to thesatisfaction of the Chief Building Official.

Growth Management

Roads

The subject site has frontage on Biscayne Crescent (a local road under the City ofBrampton's jurisdiction). According to the City's 2013-2022 Roads Capital Programmap, no improvements are planned for this road.

Transit

Biscayne Crescent is served by Brampton Transit route 10 (South Industrial). This routeoperates at 20 minute headways during the morning and afternoon periods (the routedoes not operate during the mid-day, after 7:45 PM, or on Saturday or Sunday). Thesubject site is located on a one-way southbound loop of Route 10. This route providesconnections to transit service on Kennedy Road (Brampton Transit route 7) and SteelesAvenue (Zum Bus Rapid Transit route 511 and Brampton Transit route 11) and to theBramalea Terminal.

Emergency Services

The subject site is serviced by fire station 206 (7880 Hurontario Street). The fire stationis located approximately 3.5 kilometres from the subject site.

Development Allocation Status

Development allocation does not apply to this application.

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Cost Sharing Agreements

The subject site is not located within a Cost Sharing Agreement area.

Official Plan and Growth Plan Compliance

In June 2010 Brampton City Council adopted an amendment to the 2006 Official Plan toconform to the Provincial Growth Plan (Growth Plan Official Plan Amendment, OPA2006-43). This amendment has been partially approved by the Ontario Municipal Board.

The subject site is located on land designated Employment on Schedule 1 (CityConcept) and Industrial on Schedule A (General Land Use Designations) in the City'sOfficial Plan. The site is on land designated Mixed Commercial - Light Industrial in theSteeles Industrial Secondary Plan. Policy 5.2.1.1 in the Secondary Plan explicitlypermits an office, a banquet hall and a dining room restaurant on the subject site. Theproposed trainee residence is intended to function as an accessory to the usespermitted on the subject site.

The Growth Plan for the Greater Golden Horseshoe and the City's Official Plan andGrowth Plan Official Plan Amendment provide policy direction to preserve and protectemployment areas for employment purposes. Section 4.3.2 (Industrial) of the GrowthPlan Official Plan Amendment recognizes that employment areas accommodate acertain range of ancillary uses without negatively impacting the viability of employmentlands or employment operations. Accordingly, these uses are not subject to policy4.3.2.18, which states that an Official Plan Amendment to permit a non-employment useon lands designated Industrial shall only be considered based on a municipalcomprehensive review. As the intended use will be an accessory to permitted non-employment uses and will be located entirely within a site on which non-employmentuses are permitted, this application does not represent a conversion of employmentland and is not subject to policy 4.3.2.18. This report is recommending that the OfficialPlan Amendment and Zoning By-Law Amendment include policies and restrictions thatonly permit the trainee residence as an accessory use to the office, banquet hall anddining room restaurant uses on the site (so that it cannot be severed and conveyed forgeneric residential use).

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APPENDIX T

RESULTS OF APPLICATION CIRCULATIONCity File Number: C02E14.015

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IP Region cf Peel The Region ofPeel isthe proud recipient oflite National Quality Institute Order ofExcellence. Quality: the National Quality Institute Canada Award ofExcellence Cold Award,

04 Healthy Workplace: anda2008 IPAC/Ddoitte Public SectorLeadership Cold Award.

June 25,2013

Ms. Michelle GervaisPlanning, Design and Development DepartmentCityof Brampton2 Wellington Street WestBrampton, ON L6Y 4R2

RE: Official Plan and Zoning By-law Amendment1176909 Ontario Inc.

Gty File: C02E014.015Region File: OZ-13-2E14.15B

Dear Ms. Gervais

Regional staff have reviewed the above noted applicationwould like to advise that we have noobjection to the proposed Institutional uses proposed.

The following comments are required at the subsequent site plan approval stage.

MHnlcjpal Servicing;• Prior to site plan approval, 4 sets of site servicing drawings are required for review by

Development Services. Please tndude the 1st Submission Application fee of $150 as per feeby-law 169-2011 (Certified cheque, bank draft or money order). Ail connections mustconform to Regional standards, specifications and design criteria and site servicing approvalsare required priorto issuance of a building permit.

Waste Management:

• On-site waste collectionwill be provided by a privatewaste hauler.

If you have any questions or concerns, pleasecontact me at your earliestconvenience at905-791-7800 ext 4710, or by email at: christina.marzo@Deelreoion.ca

Yours truly,

Cti/iAMfOChristina Marzo, MOP, RPPPlanner

Development Services, Public Works

Public Works

10 Peel Centre Dr., SuiteA,Brampton, ON L6T 4B9Tel: 905-791-7800 www.peelregion.ca

Zl-tH

June 17, 2013

THE CITY OF BRAMPTON

PLANNING, DESIGN AND DEVELOPMENT2 WELLINGTON ST WBRAMPTON ON L6Y4R2

Attention:

Dear Sir,

Re: APPLICATION TO AMEND THE OFFICIAL PLAN & ZONING BY-LAW

CANDEVCON LIMITED1176909 ONTARIO INCORPORATED

238 BISCAYNE CRESCENT

CITY OF BRAMPTON, FILE # C02E14.015

In reference to the above-mentioned application, Canada Post has no concerns orobjections to amend the official plan and zoning by-law to permit a residence for theMandarin restaurant trainees.

Per Canada Post's delivery policy, this school / trainee residence would be consideredinstitutional; and therefore, all mail addressed to this civic address will be delivered tothe institution(s) as a single point of call and will not be separated by Canada Post.

Should there be any concerns pertaining to our comments in this regard, please contactthe undersigned.

Sincerely,

Mr. Paul Snape, A/Director of Planning & Land Development Services

Kevin O'BrienOfficer, Delivery PlanningMetro Toronto Region

Copy: Ms. Michelle Gervais, Development Planner, Cityof BramptonMr. Erik Mirtsou, Candevcon Limited

DELIVERY PLANNING METRO TORONTO REGION 200-5210 BRADCO BLVD MISSISSAUGA ON L4W 1G7TEL (905) 206-1247 X 2027 FAX (905) 206-0627 EMAIL kevin.obrien@canadaposLca

Hydro Om»Brampton Networks Inc.175 Sandalwood Ffcwy WestBrampton, Ontario 17A1E8Tel:(90S)452 5502www.HydroOn8Bromp(on.03m

June 5-2013

City of Brampton2 Wellington Street WestBrampton, Ontario L6Y 4R2Attn: Michelle Gervais

E2-25"

Re: Application for Site Plan ApprovalCandevcon Ltd. -1176909 Ontario Ltd.238 Biscayne CrescentYour File:-CQ2E14.01S

Dear Michelle:

hydro^7 one

Brampton

We are in receipt of your request for comments regarding the above project. Werespond as follows. There are few electrical references for Hydro to consideron thedrawings at our office, therefore the onlycomments we can make are:

A/ Please include as a condition of approval the following:

• Applicant shall grant ail necessary easements, whether overhead orundergroundas may be required.

• Tha applicant shall maintain allclearances as required.• As a safety issue, Hydro One Brampton provides "Oneonly" point of supply per

legally severed lot, therefore this Residence will need to be fed from the existingbuilding as a "sub-service".

B/ If their application isapproved, please advise theapplicant to contact Hydro OneBrampton regarding permanent electrical supply to the site.

I can be reached at 905-452-5541 if there are any questions.

Yours Truly,

James McGiil C.Tech.Technical Services SupervisorHydro One Brampton Networks Inc.CC A. Mastrofrancesco - Hydro One Brampton

R.Williams - Hydro One Brampton

£2-2*Page 1 of 1

From: Polus, Asia (MTO) [Asia.Polus@ontario.ca]Sent: 2013/05/3111:14 AMTo: Snape, PaulCc: Gervais, Michelle; Fay,Peter; Khanal, Suresh (MTO)Subject: File: CO2E14.015 - 238 Biscayne Crescent

Re: Priorto the Planning, Design and development committee MeetingAn informal open house with respect to the application:Candevcon Limited -1176909 Ontario Incorporated (File: CO2E14.015)238 Biscayne CrescentPart of Lot 14, Con 2 EHSBrampton

Please accept this e-mail as a confirmationthat in principle the ministry has no objections to the proposed OPAand Rezoning. Please be aware that the ministrywish to be notified of the adoption of an Official PlanAmendment, enactment of a proposed zoning By-lawand the decision of Council;

Furthermore the ministry has no concerns regarding the proposal involves constructing a 3 storey residentialbuilding With approximately fifty-six units with the appropriate gross floor area of the building 1,552 square metresto provide Irving quarters for people who are being trained at the existing Mandarin Restaurant. However, pleasekeep us involved in the site plan submission regarding this development

Ifyou require any further information, please do not hesitate to contact me.

Sincerely

W. Asia PolusCorridorManagement Technician

Ministry of TransportationEngineering Office, Central RegionCorridor Management Section7th Floor, Building "D"1201 Wilson AvenueDownsview, Ont M3M1J8TeL 418 -235-3991Fax 416-236-4267

•Gi«.///rv/r.,+„.~,„i//'w,>T?i a ai «mr ^onr~*«^rJO/on«~,io/onc,.^«^«io/.ono«~.~~~*~/\*rrY-\ onn/nn/i 1

Page 1 of 1

From: Cih, Nicole [Nicole.Cih@dpcdsb.org]Sent: 2013/05/17 3:58 PMTo: Gervais, Michelle

Subject: Comments C02E14.015

RE: Initial Review Report

Application to Amend the Official Plan, Zoning By-lawCandevcon Limited -1176909 Ontario Incorporated

(To permit a residence for Mandarin Restaurant trainees)File: C02E14.015

238 Biscayne Crescent

City of Brampton, Ward: 3

The Dufferin-Peel Catholic District School Board has reviewed the above-noted application and since theproposed development is for a training facility residence, no students are anticipated from this development.The Board has no comments or objection to the further processing of this application.

Nicole Cih

Planner

Dufferin-Peel Catholic District School Board

Phone: (905) 890-0708 ext. 24224Fax: (905)890-1557E-mail: nicole.cih@dpcdsb.org

file:///O:/Intemal/C02E14.015/PLDS/Intemal%20and%20Extemal%20Comments/PDSB... 2013/09/19

£1~-2G

APPENDIX '8'

CORRESPONDENCE RECEIVEDCity File Number: C02E14.015

19

E2-21

exhibits ! events environments

June 10,2013

Peter FayCity Clerk2 Wellington Street WestBrampton, ONL6Y4R2

VIA: FedEx

Re: Ward 3 Amendment to the Official Plan and Zoning By-Law (File: C02E14.015)

Peter,

On behalf of Taylor Manufacturing Industries Inc. whose offices are located across the street (255Biscayne Cres.) I would like to voice my concern regarding the above changes to the Official Plan and theZoning By-Law.

From what we can determine the proposed changes make no additional provisions for parking for theMandarin. Parking is already a concern for the Mandarin as guests and staff of the Mandarin alreadyutilize our parking lot at times when there is insufficient parking available at the restaurant. This has beena problem for the last number of years and occurs during regular business hours as well as after hours andweekends.

By adding 56 units and almost 17,000 square feet of residential space they will be increasing the demandfor parking while eliminating existing parking spaces. It is difficult to understand that there can bedemand for 56 trainees on a year round basis for a buffet restaurant chain. A hotel is already in ourneighborhood less than 500 meters from the Mandarin that has 133 rooms and 26 suites available.

We would like to be notified of an Official Plan amendment, the enactmentof a proposed Zoning By-lawor a decision of Council with respect to draft approval of proposed Plan of Subdivision.

Should you have any further questions, please do not hesitate to contact me directly at (905) 463-0077 orlenp(o)tay lorinc.com.

Regards,

The Taylor Groin

Leonard Piccininni, CPA, CA

CFO, VP Operations

cc: Mr. Dan Kraszevvski, Acting Commissioner of Planning, Design, Development (same address)255 B-scciyne descent Brompton Ontario L6W 4R2 CANADA

Phone 905 451 5800 | Toll free 1 800 605.6519 | Fox 905.451.3338

Emeu! mfo'i.tayloi'inc com i www taylonnc com