ReportBRAMPTON ampr Planning Design andbramptonca FlOWer City Development Committee

Committee of the Council of

The Corporation of the City of Brampton

Date April 4 2013 PLANNING DESIGN ampDEVELOPMENT COMMITTEE

DATE Afrit CC dO3File C05W01007

Subject RECOMMENDATION REPORT Application to Amend the Zoning By-Law Gagnon amp Law Urban Planners Limited on behalf of Ornstock Developments Limited (To permit an office development consisting of three 5-storey office buildings and ancillary commercial uses) located at the north-west corner of Steeles Avenue West and

Mississauga Road (2042 Steeles Ave West) Ward 6

Contact Allan Parsons Manager Planning Design and Development Department 905-874-2063

Overview

This report recommends approval of an application to amend the Zoning By-law to develop the subject property with three 5-storey office buildings and ancillary commercial uses

The subject property is designated Office in the Official Plan and Specialty Office and Service Commercial Office Centre Special Policy Area 7 and Primary Gateway in the Bram West Secondary Plan (Area 40) The uses proposed through this application are consistent with the uses envisioned for this site in the Official Plan and Secondary Plan

The proposed development will be built in three phases and will ultimately create approximately 1600 jobs

Recommendations

1 THAT the report from Allan Parsons Manager Planning Design and Development Department entitled RECOMMENDATION REPORT dated April 4 2013 to the Planning Design and Development Committee Meeting of April 22 2013 RE Application to Amend the Zoning By-Law Gagnon amp Law Urban Planners Limited on behalf of Ornstock Developments Limited Ward 6 File C05W01007 be received

C05W01007 Recommendation Report 1

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2 THAT the application be approved in principle and staff be directed to prepare the appropriate amendment to the Zoning By-law

3 THAT the Zoning By-law be amended from Agricultural (A) to a site-specific office commercial zone to be generally in accordance with the following

31 Permitted uses include

a) an office including the office of a health care practitioner b) a hotel c) a conference centre

32 A range of retail and commercial uses are also to be permitted subject to the following

a) They are permitted only in conjunction with principal uses and are limited to a maximum of 25 percent of the gross commercial floor area of the buildings

b) They are permitted as a principle use provided a minimum gross floor area of 16000 square metres of office uses have received building permits or a conference centre has received a building permit and shall be subject to the following gross floor area restrictions

i) dining room restaurants maximum of 750 square metres ii) fitness centre minimum of 2000 square metres and maximum of

3000 square metres iii) other retail and commercial uses maximum of 1500 square metres

33 The following uses are also to be permitted ancillary to office uses provided they collectively comprise less than 40 of the total office area

i) a retail outlet ii) a repair facility iii) a training facility iv) amenities for the use of employees of the establishment such as a

fitness centre or a cafeteria v) a day nursery vi) a showroom vii) a testing or development lab

34 Requirements and restrictions

a) Minimum Lot Area 10 hectare b) Minimum Front Yard Depth 15 metres c) Minimum Exterior Side Yard Width 15 metres d) Minimum Landscaped Open Space

C05W01007 Recommendation Report 2

a 10 metres along Mississauga Road and Steeles Avenue b 5of the area of any parking lot must be landscaping which may

be provided in the form of landscaped islands landscaped medians and pedestrian pathways

d) Maximum Building Height 25 metres e) Minimum Building Height 95 metres except for lands within 250 metres

of the intersection of Mississauga Road and Steeles Avenue West the minimum building height is 140 metres

f) Minimum Building Size 14000 square metres

4 THAT prior to the enactment of the Zoning By-law the Owner shall provide the City with a written acknowledgement from the Trustee appointed pursuant to the Bram West 40-3 Cost Sharing Agreement that the requirements of this agreement have been met

5 THAT prior to the enactment of the Zoning By-law the applicant shall execute a rezoning agreement with the City which will include the following

a) Prior to the issuance of a building permit site plan approval shall be obtained which shall include the submission of a site development plan landscaping grading and storm drainage plan elevation and cross section drawings a fire protection plan and engineering and servicing plans

b) The OwnerDeveloper shall pay all applicable Regional City and educational development charges in accordance with respective development charges by laws

c) Prior to site plan approval an Urban Design Brief shall be prepared and approved to the satisfaction of the Commissioner of Planning Design and Development The Urban Design Brief shall outline development principles considering the prominent location of the subject property located along two major arterial roads including but not limited to bull significant building articulation bull high quality building materials bull superior landscaping and hardscaping features to include decorative

fencing

d) The Owner acknowledges and agrees that a community entry feature is required to be installed at the intersection of Mississauga Road and Steeles Avenue West and the design of the entry feature shall be compatible with the architecture of the proposed office building

e) Prior to site plan approval the Functional Servicing Report prepared RJ Burnside and Associates Ltd dated March 18 2013 shall be approved to the satisfaction of the Commissioner of Planning Design and Development and

C05W01007 Recommendation Report 3

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the Region of Peel and the OwnerDeveloper agrees to implement the requirements of the report

f) Prior to site plan approval the Traffic Impact Study prepared by MMM Group dated March 8 2013 shall be approved to the satisfaction of the Commissioner of Planning Design and Development and the Region of Peel and the OwnerDeveloper agrees to implement the requirements of the report

g) Prior to site plan approval the Phase Two Environmental Site Assessment prepared by Terraprobe dated November 28 2012 shall be approved to the satisfaction of the Commissioner of Planning Design and Development and the Region of Peel and the OwnerDeveloper agrees to implement the requirements of the report

h) The Owner acknowledges and agrees that the intersection of Mississauga Road and Olivia Marie Road is anticipated to be warranted for traffic control signals in the year 2016 and 25 of the cost for installing the future traffic control signals shall be borne by the property Owner In this regard at the Site Plan Approval stage a letter of credit in the amount of $37500 will be required for installation of the future traffic control signals The future traffic control signals will only be installed when warranted or otherwise directed by Regional Council In addition the property Owner shall be responsible for 25 of the annual maintenance cost of the future traffic control signals which amounts to $157500 per annum to be paid in ten years or a consolidated amount of $1575000 can also be paid

i) The Owner acknowledges and agrees that on-site waste collection will be required through a private waste hauler

j) The Owner shall grant easements to the appropriate authorities as may be required for the installation of utilities and municipal services to service the lands

k) The OwnerDeveloper shall pay cash-in-lieu of parkland dedication in accordance with the Planning Act and City Policy or make other arrangements to the satisfaction of the City for this payment

I) The Owner acknowledges and agrees that large transformers above underground structures will require Structural Engineering Certification

m) The OwnerDeveloper shall make satisfactory arrangements with Canada Post to supply and install and maintain a central mail facility for each of the three office buildings

6 THAT the decision of approval for the subject application be considered null and void and a new development application be required unless a Zoning By-law is passed within 18 months of the Council approval of this decision

C05W01007 Recommendation Report 4

a 10 metres along Mississauga Road and Steeles Avenue b 5of the area of any parking lot must be landscaping which may

be provided in the form of landscaped islands landscaped medians and pedestrian pathways

d) Maximum Building Height 25 metres e) Minimum Building Height 95 metres except for lands within 250 metres

of the intersection of Mississauga Road and Steeles Avenue West the minimum building height is 140 metres

f) Minimum Building Size 14000 square metres

4 THAT prior to the enactment of the Zoning By-law the Owner shall provide the City with a written acknowledgement from the Trustee appointed pursuant to the Bram West 40-3 Cost Sharing Agreement that the requirements of this agreement have been met

5 THAT prior to the enactment of the Zoning By-law the applicant shall execute a rezoning agreement with the City which will include the following

a) Prior to the issuance of a building permit site plan approval shall be obtained which shall include the submission of a site development plan landscaping grading and storm drainage plan elevation and cross section drawings a fire protection plan and engineering and servicing plans

b) The OwnerDeveloper shall pay all applicable Regional City and educational development charges in accordance with respective development charges by laws

c) Prior to site plan approval an Urban Design Brief shall be prepared and approved to the satisfaction of the Commissioner of Planning Design and Development The Urban Design Brief shall outline development principles considering the prominent location of the subject property located along two major arterial roads including but not limited to bull significant building articulation bull high quality building materials bull superior landscaping and hardscaping features to include decorative

fencing

d) The Owner acknowledges and agrees that a community entry feature is required to be installed at the intersection of Mississauga Road and Steeles Avenue West and the design of the entry feature shall be compatible with the architecture of the proposed office building

e) Prior to site plan approval the Functional Servicing Report prepared RJ Burnside and Associates Ltd dated March 18 2013 shall be approved to the satisfaction of the Commissioner of Planning Design and Development and

C05W01007 Recommendation Report 3

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the Region of Peel and the OwnerDeveloper agrees to implement the requirements of the report

f) Prior to site plan approval the Traffic Impact Study prepared by MMM Group dated March 8 2013 shall be approved to the satisfaction of the Commissioner of Planning Design and Development and the Region of Peel and the OwnerDeveloper agrees to implement the requirements of the report

g) Prior to site plan approval the Phase Two Environmental Site Assessment prepared by Terraprobe dated November 28 2012 shall be approved to the satisfaction of the Commissioner of Planning Design and Development and the Region of Peel and the OwnerDeveloper agrees to implement the requirements of the report

h) The Owner acknowledges and agrees that the intersection of Mississauga Road and Olivia Marie Road is anticipated to be warranted for traffic control signals in the year 2016 and 25 of the cost for installing the future traffic control signals shall be borne by the property Owner In this regard at the Site Plan Approval stage a letter of credit in the amount of $37500 will be required for installation of the future traffic control signals The future traffic control signals will only be installed when warranted or otherwise directed by Regional Council In addition the property Owner shall be responsible for 25 of the annual maintenance cost of the future traffic control signals which amounts to $157500 per annum to be paid in ten years or a consolidated amount of $1575000 can also be paid

i) The Owner acknowledges and agrees that on-site waste collection will be required through a private waste hauler

j) The Owner shall grant easements to the appropriate authorities as may be required for the installation of utilities and municipal services to service the lands

k) The OwnerDeveloper shall pay cash-in-lieu of parkland dedication in accordance with the Planning Act and City Policy or make other arrangements to the satisfaction of the City for this payment

I) The Owner acknowledges and agrees that large transformers above underground structures will require Structural Engineering Certification

m) The OwnerDeveloper shall make satisfactory arrangements with Canada Post to supply and install and maintain a central mail facility for each of the three office buildings

6 THAT the decision of approval for the subject application be considered null and void and a new development application be required unless a Zoning By-law is passed within 18 months of the Council approval of this decision

C05W01007 Recommendation Report 4

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the Region of Peel and the OwnerDeveloper agrees to implement the requirements of the report

f) Prior to site plan approval the Traffic Impact Study prepared by MMM Group dated March 8 2013 shall be approved to the satisfaction of the Commissioner of Planning Design and Development and the Region of Peel and the OwnerDeveloper agrees to implement the requirements of the report

g) Prior to site plan approval the Phase Two Environmental Site Assessment prepared by Terraprobe dated November 28 2012 shall be approved to the satisfaction of the Commissioner of Planning Design and Development and the Region of Peel and the OwnerDeveloper agrees to implement the requirements of the report

h) The Owner acknowledges and agrees that the intersection of Mississauga Road and Olivia Marie Road is anticipated to be warranted for traffic control signals in the year 2016 and 25 of the cost for installing the future traffic control signals shall be borne by the property Owner In this regard at the Site Plan Approval stage a letter of credit in the amount of $37500 will be required for installation of the future traffic control signals The future traffic control signals will only be installed when warranted or otherwise directed by Regional Council In addition the property Owner shall be responsible for 25 of the annual maintenance cost of the future traffic control signals which amounts to $157500 per annum to be paid in ten years or a consolidated amount of $1575000 can also be paid

i) The Owner acknowledges and agrees that on-site waste collection will be required through a private waste hauler

j) The Owner shall grant easements to the appropriate authorities as may be required for the installation of utilities and municipal services to service the lands

k) The OwnerDeveloper shall pay cash-in-lieu of parkland dedication in accordance with the Planning Act and City Policy or make other arrangements to the satisfaction of the City for this payment

I) The Owner acknowledges and agrees that large transformers above underground structures will require Structural Engineering Certification

m) The OwnerDeveloper shall make satisfactory arrangements with Canada Post to supply and install and maintain a central mail facility for each of the three office buildings

6 THAT the decision of approval for the subject application be considered null and void and a new development application be required unless a Zoning By-law is passed within 18 months of the Council approval of this decision

C05W01007 Recommendation Report 4

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BACKGROUND Origin

This application was submitted by Gagnon and Law Urban Planners Limited on behalf of Ornstock Developments Limited on December 12 2012

The lands subject to this application are to be severed from a larger land holding located to the west (see Figure 1) In this regard consent application file B13-002 was approved with conditions by the Committee of Adjustment on February 12 2013 Before the consent receives certification (final approval) all conditions of the approval are to be satisfied This severance will allow for the sale of the severed lands A separate Zoning By-law Amendment and Draft Approved Plan of Subdivision (City file C05W0100621T-10016B) is being processed for the retained lands for residential and open space uses

Figure 1 Subject lands (severed lands) are subject to Consent application B13-002 PINWD RtSOLMHAt EX FIRE MAJi I

STEELES AVENUE WEST

C05W01007 Recommendation Report

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Date of Public Meeting

The public meeting for this application was held on January 14 2013 No members of the public were in attendance for this application

Figure 2 Location Map

PROPOSAL

The proposal is to permit an office development and a conference centre use in accordance with the land use designations of the Bram West Secondary Plan (Area 40) This proposal consists of three 5-storey office buildings with a combined gross floor area of approximately 51 283 m2 (552000 ft2) A total of 1346 parking spaces are proposed (977 underground spaces and 369 surface level spaces) The Zoning By-law amendment also requests permissions for ancillary retail and commercial uses including but not limited to the following

bull Financial institutions

bull Retail and convenience stores

bull Banquet halls and dining room restaurants bull Commercial technical or recreational schools bull Community clubs and fitness centres

C05W01007 Recommendation Report

Theapplicant has submitted the following supporting studies for the proposed development

bull Planning Justification Report bull Traffic Impact Study bull Limited Phase 2 Environmental Site Assessment bull Functional Servicing Report

The applicant proposes to develop the subject property in three phases The applicant has provided a Master Concept Plan (Figure 3) to illustrate the ultimate development of the subject lands and a Phase 1 Concept Plan (Figure 4) which shows the first office building to be built at the south end of the property

Numeric references are included on the two concept plans shown below to provide details regarding the proposal Details are as follows

Regarding the Master Concept Plan (Figure 3)

Item 1 phase 1 office building (5 storeys 500 occupants 17000 sqmAI 84000 sqft) Item 2 phase 2 office building (5 storeys 500 occupants 17000 sqm184000 sqft) Item 3 phase 3 office building (5 storeys 500 occupants 17000 sqm184000 sqft) Item 4 parking ramp Items 5 to 9 above ground parking Items 101112 underground parking

Regarding the Phase 1 Concept Plan (Figure 4)

Item 1 Lands subject to future development phases Item 2 56101116 landscaping Item 31415 parking area Item 4 signalized intersection Item 7 parking garage entrance Item 8 phase 1 office building (5 storeys 500 occupants 17000 sqm184000 sqft) Item 9 terrace

Item 12 screened mechanical equipment Item 13 loading area Item 17 and 18 stormwater management pond and associated access and trail

C05W01007 Recommendation Report 7

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Figure 3 Master Concept Plan Figure 4 Phase 1 Concept Plan

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iiiimiiin

v~- Steeles Avenue

Steeles Avenue s

C05W01007 Recommendation Report 8

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Figure 5 Architectural Rendering of Phase 1 Development

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Property Description and Surrounding Land Use

The subject property is currently vacant and has the following characteristics

diams is located at the north-west corner of Steeles Avenue West and Mississauga Road and is municipally known as 2042 Steeles Ave West

diams has a site area of 744 hectares (1839 acres)

diams has a frontage of approximately 33 metres (1083 feet) along Steeles Avenue West and 585 metres (19193 feet) along Mississauga Road

diams is currently vacant and used for agricultural purposes

The surrounding land uses are described as follows

North City of Brampton Fire Station 212 beyond which is vacant land zoned Agricultural and planned for Specialty Office and Service Commercial as part of the approved Riverview Heights Block Plan (Area 40-3)

South Steeles Avenue West beyond which is a property that is zoned Agricultural and Flood Plain and which contains a single detached dwelling

East Mississauga Road beyond which is a gas bar and vacant land zoned Office Commercial

C05W01007 Recommendation Report

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West vacant lands and valley lands associated with draft approved plan of subdivision (Files 21T-10016B and C05W01006) which will be developed for single-detached dwellings mediumhigh density residential the preservation of woodlots and valley land and a storm water management pond that will abut and service the subject lands

PLANNING ANALYSIS SUMMARY

The proposed zoning amendment from Agricultural to Office Commercial uses is supported by staff The land use and built form that is proposed being offices as a primary use with ancillary commercial uses within a prominent built form is in keeping with the policies of the Official Plan and Secondary Plan In particular it conforms to the Office designation of the Official Plan and the Office Centre and Specialty Office and Service Commercial designations of the Secondary Plan Requirements are recommended within this report to ensure that the site is developed in a manner that is consistent with the Master Concept Plan (Figure 3) and with the Citys Development Design Guidelines

The proposal is also consistent with the Provincial Policy Statement and the Citys Strategic Plan by attracting growth in terms of employment lands and by supporting a competitive business structure The proposal is consistent with the Growth Plan as it will assist in achieving the employment forecasts of the Growth Plan by providingretaining approximately 1600 jobs within the Region of Peel

The public meeting was held on January 14 2013 No members of the public were in attendance for this application

The proposed development represents good planning

Respectfully submitted

aul Shape MCIP RPP Dan Kraszewski MCIP RPP ActingDirector Land Development Acting Commissioner Planning Services Design and Development

Authored by Lindsay Sulatycki MCIP RPP Development Planner

C05W01007 Recommendation Report 10

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APPENDICES

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

Appendix 2- Secondary Plan Land Use Map

Appendix 2A - Block Plan 40-3 (Riverview Heights)

Appendix 3 - Existing Zoning Plan Extract

Appendix 4 - Existing Land Use Map

Appendix 5 - Detailed Planning Analysis

Appendix 6 - Public Meeting Attendance Record

Appendix 7 - Results of Application Circulation

C05W01007 Recommendation Report 11

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

I SUBJECT LAND ^H CORRIDOR bullbull 0FFICE RESIDENTIAL INDUSTRIAL OPEN SPACE

APPENDIX 1Si BRAMPTON OFFICIAL PLAN DESIGNATIONS

bicmpionco Flower City GAGNON amp LAW URBAN PLANNERS LTD PLANNING DESIGN S DEVELOPMENT Ornstock Developments Ltd

50 100

Drawn By CJK Metros Date 2012 12 14 CITY FILE C05W01007

E2-U

Date of Public Meeting

The public meeting for this application was held on January 14 2013 No members of the public were in attendance for this application

Figure 2 Location Map

PROPOSAL

The proposal is to permit an office development and a conference centre use in accordance with the land use designations of the Bram West Secondary Plan (Area 40) This proposal consists of three 5-storey office buildings with a combined gross floor area of approximately 51 283 m2 (552000 ft2) A total of 1346 parking spaces are proposed (977 underground spaces and 369 surface level spaces) The Zoning By-law amendment also requests permissions for ancillary retail and commercial uses including but not limited to the following

bull Financial institutions

bull Retail and convenience stores

bull Banquet halls and dining room restaurants bull Commercial technical or recreational schools bull Community clubs and fitness centres

C05W01007 Recommendation Report

Theapplicant has submitted the following supporting studies for the proposed development

bull Planning Justification Report bull Traffic Impact Study bull Limited Phase 2 Environmental Site Assessment bull Functional Servicing Report

The applicant proposes to develop the subject property in three phases The applicant has provided a Master Concept Plan (Figure 3) to illustrate the ultimate development of the subject lands and a Phase 1 Concept Plan (Figure 4) which shows the first office building to be built at the south end of the property

Numeric references are included on the two concept plans shown below to provide details regarding the proposal Details are as follows

Regarding the Master Concept Plan (Figure 3)

Item 1 phase 1 office building (5 storeys 500 occupants 17000 sqmAI 84000 sqft) Item 2 phase 2 office building (5 storeys 500 occupants 17000 sqm184000 sqft) Item 3 phase 3 office building (5 storeys 500 occupants 17000 sqm184000 sqft) Item 4 parking ramp Items 5 to 9 above ground parking Items 101112 underground parking

Regarding the Phase 1 Concept Plan (Figure 4)

Item 1 Lands subject to future development phases Item 2 56101116 landscaping Item 31415 parking area Item 4 signalized intersection Item 7 parking garage entrance Item 8 phase 1 office building (5 storeys 500 occupants 17000 sqm184000 sqft) Item 9 terrace

Item 12 screened mechanical equipment Item 13 loading area Item 17 and 18 stormwater management pond and associated access and trail

C05W01007 Recommendation Report 7

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Figure 3 Master Concept Plan Figure 4 Phase 1 Concept Plan

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iiiimiiin

v~- Steeles Avenue

Steeles Avenue s

C05W01007 Recommendation Report 8

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Figure 5 Architectural Rendering of Phase 1 Development

ri

Property Description and Surrounding Land Use

The subject property is currently vacant and has the following characteristics

diams is located at the north-west corner of Steeles Avenue West and Mississauga Road and is municipally known as 2042 Steeles Ave West

diams has a site area of 744 hectares (1839 acres)

diams has a frontage of approximately 33 metres (1083 feet) along Steeles Avenue West and 585 metres (19193 feet) along Mississauga Road

diams is currently vacant and used for agricultural purposes

The surrounding land uses are described as follows

North City of Brampton Fire Station 212 beyond which is vacant land zoned Agricultural and planned for Specialty Office and Service Commercial as part of the approved Riverview Heights Block Plan (Area 40-3)

South Steeles Avenue West beyond which is a property that is zoned Agricultural and Flood Plain and which contains a single detached dwelling

East Mississauga Road beyond which is a gas bar and vacant land zoned Office Commercial

C05W01007 Recommendation Report

poundHdeg

West vacant lands and valley lands associated with draft approved plan of subdivision (Files 21T-10016B and C05W01006) which will be developed for single-detached dwellings mediumhigh density residential the preservation of woodlots and valley land and a storm water management pond that will abut and service the subject lands

PLANNING ANALYSIS SUMMARY

The proposed zoning amendment from Agricultural to Office Commercial uses is supported by staff The land use and built form that is proposed being offices as a primary use with ancillary commercial uses within a prominent built form is in keeping with the policies of the Official Plan and Secondary Plan In particular it conforms to the Office designation of the Official Plan and the Office Centre and Specialty Office and Service Commercial designations of the Secondary Plan Requirements are recommended within this report to ensure that the site is developed in a manner that is consistent with the Master Concept Plan (Figure 3) and with the Citys Development Design Guidelines

The proposal is also consistent with the Provincial Policy Statement and the Citys Strategic Plan by attracting growth in terms of employment lands and by supporting a competitive business structure The proposal is consistent with the Growth Plan as it will assist in achieving the employment forecasts of the Growth Plan by providingretaining approximately 1600 jobs within the Region of Peel

The public meeting was held on January 14 2013 No members of the public were in attendance for this application

The proposed development represents good planning

Respectfully submitted

aul Shape MCIP RPP Dan Kraszewski MCIP RPP ActingDirector Land Development Acting Commissioner Planning Services Design and Development

Authored by Lindsay Sulatycki MCIP RPP Development Planner

C05W01007 Recommendation Report 10

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APPENDICES

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

Appendix 2- Secondary Plan Land Use Map

Appendix 2A - Block Plan 40-3 (Riverview Heights)

Appendix 3 - Existing Zoning Plan Extract

Appendix 4 - Existing Land Use Map

Appendix 5 - Detailed Planning Analysis

Appendix 6 - Public Meeting Attendance Record

Appendix 7 - Results of Application Circulation

C05W01007 Recommendation Report 11

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

I SUBJECT LAND ^H CORRIDOR bullbull 0FFICE RESIDENTIAL INDUSTRIAL OPEN SPACE

APPENDIX 1Si BRAMPTON OFFICIAL PLAN DESIGNATIONS

bicmpionco Flower City GAGNON amp LAW URBAN PLANNERS LTD PLANNING DESIGN S DEVELOPMENT Ornstock Developments Ltd

50 100

Drawn By CJK Metros Date 2012 12 14 CITY FILE C05W01007

Theapplicant has submitted the following supporting studies for the proposed development

bull Planning Justification Report bull Traffic Impact Study bull Limited Phase 2 Environmental Site Assessment bull Functional Servicing Report

The applicant proposes to develop the subject property in three phases The applicant has provided a Master Concept Plan (Figure 3) to illustrate the ultimate development of the subject lands and a Phase 1 Concept Plan (Figure 4) which shows the first office building to be built at the south end of the property

Numeric references are included on the two concept plans shown below to provide details regarding the proposal Details are as follows

Regarding the Master Concept Plan (Figure 3)

Item 1 phase 1 office building (5 storeys 500 occupants 17000 sqmAI 84000 sqft) Item 2 phase 2 office building (5 storeys 500 occupants 17000 sqm184000 sqft) Item 3 phase 3 office building (5 storeys 500 occupants 17000 sqm184000 sqft) Item 4 parking ramp Items 5 to 9 above ground parking Items 101112 underground parking

Regarding the Phase 1 Concept Plan (Figure 4)

Item 1 Lands subject to future development phases Item 2 56101116 landscaping Item 31415 parking area Item 4 signalized intersection Item 7 parking garage entrance Item 8 phase 1 office building (5 storeys 500 occupants 17000 sqm184000 sqft) Item 9 terrace

Item 12 screened mechanical equipment Item 13 loading area Item 17 and 18 stormwater management pond and associated access and trail

C05W01007 Recommendation Report 7

eM

Figure 3 Master Concept Plan Figure 4 Phase 1 Concept Plan

illtlllllllll

iiiimiiin

v~- Steeles Avenue

Steeles Avenue s

C05W01007 Recommendation Report 8

pound2^

Figure 5 Architectural Rendering of Phase 1 Development

ri

Property Description and Surrounding Land Use

The subject property is currently vacant and has the following characteristics

diams is located at the north-west corner of Steeles Avenue West and Mississauga Road and is municipally known as 2042 Steeles Ave West

diams has a site area of 744 hectares (1839 acres)

diams has a frontage of approximately 33 metres (1083 feet) along Steeles Avenue West and 585 metres (19193 feet) along Mississauga Road

diams is currently vacant and used for agricultural purposes

The surrounding land uses are described as follows

North City of Brampton Fire Station 212 beyond which is vacant land zoned Agricultural and planned for Specialty Office and Service Commercial as part of the approved Riverview Heights Block Plan (Area 40-3)

South Steeles Avenue West beyond which is a property that is zoned Agricultural and Flood Plain and which contains a single detached dwelling

East Mississauga Road beyond which is a gas bar and vacant land zoned Office Commercial

C05W01007 Recommendation Report

poundHdeg

West vacant lands and valley lands associated with draft approved plan of subdivision (Files 21T-10016B and C05W01006) which will be developed for single-detached dwellings mediumhigh density residential the preservation of woodlots and valley land and a storm water management pond that will abut and service the subject lands

PLANNING ANALYSIS SUMMARY

The proposed zoning amendment from Agricultural to Office Commercial uses is supported by staff The land use and built form that is proposed being offices as a primary use with ancillary commercial uses within a prominent built form is in keeping with the policies of the Official Plan and Secondary Plan In particular it conforms to the Office designation of the Official Plan and the Office Centre and Specialty Office and Service Commercial designations of the Secondary Plan Requirements are recommended within this report to ensure that the site is developed in a manner that is consistent with the Master Concept Plan (Figure 3) and with the Citys Development Design Guidelines

The proposal is also consistent with the Provincial Policy Statement and the Citys Strategic Plan by attracting growth in terms of employment lands and by supporting a competitive business structure The proposal is consistent with the Growth Plan as it will assist in achieving the employment forecasts of the Growth Plan by providingretaining approximately 1600 jobs within the Region of Peel

The public meeting was held on January 14 2013 No members of the public were in attendance for this application

The proposed development represents good planning

Respectfully submitted

aul Shape MCIP RPP Dan Kraszewski MCIP RPP ActingDirector Land Development Acting Commissioner Planning Services Design and Development

Authored by Lindsay Sulatycki MCIP RPP Development Planner

C05W01007 Recommendation Report 10

E2-II

APPENDICES

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

Appendix 2- Secondary Plan Land Use Map

Appendix 2A - Block Plan 40-3 (Riverview Heights)

Appendix 3 - Existing Zoning Plan Extract

Appendix 4 - Existing Land Use Map

Appendix 5 - Detailed Planning Analysis

Appendix 6 - Public Meeting Attendance Record

Appendix 7 - Results of Application Circulation

C05W01007 Recommendation Report 11

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

I SUBJECT LAND ^H CORRIDOR bullbull 0FFICE RESIDENTIAL INDUSTRIAL OPEN SPACE

APPENDIX 1Si BRAMPTON OFFICIAL PLAN DESIGNATIONS

bicmpionco Flower City GAGNON amp LAW URBAN PLANNERS LTD PLANNING DESIGN S DEVELOPMENT Ornstock Developments Ltd

50 100

Drawn By CJK Metros Date 2012 12 14 CITY FILE C05W01007

eM

Figure 3 Master Concept Plan Figure 4 Phase 1 Concept Plan

illtlllllllll

iiiimiiin

v~- Steeles Avenue

Steeles Avenue s

C05W01007 Recommendation Report 8

pound2^

Figure 5 Architectural Rendering of Phase 1 Development

ri

Property Description and Surrounding Land Use

The subject property is currently vacant and has the following characteristics

diams is located at the north-west corner of Steeles Avenue West and Mississauga Road and is municipally known as 2042 Steeles Ave West

diams has a site area of 744 hectares (1839 acres)

diams has a frontage of approximately 33 metres (1083 feet) along Steeles Avenue West and 585 metres (19193 feet) along Mississauga Road

diams is currently vacant and used for agricultural purposes

The surrounding land uses are described as follows

North City of Brampton Fire Station 212 beyond which is vacant land zoned Agricultural and planned for Specialty Office and Service Commercial as part of the approved Riverview Heights Block Plan (Area 40-3)

South Steeles Avenue West beyond which is a property that is zoned Agricultural and Flood Plain and which contains a single detached dwelling

East Mississauga Road beyond which is a gas bar and vacant land zoned Office Commercial

C05W01007 Recommendation Report

poundHdeg

West vacant lands and valley lands associated with draft approved plan of subdivision (Files 21T-10016B and C05W01006) which will be developed for single-detached dwellings mediumhigh density residential the preservation of woodlots and valley land and a storm water management pond that will abut and service the subject lands

PLANNING ANALYSIS SUMMARY

The proposed zoning amendment from Agricultural to Office Commercial uses is supported by staff The land use and built form that is proposed being offices as a primary use with ancillary commercial uses within a prominent built form is in keeping with the policies of the Official Plan and Secondary Plan In particular it conforms to the Office designation of the Official Plan and the Office Centre and Specialty Office and Service Commercial designations of the Secondary Plan Requirements are recommended within this report to ensure that the site is developed in a manner that is consistent with the Master Concept Plan (Figure 3) and with the Citys Development Design Guidelines

The proposal is also consistent with the Provincial Policy Statement and the Citys Strategic Plan by attracting growth in terms of employment lands and by supporting a competitive business structure The proposal is consistent with the Growth Plan as it will assist in achieving the employment forecasts of the Growth Plan by providingretaining approximately 1600 jobs within the Region of Peel

The public meeting was held on January 14 2013 No members of the public were in attendance for this application

The proposed development represents good planning

Respectfully submitted

aul Shape MCIP RPP Dan Kraszewski MCIP RPP ActingDirector Land Development Acting Commissioner Planning Services Design and Development

Authored by Lindsay Sulatycki MCIP RPP Development Planner

C05W01007 Recommendation Report 10

E2-II

APPENDICES

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

Appendix 2- Secondary Plan Land Use Map

Appendix 2A - Block Plan 40-3 (Riverview Heights)

Appendix 3 - Existing Zoning Plan Extract

Appendix 4 - Existing Land Use Map

Appendix 5 - Detailed Planning Analysis

Appendix 6 - Public Meeting Attendance Record

Appendix 7 - Results of Application Circulation

C05W01007 Recommendation Report 11

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

I SUBJECT LAND ^H CORRIDOR bullbull 0FFICE RESIDENTIAL INDUSTRIAL OPEN SPACE

APPENDIX 1Si BRAMPTON OFFICIAL PLAN DESIGNATIONS

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Drawn By CJK Metros Date 2012 12 14 CITY FILE C05W01007

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Figure 5 Architectural Rendering of Phase 1 Development

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Property Description and Surrounding Land Use

The subject property is currently vacant and has the following characteristics

diams is located at the north-west corner of Steeles Avenue West and Mississauga Road and is municipally known as 2042 Steeles Ave West

diams has a site area of 744 hectares (1839 acres)

diams has a frontage of approximately 33 metres (1083 feet) along Steeles Avenue West and 585 metres (19193 feet) along Mississauga Road

diams is currently vacant and used for agricultural purposes

The surrounding land uses are described as follows

North City of Brampton Fire Station 212 beyond which is vacant land zoned Agricultural and planned for Specialty Office and Service Commercial as part of the approved Riverview Heights Block Plan (Area 40-3)

South Steeles Avenue West beyond which is a property that is zoned Agricultural and Flood Plain and which contains a single detached dwelling

East Mississauga Road beyond which is a gas bar and vacant land zoned Office Commercial

C05W01007 Recommendation Report

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West vacant lands and valley lands associated with draft approved plan of subdivision (Files 21T-10016B and C05W01006) which will be developed for single-detached dwellings mediumhigh density residential the preservation of woodlots and valley land and a storm water management pond that will abut and service the subject lands

PLANNING ANALYSIS SUMMARY

The proposed zoning amendment from Agricultural to Office Commercial uses is supported by staff The land use and built form that is proposed being offices as a primary use with ancillary commercial uses within a prominent built form is in keeping with the policies of the Official Plan and Secondary Plan In particular it conforms to the Office designation of the Official Plan and the Office Centre and Specialty Office and Service Commercial designations of the Secondary Plan Requirements are recommended within this report to ensure that the site is developed in a manner that is consistent with the Master Concept Plan (Figure 3) and with the Citys Development Design Guidelines

The proposal is also consistent with the Provincial Policy Statement and the Citys Strategic Plan by attracting growth in terms of employment lands and by supporting a competitive business structure The proposal is consistent with the Growth Plan as it will assist in achieving the employment forecasts of the Growth Plan by providingretaining approximately 1600 jobs within the Region of Peel

The public meeting was held on January 14 2013 No members of the public were in attendance for this application

The proposed development represents good planning

Respectfully submitted

aul Shape MCIP RPP Dan Kraszewski MCIP RPP ActingDirector Land Development Acting Commissioner Planning Services Design and Development

Authored by Lindsay Sulatycki MCIP RPP Development Planner

C05W01007 Recommendation Report 10

E2-II

APPENDICES

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

Appendix 2- Secondary Plan Land Use Map

Appendix 2A - Block Plan 40-3 (Riverview Heights)

Appendix 3 - Existing Zoning Plan Extract

Appendix 4 - Existing Land Use Map

Appendix 5 - Detailed Planning Analysis

Appendix 6 - Public Meeting Attendance Record

Appendix 7 - Results of Application Circulation

C05W01007 Recommendation Report 11

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

I SUBJECT LAND ^H CORRIDOR bullbull 0FFICE RESIDENTIAL INDUSTRIAL OPEN SPACE

APPENDIX 1Si BRAMPTON OFFICIAL PLAN DESIGNATIONS

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West vacant lands and valley lands associated with draft approved plan of subdivision (Files 21T-10016B and C05W01006) which will be developed for single-detached dwellings mediumhigh density residential the preservation of woodlots and valley land and a storm water management pond that will abut and service the subject lands

PLANNING ANALYSIS SUMMARY

The proposed zoning amendment from Agricultural to Office Commercial uses is supported by staff The land use and built form that is proposed being offices as a primary use with ancillary commercial uses within a prominent built form is in keeping with the policies of the Official Plan and Secondary Plan In particular it conforms to the Office designation of the Official Plan and the Office Centre and Specialty Office and Service Commercial designations of the Secondary Plan Requirements are recommended within this report to ensure that the site is developed in a manner that is consistent with the Master Concept Plan (Figure 3) and with the Citys Development Design Guidelines

The proposal is also consistent with the Provincial Policy Statement and the Citys Strategic Plan by attracting growth in terms of employment lands and by supporting a competitive business structure The proposal is consistent with the Growth Plan as it will assist in achieving the employment forecasts of the Growth Plan by providingretaining approximately 1600 jobs within the Region of Peel

The public meeting was held on January 14 2013 No members of the public were in attendance for this application

The proposed development represents good planning

Respectfully submitted

aul Shape MCIP RPP Dan Kraszewski MCIP RPP ActingDirector Land Development Acting Commissioner Planning Services Design and Development

Authored by Lindsay Sulatycki MCIP RPP Development Planner

C05W01007 Recommendation Report 10

E2-II

APPENDICES

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

Appendix 2- Secondary Plan Land Use Map

Appendix 2A - Block Plan 40-3 (Riverview Heights)

Appendix 3 - Existing Zoning Plan Extract

Appendix 4 - Existing Land Use Map

Appendix 5 - Detailed Planning Analysis

Appendix 6 - Public Meeting Attendance Record

Appendix 7 - Results of Application Circulation

C05W01007 Recommendation Report 11

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

I SUBJECT LAND ^H CORRIDOR bullbull 0FFICE RESIDENTIAL INDUSTRIAL OPEN SPACE

APPENDIX 1Si BRAMPTON OFFICIAL PLAN DESIGNATIONS

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50 100

Drawn By CJK Metros Date 2012 12 14 CITY FILE C05W01007

E2-II

APPENDICES

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

Appendix 2- Secondary Plan Land Use Map

Appendix 2A - Block Plan 40-3 (Riverview Heights)

Appendix 3 - Existing Zoning Plan Extract

Appendix 4 - Existing Land Use Map

Appendix 5 - Detailed Planning Analysis

Appendix 6 - Public Meeting Attendance Record

Appendix 7 - Results of Application Circulation

C05W01007 Recommendation Report 11

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

I SUBJECT LAND ^H CORRIDOR bullbull 0FFICE RESIDENTIAL INDUSTRIAL OPEN SPACE

APPENDIX 1Si BRAMPTON OFFICIAL PLAN DESIGNATIONS

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

I SUBJECT LAND ^H CORRIDOR bullbull 0FFICE RESIDENTIAL INDUSTRIAL OPEN SPACE

APPENDIX 1Si BRAMPTON OFFICIAL PLAN DESIGNATIONS

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SUBJECT LANDS

STEELES AVENUE WEST

EXTRACT FROM SCHEDULE SB40(B) (Special Policy Areas) AND SP40(D) OFTHE DOCUMENT KNOWN ASTHE BRAM WEST SECONDARY PLAN

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RESIDENTIAL

Low Medium Density

MediumHigh Density

EMPLOYMENT ^ Specialty Office ampService Commercial

Office Centre INSTITUTIONAL

Fire Station

OPEN SPACE

Valleyland

Woodlot

SWM Facilities

ROAD NETWORK

Primary Gateway

Special Policy Area 7

Si BRAMPTON v APPENDIX 2 SECONDARY PLAN DESIGNATIONS

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Date 2012 12 14 Drawn By CJK CITY FILE C05W01007

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LEGEND 1SERVICE COMMERCIAL ] VISTAS MNR Mapped Wetlands (approx mdash| EXECUTIVE SC | (89 ho) J (15 ha) from air photography) _J RESIDENTIAL (363 ha) SPECIALTY OFFICE AND INSTITUTIONAL amp

bullbull-gt- NON PARTICIPATING LANDSshymdashi VILLAGE soscl SERVICECOMML (77ha) JSCHOOLS (300 ha) iiy-id FURTHER STUDY REQUIRED_l RESIDENTIAL (41 ha)

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iipoundj COMMERCIAL (78 ha) Q LISTEO HERITAGE PROPERTYmdashI MEDIUM DENSITY IRESIDENTIAL (147 ha) ^fr PRIMARY GATEWAYPC | OFFICE CENTRE (42 ha) )ROADS WIDENINGS (767 ha)

mdash| MEDIUMHIGHmdashI DENSITY RESIDENTIAL (33 ha) I PRESTIGE TOTALAREA lt65 ha ltT-gt MISSISSAUGA RO STREETSCAPE

ENHANCEMENTIINDUSTRIAL (107 ha) I MIXED USE (40 ha)

PARKS amp J Access to ponds L2 and L5 to be deteimined atthe subdivision stago of dovelopment PARKETTES(175ha)

-4 Limilad turnmovomonts DEVELOPMENT LIMITS

Limit ofDevelopment Approximate Limit of Development Stated Dripline of MatureForest StakedEdge of Wetland (MNR July2008) Staked Top of Bank Stable Top of Slope

APPENDIX 2AK| BRAMPTON EXCERPT FROM BLOCK PLAN 40-3 (Riverview Heights) bapMu FlowerCity GAGNON amp LAW URBAN PLANNERS LTD PLANNING DESIGN AND DEVELOPMENT Ornstock Developments Ltd

CITY FILE C05W01007Date 2013 04 02 Drawn By CJK

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mdash| MEDIUMHIGHmdashI DENSITY RESIDENTIAL (33 ha) I PRESTIGE TOTALAREA lt65 ha ltT-gt MISSISSAUGA RO STREETSCAPE

ENHANCEMENTIINDUSTRIAL (107 ha) I MIXED USE (40 ha)

PARKS amp J Access to ponds L2 and L5 to be deteimined atthe subdivision stago of dovelopment PARKETTES(175ha)

-4 Limilad turnmovomonts DEVELOPMENT LIMITS

Limit ofDevelopment Approximate Limit of Development Stated Dripline of MatureForest StakedEdge of Wetland (MNR July2008) Staked Top of Bank Stable Top of Slope

APPENDIX 2AK| BRAMPTON EXCERPT FROM BLOCK PLAN 40-3 (Riverview Heights) bapMu FlowerCity GAGNON amp LAW URBAN PLANNERS LTD PLANNING DESIGN AND DEVELOPMENT Ornstock Developments Ltd

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APPENDIX 5

DETAILED PLANNING ANALYSIS File Number C05W01007

Provincial Policy Statement

The Provincial Policy Statement (PPS) provides for appropriate development while protecting resources of provincial interest public health and safety and the quality of the natural environment The proposal is consistent with the PPS policies

Specifically the proposal is consistent with Section 10 - Building Strong Communities as it promotes efficient development and land use patterns which will help to sustain the financial well-being of the City This proposal will provide a form of development that uses existing infrastructure and will provide a significant amount of employment to the City The proposed employment uses will also support the development of an appropriate range and mix of land uses in the Bram West Secondary Plan area

The proposal is also consistent with Section 13 Employment Areas as it provides for an appropriate mix and range of employment uses to meet long-term needs and provides opportunities for a diversified economic base

Growth Plan

The Growth Plan is the framework for implementing the Government of Ontarios vision for building strong prosperous communities The goal of the Growth Plan is to efficiently manage population employment and development growth within the Greater Golden Horseshoe to the year 2031

The proposal is consistent with the Growth Plan as it will accommodate forecasted employment growth The proposed development will assist in achieving the employment forecasts of the Growth Plan by providingretaining approximately 1600 jobs within the Region of Peel

The subject site is identified as a Transit-Supportive Node on Schedule 1 - City Concept of the Official Plan This Transit-Supportive Node located in Bram West is to be developed as the Citys major office centre outside of the Central Area where the highest densities of office development are planned Policy 3231 in the Citys Growth Plan Official Plan Amendment states that development within this area shall generally be designed to achieve a floor space index (FSI) of 15 within buildings 3-10 storeys in height

Policy 3252 in the Citys Growth Plan Official Plan Amendment states that development along Primary Intensification Corridors shall be designed to achieve a FSI of 15 within buildings that are 2-10 storeys in height This application proposes the delivery of 3 significant buildings which will have a minimum prescribed height and size The buildings will be approximately 5 storeys and will each be approximately

C05W01007 Recommendation Report 12

14000sqm (150500 sqft) in size These buildings will result in a FSI of 069 on the site and will create a development of a suitable scale and density for the intensification areas in which it is located The proposal conforms to the intended City Structure

Strategic Plan

The proposed development is consistent with the Citys Strategic Plan in particular with respect to providing a Dynamic and Prosperous Economy The proposal will attract growth in terms of employment and support a competitive business structure The development is also consistent with respect to providing Managed Growth as it will use existing City and Regional services and infrastructure and promote economic prosperity and will help ensure that an appropriate amount of land is designated for commercialemployment uses

Official Plan

The subject lands are designated Office in the Official Plan Lands designated Office are to be developed at densities and concentrations suited to the particular area as determined in the appropriate secondary plans The permitted uses within the Office designations include business professional or administrative offices hotels motels convention centres accessory and personal service retailing food and beverage establishments compatible recreation public and institutional and convenience retail uses and business support activities This proposal to develop office uses and associated retail uses is consistent with the objectives of the Official Plan

Secondary Plan

The subject lands are designated Office Centre Specialty Office and Service Commercial and Special Policy Area 7 in the Bram West Secondary Plan (Area 40d) Permitted uses in the Office Centre designation include office uses research and development facilities ancillary light manufacturing uses conferenceconvention centres and within which may permit limited accessory retail and business support services

Permitted uses in the Specialty Office amp Service Commercial designation include offices restaurants retail and service commercial uses which provide support to the Bram West employment lands to the south and the surrounding residential area to the east and west

The policies associated with the Special Policy Area 7 designation that applies to this site and the surrounding area require that employment opportunities on these lands are created for approximately 1600 jobs subject to any physical and functional constraints including but not limited to the ultimate capacity of the surrounding road network projected future traffic volumes and the functional layout of the property Development of these lands is also subject to a superior standard of urban design and

C05W01007 Recommendation Report 13

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is to be compatible and complementary to the built form and character proposed for the east side of Mississauga Road within Sub-Area 40-1

Uses proposed through this application appropriately reflect the policies of the Office Centre and Specialty Office and Service Commercial designations that apply to the subject property Office Centre uses are proposed through Phase 1 of the development which will be located close to the intersection of Steeles Avenue West and Mississauga Road Permissions for limited commercial uses will apply to subsequent development phases which will be located on the northerly portions of the site subject to the Specialty Office and Service Commercial designation

Block Plan

The subject lands are located within the Sub Area 40-3 Block Plan The Block Plan was approved in October 2011 The proposed development conforms to the Service Commercial and Specialty Office and Service Commercial designations of the Block Plan

Zoning

The subject lands are zoned Agricultural (A) according to Zoning By-law 270-2004 as amended The Agricultural zone does not permit the proposed uses This application proposes an amendment to the Zoning By-law to change the zoning designation for the subject lands to an appropriate office commercial zone

This report recommends zoning permissions and regulations for the proposed office commercial development consistent with the requirements of the Official Plan land use and urban design requirements

Land Use

The proposed office and ancillary commercial land uses conform to the designations of both the Official Plan and Secondary Plan The office centre uses are ideal for this intersection of two primary intensification corridors at a gateway into the City The proposal will bring an estimated 1600 jobs consisting of a mix of office research and development service and ancillary commercial jobs to Brampton The proposed land uses are appropriate for the subject lands and will be compatible with the existing and planned land uses on adjacent lands

Urban Design

The proposed development will be made of high quality materials (aluminum panels black granite glazing etc) and has a superior landscaping design (10 metres along Steeles Avenue and Missisauga Road) The proposed development will provide appropriate massing at this important intersection and will contribute to the image of Brampton The proposed development is attractive and appropriate

C05W01007 Recommendation Report 14

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This report recommends that an Urban Design Brief be approved to the satisfaction of the Commissioner of Planning Design and Development prior to the issuance of site plan approval The Urban Design Brief will ensure that elements such as site planning and built form streetscapes edges and open space are consistent with the vision and civic design objectives of the City

The Secondary Plan and Block Plan designate the intersection of Mississauga Road and Steeles Avenue West as a Primary Gateway Gateways are prominent sites located at important entrances into the City Due to the location of this site at a gateway the proposed development will be required to have high quality architectural materials and substantial landscaping treatments Further minimum height requirements will ensure buildings are prominent along the streetscape A community entry feature will also be required at the corner of this site to enhance the community image and identity

The building will be setback a minimum distance of 15 metres from Mississauga Road and Steeles Avenue West This setback distance is acceptable due to the multi-storey design of the buildings and the requirement for extensive plantinglandscaping As seen in Figure 5 - Architectural Rendering of Phase 1 Development the building(s) will be highly visible and prominent Landscaping treatment will also be required within surface parking lots in the form of landscaped islands landscaped medians and landscaped pedestrian pathways A significant amount of vehicle parking spaces are also to be provided as underground parking to help maximize the amount of building massing and landscaping that can be provided on the site

Figure 6 Architectural Rendering of Phase 1 Development

C05W01007 Recommendation Report 15

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TransportationTraffic

A Traffic Impact Study (TIS) prepared by MMM Group has been submitted in support of the application The TIS is currently being reviewed by the City and Region of Peel This report recommends that the TIS is to be approved to the satisfaction of the City and the Region of Peel prior to site plan approval

The Region of Peel has advised that one full moves access to Mississauga Road opposite Olivia Marie Road is approved in principle In addition to the full moves access a right-inright-out access approximately 200 metres (650 feet) north of Steeles Avenue West is proposed along Mississauga Road

Servicing

A Functional Servicing Report (FSR) prepared by RJ Burnside and Associates Limited has been submitted in support of this application The FSR is currently being reviewed by the City and Region of Peel This report recommends that the FSR is to be approved to the satisfaction of the City and Region of Peel prior to site plan approval

The Region of Peel has confirmed there is an existing 300mm diameter water main located on Mississauga Road and an existing 650mm diameter sanitary sewer located on Mississauga Road

The storm water management (SWM) pond that is planned to be constructed on the westerly abutting lands in association with the draft approved Ornstock Development Limited plan of subdivision (Files C05W01006 and 21T-10016B) will serve the proposed development The pond requires approval from the Ministry of Natural Resources (MNR) because of issues relating to fish habitat In the event that the pond is not constructed prior to building permit issuance for the office building interim storm water management measures may be required Any interim storm water management measures will be approved by the Citys Development Engineering Division of the Planning Design and Development Department

Emergency Services

The subject site is served by fire station 212 (8220 Mississauga Road) This fire station is located approximately 06 kilometres from the subject site There are adequate emergency services for this site

Transit

The subject site is currently serviced by Brampton Transit specifically by route 5151A along Steeles West which operates at 15 minute intervals during peak periods Zum Bus Rapid Transit service along the Steeles Avenue West corridor is scheduled to start in 2015 Brampton Transits 2013-2017 Service Strategy shows Mississauga Road south of Queen Street West as a Future Planned Primary Corridor

C05W01007 Recommendation Report 16

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APPENDIX6

PUBLIC MEETING ATTENDANCE RECORD

File Number C05W01007

January 14 2013

Members Present Regional Councillor P Palleschi - Wards 2 and 6 (Chair) Regional Councillor E Moore - Wards 1 and 5 Regional Councillor J Sanderson - Wards 3 and 4 City Councillor G Gibson - Wards 1 and 5 City Councillor J Hutton - Wards 2 and 6 City Councillor B Callahan - Wards 3 and 4

Members Absent City Councillor V Dhillon - Wards 9 and 10 (Vice-Chair) (other municipal business)

Regional Councillor G Miles - Wards 7 and 8 (other municipal business)

Regional Councillor J Sprovieri - Wards 9 and 10 (other municipal business)

Regional Councillor S Hames - Wards 7 and 8 (vacation)

Staff Present Planning Design and Development Department D Kraszewski Acting Commissioner P Snape Acting Director Planning and Land Development

Services

M Won Director Engineering and Development Services H Zbogar Acting Director Planning Policy and Growth

Management D Waters Manager of Land Use Policy G Bailey Development Planner M Gervais Development Planner

Corporate Services Department R Zuech Deputy City Solicitor E Evans Deputy City Clerk S Pacheco Legislative Coordinator

A special meeting of the Planning Design and Development Committee was held on January 14 2013 in the Council Chambers 4th Floor 2 Wellington Street West Brampton Ontario commencing at 700 pm Notices of this meeting were sent to property owners within 900 metres of the subject lands and by public notification in the Brampton Guardian in accordance with the Planning Act and City Council procedures

No members of the public were in attendance for this application

C05W01007 Recommendation Report 17

EMS

APPENDIX 7

RESULTS OF APPLICATION CIRCULATION File Number C05W01007

The following comments have been received from circulated internal departments

Parks and Facilitv Planning Planning Policy and Growth Management Planning Design and Development City of Brampton

bull The intersection of Steeles Avenue West and Mississauga Road is a major Citywide Gateway location A community entry feature is required to be installed at the intersection of Mississauga Road and Steeles Avenue West

bull A Vegetation Assessment may be required at the site plan stage bull A detailed Design Brief will be required for the subject application bull Parkland Dedication requirements for this application shall be satisfied as a

condition of Building Permit Issuance Final calculations will be undertaken prior to Building Permit release

Building Division Planning Design and Development Department City of Brampton

bull The Phase II Environmental Site Assessment (ESA) dated November 28 2012 prepared by Terraprobe has been reviewed

bull A copy of the Phase I ESA conducted for the site and a copy of the acknowledgement of the filing of a record of site condition with the Ministry of the Environment will be required

bull The Table 3 non-potable site condition standards have been proposed for use among the requirements for use of this table is a notification to the municipality of the intent to use Table 3 Please provide the required notice

Comments from circulated external agencies are attached

C05W01007 Recommendation Report 18

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Flower City GROWTH MANAGEMENT PROGRAM

Development Proposal Comments bramptonca

File No C05W01007 Date March 042013 Plan of

SubdivisionCondominium

GAGNON amp LAW URBAN PLANNERS LIMITED - ORNSTOCKApplicant DEVELOPMENTS LIMITED

Development Planner Sulatycki Lindsay - 905-874-3485

Location 2042 Steeles Ave West

SPA 40 Bram West

Application to Amend the Zoning By-Law To permit Proposal development of an office complex in accordance with OP

desiqnation

Status Public meeting

Key Infrastructure provided by the Proposal

Notes These comments are based on the best information available to Growth Management staff at the time they were prepared

Items shown in bold require action andor follow up with Growth Management staff

Other City Departments andor external agencies should be contacted as appropriate regarding potential issues related to the provision of infrastructure

Roads

The subject site has frontage on Mississauga Road and Steeles Avenue West both of which are major arterial roads under the jurisdiction of the Region of Peel According to the Regions 2013-2031 Road Program Funding map Steeles Avenue east of Mississauga Road (to Chinguacousy Road) is to be widened from 4 to 6 lanes in 2018 Steeles Avenue west of Mississauga Road (to Winston Churchill Boulevard) is to be widened from 4 to 6 lanes in 2021 Mississauga Road north of Financial Drive (to Queen Street West) is to be widened from 4 to 6 lanes in 2021

Action Required NO

Transit

Steeles Avenue West is served by Brampton Transit route 5151A (Steeles West) which operates at 15 minutes headways during peak periods Route 5151A terminates at the Shoppers World Terminal - which provides connections to Zum Bus Rapid Transit routes 502 (Zum Main) and 511 (Zum Steeles) and to Brampton Transit routes 34 811 5253 and 54 shyand at the Lisgar GO Station (on GO Transits Milton rail line) Zum Bus Rapid Transit service on the Steeles Avenue West corridor is scheduled to start in 2015 Brampton Transits 2013shy

14000sqm (150500 sqft) in size These buildings will result in a FSI of 069 on the site and will create a development of a suitable scale and density for the intensification areas in which it is located The proposal conforms to the intended City Structure

Strategic Plan

The proposed development is consistent with the Citys Strategic Plan in particular with respect to providing a Dynamic and Prosperous Economy The proposal will attract growth in terms of employment and support a competitive business structure The development is also consistent with respect to providing Managed Growth as it will use existing City and Regional services and infrastructure and promote economic prosperity and will help ensure that an appropriate amount of land is designated for commercialemployment uses

Official Plan

The subject lands are designated Office in the Official Plan Lands designated Office are to be developed at densities and concentrations suited to the particular area as determined in the appropriate secondary plans The permitted uses within the Office designations include business professional or administrative offices hotels motels convention centres accessory and personal service retailing food and beverage establishments compatible recreation public and institutional and convenience retail uses and business support activities This proposal to develop office uses and associated retail uses is consistent with the objectives of the Official Plan

Secondary Plan

The subject lands are designated Office Centre Specialty Office and Service Commercial and Special Policy Area 7 in the Bram West Secondary Plan (Area 40d) Permitted uses in the Office Centre designation include office uses research and development facilities ancillary light manufacturing uses conferenceconvention centres and within which may permit limited accessory retail and business support services

Permitted uses in the Specialty Office amp Service Commercial designation include offices restaurants retail and service commercial uses which provide support to the Bram West employment lands to the south and the surrounding residential area to the east and west

The policies associated with the Special Policy Area 7 designation that applies to this site and the surrounding area require that employment opportunities on these lands are created for approximately 1600 jobs subject to any physical and functional constraints including but not limited to the ultimate capacity of the surrounding road network projected future traffic volumes and the functional layout of the property Development of these lands is also subject to a superior standard of urban design and

C05W01007 Recommendation Report 13

KrW

is to be compatible and complementary to the built form and character proposed for the east side of Mississauga Road within Sub-Area 40-1

Uses proposed through this application appropriately reflect the policies of the Office Centre and Specialty Office and Service Commercial designations that apply to the subject property Office Centre uses are proposed through Phase 1 of the development which will be located close to the intersection of Steeles Avenue West and Mississauga Road Permissions for limited commercial uses will apply to subsequent development phases which will be located on the northerly portions of the site subject to the Specialty Office and Service Commercial designation

Block Plan

The subject lands are located within the Sub Area 40-3 Block Plan The Block Plan was approved in October 2011 The proposed development conforms to the Service Commercial and Specialty Office and Service Commercial designations of the Block Plan

Zoning

The subject lands are zoned Agricultural (A) according to Zoning By-law 270-2004 as amended The Agricultural zone does not permit the proposed uses This application proposes an amendment to the Zoning By-law to change the zoning designation for the subject lands to an appropriate office commercial zone

This report recommends zoning permissions and regulations for the proposed office commercial development consistent with the requirements of the Official Plan land use and urban design requirements

Land Use

The proposed office and ancillary commercial land uses conform to the designations of both the Official Plan and Secondary Plan The office centre uses are ideal for this intersection of two primary intensification corridors at a gateway into the City The proposal will bring an estimated 1600 jobs consisting of a mix of office research and development service and ancillary commercial jobs to Brampton The proposed land uses are appropriate for the subject lands and will be compatible with the existing and planned land uses on adjacent lands

Urban Design

The proposed development will be made of high quality materials (aluminum panels black granite glazing etc) and has a superior landscaping design (10 metres along Steeles Avenue and Missisauga Road) The proposed development will provide appropriate massing at this important intersection and will contribute to the image of Brampton The proposed development is attractive and appropriate

C05W01007 Recommendation Report 14

Vl-io

This report recommends that an Urban Design Brief be approved to the satisfaction of the Commissioner of Planning Design and Development prior to the issuance of site plan approval The Urban Design Brief will ensure that elements such as site planning and built form streetscapes edges and open space are consistent with the vision and civic design objectives of the City

The Secondary Plan and Block Plan designate the intersection of Mississauga Road and Steeles Avenue West as a Primary Gateway Gateways are prominent sites located at important entrances into the City Due to the location of this site at a gateway the proposed development will be required to have high quality architectural materials and substantial landscaping treatments Further minimum height requirements will ensure buildings are prominent along the streetscape A community entry feature will also be required at the corner of this site to enhance the community image and identity

The building will be setback a minimum distance of 15 metres from Mississauga Road and Steeles Avenue West This setback distance is acceptable due to the multi-storey design of the buildings and the requirement for extensive plantinglandscaping As seen in Figure 5 - Architectural Rendering of Phase 1 Development the building(s) will be highly visible and prominent Landscaping treatment will also be required within surface parking lots in the form of landscaped islands landscaped medians and landscaped pedestrian pathways A significant amount of vehicle parking spaces are also to be provided as underground parking to help maximize the amount of building massing and landscaping that can be provided on the site

Figure 6 Architectural Rendering of Phase 1 Development

C05W01007 Recommendation Report 15

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TransportationTraffic

A Traffic Impact Study (TIS) prepared by MMM Group has been submitted in support of the application The TIS is currently being reviewed by the City and Region of Peel This report recommends that the TIS is to be approved to the satisfaction of the City and the Region of Peel prior to site plan approval

The Region of Peel has advised that one full moves access to Mississauga Road opposite Olivia Marie Road is approved in principle In addition to the full moves access a right-inright-out access approximately 200 metres (650 feet) north of Steeles Avenue West is proposed along Mississauga Road

Servicing

A Functional Servicing Report (FSR) prepared by RJ Burnside and Associates Limited has been submitted in support of this application The FSR is currently being reviewed by the City and Region of Peel This report recommends that the FSR is to be approved to the satisfaction of the City and Region of Peel prior to site plan approval

The Region of Peel has confirmed there is an existing 300mm diameter water main located on Mississauga Road and an existing 650mm diameter sanitary sewer located on Mississauga Road

The storm water management (SWM) pond that is planned to be constructed on the westerly abutting lands in association with the draft approved Ornstock Development Limited plan of subdivision (Files C05W01006 and 21T-10016B) will serve the proposed development The pond requires approval from the Ministry of Natural Resources (MNR) because of issues relating to fish habitat In the event that the pond is not constructed prior to building permit issuance for the office building interim storm water management measures may be required Any interim storm water management measures will be approved by the Citys Development Engineering Division of the Planning Design and Development Department

Emergency Services

The subject site is served by fire station 212 (8220 Mississauga Road) This fire station is located approximately 06 kilometres from the subject site There are adequate emergency services for this site

Transit

The subject site is currently serviced by Brampton Transit specifically by route 5151A along Steeles West which operates at 15 minute intervals during peak periods Zum Bus Rapid Transit service along the Steeles Avenue West corridor is scheduled to start in 2015 Brampton Transits 2013-2017 Service Strategy shows Mississauga Road south of Queen Street West as a Future Planned Primary Corridor

C05W01007 Recommendation Report 16

WrCL

APPENDIX6

PUBLIC MEETING ATTENDANCE RECORD

File Number C05W01007

January 14 2013

Members Present Regional Councillor P Palleschi - Wards 2 and 6 (Chair) Regional Councillor E Moore - Wards 1 and 5 Regional Councillor J Sanderson - Wards 3 and 4 City Councillor G Gibson - Wards 1 and 5 City Councillor J Hutton - Wards 2 and 6 City Councillor B Callahan - Wards 3 and 4

Members Absent City Councillor V Dhillon - Wards 9 and 10 (Vice-Chair) (other municipal business)

Regional Councillor G Miles - Wards 7 and 8 (other municipal business)

Regional Councillor J Sprovieri - Wards 9 and 10 (other municipal business)

Regional Councillor S Hames - Wards 7 and 8 (vacation)

Staff Present Planning Design and Development Department D Kraszewski Acting Commissioner P Snape Acting Director Planning and Land Development

Services

M Won Director Engineering and Development Services H Zbogar Acting Director Planning Policy and Growth

Management D Waters Manager of Land Use Policy G Bailey Development Planner M Gervais Development Planner

Corporate Services Department R Zuech Deputy City Solicitor E Evans Deputy City Clerk S Pacheco Legislative Coordinator

A special meeting of the Planning Design and Development Committee was held on January 14 2013 in the Council Chambers 4th Floor 2 Wellington Street West Brampton Ontario commencing at 700 pm Notices of this meeting were sent to property owners within 900 metres of the subject lands and by public notification in the Brampton Guardian in accordance with the Planning Act and City Council procedures

No members of the public were in attendance for this application

C05W01007 Recommendation Report 17

EMS

APPENDIX 7

RESULTS OF APPLICATION CIRCULATION File Number C05W01007

The following comments have been received from circulated internal departments

Parks and Facilitv Planning Planning Policy and Growth Management Planning Design and Development City of Brampton

bull The intersection of Steeles Avenue West and Mississauga Road is a major Citywide Gateway location A community entry feature is required to be installed at the intersection of Mississauga Road and Steeles Avenue West

bull A Vegetation Assessment may be required at the site plan stage bull A detailed Design Brief will be required for the subject application bull Parkland Dedication requirements for this application shall be satisfied as a

condition of Building Permit Issuance Final calculations will be undertaken prior to Building Permit release

Building Division Planning Design and Development Department City of Brampton

bull The Phase II Environmental Site Assessment (ESA) dated November 28 2012 prepared by Terraprobe has been reviewed

bull A copy of the Phase I ESA conducted for the site and a copy of the acknowledgement of the filing of a record of site condition with the Ministry of the Environment will be required

bull The Table 3 non-potable site condition standards have been proposed for use among the requirements for use of this table is a notification to the municipality of the intent to use Table 3 Please provide the required notice

Comments from circulated external agencies are attached

C05W01007 Recommendation Report 18

amprV

Flower City GROWTH MANAGEMENT PROGRAM

Development Proposal Comments bramptonca

File No C05W01007 Date March 042013 Plan of

SubdivisionCondominium

GAGNON amp LAW URBAN PLANNERS LIMITED - ORNSTOCKApplicant DEVELOPMENTS LIMITED

Development Planner Sulatycki Lindsay - 905-874-3485

Location 2042 Steeles Ave West

SPA 40 Bram West

Application to Amend the Zoning By-Law To permit Proposal development of an office complex in accordance with OP

desiqnation

Status Public meeting

Key Infrastructure provided by the Proposal

Notes These comments are based on the best information available to Growth Management staff at the time they were prepared

Items shown in bold require action andor follow up with Growth Management staff

Other City Departments andor external agencies should be contacted as appropriate regarding potential issues related to the provision of infrastructure

Roads

The subject site has frontage on Mississauga Road and Steeles Avenue West both of which are major arterial roads under the jurisdiction of the Region of Peel According to the Regions 2013-2031 Road Program Funding map Steeles Avenue east of Mississauga Road (to Chinguacousy Road) is to be widened from 4 to 6 lanes in 2018 Steeles Avenue west of Mississauga Road (to Winston Churchill Boulevard) is to be widened from 4 to 6 lanes in 2021 Mississauga Road north of Financial Drive (to Queen Street West) is to be widened from 4 to 6 lanes in 2021

Action Required NO

Transit

Steeles Avenue West is served by Brampton Transit route 5151A (Steeles West) which operates at 15 minutes headways during peak periods Route 5151A terminates at the Shoppers World Terminal - which provides connections to Zum Bus Rapid Transit routes 502 (Zum Main) and 511 (Zum Steeles) and to Brampton Transit routes 34 811 5253 and 54 shyand at the Lisgar GO Station (on GO Transits Milton rail line) Zum Bus Rapid Transit service on the Steeles Avenue West corridor is scheduled to start in 2015 Brampton Transits 2013shy

KrW

is to be compatible and complementary to the built form and character proposed for the east side of Mississauga Road within Sub-Area 40-1

Uses proposed through this application appropriately reflect the policies of the Office Centre and Specialty Office and Service Commercial designations that apply to the subject property Office Centre uses are proposed through Phase 1 of the development which will be located close to the intersection of Steeles Avenue West and Mississauga Road Permissions for limited commercial uses will apply to subsequent development phases which will be located on the northerly portions of the site subject to the Specialty Office and Service Commercial designation

Block Plan

The subject lands are located within the Sub Area 40-3 Block Plan The Block Plan was approved in October 2011 The proposed development conforms to the Service Commercial and Specialty Office and Service Commercial designations of the Block Plan

Zoning

The subject lands are zoned Agricultural (A) according to Zoning By-law 270-2004 as amended The Agricultural zone does not permit the proposed uses This application proposes an amendment to the Zoning By-law to change the zoning designation for the subject lands to an appropriate office commercial zone

This report recommends zoning permissions and regulations for the proposed office commercial development consistent with the requirements of the Official Plan land use and urban design requirements

Land Use

The proposed office and ancillary commercial land uses conform to the designations of both the Official Plan and Secondary Plan The office centre uses are ideal for this intersection of two primary intensification corridors at a gateway into the City The proposal will bring an estimated 1600 jobs consisting of a mix of office research and development service and ancillary commercial jobs to Brampton The proposed land uses are appropriate for the subject lands and will be compatible with the existing and planned land uses on adjacent lands

Urban Design

The proposed development will be made of high quality materials (aluminum panels black granite glazing etc) and has a superior landscaping design (10 metres along Steeles Avenue and Missisauga Road) The proposed development will provide appropriate massing at this important intersection and will contribute to the image of Brampton The proposed development is attractive and appropriate

C05W01007 Recommendation Report 14

Vl-io

This report recommends that an Urban Design Brief be approved to the satisfaction of the Commissioner of Planning Design and Development prior to the issuance of site plan approval The Urban Design Brief will ensure that elements such as site planning and built form streetscapes edges and open space are consistent with the vision and civic design objectives of the City

The Secondary Plan and Block Plan designate the intersection of Mississauga Road and Steeles Avenue West as a Primary Gateway Gateways are prominent sites located at important entrances into the City Due to the location of this site at a gateway the proposed development will be required to have high quality architectural materials and substantial landscaping treatments Further minimum height requirements will ensure buildings are prominent along the streetscape A community entry feature will also be required at the corner of this site to enhance the community image and identity

The building will be setback a minimum distance of 15 metres from Mississauga Road and Steeles Avenue West This setback distance is acceptable due to the multi-storey design of the buildings and the requirement for extensive plantinglandscaping As seen in Figure 5 - Architectural Rendering of Phase 1 Development the building(s) will be highly visible and prominent Landscaping treatment will also be required within surface parking lots in the form of landscaped islands landscaped medians and landscaped pedestrian pathways A significant amount of vehicle parking spaces are also to be provided as underground parking to help maximize the amount of building massing and landscaping that can be provided on the site

Figure 6 Architectural Rendering of Phase 1 Development

C05W01007 Recommendation Report 15

pound2^21

TransportationTraffic

A Traffic Impact Study (TIS) prepared by MMM Group has been submitted in support of the application The TIS is currently being reviewed by the City and Region of Peel This report recommends that the TIS is to be approved to the satisfaction of the City and the Region of Peel prior to site plan approval

The Region of Peel has advised that one full moves access to Mississauga Road opposite Olivia Marie Road is approved in principle In addition to the full moves access a right-inright-out access approximately 200 metres (650 feet) north of Steeles Avenue West is proposed along Mississauga Road

Servicing

A Functional Servicing Report (FSR) prepared by RJ Burnside and Associates Limited has been submitted in support of this application The FSR is currently being reviewed by the City and Region of Peel This report recommends that the FSR is to be approved to the satisfaction of the City and Region of Peel prior to site plan approval

The Region of Peel has confirmed there is an existing 300mm diameter water main located on Mississauga Road and an existing 650mm diameter sanitary sewer located on Mississauga Road

The storm water management (SWM) pond that is planned to be constructed on the westerly abutting lands in association with the draft approved Ornstock Development Limited plan of subdivision (Files C05W01006 and 21T-10016B) will serve the proposed development The pond requires approval from the Ministry of Natural Resources (MNR) because of issues relating to fish habitat In the event that the pond is not constructed prior to building permit issuance for the office building interim storm water management measures may be required Any interim storm water management measures will be approved by the Citys Development Engineering Division of the Planning Design and Development Department

Emergency Services

The subject site is served by fire station 212 (8220 Mississauga Road) This fire station is located approximately 06 kilometres from the subject site There are adequate emergency services for this site

Transit

The subject site is currently serviced by Brampton Transit specifically by route 5151A along Steeles West which operates at 15 minute intervals during peak periods Zum Bus Rapid Transit service along the Steeles Avenue West corridor is scheduled to start in 2015 Brampton Transits 2013-2017 Service Strategy shows Mississauga Road south of Queen Street West as a Future Planned Primary Corridor

C05W01007 Recommendation Report 16

WrCL

APPENDIX6

PUBLIC MEETING ATTENDANCE RECORD

File Number C05W01007

January 14 2013

Members Present Regional Councillor P Palleschi - Wards 2 and 6 (Chair) Regional Councillor E Moore - Wards 1 and 5 Regional Councillor J Sanderson - Wards 3 and 4 City Councillor G Gibson - Wards 1 and 5 City Councillor J Hutton - Wards 2 and 6 City Councillor B Callahan - Wards 3 and 4

Members Absent City Councillor V Dhillon - Wards 9 and 10 (Vice-Chair) (other municipal business)

Regional Councillor G Miles - Wards 7 and 8 (other municipal business)

Regional Councillor J Sprovieri - Wards 9 and 10 (other municipal business)

Regional Councillor S Hames - Wards 7 and 8 (vacation)

Staff Present Planning Design and Development Department D Kraszewski Acting Commissioner P Snape Acting Director Planning and Land Development

Services

M Won Director Engineering and Development Services H Zbogar Acting Director Planning Policy and Growth

Management D Waters Manager of Land Use Policy G Bailey Development Planner M Gervais Development Planner

Corporate Services Department R Zuech Deputy City Solicitor E Evans Deputy City Clerk S Pacheco Legislative Coordinator

A special meeting of the Planning Design and Development Committee was held on January 14 2013 in the Council Chambers 4th Floor 2 Wellington Street West Brampton Ontario commencing at 700 pm Notices of this meeting were sent to property owners within 900 metres of the subject lands and by public notification in the Brampton Guardian in accordance with the Planning Act and City Council procedures

No members of the public were in attendance for this application

C05W01007 Recommendation Report 17

EMS

APPENDIX 7

RESULTS OF APPLICATION CIRCULATION File Number C05W01007

The following comments have been received from circulated internal departments

Parks and Facilitv Planning Planning Policy and Growth Management Planning Design and Development City of Brampton

bull The intersection of Steeles Avenue West and Mississauga Road is a major Citywide Gateway location A community entry feature is required to be installed at the intersection of Mississauga Road and Steeles Avenue West

bull A Vegetation Assessment may be required at the site plan stage bull A detailed Design Brief will be required for the subject application bull Parkland Dedication requirements for this application shall be satisfied as a

condition of Building Permit Issuance Final calculations will be undertaken prior to Building Permit release

Building Division Planning Design and Development Department City of Brampton

bull The Phase II Environmental Site Assessment (ESA) dated November 28 2012 prepared by Terraprobe has been reviewed

bull A copy of the Phase I ESA conducted for the site and a copy of the acknowledgement of the filing of a record of site condition with the Ministry of the Environment will be required

bull The Table 3 non-potable site condition standards have been proposed for use among the requirements for use of this table is a notification to the municipality of the intent to use Table 3 Please provide the required notice

Comments from circulated external agencies are attached

C05W01007 Recommendation Report 18

amprV

Flower City GROWTH MANAGEMENT PROGRAM

Development Proposal Comments bramptonca

File No C05W01007 Date March 042013 Plan of

SubdivisionCondominium

GAGNON amp LAW URBAN PLANNERS LIMITED - ORNSTOCKApplicant DEVELOPMENTS LIMITED

Development Planner Sulatycki Lindsay - 905-874-3485

Location 2042 Steeles Ave West

SPA 40 Bram West

Application to Amend the Zoning By-Law To permit Proposal development of an office complex in accordance with OP

desiqnation

Status Public meeting

Key Infrastructure provided by the Proposal

Notes These comments are based on the best information available to Growth Management staff at the time they were prepared

Items shown in bold require action andor follow up with Growth Management staff

Other City Departments andor external agencies should be contacted as appropriate regarding potential issues related to the provision of infrastructure

Roads

The subject site has frontage on Mississauga Road and Steeles Avenue West both of which are major arterial roads under the jurisdiction of the Region of Peel According to the Regions 2013-2031 Road Program Funding map Steeles Avenue east of Mississauga Road (to Chinguacousy Road) is to be widened from 4 to 6 lanes in 2018 Steeles Avenue west of Mississauga Road (to Winston Churchill Boulevard) is to be widened from 4 to 6 lanes in 2021 Mississauga Road north of Financial Drive (to Queen Street West) is to be widened from 4 to 6 lanes in 2021

Action Required NO

Transit

Steeles Avenue West is served by Brampton Transit route 5151A (Steeles West) which operates at 15 minutes headways during peak periods Route 5151A terminates at the Shoppers World Terminal - which provides connections to Zum Bus Rapid Transit routes 502 (Zum Main) and 511 (Zum Steeles) and to Brampton Transit routes 34 811 5253 and 54 shyand at the Lisgar GO Station (on GO Transits Milton rail line) Zum Bus Rapid Transit service on the Steeles Avenue West corridor is scheduled to start in 2015 Brampton Transits 2013shy

Vl-io

This report recommends that an Urban Design Brief be approved to the satisfaction of the Commissioner of Planning Design and Development prior to the issuance of site plan approval The Urban Design Brief will ensure that elements such as site planning and built form streetscapes edges and open space are consistent with the vision and civic design objectives of the City

The Secondary Plan and Block Plan designate the intersection of Mississauga Road and Steeles Avenue West as a Primary Gateway Gateways are prominent sites located at important entrances into the City Due to the location of this site at a gateway the proposed development will be required to have high quality architectural materials and substantial landscaping treatments Further minimum height requirements will ensure buildings are prominent along the streetscape A community entry feature will also be required at the corner of this site to enhance the community image and identity

The building will be setback a minimum distance of 15 metres from Mississauga Road and Steeles Avenue West This setback distance is acceptable due to the multi-storey design of the buildings and the requirement for extensive plantinglandscaping As seen in Figure 5 - Architectural Rendering of Phase 1 Development the building(s) will be highly visible and prominent Landscaping treatment will also be required within surface parking lots in the form of landscaped islands landscaped medians and landscaped pedestrian pathways A significant amount of vehicle parking spaces are also to be provided as underground parking to help maximize the amount of building massing and landscaping that can be provided on the site

Figure 6 Architectural Rendering of Phase 1 Development

C05W01007 Recommendation Report 15

pound2^21

TransportationTraffic

A Traffic Impact Study (TIS) prepared by MMM Group has been submitted in support of the application The TIS is currently being reviewed by the City and Region of Peel This report recommends that the TIS is to be approved to the satisfaction of the City and the Region of Peel prior to site plan approval

The Region of Peel has advised that one full moves access to Mississauga Road opposite Olivia Marie Road is approved in principle In addition to the full moves access a right-inright-out access approximately 200 metres (650 feet) north of Steeles Avenue West is proposed along Mississauga Road

Servicing

A Functional Servicing Report (FSR) prepared by RJ Burnside and Associates Limited has been submitted in support of this application The FSR is currently being reviewed by the City and Region of Peel This report recommends that the FSR is to be approved to the satisfaction of the City and Region of Peel prior to site plan approval

The Region of Peel has confirmed there is an existing 300mm diameter water main located on Mississauga Road and an existing 650mm diameter sanitary sewer located on Mississauga Road

The storm water management (SWM) pond that is planned to be constructed on the westerly abutting lands in association with the draft approved Ornstock Development Limited plan of subdivision (Files C05W01006 and 21T-10016B) will serve the proposed development The pond requires approval from the Ministry of Natural Resources (MNR) because of issues relating to fish habitat In the event that the pond is not constructed prior to building permit issuance for the office building interim storm water management measures may be required Any interim storm water management measures will be approved by the Citys Development Engineering Division of the Planning Design and Development Department

Emergency Services

The subject site is served by fire station 212 (8220 Mississauga Road) This fire station is located approximately 06 kilometres from the subject site There are adequate emergency services for this site

Transit

The subject site is currently serviced by Brampton Transit specifically by route 5151A along Steeles West which operates at 15 minute intervals during peak periods Zum Bus Rapid Transit service along the Steeles Avenue West corridor is scheduled to start in 2015 Brampton Transits 2013-2017 Service Strategy shows Mississauga Road south of Queen Street West as a Future Planned Primary Corridor

C05W01007 Recommendation Report 16

WrCL

APPENDIX6

PUBLIC MEETING ATTENDANCE RECORD

File Number C05W01007

January 14 2013

Members Present Regional Councillor P Palleschi - Wards 2 and 6 (Chair) Regional Councillor E Moore - Wards 1 and 5 Regional Councillor J Sanderson - Wards 3 and 4 City Councillor G Gibson - Wards 1 and 5 City Councillor J Hutton - Wards 2 and 6 City Councillor B Callahan - Wards 3 and 4

Members Absent City Councillor V Dhillon - Wards 9 and 10 (Vice-Chair) (other municipal business)

Regional Councillor G Miles - Wards 7 and 8 (other municipal business)

Regional Councillor J Sprovieri - Wards 9 and 10 (other municipal business)

Regional Councillor S Hames - Wards 7 and 8 (vacation)

Staff Present Planning Design and Development Department D Kraszewski Acting Commissioner P Snape Acting Director Planning and Land Development

Services

M Won Director Engineering and Development Services H Zbogar Acting Director Planning Policy and Growth

Management D Waters Manager of Land Use Policy G Bailey Development Planner M Gervais Development Planner

Corporate Services Department R Zuech Deputy City Solicitor E Evans Deputy City Clerk S Pacheco Legislative Coordinator

A special meeting of the Planning Design and Development Committee was held on January 14 2013 in the Council Chambers 4th Floor 2 Wellington Street West Brampton Ontario commencing at 700 pm Notices of this meeting were sent to property owners within 900 metres of the subject lands and by public notification in the Brampton Guardian in accordance with the Planning Act and City Council procedures

No members of the public were in attendance for this application

C05W01007 Recommendation Report 17

EMS

APPENDIX 7

RESULTS OF APPLICATION CIRCULATION File Number C05W01007

The following comments have been received from circulated internal departments

Parks and Facilitv Planning Planning Policy and Growth Management Planning Design and Development City of Brampton

bull The intersection of Steeles Avenue West and Mississauga Road is a major Citywide Gateway location A community entry feature is required to be installed at the intersection of Mississauga Road and Steeles Avenue West

bull A Vegetation Assessment may be required at the site plan stage bull A detailed Design Brief will be required for the subject application bull Parkland Dedication requirements for this application shall be satisfied as a

condition of Building Permit Issuance Final calculations will be undertaken prior to Building Permit release

Building Division Planning Design and Development Department City of Brampton

bull The Phase II Environmental Site Assessment (ESA) dated November 28 2012 prepared by Terraprobe has been reviewed

bull A copy of the Phase I ESA conducted for the site and a copy of the acknowledgement of the filing of a record of site condition with the Ministry of the Environment will be required

bull The Table 3 non-potable site condition standards have been proposed for use among the requirements for use of this table is a notification to the municipality of the intent to use Table 3 Please provide the required notice

Comments from circulated external agencies are attached

C05W01007 Recommendation Report 18

amprV

Flower City GROWTH MANAGEMENT PROGRAM

Development Proposal Comments bramptonca

File No C05W01007 Date March 042013 Plan of

SubdivisionCondominium

GAGNON amp LAW URBAN PLANNERS LIMITED - ORNSTOCKApplicant DEVELOPMENTS LIMITED

Development Planner Sulatycki Lindsay - 905-874-3485

Location 2042 Steeles Ave West

SPA 40 Bram West

Application to Amend the Zoning By-Law To permit Proposal development of an office complex in accordance with OP

desiqnation

Status Public meeting

Key Infrastructure provided by the Proposal

Notes These comments are based on the best information available to Growth Management staff at the time they were prepared

Items shown in bold require action andor follow up with Growth Management staff

Other City Departments andor external agencies should be contacted as appropriate regarding potential issues related to the provision of infrastructure

Roads

The subject site has frontage on Mississauga Road and Steeles Avenue West both of which are major arterial roads under the jurisdiction of the Region of Peel According to the Regions 2013-2031 Road Program Funding map Steeles Avenue east of Mississauga Road (to Chinguacousy Road) is to be widened from 4 to 6 lanes in 2018 Steeles Avenue west of Mississauga Road (to Winston Churchill Boulevard) is to be widened from 4 to 6 lanes in 2021 Mississauga Road north of Financial Drive (to Queen Street West) is to be widened from 4 to 6 lanes in 2021

Action Required NO

Transit

Steeles Avenue West is served by Brampton Transit route 5151A (Steeles West) which operates at 15 minutes headways during peak periods Route 5151A terminates at the Shoppers World Terminal - which provides connections to Zum Bus Rapid Transit routes 502 (Zum Main) and 511 (Zum Steeles) and to Brampton Transit routes 34 811 5253 and 54 shyand at the Lisgar GO Station (on GO Transits Milton rail line) Zum Bus Rapid Transit service on the Steeles Avenue West corridor is scheduled to start in 2015 Brampton Transits 2013shy

pound2^21

TransportationTraffic

A Traffic Impact Study (TIS) prepared by MMM Group has been submitted in support of the application The TIS is currently being reviewed by the City and Region of Peel This report recommends that the TIS is to be approved to the satisfaction of the City and the Region of Peel prior to site plan approval

The Region of Peel has advised that one full moves access to Mississauga Road opposite Olivia Marie Road is approved in principle In addition to the full moves access a right-inright-out access approximately 200 metres (650 feet) north of Steeles Avenue West is proposed along Mississauga Road

Servicing

A Functional Servicing Report (FSR) prepared by RJ Burnside and Associates Limited has been submitted in support of this application The FSR is currently being reviewed by the City and Region of Peel This report recommends that the FSR is to be approved to the satisfaction of the City and Region of Peel prior to site plan approval

The Region of Peel has confirmed there is an existing 300mm diameter water main located on Mississauga Road and an existing 650mm diameter sanitary sewer located on Mississauga Road

The storm water management (SWM) pond that is planned to be constructed on the westerly abutting lands in association with the draft approved Ornstock Development Limited plan of subdivision (Files C05W01006 and 21T-10016B) will serve the proposed development The pond requires approval from the Ministry of Natural Resources (MNR) because of issues relating to fish habitat In the event that the pond is not constructed prior to building permit issuance for the office building interim storm water management measures may be required Any interim storm water management measures will be approved by the Citys Development Engineering Division of the Planning Design and Development Department

Emergency Services

The subject site is served by fire station 212 (8220 Mississauga Road) This fire station is located approximately 06 kilometres from the subject site There are adequate emergency services for this site

Transit

The subject site is currently serviced by Brampton Transit specifically by route 5151A along Steeles West which operates at 15 minute intervals during peak periods Zum Bus Rapid Transit service along the Steeles Avenue West corridor is scheduled to start in 2015 Brampton Transits 2013-2017 Service Strategy shows Mississauga Road south of Queen Street West as a Future Planned Primary Corridor

C05W01007 Recommendation Report 16

WrCL

APPENDIX6

PUBLIC MEETING ATTENDANCE RECORD

File Number C05W01007

January 14 2013

Members Present Regional Councillor P Palleschi - Wards 2 and 6 (Chair) Regional Councillor E Moore - Wards 1 and 5 Regional Councillor J Sanderson - Wards 3 and 4 City Councillor G Gibson - Wards 1 and 5 City Councillor J Hutton - Wards 2 and 6 City Councillor B Callahan - Wards 3 and 4

Members Absent City Councillor V Dhillon - Wards 9 and 10 (Vice-Chair) (other municipal business)

Regional Councillor G Miles - Wards 7 and 8 (other municipal business)

Regional Councillor J Sprovieri - Wards 9 and 10 (other municipal business)

Regional Councillor S Hames - Wards 7 and 8 (vacation)

Staff Present Planning Design and Development Department D Kraszewski Acting Commissioner P Snape Acting Director Planning and Land Development

Services

M Won Director Engineering and Development Services H Zbogar Acting Director Planning Policy and Growth

Management D Waters Manager of Land Use Policy G Bailey Development Planner M Gervais Development Planner

Corporate Services Department R Zuech Deputy City Solicitor E Evans Deputy City Clerk S Pacheco Legislative Coordinator

A special meeting of the Planning Design and Development Committee was held on January 14 2013 in the Council Chambers 4th Floor 2 Wellington Street West Brampton Ontario commencing at 700 pm Notices of this meeting were sent to property owners within 900 metres of the subject lands and by public notification in the Brampton Guardian in accordance with the Planning Act and City Council procedures

No members of the public were in attendance for this application

C05W01007 Recommendation Report 17

EMS

APPENDIX 7

RESULTS OF APPLICATION CIRCULATION File Number C05W01007

The following comments have been received from circulated internal departments

Parks and Facilitv Planning Planning Policy and Growth Management Planning Design and Development City of Brampton

bull The intersection of Steeles Avenue West and Mississauga Road is a major Citywide Gateway location A community entry feature is required to be installed at the intersection of Mississauga Road and Steeles Avenue West

bull A Vegetation Assessment may be required at the site plan stage bull A detailed Design Brief will be required for the subject application bull Parkland Dedication requirements for this application shall be satisfied as a

condition of Building Permit Issuance Final calculations will be undertaken prior to Building Permit release

Building Division Planning Design and Development Department City of Brampton

bull The Phase II Environmental Site Assessment (ESA) dated November 28 2012 prepared by Terraprobe has been reviewed

bull A copy of the Phase I ESA conducted for the site and a copy of the acknowledgement of the filing of a record of site condition with the Ministry of the Environment will be required

bull The Table 3 non-potable site condition standards have been proposed for use among the requirements for use of this table is a notification to the municipality of the intent to use Table 3 Please provide the required notice

Comments from circulated external agencies are attached

C05W01007 Recommendation Report 18

amprV

Flower City GROWTH MANAGEMENT PROGRAM

Development Proposal Comments bramptonca

File No C05W01007 Date March 042013 Plan of

SubdivisionCondominium

GAGNON amp LAW URBAN PLANNERS LIMITED - ORNSTOCKApplicant DEVELOPMENTS LIMITED

Development Planner Sulatycki Lindsay - 905-874-3485

Location 2042 Steeles Ave West

SPA 40 Bram West

Application to Amend the Zoning By-Law To permit Proposal development of an office complex in accordance with OP

desiqnation

Status Public meeting

Key Infrastructure provided by the Proposal

Notes These comments are based on the best information available to Growth Management staff at the time they were prepared

Items shown in bold require action andor follow up with Growth Management staff

Other City Departments andor external agencies should be contacted as appropriate regarding potential issues related to the provision of infrastructure

Roads

The subject site has frontage on Mississauga Road and Steeles Avenue West both of which are major arterial roads under the jurisdiction of the Region of Peel According to the Regions 2013-2031 Road Program Funding map Steeles Avenue east of Mississauga Road (to Chinguacousy Road) is to be widened from 4 to 6 lanes in 2018 Steeles Avenue west of Mississauga Road (to Winston Churchill Boulevard) is to be widened from 4 to 6 lanes in 2021 Mississauga Road north of Financial Drive (to Queen Street West) is to be widened from 4 to 6 lanes in 2021

Action Required NO

Transit

Steeles Avenue West is served by Brampton Transit route 5151A (Steeles West) which operates at 15 minutes headways during peak periods Route 5151A terminates at the Shoppers World Terminal - which provides connections to Zum Bus Rapid Transit routes 502 (Zum Main) and 511 (Zum Steeles) and to Brampton Transit routes 34 811 5253 and 54 shyand at the Lisgar GO Station (on GO Transits Milton rail line) Zum Bus Rapid Transit service on the Steeles Avenue West corridor is scheduled to start in 2015 Brampton Transits 2013shy

WrCL

APPENDIX6

PUBLIC MEETING ATTENDANCE RECORD

File Number C05W01007

January 14 2013

Members Present Regional Councillor P Palleschi - Wards 2 and 6 (Chair) Regional Councillor E Moore - Wards 1 and 5 Regional Councillor J Sanderson - Wards 3 and 4 City Councillor G Gibson - Wards 1 and 5 City Councillor J Hutton - Wards 2 and 6 City Councillor B Callahan - Wards 3 and 4

Members Absent City Councillor V Dhillon - Wards 9 and 10 (Vice-Chair) (other municipal business)

Regional Councillor G Miles - Wards 7 and 8 (other municipal business)

Regional Councillor J Sprovieri - Wards 9 and 10 (other municipal business)

Regional Councillor S Hames - Wards 7 and 8 (vacation)

Staff Present Planning Design and Development Department D Kraszewski Acting Commissioner P Snape Acting Director Planning and Land Development

Services

M Won Director Engineering and Development Services H Zbogar Acting Director Planning Policy and Growth

Management D Waters Manager of Land Use Policy G Bailey Development Planner M Gervais Development Planner

Corporate Services Department R Zuech Deputy City Solicitor E Evans Deputy City Clerk S Pacheco Legislative Coordinator

A special meeting of the Planning Design and Development Committee was held on January 14 2013 in the Council Chambers 4th Floor 2 Wellington Street West Brampton Ontario commencing at 700 pm Notices of this meeting were sent to property owners within 900 metres of the subject lands and by public notification in the Brampton Guardian in accordance with the Planning Act and City Council procedures

No members of the public were in attendance for this application

C05W01007 Recommendation Report 17

EMS

APPENDIX 7

RESULTS OF APPLICATION CIRCULATION File Number C05W01007

The following comments have been received from circulated internal departments

Parks and Facilitv Planning Planning Policy and Growth Management Planning Design and Development City of Brampton

bull The intersection of Steeles Avenue West and Mississauga Road is a major Citywide Gateway location A community entry feature is required to be installed at the intersection of Mississauga Road and Steeles Avenue West

bull A Vegetation Assessment may be required at the site plan stage bull A detailed Design Brief will be required for the subject application bull Parkland Dedication requirements for this application shall be satisfied as a

condition of Building Permit Issuance Final calculations will be undertaken prior to Building Permit release

Building Division Planning Design and Development Department City of Brampton

bull The Phase II Environmental Site Assessment (ESA) dated November 28 2012 prepared by Terraprobe has been reviewed

bull A copy of the Phase I ESA conducted for the site and a copy of the acknowledgement of the filing of a record of site condition with the Ministry of the Environment will be required

bull The Table 3 non-potable site condition standards have been proposed for use among the requirements for use of this table is a notification to the municipality of the intent to use Table 3 Please provide the required notice

Comments from circulated external agencies are attached

C05W01007 Recommendation Report 18

amprV

Flower City GROWTH MANAGEMENT PROGRAM

Development Proposal Comments bramptonca

File No C05W01007 Date March 042013 Plan of

SubdivisionCondominium

GAGNON amp LAW URBAN PLANNERS LIMITED - ORNSTOCKApplicant DEVELOPMENTS LIMITED

Development Planner Sulatycki Lindsay - 905-874-3485

Location 2042 Steeles Ave West

SPA 40 Bram West

Application to Amend the Zoning By-Law To permit Proposal development of an office complex in accordance with OP

desiqnation

Status Public meeting

Key Infrastructure provided by the Proposal

Notes These comments are based on the best information available to Growth Management staff at the time they were prepared

Items shown in bold require action andor follow up with Growth Management staff

Other City Departments andor external agencies should be contacted as appropriate regarding potential issues related to the provision of infrastructure

Roads

The subject site has frontage on Mississauga Road and Steeles Avenue West both of which are major arterial roads under the jurisdiction of the Region of Peel According to the Regions 2013-2031 Road Program Funding map Steeles Avenue east of Mississauga Road (to Chinguacousy Road) is to be widened from 4 to 6 lanes in 2018 Steeles Avenue west of Mississauga Road (to Winston Churchill Boulevard) is to be widened from 4 to 6 lanes in 2021 Mississauga Road north of Financial Drive (to Queen Street West) is to be widened from 4 to 6 lanes in 2021

Action Required NO

Transit

Steeles Avenue West is served by Brampton Transit route 5151A (Steeles West) which operates at 15 minutes headways during peak periods Route 5151A terminates at the Shoppers World Terminal - which provides connections to Zum Bus Rapid Transit routes 502 (Zum Main) and 511 (Zum Steeles) and to Brampton Transit routes 34 811 5253 and 54 shyand at the Lisgar GO Station (on GO Transits Milton rail line) Zum Bus Rapid Transit service on the Steeles Avenue West corridor is scheduled to start in 2015 Brampton Transits 2013shy

EMS

APPENDIX 7

RESULTS OF APPLICATION CIRCULATION File Number C05W01007

The following comments have been received from circulated internal departments

Parks and Facilitv Planning Planning Policy and Growth Management Planning Design and Development City of Brampton

bull The intersection of Steeles Avenue West and Mississauga Road is a major Citywide Gateway location A community entry feature is required to be installed at the intersection of Mississauga Road and Steeles Avenue West

bull A Vegetation Assessment may be required at the site plan stage bull A detailed Design Brief will be required for the subject application bull Parkland Dedication requirements for this application shall be satisfied as a

condition of Building Permit Issuance Final calculations will be undertaken prior to Building Permit release

Building Division Planning Design and Development Department City of Brampton

bull The Phase II Environmental Site Assessment (ESA) dated November 28 2012 prepared by Terraprobe has been reviewed

bull A copy of the Phase I ESA conducted for the site and a copy of the acknowledgement of the filing of a record of site condition with the Ministry of the Environment will be required

bull The Table 3 non-potable site condition standards have been proposed for use among the requirements for use of this table is a notification to the municipality of the intent to use Table 3 Please provide the required notice

Comments from circulated external agencies are attached

C05W01007 Recommendation Report 18

amprV

Flower City GROWTH MANAGEMENT PROGRAM

Development Proposal Comments bramptonca

File No C05W01007 Date March 042013 Plan of

SubdivisionCondominium

GAGNON amp LAW URBAN PLANNERS LIMITED - ORNSTOCKApplicant DEVELOPMENTS LIMITED

Development Planner Sulatycki Lindsay - 905-874-3485

Location 2042 Steeles Ave West

SPA 40 Bram West

Application to Amend the Zoning By-Law To permit Proposal development of an office complex in accordance with OP

desiqnation

Status Public meeting

Key Infrastructure provided by the Proposal

Notes These comments are based on the best information available to Growth Management staff at the time they were prepared

Items shown in bold require action andor follow up with Growth Management staff

Other City Departments andor external agencies should be contacted as appropriate regarding potential issues related to the provision of infrastructure

Roads

The subject site has frontage on Mississauga Road and Steeles Avenue West both of which are major arterial roads under the jurisdiction of the Region of Peel According to the Regions 2013-2031 Road Program Funding map Steeles Avenue east of Mississauga Road (to Chinguacousy Road) is to be widened from 4 to 6 lanes in 2018 Steeles Avenue west of Mississauga Road (to Winston Churchill Boulevard) is to be widened from 4 to 6 lanes in 2021 Mississauga Road north of Financial Drive (to Queen Street West) is to be widened from 4 to 6 lanes in 2021

Action Required NO

Transit

Steeles Avenue West is served by Brampton Transit route 5151A (Steeles West) which operates at 15 minutes headways during peak periods Route 5151A terminates at the Shoppers World Terminal - which provides connections to Zum Bus Rapid Transit routes 502 (Zum Main) and 511 (Zum Steeles) and to Brampton Transit routes 34 811 5253 and 54 shyand at the Lisgar GO Station (on GO Transits Milton rail line) Zum Bus Rapid Transit service on the Steeles Avenue West corridor is scheduled to start in 2015 Brampton Transits 2013shy

amprV

Flower City GROWTH MANAGEMENT PROGRAM

Development Proposal Comments bramptonca

File No C05W01007 Date March 042013 Plan of

SubdivisionCondominium

GAGNON amp LAW URBAN PLANNERS LIMITED - ORNSTOCKApplicant DEVELOPMENTS LIMITED

Development Planner Sulatycki Lindsay - 905-874-3485

Location 2042 Steeles Ave West

SPA 40 Bram West

Application to Amend the Zoning By-Law To permit Proposal development of an office complex in accordance with OP

desiqnation

Status Public meeting

Key Infrastructure provided by the Proposal

Notes These comments are based on the best information available to Growth Management staff at the time they were prepared

Items shown in bold require action andor follow up with Growth Management staff

Other City Departments andor external agencies should be contacted as appropriate regarding potential issues related to the provision of infrastructure

Roads

The subject site has frontage on Mississauga Road and Steeles Avenue West both of which are major arterial roads under the jurisdiction of the Region of Peel According to the Regions 2013-2031 Road Program Funding map Steeles Avenue east of Mississauga Road (to Chinguacousy Road) is to be widened from 4 to 6 lanes in 2018 Steeles Avenue west of Mississauga Road (to Winston Churchill Boulevard) is to be widened from 4 to 6 lanes in 2021 Mississauga Road north of Financial Drive (to Queen Street West) is to be widened from 4 to 6 lanes in 2021

Action Required NO

Transit

Steeles Avenue West is served by Brampton Transit route 5151A (Steeles West) which operates at 15 minutes headways during peak periods Route 5151A terminates at the Shoppers World Terminal - which provides connections to Zum Bus Rapid Transit routes 502 (Zum Main) and 511 (Zum Steeles) and to Brampton Transit routes 34 811 5253 and 54 shyand at the Lisgar GO Station (on GO Transits Milton rail line) Zum Bus Rapid Transit service on the Steeles Avenue West corridor is scheduled to start in 2015 Brampton Transits 2013shy

El-27

2017 Service Strategy shows Mississauga Road south of Queen Street West as a Future Planned Primary Corridor

Action Required NO

Schools

School capacity will not be affected by this officeancillary commercial application

Action Required NO

Emergency Services

The subject site is served by fire station 212 (8220 Mississauga Road) This fire station is located approximately 06 kilometres from the subject site

Action Required NO

Development Allocation Status

Development allocation does not apply to this officeancillary commercial application

Action Required NO

Cost Sharing Agreements

The subject site is located within the Bram West 40-3 Cost Sharing Agreement (CSA) area Confirmation is required from the CSAs appointed trustee that the landowners have signed onto the CSA prior to approval of the proposed Official Plan Amendment

Action Required YES

Growth Plan Compliance

In June 2010 Brampton City Council adopted an amendment to the 2006 Official Plan to conform to the Provincial Growth Plan for the Greater Golden Horseshoe (Growth Plan Official Plan Amendment OPA 2006-43) In November 2012 Brampton City Council adopted OPA 2006-074 (Additional Growth Plan Official Plan Amendment) an amendment to supplement OPA 43 to achieve Growth Plan conformity The amendments are currently under appeal at the Ontario Municipal Board

The subject site is on land designated Office on Schedule A of the Citys Official Plan and is located within The Mississauga Road Corridor Office Centre in the Bram West Secondary Plan Area The proposed uses for the subject site align well with the uses that The Mississauga Road Corridor Office Centre has been planned to attract (per Policy 4241 of the Citys Official Plan) which include Office and research and development uses and Limited accessory retail and service commercial uses that provide support to the adjacent employment areas

The proposed land uses also align well with the designation for the southern part of the subject site (Office Centre) in the Bram West Secondary Plan and with the requirements set out for Special Policy Area 7 in the Secondary Plan (Please see the Zoning By-law Amendment section below for additional comments on the land use designations for the subject site)

VlH

The Land Use Planning Justification Report correctly identifies the Growth Plans target of 50 persons and jobs combined per hectare (ppjha) in designated greenfield areas This is however a Regional target The City of Brampton has been assigned a target of 51 ppjha for its designated greenfield area Within the City each new Secondary Plan and Block Plan Area will have its own population employment and resultant density targets (The densities for some areas will need to exceed 51 ppjha to compensate for those areas that will have lower densities) The target for the Block Plan Area in which the subject site is located per the Bram West Secondary Plan Chapter 40(d) is 55 ppjnet hectare

I note that the 55 ppjnet hectare figure for Block Plan Area 40-3 was refined through the approved Riverview Heights Growth Management Staging and Sequencing Strategy This Block Plan Area is now expected to achieve a density of 52 ppjnet ha I further note that the Strategy states that the subject site will accommodate 1370 jobs the proposed 1600 jobs which is consistent with the number of jobs envisioned for the area in the Bram West Secondary Plan aligns reasonably well this revised figure The additional jobs will also serve as a reserve against possible decreases in persons or jobs elsewhere in the Block Plan Area This application will in my opinion positively contribute to the achievement of the target density for Block Plan Area 40-3 and to the Citys achievement of the target density for its designated greenfield areas Note Growth Management staff does not calculate density on a site-by-site basis as was done in the Land Use Planning Justification Report

The subject site is located within a Major Transit Station Area and along two Primary Intensification Corridors (Steeles Avenue West and Mississauga Road) as depicted on Schedule 1 in the Citys Additional Growth Plan Official Plan Amendment (OPA 74) Bramptons City Structure is the fundamental basis for building a compact and transit supportive city where growth will be concentrated within intensification areas (Urban Growth Centre Intensification Corridors Mobility Hubs and Major Transit Station Areas)

Major Transit Station Areas are centres planned to accommodate a concentration of higher density residential andor commercial institutional or employment development around an existing or future higher order transit station They will be planned to accommodate an appropriate mix of uses that support the roles of the area as a transit station area and have a built form that is pedestrian friendly and easily accessible by all modes of travel These centres have City-wide significance as part of the Citys transit network The Major Transit Station Area in Bram West will be developed and reinforced as the Citys major office centre outside of the Central Area where the highest densities of office development are planned Policy 3231 in the Citys Growth Plan Official Plan Amendment states that development within a Major Transit Station Area shall generally be designed to achieve a floor space index of 15 within buildings 3shy10 storeys in height

Intensification Corridors are one of the Citys key intensification areas planned to accommodate significant growth through higher residential and employment densities supporting higher order transit service Located mainly along major arterial roads intensification corridors provide linkages across the City connecting mobility hubs major transit station areas and the Central Area including the Urban Growth Centre Primary Intensification Corridors are those which are primarily identified as higher order transit corridors linking major destinations within and beyond the City Policy 3252 in the Citys Growth Plan Official Plan Amendment states that development within Primary Intensification Corridors shall be designed to achieve a floor space index of 15 within buildings 2-10 storeys in height

B2-23shy

I note that the developments proposed building heights (5 storeys) conforms to Policies 3231 and 3252 of the Citys Growth Plan Official Plan Amendment but that the proposed floor space index (069) does not Overall it is my opinion that the proposed development is of a suitable scale and density for the intensification areas in which it is located and that it conforms to the City Structure

I further note that Policy 3231 in the Citys Growth Plan Official Plan Amendment states that Major Transit Stations Areas will be planned to have a built form that is pedestrian friendly and easily accessible by all modes of travel Moving the proposed buildings closer to the streets would support improved accessibility pedestrian friendliness and connectivity with transit

Action Required YES

Zoning By-law Amendment

As noted in the Land Use Planning Justification Report a Zoning By-law Amendment is required to permit the development of the site as shown on the proposed Concept Site Plan Master Plan The subject site as depicted on Schedule SP 40(a) to Bram West Secondary Plan Chapter 40(d) is split into two land use designations Office Centre (roughly the southern half of the site) and Specialty Office and Service Commercial (roughly the northern half of the site) Permitted uses in Office Centre include offices uses research and development facilities ancillary light manufacturing uses conferenceconvention centres and within which may permit limited accessory retail and business support services Permitted uses in Specialty Office and Service Commercial include offices restaurants retail and service commercial uses which provide support to the Bram West employment lands to the south and the surrounding residential area to the east and west

The list of permitted uses in the draft Zoning By-law Amendment is more in line with the permissions for Specialty Office and Service Commercial than for Office Centre I understand that the subject site will be developed as a Master Plan (ie one large site) and see the sense in having one set of land use permissions for the entire site Given that the subject site is located within The Mississauga Road Corridor Office Centre and given the uses that this Office Centre is planned to attract (per Policy 4241 in the Citys Official Plan) I see merit in restricting the list of permitted uses in the draft Zoning By-law Amendment to those permitted in the Office Centre designation rather than those permitted in the Specialty Office and Service Commercial designation

As noted above moving the proposed buildings closer to the streets would support improved accessibility pedestrian friendliness and connectivity with transit Any such change would need to be reflected in the draft Zoning By-law Amendment (eg Maximum Front Yard Depth Maximum Landscaped Open Space)

The Minimum Building Heights should reflect Policies 3231 and 3252 of the Citys adopted Growth Plan Official Plan Amendment (OPA 43)

Action Required YES

Scl-ViHydro One Brampton Networks Inc 175 Sandalwood Pkwy Wosl Brampton Onlario L7A 1E8 Tol (905) 452 5502 wNvwHydroOnaBramploncom

hydrcN^7 one

Brampton

February-04-13

City of Brampton 2 Wellington Street West Brampton Ontario L6Y 4R2 Atfn Bryan Cooper

Re Application for Site Plan Approval Office Development Complex NW Comer of Steeles and Hurontario St

Your File C05W01007

Dear Bryan

We are in receipt of your request for comments regarding the above project We respond as follows

A Please include as a condition of approval the following

bull Applicant shall grant all necessary easements as may be required

B Iftheir application is approved please advise the applicant to contact Hydro One Brampton regarding permanent electrical supply to the site

C We note a large number of underground parking is proposed Applicant should be advised that we will not place large transformers above underground structures without Structural Engineering Certification

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

Yours Truly

A

James McGill CTech

Technical Senices Supervisor Hydro One Brampton Networks Inc CC A Mastrofrancesco - Hydro One Brampton

RWiiliams - Hydro One Brampton

VlH

The Land Use Planning Justification Report correctly identifies the Growth Plans target of 50 persons and jobs combined per hectare (ppjha) in designated greenfield areas This is however a Regional target The City of Brampton has been assigned a target of 51 ppjha for its designated greenfield area Within the City each new Secondary Plan and Block Plan Area will have its own population employment and resultant density targets (The densities for some areas will need to exceed 51 ppjha to compensate for those areas that will have lower densities) The target for the Block Plan Area in which the subject site is located per the Bram West Secondary Plan Chapter 40(d) is 55 ppjnet hectare

I note that the 55 ppjnet hectare figure for Block Plan Area 40-3 was refined through the approved Riverview Heights Growth Management Staging and Sequencing Strategy This Block Plan Area is now expected to achieve a density of 52 ppjnet ha I further note that the Strategy states that the subject site will accommodate 1370 jobs the proposed 1600 jobs which is consistent with the number of jobs envisioned for the area in the Bram West Secondary Plan aligns reasonably well this revised figure The additional jobs will also serve as a reserve against possible decreases in persons or jobs elsewhere in the Block Plan Area This application will in my opinion positively contribute to the achievement of the target density for Block Plan Area 40-3 and to the Citys achievement of the target density for its designated greenfield areas Note Growth Management staff does not calculate density on a site-by-site basis as was done in the Land Use Planning Justification Report

The subject site is located within a Major Transit Station Area and along two Primary Intensification Corridors (Steeles Avenue West and Mississauga Road) as depicted on Schedule 1 in the Citys Additional Growth Plan Official Plan Amendment (OPA 74) Bramptons City Structure is the fundamental basis for building a compact and transit supportive city where growth will be concentrated within intensification areas (Urban Growth Centre Intensification Corridors Mobility Hubs and Major Transit Station Areas)

Major Transit Station Areas are centres planned to accommodate a concentration of higher density residential andor commercial institutional or employment development around an existing or future higher order transit station They will be planned to accommodate an appropriate mix of uses that support the roles of the area as a transit station area and have a built form that is pedestrian friendly and easily accessible by all modes of travel These centres have City-wide significance as part of the Citys transit network The Major Transit Station Area in Bram West will be developed and reinforced as the Citys major office centre outside of the Central Area where the highest densities of office development are planned Policy 3231 in the Citys Growth Plan Official Plan Amendment states that development within a Major Transit Station Area shall generally be designed to achieve a floor space index of 15 within buildings 3shy10 storeys in height

Intensification Corridors are one of the Citys key intensification areas planned to accommodate significant growth through higher residential and employment densities supporting higher order transit service Located mainly along major arterial roads intensification corridors provide linkages across the City connecting mobility hubs major transit station areas and the Central Area including the Urban Growth Centre Primary Intensification Corridors are those which are primarily identified as higher order transit corridors linking major destinations within and beyond the City Policy 3252 in the Citys Growth Plan Official Plan Amendment states that development within Primary Intensification Corridors shall be designed to achieve a floor space index of 15 within buildings 2-10 storeys in height

B2-23shy

I note that the developments proposed building heights (5 storeys) conforms to Policies 3231 and 3252 of the Citys Growth Plan Official Plan Amendment but that the proposed floor space index (069) does not Overall it is my opinion that the proposed development is of a suitable scale and density for the intensification areas in which it is located and that it conforms to the City Structure

I further note that Policy 3231 in the Citys Growth Plan Official Plan Amendment states that Major Transit Stations Areas will be planned to have a built form that is pedestrian friendly and easily accessible by all modes of travel Moving the proposed buildings closer to the streets would support improved accessibility pedestrian friendliness and connectivity with transit

Action Required YES

Zoning By-law Amendment

As noted in the Land Use Planning Justification Report a Zoning By-law Amendment is required to permit the development of the site as shown on the proposed Concept Site Plan Master Plan The subject site as depicted on Schedule SP 40(a) to Bram West Secondary Plan Chapter 40(d) is split into two land use designations Office Centre (roughly the southern half of the site) and Specialty Office and Service Commercial (roughly the northern half of the site) Permitted uses in Office Centre include offices uses research and development facilities ancillary light manufacturing uses conferenceconvention centres and within which may permit limited accessory retail and business support services Permitted uses in Specialty Office and Service Commercial include offices restaurants retail and service commercial uses which provide support to the Bram West employment lands to the south and the surrounding residential area to the east and west

The list of permitted uses in the draft Zoning By-law Amendment is more in line with the permissions for Specialty Office and Service Commercial than for Office Centre I understand that the subject site will be developed as a Master Plan (ie one large site) and see the sense in having one set of land use permissions for the entire site Given that the subject site is located within The Mississauga Road Corridor Office Centre and given the uses that this Office Centre is planned to attract (per Policy 4241 in the Citys Official Plan) I see merit in restricting the list of permitted uses in the draft Zoning By-law Amendment to those permitted in the Office Centre designation rather than those permitted in the Specialty Office and Service Commercial designation

As noted above moving the proposed buildings closer to the streets would support improved accessibility pedestrian friendliness and connectivity with transit Any such change would need to be reflected in the draft Zoning By-law Amendment (eg Maximum Front Yard Depth Maximum Landscaped Open Space)

The Minimum Building Heights should reflect Policies 3231 and 3252 of the Citys adopted Growth Plan Official Plan Amendment (OPA 43)

Action Required YES

Scl-ViHydro One Brampton Networks Inc 175 Sandalwood Pkwy Wosl Brampton Onlario L7A 1E8 Tol (905) 452 5502 wNvwHydroOnaBramploncom

hydrcN^7 one

Brampton

February-04-13

City of Brampton 2 Wellington Street West Brampton Ontario L6Y 4R2 Atfn Bryan Cooper

Re Application for Site Plan Approval Office Development Complex NW Comer of Steeles and Hurontario St

Your File C05W01007

Dear Bryan

We are in receipt of your request for comments regarding the above project We respond as follows

A Please include as a condition of approval the following

bull Applicant shall grant all necessary easements as may be required

B Iftheir application is approved please advise the applicant to contact Hydro One Brampton regarding permanent electrical supply to the site

C We note a large number of underground parking is proposed Applicant should be advised that we will not place large transformers above underground structures without Structural Engineering Certification

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

Yours Truly

A

James McGill CTech

Technical Senices Supervisor Hydro One Brampton Networks Inc CC A Mastrofrancesco - Hydro One Brampton

RWiiliams - Hydro One Brampton

B2-23shy

I note that the developments proposed building heights (5 storeys) conforms to Policies 3231 and 3252 of the Citys Growth Plan Official Plan Amendment but that the proposed floor space index (069) does not Overall it is my opinion that the proposed development is of a suitable scale and density for the intensification areas in which it is located and that it conforms to the City Structure

I further note that Policy 3231 in the Citys Growth Plan Official Plan Amendment states that Major Transit Stations Areas will be planned to have a built form that is pedestrian friendly and easily accessible by all modes of travel Moving the proposed buildings closer to the streets would support improved accessibility pedestrian friendliness and connectivity with transit

Action Required YES

Zoning By-law Amendment

As noted in the Land Use Planning Justification Report a Zoning By-law Amendment is required to permit the development of the site as shown on the proposed Concept Site Plan Master Plan The subject site as depicted on Schedule SP 40(a) to Bram West Secondary Plan Chapter 40(d) is split into two land use designations Office Centre (roughly the southern half of the site) and Specialty Office and Service Commercial (roughly the northern half of the site) Permitted uses in Office Centre include offices uses research and development facilities ancillary light manufacturing uses conferenceconvention centres and within which may permit limited accessory retail and business support services Permitted uses in Specialty Office and Service Commercial include offices restaurants retail and service commercial uses which provide support to the Bram West employment lands to the south and the surrounding residential area to the east and west

The list of permitted uses in the draft Zoning By-law Amendment is more in line with the permissions for Specialty Office and Service Commercial than for Office Centre I understand that the subject site will be developed as a Master Plan (ie one large site) and see the sense in having one set of land use permissions for the entire site Given that the subject site is located within The Mississauga Road Corridor Office Centre and given the uses that this Office Centre is planned to attract (per Policy 4241 in the Citys Official Plan) I see merit in restricting the list of permitted uses in the draft Zoning By-law Amendment to those permitted in the Office Centre designation rather than those permitted in the Specialty Office and Service Commercial designation

As noted above moving the proposed buildings closer to the streets would support improved accessibility pedestrian friendliness and connectivity with transit Any such change would need to be reflected in the draft Zoning By-law Amendment (eg Maximum Front Yard Depth Maximum Landscaped Open Space)

The Minimum Building Heights should reflect Policies 3231 and 3252 of the Citys adopted Growth Plan Official Plan Amendment (OPA 43)

Action Required YES

Scl-ViHydro One Brampton Networks Inc 175 Sandalwood Pkwy Wosl Brampton Onlario L7A 1E8 Tol (905) 452 5502 wNvwHydroOnaBramploncom

hydrcN^7 one

Brampton

February-04-13

City of Brampton 2 Wellington Street West Brampton Ontario L6Y 4R2 Atfn Bryan Cooper

Re Application for Site Plan Approval Office Development Complex NW Comer of Steeles and Hurontario St

Your File C05W01007

Dear Bryan

We are in receipt of your request for comments regarding the above project We respond as follows

A Please include as a condition of approval the following

bull Applicant shall grant all necessary easements as may be required

B Iftheir application is approved please advise the applicant to contact Hydro One Brampton regarding permanent electrical supply to the site

C We note a large number of underground parking is proposed Applicant should be advised that we will not place large transformers above underground structures without Structural Engineering Certification

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

Yours Truly

A

James McGill CTech

Technical Senices Supervisor Hydro One Brampton Networks Inc CC A Mastrofrancesco - Hydro One Brampton

RWiiliams - Hydro One Brampton

Scl-ViHydro One Brampton Networks Inc 175 Sandalwood Pkwy Wosl Brampton Onlario L7A 1E8 Tol (905) 452 5502 wNvwHydroOnaBramploncom

hydrcN^7 one

Brampton

February-04-13

City of Brampton 2 Wellington Street West Brampton Ontario L6Y 4R2 Atfn Bryan Cooper

Re Application for Site Plan Approval Office Development Complex NW Comer of Steeles and Hurontario St

Your File C05W01007

Dear Bryan

We are in receipt of your request for comments regarding the above project We respond as follows

A Please include as a condition of approval the following

bull Applicant shall grant all necessary easements as may be required

B Iftheir application is approved please advise the applicant to contact Hydro One Brampton regarding permanent electrical supply to the site

C We note a large number of underground parking is proposed Applicant should be advised that we will not place large transformers above underground structures without Structural Engineering Certification

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

Yours Truly

A

James McGill CTech

Technical Senices Supervisor Hydro One Brampton Networks Inc CC A Mastrofrancesco - Hydro One Brampton

RWiiliams - Hydro One Brampton

EH3

Bell Development amp Municipal Services Control Centre Floor 5 100 Borough Drive Scarborough Ontario

M1P 4W2

Tel 416-296-6291 Toil-Free 1-300-743-6234

Fax 416-296-0520

February 11 2013

City Of Brampton Planning Department 2 Wellington Street West Brampton Ontario L6Y 4R2

Attention Bryan Cooper

Dear SirMadam

RE Zoning Amendment 2043 Steeles Ave W

File No C05W01007

Bell File Mo 48628

Thank you for your letter of February 21 2013 concerning the above application

A detailed review of the Zoning Amendment has been completed

We have no conditionsobjections to the above application as submitted

If there are any conflicts with existing Bell Canada facilities or easements the OwnerDeveloper shall be responsible for re-arrangements or relocations

Should you have any questions please contact Rosita Giles at 416-296shy6599

Yours truly

Lina Raffoul

Manager - Development amp Municipal Services OM

City ofBramptonPLANNING DESIGN ampDEVELOPMENT

DATE FEB 2 1 2013 f^cd

He No Lq5ia)0oo1

ev-ygt

March 1 2013 eily of Iirampton

PLANNING DE3K3N i DPVglQPMSNT

THE CITY OF BRAMPTON

PLANNING DESIGN AND DEVELOPMENT DATE MAR 0 i 2013 Ro^ 2 WELLINGTON ST W

BRAMPTON ON L6Y4R2 Pis No Co^WQ Qamp1

Attention Mr Paul Snape A Director of Planning amp Land Development Services

Dear Sir

Re APPLICATION TO AMEND THE ZONING BY-LAW

ORNSTOCK DEVELOPMENTS LIMITED

CITY OF BRAMPTON FILE C05W01007

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 commercial development

In order to provide mail service to the three 5 storey office buildings within this proposed plan Canada Post requires that the ownerdeveloper make satisfactory arrangements to supply install and maintain a central mail facility (mailroom lock box assembly) for each of the 5 office buildings

Should there be any concerns pertaining to our mail delivery policy requirements please contact the undersigned at (905) 206-1247 x 027

Sincerely

Kevin OBrien

Officer Delivery Planning Metro Toronto Region

Copy Mr Brian Cooper Development Planner City of Brampton Mr Richard Domes Gagnon amp Law Urban Planners

DELIVERY PLANNING Ml I KG TORONIO REGION 200 - 5210 BRAUCO BLVD MISSISSAUGA ON UW 107

I EL (905) 206-1247 X 2027 I AX(905) 206-0627 EMAIL kcvinobriencanadaposl ca

M41 VieRegion ofPeel is the proud recipient of theNational Quality Institute Order ofP Region ofPeel Excellence Quality the National Quality Institute Canada Award ofExcellence Gold Award

fOXkiWl ft)l (Oil Healthy Workplace and a2008 IPACDeloitte Public Sector Leadership Gold Award

March 14 2013

Ms Lindsay Sulatycki Planning Design and Development Department City of Brampton 2 Wellington Street West Brampton ON L6Y 4R2

RE Omstock Developments Limited City of Brampton City File C05W01007 Region File RZ-12-5W17B

Dear Ms Sulatycki

Regional staff has reviewed the above noted application and provide the following comments

Regional Roads - Mississauga Road and Steeles Avenue bull Please be advised that the Region will permit in principle one full moves access to

Mississauga Road opposite Olivia Marie Road to facilitate the development

bull Please be advised that the intersection of Mississauga Road and Olivia Marie Road is anticipated to be warranted for traffic control signals in the year 2016 and 25 of the cost for installing the future traffic control signals shall be borne by the property owner

bull At the subsequent Site Plan Approval stage a letter of credit in the amount of $3750000 will be required for installation of the future traffic control signals The future traffic control signals will only be installed when warranted or otherwise directed by Regional Council In addition the property owner shall be responsible for 25 of the annual maintenance cost of the future traffic control signals which amounts to $157500 per annum to be paid in ten years or a consolidated amount of $1575000 can also be paid

bull Please be advised that the design of the west leg at the full moves access to Mississauga Road shall reflect proper lane alignment and balance

bull Please be advised that the southbound right turn lane for the full moves access to Mississauga Road opposite Olivia Marie Road will be added to the Regions capital project for construction and administration The property owner is responsible for the actual cost of work along with the engineering and administration fee and relocation of hydro poles The Region will undertake construction work when required in future

bull At the subsequent Site Plan Approval stage the property owner shall submit a Traffic Impact Study in support of the proposed right in right out accesses to Mississauga Road The proposed accesses must meet the spacing requirements as identified in the Region of Peels Controlled Access By-law 59-77 as amended A terms of reference must be submitted for the Regions review prior to study commencement The access approval and any other requirements will bedetermined at the time ofsite plan application stage

Public Works

10 Peel CentreDr Suite A Brampton ON L6T 4B9 Tel 905-791 -7800 wwwpeelregionca

ev-ygt

March 1 2013 eily of Iirampton

PLANNING DE3K3N i DPVglQPMSNT

THE CITY OF BRAMPTON

PLANNING DESIGN AND DEVELOPMENT DATE MAR 0 i 2013 Ro^ 2 WELLINGTON ST W

BRAMPTON ON L6Y4R2 Pis No Co^WQ Qamp1

Attention Mr Paul Snape A Director of Planning amp Land Development Services

Dear Sir

Re APPLICATION TO AMEND THE ZONING BY-LAW

ORNSTOCK DEVELOPMENTS LIMITED

CITY OF BRAMPTON FILE C05W01007

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 commercial development

In order to provide mail service to the three 5 storey office buildings within this proposed plan Canada Post requires that the ownerdeveloper make satisfactory arrangements to supply install and maintain a central mail facility (mailroom lock box assembly) for each of the 5 office buildings

Should there be any concerns pertaining to our mail delivery policy requirements please contact the undersigned at (905) 206-1247 x 027

Sincerely

Kevin OBrien

Officer Delivery Planning Metro Toronto Region

Copy Mr Brian Cooper Development Planner City of Brampton Mr Richard Domes Gagnon amp Law Urban Planners

DELIVERY PLANNING Ml I KG TORONIO REGION 200 - 5210 BRAUCO BLVD MISSISSAUGA ON UW 107

I EL (905) 206-1247 X 2027 I AX(905) 206-0627 EMAIL kcvinobriencanadaposl ca

M41 VieRegion ofPeel is the proud recipient of theNational Quality Institute Order ofP Region ofPeel Excellence Quality the National Quality Institute Canada Award ofExcellence Gold Award

fOXkiWl ft)l (Oil Healthy Workplace and a2008 IPACDeloitte Public Sector Leadership Gold Award

March 14 2013

Ms Lindsay Sulatycki Planning Design and Development Department City of Brampton 2 Wellington Street West Brampton ON L6Y 4R2

RE Omstock Developments Limited City of Brampton City File C05W01007 Region File RZ-12-5W17B

Dear Ms Sulatycki

Regional staff has reviewed the above noted application and provide the following comments

Regional Roads - Mississauga Road and Steeles Avenue bull Please be advised that the Region will permit in principle one full moves access to

Mississauga Road opposite Olivia Marie Road to facilitate the development

bull Please be advised that the intersection of Mississauga Road and Olivia Marie Road is anticipated to be warranted for traffic control signals in the year 2016 and 25 of the cost for installing the future traffic control signals shall be borne by the property owner

bull At the subsequent Site Plan Approval stage a letter of credit in the amount of $3750000 will be required for installation of the future traffic control signals The future traffic control signals will only be installed when warranted or otherwise directed by Regional Council In addition the property owner shall be responsible for 25 of the annual maintenance cost of the future traffic control signals which amounts to $157500 per annum to be paid in ten years or a consolidated amount of $1575000 can also be paid

bull Please be advised that the design of the west leg at the full moves access to Mississauga Road shall reflect proper lane alignment and balance

bull Please be advised that the southbound right turn lane for the full moves access to Mississauga Road opposite Olivia Marie Road will be added to the Regions capital project for construction and administration The property owner is responsible for the actual cost of work along with the engineering and administration fee and relocation of hydro poles The Region will undertake construction work when required in future

bull At the subsequent Site Plan Approval stage the property owner shall submit a Traffic Impact Study in support of the proposed right in right out accesses to Mississauga Road The proposed accesses must meet the spacing requirements as identified in the Region of Peels Controlled Access By-law 59-77 as amended A terms of reference must be submitted for the Regions review prior to study commencement The access approval and any other requirements will bedetermined at the time ofsite plan application stage

Public Works

10 Peel CentreDr Suite A Brampton ON L6T 4B9 Tel 905-791 -7800 wwwpeelregionca

M41 VieRegion ofPeel is the proud recipient of theNational Quality Institute Order ofP Region ofPeel Excellence Quality the National Quality Institute Canada Award ofExcellence Gold Award

fOXkiWl ft)l (Oil Healthy Workplace and a2008 IPACDeloitte Public Sector Leadership Gold Award

March 14 2013

Ms Lindsay Sulatycki Planning Design and Development Department City of Brampton 2 Wellington Street West Brampton ON L6Y 4R2

RE Omstock Developments Limited City of Brampton City File C05W01007 Region File RZ-12-5W17B

Dear Ms Sulatycki

Regional staff has reviewed the above noted application and provide the following comments

Regional Roads - Mississauga Road and Steeles Avenue bull Please be advised that the Region will permit in principle one full moves access to

Mississauga Road opposite Olivia Marie Road to facilitate the development

bull Please be advised that the intersection of Mississauga Road and Olivia Marie Road is anticipated to be warranted for traffic control signals in the year 2016 and 25 of the cost for installing the future traffic control signals shall be borne by the property owner

bull At the subsequent Site Plan Approval stage a letter of credit in the amount of $3750000 will be required for installation of the future traffic control signals The future traffic control signals will only be installed when warranted or otherwise directed by Regional Council In addition the property owner shall be responsible for 25 of the annual maintenance cost of the future traffic control signals which amounts to $157500 per annum to be paid in ten years or a consolidated amount of $1575000 can also be paid

bull Please be advised that the design of the west leg at the full moves access to Mississauga Road shall reflect proper lane alignment and balance

bull Please be advised that the southbound right turn lane for the full moves access to Mississauga Road opposite Olivia Marie Road will be added to the Regions capital project for construction and administration The property owner is responsible for the actual cost of work along with the engineering and administration fee and relocation of hydro poles The Region will undertake construction work when required in future

bull At the subsequent Site Plan Approval stage the property owner shall submit a Traffic Impact Study in support of the proposed right in right out accesses to Mississauga Road The proposed accesses must meet the spacing requirements as identified in the Region of Peels Controlled Access By-law 59-77 as amended A terms of reference must be submitted for the Regions review prior to study commencement The access approval and any other requirements will bedetermined at the time ofsite plan application stage

Public Works

10 Peel CentreDr Suite A Brampton ON L6T 4B9 Tel 905-791 -7800 wwwpeelregionca

ea-pound2shy

bull Please be advised that all costs associated with the design and construction of road and access works including the relocation of hydro poles will be 100 paid by the property owner

bull The property owner agrees that landscaping signs fences gateway features or any other encroachments are not be permitted within the Regions easements andor right-of-way limits unless appropriate landscaping drawings have been submitted to the Region for review and approval Upon consideration if approved an encroachment agreement and Regional Council approval will be required and Regional Council approval will also be required for encroachments within the right-of-way limits All costs and fees associated therewith shall be the responsibility of the property owner

Municipal Water and Sanitary Sewer Services bull An existing 300mm diameter water main is located Mississauga Road bull An existing 650mm diameter sanitary sewer is located Mississauga Road bull At a subsequent site plan approval stage 4 sets of site servicing drawings are required

for review by Development Services (all connections must conform to Regional standards and specifications and design criteria) Please include the 1st Submission Application fee of $150 as per fee by-law 7-2011 (Certified Cheque bank draft or money order accepted)

Waste Management

bull The subject land is not within the vicinity of a landfill On-site waste collection will be required through a private waste hauler

If you have any questions or concerns please contact me at your earliest convenience at 905-791-7800 ext 4710 or by email at christinamarzotapeelreoionca

Yours truly

CtiUAjO Christina Marzo Planner Development Services Public Works

Public Works

10Peel Centre Dr Suite ABrampton ON L6T 4B9 Tel 905-791 -7800 wwwpeelregionca