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pj-1 ReportBRAMPTON Planning, Design andbrampton.ca FlOWef City
Development Committee
Committee of the Council of
The Corporation of the City of Brampton
Date: August 20, 2013
Files: C09E10.009 PLANNING, DESIGN &DEVELOPMENT
COMMITTEE
DATE: S^fr^lb^ ^f 20f^> Subject: RECOMMENDATION REPORT ~*
Application to Amend the Official Plan and Zoning By-Law 1439468
ONTARIO INCORPORATED - GAGNON & LAW URBAN
PLANNERS LIMITED
(To permit a retail/commercial and office development) 0 and
9976 The Gore Road
Southwest corner of Castlemore Road and The Gore Road
Part of Lot 10, Concession 9, N.D. Ward: 10
Contact: Allan Parsons, MCIP, RPP, Manager, Planning, Design and
Development Department 905-874-2063
Overview:
This report recommends approval of an application to amend the
Official Plan and Zoning By-law to permit the development of a
retail/commercial and office development.
The subject lands are designated "Unique Communities" and
"Estate Residential" in the Official Plan and "Estate Residential"
in the Secondary Plan. Local serving commercial uses are permitted
under the general residential policies of the Official Plan and
Secondary Plan. Notwithstanding these permissions a "technical"
amendment is proposed to the Official Plan and Secondary Plan to
redesignate the site "Neighbourhood Retail".
The proposed development will complement the prevailing
residential community and be compatible with adjacent land uses.
The location of the site is appropriate for retail/commercial and
office uses given the location at the southwest corner of The Gore
Road and Castlemore Road.
Subject to the recommendations outlined herein, the proposed
development is appropriate and compatible with the prevailing
community and planned development of the area and represents good
planning.
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Recommendations:
THAT the report from Allan Parsons, Manager and Gavin Bailey,
Development Planner, Planning, Design and Development Department,
dated August 20,2013 to the Planning, Design and Development
Committee Meeting of September 9, 2013 RE: Application to Amend the
Official Plan and Zoning By-Law, GAGNON & LAW URBAN PLANNERS
LIMITED - 1439468 ONTARIO INCORPORATED, to permit a
retail/commercial and office development, Bram East (area 41).,
Ward: 10, File: C09E10.009 be received; and,
THAT the application be approved in principle and staff be
directed to prepare the appropriate amendment to the Official Plan
and Zoning By-law; and,
THAT the Official Plan be amended by adding a "Neighbourhood
Retail" designation for the subject site to "Schedule A2 - Retail
Structure"; and,
4. THAT the Bram East Secondary Plan (Area 41) be amended to
change the land use designation of the subject site from "Estate
Residential" to "Neighbourhood Retail"; and,
THAT the Zoning By-law be amended by changing the zoning
designation on the subject lands from "Open Space" and "Residential
Hamlet One" to "Commercial One - Special Section", generally in
accordance with the following:
a) Permitted Uses:
a retail establishment having no outside storage; a grocery
store; a service shop;
v. a personal service shop; v. a bank, trust company or finance
company; vi. an office; vii. a dry cleaning and laundry
distribution station; viii. a laundromat; ix. a dining room
restaurant, a convenience restaurant and a take-out
restaurant; and, x. an animal hospital.
b) Restrictions and Requirements:
i. for the purposes of the by-law, Castlemore Road will be
considered the front lot line at a minimum lot width of 17
metres;
ii. a minimum front yard depth 6.0 metres; iii. a minimum
interior side yard width of 0 metres; iv. a minimum exterior side
yard width of 1.5 metres; v. a minimum rear yard depth of 35
metres;
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vi. a minimum setback of 1.5 metres from the established
daylight triangle;
vii. a maximum building height of two storeys; viii. a drive
through facility will not be permitted.
6. THAT prior to the adoption of the Official Plan and Zoning
By-law Amendment and enactment of the Zoning By-law Amendment, the
applicant shall enter into an agreement with the City, which shall
include the following:
a) prior to the issuance of a building permit, site plan
approval shall be obtained, which shall included the submission of
a site development plan, landscaping, grading and storm drainage
plan, elevation and cross section drawings, fire protection plan,
and engineering and servicing plans;
b) the Owner/Developer shall pay all applicable Regional, City
and Educational development charges in accordance with respective
development charges by-law;
c) a Restoration/Naturalization Plan for the portion of the
lands within the 10 metre setback limits of the adjacent valley
lands shall be completed to the satisfaction of the Commissioner of
the Planning, Design and Development Department in consultation
with the Toronto and Region Conservation Authority;
d) arrangements shall be made for the relocation of the monument
known as the "Castlemore Cairn" from the Castlemore Road
right-of-way onto the subject property and for it to be
incorporated into the design of the site;
e) prior to the issuance of site plan approval a Geotechnical
Report that confirms the bank stability, construction guidelines
and the proposed SWM strategies is to be approved to the
satisfaction of the Commissioner of the Planning, Design and
Development Department, and that the owner be required to implement
the requirements of the study/report;
f) prior to the issuance of site plan approval, the applicant
agrees to make arrangements for the installation of a heritage
interpretive plaque to be erected on the site that addresses the
historic value of the Castlemore General Store to the satisfaction
of the Commissioner of the Planning, Design and Development
Department;
g) prior to the issuance of site plan approval, revisions to the
Functional Servicing Report dated July 2013, prepared by Urbantech
shall be completed to the satisfaction of the Commissioner of the
Planning, Design and Development Department, and that the owner be
required to implement the requirements of the study/report;
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h) prior to the issuance of site plan approval, revisions to the
Traffic ImpactStudy dated July 2013, prepared by Cole Engineering
shall be completed to the satisfaction of the Commissioner of the
Planning, Design and Development Department, in consultation with
the Region of Peel, and that the owner be required to implement the
requirements of the study/report;
i) prior to final site plan approval, the two properties
comprising the subjectlands be merged to the satisfaction of the
Commissioner of the Planning, Design and Development
Department;
j) prior to final site plan approval, an Urban Design Brief
shall be approved to the satisfaction of the Commissioner of the
Planning, Design and Development Department and due to the
prominent location of the site at the corner of Castlemore Road and
The Gore Road shall include the following principle:
i. the use of upscale building materials including stone and
masonry and vision glass;
ii. superior architectural design; iii. upscale landscape and
hardscape treatment including the use of
decorative fencing and masonry columns to offset reduced
landscape widths that are applied.
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.
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BACKGROUND
Origin
This application was submitted to the Planning, Design and
Development Department on August 28, 2012 by Gagnon and Law Urban
Planners Ltd. on behalf of 1439468 Ontario Inc.
Date of Public Meeting
A statutory public meeting for this application was held
November 5, 2012. There were three members of the public who spoke
at the meeting. Please refer to Appendix '6' for a summary of the
public meeting.
Details of the Proposal
This application proposes to amend the Official Plan and Zoning
By-law to permit a two storey retail/commercial and office building
(Please see Map 1: Concept Site Plan).
Specific details of the proposal are as follows:
• Ground floor retail/commercial component consists of 533
square metres (5,737 sq. ft.) of retail space.
• Second floor component consists of 589 square metres (6,340
sq. ft.) of office space.
• A total gross floor area of 1,122 square metres (12,077 sq.
ft.).
• A total of 52 parking spaces are proposed.
• One full moves access is proposed to The Gore Road.
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Map 1: Concept Site Plan
Property Description and Surrounding Land Use
The land subject to this development proposal is comprised of
two separate parcels (see Map 2). The northern parcel is
undeveloped, while an existing unoccupied residential dwelling is
located on the southern parcel. This dwelling is to be demolished
to accommodate the development of the site as identified on Map 1.
This report recommends that these parcels be merged prior to final
site plan approval to facilitate the development.
The subject property also has the following characteristics:
• is located at the southwest corner of The Gore Road and
Castlemore Road (Please see Map 2: Location Map);
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• has a site area of 0.70 hectares (1.75 acres); and,
• has a frontage of 83 metres (272 metres) along The Gore Road
and a frontage of 41 metres (134 feet) along Castlemore Road.
The surrounding land uses are described as follows:
North: Castlemore Road, beyond which is the Gore Meadows
Community Centre and Library and Park site.
South: Nanaskar Thath Gurwara Religious Temple. Lands further to
the south include an existing residential dwelling, Castlemore
Public School and the Gore Bocce Club.
East: The Gore Road, beyond which are single-detached
residential dwellings and a vacant commercial site at the southeast
corner of The Gore Road
and Castlemore Road.
West: Valley land associated with the Gore Tributary of the West
Humber River, beyond which are estate residential uses.
Map 2: Location Map
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PLANNING ANALYSIS SUMMARY
This application to amend the Official Plan and Zoning By-law to
permit a retail/commercial and office development is supportable.
Through the planning process, staff has determined that the
proposed "Neighbourhood Retail" uses for the site are appropriate
to serve local retail and office uses. The location of the site, at
the intersection of two major arterial roads (The Gore Road and
Castlemore Road) is appropriate for the commercial function.
Matters related to access and final design of the site will be
addressed appropriately through the site plan approval process.
The proposed development meets the intent of the Official Plan's
"Residential" designation as the proposed development will be a
complimentary use to the prevailing residential community. The
proposed amendment to the Bram East Secondary Plan (Area 41) and
Zoning By-law to retail and office uses will result in a
development that is compatible with adjacent land uses and
appropriate for the area.
The Official Plan designates the subject land as "Unique
Communities" (Schedule 1 City Concept) and "Estate Residential"
(Schedule A - General Land Use). The Unique Communities designation
values the historic character of the site and immediate area, which
was once known as the Village of Castlemore. A Cairn (i.e. historic
monument) that addresses the historical significance of the site is
located adjacent to the site within the Castlemore Road allowance.
This report recommends that this Cairn be removed from the edge of
the site and Castlemore Road right-of-way and incorporated into the
design of the site with appropriate arrangements to be completed
prior to the enactment of the Zoning By-law.
A detailed analysis of the Official Plan Amendment and Zoning
By-law Amendment is discussed in Appendix '5' of this report.
The proposed development represents good planning.
Respectfully submitted:
£52^ aul Snape, MCIP, RPP Dan Kraszewski, MCIP, RPP
Acting Director, Land Development Senior Executive Director,
Planning, Services Design and Development
Authored by: Gavin T. Bailey, MCIP, RPP, Development Planner
III
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APPENDICES
Appendix 1 - Official Plan (Schedule "A" General Land Use
Designations) Extract
Appendix 1A - Official Plan (Schedule 1 - City Concept)
Appendix 2 - Secondary Plan Land Use Map
Appendix 3 - Existing Zoning Plan Extract
Appendix 4 - Existing Land Use Map
Appendix 5 - Detailed Planning Analysis
Appendix 6 - Public Meeting
Appendix 7 - Results of Application Circulation
Appendix 8 - Correspondence Received
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EXTRACT FROM SCHEDULE A (GENERAL LAND USE DESIGNATIONS) OF THE
CITY OF BRAMPTON OFFICIAL PLAN
I SUBJECT LAND rIISeNTIAL OPEN SPACE SPECIAL LAND USERESIDENTIAL
# POLICY AREA
APPENDIX 1M BRAMPTON OFFICIAL PLAN DESIGNATIONS - GENERAL LAND
USE bm*kuH Flower City GAGNON & LAW URBAN PLANNERS LTD.
PLANNING, DESIGN &DEVELOPMENT
1439468 Ontario Inc. 50 100
Drawn By: CJK Metros CITY FILE: C09E10.009Dale: 2012 10 03
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EXTRACT FROM SCHEDULE 1 (CITY CONCEPT) OF THE DOCUMENT KNOWN AS
THE CITY OF BRAMPTON OFFICIAL PLAN
SUBJECT LANDS OPEN SPACE
UNIQUE COMMUNITIES COMMUNITIES
fJP>l DD AMDTfiM *w* APPENDIX 1AswjS DKAIVlr IUN yq official
plan designations -city concept""To Flower City * - gagnon &law
urban planners planning, design&development 1439468 Ontario
Inc.
File: C09E10 009 APP1A Drawn By: CJK CITY CONCEPT Date: 201308
22 QITY FILE: C09E1 0.009
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SUBJECT LANDS
EXTRACT FROM SCHEDULE SP41(A) OF THE DOCUMENT KNOWN AS THE BRAM
EAST SECONDARY PLAN
OPEN SPACE:RESIDENTIAL LANDS:
Estate Residential
Low Density ,;_or Valleyland
INSTITUTIONAL:
EMPLOYMENT LANDS:
Mixed Commercial / Industrial
ES Elementary School (JK-5 or JK-8)
Secondary Plan Boundary
ROAD NETWORK :
EE3 Major Arterial
Special Policy Area 7 (Low Density Residential)
B BRAMPTON tm*ma FlowerCity
>< APPENDIX 2 SECONDARY PLAN DESIGNATIONS GAGNON & LAW
URBAN PLANNERS LTD.
WANNING. DESIGNANDDEVELOPMENT 1439468 Ontario Inc.
Date: 2012 09 05 Drawn By: CJK CITY FILE: C09E10.009
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SUBJECT LAND COMMERCIAL OPEN SPACE
ZONING BOUNDARY INSTITUTIONAL
RESIDENTIAL AGRICULTURAL
APPENDIX 3f&BRMMTON j§f ZONING DESIGNATIONShnyiMa Flower
City GAGNON & LAW URBAN PLANNERS LTD. PLANNING, DESIGN
&DEVEVELOPMENT
1439468 Ontario Inc. 50 100
3 Drawn By: CJK Metros
Date: 2312 10 03 CITY FILE: C09E10.009
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AERIAL PHOTO DATE: SPRING 2012
SUBJECT LAND COMMERCIAL AGRICULTURAL
RESIDENTIAL INSTITUTIONAL OPEN SPACE
APPENDIX 4§§ BRAMPTON v AERIAL & EXISTING LAND USE
bromplonta FlOWer Gty GAGNON & LAW URBAN PLANNERS LTD.
PLANNING,DESIGN & DEVELOPMENT
1439468 ONTARIO INC.
50 100 Drawn By: CJK
Metres Date: 2012 09 04 CITY FILE: C09E10.009
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APPENDIX '5'
DETAILED PLANNING ANALYSIS City File Number: C09E10.009
Matters of Provincial Interest:
The subject application to permit a retail/commercial and office
development on the subject site is consistent with matters of
provincial interest, i.e. the Provincial Policy Statement (2005)
and Places to Grow Plan (2006). This application supports
development and appropriate land use patterns within defined
settlement areas. The proposed development also contributes to an
appropriate mix and range of employment uses, which include
commercial and office uses, to meet long term needs of the City and
its residents.
Strategic Plan:
This application to amend the Official Plan and Zoning By-law is
consistent with the City's Strategic Plan, in particular "Managing
Growth" and supporting a "Dynamic and Prosperous Economy" goals.
This application is consistent with these goals as it respects the
following:
• optimizes development approvals while utilizing necessary
infrastructure and services to serve residents and businesses today
and in the future; and,
• supports a prosperous and more diverse local economy by
encouraging and promoting a balance of retail and office
development in appropriate areas throughout the City.
Official Plan
The subject land is designated as "Estate Residential" in the
Official. The residential policies permit local serving commercial
uses, which the proposed use will satisfy. A technical amendment to
"Schedule A2 - Retail Structure" of the Official Plan is required
to reflect the proposed "Neighbourhood Retail" designation. The
lands are also designated as "Unique Communities". An amendment to
this designation is not required. Conservation of historic sites
and monuments is important the City's structure and identity as
this designation provides value to the areas historic character. A
monument known as the "Castlemore Cairn" is located adjacent to the
site. This Cairn acknowledges the site's past within the former
Castlemore Village. Detailed information regarding this Cairn is
addressed in the Urban Design Section of Appendix '5'.
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Secondary Plan
The subject lands are designated as "Estate Residential" in the
Bram East Secondary Plan 41. Retail commercial uses are permitted
within Estate Residential areas. Complementary uses to the estate
residential designation include office uses. A technical amendment
to Schedule SP41 (a) is required to reflect the proposed
"Neighbourhood Retail" designation.
Zoning
The subject lands are comprised of two separate parcels. The
southern parcel is zoned "Residential Hamlet One (RHm1)" and the
northern parcel is zoned "Open Space (OS)" by By-Law 270-2004, as
amended. The "OS" and "RHm1" zones do not permit the proposed
retail and office uses. The applicant is proposing to rezone the
lands to "Commercial One (C1) - Special Section" to allow the
proposed development. An amendment to the Zoning By-law is
required. This report recommends general zoning provisions be
applied to the site to facilitate the proposed commercial
development. Staff notes that modifications to the provisions may
be required to satisfy the environmental requirements (i.e.
setbacks to the valley edge) which will be determined through
further review and discussion with the Toronto and Region
Conservation Authority.
Land Use
The proposed neighbourhood commercial use is suitable
considering its local serving functions for the surrounding
residential neighbourhoods. Further, it is a good land use in terms
of its location at the southwest comer of Castlemore Road and The
Gore Road. A retail/commercial use on this site will benefit from
its location, at the intersection of two arterial roads, as it
provides for adequate access for automobile, transit riders and
pedestrians. The proposed development will be buffered from the
sensitive estate residential land uses by the tributary valley
lands and will not be a nuisance. The proposed commercial
development will make appropriate use of the properties
advantageous location relative to exposure, while respecting the
valley land features that abut the subject site.
Tributary of the West Humber River, Limits of Development and
Stormwater Management
The subject site is located adjacent to the Gore Tributary of
the West Humber River. Initially, the applicant proposed a slight
realignment of the tributary within the flood plain area along the
western side of the subject lands. The realignment of the creek
would provide for a larger buildable area for the site. The TRCA
would not support a realignment of the creek and any modifications
to the floodplain area (comments dated January 24,2013 attached).
The applicant has therefore removed any proposal to realign the
valley edge.
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As perTRCA and City policy, the applicant has applied an
environmental 10 metre buffer to the staked/surveyed top of bank
and drip line. This 10 metre buffercreates the limits of
development for this site. Although the applicant is proposing that
some vehicle parking encroaches into the 10 metre buffer area, the
City and TRCA will allow this subject to an extensive planting and
naturalization plan. The Restoration/Naturalization Plan will be
required prior to the issuance of site plan approval.
Stormwater impacts to the Gore Tributary will be minimal due to
the relatively small site of the property 0.70 hectares (1.75
acres). A revised Functional Servicing Report dated July, 2013,
prepared by Urbantech has been submitted by the applicant. TRCA
staff are currently reviewing the FSR. Any comments received from
the TRCA in connection with the FSR will be addressed through
detailed design and prior to final site plan approval. The TRCA
will require a permit for any development within valley land area
prior to construction.
City staff have reviewed the revised Functional Servicing Report
and have found the FSR to be satisfactory subject to minor
technical revisions. These technical revisions are required to be
satisfied through detailed design and prior to final site plan
approval. These revisions include:
• that a detailed geotechnical investigation be required that
confirms the bank stability, construction guidelines and the
proposed SWM strategies.
• additional detail are required regarding the design of the bio
retention facility and the design of the outlet structure that
controls post development flows to existing levels.
• revisions to illustrate a Time of Concentration of 10 minutes
to determine
peak flows.
Urban Design and Historic Preservation (Castlemore Cairn)
The subject site was once a part of the Village of Castlemore,
and was the site of the Castlemore General Store. A Cairn, which is
a stone monument (see Image 1), commemorating the Castlemore
Village is located on the northeast corner of the site. Due to a
previous road widening at the intersection of Castlemore Road and
The Gore Road and an associated land conveyance, the Cairn is now
located in The Gore Road right-of-way, in a depression and
obstructed by utility poles and guy wires. City Planning staff are
requesting that the applicant relocate and appropriately landscape
the Cairn and its surroundings. This is an appropriate opportunity
to pursue the conservation of the Cairn and provide further
interpretation of the site more generally. Furthermore, the
Ebenezer Toronto Gore Historical Foundation has made a request that
an additional heritage interpretive plaque be constructed on the
site to tell the story of the Castlemore General Store specifically
(see attached letter from the Ebenezer Toronto Gore Historical
Foundation in Appendix 7). It is prudent that the City and
applicant come to a
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reasonable agreement on an appropriate relocation strategy and
final location of the Cairn prior to the enactment of the Official
Plan and Zoning By-law amendment.
Image 1: Existing Location and Size of the Castlemore Cairn
Planning staff have determined that the proposed
retail/commercial and office use is an appropriate development for
the site. However, given the prominence of the site at the corner
of Castlemore Road and The Gore Road (two major arterial routes),
the proposed development will be highly visible (see Image 2). As
such, staff expect that a high level of architectural principles
will be implemented into the design of the site. These include, but
not limited to, upscale building materials, landscape and hardscape
treatments, and decorative columns and fencing.
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Image 2: Perspective Rendering of the Proposed Development
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Access to The Gore Road
The Gore Road is under the jurisdiction of the Region of Peel.
The applicant is proposing a full moves access to The Gore Road,
which is subject to approval by the Region of Peel. City Planning
staff support a left movement egress from the site to The Gore Road
to discourage automobile traffic from using Fitzpatrick Drive to
access Castlemore Road (see Location Map 2). The Region of Peel has
advised that they have a concern with a full movement access or any
type of left turn egress movement for the proposed development. It
is the preference of Peel Region to restrict the access to right
in/right out only. The proposed commercial land use can be
considered to be appropriate for the site even if access to the
site is limited. For this reason staff recommends that access
matters related to the proposed development be addressed at the
site plan approval stage.
Municipal Water and Sanitary Sewer Servicing:
The Region of Peel has reviewed this application and
accompanying Functional Servicing Report. The Region of Peel has
advised that water and sanitary sewer infrastructure are available
to service the proposed development. There is an existing 400mm and
600mm diameter watermain located on The Gore Road. An existing
1800mm diameter watermain is also located on The Gore Road;
however, connection to the 1800mm diameter watermain will not be
permitted. An existing 750mm diameter
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sanitary sewer is located on The Gore Road approximately 95
meters south from the property. Peel Region has advised that
external works may be required at the applicant's expense to
connect to this sanitary sewer. Peel Region has also advised
thatstormwater drainage cannot be conveyed from the site to The
Gore Road. Design matters related to water and sanitary sewer
services and stormwater management will be addressed at the site
plan stage of development and prior to the issuance of a building
permit.
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APPENDIX '6'
PUBLIC MEETING
City File Number: C09E10.009
BRAMPTON Pl DAgendadm+mmwm r-i ,-. Planning, Design and
brampton.ca rlOWGr LlTy Development Committee
Committee of the Council of The Corporation of the City of
Brampton
November 5, 2012
7:00 p.m. - Regular Meeting
Council Chambers
4,h Floor-City Hall
Members: Regional Councillor P. Palleschi - Wards 2 and 6
(Chair) City Councillor V. Dhillon - Wards 9 and 10 (Vice-Chair)
Regional Councillor E. Moore - Wards 1 and 5 Regional Councillor J.
Sanderson - Wards 3 and 4 Regional Councillor G. Miles - Wards 7
and 8 Regional Councillor S. Hames - Wards 7 and 8 Regional
Councillor J. Sprovieri - Wards 9 and 10 City Councillor G. Gibson
- Wards 1 and 5 City Councillor J Hutton - Wards 2 and 6 City
Councillor B. Callahan - Wards 3 and 4
For inquiries about this Agenda, or to make arrangements for
accessibility accommodations for persons attending (some advance
notice may be required), please contact: Chandra Urquhart,
Legislative Coordinator
Telephone (905) 874-2116. TTY (905) 874-2130
cityclerksorfice(5)bramptonca
Note: Some meeting infomiation may also be available in
alternate formats, upon request
Note: Please ensure all cell phones, personal digital assistants
(PDAs) and other electronic devices are turned off or placed on
non-audible mode during the meeting.
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A special meeting of the Planning, Design and Planning Committee
was held on November 5,2012 in the Council Chambers, 4th Floor, 2
Wellington Street West, Brampton, Ontario, commencing at 7:00pm.
Notice of this meeting was sent to the property owners within 900
metres of the subject site and in accordance with the Planning Act
and City Council procedures.
Three members of the public spoke at the public meeting.
Below is a summary of the concerns expressed at the public
meeting followed by staff's response:
Resident #1: Mr. Larry DuPuis
• Mr. DuPuis commented that the intersection of The Gore Road
and Castlemore
Road is busy and the proposed development would create
additional congestion. Mr. Dupuis also expressed his concern
regarding the impact the development would have on the Humber River
Tributary.
Staff Response
• A Traffic Impact Study (TIS) has been submitted by the
applicant and it is recommended that this study, or revised version
thereof, be approved prior to the issuance of site plan approval
and any and all required improvements to facilitate the development
be completed through the design of the site . Approval of the TIS
will be required from the Region of Peel because The Gore Road and
Castlemore Road intersection is under their jurisdiction. Peel
Region staff has identified concerns regarding left turn movements
from the proposed development due to the impact it may have on the
cueing lanes for the intersection and therefore prefers only
limited access to the site. This matter will be resolved prior to
site plan approval. Furthermore, the intersection is expected to be
widened to six lanes in 2021. This widening will help relieve
current vehicular capacity issues.
• The applicant is proposing a 10 metre setback limit from the
Humber River Tributary valley lands. The applicant has submitted a
Functional Servicing Report that details stormwater runoff from the
site into the Tributary. This report has been found to be
satisfactory by City Planning staff. City staff are also working
with the Toronto Region and Conservation Authority (TRCA) to
address all environmental impact concerns. Prior to any development
on this site, the applicant will be required to obtain all required
TRCA permits and satisfy requirements associated with a planting
restoration and enhancement plan for the adjacent valley land
area.
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Resident #2: Mr. Amarieet Sidhu
• Mr. Sidhu expressed concerns that the intersection of The Gore
Road and Castlemore Road is congested and the proposed development
will add to the congestion of the intersection. He also noted that
vehicular access to the site will be difficult with only one
proposed access location. Mr. Sidhu also expressed his concern that
the Nanaskar Thath Gurdwara Temple located adjacently south of the
subject lands will also be impacted by increased traffic.
Staff Response
• Please refer to staff's response on traffic matters as
provided to "Resident # 1".
• With regard to the Nanaskar Thath Gurdwara Temple to the
south, the applicant has approached to temple to discuss the
possibility of a mutual access between the two properties. The
applicant has been unsuccessful in obtaining an agreement or
consensus to share access to The Gore Road. Details regarding
access and transportation will need to be completed to the
satisfaction of the Region of Peel, prior to site plan
approval.
Resident #3: Mr. Ken Singh and Mr. Frank Tharakaran
• Mr. Singh expressed that the proposed development would
disadvantage the community by constant nuisances such as:
• traffic congestion • higher level of noise • parking problems
• garbage and obnoxious smells • maintenance and service
vehicles
Mr. Singh stated that properties will be devalued and homeowners
will seek tax reductions on their properties. Mr. Singh stated that
existing vacant office and retail space are readily available for
use throughout the City. He commented that approval of this
proposal may also be viewed as a precedent for other landowners who
wish to rezone their lands to maximize profits.
Staff Response
• Please refer to staff's response on traffic matters as
provided to "Resident # 1".
• Through detailed design of the site, and prior to final site
plan approval, the applicant is required to address matters related
to on-site refuse collection. Garbage collection areas will be
required to be screened and landscaped appropriately in order to
minimize offensive sites or smells to the public and neighbouring
land uses. Maintenance and service vehicles will frequent the
18 C09E10.009 Recommendation Report
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proposed development. A loading area has been incorporated into
the design of the site that minimizes impacts to the surrounding
community.
With regard to noise matters, the application will have to
conform to the Ministry of Environment noise guidelines. This site
will operate like any other small commercial sites within Brampton
that are in residential areas from a noise standpoint.
Parking associated with this development proposal will need to
satisfaction the requirements of the City's Zoning By-law. NO
parking problems are anticipated.
With regard to land use, City Planning staff has not received
any material that would suggest that the proposed development will
negatively affect property values in the prevailing community.
Although there may be some land of vacancy for retail and office in
other parts of the City, it is not a particular land use problem,
and this proposal will not be problematic with respect to quantity
of these specific uses.
19 C09E 10.009 Recommendation Report
C09E10.009 Recommendation Report
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APPENDIX 7»
RESULTS OF APPLICATION CIRCULATION
City File Number: C09E10.009
20 C09E10.009 Recommendation Report
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FI-2U. Flower City
Planning, Design & Development
brampton.ca
Date:
To:
From:
Subject:
August 15, 2013
Gavin Bailey
Maggie Liu
Functional Water, Wastewater and Stormwater Drainage Report
0 & 9976 The Gore Road
File No.: C09E10.009
Submission:
• Functional Water, Wastewater and Stormwater Drainage Report,
dated July, 2013, prepared by urbantech
• TRCA's comment letter, dated January 24, 2013 • Urbantech's
response letter, dated July 17, 2013
Comments
1. The site is located immediately adjacent to a tributary of
Humber River. TRCA has established the Regulatory floodplain for
this tributary. The City staff will like to defer to TRCA for
comments on the following:
• the hydraulic analysis that determines the Regulatory
floodplain as well as the development limit.
• cut and fill balance calculations
2. At the detailed design stage, please provide a detailed
geotechnical investigation that confirms the bank stability,
construction guidelines and the proposed SWM strategies.
3. Appendix A provides calculations for the proposed SWM
measures. The Modified Rational Method is used to determine the
required storage volumes.
• Please provide more details on the design of the bio retention
facility, such as the design of the outlet structure that controls
post development flows to existing levels.
• The City uses a Time of Concentration of 10 minutes to
determine peak flows instead of 15 minutes. Please revise Appendix
A to use the correct Time of Concentration.
Maggie Liu, MASc, P. Eng
http:brampton.ca
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RRA M PTfl N Planning, Design and DevelopmentVIVHIVII I UIM
Development Services
™p"n" Flower City
Date: Monday, February 11, 2013
To: Gavin Bailey
CC: Stephen Dykstra, Werner Kuemmling Antonietta Minichillo
From: Peter Gabor
Subject: COMMERCIAL DESIGN BRIEF GUPTA - 0 & 9976 The Gore
Road
Southwest Corner of Castlemore Road and The Gore Road
ATA Architects / Brodie & Associates
Our File: C09E10.009
COMMUINTY DESIGN COMMENTS
1st Submission
Urban Design Staff have compiled the following OSD&C, PFP,
Heritage and Urban Design comments on the above noted Commercial
Design Brief, prepared by ATA Architects / Brodie & Assoc, for
G&L Urban Planners, dated august 2012 and received by this
office January 2012.
GENERAL COMMENTS
1. Add a disclaimer at the beginning of the document stating
that:
"The text and images contained in this document are only a
conceptual representation of the intended version and character of
this deveiopment. In this regard, they should not be construed or
interpreted literally as to what willbe constructed. Although this
design brief represent City standards for various design elements
at the time of issue, final designs may vary from standards shown
in this brief as standards in technology, safety and construction
codes may have been updated over the application approval
period."
2. The majority of the document speaks to the development in the
present or past tense as if it already exists. E.g.: Section 2.1.2
"The edges of the site are extensively landscaped", which is not
yet the case.
The purpose of the commercial design brief is to establish the
design principles, criteria and guidelines that will govern the
development. To that end speak to what is intended, permitted,
required etc. E.g. "Theedges of the site shall be extensively
landscaped".
3. Add the City File # C09E10.009 to the title page.
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U11 Development Services
bra"p™ Flower City
OPEN SPACE DESIGN & CONSTRUCTION COMMENTS
Werner Kuemmling, Landscape Architect, on behalf of the Open
Space Design & Construction Section has reviewed the Commercial
Design Brief, for the above mentioned application and has the
following comments. Please contact Werner directly at (905-8742334)
with any further related inquiries.
Page 4, Section 1.3 - Location Context
1. In the last bullet, review if an additional 10 parking spaces
are required, as the building and context are crowded with this
amount of parking. See comment regarding widening the arterial road
buffers later in these comments.
Pages 8 to 15, Building Drawings
1. Provide better quality graphics and add landscape context
around the building renderings.
Page 16, Figure 12 - Site Plan
1. Consider moving the building southward to create a larger
landscape buffer along the frontages of Castlemore Road and The
Gore Road. Apply to all relevant drawings.
Page 17, Figure 13 - Landscape Site Plan and Page 27, Figure 31
- Landscape Plan
1. The image of the plan is too small to be legible. Enlarge
scale to show proper landscape articulation. Planting buffers along
the Castlemore Road and The Gore Road frontages should include
deciduous and coniferous trees, shrubs and perennials of
appropriate density. Additional masonry columns and decorative
metal fencing shall be added along the property line at the
daylight triangle in the northeast corner of the site.
2. The installation of a 1.2 meter high chain link fence along
the southern property line, adjacent to the place of worship, is
recommended.
PARKS & FACILITY PLANNING COMMENTS
Stephen Dykstra, Open Space Planner, on behalf of the Parks and
Facility Planning Section has reviewed the Urban Design Brief, for
the above mentioned application and has the following comments.
Please contact Stephen directly at (905-874-2343) with any further
PFP related inquiries.
Section 1.3 Third bullet "The site is zoned RHMI - Residential
Hamlet One"
1. Comment - the site is also partially zoned 'OS' is it
not?
Section 2.1.1 Seventh Bullet concerning garbage
2. This bullet can be removed as it has nothing to do with the
heading.
3. It can be replaced with the fact that this site is located
adjacent to a Class 1 multiuse pathway on Castlemore Road that
provide pedestrian and alternative transportation possibilities.
This site should recognize this and make adequate connections to
it.
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Development Services
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Section 2.1.2 First Bullet "The western edge of the site is a
broad natural valley..."
4. Correction - the western edge is not 'broad' but in fact very
narrow.
Figure 12-Site Plan
5. There is no indication of the top of bank or the 10m buffer,
stable slope, or other limits of development.
6. There are no labels on this plan.
7. It is lacking detail.
Figure 13 - Landscape Site Plan
8. The legend is too small.
9. The labels are difficult to read - too small of font.
10.The proposed biswale does not look feasible.
As a note: the majority of the document speaks to the
development as already existing eg Section2.1.2 "The edges of the
site are extensively landscaped". This is not true... yet. The
document should speak to their design plans as such.
HERITAGE COMMENTS
Stavroula (Stav) Kassaris, Heritage Coordinator, has reviewed
the Urban Design Brief, for the above mentioned application and has
the following comments. Please contact Stav directly at (905
874-3825) with any further related inquiries.
11 .This location was part of the village of Castlemore, and was
the site of the Castlemore General Store. A cairn commemorating
Castlemore is located on the north east comer of the subject site.
Due to the road widening, the caim is now located in a depression
and obstructed by utility poles and guide wires. Heritage staff
have requested that the applicant slightly relocate and
appropriately landscape the Caim and its surroundings. This is an
appropriate opportunity to pursue the conservation of the Cairn and
provide further interpretation of the site more generally. The
Ebenezer Toronto Gore Historical Foundation has made a request that
an additional heritage interpretive plaque be constructed on the
site to tell the story of the Castlemore General Store specifically
(see attached correspondence).
12. Page 31 (Section 4.2.5) of the CDB states that the caim will
be kept in its current location. Heritage staff maintain the
recommendation that the cairn be relocated closer to the proposed
building along the pedestrian connection in order to increase its
visibility and enjoyment by the community. To satisfy the request
of Ebenezer Toronto Gore Historical Foundation, an additional
interpretive plaque should also be incorporated into the site
between the benches where the one storey and two storey building
meet (to replace the proposed planter).
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W§M R R A M PTfl M Planning, Design and Developmentgjyig
DIXHIVir lUll Development Services brampton.ca FlOWef City
URBAN DESIGN SECTION COMMENTS
Urban Design staff has reviewed the Urban Design Brief, for the
above mentioned application and has the following comments:
1. Please number all bullet points.
2. Perspective images shall illustrate the streetscape aspect of
buildings from an eye level vantage and include some of the
surrounding site context.
3. The context plan should be relocated to part 1.0 and should
provide a detailed analysis of surrounding land-uses, opportunities
and constraints and how they influence the Landscape and
Architectural design principles developed for the site.
4. Section 1.3 Location Context - From a sustainability
perspective, parking should not exceed minimum requirements. Please
revise all plans to reflect this.
5. Section 2.1.1, 6th bullet, 2nd sentence - Remove this
sentence and state as a separate bullet as it does not relate to
the fire route.
6. Section 2.1.1, 7th bullet - Relocate this bullet to section
2.1.3 Loading and service areas, and please clarify if the garbage
room is to be enclosed within the building structure (i.e. its
massing or volume), or if the building structure is to be partially
made of garbage.
Please review the entire document text and correct any similar
poor use of language.
7. Section 2.2 Built form and Setbacks - Urban Design staff is
in agreement with OSD&C and heritage staff and suggests that
while locating the building at the corner is appropriate, some
additional space for landscaping opportunities and the appropriate
accommodation of the heritage cairn is required. The building
should be slightly repositioned to accommodate these items.
8. Revise sections 2.2.2 and 2.2.3 to provide actual
architectural design criteria and guidelines with regard to
building articulation, detailing, roof forms and entries, provision
of awnings and weather protection, fenestration etc. Bullet points
regarding the use and location of materials should be relocated to
section 2.2.4.
9. Section 2.2.7 Utilities and Mechanical Units - Clarifythat
all RTU's and other roof mounted equipment will be completely
screened from all public views, and that all utility pipes and gas
lines are to be constructed within wall assemblies. Please modify
the perspective renderings on pg.'s 10 to 13 to indicate roof wells
sufficiently deep so as to credibly screen the equipment.
10. Section 2.2.7 Utilities and Mechanical Units - Add a
guideline stating that all gas and utility meters shall be
installed within recessed wall niches and shall not be visible to
public view. Indicate a preferred location for th utility meters on
the west facade adjacent to the loading and servicing area.
http:brampton.ca
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Planning, Design and Development Development Services.
BRAMPTON
™™ Flower City
11 Revise all applicable drawings, elevations etc, and provide
aarchitectural design guidelineto require that aconsistent building
roof slope be used for all front to back and side to side
slopes.
12. Please clarify what the purpose of the square roof "pop-up"
toward the south of the building is for. If this is meant to be a
roof monitor or cupola, then it should have either glazing
orventilation louvers on all sides.
13 The use of stucco only above the 2nd floor line is greatly
appreciated. The applicant is"encouraged to further minimise the
use of stucco and use masonry or precast to agreater extent.
14 Section 22.4 Colour and Materials -Please clarify in this
section that spandrel glass, or "otherwise back painted or black
glass is not permitted, and revise all matenal legends on pg.'s 14
&15, to state that the glazing is vision glass.
15. Please consider the use of aheavy gauge standing seam metal
roof rather than asphalt shingle.
16 The barrel vault dormer proposed for the south elevation
appears out of place and is not 'used elsewhere on the building.
Please consider a gable dormer similar to what s proposed for the
north elevation.
Regards,
Peter Gabor, BArch, OAA, MRAIC, LEED®AP, Urban Designer Urban
Design and Special Projects Planning Design &Development City
of Brampton, ON Tel.: 905-874-3669
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EBENEZER, TORONTO GORE HISTORICAL FOUNDATION
8999 The Gore R
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Fl-gS PAGE TWO
Rather than viewing this initiative as an added expense or a
simple donation, the developer should consider it as an investment
and capitalize on the potential marketing opportunities to the
local residential community and to businesses leasing units. Print
and web advertisements can emphasize the developer has helped
preserve the heritage hamlet of Castlemore. There is also the
possibility that free coverage could be generated through newspaper
articles, especially if there was an official ribbon cutting
ceremony.
If placed in a prominent site, the transformed Castlemore Cairn
will be a prestigious feature which will set this building apart
from other commercial/retail facilities.
On a final note, I would emphasize the role some developers in
Brampton are performing to protect cultural resources. One example
is the Vales of Humber Landowners Group which will be developing
about 1,500 homes in the Mayfield Road/Gore Road/Countryside Drive
area, just north of Castlemore. About two years ago it donated
$4,000 to the St. Patrick's Wildfield Cemetery Board for the
restoration of a number of historic monuments.
Thank you for your consideration.
Yours truly,
Judy Hyde, President, Ebenezer, Toronto Gore Historical
Foundation
C.C. Councillor John Sprovieri Councillor Vicky Dhillon Project
planner Gavin Bailey
Antonietta Minichillo, Heritage Co-ordinator Stavroula Kassaris,
Heritage Co-ordinator
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Conservation forThe Living City
January 24,2013 CFN 46921.03
BY FAX AND MAIL: tSOSl 796-S792
Mr. Marc De Nardis, Associate Planner Gagnon & Law Urban
Planners Limited 21 Queen Street East, Suite 500 Brampton, ON
L6W3P1
Dear Mr. De Nardis:
Re: Official Plan &Zoning By-law AmendmentApplication -
C09E10.009 9976 The Gore Road
Part of Lot 10, Concession 9, N.D. City of Brampton 1439468
Ontario Incorporated (Agent: Gagnon &Law Urban Planners
Limited)
Further to our letter dated October 5,2012, Toronto and Region
Conservation Authority (TRCA) staff has reviewed the following
additional submissions and/or finalized our review and provides the
following comments:
• Environmental impact Statement: Gore RoadCommercial
Development, dated October2, 2012, prepared by Goider
Associates;
• Functional Water, Wastewater and Stormwater Drainage Report,
dated August 2012, prepared by Urbantech Consulting;
• Geotechnical Investigation, dated August 27,2012, prepared
byTerraprobe Incorporated; • Slope Stability andStreambank Erosion
Study, dated September 5,2012, prepared by
Terraprobe Incorporated; • Site Plan, Drawing No. A1.1, dated
July 2012, prepared by ATA Architects Incorporated.
Application-Specific Comments:
Please address the following comments and resubmit yourrevisions
for additional technical review. To expedite the review of your
resubmission, please include a cover letter detailing how you have
addressed each of the concerns listed below:
Establishing Limits of the Valley Corridor 1. TRCA staff has
finalized ourreview of the above noted engineering report as it
relates to the
plotting of the Regional Floodline. It appears that the
proponent has used a HEC-RAS model which is not up-to-date. Please
contact Jairo Moreilli at imorellitrca.on.ca for an updated digital
copy of the HEC-RAS model for this reach of the Humber River
Watershed. Once the updated digital copy of the HEC-RAS model has
been obtained, please plot the limit of the Regional Floodplain
incorporating a 10 m buffer.
Tel. 416.661.6600.1.888.872.2344 | Fax. 416.661.6898 |
[email protected] | S Shoreham Drive, Downsview, ON M3N 1S4
Wllll.V'.'
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Mr. De Nardis . 2January 24. 2013
2. Further to our letters dated February 29, 2012 and October 5,
2012, it is our opinion the proposed grading activities within the
floodplain are not consistent with the program and/orpolicies of
this Authority's Valley and Stream Corridor Management Program
(VSCMP) As such, TRCA staff did not review the post-development
floodline conditions. We reiterate that staff does not support the
proposed floodplain modifications and post-developmentfloodline
calculations are not requested for the resubmission.
3. TRCA staff has reviewed the above noted Environmental Impact
Statement (EIS). Further to our discussion on-site on August 29,
2012, letters dated February 29,2012 and October 5 2012 and email
dated October 22, 2012, it was our expectation that the EIS would
identify'the location of the dripline staked on June 1, 2010, the
extent of vegetation removals alongwith a mitigation strategy. The
EIS submitted identifies an approximate dripline based on existing
conditions and proposes additional encroachments and vegetation
removal Furthermore, the EIS identifies that a 10 msetback is
required. This isassessment is incorrect. As previously noted,
municipal structural setback requirements are in addition to the
established limits ofthe valley corridor plus a 10 mtableland
buffer. The current proposal provides a 7 m structural setback and
no buffer.
4. Based on our review of the above noted Slope Stability and
Steambank Erosion Study,TRCA staff has no concerns with the
recommendations for the existing condition. As noted above, TRCA
staff did not review the proposed conditions since the
post-developmentconditions are not supported.
Groundwater Resources
5. TRCA staff has reviewed the above noted geotechnical report
and have no hydrogeology related concerns.
Functional Servicing &Stormwater Management 6. The water
quantity criterion for the majority of the Humber River Watershed
including this
reach is the control of post-development flow to pre-development
levels. Typically, the pre-development target rate is established
using unit flow equation. Since the contributing drainage area is
relatively small, controlling post-development flow to unit flow
rates is not necessary for this site. Pre-development flow rates
established with hydrologic parametersis acceptable. Please provide
a digital copy of the Visual Otthymo (V02) model.
7. The above noted report does not consider TRCA's water balance
requirements. Typically,the applicant must perform a water balance
analysis demonstrating by way of proposedmitigation measures that
the pre-development conditions can bematched in the
post-development scenario. It is recognized that at 0.80 ha this
site is relatively small. Therefore, a full scale water balance and
mitigation plan is not necessary. However, TRCA's current strategy
to address water balance for sites such as this one is to provide
the on-site retention of runoff from a 5 mm storm. Please refer to
TRCA's Low Impact Development(LID) Manual which is available by
visiting the following website: www.sustainabletechnologtes.ca.
Please provide anupdated report that provides calculations to
determine the required storage for water balance and how itwill be
achieved.
8. We note that the circulated report is intended to provide the
feasibility of the proposed servicing scheme. It is expected that a
formal stormwater management report and detailed engineering
drawings will accompany an application for approval of site plan.
The reportshould provide full details on existing and proposed
conditions, stormwater management control requirements and water
balance assessment.
http:www.sustainabletechnologtes.ca
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Mr. De Nardis ^ January 24.2013
9. Erosion and sediment control drawings for the final site plan
will berequired. Please note that erosion andsediment control plans
should follow the recommendations ofTRCA's Erosion and Sediment
Control Guidelines for Urban Construction (dated December
2006).These guidelines recommend phased erosion and sediment
control plans with a focus on erosion prevention as the primary
goal, followed bysediment control with a multi-barrier approach.
The guideline isalso available by visiting the following website:
www.sustainabletechnoloQies.ca.
Planningand Development 10. The valley corridor and 10 mbuffer
should bedesignated and zoned to prohibit
development and/or alterations and should beplaced in an "Open
Space" and/or "Hazard Land" designation/zoning category
orequivalent which has the effect of prohibiting development.
11. TRCA strongly suggests that the valley corridor and 10
mbuffer begratuitously dedicated to the City of Brampton orTRCA for
the purposes of reducing and/or eliminating risk to life and
property and to foster environmental linkages.
Permitting 12. As noted previously, the subject property is
located within a TRCA Regulated Area ofthe
Humber River Watershed. As such, a TRCA permit Is required from
this Authority prior to any works commencing on the subject
property pursuant to Ontario Regulation 166/06. Pleasesubmit a TRCA
permit application (Application for Development, Interference with
Wetlands and Alterations to Shorelines and Watercourses - Ontario
Regulation 186{06) and the associated fees ($8,000.00 - Projects on
Commercial Properties - Standard Projects) to initiate the
permitting process.
Recommendation:
Based on the additional material submitted it remains that TRCA
staff does not support the proposed development as currently
submitted.
Itrust these comments are of assistance. Should you have
anyfurther questions or comments, do not hesitate to contact the
undersigned.
Adam-Miner
Planner II
Planning and Development Extension 5244 /am
cc: Gavin Bailey, City of Brampton: (905) 874-2099 Michael Hoy,
City of Brampton: (905) 874-2099 David Leighton, Urbantech
Consulting: (905) 946-9595
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maximum length between the access and corner radius at the
intersection of The Gore Road and Castlemore Road. To mitigate
traffic infiltration into the surrounding neighbourhoods and to
facilitate left turns in and left turns out of the property, the
applicant is encouraged to:
• Pursue an access easement in favour of the subject land owner
from the adjacent land owner to the south; and/or,
• Upon approval of the Region, construct a southbound u-turn
lane at the signalized access on The Gore Road to Castlemore Public
School.
Staff are not in agreement with the consultant's statement on
page 12 that the level of detail does not pertain to this TIS with
respect to the requirement for a functional design to identify a
six lane cross section with northbound dual left turn lanes and a
northbound right turn lane at the intersection ofThe Gore Road and
Castlemore Road,. Further, a southbound far-side bus bay with a
reverse concrete acceleration taper blended with a southbound
asphalt right turn taper into the proposed access, and all
requirements for utilities, boulevard (killstrip, setbacks, etc.)
and active transportation (sidewalk or multiuse trail) are required
in order to determine if these needs can be accommodated within a
reduced-width right-of-way.
In accordance with Regional Official Plan Amendment (ROPA 26)
and based on the projected volumes for northbound left turns at the
intersection of The Gore Road and Castlemore Road as identified in
the applicant's TIS, the Region will require the gratuitous
dedication of lands sufficient to establish an additional nine (9)
metres over that identified on Schedule F (totalling 54 metres, 27
metres from centreline) for a dual left turn configuration,
regardless of previous land dedications from adjacent lands to the
south. The subject site is adjacent to the functional area of the
intersection ofThe Gore Road and Castlemore Road and, consequently,
may require additional land to accommodate all such intersection
works within the frontage limits of the subject property. The
purpose of the functional design is on the onus of the
applicant/developer to determine that a 54 metre right-of-way is
not required for such infrastructure in order to substantiate a
lesser gratuitous land dedication requirement to the Region.
• Prior to the Official Plan Amendment and Rezoning approval, a
revised TIS is required for Region review and comment, and shall
contain the following:
o Revised conclusions about access to The Gore Road; o Revised
Synchro analysis based on necessary volume redistribution under
the revised access configuration (including the southbound right
turn taper), and ensuring that the value for Lost Time Adjustment
is equal to 0.0 seconds for all turning movements;
o The orthographical correction of "it's" on page 1 to read
"its"; o The typographical correction of "Table 3.2" in Section 3.2
to read "Table
3.3"; and o Electronic Synchro files shall either be included as
an appendix to the TIS
(attached CD copy) or sent concurrently with the TIS via
email.
Public Works
10 Peel Centre Dr., Suite A, Brampton, ON L6T 4B9 Tel: 905-791
-7800 www.peelregion.ca
http:www.peelregion.ca
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Region staff recommends thai should there continue to be
conflicts regarding the access configuration, that a meeting be set
up between Regional staff and the applicant/consultant as soon as
possible to determine what can be done moving forward.
If you have any questions or concerns, please contact the
undersigned at your earliest convenience at 905-791-7800 ext. 4612,
or by email at: ryan.vandenburufc/ pcelregion.ca or Sean Nix in
Traffic Development at 905-791-7800 ext. 7999 or by email at:
[email protected].
Sincerely,
Ryan Vandenburg Development Services
Public Works
10 Peel Centre Dr., Suite A, Brampton, ON L6T 4B9 Tel: 905-791
-7800 www.peelregion.ca
http:www.peelregion.camailto:[email protected]:pcelregion.ca
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The Region ofPeel isthe proud recipient ofthe National Quality
Institute Order ofP Region ofPeel• / .. Excellence, Quality; the
National Quality Institute Canada Award ofExcellence Gold
Award,WOft RUM} fOft IfOil Healthy Workplace; and a2008
IPAC/Dcloitte Public Sector Leadership Cold Award.
August 22,2013
Mr. Gavin Bailey Development Planner Planning, Design &
Development Department City of Brampton 2 Wellington Street West,
3rd Floor Brampton, ON L6Y 4R2
RE: Revised Official Plan and Zoning By-Law Amendment 1439468
Ontario Inc.
Part of Lot 10, Concession 9, EHS 9976 The Gore Road
Region File: OZ-12-9E10.9B
Dear Mr. Bailey,
Further to the Regions previous comments on the above-noted
application, staff have reviewed the revised application and offer
the following.
Municipal Water and Sanitary Sewer Services: There is an
existing 400mm diameter watermain located on The Gore Rd, There is
an existing 600mm diameter watermain located on Castlemore, There
is an existing 1800mm diameter watermain located on Castlemore
(connection to the 1800mm will not be permitted),
There is an existing 750 mm diameter sanitary sewer located on
The Gore Rd, approximately 95 m from the subject property. External
work may be required at the applicant's expense.
Staff are satisfied with the population numbers in the
Functional Servicing Report that was provided. The Storm Water
Management Report has been forwarded to a Connections Technician
for review and comment.
Site servicing drawings will be required for review by
Development Services - Please include the Is' Submission
Application fee of$150 as per fee by-law 169-2011 (all connections
must conform to Regional standards and specifications and design
criteria)
Registration ofan Section 118 may be required prior to site
servicing approvals
Site servicing approvals are required prior to building
permit
Public Works
10 Peel CentreDr., SuiteA, Brampton, ON L6T 4B9 Tel:
905-791-7800 www.peelregion.ca
http:www.peelregion.cahttp:OZ-12-9E10.9B
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Fl-41
Traffic Development Access/Studies
• A functional design is required identifying the following: ° A
six lane cross section containing a centre median restricting
the
proposed site access to right-in/right-out, with northbound dual
left turn lanes and a northbound right turn lane at the
intersection of The Gore Road and Castlemore Road;
0 A southbound far-side bus bay with a reverse concrete
acceleration taper blended with a southbound asphalt right turn
taper into the proposed access, and;
° All requirements for utilities, boulevard (killstrip,
setbacks, etc.) and active transportation (sidewalk or multi-use
trail) in order to determine if these needs can be accommodated
within a right-of-way width less than 54 metres.
Property Requirements • In accordance with Regional Official
Plan Amendment (ROPA 26) and based on
the projected volumes for northbound left turns at the
intersection of The Gore Road and Castlemore Road as identified in
the applicant's TIS, the Region will require the gratuitous
dedication of lands sufficient to establish an additional nine (9)
metres over that identified on Schedule F (totaling 54 metres, 27
metres from centreline) for a dual left turn configuration;
• The Region will require the gratuitous dedication of lands
sufficient to establish a 15 x 15 metres daylight triangle at the
intersection of The Gore Road and Castlemore Road;
• The Region will require the gratuitous dedication of a 0.3
metre reserve along the frontage of The Gore Road behind the
property line and daylight triangle except at the approved access
point;
• The applicant is required to gratuitously dedicate this land
to the Region, free and clear of all encumbrances. All costs
associated with the transfer are the
responsibility of the applicant. The applicant must provide the
Region with the necessary title documents and reference plan(s) to
confirm the Region's right-ofway;
• These requirements must be shown on a revised Site Plan at the
Official Plan/Rezoning stage
• A draft reference plan will be required for our review and
approval prior to the plans being deposited. All costs associated
with preparation of plans and the transfer of the lands will be
solely at the expense of the applicant.
Engineering Requirements • A detailed engineering submission
will be required for our review and comment,
designed, stamped and signed by a Licensed Ontario Professional
Engineer. The engineering submission must include the REMOVALS, NEW
CONSTRUCTION AND GRADING, TYPICAL SECTIONS and PAVEMENT MARKINGS
AND SIGNING drawings. All works within Region of Peel's right of
way must be
Public Works
10 Peel Centre Dr., Suite A, Brampton, ON L6T 4B9 Tel: 905-791
-7800 www.peelregion.ca
http:www.peelregion.ca
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FI-M2
designed in accordance to the Public Works, "Design Criteria and
Development Procedures Manual" and "Material Specifications and
Standard Drawings Manual".
• Securities in the amount of 100% of road and access works
along The Gore Road; • 7% engineering and inspection fees based on
the estimated cost of the municipal
road works (minimum SI.594.32): • Completed Road Occupancy
Permit and a fee of $276.34; • Completed Notice to Commence Work; •
Provide proof of insurance with the Region of Peel added to the
certificate as an
additional insured with $5 million minimum from the
Contractor.
• All costs associated with the road and access works is 100%
paid by the applicant
Comments on the revised Traffic Impact Study will be provided
under separate cover. Please note, the Region will request that
access concerns be satisfactorily addressed prior to the approval
of the Official Plan/Re/.oning Amendment application.
Municipal Waste Manaizement
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. 4612, or by email at:
[email protected]
Sincerely,
Ryan Vandenburg Development Services
Public Works
10 Peel Centre Dr., SuiteA, Brampton. ON L6T 4B9 Tel:
905-791-7800 www.peelregion.ca
http:www.peelregion.camailto:[email protected]:SI.594.32
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O ROGERS
August 6, 2013
City of Brampton Works and Transportation 8850 McLaughlin Rd
South, Building 2 Brampton Ontario L6Y 5T1
Re: C09E10.009WardlO
Amend the Official Plan and Zoning By-Law 9976 The Gore Road
Rogers File: Ml33194
Please be advised that Rogers Communications Partnership has no
buried plant within 2m of proposed area. No objection. Aerial fiber
and coax plant in this area. Caution is advised.
If you have any questions, or require additional information,
please do not hesitate to contact me at 905-897-6457.
Salman Siraj Mark-up Coordinator GTAW
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Hydro One Brampton Networks Inc. r • '\ 175 Sandalwood Plcwy
Wast Brampton, Ontario L7A1EB Tel: (90S) 452 SS02
www.HydroOneBrampton.com
hyclro^7 one
Brampton
August 6-13
City of Brampton 2 Wellington Street West Brampton, Ontario L6Y
4R2 Att'n: Mr. Gavin Bailey
Re: Application for Site Plan Approval Gagnon & Law Urban
Planners 9976 The Gore Rd.
Your File: C09E10.009
Dear Gavin:
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:
• Applicant shall grant all necessary aerial or underground
easements, as may be required.
• Applicant shall observe all aerial and underground clearances
as may be required.
B/ Iftheir application is approved, please advise the
applicantto contact Hydro One Brampton regarding permanent
electrical supply to the site.
C/ The Developer/Customer/Engineering Firm is strongly advised
to consult Hydro One Brampton's Conditions of Service found on our
web site at www.hvdroonebramDton.com. They will find the answers to
most questions there.
I can be reached at 905-452-5541 if there are any questions.
Yours Truly,
James McGill C.Tech.
Technical Services Supervisor Hydro One Brampton Networks inc.
CC A. Mastrofrancesco - Hydro One Brampton
R.Williams - Hydro One Brampton
http:www.hvdroonebramDton.comhttp:www.HydroOneBrampton.com
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FI-H5
APPENDIX '8'
CORRESPONDENCE RECEIVED
City File Number: C09E10.009
20 C09E10.009 Recommendation Report
-
s' Fl-Ht* > PETITION
9976 The Gore Road
( (SW Corner of the Gore Road and Castlemore Road)
We, the residents of the Gore Road/ Castlemore EState Community
strongly object to the Proposal by Gagnon & Law Urban Planners
Limited-1439468 Ontario Incorporated (File: C09S10.009) WARD 10 to
amend the Official Plan and Zoning By-Law:
to build 10,182 sq. ft. retail Commercial Space along with 56
parking space thereby converting this area to a Commercial Shopping
area as opposed to a quiet estate Neighborhood.
Please find our respective signature below confirming our
disagreement:
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PETITION
9976 The Gore Road
(SW Corner of the Gore Road and Castlemore Road)
Signature Name Address No.
20 Mcw^, - UwWM^ KaJj^T^O^ J&&4L
£{$yh fosc't** J^7uJ}?JSt90A)
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PETITION
9976 The Gore Road
^/IW^ *S^ Corner of the Gore Road and Castlemore Road)
Proposal by Gagnon & Law Urban Planners Limited-1439468
Ontario Incorporated (File: C09E10.009) WARD 10 to amend the
Official Plan andZoning By-Law to build 10,182 sq. ft. retail
Commercial Space along with 56 parking space.
fa £^THE GORE/ CASTLEMORE COMMUNITY" These 38/ two + acre lots
in our Gore/ Castlemore Community are part of a very quiet,
spacious and prestige Residential community where many residents
have been living for more than 35 years.
The residents today are made up of retirees, professionals and
business owners. In addition, this small community is typical of
the multi-cultural, multi religious Brampton; with immigrants from
Europe, Asia, south America, the Caribbean and the Middle East.
"THE BENEFITS"
There is no office facility in the immediate neighborhood so the
office use for lawyers or Doctors or Professionals that serve the
community would be beneficial.
As there are 2 schools and a church in proximity to the
"Proposed retail Commercial Complex", the services for these
institutions patrons would be convenient.
With 3143 square feet of office space the City of Brampton will
earn approximately $6286.00 in direct taxes per year and with 7039
square feet retail the City of Brampton will earn $28,156.00 a
total of $34,442.00 as opposed to $10,000.00 that is currently
earned today on the same plot of land a benefit $24,420.00.
The Owners of the plot would make an excellent investment
earning millions of dollars over time, as opposed to living with
the constant traffic noise from the 4 lanes [busy] Gore Road/
Castlemore intersection.
http:24,420.00http:10,000.00http:34,442.00http:28,156.00
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'THE DISADVANTAGES"
1. Vehicle Traffic:
The City of Brampton planners must be congratulated for the
excellent road works along the Gore and Castlemore to take on the
additional volume of traffic today without delay.
The addition of the school and the temple to the neighborhood
have definitely increased the volume of traffic in the
neighborhood. When there is a function the cars are now parked
along Fitzpatrick and also along Julian.
It is fortunate that the Temple was able to purchase the
adjourning lot for their parking or else this would have been a
nightmare. With the proposed 10,200 square feet of Commercial/
Retail complex and 56 parking spaces, we can expect 220 - 300 extra
vehicles to use this corridor on a daily basis further increasing
the volume of cars and shoppers alike.
The Gore/ Castlemore corner will grow as an extremely busy
intersection even without this new Retail Plaza Combined! will make
this a
dangerous intersection. In addition increase traffic would
definitely create a higher level of noise; pollution, traffic
accidents, parking problems and other factors relating to higher
Traffic Volumes.
Depending upon the retail activity and because we have 2 schools
next door we can expect many of the teenagers to use this as a
"hang out". This can lead to other un unfavorable and unwanted
activities like drug trafficking, drinking and smoking venues.
Further Retail activities will entice children racing to get
edibles and snacks thus increasing the changes of accidents at this
busy intersection.
2. Tenants:
With the proposed, we can expect snow plough operators, lawn
care and maintenance people parking service vehicles, and unused
equipment in the parking facility. With the Retail space you can
expect to see piles of broken boxes, cartons and cardboards and if
fruits and vegetables, then rotten produce creating obnoxious
smells and eyesore.
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FI-5D
3. Property Value:
A development of this type and use will reduce property value
and detract people from purchasing homes in this neighborhood.
Existing owners will not be encouraged to upgrade or re-model their
present homes.
4. Buildings We cannot tell people how to invest their money but
we know today that Brampton has in excess of 300,000 sq. ft. of
vacant office space and 480,000 sq. ft. of Retails space already
readily available. Just at the Jaipur Plaza at Ebanezer/ Gore there
is 11,000 sq. ft. Retail and 3,800 sq. ft. office waiting to be
rented.
5. Taxes:
What does this do to the tax base? I would expect that it this
project gets approval, all the direct neighbors would be seeking
tax reductions as a result of the reduced value of their homes,
ranging from 30% for the houses most affected to 20% for the rest
of the community. The city collects approximately $480,000 per year
from this community. If the residents gain the reduction in taxes,
then the City of Brampton will lose a net of $21,000 per year.
6. Density:
The plan calls for "MAXIMUM UTILIZATION" of the and the optimal
land use. I do not think that this is what this neighborhood is
designed for. I moved from 10 and Conversation, where I lived for
the past 22 year in order to enjoy the wide open space with lots of
mature trees, greenery, and parkland. I have spent a lot of money
to further enhance my property which ultimately enhances the
neighborhood. If maximum land utilization is allowed then the
entire Gore/ Castlemore community will have the option to build 5
or 6 houses in each of our respective existing properties.
7. Precedent:
a. If this development is allowed, Khalsa trucking, the neighbor
to the south will be delighted because there now exist the
possibility for his property to be rezoned for commercial use where
he could park all his Dump trucks and run his business "right from
home".
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Fl-Sl
b. The red house at 9776 the Gore Across from the school could
be an ideal mini plaza for "Cafe or fast food restaurants, as
hundreds of students will look for a place to get a snack amongst
other thins. Can you imagine all these hundreds of kids rushing
across the street to "the Cafe"? would you like to take the
responsibility for a child getting injured or killed because of a
wrong decision?
c. With the Park coming across from Castlemore, No. 1 Julian
would be the ideal site for a Submarine, Tim Horton's or the like.
How would you be able to stop this? Once a precedent has been
created, equality or opportunity must be maintained.
The result would be a deterioration of the entire "Julian
neighborhood", tremendous loss of asset value, and migration of the
wealthy to more favorable and desirable community possibly outside
of Brampton. It would be like "opening the Pandora's box".
8. Closing:
Ladies and Gentlemen: The City Planners are trained
professionals; combined with councilors and decision makers you are
all responsible for what a city ultimately becomes and how it
evolves over the years because of your individual decisions.
You should not allow anyone or any institution to get their own
way; like the school board built a new school Ca^JOu^^- vk\ the
Gore but before it was completed 24 Potables were built and jammed
next to each other. This is what 3 residents have to look at all
day.
What about the children using them having to rush to the main
building for Bathroom in the freezing winter temperature. My 4
children went through this, with a lot of sickness and you the
planners have to take responsibility. You did it against with
Ambj»Sia CazwcI ipL*J2 flciAsJ^G^j-JL
Is this the experience you want your children to Treasure "6
hours" in a Portable. This is Canada Ladies & Gentlemen! One of
the richest and most
prosperous countries in the world built and treasured by its
people.
We are an example for many nations and you our city Planners
have a responsibility to perpetuate good neighborhood and continue
to create beautiful spaces - Not Portable in our Backyards.
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Fl-62
You must think of profits and progress, but you must not ignore
the needs and desires of this community. Emilio Colautti of 5
Julian and Frank Tharakan of 9 Julian Drive spent the best part of
last week discussing this plan with the neighbors and 36 residents
of the 38 owners have signed a Petition to reject this proposal.
The original will be placed on record.
I have personally visited many of the residents and the above
items are a condensed [precis] version of our objections.
I implore all you decision makers to carefully consider the
people who live in this community today, and refrain from allowing
this development to proceed. More importantly, preserve this
beautiful important piece of Brampton.
Thank you, Ken Singh and Jessie Singh
20130909pdd_F1a20130909pdd_F1b