P ReportBRAMPTON Planning Design and

Development Committeebmmptonca FlOWef City Committee of the Council of

The Corporation of the City of Brampton

Date March 7 2012 PUNNING DESIGN ampDEVELOPMENT COMMITTEE Files C02E01023 DATE

Subject RECOMMENDATION REPORT

Application to Amend the Zoning By-Law Korsiak amp Company Limited - Morguard Investments Limited In Trust

(To re-zone a portion of the subject lands currently zoned Industrial Two - Section 3158 (M2 - 3158) to Industrial Two - Section 2073 (M2 shy2073) to permit commercial and business industrial uses to enable the construction of a 9897 square metre (106529 square feet) retail commercial building) Part of Lot 1 Concession 2 Ward 3

Contact ALLAN PARSONS Manager Planning Design and Development 905-874-2063

Overview

bull This report recommends approval of the proposal to re-zone a portion of the subject lands to permit commercial and business industrial uses to enable the construction of a 9897 square metre (106529 square feet) retail commercial building

bull The proposal conforms to the Business Corridor designation of the Official Plan and generally conforms to the Mixed CommercialLight Industrial designation of the Brampton East Industrial Secondary Plan

bull Permissions for the proposed additional commercial area will not compromise the planned function of the subject lands for light-industrial and retail-commercial uses

bull The additional commercial area proposed is appropriate considering the sites visibility and access from Steeles Avenue through Resolution Drive and its proximity to the established Lowes Home Improvement Store and the Orion Gate development on the south side of Steeles Avenue

bull All necessary legal and technical matters involving the proposed large retail-commercial building can be included as part of a future site plan agreement which will be required to facilitate the intended commercial building This report recommends that a rezoning agreement not be completed prior to the enactment of the zoning by-law

Recommendations

1 THAT the report from ALLAN PARSONS Manager Planning Design and Development Department dated March 72012 to the Planning Design and Development Committee Meeting of April 22012 re Application to Amend the Zoning By-Law Korsiak amp Company Limited - Morguard Investments Limited In Trust To re-zone a portion of the subject lands currently zoned Industrial Two - Section 3158 (M2 - 3158) to Industrial Two - Section 2073 (M2 - 2073) to permit commercial and business industrial uses to enable the construction of a 9897 square metre (106529 square feet) retail commercial building) Ward 3 File C02E01023 be received and

2 THAT the application be approved in principle and staff be directed to prepare the appropriate amendment to the Zoning By-law for approval by City Council in general accordance with the following

A That the subject lands zoned Industrial Two - Section 3158 (M2 - 3158) be re-zoned Industrial Two - Section 2073 (M2 - 2073)

B The Industrial Two - Section 2073 (M2 - 2073) zone shall permit outdoor storage in conjunction with an outdoor garden centre associated with a retail establishment

3 THAT an addendum to the approved Urban Design Brief be approved to the satisfaction of the Commissioner of Planning Design and Development prior to the enactment of the Zoning By-law

4 THAT Planning Design and Development Committee recommend approval of the applications without a rezoning agreement

5 THAT this decision be considered null and void and a new development application be required unless the zoning by-law is passed within 18 months of the Council decision

BACKGROUND

This application was submitted November 2 2011 by Korsiak amp Company Ltd on behalf of Morguard Investments Ltd

Date of Public Meeting

The public meeting for this application was held December 5 2011 One member of the public was present for this item Details of the public comments received for this application and staffs response is provided in Appendix 5 of this report

f-s Details of the proposal

Proposal (Map 1)

OTHER LAND SUBJECT LAND OWNED BY APPLICANT

bull To re-zone a portion of the lands zoned Industrial Two - Section 3158 (M2 shy3158) to Industrial Two - Section 2073 (M2 - 2073) to permit commercial and business industrial permissions on this portion of the property

bull To facilitate the development of the intended 9897 square metre (106 529 square feet) retail-commercial building (Building B Map 1)

F4-M-

Property Description and Surrounding Land Use

The subject property has the following characteristics

diams Is bound by Resolution Drive to the west Resolution Drive to the north Rutherford Road to the east and abuts a commercial property (part of 410 Steeles business area to the south)

The surrounding land uses are described as follows

North Resolution Drive beyond it are industrial uses consisting of warehouses manufacturing establishments automotive uses and multi-tenant industrial buildings

South Commercial lands that are part of the 410 Steeles business area Beyond it is Steeles Avenue and the Orion Gate Power Centre which consists primarily of big box retail warehouses (Costco and Home Depot)

fa-s

East Rutherford Road beyond it is a mix of industrial and commercial uses consisting of retail establishments warehouses manufacturing establishments automotive uses and multi-tenant industrial buildings

West Resolution Drive beyond it is the Lowes Home Improvement big box retail store and vacant land zoned for commercial uses

PLANNING ANALYSIS SUMMARY

The subject lands are intended by the Secondary Plan to develop with a mix of industrial uses and complementary retail-commercial uses taking advantage of the Steeles Avenue Kennedy Road and Rutherford Road frontages At the present time the area is developed with four (4) large industrial buildings as well as a retail-commercial building (Sleep Country Canada) a restaurant (Boston Pizza) and a large format retail use (Lowes Home Improvement Store) Further development on the site is expected to occur as permitted by the existing business-industrial zone on the property which permits retail commercial uses The portion of the propertythat is proposed to be rezoned is currently zoned in a manner that permits solely industrial uses

The proposed amendment would enable the construction of a large retail-commercial building over a portion of the vacant industrial zoned portion of this site The intended largeformat retail building to be added is consistent with the pattern of development established on this site with other large format retail uses in the interior of this site with smaller retail buildings locating along the Steeles Avenue frontage between Kennedy Road and Rutherford Road The proposal will serve to enhance the immediate area as a destination for larger scale retailing

Furthermore considering the existing mixof industrial uses and retail-commercial businesses the proposal conforms to the Business Corridor designation of the Official Plan and generallyconforms to the Mixed CommercialLight Industrial designation of the Brampton East Industrial Secondary Plan The proposal continues to respect and maintain the planned function of the subject lands as prescribed by the relevant policies of the Official Plan and Secondary Plan (see detailed analysis section)

The public meeting was held December 52011 and one member of the public spoke in reference to this proposed zoning amendment In particular the individual expressed concern about the potential traffic impact of the existing and proposed development to Kennedy Road and Steeles Avenue ATraffic Impact Study was submitted with this application and was reviewed by staff Planning staff did address these concerns in appendix 5

The proposed development represents good planning

p

Respectfully submitted

3an Kraszewski MClP RPP Jotfn BjfQdfbetefMCPfPP Director Land Development Services Commissioner Planning Design and

Development

Authored by Sandra DeMaria Development Planner

Original Signed By

Original Signed By

APPENDICES

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

Appendix 2- Secondary Plan Land Use Map

Appendix 3- Existing Zoning Plan Extract

Appendix 4- Existing Land Use Map

Appendix 5 - Public Meeting

Appendix 6 - Detailed Planning Analysis

Appendix 7 - Results of Application Circulation

F-8

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

PROPOSED ^^^m BUSINESS REZONING CORRIDOR

RESIDENTIAL

SUBJECT LAND INDUSTRIAL PROVINCIAL

HIGHWAYS

APPENDIX 1kWs BRAMPTON OFFICIAL PLAN DESIGNATIONS

kaaui Flower City KORSIAK amp COMPANY LTD PLANNING DESIGN amp DEVELOPMENT

Morguard Investments Ltd 50 100

Drawn By AH Metres Dale 2011 11 14 CITY FILE C02E01023

fl^ PROPOSED REZONING

SUBJECT LANDS

EXTRACT FROM SCHEDULE 18 OF THE DOCUMENT KNOWN AS BRAMPTON EAST INDUSTRIAL SECONDARY PLAN

==- COMMERCIAL USE AREA INDUSTRIAL

)sectoc HIGHWAY ampINTERCHANGES ictcr MIXED COMMERCIAL - LIGHT INDUSTRIAL

INTERSECTION IMPROVEMENT re

SERVICE COMMERCIAL

MAJOR ARTERIAL ROAD

HIGHWAY COMMERCIAL MINOR ARTERIAL ROAD

PROPERTY LINECOLLECTOR ROAD

APPENDIX 2 - SECONDARY PLAN DESIGNATIONSm BRAMPTON KORSIAK amp COMPANY LTDhMftaui FlowerCity Morguard Investments Ltd PLANNING DESIGN AND DEVELOPWENT

Date 2011 11 10 Drawn By AH CITY FILE C02E01023

Fl-10

PROPOSED ZONING BOUNDARY COMMERCIALLZZI REZONING

| | SUBJECT LAND INDUSTRIAL INSTITUTIONAL

APPENDIX 3H BRAMPTON jsectf ZONING DESIGNATIONS

bromplotuo FlOWer CltV KORSIAK amp COMPANY LTD PLANNING DESIGNamp DEVELOPMENT Morguard Investments Ltd

Drawn By AH Metres Date 2011 11 14 CITY FILE C02E01023

fa-

AERIAL PHOTO DATE SPRING 2011

SUBJECT LAND COMMERCIAL INSTITUTIONAL

INDUSTRIAL OPEN SPACE RESIDENTIAL

APPENDIX 4Si BRAMPTON gt2f AERIAL amp EXISTING LAND USEbramptauo Flower City KORSIAK amp COMPANY LTD

PLANNING DESIGN amp DEVELOPMENT Morguard Investments Ltd

100

3 Drawn By AH Metres Date 2011 11 14 CITY FILE C02E01023

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APPENDIX 5

PUBLIC MEETING

City File Number C02E01023

Members Present

Regional Councillor P Palleschi - Wards 2 and 6 (Chair) Regional 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 Region 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

Staff Present

Planning Design and Development Department

J Corbett Commissioner Planning Design and Development A Smith Director Planning Policy and Growth Management D Kraszewski Director Planning and Land Development Services M Won Director Engineering and Development Services J Spencer Manager Parks and Facility Planning K Ash Manager Development Services P Snape Manager Development Services A Parsons Manager Development Services N Grady Development Planner M Gervais Development Planner R Nykyforchyn Development Planner S DeMaria Development Planner

Corporate Services Department

S Navascues Legal Counsel E Evans Deputy Clerk C Urquhart Legislative Coordinator T Brenton Legislative Coordinator

Members of the Public

Lorene Hatelt 216 Townhouse Crescent

fa-raquo3

Results of The Public Meeting

A meeting of the Planning Design and Development Committee was held on December 52011 in the Council Chambers 4h Floor 2 Wellington StreetWest Brampton Ontario commencing at 700 pm with respect to the subject application Notices of this meeting were sent to property owners within 800 metres of the subject lands in accordance with the Planning Act and City Council procedures There was one members of the public that was in attendance That individual expressed concern over the traffic in the area and the potential for this proposal to increase traffic and congestion on the local and regional road network

Below is a response to that issue

Traffic Congestion

The applicant has submitted an addendum to a previously approved Traffic Impact Study to demonstrate that the traffic being generated from the proposed change of use required to develop the intended large retail-commercial building will not result in unacceptable service levels andor add congestion on the local and regional road network

The Addendum Study was reviewed by both the City Transportation Planning Staff and the Region of Peel Both City staff and the Region are satisfied that the change in use and proposed large retail-commercial building will not result in unacceptable service levels on the surrounding local and regional road network

APPENDIX 6

DETAILED PLANNING ANALYSIS

Provincial Policy Statement

The proposed Zoning By-law Amendment is consistent with the Provincial Policy Statement Specifically Section 13(a) Employment Areas states that Planning Authorities shall promote economic development and competitiveness by providing for an appropriate mixand range of employment (including industrial commercial and institutional uses) to meet long term needs

This proposal maintains a sufficient range of industrial and commercial uses to keep the City of Brampton competitive with respect to Economic Development

Strategic Plan

The proposed Zoning By-law amendment to facilitate the development of the site with a large retail commercial building is consistent with the Citys Strategic Plan in particular by designating enough commercial land space to ensure the city remains economically vibrant

Official Plan

The subject lands are designated as Business Corridor in the Official Plan Section 431 states that The Business Corridor designation permits a broad range of employment related uses including industrial and commercial uses that require the exposure offered by such locations in order to accommodate the business and service needs of companies and employees and accommodate at appropriate locations certain business activities that may also serve the general public

The proposed amendment to the zoning by-law to facilitate the development of a large retail-commercial building conforms to the policies of the Official Plan As such an amendment to the Official Plan is not required

Secondary Plan

The subject lands are designated as Mixed-Commercial - Light Industrial in the Brampton East Industrial Secondary Plan The purpose of the designation of these lands is to accommodate a range of commercial industrial and non-industrial uses There are currently 4 industrial buildings on the subject lands with a mix of retail-commercial buildings The proposed re-zoning will enable the construction of a large retail commercial building (refer to concept plan building B) with an approximate gross floor area of 9897 square metres (106529 square feet)

The proposal generally conforms to the Mixed CommercialLight Industrial designation of the Brampton East Industrial Secondary Plan The proposal continues to respect and

10

maintain the planned function of the subject lands for both industrial and commercial uses considering that a substantial portion of the lands designated Mixed-Commercial - Light Industrial are already developed with industrial uses (existing buildings P Q R and X as shown on the concept plan) The proposal will serve to enhance the immediate area as a destination for larger scale retailing while maintaining an appropriate quantity of Industrial usesbuildings

Zoning

The proposed amendment involves expanding the abutting Industrial Two shySection 2073 (M2 - Section 2073) zone over the 157 ha (387 acre) portion of this property to replace the existing Industrial Two - Section 3158 (M2 - 3158) zone This re-zoning would permit the development of the intended large format retail building The M2 - Section 2073 zone permits both retail-commercial and industrial uses

Staffsupports the introduction of commercial uses over the subject lands for the intended large retail-commercial building This portion of the site is considered an area of transition based on its close proximity to the existing Lowes Home Improvement Store and existing and proposed retail commercial uses along Steeles Avenue Furthermore the site has good access and visibility from Resolution Drive making it accessible and desirable for retailers

Land Use

The original intent for the development of the subject lands was for business industrial uses with complimentary retail commercial uses along the Steeles Avenue and Kennedy Road frontages The site has evolved over time attracting a large big box retailer (Lowes Home Improvement Store) and other retail-commercial franchises such as Sleep Country Canada and Boston Pizza Restaurant Notwithstanding the proposed additional big box retail use a substantial portion of this area has already been developed for industrial purposes to satisfy the planned function for the area Specifically three (3) industrial buildings on the north side of Resolution Drive adjacent to existing industrial uses and one (1) light business industrial building along Rutherford Road (Buildings P Q R and Xshown on Map 1) are developed

The sites visibility and access from Steeles Avenue through Resolution Drive and its proximity to the established Lowes Home Improvement Store and the Orion Gate development on the south side of Steeles Avenue have made the subject lands attractive to other retailers The proposed amendment to accommodate the development of a large retail-commercial use is compatible from a land use perspective with existing uses on and adjacent to the subject lands

Urban Design

A revised Urban Design Brief for the site has been submitted Staff has requested some modifications to the revised Brief In particular staff has requested that the

11

revised Brief reference the intended built form (buildings) along Kennedy Road and Steeles Avenue the pedestrian-friendly Steeles Avenue Zone and the primary gateway secondary gateway and corner features from the original approved Urban Design Brief Final approval of the proposed zoning by-law amendment will be subject to the approval of the revised Urban Design Brief

Notwithstanding the above the applicant will be required to obtain site plan approval for the proposed large commercial building all future commercial buildings and any proposed modifications to landscaping and parking areas The building design and other design objectives as shown in the Urban Design Brief will be implemented through the required site plan application review process

TransportationTraffic

The applicant has submitted an addendum to a previously approved Traffic Impact Study to demonstrate that additional traffic that may be generated from the proposed large commercial-retail building will not result in unacceptable service levels on the local and regional road network

Both the Region of Peel and City Transportation Planning Staff have reviewed the addendum report and conclude that traffic volumes generated by the proposed amendment (to facilitate development of the intended large format retail stand-alone building) will still maintain acceptable operating levels of service

Servicing

No issues Existing municipal sanitary sewer and storm water management will accommodate the proposal

Re-zoning Agreement

Staff envisions no technical impediments to the approval of the application and all associated requirements can be implemented through the site plan approval process

12

F-i7

APPENDIX 7

RESULTS OF APPLICATION CIRCULATION

City File Number C02E01023

The following internal departments provided comments

Transporation Planning

The traffic study addendum for the subject application has been reviewed and the following comments are provided

bull All transportation matters relating to parking layout internal traffic circulation and internal access configuration will be reviewed at the time of site plan application

bull It is agreed that the proposed land use for Buildings B will not have significant traffic impact implications on Municipal road network including intersections

bull Region of Peel will address any issues pertaining to Regional Roads

Planning Policy

After reviewing the proposal and supporting material this confirms that the proposal conforms to the Business Corridor designation of the Official Plan and generally conforms to the Mixed CommercialLight Industrial designation of the Brampton East Industrial Secondary Plan The proposal continues to respect and maintain the planned function of the subject lands as prescribed by the relevant policies of the Official Plan and Secondary Plan

The proposal is also consistent and keeping in character with the pattern of development for large format retail uses that has emerged on the Steeles Avenue frontage lands between Kennedy Road and Rutherford Road The proposal will serve to enhance the immediate area as a destination for larger scale retailing

Growth Management and Special Policy

Roads

The subject site is bounded by Kennedy Road South to the west Rutherford Road South to the east and Steeles Avenue East to the south Within the Official Plan Steeles Avenue East is designated an intensification corridor areas that are the focus of intensification and transit-supportive development

Kennedy Road South and Steeles Avenue East are designated as regionally maintained Major Arterial roads within the Official Plan The Region of Peel should be contacted to confirm any approval requirements regarding development along these two arterials

13

p-

Rutherford Road is designated a collector road within the Official Plan No road improvements are forecast for this road in the 2012-2021 Roads Capital Program

Action Required NO

Transit

Steeles Avenue is designated a BRT Corridor within the Official Plan where service frequency levels are targeted for less than every 5 minutes Steeles Avenue East is currently serviced by Transit Route 1111A which has a peak time frequency of 3 minutes This route connects to transit services within adjacent municipalities York Region Transit Mississauga Transit and the TTC

Kennedy Road is designated a Primary Corridor within the Official Plan where service frequency is targeted for every 5-75 minutes Kennedy Road South is currently serviced by Route 77A which has a peak time frequency of every 7 minutes

Rutherford Road is currently serviced by Route 10 South Industrial which has a peak time frequency of every 20 minutes The subject site is currently well serviced by transit

Action Required NO

Schools

School capacity is not affected by this application

Action Required NO

Emergency Services

The subject site is serviced by an existing fire station Station 201 located at 8 Rutherford Road South The fire station is located approximately 3 km from the subject site

Action Required NO

Development Allocation Status

This application is not affected by the Development Allocation Strategy

Action Required NO

Cost Sharing Agreements

The subject site is not within a Cost Sharing Agreement Area and is therefore not subject to a Cost Sharing Agreement

14

Fa-tt

Action Required NO

Engineering and Development Planning

We have reviewed the Addendum letter to the approved Functional Servicing Report dated December 112011 and find it to be satisfactory

Economic Development Office

The Economic Development Office (EDO) has reviewed the above captioned application and submits the following comments

The original intent for the development of the subject lands was presented as a business campus of predominantly industrial uses with complimentary retail-commercial uses taking advantage of the Steeles Avenue Kennedy Road and Rutherford Road frontages Over the years the properties fronting this portion of Steeles Avenue have evolved into a retail-commercial hub attracting additional complementary commercial uses

The EDO recognizes the merit in allowing additional commercial uses to develop on the site due to its proximity to the established retail-commercial uses including the existing Lowes Home Improvement Store and the Orion Gate development to the south the visibilityfrom Steeles Avenue and the ease of access from Steeles Avenue via Resolution Drive

The current proposal to rezone a portion of the lands from M2 - 3158 to M2 - 2073 to establish commercial and business industrial permissions on the subject portion of the site is in keeping with the retail commercial evolution of the area On this basis the proposed rezoning may be considered appropriate

Community Design Parks Planning amp Development Division

The Urban Design amp Special Projects Section on behalf of the Community Design Parks Planning amp Development Division advise that a revised Urban Design Brief to the satisfaction of the Commissioner of Planning Design and Development is required

Works and Transportation

Signals Operations Review team (SOR) has reviewed the application from a Traffic Engineering Services perspective and advise that we have no comments related to the application subject to any additional information

External Comments are attached

15

pa Vie Region ofPeel isthe proud recipient ofthe National Quality Institute Order ofP Region cf Peel Excellence Quality the National Quality Institute Canada Award ofExcellence Cold Award

VV0rtfelHfif foil lOU Healthy Workplace and a2008 IPACDeloitte Public Sector Leadership Gold Award

February 13 2012

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

RE Korisak amp Company Limited - Morguard Investments Limited Southwest corner of Resolution Drive and Rutherford Road City File C02E01023 Region File RZ-11-2E123B

Dear Ms DeMaria

Regional staffhas reviewed the above noted application andhave noobjections to this amendment of the Zoning by-law to permit commercial and business industrial uses We provide the following comments

Municipal Water and Sanitary Sewer Services bull At the subsequent site plan stagesite servicing drawings are required for review by

Development Services anda 1st Submission Application feeof $150 as perfee by-law 169-2011 (all connections must conform to Regional standards and specifications and design criteria)

bull There is a 12m regional sanitary sewereasement located on the subjectproperty Regional easements must be protected from any encroachments or obstructions The owner shall maintain the land for the easements free and clear of any trees building structures or hard concrete pavement surfaces The owner is permitted to utilize the land for no other purpose than lawns gardens flower beds roadways driveways and parking areas As well the owner shall not deposit or remove any fill from the easement For applications where Regional easements are present landscaping drawings will be required for review and approval prior to siteplan approval If encroachments are approved an encroachment agreement and Regional Council approval will be required All costs and fees associated therewith shall be the responsibility of the Owner

Regional Road No 15 (Steeles Avenue East)bull The existing accesses toSteeles Avenue East are to be utilized Additional access will not

be granted

bull Theaddendum letter to the Traffic Impact Study dated January 5 2012 is satisfactory The study indicates that the traffic associated with the assumed land uses will have minimal impact on the Regional road network

Waste Managementbull The subject land is not within the vicinity ofa landfill Waste collection will be provided

by a private waste hauler

Public Works

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

Recommendations

1 THAT the report from ALLAN PARSONS Manager Planning Design and Development Department dated March 72012 to the Planning Design and Development Committee Meeting of April 22012 re Application to Amend the Zoning By-Law Korsiak amp Company Limited - Morguard Investments Limited In Trust To re-zone a portion of the subject lands currently zoned Industrial Two - Section 3158 (M2 - 3158) to Industrial Two - Section 2073 (M2 - 2073) to permit commercial and business industrial uses to enable the construction of a 9897 square metre (106529 square feet) retail commercial building) Ward 3 File C02E01023 be received and

2 THAT the application be approved in principle and staff be directed to prepare the appropriate amendment to the Zoning By-law for approval by City Council in general accordance with the following

A That the subject lands zoned Industrial Two - Section 3158 (M2 - 3158) be re-zoned Industrial Two - Section 2073 (M2 - 2073)

B The Industrial Two - Section 2073 (M2 - 2073) zone shall permit outdoor storage in conjunction with an outdoor garden centre associated with a retail establishment

3 THAT an addendum to the approved Urban Design Brief be approved to the satisfaction of the Commissioner of Planning Design and Development prior to the enactment of the Zoning By-law

4 THAT Planning Design and Development Committee recommend approval of the applications without a rezoning agreement

5 THAT this decision be considered null and void and a new development application be required unless the zoning by-law is passed within 18 months of the Council decision

BACKGROUND

This application was submitted November 2 2011 by Korsiak amp Company Ltd on behalf of Morguard Investments Ltd

Date of Public Meeting

The public meeting for this application was held December 5 2011 One member of the public was present for this item Details of the public comments received for this application and staffs response is provided in Appendix 5 of this report

f-s Details of the proposal

Proposal (Map 1)

OTHER LAND SUBJECT LAND OWNED BY APPLICANT

bull To re-zone a portion of the lands zoned Industrial Two - Section 3158 (M2 shy3158) to Industrial Two - Section 2073 (M2 - 2073) to permit commercial and business industrial permissions on this portion of the property

bull To facilitate the development of the intended 9897 square metre (106 529 square feet) retail-commercial building (Building B Map 1)

F4-M-

Property Description and Surrounding Land Use

The subject property has the following characteristics

diams Is bound by Resolution Drive to the west Resolution Drive to the north Rutherford Road to the east and abuts a commercial property (part of 410 Steeles business area to the south)

The surrounding land uses are described as follows

North Resolution Drive beyond it are industrial uses consisting of warehouses manufacturing establishments automotive uses and multi-tenant industrial buildings

South Commercial lands that are part of the 410 Steeles business area Beyond it is Steeles Avenue and the Orion Gate Power Centre which consists primarily of big box retail warehouses (Costco and Home Depot)

fa-s

East Rutherford Road beyond it is a mix of industrial and commercial uses consisting of retail establishments warehouses manufacturing establishments automotive uses and multi-tenant industrial buildings

West Resolution Drive beyond it is the Lowes Home Improvement big box retail store and vacant land zoned for commercial uses

PLANNING ANALYSIS SUMMARY

The subject lands are intended by the Secondary Plan to develop with a mix of industrial uses and complementary retail-commercial uses taking advantage of the Steeles Avenue Kennedy Road and Rutherford Road frontages At the present time the area is developed with four (4) large industrial buildings as well as a retail-commercial building (Sleep Country Canada) a restaurant (Boston Pizza) and a large format retail use (Lowes Home Improvement Store) Further development on the site is expected to occur as permitted by the existing business-industrial zone on the property which permits retail commercial uses The portion of the propertythat is proposed to be rezoned is currently zoned in a manner that permits solely industrial uses

The proposed amendment would enable the construction of a large retail-commercial building over a portion of the vacant industrial zoned portion of this site The intended largeformat retail building to be added is consistent with the pattern of development established on this site with other large format retail uses in the interior of this site with smaller retail buildings locating along the Steeles Avenue frontage between Kennedy Road and Rutherford Road The proposal will serve to enhance the immediate area as a destination for larger scale retailing

Furthermore considering the existing mixof industrial uses and retail-commercial businesses the proposal conforms to the Business Corridor designation of the Official Plan and generallyconforms to the Mixed CommercialLight Industrial designation of the Brampton East Industrial Secondary Plan The proposal continues to respect and maintain the planned function of the subject lands as prescribed by the relevant policies of the Official Plan and Secondary Plan (see detailed analysis section)

The public meeting was held December 52011 and one member of the public spoke in reference to this proposed zoning amendment In particular the individual expressed concern about the potential traffic impact of the existing and proposed development to Kennedy Road and Steeles Avenue ATraffic Impact Study was submitted with this application and was reviewed by staff Planning staff did address these concerns in appendix 5

The proposed development represents good planning

p

Respectfully submitted

3an Kraszewski MClP RPP Jotfn BjfQdfbetefMCPfPP Director Land Development Services Commissioner Planning Design and

Development

Authored by Sandra DeMaria Development Planner

Original Signed By

Original Signed By

APPENDICES

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

Appendix 2- Secondary Plan Land Use Map

Appendix 3- Existing Zoning Plan Extract

Appendix 4- Existing Land Use Map

Appendix 5 - Public Meeting

Appendix 6 - Detailed Planning Analysis

Appendix 7 - Results of Application Circulation

F-8

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

PROPOSED ^^^m BUSINESS REZONING CORRIDOR

RESIDENTIAL

SUBJECT LAND INDUSTRIAL PROVINCIAL

HIGHWAYS

APPENDIX 1kWs BRAMPTON OFFICIAL PLAN DESIGNATIONS

kaaui Flower City KORSIAK amp COMPANY LTD PLANNING DESIGN amp DEVELOPMENT

Morguard Investments Ltd 50 100

Drawn By AH Metres Dale 2011 11 14 CITY FILE C02E01023

fl^ PROPOSED REZONING

SUBJECT LANDS

EXTRACT FROM SCHEDULE 18 OF THE DOCUMENT KNOWN AS BRAMPTON EAST INDUSTRIAL SECONDARY PLAN

==- COMMERCIAL USE AREA INDUSTRIAL

)sectoc HIGHWAY ampINTERCHANGES ictcr MIXED COMMERCIAL - LIGHT INDUSTRIAL

INTERSECTION IMPROVEMENT re

SERVICE COMMERCIAL

MAJOR ARTERIAL ROAD

HIGHWAY COMMERCIAL MINOR ARTERIAL ROAD

PROPERTY LINECOLLECTOR ROAD

APPENDIX 2 - SECONDARY PLAN DESIGNATIONSm BRAMPTON KORSIAK amp COMPANY LTDhMftaui FlowerCity Morguard Investments Ltd PLANNING DESIGN AND DEVELOPWENT

Date 2011 11 10 Drawn By AH CITY FILE C02E01023

Fl-10

PROPOSED ZONING BOUNDARY COMMERCIALLZZI REZONING

| | SUBJECT LAND INDUSTRIAL INSTITUTIONAL

APPENDIX 3H BRAMPTON jsectf ZONING DESIGNATIONS

bromplotuo FlOWer CltV KORSIAK amp COMPANY LTD PLANNING DESIGNamp DEVELOPMENT Morguard Investments Ltd

Drawn By AH Metres Date 2011 11 14 CITY FILE C02E01023

fa-

AERIAL PHOTO DATE SPRING 2011

SUBJECT LAND COMMERCIAL INSTITUTIONAL

INDUSTRIAL OPEN SPACE RESIDENTIAL

APPENDIX 4Si BRAMPTON gt2f AERIAL amp EXISTING LAND USEbramptauo Flower City KORSIAK amp COMPANY LTD

PLANNING DESIGN amp DEVELOPMENT Morguard Investments Ltd

100

3 Drawn By AH Metres Date 2011 11 14 CITY FILE C02E01023

fZ-gt2

APPENDIX 5

PUBLIC MEETING

City File Number C02E01023

Members Present

Regional Councillor P Palleschi - Wards 2 and 6 (Chair) Regional 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 Region 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

Staff Present

Planning Design and Development Department

J Corbett Commissioner Planning Design and Development A Smith Director Planning Policy and Growth Management D Kraszewski Director Planning and Land Development Services M Won Director Engineering and Development Services J Spencer Manager Parks and Facility Planning K Ash Manager Development Services P Snape Manager Development Services A Parsons Manager Development Services N Grady Development Planner M Gervais Development Planner R Nykyforchyn Development Planner S DeMaria Development Planner

Corporate Services Department

S Navascues Legal Counsel E Evans Deputy Clerk C Urquhart Legislative Coordinator T Brenton Legislative Coordinator

Members of the Public

Lorene Hatelt 216 Townhouse Crescent

fa-raquo3

Results of The Public Meeting

A meeting of the Planning Design and Development Committee was held on December 52011 in the Council Chambers 4h Floor 2 Wellington StreetWest Brampton Ontario commencing at 700 pm with respect to the subject application Notices of this meeting were sent to property owners within 800 metres of the subject lands in accordance with the Planning Act and City Council procedures There was one members of the public that was in attendance That individual expressed concern over the traffic in the area and the potential for this proposal to increase traffic and congestion on the local and regional road network

Below is a response to that issue

Traffic Congestion

The applicant has submitted an addendum to a previously approved Traffic Impact Study to demonstrate that the traffic being generated from the proposed change of use required to develop the intended large retail-commercial building will not result in unacceptable service levels andor add congestion on the local and regional road network

The Addendum Study was reviewed by both the City Transportation Planning Staff and the Region of Peel Both City staff and the Region are satisfied that the change in use and proposed large retail-commercial building will not result in unacceptable service levels on the surrounding local and regional road network

APPENDIX 6

DETAILED PLANNING ANALYSIS

Provincial Policy Statement

The proposed Zoning By-law Amendment is consistent with the Provincial Policy Statement Specifically Section 13(a) Employment Areas states that Planning Authorities shall promote economic development and competitiveness by providing for an appropriate mixand range of employment (including industrial commercial and institutional uses) to meet long term needs

This proposal maintains a sufficient range of industrial and commercial uses to keep the City of Brampton competitive with respect to Economic Development

Strategic Plan

The proposed Zoning By-law amendment to facilitate the development of the site with a large retail commercial building is consistent with the Citys Strategic Plan in particular by designating enough commercial land space to ensure the city remains economically vibrant

Official Plan

The subject lands are designated as Business Corridor in the Official Plan Section 431 states that The Business Corridor designation permits a broad range of employment related uses including industrial and commercial uses that require the exposure offered by such locations in order to accommodate the business and service needs of companies and employees and accommodate at appropriate locations certain business activities that may also serve the general public

The proposed amendment to the zoning by-law to facilitate the development of a large retail-commercial building conforms to the policies of the Official Plan As such an amendment to the Official Plan is not required

Secondary Plan

The subject lands are designated as Mixed-Commercial - Light Industrial in the Brampton East Industrial Secondary Plan The purpose of the designation of these lands is to accommodate a range of commercial industrial and non-industrial uses There are currently 4 industrial buildings on the subject lands with a mix of retail-commercial buildings The proposed re-zoning will enable the construction of a large retail commercial building (refer to concept plan building B) with an approximate gross floor area of 9897 square metres (106529 square feet)

The proposal generally conforms to the Mixed CommercialLight Industrial designation of the Brampton East Industrial Secondary Plan The proposal continues to respect and

10

maintain the planned function of the subject lands for both industrial and commercial uses considering that a substantial portion of the lands designated Mixed-Commercial - Light Industrial are already developed with industrial uses (existing buildings P Q R and X as shown on the concept plan) The proposal will serve to enhance the immediate area as a destination for larger scale retailing while maintaining an appropriate quantity of Industrial usesbuildings

Zoning

The proposed amendment involves expanding the abutting Industrial Two shySection 2073 (M2 - Section 2073) zone over the 157 ha (387 acre) portion of this property to replace the existing Industrial Two - Section 3158 (M2 - 3158) zone This re-zoning would permit the development of the intended large format retail building The M2 - Section 2073 zone permits both retail-commercial and industrial uses

Staffsupports the introduction of commercial uses over the subject lands for the intended large retail-commercial building This portion of the site is considered an area of transition based on its close proximity to the existing Lowes Home Improvement Store and existing and proposed retail commercial uses along Steeles Avenue Furthermore the site has good access and visibility from Resolution Drive making it accessible and desirable for retailers

Land Use

The original intent for the development of the subject lands was for business industrial uses with complimentary retail commercial uses along the Steeles Avenue and Kennedy Road frontages The site has evolved over time attracting a large big box retailer (Lowes Home Improvement Store) and other retail-commercial franchises such as Sleep Country Canada and Boston Pizza Restaurant Notwithstanding the proposed additional big box retail use a substantial portion of this area has already been developed for industrial purposes to satisfy the planned function for the area Specifically three (3) industrial buildings on the north side of Resolution Drive adjacent to existing industrial uses and one (1) light business industrial building along Rutherford Road (Buildings P Q R and Xshown on Map 1) are developed

The sites visibility and access from Steeles Avenue through Resolution Drive and its proximity to the established Lowes Home Improvement Store and the Orion Gate development on the south side of Steeles Avenue have made the subject lands attractive to other retailers The proposed amendment to accommodate the development of a large retail-commercial use is compatible from a land use perspective with existing uses on and adjacent to the subject lands

Urban Design

A revised Urban Design Brief for the site has been submitted Staff has requested some modifications to the revised Brief In particular staff has requested that the

11

revised Brief reference the intended built form (buildings) along Kennedy Road and Steeles Avenue the pedestrian-friendly Steeles Avenue Zone and the primary gateway secondary gateway and corner features from the original approved Urban Design Brief Final approval of the proposed zoning by-law amendment will be subject to the approval of the revised Urban Design Brief

Notwithstanding the above the applicant will be required to obtain site plan approval for the proposed large commercial building all future commercial buildings and any proposed modifications to landscaping and parking areas The building design and other design objectives as shown in the Urban Design Brief will be implemented through the required site plan application review process

TransportationTraffic

The applicant has submitted an addendum to a previously approved Traffic Impact Study to demonstrate that additional traffic that may be generated from the proposed large commercial-retail building will not result in unacceptable service levels on the local and regional road network

Both the Region of Peel and City Transportation Planning Staff have reviewed the addendum report and conclude that traffic volumes generated by the proposed amendment (to facilitate development of the intended large format retail stand-alone building) will still maintain acceptable operating levels of service

Servicing

No issues Existing municipal sanitary sewer and storm water management will accommodate the proposal

Re-zoning Agreement

Staff envisions no technical impediments to the approval of the application and all associated requirements can be implemented through the site plan approval process

12

F-i7

APPENDIX 7

RESULTS OF APPLICATION CIRCULATION

City File Number C02E01023

The following internal departments provided comments

Transporation Planning

The traffic study addendum for the subject application has been reviewed and the following comments are provided

bull All transportation matters relating to parking layout internal traffic circulation and internal access configuration will be reviewed at the time of site plan application

bull It is agreed that the proposed land use for Buildings B will not have significant traffic impact implications on Municipal road network including intersections

bull Region of Peel will address any issues pertaining to Regional Roads

Planning Policy

After reviewing the proposal and supporting material this confirms that the proposal conforms to the Business Corridor designation of the Official Plan and generally conforms to the Mixed CommercialLight Industrial designation of the Brampton East Industrial Secondary Plan The proposal continues to respect and maintain the planned function of the subject lands as prescribed by the relevant policies of the Official Plan and Secondary Plan

The proposal is also consistent and keeping in character with the pattern of development for large format retail uses that has emerged on the Steeles Avenue frontage lands between Kennedy Road and Rutherford Road The proposal will serve to enhance the immediate area as a destination for larger scale retailing

Growth Management and Special Policy

Roads

The subject site is bounded by Kennedy Road South to the west Rutherford Road South to the east and Steeles Avenue East to the south Within the Official Plan Steeles Avenue East is designated an intensification corridor areas that are the focus of intensification and transit-supportive development

Kennedy Road South and Steeles Avenue East are designated as regionally maintained Major Arterial roads within the Official Plan The Region of Peel should be contacted to confirm any approval requirements regarding development along these two arterials

13

p-

Rutherford Road is designated a collector road within the Official Plan No road improvements are forecast for this road in the 2012-2021 Roads Capital Program

Action Required NO

Transit

Steeles Avenue is designated a BRT Corridor within the Official Plan where service frequency levels are targeted for less than every 5 minutes Steeles Avenue East is currently serviced by Transit Route 1111A which has a peak time frequency of 3 minutes This route connects to transit services within adjacent municipalities York Region Transit Mississauga Transit and the TTC

Kennedy Road is designated a Primary Corridor within the Official Plan where service frequency is targeted for every 5-75 minutes Kennedy Road South is currently serviced by Route 77A which has a peak time frequency of every 7 minutes

Rutherford Road is currently serviced by Route 10 South Industrial which has a peak time frequency of every 20 minutes The subject site is currently well serviced by transit

Action Required NO

Schools

School capacity is not affected by this application

Action Required NO

Emergency Services

The subject site is serviced by an existing fire station Station 201 located at 8 Rutherford Road South The fire station is located approximately 3 km from the subject site

Action Required NO

Development Allocation Status

This application is not affected by the Development Allocation Strategy

Action Required NO

Cost Sharing Agreements

The subject site is not within a Cost Sharing Agreement Area and is therefore not subject to a Cost Sharing Agreement

14

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Action Required NO

Engineering and Development Planning

We have reviewed the Addendum letter to the approved Functional Servicing Report dated December 112011 and find it to be satisfactory

Economic Development Office

The Economic Development Office (EDO) has reviewed the above captioned application and submits the following comments

The original intent for the development of the subject lands was presented as a business campus of predominantly industrial uses with complimentary retail-commercial uses taking advantage of the Steeles Avenue Kennedy Road and Rutherford Road frontages Over the years the properties fronting this portion of Steeles Avenue have evolved into a retail-commercial hub attracting additional complementary commercial uses

The EDO recognizes the merit in allowing additional commercial uses to develop on the site due to its proximity to the established retail-commercial uses including the existing Lowes Home Improvement Store and the Orion Gate development to the south the visibilityfrom Steeles Avenue and the ease of access from Steeles Avenue via Resolution Drive

The current proposal to rezone a portion of the lands from M2 - 3158 to M2 - 2073 to establish commercial and business industrial permissions on the subject portion of the site is in keeping with the retail commercial evolution of the area On this basis the proposed rezoning may be considered appropriate

Community Design Parks Planning amp Development Division

The Urban Design amp Special Projects Section on behalf of the Community Design Parks Planning amp Development Division advise that a revised Urban Design Brief to the satisfaction of the Commissioner of Planning Design and Development is required

Works and Transportation

Signals Operations Review team (SOR) has reviewed the application from a Traffic Engineering Services perspective and advise that we have no comments related to the application subject to any additional information

External Comments are attached

15

pa Vie Region ofPeel isthe proud recipient ofthe National Quality Institute Order ofP Region cf Peel Excellence Quality the National Quality Institute Canada Award ofExcellence Cold Award

VV0rtfelHfif foil lOU Healthy Workplace and a2008 IPACDeloitte Public Sector Leadership Gold Award

February 13 2012

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

RE Korisak amp Company Limited - Morguard Investments Limited Southwest corner of Resolution Drive and Rutherford Road City File C02E01023 Region File RZ-11-2E123B

Dear Ms DeMaria

Regional staffhas reviewed the above noted application andhave noobjections to this amendment of the Zoning by-law to permit commercial and business industrial uses We provide the following comments

Municipal Water and Sanitary Sewer Services bull At the subsequent site plan stagesite servicing drawings are required for review by

Development Services anda 1st Submission Application feeof $150 as perfee by-law 169-2011 (all connections must conform to Regional standards and specifications and design criteria)

bull There is a 12m regional sanitary sewereasement located on the subjectproperty Regional easements must be protected from any encroachments or obstructions The owner shall maintain the land for the easements free and clear of any trees building structures or hard concrete pavement surfaces The owner is permitted to utilize the land for no other purpose than lawns gardens flower beds roadways driveways and parking areas As well the owner shall not deposit or remove any fill from the easement For applications where Regional easements are present landscaping drawings will be required for review and approval prior to siteplan approval If encroachments are approved an encroachment agreement and Regional Council approval will be required All costs and fees associated therewith shall be the responsibility of the Owner

Regional Road No 15 (Steeles Avenue East)bull The existing accesses toSteeles Avenue East are to be utilized Additional access will not

be granted

bull Theaddendum letter to the Traffic Impact Study dated January 5 2012 is satisfactory The study indicates that the traffic associated with the assumed land uses will have minimal impact on the Regional road network

Waste Managementbull The subject land is not within the vicinity ofa landfill Waste collection will be provided

by a private waste hauler

Public Works

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

f-s Details of the proposal

Proposal (Map 1)

OTHER LAND SUBJECT LAND OWNED BY APPLICANT

bull To re-zone a portion of the lands zoned Industrial Two - Section 3158 (M2 shy3158) to Industrial Two - Section 2073 (M2 - 2073) to permit commercial and business industrial permissions on this portion of the property

bull To facilitate the development of the intended 9897 square metre (106 529 square feet) retail-commercial building (Building B Map 1)

F4-M-

Property Description and Surrounding Land Use

The subject property has the following characteristics

diams Is bound by Resolution Drive to the west Resolution Drive to the north Rutherford Road to the east and abuts a commercial property (part of 410 Steeles business area to the south)

The surrounding land uses are described as follows

North Resolution Drive beyond it are industrial uses consisting of warehouses manufacturing establishments automotive uses and multi-tenant industrial buildings

South Commercial lands that are part of the 410 Steeles business area Beyond it is Steeles Avenue and the Orion Gate Power Centre which consists primarily of big box retail warehouses (Costco and Home Depot)

fa-s

East Rutherford Road beyond it is a mix of industrial and commercial uses consisting of retail establishments warehouses manufacturing establishments automotive uses and multi-tenant industrial buildings

West Resolution Drive beyond it is the Lowes Home Improvement big box retail store and vacant land zoned for commercial uses

PLANNING ANALYSIS SUMMARY

The subject lands are intended by the Secondary Plan to develop with a mix of industrial uses and complementary retail-commercial uses taking advantage of the Steeles Avenue Kennedy Road and Rutherford Road frontages At the present time the area is developed with four (4) large industrial buildings as well as a retail-commercial building (Sleep Country Canada) a restaurant (Boston Pizza) and a large format retail use (Lowes Home Improvement Store) Further development on the site is expected to occur as permitted by the existing business-industrial zone on the property which permits retail commercial uses The portion of the propertythat is proposed to be rezoned is currently zoned in a manner that permits solely industrial uses

The proposed amendment would enable the construction of a large retail-commercial building over a portion of the vacant industrial zoned portion of this site The intended largeformat retail building to be added is consistent with the pattern of development established on this site with other large format retail uses in the interior of this site with smaller retail buildings locating along the Steeles Avenue frontage between Kennedy Road and Rutherford Road The proposal will serve to enhance the immediate area as a destination for larger scale retailing

Furthermore considering the existing mixof industrial uses and retail-commercial businesses the proposal conforms to the Business Corridor designation of the Official Plan and generallyconforms to the Mixed CommercialLight Industrial designation of the Brampton East Industrial Secondary Plan The proposal continues to respect and maintain the planned function of the subject lands as prescribed by the relevant policies of the Official Plan and Secondary Plan (see detailed analysis section)

The public meeting was held December 52011 and one member of the public spoke in reference to this proposed zoning amendment In particular the individual expressed concern about the potential traffic impact of the existing and proposed development to Kennedy Road and Steeles Avenue ATraffic Impact Study was submitted with this application and was reviewed by staff Planning staff did address these concerns in appendix 5

The proposed development represents good planning

p

Respectfully submitted

3an Kraszewski MClP RPP Jotfn BjfQdfbetefMCPfPP Director Land Development Services Commissioner Planning Design and

Development

Authored by Sandra DeMaria Development Planner

Original Signed By

Original Signed By

APPENDICES

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

Appendix 2- Secondary Plan Land Use Map

Appendix 3- Existing Zoning Plan Extract

Appendix 4- Existing Land Use Map

Appendix 5 - Public Meeting

Appendix 6 - Detailed Planning Analysis

Appendix 7 - Results of Application Circulation

F-8

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

PROPOSED ^^^m BUSINESS REZONING CORRIDOR

RESIDENTIAL

SUBJECT LAND INDUSTRIAL PROVINCIAL

HIGHWAYS

APPENDIX 1kWs BRAMPTON OFFICIAL PLAN DESIGNATIONS

kaaui Flower City KORSIAK amp COMPANY LTD PLANNING DESIGN amp DEVELOPMENT

Morguard Investments Ltd 50 100

Drawn By AH Metres Dale 2011 11 14 CITY FILE C02E01023

fl^ PROPOSED REZONING

SUBJECT LANDS

EXTRACT FROM SCHEDULE 18 OF THE DOCUMENT KNOWN AS BRAMPTON EAST INDUSTRIAL SECONDARY PLAN

==- COMMERCIAL USE AREA INDUSTRIAL

)sectoc HIGHWAY ampINTERCHANGES ictcr MIXED COMMERCIAL - LIGHT INDUSTRIAL

INTERSECTION IMPROVEMENT re

SERVICE COMMERCIAL

MAJOR ARTERIAL ROAD

HIGHWAY COMMERCIAL MINOR ARTERIAL ROAD

PROPERTY LINECOLLECTOR ROAD

APPENDIX 2 - SECONDARY PLAN DESIGNATIONSm BRAMPTON KORSIAK amp COMPANY LTDhMftaui FlowerCity Morguard Investments Ltd PLANNING DESIGN AND DEVELOPWENT

Date 2011 11 10 Drawn By AH CITY FILE C02E01023

Fl-10

PROPOSED ZONING BOUNDARY COMMERCIALLZZI REZONING

| | SUBJECT LAND INDUSTRIAL INSTITUTIONAL

APPENDIX 3H BRAMPTON jsectf ZONING DESIGNATIONS

bromplotuo FlOWer CltV KORSIAK amp COMPANY LTD PLANNING DESIGNamp DEVELOPMENT Morguard Investments Ltd

Drawn By AH Metres Date 2011 11 14 CITY FILE C02E01023

fa-

AERIAL PHOTO DATE SPRING 2011

SUBJECT LAND COMMERCIAL INSTITUTIONAL

INDUSTRIAL OPEN SPACE RESIDENTIAL

APPENDIX 4Si BRAMPTON gt2f AERIAL amp EXISTING LAND USEbramptauo Flower City KORSIAK amp COMPANY LTD

PLANNING DESIGN amp DEVELOPMENT Morguard Investments Ltd

100

3 Drawn By AH Metres Date 2011 11 14 CITY FILE C02E01023

fZ-gt2

APPENDIX 5

PUBLIC MEETING

City File Number C02E01023

Members Present

Regional Councillor P Palleschi - Wards 2 and 6 (Chair) Regional 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 Region 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

Staff Present

Planning Design and Development Department

J Corbett Commissioner Planning Design and Development A Smith Director Planning Policy and Growth Management D Kraszewski Director Planning and Land Development Services M Won Director Engineering and Development Services J Spencer Manager Parks and Facility Planning K Ash Manager Development Services P Snape Manager Development Services A Parsons Manager Development Services N Grady Development Planner M Gervais Development Planner R Nykyforchyn Development Planner S DeMaria Development Planner

Corporate Services Department

S Navascues Legal Counsel E Evans Deputy Clerk C Urquhart Legislative Coordinator T Brenton Legislative Coordinator

Members of the Public

Lorene Hatelt 216 Townhouse Crescent

fa-raquo3

Results of The Public Meeting

A meeting of the Planning Design and Development Committee was held on December 52011 in the Council Chambers 4h Floor 2 Wellington StreetWest Brampton Ontario commencing at 700 pm with respect to the subject application Notices of this meeting were sent to property owners within 800 metres of the subject lands in accordance with the Planning Act and City Council procedures There was one members of the public that was in attendance That individual expressed concern over the traffic in the area and the potential for this proposal to increase traffic and congestion on the local and regional road network

Below is a response to that issue

Traffic Congestion

The applicant has submitted an addendum to a previously approved Traffic Impact Study to demonstrate that the traffic being generated from the proposed change of use required to develop the intended large retail-commercial building will not result in unacceptable service levels andor add congestion on the local and regional road network

The Addendum Study was reviewed by both the City Transportation Planning Staff and the Region of Peel Both City staff and the Region are satisfied that the change in use and proposed large retail-commercial building will not result in unacceptable service levels on the surrounding local and regional road network

APPENDIX 6

DETAILED PLANNING ANALYSIS

Provincial Policy Statement

The proposed Zoning By-law Amendment is consistent with the Provincial Policy Statement Specifically Section 13(a) Employment Areas states that Planning Authorities shall promote economic development and competitiveness by providing for an appropriate mixand range of employment (including industrial commercial and institutional uses) to meet long term needs

This proposal maintains a sufficient range of industrial and commercial uses to keep the City of Brampton competitive with respect to Economic Development

Strategic Plan

The proposed Zoning By-law amendment to facilitate the development of the site with a large retail commercial building is consistent with the Citys Strategic Plan in particular by designating enough commercial land space to ensure the city remains economically vibrant

Official Plan

The subject lands are designated as Business Corridor in the Official Plan Section 431 states that The Business Corridor designation permits a broad range of employment related uses including industrial and commercial uses that require the exposure offered by such locations in order to accommodate the business and service needs of companies and employees and accommodate at appropriate locations certain business activities that may also serve the general public

The proposed amendment to the zoning by-law to facilitate the development of a large retail-commercial building conforms to the policies of the Official Plan As such an amendment to the Official Plan is not required

Secondary Plan

The subject lands are designated as Mixed-Commercial - Light Industrial in the Brampton East Industrial Secondary Plan The purpose of the designation of these lands is to accommodate a range of commercial industrial and non-industrial uses There are currently 4 industrial buildings on the subject lands with a mix of retail-commercial buildings The proposed re-zoning will enable the construction of a large retail commercial building (refer to concept plan building B) with an approximate gross floor area of 9897 square metres (106529 square feet)

The proposal generally conforms to the Mixed CommercialLight Industrial designation of the Brampton East Industrial Secondary Plan The proposal continues to respect and

10

maintain the planned function of the subject lands for both industrial and commercial uses considering that a substantial portion of the lands designated Mixed-Commercial - Light Industrial are already developed with industrial uses (existing buildings P Q R and X as shown on the concept plan) The proposal will serve to enhance the immediate area as a destination for larger scale retailing while maintaining an appropriate quantity of Industrial usesbuildings

Zoning

The proposed amendment involves expanding the abutting Industrial Two shySection 2073 (M2 - Section 2073) zone over the 157 ha (387 acre) portion of this property to replace the existing Industrial Two - Section 3158 (M2 - 3158) zone This re-zoning would permit the development of the intended large format retail building The M2 - Section 2073 zone permits both retail-commercial and industrial uses

Staffsupports the introduction of commercial uses over the subject lands for the intended large retail-commercial building This portion of the site is considered an area of transition based on its close proximity to the existing Lowes Home Improvement Store and existing and proposed retail commercial uses along Steeles Avenue Furthermore the site has good access and visibility from Resolution Drive making it accessible and desirable for retailers

Land Use

The original intent for the development of the subject lands was for business industrial uses with complimentary retail commercial uses along the Steeles Avenue and Kennedy Road frontages The site has evolved over time attracting a large big box retailer (Lowes Home Improvement Store) and other retail-commercial franchises such as Sleep Country Canada and Boston Pizza Restaurant Notwithstanding the proposed additional big box retail use a substantial portion of this area has already been developed for industrial purposes to satisfy the planned function for the area Specifically three (3) industrial buildings on the north side of Resolution Drive adjacent to existing industrial uses and one (1) light business industrial building along Rutherford Road (Buildings P Q R and Xshown on Map 1) are developed

The sites visibility and access from Steeles Avenue through Resolution Drive and its proximity to the established Lowes Home Improvement Store and the Orion Gate development on the south side of Steeles Avenue have made the subject lands attractive to other retailers The proposed amendment to accommodate the development of a large retail-commercial use is compatible from a land use perspective with existing uses on and adjacent to the subject lands

Urban Design

A revised Urban Design Brief for the site has been submitted Staff has requested some modifications to the revised Brief In particular staff has requested that the

11

revised Brief reference the intended built form (buildings) along Kennedy Road and Steeles Avenue the pedestrian-friendly Steeles Avenue Zone and the primary gateway secondary gateway and corner features from the original approved Urban Design Brief Final approval of the proposed zoning by-law amendment will be subject to the approval of the revised Urban Design Brief

Notwithstanding the above the applicant will be required to obtain site plan approval for the proposed large commercial building all future commercial buildings and any proposed modifications to landscaping and parking areas The building design and other design objectives as shown in the Urban Design Brief will be implemented through the required site plan application review process

TransportationTraffic

The applicant has submitted an addendum to a previously approved Traffic Impact Study to demonstrate that additional traffic that may be generated from the proposed large commercial-retail building will not result in unacceptable service levels on the local and regional road network

Both the Region of Peel and City Transportation Planning Staff have reviewed the addendum report and conclude that traffic volumes generated by the proposed amendment (to facilitate development of the intended large format retail stand-alone building) will still maintain acceptable operating levels of service

Servicing

No issues Existing municipal sanitary sewer and storm water management will accommodate the proposal

Re-zoning Agreement

Staff envisions no technical impediments to the approval of the application and all associated requirements can be implemented through the site plan approval process

12

F-i7

APPENDIX 7

RESULTS OF APPLICATION CIRCULATION

City File Number C02E01023

The following internal departments provided comments

Transporation Planning

The traffic study addendum for the subject application has been reviewed and the following comments are provided

bull All transportation matters relating to parking layout internal traffic circulation and internal access configuration will be reviewed at the time of site plan application

bull It is agreed that the proposed land use for Buildings B will not have significant traffic impact implications on Municipal road network including intersections

bull Region of Peel will address any issues pertaining to Regional Roads

Planning Policy

After reviewing the proposal and supporting material this confirms that the proposal conforms to the Business Corridor designation of the Official Plan and generally conforms to the Mixed CommercialLight Industrial designation of the Brampton East Industrial Secondary Plan The proposal continues to respect and maintain the planned function of the subject lands as prescribed by the relevant policies of the Official Plan and Secondary Plan

The proposal is also consistent and keeping in character with the pattern of development for large format retail uses that has emerged on the Steeles Avenue frontage lands between Kennedy Road and Rutherford Road The proposal will serve to enhance the immediate area as a destination for larger scale retailing

Growth Management and Special Policy

Roads

The subject site is bounded by Kennedy Road South to the west Rutherford Road South to the east and Steeles Avenue East to the south Within the Official Plan Steeles Avenue East is designated an intensification corridor areas that are the focus of intensification and transit-supportive development

Kennedy Road South and Steeles Avenue East are designated as regionally maintained Major Arterial roads within the Official Plan The Region of Peel should be contacted to confirm any approval requirements regarding development along these two arterials

13

p-

Rutherford Road is designated a collector road within the Official Plan No road improvements are forecast for this road in the 2012-2021 Roads Capital Program

Action Required NO

Transit

Steeles Avenue is designated a BRT Corridor within the Official Plan where service frequency levels are targeted for less than every 5 minutes Steeles Avenue East is currently serviced by Transit Route 1111A which has a peak time frequency of 3 minutes This route connects to transit services within adjacent municipalities York Region Transit Mississauga Transit and the TTC

Kennedy Road is designated a Primary Corridor within the Official Plan where service frequency is targeted for every 5-75 minutes Kennedy Road South is currently serviced by Route 77A which has a peak time frequency of every 7 minutes

Rutherford Road is currently serviced by Route 10 South Industrial which has a peak time frequency of every 20 minutes The subject site is currently well serviced by transit

Action Required NO

Schools

School capacity is not affected by this application

Action Required NO

Emergency Services

The subject site is serviced by an existing fire station Station 201 located at 8 Rutherford Road South The fire station is located approximately 3 km from the subject site

Action Required NO

Development Allocation Status

This application is not affected by the Development Allocation Strategy

Action Required NO

Cost Sharing Agreements

The subject site is not within a Cost Sharing Agreement Area and is therefore not subject to a Cost Sharing Agreement

14

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Action Required NO

Engineering and Development Planning

We have reviewed the Addendum letter to the approved Functional Servicing Report dated December 112011 and find it to be satisfactory

Economic Development Office

The Economic Development Office (EDO) has reviewed the above captioned application and submits the following comments

The original intent for the development of the subject lands was presented as a business campus of predominantly industrial uses with complimentary retail-commercial uses taking advantage of the Steeles Avenue Kennedy Road and Rutherford Road frontages Over the years the properties fronting this portion of Steeles Avenue have evolved into a retail-commercial hub attracting additional complementary commercial uses

The EDO recognizes the merit in allowing additional commercial uses to develop on the site due to its proximity to the established retail-commercial uses including the existing Lowes Home Improvement Store and the Orion Gate development to the south the visibilityfrom Steeles Avenue and the ease of access from Steeles Avenue via Resolution Drive

The current proposal to rezone a portion of the lands from M2 - 3158 to M2 - 2073 to establish commercial and business industrial permissions on the subject portion of the site is in keeping with the retail commercial evolution of the area On this basis the proposed rezoning may be considered appropriate

Community Design Parks Planning amp Development Division

The Urban Design amp Special Projects Section on behalf of the Community Design Parks Planning amp Development Division advise that a revised Urban Design Brief to the satisfaction of the Commissioner of Planning Design and Development is required

Works and Transportation

Signals Operations Review team (SOR) has reviewed the application from a Traffic Engineering Services perspective and advise that we have no comments related to the application subject to any additional information

External Comments are attached

15

pa Vie Region ofPeel isthe proud recipient ofthe National Quality Institute Order ofP Region cf Peel Excellence Quality the National Quality Institute Canada Award ofExcellence Cold Award

VV0rtfelHfif foil lOU Healthy Workplace and a2008 IPACDeloitte Public Sector Leadership Gold Award

February 13 2012

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

RE Korisak amp Company Limited - Morguard Investments Limited Southwest corner of Resolution Drive and Rutherford Road City File C02E01023 Region File RZ-11-2E123B

Dear Ms DeMaria

Regional staffhas reviewed the above noted application andhave noobjections to this amendment of the Zoning by-law to permit commercial and business industrial uses We provide the following comments

Municipal Water and Sanitary Sewer Services bull At the subsequent site plan stagesite servicing drawings are required for review by

Development Services anda 1st Submission Application feeof $150 as perfee by-law 169-2011 (all connections must conform to Regional standards and specifications and design criteria)

bull There is a 12m regional sanitary sewereasement located on the subjectproperty Regional easements must be protected from any encroachments or obstructions The owner shall maintain the land for the easements free and clear of any trees building structures or hard concrete pavement surfaces The owner is permitted to utilize the land for no other purpose than lawns gardens flower beds roadways driveways and parking areas As well the owner shall not deposit or remove any fill from the easement For applications where Regional easements are present landscaping drawings will be required for review and approval prior to siteplan approval If encroachments are approved an encroachment agreement and Regional Council approval will be required All costs and fees associated therewith shall be the responsibility of the Owner

Regional Road No 15 (Steeles Avenue East)bull The existing accesses toSteeles Avenue East are to be utilized Additional access will not

be granted

bull Theaddendum letter to the Traffic Impact Study dated January 5 2012 is satisfactory The study indicates that the traffic associated with the assumed land uses will have minimal impact on the Regional road network

Waste Managementbull The subject land is not within the vicinity ofa landfill Waste collection will be provided

by a private waste hauler

Public Works

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

F4-M-

Property Description and Surrounding Land Use

The subject property has the following characteristics

diams Is bound by Resolution Drive to the west Resolution Drive to the north Rutherford Road to the east and abuts a commercial property (part of 410 Steeles business area to the south)

The surrounding land uses are described as follows

North Resolution Drive beyond it are industrial uses consisting of warehouses manufacturing establishments automotive uses and multi-tenant industrial buildings

South Commercial lands that are part of the 410 Steeles business area Beyond it is Steeles Avenue and the Orion Gate Power Centre which consists primarily of big box retail warehouses (Costco and Home Depot)

fa-s

East Rutherford Road beyond it is a mix of industrial and commercial uses consisting of retail establishments warehouses manufacturing establishments automotive uses and multi-tenant industrial buildings

West Resolution Drive beyond it is the Lowes Home Improvement big box retail store and vacant land zoned for commercial uses

PLANNING ANALYSIS SUMMARY

The subject lands are intended by the Secondary Plan to develop with a mix of industrial uses and complementary retail-commercial uses taking advantage of the Steeles Avenue Kennedy Road and Rutherford Road frontages At the present time the area is developed with four (4) large industrial buildings as well as a retail-commercial building (Sleep Country Canada) a restaurant (Boston Pizza) and a large format retail use (Lowes Home Improvement Store) Further development on the site is expected to occur as permitted by the existing business-industrial zone on the property which permits retail commercial uses The portion of the propertythat is proposed to be rezoned is currently zoned in a manner that permits solely industrial uses

The proposed amendment would enable the construction of a large retail-commercial building over a portion of the vacant industrial zoned portion of this site The intended largeformat retail building to be added is consistent with the pattern of development established on this site with other large format retail uses in the interior of this site with smaller retail buildings locating along the Steeles Avenue frontage between Kennedy Road and Rutherford Road The proposal will serve to enhance the immediate area as a destination for larger scale retailing

Furthermore considering the existing mixof industrial uses and retail-commercial businesses the proposal conforms to the Business Corridor designation of the Official Plan and generallyconforms to the Mixed CommercialLight Industrial designation of the Brampton East Industrial Secondary Plan The proposal continues to respect and maintain the planned function of the subject lands as prescribed by the relevant policies of the Official Plan and Secondary Plan (see detailed analysis section)

The public meeting was held December 52011 and one member of the public spoke in reference to this proposed zoning amendment In particular the individual expressed concern about the potential traffic impact of the existing and proposed development to Kennedy Road and Steeles Avenue ATraffic Impact Study was submitted with this application and was reviewed by staff Planning staff did address these concerns in appendix 5

The proposed development represents good planning

p

Respectfully submitted

3an Kraszewski MClP RPP Jotfn BjfQdfbetefMCPfPP Director Land Development Services Commissioner Planning Design and

Development

Authored by Sandra DeMaria Development Planner

Original Signed By

Original Signed By

APPENDICES

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

Appendix 2- Secondary Plan Land Use Map

Appendix 3- Existing Zoning Plan Extract

Appendix 4- Existing Land Use Map

Appendix 5 - Public Meeting

Appendix 6 - Detailed Planning Analysis

Appendix 7 - Results of Application Circulation

F-8

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

PROPOSED ^^^m BUSINESS REZONING CORRIDOR

RESIDENTIAL

SUBJECT LAND INDUSTRIAL PROVINCIAL

HIGHWAYS

APPENDIX 1kWs BRAMPTON OFFICIAL PLAN DESIGNATIONS

kaaui Flower City KORSIAK amp COMPANY LTD PLANNING DESIGN amp DEVELOPMENT

Morguard Investments Ltd 50 100

Drawn By AH Metres Dale 2011 11 14 CITY FILE C02E01023

fl^ PROPOSED REZONING

SUBJECT LANDS

EXTRACT FROM SCHEDULE 18 OF THE DOCUMENT KNOWN AS BRAMPTON EAST INDUSTRIAL SECONDARY PLAN

==- COMMERCIAL USE AREA INDUSTRIAL

)sectoc HIGHWAY ampINTERCHANGES ictcr MIXED COMMERCIAL - LIGHT INDUSTRIAL

INTERSECTION IMPROVEMENT re

SERVICE COMMERCIAL

MAJOR ARTERIAL ROAD

HIGHWAY COMMERCIAL MINOR ARTERIAL ROAD

PROPERTY LINECOLLECTOR ROAD

APPENDIX 2 - SECONDARY PLAN DESIGNATIONSm BRAMPTON KORSIAK amp COMPANY LTDhMftaui FlowerCity Morguard Investments Ltd PLANNING DESIGN AND DEVELOPWENT

Date 2011 11 10 Drawn By AH CITY FILE C02E01023

Fl-10

PROPOSED ZONING BOUNDARY COMMERCIALLZZI REZONING

| | SUBJECT LAND INDUSTRIAL INSTITUTIONAL

APPENDIX 3H BRAMPTON jsectf ZONING DESIGNATIONS

bromplotuo FlOWer CltV KORSIAK amp COMPANY LTD PLANNING DESIGNamp DEVELOPMENT Morguard Investments Ltd

Drawn By AH Metres Date 2011 11 14 CITY FILE C02E01023

fa-

AERIAL PHOTO DATE SPRING 2011

SUBJECT LAND COMMERCIAL INSTITUTIONAL

INDUSTRIAL OPEN SPACE RESIDENTIAL

APPENDIX 4Si BRAMPTON gt2f AERIAL amp EXISTING LAND USEbramptauo Flower City KORSIAK amp COMPANY LTD

PLANNING DESIGN amp DEVELOPMENT Morguard Investments Ltd

100

3 Drawn By AH Metres Date 2011 11 14 CITY FILE C02E01023

fZ-gt2

APPENDIX 5

PUBLIC MEETING

City File Number C02E01023

Members Present

Regional Councillor P Palleschi - Wards 2 and 6 (Chair) Regional 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 Region 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

Staff Present

Planning Design and Development Department

J Corbett Commissioner Planning Design and Development A Smith Director Planning Policy and Growth Management D Kraszewski Director Planning and Land Development Services M Won Director Engineering and Development Services J Spencer Manager Parks and Facility Planning K Ash Manager Development Services P Snape Manager Development Services A Parsons Manager Development Services N Grady Development Planner M Gervais Development Planner R Nykyforchyn Development Planner S DeMaria Development Planner

Corporate Services Department

S Navascues Legal Counsel E Evans Deputy Clerk C Urquhart Legislative Coordinator T Brenton Legislative Coordinator

Members of the Public

Lorene Hatelt 216 Townhouse Crescent

fa-raquo3

Results of The Public Meeting

A meeting of the Planning Design and Development Committee was held on December 52011 in the Council Chambers 4h Floor 2 Wellington StreetWest Brampton Ontario commencing at 700 pm with respect to the subject application Notices of this meeting were sent to property owners within 800 metres of the subject lands in accordance with the Planning Act and City Council procedures There was one members of the public that was in attendance That individual expressed concern over the traffic in the area and the potential for this proposal to increase traffic and congestion on the local and regional road network

Below is a response to that issue

Traffic Congestion

The applicant has submitted an addendum to a previously approved Traffic Impact Study to demonstrate that the traffic being generated from the proposed change of use required to develop the intended large retail-commercial building will not result in unacceptable service levels andor add congestion on the local and regional road network

The Addendum Study was reviewed by both the City Transportation Planning Staff and the Region of Peel Both City staff and the Region are satisfied that the change in use and proposed large retail-commercial building will not result in unacceptable service levels on the surrounding local and regional road network

APPENDIX 6

DETAILED PLANNING ANALYSIS

Provincial Policy Statement

The proposed Zoning By-law Amendment is consistent with the Provincial Policy Statement Specifically Section 13(a) Employment Areas states that Planning Authorities shall promote economic development and competitiveness by providing for an appropriate mixand range of employment (including industrial commercial and institutional uses) to meet long term needs

This proposal maintains a sufficient range of industrial and commercial uses to keep the City of Brampton competitive with respect to Economic Development

Strategic Plan

The proposed Zoning By-law amendment to facilitate the development of the site with a large retail commercial building is consistent with the Citys Strategic Plan in particular by designating enough commercial land space to ensure the city remains economically vibrant

Official Plan

The subject lands are designated as Business Corridor in the Official Plan Section 431 states that The Business Corridor designation permits a broad range of employment related uses including industrial and commercial uses that require the exposure offered by such locations in order to accommodate the business and service needs of companies and employees and accommodate at appropriate locations certain business activities that may also serve the general public

The proposed amendment to the zoning by-law to facilitate the development of a large retail-commercial building conforms to the policies of the Official Plan As such an amendment to the Official Plan is not required

Secondary Plan

The subject lands are designated as Mixed-Commercial - Light Industrial in the Brampton East Industrial Secondary Plan The purpose of the designation of these lands is to accommodate a range of commercial industrial and non-industrial uses There are currently 4 industrial buildings on the subject lands with a mix of retail-commercial buildings The proposed re-zoning will enable the construction of a large retail commercial building (refer to concept plan building B) with an approximate gross floor area of 9897 square metres (106529 square feet)

The proposal generally conforms to the Mixed CommercialLight Industrial designation of the Brampton East Industrial Secondary Plan The proposal continues to respect and

10

maintain the planned function of the subject lands for both industrial and commercial uses considering that a substantial portion of the lands designated Mixed-Commercial - Light Industrial are already developed with industrial uses (existing buildings P Q R and X as shown on the concept plan) The proposal will serve to enhance the immediate area as a destination for larger scale retailing while maintaining an appropriate quantity of Industrial usesbuildings

Zoning

The proposed amendment involves expanding the abutting Industrial Two shySection 2073 (M2 - Section 2073) zone over the 157 ha (387 acre) portion of this property to replace the existing Industrial Two - Section 3158 (M2 - 3158) zone This re-zoning would permit the development of the intended large format retail building The M2 - Section 2073 zone permits both retail-commercial and industrial uses

Staffsupports the introduction of commercial uses over the subject lands for the intended large retail-commercial building This portion of the site is considered an area of transition based on its close proximity to the existing Lowes Home Improvement Store and existing and proposed retail commercial uses along Steeles Avenue Furthermore the site has good access and visibility from Resolution Drive making it accessible and desirable for retailers

Land Use

The original intent for the development of the subject lands was for business industrial uses with complimentary retail commercial uses along the Steeles Avenue and Kennedy Road frontages The site has evolved over time attracting a large big box retailer (Lowes Home Improvement Store) and other retail-commercial franchises such as Sleep Country Canada and Boston Pizza Restaurant Notwithstanding the proposed additional big box retail use a substantial portion of this area has already been developed for industrial purposes to satisfy the planned function for the area Specifically three (3) industrial buildings on the north side of Resolution Drive adjacent to existing industrial uses and one (1) light business industrial building along Rutherford Road (Buildings P Q R and Xshown on Map 1) are developed

The sites visibility and access from Steeles Avenue through Resolution Drive and its proximity to the established Lowes Home Improvement Store and the Orion Gate development on the south side of Steeles Avenue have made the subject lands attractive to other retailers The proposed amendment to accommodate the development of a large retail-commercial use is compatible from a land use perspective with existing uses on and adjacent to the subject lands

Urban Design

A revised Urban Design Brief for the site has been submitted Staff has requested some modifications to the revised Brief In particular staff has requested that the

11

revised Brief reference the intended built form (buildings) along Kennedy Road and Steeles Avenue the pedestrian-friendly Steeles Avenue Zone and the primary gateway secondary gateway and corner features from the original approved Urban Design Brief Final approval of the proposed zoning by-law amendment will be subject to the approval of the revised Urban Design Brief

Notwithstanding the above the applicant will be required to obtain site plan approval for the proposed large commercial building all future commercial buildings and any proposed modifications to landscaping and parking areas The building design and other design objectives as shown in the Urban Design Brief will be implemented through the required site plan application review process

TransportationTraffic

The applicant has submitted an addendum to a previously approved Traffic Impact Study to demonstrate that additional traffic that may be generated from the proposed large commercial-retail building will not result in unacceptable service levels on the local and regional road network

Both the Region of Peel and City Transportation Planning Staff have reviewed the addendum report and conclude that traffic volumes generated by the proposed amendment (to facilitate development of the intended large format retail stand-alone building) will still maintain acceptable operating levels of service

Servicing

No issues Existing municipal sanitary sewer and storm water management will accommodate the proposal

Re-zoning Agreement

Staff envisions no technical impediments to the approval of the application and all associated requirements can be implemented through the site plan approval process

12

F-i7

APPENDIX 7

RESULTS OF APPLICATION CIRCULATION

City File Number C02E01023

The following internal departments provided comments

Transporation Planning

The traffic study addendum for the subject application has been reviewed and the following comments are provided

bull All transportation matters relating to parking layout internal traffic circulation and internal access configuration will be reviewed at the time of site plan application

bull It is agreed that the proposed land use for Buildings B will not have significant traffic impact implications on Municipal road network including intersections

bull Region of Peel will address any issues pertaining to Regional Roads

Planning Policy

After reviewing the proposal and supporting material this confirms that the proposal conforms to the Business Corridor designation of the Official Plan and generally conforms to the Mixed CommercialLight Industrial designation of the Brampton East Industrial Secondary Plan The proposal continues to respect and maintain the planned function of the subject lands as prescribed by the relevant policies of the Official Plan and Secondary Plan

The proposal is also consistent and keeping in character with the pattern of development for large format retail uses that has emerged on the Steeles Avenue frontage lands between Kennedy Road and Rutherford Road The proposal will serve to enhance the immediate area as a destination for larger scale retailing

Growth Management and Special Policy

Roads

The subject site is bounded by Kennedy Road South to the west Rutherford Road South to the east and Steeles Avenue East to the south Within the Official Plan Steeles Avenue East is designated an intensification corridor areas that are the focus of intensification and transit-supportive development

Kennedy Road South and Steeles Avenue East are designated as regionally maintained Major Arterial roads within the Official Plan The Region of Peel should be contacted to confirm any approval requirements regarding development along these two arterials

13

p-

Rutherford Road is designated a collector road within the Official Plan No road improvements are forecast for this road in the 2012-2021 Roads Capital Program

Action Required NO

Transit

Steeles Avenue is designated a BRT Corridor within the Official Plan where service frequency levels are targeted for less than every 5 minutes Steeles Avenue East is currently serviced by Transit Route 1111A which has a peak time frequency of 3 minutes This route connects to transit services within adjacent municipalities York Region Transit Mississauga Transit and the TTC

Kennedy Road is designated a Primary Corridor within the Official Plan where service frequency is targeted for every 5-75 minutes Kennedy Road South is currently serviced by Route 77A which has a peak time frequency of every 7 minutes

Rutherford Road is currently serviced by Route 10 South Industrial which has a peak time frequency of every 20 minutes The subject site is currently well serviced by transit

Action Required NO

Schools

School capacity is not affected by this application

Action Required NO

Emergency Services

The subject site is serviced by an existing fire station Station 201 located at 8 Rutherford Road South The fire station is located approximately 3 km from the subject site

Action Required NO

Development Allocation Status

This application is not affected by the Development Allocation Strategy

Action Required NO

Cost Sharing Agreements

The subject site is not within a Cost Sharing Agreement Area and is therefore not subject to a Cost Sharing Agreement

14

Fa-tt

Action Required NO

Engineering and Development Planning

We have reviewed the Addendum letter to the approved Functional Servicing Report dated December 112011 and find it to be satisfactory

Economic Development Office

The Economic Development Office (EDO) has reviewed the above captioned application and submits the following comments

The original intent for the development of the subject lands was presented as a business campus of predominantly industrial uses with complimentary retail-commercial uses taking advantage of the Steeles Avenue Kennedy Road and Rutherford Road frontages Over the years the properties fronting this portion of Steeles Avenue have evolved into a retail-commercial hub attracting additional complementary commercial uses

The EDO recognizes the merit in allowing additional commercial uses to develop on the site due to its proximity to the established retail-commercial uses including the existing Lowes Home Improvement Store and the Orion Gate development to the south the visibilityfrom Steeles Avenue and the ease of access from Steeles Avenue via Resolution Drive

The current proposal to rezone a portion of the lands from M2 - 3158 to M2 - 2073 to establish commercial and business industrial permissions on the subject portion of the site is in keeping with the retail commercial evolution of the area On this basis the proposed rezoning may be considered appropriate

Community Design Parks Planning amp Development Division

The Urban Design amp Special Projects Section on behalf of the Community Design Parks Planning amp Development Division advise that a revised Urban Design Brief to the satisfaction of the Commissioner of Planning Design and Development is required

Works and Transportation

Signals Operations Review team (SOR) has reviewed the application from a Traffic Engineering Services perspective and advise that we have no comments related to the application subject to any additional information

External Comments are attached

15

pa Vie Region ofPeel isthe proud recipient ofthe National Quality Institute Order ofP Region cf Peel Excellence Quality the National Quality Institute Canada Award ofExcellence Cold Award

VV0rtfelHfif foil lOU Healthy Workplace and a2008 IPACDeloitte Public Sector Leadership Gold Award

February 13 2012

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

RE Korisak amp Company Limited - Morguard Investments Limited Southwest corner of Resolution Drive and Rutherford Road City File C02E01023 Region File RZ-11-2E123B

Dear Ms DeMaria

Regional staffhas reviewed the above noted application andhave noobjections to this amendment of the Zoning by-law to permit commercial and business industrial uses We provide the following comments

Municipal Water and Sanitary Sewer Services bull At the subsequent site plan stagesite servicing drawings are required for review by

Development Services anda 1st Submission Application feeof $150 as perfee by-law 169-2011 (all connections must conform to Regional standards and specifications and design criteria)

bull There is a 12m regional sanitary sewereasement located on the subjectproperty Regional easements must be protected from any encroachments or obstructions The owner shall maintain the land for the easements free and clear of any trees building structures or hard concrete pavement surfaces The owner is permitted to utilize the land for no other purpose than lawns gardens flower beds roadways driveways and parking areas As well the owner shall not deposit or remove any fill from the easement For applications where Regional easements are present landscaping drawings will be required for review and approval prior to siteplan approval If encroachments are approved an encroachment agreement and Regional Council approval will be required All costs and fees associated therewith shall be the responsibility of the Owner

Regional Road No 15 (Steeles Avenue East)bull The existing accesses toSteeles Avenue East are to be utilized Additional access will not

be granted

bull Theaddendum letter to the Traffic Impact Study dated January 5 2012 is satisfactory The study indicates that the traffic associated with the assumed land uses will have minimal impact on the Regional road network

Waste Managementbull The subject land is not within the vicinity ofa landfill Waste collection will be provided

by a private waste hauler

Public Works

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

fa-s

East Rutherford Road beyond it is a mix of industrial and commercial uses consisting of retail establishments warehouses manufacturing establishments automotive uses and multi-tenant industrial buildings

West Resolution Drive beyond it is the Lowes Home Improvement big box retail store and vacant land zoned for commercial uses

PLANNING ANALYSIS SUMMARY

The subject lands are intended by the Secondary Plan to develop with a mix of industrial uses and complementary retail-commercial uses taking advantage of the Steeles Avenue Kennedy Road and Rutherford Road frontages At the present time the area is developed with four (4) large industrial buildings as well as a retail-commercial building (Sleep Country Canada) a restaurant (Boston Pizza) and a large format retail use (Lowes Home Improvement Store) Further development on the site is expected to occur as permitted by the existing business-industrial zone on the property which permits retail commercial uses The portion of the propertythat is proposed to be rezoned is currently zoned in a manner that permits solely industrial uses

The proposed amendment would enable the construction of a large retail-commercial building over a portion of the vacant industrial zoned portion of this site The intended largeformat retail building to be added is consistent with the pattern of development established on this site with other large format retail uses in the interior of this site with smaller retail buildings locating along the Steeles Avenue frontage between Kennedy Road and Rutherford Road The proposal will serve to enhance the immediate area as a destination for larger scale retailing

Furthermore considering the existing mixof industrial uses and retail-commercial businesses the proposal conforms to the Business Corridor designation of the Official Plan and generallyconforms to the Mixed CommercialLight Industrial designation of the Brampton East Industrial Secondary Plan The proposal continues to respect and maintain the planned function of the subject lands as prescribed by the relevant policies of the Official Plan and Secondary Plan (see detailed analysis section)

The public meeting was held December 52011 and one member of the public spoke in reference to this proposed zoning amendment In particular the individual expressed concern about the potential traffic impact of the existing and proposed development to Kennedy Road and Steeles Avenue ATraffic Impact Study was submitted with this application and was reviewed by staff Planning staff did address these concerns in appendix 5

The proposed development represents good planning

p

Respectfully submitted

3an Kraszewski MClP RPP Jotfn BjfQdfbetefMCPfPP Director Land Development Services Commissioner Planning Design and

Development

Authored by Sandra DeMaria Development Planner

Original Signed By

Original Signed By

APPENDICES

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

Appendix 2- Secondary Plan Land Use Map

Appendix 3- Existing Zoning Plan Extract

Appendix 4- Existing Land Use Map

Appendix 5 - Public Meeting

Appendix 6 - Detailed Planning Analysis

Appendix 7 - Results of Application Circulation

F-8

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

PROPOSED ^^^m BUSINESS REZONING CORRIDOR

RESIDENTIAL

SUBJECT LAND INDUSTRIAL PROVINCIAL

HIGHWAYS

APPENDIX 1kWs BRAMPTON OFFICIAL PLAN DESIGNATIONS

kaaui Flower City KORSIAK amp COMPANY LTD PLANNING DESIGN amp DEVELOPMENT

Morguard Investments Ltd 50 100

Drawn By AH Metres Dale 2011 11 14 CITY FILE C02E01023

fl^ PROPOSED REZONING

SUBJECT LANDS

EXTRACT FROM SCHEDULE 18 OF THE DOCUMENT KNOWN AS BRAMPTON EAST INDUSTRIAL SECONDARY PLAN

==- COMMERCIAL USE AREA INDUSTRIAL

)sectoc HIGHWAY ampINTERCHANGES ictcr MIXED COMMERCIAL - LIGHT INDUSTRIAL

INTERSECTION IMPROVEMENT re

SERVICE COMMERCIAL

MAJOR ARTERIAL ROAD

HIGHWAY COMMERCIAL MINOR ARTERIAL ROAD

PROPERTY LINECOLLECTOR ROAD

APPENDIX 2 - SECONDARY PLAN DESIGNATIONSm BRAMPTON KORSIAK amp COMPANY LTDhMftaui FlowerCity Morguard Investments Ltd PLANNING DESIGN AND DEVELOPWENT

Date 2011 11 10 Drawn By AH CITY FILE C02E01023

Fl-10

PROPOSED ZONING BOUNDARY COMMERCIALLZZI REZONING

| | SUBJECT LAND INDUSTRIAL INSTITUTIONAL

APPENDIX 3H BRAMPTON jsectf ZONING DESIGNATIONS

bromplotuo FlOWer CltV KORSIAK amp COMPANY LTD PLANNING DESIGNamp DEVELOPMENT Morguard Investments Ltd

Drawn By AH Metres Date 2011 11 14 CITY FILE C02E01023

fa-

AERIAL PHOTO DATE SPRING 2011

SUBJECT LAND COMMERCIAL INSTITUTIONAL

INDUSTRIAL OPEN SPACE RESIDENTIAL

APPENDIX 4Si BRAMPTON gt2f AERIAL amp EXISTING LAND USEbramptauo Flower City KORSIAK amp COMPANY LTD

PLANNING DESIGN amp DEVELOPMENT Morguard Investments Ltd

100

3 Drawn By AH Metres Date 2011 11 14 CITY FILE C02E01023

fZ-gt2

APPENDIX 5

PUBLIC MEETING

City File Number C02E01023

Members Present

Regional Councillor P Palleschi - Wards 2 and 6 (Chair) Regional 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 Region 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

Staff Present

Planning Design and Development Department

J Corbett Commissioner Planning Design and Development A Smith Director Planning Policy and Growth Management D Kraszewski Director Planning and Land Development Services M Won Director Engineering and Development Services J Spencer Manager Parks and Facility Planning K Ash Manager Development Services P Snape Manager Development Services A Parsons Manager Development Services N Grady Development Planner M Gervais Development Planner R Nykyforchyn Development Planner S DeMaria Development Planner

Corporate Services Department

S Navascues Legal Counsel E Evans Deputy Clerk C Urquhart Legislative Coordinator T Brenton Legislative Coordinator

Members of the Public

Lorene Hatelt 216 Townhouse Crescent

fa-raquo3

Results of The Public Meeting

A meeting of the Planning Design and Development Committee was held on December 52011 in the Council Chambers 4h Floor 2 Wellington StreetWest Brampton Ontario commencing at 700 pm with respect to the subject application Notices of this meeting were sent to property owners within 800 metres of the subject lands in accordance with the Planning Act and City Council procedures There was one members of the public that was in attendance That individual expressed concern over the traffic in the area and the potential for this proposal to increase traffic and congestion on the local and regional road network

Below is a response to that issue

Traffic Congestion

The applicant has submitted an addendum to a previously approved Traffic Impact Study to demonstrate that the traffic being generated from the proposed change of use required to develop the intended large retail-commercial building will not result in unacceptable service levels andor add congestion on the local and regional road network

The Addendum Study was reviewed by both the City Transportation Planning Staff and the Region of Peel Both City staff and the Region are satisfied that the change in use and proposed large retail-commercial building will not result in unacceptable service levels on the surrounding local and regional road network

APPENDIX 6

DETAILED PLANNING ANALYSIS

Provincial Policy Statement

The proposed Zoning By-law Amendment is consistent with the Provincial Policy Statement Specifically Section 13(a) Employment Areas states that Planning Authorities shall promote economic development and competitiveness by providing for an appropriate mixand range of employment (including industrial commercial and institutional uses) to meet long term needs

This proposal maintains a sufficient range of industrial and commercial uses to keep the City of Brampton competitive with respect to Economic Development

Strategic Plan

The proposed Zoning By-law amendment to facilitate the development of the site with a large retail commercial building is consistent with the Citys Strategic Plan in particular by designating enough commercial land space to ensure the city remains economically vibrant

Official Plan

The subject lands are designated as Business Corridor in the Official Plan Section 431 states that The Business Corridor designation permits a broad range of employment related uses including industrial and commercial uses that require the exposure offered by such locations in order to accommodate the business and service needs of companies and employees and accommodate at appropriate locations certain business activities that may also serve the general public

The proposed amendment to the zoning by-law to facilitate the development of a large retail-commercial building conforms to the policies of the Official Plan As such an amendment to the Official Plan is not required

Secondary Plan

The subject lands are designated as Mixed-Commercial - Light Industrial in the Brampton East Industrial Secondary Plan The purpose of the designation of these lands is to accommodate a range of commercial industrial and non-industrial uses There are currently 4 industrial buildings on the subject lands with a mix of retail-commercial buildings The proposed re-zoning will enable the construction of a large retail commercial building (refer to concept plan building B) with an approximate gross floor area of 9897 square metres (106529 square feet)

The proposal generally conforms to the Mixed CommercialLight Industrial designation of the Brampton East Industrial Secondary Plan The proposal continues to respect and

10

maintain the planned function of the subject lands for both industrial and commercial uses considering that a substantial portion of the lands designated Mixed-Commercial - Light Industrial are already developed with industrial uses (existing buildings P Q R and X as shown on the concept plan) The proposal will serve to enhance the immediate area as a destination for larger scale retailing while maintaining an appropriate quantity of Industrial usesbuildings

Zoning

The proposed amendment involves expanding the abutting Industrial Two shySection 2073 (M2 - Section 2073) zone over the 157 ha (387 acre) portion of this property to replace the existing Industrial Two - Section 3158 (M2 - 3158) zone This re-zoning would permit the development of the intended large format retail building The M2 - Section 2073 zone permits both retail-commercial and industrial uses

Staffsupports the introduction of commercial uses over the subject lands for the intended large retail-commercial building This portion of the site is considered an area of transition based on its close proximity to the existing Lowes Home Improvement Store and existing and proposed retail commercial uses along Steeles Avenue Furthermore the site has good access and visibility from Resolution Drive making it accessible and desirable for retailers

Land Use

The original intent for the development of the subject lands was for business industrial uses with complimentary retail commercial uses along the Steeles Avenue and Kennedy Road frontages The site has evolved over time attracting a large big box retailer (Lowes Home Improvement Store) and other retail-commercial franchises such as Sleep Country Canada and Boston Pizza Restaurant Notwithstanding the proposed additional big box retail use a substantial portion of this area has already been developed for industrial purposes to satisfy the planned function for the area Specifically three (3) industrial buildings on the north side of Resolution Drive adjacent to existing industrial uses and one (1) light business industrial building along Rutherford Road (Buildings P Q R and Xshown on Map 1) are developed

The sites visibility and access from Steeles Avenue through Resolution Drive and its proximity to the established Lowes Home Improvement Store and the Orion Gate development on the south side of Steeles Avenue have made the subject lands attractive to other retailers The proposed amendment to accommodate the development of a large retail-commercial use is compatible from a land use perspective with existing uses on and adjacent to the subject lands

Urban Design

A revised Urban Design Brief for the site has been submitted Staff has requested some modifications to the revised Brief In particular staff has requested that the

11

revised Brief reference the intended built form (buildings) along Kennedy Road and Steeles Avenue the pedestrian-friendly Steeles Avenue Zone and the primary gateway secondary gateway and corner features from the original approved Urban Design Brief Final approval of the proposed zoning by-law amendment will be subject to the approval of the revised Urban Design Brief

Notwithstanding the above the applicant will be required to obtain site plan approval for the proposed large commercial building all future commercial buildings and any proposed modifications to landscaping and parking areas The building design and other design objectives as shown in the Urban Design Brief will be implemented through the required site plan application review process

TransportationTraffic

The applicant has submitted an addendum to a previously approved Traffic Impact Study to demonstrate that additional traffic that may be generated from the proposed large commercial-retail building will not result in unacceptable service levels on the local and regional road network

Both the Region of Peel and City Transportation Planning Staff have reviewed the addendum report and conclude that traffic volumes generated by the proposed amendment (to facilitate development of the intended large format retail stand-alone building) will still maintain acceptable operating levels of service

Servicing

No issues Existing municipal sanitary sewer and storm water management will accommodate the proposal

Re-zoning Agreement

Staff envisions no technical impediments to the approval of the application and all associated requirements can be implemented through the site plan approval process

12

F-i7

APPENDIX 7

RESULTS OF APPLICATION CIRCULATION

City File Number C02E01023

The following internal departments provided comments

Transporation Planning

The traffic study addendum for the subject application has been reviewed and the following comments are provided

bull All transportation matters relating to parking layout internal traffic circulation and internal access configuration will be reviewed at the time of site plan application

bull It is agreed that the proposed land use for Buildings B will not have significant traffic impact implications on Municipal road network including intersections

bull Region of Peel will address any issues pertaining to Regional Roads

Planning Policy

After reviewing the proposal and supporting material this confirms that the proposal conforms to the Business Corridor designation of the Official Plan and generally conforms to the Mixed CommercialLight Industrial designation of the Brampton East Industrial Secondary Plan The proposal continues to respect and maintain the planned function of the subject lands as prescribed by the relevant policies of the Official Plan and Secondary Plan

The proposal is also consistent and keeping in character with the pattern of development for large format retail uses that has emerged on the Steeles Avenue frontage lands between Kennedy Road and Rutherford Road The proposal will serve to enhance the immediate area as a destination for larger scale retailing

Growth Management and Special Policy

Roads

The subject site is bounded by Kennedy Road South to the west Rutherford Road South to the east and Steeles Avenue East to the south Within the Official Plan Steeles Avenue East is designated an intensification corridor areas that are the focus of intensification and transit-supportive development

Kennedy Road South and Steeles Avenue East are designated as regionally maintained Major Arterial roads within the Official Plan The Region of Peel should be contacted to confirm any approval requirements regarding development along these two arterials

13

p-

Rutherford Road is designated a collector road within the Official Plan No road improvements are forecast for this road in the 2012-2021 Roads Capital Program

Action Required NO

Transit

Steeles Avenue is designated a BRT Corridor within the Official Plan where service frequency levels are targeted for less than every 5 minutes Steeles Avenue East is currently serviced by Transit Route 1111A which has a peak time frequency of 3 minutes This route connects to transit services within adjacent municipalities York Region Transit Mississauga Transit and the TTC

Kennedy Road is designated a Primary Corridor within the Official Plan where service frequency is targeted for every 5-75 minutes Kennedy Road South is currently serviced by Route 77A which has a peak time frequency of every 7 minutes

Rutherford Road is currently serviced by Route 10 South Industrial which has a peak time frequency of every 20 minutes The subject site is currently well serviced by transit

Action Required NO

Schools

School capacity is not affected by this application

Action Required NO

Emergency Services

The subject site is serviced by an existing fire station Station 201 located at 8 Rutherford Road South The fire station is located approximately 3 km from the subject site

Action Required NO

Development Allocation Status

This application is not affected by the Development Allocation Strategy

Action Required NO

Cost Sharing Agreements

The subject site is not within a Cost Sharing Agreement Area and is therefore not subject to a Cost Sharing Agreement

14

Fa-tt

Action Required NO

Engineering and Development Planning

We have reviewed the Addendum letter to the approved Functional Servicing Report dated December 112011 and find it to be satisfactory

Economic Development Office

The Economic Development Office (EDO) has reviewed the above captioned application and submits the following comments

The original intent for the development of the subject lands was presented as a business campus of predominantly industrial uses with complimentary retail-commercial uses taking advantage of the Steeles Avenue Kennedy Road and Rutherford Road frontages Over the years the properties fronting this portion of Steeles Avenue have evolved into a retail-commercial hub attracting additional complementary commercial uses

The EDO recognizes the merit in allowing additional commercial uses to develop on the site due to its proximity to the established retail-commercial uses including the existing Lowes Home Improvement Store and the Orion Gate development to the south the visibilityfrom Steeles Avenue and the ease of access from Steeles Avenue via Resolution Drive

The current proposal to rezone a portion of the lands from M2 - 3158 to M2 - 2073 to establish commercial and business industrial permissions on the subject portion of the site is in keeping with the retail commercial evolution of the area On this basis the proposed rezoning may be considered appropriate

Community Design Parks Planning amp Development Division

The Urban Design amp Special Projects Section on behalf of the Community Design Parks Planning amp Development Division advise that a revised Urban Design Brief to the satisfaction of the Commissioner of Planning Design and Development is required

Works and Transportation

Signals Operations Review team (SOR) has reviewed the application from a Traffic Engineering Services perspective and advise that we have no comments related to the application subject to any additional information

External Comments are attached

15

pa Vie Region ofPeel isthe proud recipient ofthe National Quality Institute Order ofP Region cf Peel Excellence Quality the National Quality Institute Canada Award ofExcellence Cold Award

VV0rtfelHfif foil lOU Healthy Workplace and a2008 IPACDeloitte Public Sector Leadership Gold Award

February 13 2012

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

RE Korisak amp Company Limited - Morguard Investments Limited Southwest corner of Resolution Drive and Rutherford Road City File C02E01023 Region File RZ-11-2E123B

Dear Ms DeMaria

Regional staffhas reviewed the above noted application andhave noobjections to this amendment of the Zoning by-law to permit commercial and business industrial uses We provide the following comments

Municipal Water and Sanitary Sewer Services bull At the subsequent site plan stagesite servicing drawings are required for review by

Development Services anda 1st Submission Application feeof $150 as perfee by-law 169-2011 (all connections must conform to Regional standards and specifications and design criteria)

bull There is a 12m regional sanitary sewereasement located on the subjectproperty Regional easements must be protected from any encroachments or obstructions The owner shall maintain the land for the easements free and clear of any trees building structures or hard concrete pavement surfaces The owner is permitted to utilize the land for no other purpose than lawns gardens flower beds roadways driveways and parking areas As well the owner shall not deposit or remove any fill from the easement For applications where Regional easements are present landscaping drawings will be required for review and approval prior to siteplan approval If encroachments are approved an encroachment agreement and Regional Council approval will be required All costs and fees associated therewith shall be the responsibility of the Owner

Regional Road No 15 (Steeles Avenue East)bull The existing accesses toSteeles Avenue East are to be utilized Additional access will not

be granted

bull Theaddendum letter to the Traffic Impact Study dated January 5 2012 is satisfactory The study indicates that the traffic associated with the assumed land uses will have minimal impact on the Regional road network

Waste Managementbull The subject land is not within the vicinity ofa landfill Waste collection will be provided

by a private waste hauler

Public Works

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

p

Respectfully submitted

3an Kraszewski MClP RPP Jotfn BjfQdfbetefMCPfPP Director Land Development Services Commissioner Planning Design and

Development

Authored by Sandra DeMaria Development Planner

Original Signed By

Original Signed By

APPENDICES

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

Appendix 2- Secondary Plan Land Use Map

Appendix 3- Existing Zoning Plan Extract

Appendix 4- Existing Land Use Map

Appendix 5 - Public Meeting

Appendix 6 - Detailed Planning Analysis

Appendix 7 - Results of Application Circulation

F-8

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

PROPOSED ^^^m BUSINESS REZONING CORRIDOR

RESIDENTIAL

SUBJECT LAND INDUSTRIAL PROVINCIAL

HIGHWAYS

APPENDIX 1kWs BRAMPTON OFFICIAL PLAN DESIGNATIONS

kaaui Flower City KORSIAK amp COMPANY LTD PLANNING DESIGN amp DEVELOPMENT

Morguard Investments Ltd 50 100

Drawn By AH Metres Dale 2011 11 14 CITY FILE C02E01023

fl^ PROPOSED REZONING

SUBJECT LANDS

EXTRACT FROM SCHEDULE 18 OF THE DOCUMENT KNOWN AS BRAMPTON EAST INDUSTRIAL SECONDARY PLAN

==- COMMERCIAL USE AREA INDUSTRIAL

)sectoc HIGHWAY ampINTERCHANGES ictcr MIXED COMMERCIAL - LIGHT INDUSTRIAL

INTERSECTION IMPROVEMENT re

SERVICE COMMERCIAL

MAJOR ARTERIAL ROAD

HIGHWAY COMMERCIAL MINOR ARTERIAL ROAD

PROPERTY LINECOLLECTOR ROAD

APPENDIX 2 - SECONDARY PLAN DESIGNATIONSm BRAMPTON KORSIAK amp COMPANY LTDhMftaui FlowerCity Morguard Investments Ltd PLANNING DESIGN AND DEVELOPWENT

Date 2011 11 10 Drawn By AH CITY FILE C02E01023

Fl-10

PROPOSED ZONING BOUNDARY COMMERCIALLZZI REZONING

| | SUBJECT LAND INDUSTRIAL INSTITUTIONAL

APPENDIX 3H BRAMPTON jsectf ZONING DESIGNATIONS

bromplotuo FlOWer CltV KORSIAK amp COMPANY LTD PLANNING DESIGNamp DEVELOPMENT Morguard Investments Ltd

Drawn By AH Metres Date 2011 11 14 CITY FILE C02E01023

fa-

AERIAL PHOTO DATE SPRING 2011

SUBJECT LAND COMMERCIAL INSTITUTIONAL

INDUSTRIAL OPEN SPACE RESIDENTIAL

APPENDIX 4Si BRAMPTON gt2f AERIAL amp EXISTING LAND USEbramptauo Flower City KORSIAK amp COMPANY LTD

PLANNING DESIGN amp DEVELOPMENT Morguard Investments Ltd

100

3 Drawn By AH Metres Date 2011 11 14 CITY FILE C02E01023

fZ-gt2

APPENDIX 5

PUBLIC MEETING

City File Number C02E01023

Members Present

Regional Councillor P Palleschi - Wards 2 and 6 (Chair) Regional 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 Region 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

Staff Present

Planning Design and Development Department

J Corbett Commissioner Planning Design and Development A Smith Director Planning Policy and Growth Management D Kraszewski Director Planning and Land Development Services M Won Director Engineering and Development Services J Spencer Manager Parks and Facility Planning K Ash Manager Development Services P Snape Manager Development Services A Parsons Manager Development Services N Grady Development Planner M Gervais Development Planner R Nykyforchyn Development Planner S DeMaria Development Planner

Corporate Services Department

S Navascues Legal Counsel E Evans Deputy Clerk C Urquhart Legislative Coordinator T Brenton Legislative Coordinator

Members of the Public

Lorene Hatelt 216 Townhouse Crescent

fa-raquo3

Results of The Public Meeting

A meeting of the Planning Design and Development Committee was held on December 52011 in the Council Chambers 4h Floor 2 Wellington StreetWest Brampton Ontario commencing at 700 pm with respect to the subject application Notices of this meeting were sent to property owners within 800 metres of the subject lands in accordance with the Planning Act and City Council procedures There was one members of the public that was in attendance That individual expressed concern over the traffic in the area and the potential for this proposal to increase traffic and congestion on the local and regional road network

Below is a response to that issue

Traffic Congestion

The applicant has submitted an addendum to a previously approved Traffic Impact Study to demonstrate that the traffic being generated from the proposed change of use required to develop the intended large retail-commercial building will not result in unacceptable service levels andor add congestion on the local and regional road network

The Addendum Study was reviewed by both the City Transportation Planning Staff and the Region of Peel Both City staff and the Region are satisfied that the change in use and proposed large retail-commercial building will not result in unacceptable service levels on the surrounding local and regional road network

APPENDIX 6

DETAILED PLANNING ANALYSIS

Provincial Policy Statement

The proposed Zoning By-law Amendment is consistent with the Provincial Policy Statement Specifically Section 13(a) Employment Areas states that Planning Authorities shall promote economic development and competitiveness by providing for an appropriate mixand range of employment (including industrial commercial and institutional uses) to meet long term needs

This proposal maintains a sufficient range of industrial and commercial uses to keep the City of Brampton competitive with respect to Economic Development

Strategic Plan

The proposed Zoning By-law amendment to facilitate the development of the site with a large retail commercial building is consistent with the Citys Strategic Plan in particular by designating enough commercial land space to ensure the city remains economically vibrant

Official Plan

The subject lands are designated as Business Corridor in the Official Plan Section 431 states that The Business Corridor designation permits a broad range of employment related uses including industrial and commercial uses that require the exposure offered by such locations in order to accommodate the business and service needs of companies and employees and accommodate at appropriate locations certain business activities that may also serve the general public

The proposed amendment to the zoning by-law to facilitate the development of a large retail-commercial building conforms to the policies of the Official Plan As such an amendment to the Official Plan is not required

Secondary Plan

The subject lands are designated as Mixed-Commercial - Light Industrial in the Brampton East Industrial Secondary Plan The purpose of the designation of these lands is to accommodate a range of commercial industrial and non-industrial uses There are currently 4 industrial buildings on the subject lands with a mix of retail-commercial buildings The proposed re-zoning will enable the construction of a large retail commercial building (refer to concept plan building B) with an approximate gross floor area of 9897 square metres (106529 square feet)

The proposal generally conforms to the Mixed CommercialLight Industrial designation of the Brampton East Industrial Secondary Plan The proposal continues to respect and

10

maintain the planned function of the subject lands for both industrial and commercial uses considering that a substantial portion of the lands designated Mixed-Commercial - Light Industrial are already developed with industrial uses (existing buildings P Q R and X as shown on the concept plan) The proposal will serve to enhance the immediate area as a destination for larger scale retailing while maintaining an appropriate quantity of Industrial usesbuildings

Zoning

The proposed amendment involves expanding the abutting Industrial Two shySection 2073 (M2 - Section 2073) zone over the 157 ha (387 acre) portion of this property to replace the existing Industrial Two - Section 3158 (M2 - 3158) zone This re-zoning would permit the development of the intended large format retail building The M2 - Section 2073 zone permits both retail-commercial and industrial uses

Staffsupports the introduction of commercial uses over the subject lands for the intended large retail-commercial building This portion of the site is considered an area of transition based on its close proximity to the existing Lowes Home Improvement Store and existing and proposed retail commercial uses along Steeles Avenue Furthermore the site has good access and visibility from Resolution Drive making it accessible and desirable for retailers

Land Use

The original intent for the development of the subject lands was for business industrial uses with complimentary retail commercial uses along the Steeles Avenue and Kennedy Road frontages The site has evolved over time attracting a large big box retailer (Lowes Home Improvement Store) and other retail-commercial franchises such as Sleep Country Canada and Boston Pizza Restaurant Notwithstanding the proposed additional big box retail use a substantial portion of this area has already been developed for industrial purposes to satisfy the planned function for the area Specifically three (3) industrial buildings on the north side of Resolution Drive adjacent to existing industrial uses and one (1) light business industrial building along Rutherford Road (Buildings P Q R and Xshown on Map 1) are developed

The sites visibility and access from Steeles Avenue through Resolution Drive and its proximity to the established Lowes Home Improvement Store and the Orion Gate development on the south side of Steeles Avenue have made the subject lands attractive to other retailers The proposed amendment to accommodate the development of a large retail-commercial use is compatible from a land use perspective with existing uses on and adjacent to the subject lands

Urban Design

A revised Urban Design Brief for the site has been submitted Staff has requested some modifications to the revised Brief In particular staff has requested that the

11

revised Brief reference the intended built form (buildings) along Kennedy Road and Steeles Avenue the pedestrian-friendly Steeles Avenue Zone and the primary gateway secondary gateway and corner features from the original approved Urban Design Brief Final approval of the proposed zoning by-law amendment will be subject to the approval of the revised Urban Design Brief

Notwithstanding the above the applicant will be required to obtain site plan approval for the proposed large commercial building all future commercial buildings and any proposed modifications to landscaping and parking areas The building design and other design objectives as shown in the Urban Design Brief will be implemented through the required site plan application review process

TransportationTraffic

The applicant has submitted an addendum to a previously approved Traffic Impact Study to demonstrate that additional traffic that may be generated from the proposed large commercial-retail building will not result in unacceptable service levels on the local and regional road network

Both the Region of Peel and City Transportation Planning Staff have reviewed the addendum report and conclude that traffic volumes generated by the proposed amendment (to facilitate development of the intended large format retail stand-alone building) will still maintain acceptable operating levels of service

Servicing

No issues Existing municipal sanitary sewer and storm water management will accommodate the proposal

Re-zoning Agreement

Staff envisions no technical impediments to the approval of the application and all associated requirements can be implemented through the site plan approval process

12

F-i7

APPENDIX 7

RESULTS OF APPLICATION CIRCULATION

City File Number C02E01023

The following internal departments provided comments

Transporation Planning

The traffic study addendum for the subject application has been reviewed and the following comments are provided

bull All transportation matters relating to parking layout internal traffic circulation and internal access configuration will be reviewed at the time of site plan application

bull It is agreed that the proposed land use for Buildings B will not have significant traffic impact implications on Municipal road network including intersections

bull Region of Peel will address any issues pertaining to Regional Roads

Planning Policy

After reviewing the proposal and supporting material this confirms that the proposal conforms to the Business Corridor designation of the Official Plan and generally conforms to the Mixed CommercialLight Industrial designation of the Brampton East Industrial Secondary Plan The proposal continues to respect and maintain the planned function of the subject lands as prescribed by the relevant policies of the Official Plan and Secondary Plan

The proposal is also consistent and keeping in character with the pattern of development for large format retail uses that has emerged on the Steeles Avenue frontage lands between Kennedy Road and Rutherford Road The proposal will serve to enhance the immediate area as a destination for larger scale retailing

Growth Management and Special Policy

Roads

The subject site is bounded by Kennedy Road South to the west Rutherford Road South to the east and Steeles Avenue East to the south Within the Official Plan Steeles Avenue East is designated an intensification corridor areas that are the focus of intensification and transit-supportive development

Kennedy Road South and Steeles Avenue East are designated as regionally maintained Major Arterial roads within the Official Plan The Region of Peel should be contacted to confirm any approval requirements regarding development along these two arterials

13

p-

Rutherford Road is designated a collector road within the Official Plan No road improvements are forecast for this road in the 2012-2021 Roads Capital Program

Action Required NO

Transit

Steeles Avenue is designated a BRT Corridor within the Official Plan where service frequency levels are targeted for less than every 5 minutes Steeles Avenue East is currently serviced by Transit Route 1111A which has a peak time frequency of 3 minutes This route connects to transit services within adjacent municipalities York Region Transit Mississauga Transit and the TTC

Kennedy Road is designated a Primary Corridor within the Official Plan where service frequency is targeted for every 5-75 minutes Kennedy Road South is currently serviced by Route 77A which has a peak time frequency of every 7 minutes

Rutherford Road is currently serviced by Route 10 South Industrial which has a peak time frequency of every 20 minutes The subject site is currently well serviced by transit

Action Required NO

Schools

School capacity is not affected by this application

Action Required NO

Emergency Services

The subject site is serviced by an existing fire station Station 201 located at 8 Rutherford Road South The fire station is located approximately 3 km from the subject site

Action Required NO

Development Allocation Status

This application is not affected by the Development Allocation Strategy

Action Required NO

Cost Sharing Agreements

The subject site is not within a Cost Sharing Agreement Area and is therefore not subject to a Cost Sharing Agreement

14

Fa-tt

Action Required NO

Engineering and Development Planning

We have reviewed the Addendum letter to the approved Functional Servicing Report dated December 112011 and find it to be satisfactory

Economic Development Office

The Economic Development Office (EDO) has reviewed the above captioned application and submits the following comments

The original intent for the development of the subject lands was presented as a business campus of predominantly industrial uses with complimentary retail-commercial uses taking advantage of the Steeles Avenue Kennedy Road and Rutherford Road frontages Over the years the properties fronting this portion of Steeles Avenue have evolved into a retail-commercial hub attracting additional complementary commercial uses

The EDO recognizes the merit in allowing additional commercial uses to develop on the site due to its proximity to the established retail-commercial uses including the existing Lowes Home Improvement Store and the Orion Gate development to the south the visibilityfrom Steeles Avenue and the ease of access from Steeles Avenue via Resolution Drive

The current proposal to rezone a portion of the lands from M2 - 3158 to M2 - 2073 to establish commercial and business industrial permissions on the subject portion of the site is in keeping with the retail commercial evolution of the area On this basis the proposed rezoning may be considered appropriate

Community Design Parks Planning amp Development Division

The Urban Design amp Special Projects Section on behalf of the Community Design Parks Planning amp Development Division advise that a revised Urban Design Brief to the satisfaction of the Commissioner of Planning Design and Development is required

Works and Transportation

Signals Operations Review team (SOR) has reviewed the application from a Traffic Engineering Services perspective and advise that we have no comments related to the application subject to any additional information

External Comments are attached

15

pa Vie Region ofPeel isthe proud recipient ofthe National Quality Institute Order ofP Region cf Peel Excellence Quality the National Quality Institute Canada Award ofExcellence Cold Award

VV0rtfelHfif foil lOU Healthy Workplace and a2008 IPACDeloitte Public Sector Leadership Gold Award

February 13 2012

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

RE Korisak amp Company Limited - Morguard Investments Limited Southwest corner of Resolution Drive and Rutherford Road City File C02E01023 Region File RZ-11-2E123B

Dear Ms DeMaria

Regional staffhas reviewed the above noted application andhave noobjections to this amendment of the Zoning by-law to permit commercial and business industrial uses We provide the following comments

Municipal Water and Sanitary Sewer Services bull At the subsequent site plan stagesite servicing drawings are required for review by

Development Services anda 1st Submission Application feeof $150 as perfee by-law 169-2011 (all connections must conform to Regional standards and specifications and design criteria)

bull There is a 12m regional sanitary sewereasement located on the subjectproperty Regional easements must be protected from any encroachments or obstructions The owner shall maintain the land for the easements free and clear of any trees building structures or hard concrete pavement surfaces The owner is permitted to utilize the land for no other purpose than lawns gardens flower beds roadways driveways and parking areas As well the owner shall not deposit or remove any fill from the easement For applications where Regional easements are present landscaping drawings will be required for review and approval prior to siteplan approval If encroachments are approved an encroachment agreement and Regional Council approval will be required All costs and fees associated therewith shall be the responsibility of the Owner

Regional Road No 15 (Steeles Avenue East)bull The existing accesses toSteeles Avenue East are to be utilized Additional access will not

be granted

bull Theaddendum letter to the Traffic Impact Study dated January 5 2012 is satisfactory The study indicates that the traffic associated with the assumed land uses will have minimal impact on the Regional road network

Waste Managementbull The subject land is not within the vicinity ofa landfill Waste collection will be provided

by a private waste hauler

Public Works

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

APPENDICES

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

Appendix 2- Secondary Plan Land Use Map

Appendix 3- Existing Zoning Plan Extract

Appendix 4- Existing Land Use Map

Appendix 5 - Public Meeting

Appendix 6 - Detailed Planning Analysis

Appendix 7 - Results of Application Circulation

F-8

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

PROPOSED ^^^m BUSINESS REZONING CORRIDOR

RESIDENTIAL

SUBJECT LAND INDUSTRIAL PROVINCIAL

HIGHWAYS

APPENDIX 1kWs BRAMPTON OFFICIAL PLAN DESIGNATIONS

kaaui Flower City KORSIAK amp COMPANY LTD PLANNING DESIGN amp DEVELOPMENT

Morguard Investments Ltd 50 100

Drawn By AH Metres Dale 2011 11 14 CITY FILE C02E01023

fl^ PROPOSED REZONING

SUBJECT LANDS

EXTRACT FROM SCHEDULE 18 OF THE DOCUMENT KNOWN AS BRAMPTON EAST INDUSTRIAL SECONDARY PLAN

==- COMMERCIAL USE AREA INDUSTRIAL

)sectoc HIGHWAY ampINTERCHANGES ictcr MIXED COMMERCIAL - LIGHT INDUSTRIAL

INTERSECTION IMPROVEMENT re

SERVICE COMMERCIAL

MAJOR ARTERIAL ROAD

HIGHWAY COMMERCIAL MINOR ARTERIAL ROAD

PROPERTY LINECOLLECTOR ROAD

APPENDIX 2 - SECONDARY PLAN DESIGNATIONSm BRAMPTON KORSIAK amp COMPANY LTDhMftaui FlowerCity Morguard Investments Ltd PLANNING DESIGN AND DEVELOPWENT

Date 2011 11 10 Drawn By AH CITY FILE C02E01023

Fl-10

PROPOSED ZONING BOUNDARY COMMERCIALLZZI REZONING

| | SUBJECT LAND INDUSTRIAL INSTITUTIONAL

APPENDIX 3H BRAMPTON jsectf ZONING DESIGNATIONS

bromplotuo FlOWer CltV KORSIAK amp COMPANY LTD PLANNING DESIGNamp DEVELOPMENT Morguard Investments Ltd

Drawn By AH Metres Date 2011 11 14 CITY FILE C02E01023

fa-

AERIAL PHOTO DATE SPRING 2011

SUBJECT LAND COMMERCIAL INSTITUTIONAL

INDUSTRIAL OPEN SPACE RESIDENTIAL

APPENDIX 4Si BRAMPTON gt2f AERIAL amp EXISTING LAND USEbramptauo Flower City KORSIAK amp COMPANY LTD

PLANNING DESIGN amp DEVELOPMENT Morguard Investments Ltd

100

3 Drawn By AH Metres Date 2011 11 14 CITY FILE C02E01023

fZ-gt2

APPENDIX 5

PUBLIC MEETING

City File Number C02E01023

Members Present

Regional Councillor P Palleschi - Wards 2 and 6 (Chair) Regional 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 Region 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

Staff Present

Planning Design and Development Department

J Corbett Commissioner Planning Design and Development A Smith Director Planning Policy and Growth Management D Kraszewski Director Planning and Land Development Services M Won Director Engineering and Development Services J Spencer Manager Parks and Facility Planning K Ash Manager Development Services P Snape Manager Development Services A Parsons Manager Development Services N Grady Development Planner M Gervais Development Planner R Nykyforchyn Development Planner S DeMaria Development Planner

Corporate Services Department

S Navascues Legal Counsel E Evans Deputy Clerk C Urquhart Legislative Coordinator T Brenton Legislative Coordinator

Members of the Public

Lorene Hatelt 216 Townhouse Crescent

fa-raquo3

Results of The Public Meeting

A meeting of the Planning Design and Development Committee was held on December 52011 in the Council Chambers 4h Floor 2 Wellington StreetWest Brampton Ontario commencing at 700 pm with respect to the subject application Notices of this meeting were sent to property owners within 800 metres of the subject lands in accordance with the Planning Act and City Council procedures There was one members of the public that was in attendance That individual expressed concern over the traffic in the area and the potential for this proposal to increase traffic and congestion on the local and regional road network

Below is a response to that issue

Traffic Congestion

The applicant has submitted an addendum to a previously approved Traffic Impact Study to demonstrate that the traffic being generated from the proposed change of use required to develop the intended large retail-commercial building will not result in unacceptable service levels andor add congestion on the local and regional road network

The Addendum Study was reviewed by both the City Transportation Planning Staff and the Region of Peel Both City staff and the Region are satisfied that the change in use and proposed large retail-commercial building will not result in unacceptable service levels on the surrounding local and regional road network

APPENDIX 6

DETAILED PLANNING ANALYSIS

Provincial Policy Statement

The proposed Zoning By-law Amendment is consistent with the Provincial Policy Statement Specifically Section 13(a) Employment Areas states that Planning Authorities shall promote economic development and competitiveness by providing for an appropriate mixand range of employment (including industrial commercial and institutional uses) to meet long term needs

This proposal maintains a sufficient range of industrial and commercial uses to keep the City of Brampton competitive with respect to Economic Development

Strategic Plan

The proposed Zoning By-law amendment to facilitate the development of the site with a large retail commercial building is consistent with the Citys Strategic Plan in particular by designating enough commercial land space to ensure the city remains economically vibrant

Official Plan

The subject lands are designated as Business Corridor in the Official Plan Section 431 states that The Business Corridor designation permits a broad range of employment related uses including industrial and commercial uses that require the exposure offered by such locations in order to accommodate the business and service needs of companies and employees and accommodate at appropriate locations certain business activities that may also serve the general public

The proposed amendment to the zoning by-law to facilitate the development of a large retail-commercial building conforms to the policies of the Official Plan As such an amendment to the Official Plan is not required

Secondary Plan

The subject lands are designated as Mixed-Commercial - Light Industrial in the Brampton East Industrial Secondary Plan The purpose of the designation of these lands is to accommodate a range of commercial industrial and non-industrial uses There are currently 4 industrial buildings on the subject lands with a mix of retail-commercial buildings The proposed re-zoning will enable the construction of a large retail commercial building (refer to concept plan building B) with an approximate gross floor area of 9897 square metres (106529 square feet)

The proposal generally conforms to the Mixed CommercialLight Industrial designation of the Brampton East Industrial Secondary Plan The proposal continues to respect and

10

maintain the planned function of the subject lands for both industrial and commercial uses considering that a substantial portion of the lands designated Mixed-Commercial - Light Industrial are already developed with industrial uses (existing buildings P Q R and X as shown on the concept plan) The proposal will serve to enhance the immediate area as a destination for larger scale retailing while maintaining an appropriate quantity of Industrial usesbuildings

Zoning

The proposed amendment involves expanding the abutting Industrial Two shySection 2073 (M2 - Section 2073) zone over the 157 ha (387 acre) portion of this property to replace the existing Industrial Two - Section 3158 (M2 - 3158) zone This re-zoning would permit the development of the intended large format retail building The M2 - Section 2073 zone permits both retail-commercial and industrial uses

Staffsupports the introduction of commercial uses over the subject lands for the intended large retail-commercial building This portion of the site is considered an area of transition based on its close proximity to the existing Lowes Home Improvement Store and existing and proposed retail commercial uses along Steeles Avenue Furthermore the site has good access and visibility from Resolution Drive making it accessible and desirable for retailers

Land Use

The original intent for the development of the subject lands was for business industrial uses with complimentary retail commercial uses along the Steeles Avenue and Kennedy Road frontages The site has evolved over time attracting a large big box retailer (Lowes Home Improvement Store) and other retail-commercial franchises such as Sleep Country Canada and Boston Pizza Restaurant Notwithstanding the proposed additional big box retail use a substantial portion of this area has already been developed for industrial purposes to satisfy the planned function for the area Specifically three (3) industrial buildings on the north side of Resolution Drive adjacent to existing industrial uses and one (1) light business industrial building along Rutherford Road (Buildings P Q R and Xshown on Map 1) are developed

The sites visibility and access from Steeles Avenue through Resolution Drive and its proximity to the established Lowes Home Improvement Store and the Orion Gate development on the south side of Steeles Avenue have made the subject lands attractive to other retailers The proposed amendment to accommodate the development of a large retail-commercial use is compatible from a land use perspective with existing uses on and adjacent to the subject lands

Urban Design

A revised Urban Design Brief for the site has been submitted Staff has requested some modifications to the revised Brief In particular staff has requested that the

11

revised Brief reference the intended built form (buildings) along Kennedy Road and Steeles Avenue the pedestrian-friendly Steeles Avenue Zone and the primary gateway secondary gateway and corner features from the original approved Urban Design Brief Final approval of the proposed zoning by-law amendment will be subject to the approval of the revised Urban Design Brief

Notwithstanding the above the applicant will be required to obtain site plan approval for the proposed large commercial building all future commercial buildings and any proposed modifications to landscaping and parking areas The building design and other design objectives as shown in the Urban Design Brief will be implemented through the required site plan application review process

TransportationTraffic

The applicant has submitted an addendum to a previously approved Traffic Impact Study to demonstrate that additional traffic that may be generated from the proposed large commercial-retail building will not result in unacceptable service levels on the local and regional road network

Both the Region of Peel and City Transportation Planning Staff have reviewed the addendum report and conclude that traffic volumes generated by the proposed amendment (to facilitate development of the intended large format retail stand-alone building) will still maintain acceptable operating levels of service

Servicing

No issues Existing municipal sanitary sewer and storm water management will accommodate the proposal

Re-zoning Agreement

Staff envisions no technical impediments to the approval of the application and all associated requirements can be implemented through the site plan approval process

12

F-i7

APPENDIX 7

RESULTS OF APPLICATION CIRCULATION

City File Number C02E01023

The following internal departments provided comments

Transporation Planning

The traffic study addendum for the subject application has been reviewed and the following comments are provided

bull All transportation matters relating to parking layout internal traffic circulation and internal access configuration will be reviewed at the time of site plan application

bull It is agreed that the proposed land use for Buildings B will not have significant traffic impact implications on Municipal road network including intersections

bull Region of Peel will address any issues pertaining to Regional Roads

Planning Policy

After reviewing the proposal and supporting material this confirms that the proposal conforms to the Business Corridor designation of the Official Plan and generally conforms to the Mixed CommercialLight Industrial designation of the Brampton East Industrial Secondary Plan The proposal continues to respect and maintain the planned function of the subject lands as prescribed by the relevant policies of the Official Plan and Secondary Plan

The proposal is also consistent and keeping in character with the pattern of development for large format retail uses that has emerged on the Steeles Avenue frontage lands between Kennedy Road and Rutherford Road The proposal will serve to enhance the immediate area as a destination for larger scale retailing

Growth Management and Special Policy

Roads

The subject site is bounded by Kennedy Road South to the west Rutherford Road South to the east and Steeles Avenue East to the south Within the Official Plan Steeles Avenue East is designated an intensification corridor areas that are the focus of intensification and transit-supportive development

Kennedy Road South and Steeles Avenue East are designated as regionally maintained Major Arterial roads within the Official Plan The Region of Peel should be contacted to confirm any approval requirements regarding development along these two arterials

13

p-

Rutherford Road is designated a collector road within the Official Plan No road improvements are forecast for this road in the 2012-2021 Roads Capital Program

Action Required NO

Transit

Steeles Avenue is designated a BRT Corridor within the Official Plan where service frequency levels are targeted for less than every 5 minutes Steeles Avenue East is currently serviced by Transit Route 1111A which has a peak time frequency of 3 minutes This route connects to transit services within adjacent municipalities York Region Transit Mississauga Transit and the TTC

Kennedy Road is designated a Primary Corridor within the Official Plan where service frequency is targeted for every 5-75 minutes Kennedy Road South is currently serviced by Route 77A which has a peak time frequency of every 7 minutes

Rutherford Road is currently serviced by Route 10 South Industrial which has a peak time frequency of every 20 minutes The subject site is currently well serviced by transit

Action Required NO

Schools

School capacity is not affected by this application

Action Required NO

Emergency Services

The subject site is serviced by an existing fire station Station 201 located at 8 Rutherford Road South The fire station is located approximately 3 km from the subject site

Action Required NO

Development Allocation Status

This application is not affected by the Development Allocation Strategy

Action Required NO

Cost Sharing Agreements

The subject site is not within a Cost Sharing Agreement Area and is therefore not subject to a Cost Sharing Agreement

14

Fa-tt

Action Required NO

Engineering and Development Planning

We have reviewed the Addendum letter to the approved Functional Servicing Report dated December 112011 and find it to be satisfactory

Economic Development Office

The Economic Development Office (EDO) has reviewed the above captioned application and submits the following comments

The original intent for the development of the subject lands was presented as a business campus of predominantly industrial uses with complimentary retail-commercial uses taking advantage of the Steeles Avenue Kennedy Road and Rutherford Road frontages Over the years the properties fronting this portion of Steeles Avenue have evolved into a retail-commercial hub attracting additional complementary commercial uses

The EDO recognizes the merit in allowing additional commercial uses to develop on the site due to its proximity to the established retail-commercial uses including the existing Lowes Home Improvement Store and the Orion Gate development to the south the visibilityfrom Steeles Avenue and the ease of access from Steeles Avenue via Resolution Drive

The current proposal to rezone a portion of the lands from M2 - 3158 to M2 - 2073 to establish commercial and business industrial permissions on the subject portion of the site is in keeping with the retail commercial evolution of the area On this basis the proposed rezoning may be considered appropriate

Community Design Parks Planning amp Development Division

The Urban Design amp Special Projects Section on behalf of the Community Design Parks Planning amp Development Division advise that a revised Urban Design Brief to the satisfaction of the Commissioner of Planning Design and Development is required

Works and Transportation

Signals Operations Review team (SOR) has reviewed the application from a Traffic Engineering Services perspective and advise that we have no comments related to the application subject to any additional information

External Comments are attached

15

pa Vie Region ofPeel isthe proud recipient ofthe National Quality Institute Order ofP Region cf Peel Excellence Quality the National Quality Institute Canada Award ofExcellence Cold Award

VV0rtfelHfif foil lOU Healthy Workplace and a2008 IPACDeloitte Public Sector Leadership Gold Award

February 13 2012

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

RE Korisak amp Company Limited - Morguard Investments Limited Southwest corner of Resolution Drive and Rutherford Road City File C02E01023 Region File RZ-11-2E123B

Dear Ms DeMaria

Regional staffhas reviewed the above noted application andhave noobjections to this amendment of the Zoning by-law to permit commercial and business industrial uses We provide the following comments

Municipal Water and Sanitary Sewer Services bull At the subsequent site plan stagesite servicing drawings are required for review by

Development Services anda 1st Submission Application feeof $150 as perfee by-law 169-2011 (all connections must conform to Regional standards and specifications and design criteria)

bull There is a 12m regional sanitary sewereasement located on the subjectproperty Regional easements must be protected from any encroachments or obstructions The owner shall maintain the land for the easements free and clear of any trees building structures or hard concrete pavement surfaces The owner is permitted to utilize the land for no other purpose than lawns gardens flower beds roadways driveways and parking areas As well the owner shall not deposit or remove any fill from the easement For applications where Regional easements are present landscaping drawings will be required for review and approval prior to siteplan approval If encroachments are approved an encroachment agreement and Regional Council approval will be required All costs and fees associated therewith shall be the responsibility of the Owner

Regional Road No 15 (Steeles Avenue East)bull The existing accesses toSteeles Avenue East are to be utilized Additional access will not

be granted

bull Theaddendum letter to the Traffic Impact Study dated January 5 2012 is satisfactory The study indicates that the traffic associated with the assumed land uses will have minimal impact on the Regional road network

Waste Managementbull The subject land is not within the vicinity ofa landfill Waste collection will be provided

by a private waste hauler

Public Works

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

F-8

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

PROPOSED ^^^m BUSINESS REZONING CORRIDOR

RESIDENTIAL

SUBJECT LAND INDUSTRIAL PROVINCIAL

HIGHWAYS

APPENDIX 1kWs BRAMPTON OFFICIAL PLAN DESIGNATIONS

kaaui Flower City KORSIAK amp COMPANY LTD PLANNING DESIGN amp DEVELOPMENT

Morguard Investments Ltd 50 100

Drawn By AH Metres Dale 2011 11 14 CITY FILE C02E01023

fl^ PROPOSED REZONING

SUBJECT LANDS

EXTRACT FROM SCHEDULE 18 OF THE DOCUMENT KNOWN AS BRAMPTON EAST INDUSTRIAL SECONDARY PLAN

==- COMMERCIAL USE AREA INDUSTRIAL

)sectoc HIGHWAY ampINTERCHANGES ictcr MIXED COMMERCIAL - LIGHT INDUSTRIAL

INTERSECTION IMPROVEMENT re

SERVICE COMMERCIAL

MAJOR ARTERIAL ROAD

HIGHWAY COMMERCIAL MINOR ARTERIAL ROAD

PROPERTY LINECOLLECTOR ROAD

APPENDIX 2 - SECONDARY PLAN DESIGNATIONSm BRAMPTON KORSIAK amp COMPANY LTDhMftaui FlowerCity Morguard Investments Ltd PLANNING DESIGN AND DEVELOPWENT

Date 2011 11 10 Drawn By AH CITY FILE C02E01023

Fl-10

PROPOSED ZONING BOUNDARY COMMERCIALLZZI REZONING

| | SUBJECT LAND INDUSTRIAL INSTITUTIONAL

APPENDIX 3H BRAMPTON jsectf ZONING DESIGNATIONS

bromplotuo FlOWer CltV KORSIAK amp COMPANY LTD PLANNING DESIGNamp DEVELOPMENT Morguard Investments Ltd

Drawn By AH Metres Date 2011 11 14 CITY FILE C02E01023

fa-

AERIAL PHOTO DATE SPRING 2011

SUBJECT LAND COMMERCIAL INSTITUTIONAL

INDUSTRIAL OPEN SPACE RESIDENTIAL

APPENDIX 4Si BRAMPTON gt2f AERIAL amp EXISTING LAND USEbramptauo Flower City KORSIAK amp COMPANY LTD

PLANNING DESIGN amp DEVELOPMENT Morguard Investments Ltd

100

3 Drawn By AH Metres Date 2011 11 14 CITY FILE C02E01023

fZ-gt2

APPENDIX 5

PUBLIC MEETING

City File Number C02E01023

Members Present

Regional Councillor P Palleschi - Wards 2 and 6 (Chair) Regional 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 Region 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

Staff Present

Planning Design and Development Department

J Corbett Commissioner Planning Design and Development A Smith Director Planning Policy and Growth Management D Kraszewski Director Planning and Land Development Services M Won Director Engineering and Development Services J Spencer Manager Parks and Facility Planning K Ash Manager Development Services P Snape Manager Development Services A Parsons Manager Development Services N Grady Development Planner M Gervais Development Planner R Nykyforchyn Development Planner S DeMaria Development Planner

Corporate Services Department

S Navascues Legal Counsel E Evans Deputy Clerk C Urquhart Legislative Coordinator T Brenton Legislative Coordinator

Members of the Public

Lorene Hatelt 216 Townhouse Crescent

fa-raquo3

Results of The Public Meeting

A meeting of the Planning Design and Development Committee was held on December 52011 in the Council Chambers 4h Floor 2 Wellington StreetWest Brampton Ontario commencing at 700 pm with respect to the subject application Notices of this meeting were sent to property owners within 800 metres of the subject lands in accordance with the Planning Act and City Council procedures There was one members of the public that was in attendance That individual expressed concern over the traffic in the area and the potential for this proposal to increase traffic and congestion on the local and regional road network

Below is a response to that issue

Traffic Congestion

The applicant has submitted an addendum to a previously approved Traffic Impact Study to demonstrate that the traffic being generated from the proposed change of use required to develop the intended large retail-commercial building will not result in unacceptable service levels andor add congestion on the local and regional road network

The Addendum Study was reviewed by both the City Transportation Planning Staff and the Region of Peel Both City staff and the Region are satisfied that the change in use and proposed large retail-commercial building will not result in unacceptable service levels on the surrounding local and regional road network

APPENDIX 6

DETAILED PLANNING ANALYSIS

Provincial Policy Statement

The proposed Zoning By-law Amendment is consistent with the Provincial Policy Statement Specifically Section 13(a) Employment Areas states that Planning Authorities shall promote economic development and competitiveness by providing for an appropriate mixand range of employment (including industrial commercial and institutional uses) to meet long term needs

This proposal maintains a sufficient range of industrial and commercial uses to keep the City of Brampton competitive with respect to Economic Development

Strategic Plan

The proposed Zoning By-law amendment to facilitate the development of the site with a large retail commercial building is consistent with the Citys Strategic Plan in particular by designating enough commercial land space to ensure the city remains economically vibrant

Official Plan

The subject lands are designated as Business Corridor in the Official Plan Section 431 states that The Business Corridor designation permits a broad range of employment related uses including industrial and commercial uses that require the exposure offered by such locations in order to accommodate the business and service needs of companies and employees and accommodate at appropriate locations certain business activities that may also serve the general public

The proposed amendment to the zoning by-law to facilitate the development of a large retail-commercial building conforms to the policies of the Official Plan As such an amendment to the Official Plan is not required

Secondary Plan

The subject lands are designated as Mixed-Commercial - Light Industrial in the Brampton East Industrial Secondary Plan The purpose of the designation of these lands is to accommodate a range of commercial industrial and non-industrial uses There are currently 4 industrial buildings on the subject lands with a mix of retail-commercial buildings The proposed re-zoning will enable the construction of a large retail commercial building (refer to concept plan building B) with an approximate gross floor area of 9897 square metres (106529 square feet)

The proposal generally conforms to the Mixed CommercialLight Industrial designation of the Brampton East Industrial Secondary Plan The proposal continues to respect and

10

maintain the planned function of the subject lands for both industrial and commercial uses considering that a substantial portion of the lands designated Mixed-Commercial - Light Industrial are already developed with industrial uses (existing buildings P Q R and X as shown on the concept plan) The proposal will serve to enhance the immediate area as a destination for larger scale retailing while maintaining an appropriate quantity of Industrial usesbuildings

Zoning

The proposed amendment involves expanding the abutting Industrial Two shySection 2073 (M2 - Section 2073) zone over the 157 ha (387 acre) portion of this property to replace the existing Industrial Two - Section 3158 (M2 - 3158) zone This re-zoning would permit the development of the intended large format retail building The M2 - Section 2073 zone permits both retail-commercial and industrial uses

Staffsupports the introduction of commercial uses over the subject lands for the intended large retail-commercial building This portion of the site is considered an area of transition based on its close proximity to the existing Lowes Home Improvement Store and existing and proposed retail commercial uses along Steeles Avenue Furthermore the site has good access and visibility from Resolution Drive making it accessible and desirable for retailers

Land Use

The original intent for the development of the subject lands was for business industrial uses with complimentary retail commercial uses along the Steeles Avenue and Kennedy Road frontages The site has evolved over time attracting a large big box retailer (Lowes Home Improvement Store) and other retail-commercial franchises such as Sleep Country Canada and Boston Pizza Restaurant Notwithstanding the proposed additional big box retail use a substantial portion of this area has already been developed for industrial purposes to satisfy the planned function for the area Specifically three (3) industrial buildings on the north side of Resolution Drive adjacent to existing industrial uses and one (1) light business industrial building along Rutherford Road (Buildings P Q R and Xshown on Map 1) are developed

The sites visibility and access from Steeles Avenue through Resolution Drive and its proximity to the established Lowes Home Improvement Store and the Orion Gate development on the south side of Steeles Avenue have made the subject lands attractive to other retailers The proposed amendment to accommodate the development of a large retail-commercial use is compatible from a land use perspective with existing uses on and adjacent to the subject lands

Urban Design

A revised Urban Design Brief for the site has been submitted Staff has requested some modifications to the revised Brief In particular staff has requested that the

11

revised Brief reference the intended built form (buildings) along Kennedy Road and Steeles Avenue the pedestrian-friendly Steeles Avenue Zone and the primary gateway secondary gateway and corner features from the original approved Urban Design Brief Final approval of the proposed zoning by-law amendment will be subject to the approval of the revised Urban Design Brief

Notwithstanding the above the applicant will be required to obtain site plan approval for the proposed large commercial building all future commercial buildings and any proposed modifications to landscaping and parking areas The building design and other design objectives as shown in the Urban Design Brief will be implemented through the required site plan application review process

TransportationTraffic

The applicant has submitted an addendum to a previously approved Traffic Impact Study to demonstrate that additional traffic that may be generated from the proposed large commercial-retail building will not result in unacceptable service levels on the local and regional road network

Both the Region of Peel and City Transportation Planning Staff have reviewed the addendum report and conclude that traffic volumes generated by the proposed amendment (to facilitate development of the intended large format retail stand-alone building) will still maintain acceptable operating levels of service

Servicing

No issues Existing municipal sanitary sewer and storm water management will accommodate the proposal

Re-zoning Agreement

Staff envisions no technical impediments to the approval of the application and all associated requirements can be implemented through the site plan approval process

12

F-i7

APPENDIX 7

RESULTS OF APPLICATION CIRCULATION

City File Number C02E01023

The following internal departments provided comments

Transporation Planning

The traffic study addendum for the subject application has been reviewed and the following comments are provided

bull All transportation matters relating to parking layout internal traffic circulation and internal access configuration will be reviewed at the time of site plan application

bull It is agreed that the proposed land use for Buildings B will not have significant traffic impact implications on Municipal road network including intersections

bull Region of Peel will address any issues pertaining to Regional Roads

Planning Policy

After reviewing the proposal and supporting material this confirms that the proposal conforms to the Business Corridor designation of the Official Plan and generally conforms to the Mixed CommercialLight Industrial designation of the Brampton East Industrial Secondary Plan The proposal continues to respect and maintain the planned function of the subject lands as prescribed by the relevant policies of the Official Plan and Secondary Plan

The proposal is also consistent and keeping in character with the pattern of development for large format retail uses that has emerged on the Steeles Avenue frontage lands between Kennedy Road and Rutherford Road The proposal will serve to enhance the immediate area as a destination for larger scale retailing

Growth Management and Special Policy

Roads

The subject site is bounded by Kennedy Road South to the west Rutherford Road South to the east and Steeles Avenue East to the south Within the Official Plan Steeles Avenue East is designated an intensification corridor areas that are the focus of intensification and transit-supportive development

Kennedy Road South and Steeles Avenue East are designated as regionally maintained Major Arterial roads within the Official Plan The Region of Peel should be contacted to confirm any approval requirements regarding development along these two arterials

13

p-

Rutherford Road is designated a collector road within the Official Plan No road improvements are forecast for this road in the 2012-2021 Roads Capital Program

Action Required NO

Transit

Steeles Avenue is designated a BRT Corridor within the Official Plan where service frequency levels are targeted for less than every 5 minutes Steeles Avenue East is currently serviced by Transit Route 1111A which has a peak time frequency of 3 minutes This route connects to transit services within adjacent municipalities York Region Transit Mississauga Transit and the TTC

Kennedy Road is designated a Primary Corridor within the Official Plan where service frequency is targeted for every 5-75 minutes Kennedy Road South is currently serviced by Route 77A which has a peak time frequency of every 7 minutes

Rutherford Road is currently serviced by Route 10 South Industrial which has a peak time frequency of every 20 minutes The subject site is currently well serviced by transit

Action Required NO

Schools

School capacity is not affected by this application

Action Required NO

Emergency Services

The subject site is serviced by an existing fire station Station 201 located at 8 Rutherford Road South The fire station is located approximately 3 km from the subject site

Action Required NO

Development Allocation Status

This application is not affected by the Development Allocation Strategy

Action Required NO

Cost Sharing Agreements

The subject site is not within a Cost Sharing Agreement Area and is therefore not subject to a Cost Sharing Agreement

14

Fa-tt

Action Required NO

Engineering and Development Planning

We have reviewed the Addendum letter to the approved Functional Servicing Report dated December 112011 and find it to be satisfactory

Economic Development Office

The Economic Development Office (EDO) has reviewed the above captioned application and submits the following comments

The original intent for the development of the subject lands was presented as a business campus of predominantly industrial uses with complimentary retail-commercial uses taking advantage of the Steeles Avenue Kennedy Road and Rutherford Road frontages Over the years the properties fronting this portion of Steeles Avenue have evolved into a retail-commercial hub attracting additional complementary commercial uses

The EDO recognizes the merit in allowing additional commercial uses to develop on the site due to its proximity to the established retail-commercial uses including the existing Lowes Home Improvement Store and the Orion Gate development to the south the visibilityfrom Steeles Avenue and the ease of access from Steeles Avenue via Resolution Drive

The current proposal to rezone a portion of the lands from M2 - 3158 to M2 - 2073 to establish commercial and business industrial permissions on the subject portion of the site is in keeping with the retail commercial evolution of the area On this basis the proposed rezoning may be considered appropriate

Community Design Parks Planning amp Development Division

The Urban Design amp Special Projects Section on behalf of the Community Design Parks Planning amp Development Division advise that a revised Urban Design Brief to the satisfaction of the Commissioner of Planning Design and Development is required

Works and Transportation

Signals Operations Review team (SOR) has reviewed the application from a Traffic Engineering Services perspective and advise that we have no comments related to the application subject to any additional information

External Comments are attached

15

pa Vie Region ofPeel isthe proud recipient ofthe National Quality Institute Order ofP Region cf Peel Excellence Quality the National Quality Institute Canada Award ofExcellence Cold Award

VV0rtfelHfif foil lOU Healthy Workplace and a2008 IPACDeloitte Public Sector Leadership Gold Award

February 13 2012

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

RE Korisak amp Company Limited - Morguard Investments Limited Southwest corner of Resolution Drive and Rutherford Road City File C02E01023 Region File RZ-11-2E123B

Dear Ms DeMaria

Regional staffhas reviewed the above noted application andhave noobjections to this amendment of the Zoning by-law to permit commercial and business industrial uses We provide the following comments

Municipal Water and Sanitary Sewer Services bull At the subsequent site plan stagesite servicing drawings are required for review by

Development Services anda 1st Submission Application feeof $150 as perfee by-law 169-2011 (all connections must conform to Regional standards and specifications and design criteria)

bull There is a 12m regional sanitary sewereasement located on the subjectproperty Regional easements must be protected from any encroachments or obstructions The owner shall maintain the land for the easements free and clear of any trees building structures or hard concrete pavement surfaces The owner is permitted to utilize the land for no other purpose than lawns gardens flower beds roadways driveways and parking areas As well the owner shall not deposit or remove any fill from the easement For applications where Regional easements are present landscaping drawings will be required for review and approval prior to siteplan approval If encroachments are approved an encroachment agreement and Regional Council approval will be required All costs and fees associated therewith shall be the responsibility of the Owner

Regional Road No 15 (Steeles Avenue East)bull The existing accesses toSteeles Avenue East are to be utilized Additional access will not

be granted

bull Theaddendum letter to the Traffic Impact Study dated January 5 2012 is satisfactory The study indicates that the traffic associated with the assumed land uses will have minimal impact on the Regional road network

Waste Managementbull The subject land is not within the vicinity ofa landfill Waste collection will be provided

by a private waste hauler

Public Works

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

fl^ PROPOSED REZONING

SUBJECT LANDS

EXTRACT FROM SCHEDULE 18 OF THE DOCUMENT KNOWN AS BRAMPTON EAST INDUSTRIAL SECONDARY PLAN

==- COMMERCIAL USE AREA INDUSTRIAL

)sectoc HIGHWAY ampINTERCHANGES ictcr MIXED COMMERCIAL - LIGHT INDUSTRIAL

INTERSECTION IMPROVEMENT re

SERVICE COMMERCIAL

MAJOR ARTERIAL ROAD

HIGHWAY COMMERCIAL MINOR ARTERIAL ROAD

PROPERTY LINECOLLECTOR ROAD

APPENDIX 2 - SECONDARY PLAN DESIGNATIONSm BRAMPTON KORSIAK amp COMPANY LTDhMftaui FlowerCity Morguard Investments Ltd PLANNING DESIGN AND DEVELOPWENT

Date 2011 11 10 Drawn By AH CITY FILE C02E01023

Fl-10

PROPOSED ZONING BOUNDARY COMMERCIALLZZI REZONING

| | SUBJECT LAND INDUSTRIAL INSTITUTIONAL

APPENDIX 3H BRAMPTON jsectf ZONING DESIGNATIONS

bromplotuo FlOWer CltV KORSIAK amp COMPANY LTD PLANNING DESIGNamp DEVELOPMENT Morguard Investments Ltd

Drawn By AH Metres Date 2011 11 14 CITY FILE C02E01023

fa-

AERIAL PHOTO DATE SPRING 2011

SUBJECT LAND COMMERCIAL INSTITUTIONAL

INDUSTRIAL OPEN SPACE RESIDENTIAL

APPENDIX 4Si BRAMPTON gt2f AERIAL amp EXISTING LAND USEbramptauo Flower City KORSIAK amp COMPANY LTD

PLANNING DESIGN amp DEVELOPMENT Morguard Investments Ltd

100

3 Drawn By AH Metres Date 2011 11 14 CITY FILE C02E01023

fZ-gt2

APPENDIX 5

PUBLIC MEETING

City File Number C02E01023

Members Present

Regional Councillor P Palleschi - Wards 2 and 6 (Chair) Regional 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 Region 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

Staff Present

Planning Design and Development Department

J Corbett Commissioner Planning Design and Development A Smith Director Planning Policy and Growth Management D Kraszewski Director Planning and Land Development Services M Won Director Engineering and Development Services J Spencer Manager Parks and Facility Planning K Ash Manager Development Services P Snape Manager Development Services A Parsons Manager Development Services N Grady Development Planner M Gervais Development Planner R Nykyforchyn Development Planner S DeMaria Development Planner

Corporate Services Department

S Navascues Legal Counsel E Evans Deputy Clerk C Urquhart Legislative Coordinator T Brenton Legislative Coordinator

Members of the Public

Lorene Hatelt 216 Townhouse Crescent

fa-raquo3

Results of The Public Meeting

A meeting of the Planning Design and Development Committee was held on December 52011 in the Council Chambers 4h Floor 2 Wellington StreetWest Brampton Ontario commencing at 700 pm with respect to the subject application Notices of this meeting were sent to property owners within 800 metres of the subject lands in accordance with the Planning Act and City Council procedures There was one members of the public that was in attendance That individual expressed concern over the traffic in the area and the potential for this proposal to increase traffic and congestion on the local and regional road network

Below is a response to that issue

Traffic Congestion

The applicant has submitted an addendum to a previously approved Traffic Impact Study to demonstrate that the traffic being generated from the proposed change of use required to develop the intended large retail-commercial building will not result in unacceptable service levels andor add congestion on the local and regional road network

The Addendum Study was reviewed by both the City Transportation Planning Staff and the Region of Peel Both City staff and the Region are satisfied that the change in use and proposed large retail-commercial building will not result in unacceptable service levels on the surrounding local and regional road network

APPENDIX 6

DETAILED PLANNING ANALYSIS

Provincial Policy Statement

The proposed Zoning By-law Amendment is consistent with the Provincial Policy Statement Specifically Section 13(a) Employment Areas states that Planning Authorities shall promote economic development and competitiveness by providing for an appropriate mixand range of employment (including industrial commercial and institutional uses) to meet long term needs

This proposal maintains a sufficient range of industrial and commercial uses to keep the City of Brampton competitive with respect to Economic Development

Strategic Plan

The proposed Zoning By-law amendment to facilitate the development of the site with a large retail commercial building is consistent with the Citys Strategic Plan in particular by designating enough commercial land space to ensure the city remains economically vibrant

Official Plan

The subject lands are designated as Business Corridor in the Official Plan Section 431 states that The Business Corridor designation permits a broad range of employment related uses including industrial and commercial uses that require the exposure offered by such locations in order to accommodate the business and service needs of companies and employees and accommodate at appropriate locations certain business activities that may also serve the general public

The proposed amendment to the zoning by-law to facilitate the development of a large retail-commercial building conforms to the policies of the Official Plan As such an amendment to the Official Plan is not required

Secondary Plan

The subject lands are designated as Mixed-Commercial - Light Industrial in the Brampton East Industrial Secondary Plan The purpose of the designation of these lands is to accommodate a range of commercial industrial and non-industrial uses There are currently 4 industrial buildings on the subject lands with a mix of retail-commercial buildings The proposed re-zoning will enable the construction of a large retail commercial building (refer to concept plan building B) with an approximate gross floor area of 9897 square metres (106529 square feet)

The proposal generally conforms to the Mixed CommercialLight Industrial designation of the Brampton East Industrial Secondary Plan The proposal continues to respect and

10

maintain the planned function of the subject lands for both industrial and commercial uses considering that a substantial portion of the lands designated Mixed-Commercial - Light Industrial are already developed with industrial uses (existing buildings P Q R and X as shown on the concept plan) The proposal will serve to enhance the immediate area as a destination for larger scale retailing while maintaining an appropriate quantity of Industrial usesbuildings

Zoning

The proposed amendment involves expanding the abutting Industrial Two shySection 2073 (M2 - Section 2073) zone over the 157 ha (387 acre) portion of this property to replace the existing Industrial Two - Section 3158 (M2 - 3158) zone This re-zoning would permit the development of the intended large format retail building The M2 - Section 2073 zone permits both retail-commercial and industrial uses

Staffsupports the introduction of commercial uses over the subject lands for the intended large retail-commercial building This portion of the site is considered an area of transition based on its close proximity to the existing Lowes Home Improvement Store and existing and proposed retail commercial uses along Steeles Avenue Furthermore the site has good access and visibility from Resolution Drive making it accessible and desirable for retailers

Land Use

The original intent for the development of the subject lands was for business industrial uses with complimentary retail commercial uses along the Steeles Avenue and Kennedy Road frontages The site has evolved over time attracting a large big box retailer (Lowes Home Improvement Store) and other retail-commercial franchises such as Sleep Country Canada and Boston Pizza Restaurant Notwithstanding the proposed additional big box retail use a substantial portion of this area has already been developed for industrial purposes to satisfy the planned function for the area Specifically three (3) industrial buildings on the north side of Resolution Drive adjacent to existing industrial uses and one (1) light business industrial building along Rutherford Road (Buildings P Q R and Xshown on Map 1) are developed

The sites visibility and access from Steeles Avenue through Resolution Drive and its proximity to the established Lowes Home Improvement Store and the Orion Gate development on the south side of Steeles Avenue have made the subject lands attractive to other retailers The proposed amendment to accommodate the development of a large retail-commercial use is compatible from a land use perspective with existing uses on and adjacent to the subject lands

Urban Design

A revised Urban Design Brief for the site has been submitted Staff has requested some modifications to the revised Brief In particular staff has requested that the

11

revised Brief reference the intended built form (buildings) along Kennedy Road and Steeles Avenue the pedestrian-friendly Steeles Avenue Zone and the primary gateway secondary gateway and corner features from the original approved Urban Design Brief Final approval of the proposed zoning by-law amendment will be subject to the approval of the revised Urban Design Brief

Notwithstanding the above the applicant will be required to obtain site plan approval for the proposed large commercial building all future commercial buildings and any proposed modifications to landscaping and parking areas The building design and other design objectives as shown in the Urban Design Brief will be implemented through the required site plan application review process

TransportationTraffic

The applicant has submitted an addendum to a previously approved Traffic Impact Study to demonstrate that additional traffic that may be generated from the proposed large commercial-retail building will not result in unacceptable service levels on the local and regional road network

Both the Region of Peel and City Transportation Planning Staff have reviewed the addendum report and conclude that traffic volumes generated by the proposed amendment (to facilitate development of the intended large format retail stand-alone building) will still maintain acceptable operating levels of service

Servicing

No issues Existing municipal sanitary sewer and storm water management will accommodate the proposal

Re-zoning Agreement

Staff envisions no technical impediments to the approval of the application and all associated requirements can be implemented through the site plan approval process

12

F-i7

APPENDIX 7

RESULTS OF APPLICATION CIRCULATION

City File Number C02E01023

The following internal departments provided comments

Transporation Planning

The traffic study addendum for the subject application has been reviewed and the following comments are provided

bull All transportation matters relating to parking layout internal traffic circulation and internal access configuration will be reviewed at the time of site plan application

bull It is agreed that the proposed land use for Buildings B will not have significant traffic impact implications on Municipal road network including intersections

bull Region of Peel will address any issues pertaining to Regional Roads

Planning Policy

After reviewing the proposal and supporting material this confirms that the proposal conforms to the Business Corridor designation of the Official Plan and generally conforms to the Mixed CommercialLight Industrial designation of the Brampton East Industrial Secondary Plan The proposal continues to respect and maintain the planned function of the subject lands as prescribed by the relevant policies of the Official Plan and Secondary Plan

The proposal is also consistent and keeping in character with the pattern of development for large format retail uses that has emerged on the Steeles Avenue frontage lands between Kennedy Road and Rutherford Road The proposal will serve to enhance the immediate area as a destination for larger scale retailing

Growth Management and Special Policy

Roads

The subject site is bounded by Kennedy Road South to the west Rutherford Road South to the east and Steeles Avenue East to the south Within the Official Plan Steeles Avenue East is designated an intensification corridor areas that are the focus of intensification and transit-supportive development

Kennedy Road South and Steeles Avenue East are designated as regionally maintained Major Arterial roads within the Official Plan The Region of Peel should be contacted to confirm any approval requirements regarding development along these two arterials

13

p-

Rutherford Road is designated a collector road within the Official Plan No road improvements are forecast for this road in the 2012-2021 Roads Capital Program

Action Required NO

Transit

Steeles Avenue is designated a BRT Corridor within the Official Plan where service frequency levels are targeted for less than every 5 minutes Steeles Avenue East is currently serviced by Transit Route 1111A which has a peak time frequency of 3 minutes This route connects to transit services within adjacent municipalities York Region Transit Mississauga Transit and the TTC

Kennedy Road is designated a Primary Corridor within the Official Plan where service frequency is targeted for every 5-75 minutes Kennedy Road South is currently serviced by Route 77A which has a peak time frequency of every 7 minutes

Rutherford Road is currently serviced by Route 10 South Industrial which has a peak time frequency of every 20 minutes The subject site is currently well serviced by transit

Action Required NO

Schools

School capacity is not affected by this application

Action Required NO

Emergency Services

The subject site is serviced by an existing fire station Station 201 located at 8 Rutherford Road South The fire station is located approximately 3 km from the subject site

Action Required NO

Development Allocation Status

This application is not affected by the Development Allocation Strategy

Action Required NO

Cost Sharing Agreements

The subject site is not within a Cost Sharing Agreement Area and is therefore not subject to a Cost Sharing Agreement

14

Fa-tt

Action Required NO

Engineering and Development Planning

We have reviewed the Addendum letter to the approved Functional Servicing Report dated December 112011 and find it to be satisfactory

Economic Development Office

The Economic Development Office (EDO) has reviewed the above captioned application and submits the following comments

The original intent for the development of the subject lands was presented as a business campus of predominantly industrial uses with complimentary retail-commercial uses taking advantage of the Steeles Avenue Kennedy Road and Rutherford Road frontages Over the years the properties fronting this portion of Steeles Avenue have evolved into a retail-commercial hub attracting additional complementary commercial uses

The EDO recognizes the merit in allowing additional commercial uses to develop on the site due to its proximity to the established retail-commercial uses including the existing Lowes Home Improvement Store and the Orion Gate development to the south the visibilityfrom Steeles Avenue and the ease of access from Steeles Avenue via Resolution Drive

The current proposal to rezone a portion of the lands from M2 - 3158 to M2 - 2073 to establish commercial and business industrial permissions on the subject portion of the site is in keeping with the retail commercial evolution of the area On this basis the proposed rezoning may be considered appropriate

Community Design Parks Planning amp Development Division

The Urban Design amp Special Projects Section on behalf of the Community Design Parks Planning amp Development Division advise that a revised Urban Design Brief to the satisfaction of the Commissioner of Planning Design and Development is required

Works and Transportation

Signals Operations Review team (SOR) has reviewed the application from a Traffic Engineering Services perspective and advise that we have no comments related to the application subject to any additional information

External Comments are attached

15

pa Vie Region ofPeel isthe proud recipient ofthe National Quality Institute Order ofP Region cf Peel Excellence Quality the National Quality Institute Canada Award ofExcellence Cold Award

VV0rtfelHfif foil lOU Healthy Workplace and a2008 IPACDeloitte Public Sector Leadership Gold Award

February 13 2012

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

RE Korisak amp Company Limited - Morguard Investments Limited Southwest corner of Resolution Drive and Rutherford Road City File C02E01023 Region File RZ-11-2E123B

Dear Ms DeMaria

Regional staffhas reviewed the above noted application andhave noobjections to this amendment of the Zoning by-law to permit commercial and business industrial uses We provide the following comments

Municipal Water and Sanitary Sewer Services bull At the subsequent site plan stagesite servicing drawings are required for review by

Development Services anda 1st Submission Application feeof $150 as perfee by-law 169-2011 (all connections must conform to Regional standards and specifications and design criteria)

bull There is a 12m regional sanitary sewereasement located on the subjectproperty Regional easements must be protected from any encroachments or obstructions The owner shall maintain the land for the easements free and clear of any trees building structures or hard concrete pavement surfaces The owner is permitted to utilize the land for no other purpose than lawns gardens flower beds roadways driveways and parking areas As well the owner shall not deposit or remove any fill from the easement For applications where Regional easements are present landscaping drawings will be required for review and approval prior to siteplan approval If encroachments are approved an encroachment agreement and Regional Council approval will be required All costs and fees associated therewith shall be the responsibility of the Owner

Regional Road No 15 (Steeles Avenue East)bull The existing accesses toSteeles Avenue East are to be utilized Additional access will not

be granted

bull Theaddendum letter to the Traffic Impact Study dated January 5 2012 is satisfactory The study indicates that the traffic associated with the assumed land uses will have minimal impact on the Regional road network

Waste Managementbull The subject land is not within the vicinity ofa landfill Waste collection will be provided

by a private waste hauler

Public Works

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

Fl-10

PROPOSED ZONING BOUNDARY COMMERCIALLZZI REZONING

| | SUBJECT LAND INDUSTRIAL INSTITUTIONAL

APPENDIX 3H BRAMPTON jsectf ZONING DESIGNATIONS

bromplotuo FlOWer CltV KORSIAK amp COMPANY LTD PLANNING DESIGNamp DEVELOPMENT Morguard Investments Ltd

Drawn By AH Metres Date 2011 11 14 CITY FILE C02E01023

fa-

AERIAL PHOTO DATE SPRING 2011

SUBJECT LAND COMMERCIAL INSTITUTIONAL

INDUSTRIAL OPEN SPACE RESIDENTIAL

APPENDIX 4Si BRAMPTON gt2f AERIAL amp EXISTING LAND USEbramptauo Flower City KORSIAK amp COMPANY LTD

PLANNING DESIGN amp DEVELOPMENT Morguard Investments Ltd

100

3 Drawn By AH Metres Date 2011 11 14 CITY FILE C02E01023

fZ-gt2

APPENDIX 5

PUBLIC MEETING

City File Number C02E01023

Members Present

Regional Councillor P Palleschi - Wards 2 and 6 (Chair) Regional 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 Region 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

Staff Present

Planning Design and Development Department

J Corbett Commissioner Planning Design and Development A Smith Director Planning Policy and Growth Management D Kraszewski Director Planning and Land Development Services M Won Director Engineering and Development Services J Spencer Manager Parks and Facility Planning K Ash Manager Development Services P Snape Manager Development Services A Parsons Manager Development Services N Grady Development Planner M Gervais Development Planner R Nykyforchyn Development Planner S DeMaria Development Planner

Corporate Services Department

S Navascues Legal Counsel E Evans Deputy Clerk C Urquhart Legislative Coordinator T Brenton Legislative Coordinator

Members of the Public

Lorene Hatelt 216 Townhouse Crescent

fa-raquo3

Results of The Public Meeting

A meeting of the Planning Design and Development Committee was held on December 52011 in the Council Chambers 4h Floor 2 Wellington StreetWest Brampton Ontario commencing at 700 pm with respect to the subject application Notices of this meeting were sent to property owners within 800 metres of the subject lands in accordance with the Planning Act and City Council procedures There was one members of the public that was in attendance That individual expressed concern over the traffic in the area and the potential for this proposal to increase traffic and congestion on the local and regional road network

Below is a response to that issue

Traffic Congestion

The applicant has submitted an addendum to a previously approved Traffic Impact Study to demonstrate that the traffic being generated from the proposed change of use required to develop the intended large retail-commercial building will not result in unacceptable service levels andor add congestion on the local and regional road network

The Addendum Study was reviewed by both the City Transportation Planning Staff and the Region of Peel Both City staff and the Region are satisfied that the change in use and proposed large retail-commercial building will not result in unacceptable service levels on the surrounding local and regional road network

APPENDIX 6

DETAILED PLANNING ANALYSIS

Provincial Policy Statement

The proposed Zoning By-law Amendment is consistent with the Provincial Policy Statement Specifically Section 13(a) Employment Areas states that Planning Authorities shall promote economic development and competitiveness by providing for an appropriate mixand range of employment (including industrial commercial and institutional uses) to meet long term needs

This proposal maintains a sufficient range of industrial and commercial uses to keep the City of Brampton competitive with respect to Economic Development

Strategic Plan

The proposed Zoning By-law amendment to facilitate the development of the site with a large retail commercial building is consistent with the Citys Strategic Plan in particular by designating enough commercial land space to ensure the city remains economically vibrant

Official Plan

The subject lands are designated as Business Corridor in the Official Plan Section 431 states that The Business Corridor designation permits a broad range of employment related uses including industrial and commercial uses that require the exposure offered by such locations in order to accommodate the business and service needs of companies and employees and accommodate at appropriate locations certain business activities that may also serve the general public

The proposed amendment to the zoning by-law to facilitate the development of a large retail-commercial building conforms to the policies of the Official Plan As such an amendment to the Official Plan is not required

Secondary Plan

The subject lands are designated as Mixed-Commercial - Light Industrial in the Brampton East Industrial Secondary Plan The purpose of the designation of these lands is to accommodate a range of commercial industrial and non-industrial uses There are currently 4 industrial buildings on the subject lands with a mix of retail-commercial buildings The proposed re-zoning will enable the construction of a large retail commercial building (refer to concept plan building B) with an approximate gross floor area of 9897 square metres (106529 square feet)

The proposal generally conforms to the Mixed CommercialLight Industrial designation of the Brampton East Industrial Secondary Plan The proposal continues to respect and

10

maintain the planned function of the subject lands for both industrial and commercial uses considering that a substantial portion of the lands designated Mixed-Commercial - Light Industrial are already developed with industrial uses (existing buildings P Q R and X as shown on the concept plan) The proposal will serve to enhance the immediate area as a destination for larger scale retailing while maintaining an appropriate quantity of Industrial usesbuildings

Zoning

The proposed amendment involves expanding the abutting Industrial Two shySection 2073 (M2 - Section 2073) zone over the 157 ha (387 acre) portion of this property to replace the existing Industrial Two - Section 3158 (M2 - 3158) zone This re-zoning would permit the development of the intended large format retail building The M2 - Section 2073 zone permits both retail-commercial and industrial uses

Staffsupports the introduction of commercial uses over the subject lands for the intended large retail-commercial building This portion of the site is considered an area of transition based on its close proximity to the existing Lowes Home Improvement Store and existing and proposed retail commercial uses along Steeles Avenue Furthermore the site has good access and visibility from Resolution Drive making it accessible and desirable for retailers

Land Use

The original intent for the development of the subject lands was for business industrial uses with complimentary retail commercial uses along the Steeles Avenue and Kennedy Road frontages The site has evolved over time attracting a large big box retailer (Lowes Home Improvement Store) and other retail-commercial franchises such as Sleep Country Canada and Boston Pizza Restaurant Notwithstanding the proposed additional big box retail use a substantial portion of this area has already been developed for industrial purposes to satisfy the planned function for the area Specifically three (3) industrial buildings on the north side of Resolution Drive adjacent to existing industrial uses and one (1) light business industrial building along Rutherford Road (Buildings P Q R and Xshown on Map 1) are developed

The sites visibility and access from Steeles Avenue through Resolution Drive and its proximity to the established Lowes Home Improvement Store and the Orion Gate development on the south side of Steeles Avenue have made the subject lands attractive to other retailers The proposed amendment to accommodate the development of a large retail-commercial use is compatible from a land use perspective with existing uses on and adjacent to the subject lands

Urban Design

A revised Urban Design Brief for the site has been submitted Staff has requested some modifications to the revised Brief In particular staff has requested that the

11

revised Brief reference the intended built form (buildings) along Kennedy Road and Steeles Avenue the pedestrian-friendly Steeles Avenue Zone and the primary gateway secondary gateway and corner features from the original approved Urban Design Brief Final approval of the proposed zoning by-law amendment will be subject to the approval of the revised Urban Design Brief

Notwithstanding the above the applicant will be required to obtain site plan approval for the proposed large commercial building all future commercial buildings and any proposed modifications to landscaping and parking areas The building design and other design objectives as shown in the Urban Design Brief will be implemented through the required site plan application review process

TransportationTraffic

The applicant has submitted an addendum to a previously approved Traffic Impact Study to demonstrate that additional traffic that may be generated from the proposed large commercial-retail building will not result in unacceptable service levels on the local and regional road network

Both the Region of Peel and City Transportation Planning Staff have reviewed the addendum report and conclude that traffic volumes generated by the proposed amendment (to facilitate development of the intended large format retail stand-alone building) will still maintain acceptable operating levels of service

Servicing

No issues Existing municipal sanitary sewer and storm water management will accommodate the proposal

Re-zoning Agreement

Staff envisions no technical impediments to the approval of the application and all associated requirements can be implemented through the site plan approval process

12

F-i7

APPENDIX 7

RESULTS OF APPLICATION CIRCULATION

City File Number C02E01023

The following internal departments provided comments

Transporation Planning

The traffic study addendum for the subject application has been reviewed and the following comments are provided

bull All transportation matters relating to parking layout internal traffic circulation and internal access configuration will be reviewed at the time of site plan application

bull It is agreed that the proposed land use for Buildings B will not have significant traffic impact implications on Municipal road network including intersections

bull Region of Peel will address any issues pertaining to Regional Roads

Planning Policy

After reviewing the proposal and supporting material this confirms that the proposal conforms to the Business Corridor designation of the Official Plan and generally conforms to the Mixed CommercialLight Industrial designation of the Brampton East Industrial Secondary Plan The proposal continues to respect and maintain the planned function of the subject lands as prescribed by the relevant policies of the Official Plan and Secondary Plan

The proposal is also consistent and keeping in character with the pattern of development for large format retail uses that has emerged on the Steeles Avenue frontage lands between Kennedy Road and Rutherford Road The proposal will serve to enhance the immediate area as a destination for larger scale retailing

Growth Management and Special Policy

Roads

The subject site is bounded by Kennedy Road South to the west Rutherford Road South to the east and Steeles Avenue East to the south Within the Official Plan Steeles Avenue East is designated an intensification corridor areas that are the focus of intensification and transit-supportive development

Kennedy Road South and Steeles Avenue East are designated as regionally maintained Major Arterial roads within the Official Plan The Region of Peel should be contacted to confirm any approval requirements regarding development along these two arterials

13

p-

Rutherford Road is designated a collector road within the Official Plan No road improvements are forecast for this road in the 2012-2021 Roads Capital Program

Action Required NO

Transit

Steeles Avenue is designated a BRT Corridor within the Official Plan where service frequency levels are targeted for less than every 5 minutes Steeles Avenue East is currently serviced by Transit Route 1111A which has a peak time frequency of 3 minutes This route connects to transit services within adjacent municipalities York Region Transit Mississauga Transit and the TTC

Kennedy Road is designated a Primary Corridor within the Official Plan where service frequency is targeted for every 5-75 minutes Kennedy Road South is currently serviced by Route 77A which has a peak time frequency of every 7 minutes

Rutherford Road is currently serviced by Route 10 South Industrial which has a peak time frequency of every 20 minutes The subject site is currently well serviced by transit

Action Required NO

Schools

School capacity is not affected by this application

Action Required NO

Emergency Services

The subject site is serviced by an existing fire station Station 201 located at 8 Rutherford Road South The fire station is located approximately 3 km from the subject site

Action Required NO

Development Allocation Status

This application is not affected by the Development Allocation Strategy

Action Required NO

Cost Sharing Agreements

The subject site is not within a Cost Sharing Agreement Area and is therefore not subject to a Cost Sharing Agreement

14

Fa-tt

Action Required NO

Engineering and Development Planning

We have reviewed the Addendum letter to the approved Functional Servicing Report dated December 112011 and find it to be satisfactory

Economic Development Office

The Economic Development Office (EDO) has reviewed the above captioned application and submits the following comments

The original intent for the development of the subject lands was presented as a business campus of predominantly industrial uses with complimentary retail-commercial uses taking advantage of the Steeles Avenue Kennedy Road and Rutherford Road frontages Over the years the properties fronting this portion of Steeles Avenue have evolved into a retail-commercial hub attracting additional complementary commercial uses

The EDO recognizes the merit in allowing additional commercial uses to develop on the site due to its proximity to the established retail-commercial uses including the existing Lowes Home Improvement Store and the Orion Gate development to the south the visibilityfrom Steeles Avenue and the ease of access from Steeles Avenue via Resolution Drive

The current proposal to rezone a portion of the lands from M2 - 3158 to M2 - 2073 to establish commercial and business industrial permissions on the subject portion of the site is in keeping with the retail commercial evolution of the area On this basis the proposed rezoning may be considered appropriate

Community Design Parks Planning amp Development Division

The Urban Design amp Special Projects Section on behalf of the Community Design Parks Planning amp Development Division advise that a revised Urban Design Brief to the satisfaction of the Commissioner of Planning Design and Development is required

Works and Transportation

Signals Operations Review team (SOR) has reviewed the application from a Traffic Engineering Services perspective and advise that we have no comments related to the application subject to any additional information

External Comments are attached

15

pa Vie Region ofPeel isthe proud recipient ofthe National Quality Institute Order ofP Region cf Peel Excellence Quality the National Quality Institute Canada Award ofExcellence Cold Award

VV0rtfelHfif foil lOU Healthy Workplace and a2008 IPACDeloitte Public Sector Leadership Gold Award

February 13 2012

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

RE Korisak amp Company Limited - Morguard Investments Limited Southwest corner of Resolution Drive and Rutherford Road City File C02E01023 Region File RZ-11-2E123B

Dear Ms DeMaria

Regional staffhas reviewed the above noted application andhave noobjections to this amendment of the Zoning by-law to permit commercial and business industrial uses We provide the following comments

Municipal Water and Sanitary Sewer Services bull At the subsequent site plan stagesite servicing drawings are required for review by

Development Services anda 1st Submission Application feeof $150 as perfee by-law 169-2011 (all connections must conform to Regional standards and specifications and design criteria)

bull There is a 12m regional sanitary sewereasement located on the subjectproperty Regional easements must be protected from any encroachments or obstructions The owner shall maintain the land for the easements free and clear of any trees building structures or hard concrete pavement surfaces The owner is permitted to utilize the land for no other purpose than lawns gardens flower beds roadways driveways and parking areas As well the owner shall not deposit or remove any fill from the easement For applications where Regional easements are present landscaping drawings will be required for review and approval prior to siteplan approval If encroachments are approved an encroachment agreement and Regional Council approval will be required All costs and fees associated therewith shall be the responsibility of the Owner

Regional Road No 15 (Steeles Avenue East)bull The existing accesses toSteeles Avenue East are to be utilized Additional access will not

be granted

bull Theaddendum letter to the Traffic Impact Study dated January 5 2012 is satisfactory The study indicates that the traffic associated with the assumed land uses will have minimal impact on the Regional road network

Waste Managementbull The subject land is not within the vicinity ofa landfill Waste collection will be provided

by a private waste hauler

Public Works

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

fa-

AERIAL PHOTO DATE SPRING 2011

SUBJECT LAND COMMERCIAL INSTITUTIONAL

INDUSTRIAL OPEN SPACE RESIDENTIAL

APPENDIX 4Si BRAMPTON gt2f AERIAL amp EXISTING LAND USEbramptauo Flower City KORSIAK amp COMPANY LTD

PLANNING DESIGN amp DEVELOPMENT Morguard Investments Ltd

100

3 Drawn By AH Metres Date 2011 11 14 CITY FILE C02E01023

fZ-gt2

APPENDIX 5

PUBLIC MEETING

City File Number C02E01023

Members Present

Regional Councillor P Palleschi - Wards 2 and 6 (Chair) Regional 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 Region 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

Staff Present

Planning Design and Development Department

J Corbett Commissioner Planning Design and Development A Smith Director Planning Policy and Growth Management D Kraszewski Director Planning and Land Development Services M Won Director Engineering and Development Services J Spencer Manager Parks and Facility Planning K Ash Manager Development Services P Snape Manager Development Services A Parsons Manager Development Services N Grady Development Planner M Gervais Development Planner R Nykyforchyn Development Planner S DeMaria Development Planner

Corporate Services Department

S Navascues Legal Counsel E Evans Deputy Clerk C Urquhart Legislative Coordinator T Brenton Legislative Coordinator

Members of the Public

Lorene Hatelt 216 Townhouse Crescent

fa-raquo3

Results of The Public Meeting

A meeting of the Planning Design and Development Committee was held on December 52011 in the Council Chambers 4h Floor 2 Wellington StreetWest Brampton Ontario commencing at 700 pm with respect to the subject application Notices of this meeting were sent to property owners within 800 metres of the subject lands in accordance with the Planning Act and City Council procedures There was one members of the public that was in attendance That individual expressed concern over the traffic in the area and the potential for this proposal to increase traffic and congestion on the local and regional road network

Below is a response to that issue

Traffic Congestion

The applicant has submitted an addendum to a previously approved Traffic Impact Study to demonstrate that the traffic being generated from the proposed change of use required to develop the intended large retail-commercial building will not result in unacceptable service levels andor add congestion on the local and regional road network

The Addendum Study was reviewed by both the City Transportation Planning Staff and the Region of Peel Both City staff and the Region are satisfied that the change in use and proposed large retail-commercial building will not result in unacceptable service levels on the surrounding local and regional road network

APPENDIX 6

DETAILED PLANNING ANALYSIS

Provincial Policy Statement

The proposed Zoning By-law Amendment is consistent with the Provincial Policy Statement Specifically Section 13(a) Employment Areas states that Planning Authorities shall promote economic development and competitiveness by providing for an appropriate mixand range of employment (including industrial commercial and institutional uses) to meet long term needs

This proposal maintains a sufficient range of industrial and commercial uses to keep the City of Brampton competitive with respect to Economic Development

Strategic Plan

The proposed Zoning By-law amendment to facilitate the development of the site with a large retail commercial building is consistent with the Citys Strategic Plan in particular by designating enough commercial land space to ensure the city remains economically vibrant

Official Plan

The subject lands are designated as Business Corridor in the Official Plan Section 431 states that The Business Corridor designation permits a broad range of employment related uses including industrial and commercial uses that require the exposure offered by such locations in order to accommodate the business and service needs of companies and employees and accommodate at appropriate locations certain business activities that may also serve the general public

The proposed amendment to the zoning by-law to facilitate the development of a large retail-commercial building conforms to the policies of the Official Plan As such an amendment to the Official Plan is not required

Secondary Plan

The subject lands are designated as Mixed-Commercial - Light Industrial in the Brampton East Industrial Secondary Plan The purpose of the designation of these lands is to accommodate a range of commercial industrial and non-industrial uses There are currently 4 industrial buildings on the subject lands with a mix of retail-commercial buildings The proposed re-zoning will enable the construction of a large retail commercial building (refer to concept plan building B) with an approximate gross floor area of 9897 square metres (106529 square feet)

The proposal generally conforms to the Mixed CommercialLight Industrial designation of the Brampton East Industrial Secondary Plan The proposal continues to respect and

10

maintain the planned function of the subject lands for both industrial and commercial uses considering that a substantial portion of the lands designated Mixed-Commercial - Light Industrial are already developed with industrial uses (existing buildings P Q R and X as shown on the concept plan) The proposal will serve to enhance the immediate area as a destination for larger scale retailing while maintaining an appropriate quantity of Industrial usesbuildings

Zoning

The proposed amendment involves expanding the abutting Industrial Two shySection 2073 (M2 - Section 2073) zone over the 157 ha (387 acre) portion of this property to replace the existing Industrial Two - Section 3158 (M2 - 3158) zone This re-zoning would permit the development of the intended large format retail building The M2 - Section 2073 zone permits both retail-commercial and industrial uses

Staffsupports the introduction of commercial uses over the subject lands for the intended large retail-commercial building This portion of the site is considered an area of transition based on its close proximity to the existing Lowes Home Improvement Store and existing and proposed retail commercial uses along Steeles Avenue Furthermore the site has good access and visibility from Resolution Drive making it accessible and desirable for retailers

Land Use

The original intent for the development of the subject lands was for business industrial uses with complimentary retail commercial uses along the Steeles Avenue and Kennedy Road frontages The site has evolved over time attracting a large big box retailer (Lowes Home Improvement Store) and other retail-commercial franchises such as Sleep Country Canada and Boston Pizza Restaurant Notwithstanding the proposed additional big box retail use a substantial portion of this area has already been developed for industrial purposes to satisfy the planned function for the area Specifically three (3) industrial buildings on the north side of Resolution Drive adjacent to existing industrial uses and one (1) light business industrial building along Rutherford Road (Buildings P Q R and Xshown on Map 1) are developed

The sites visibility and access from Steeles Avenue through Resolution Drive and its proximity to the established Lowes Home Improvement Store and the Orion Gate development on the south side of Steeles Avenue have made the subject lands attractive to other retailers The proposed amendment to accommodate the development of a large retail-commercial use is compatible from a land use perspective with existing uses on and adjacent to the subject lands

Urban Design

A revised Urban Design Brief for the site has been submitted Staff has requested some modifications to the revised Brief In particular staff has requested that the

11

revised Brief reference the intended built form (buildings) along Kennedy Road and Steeles Avenue the pedestrian-friendly Steeles Avenue Zone and the primary gateway secondary gateway and corner features from the original approved Urban Design Brief Final approval of the proposed zoning by-law amendment will be subject to the approval of the revised Urban Design Brief

Notwithstanding the above the applicant will be required to obtain site plan approval for the proposed large commercial building all future commercial buildings and any proposed modifications to landscaping and parking areas The building design and other design objectives as shown in the Urban Design Brief will be implemented through the required site plan application review process

TransportationTraffic

The applicant has submitted an addendum to a previously approved Traffic Impact Study to demonstrate that additional traffic that may be generated from the proposed large commercial-retail building will not result in unacceptable service levels on the local and regional road network

Both the Region of Peel and City Transportation Planning Staff have reviewed the addendum report and conclude that traffic volumes generated by the proposed amendment (to facilitate development of the intended large format retail stand-alone building) will still maintain acceptable operating levels of service

Servicing

No issues Existing municipal sanitary sewer and storm water management will accommodate the proposal

Re-zoning Agreement

Staff envisions no technical impediments to the approval of the application and all associated requirements can be implemented through the site plan approval process

12

F-i7

APPENDIX 7

RESULTS OF APPLICATION CIRCULATION

City File Number C02E01023

The following internal departments provided comments

Transporation Planning

The traffic study addendum for the subject application has been reviewed and the following comments are provided

bull All transportation matters relating to parking layout internal traffic circulation and internal access configuration will be reviewed at the time of site plan application

bull It is agreed that the proposed land use for Buildings B will not have significant traffic impact implications on Municipal road network including intersections

bull Region of Peel will address any issues pertaining to Regional Roads

Planning Policy

After reviewing the proposal and supporting material this confirms that the proposal conforms to the Business Corridor designation of the Official Plan and generally conforms to the Mixed CommercialLight Industrial designation of the Brampton East Industrial Secondary Plan The proposal continues to respect and maintain the planned function of the subject lands as prescribed by the relevant policies of the Official Plan and Secondary Plan

The proposal is also consistent and keeping in character with the pattern of development for large format retail uses that has emerged on the Steeles Avenue frontage lands between Kennedy Road and Rutherford Road The proposal will serve to enhance the immediate area as a destination for larger scale retailing

Growth Management and Special Policy

Roads

The subject site is bounded by Kennedy Road South to the west Rutherford Road South to the east and Steeles Avenue East to the south Within the Official Plan Steeles Avenue East is designated an intensification corridor areas that are the focus of intensification and transit-supportive development

Kennedy Road South and Steeles Avenue East are designated as regionally maintained Major Arterial roads within the Official Plan The Region of Peel should be contacted to confirm any approval requirements regarding development along these two arterials

13

p-

Rutherford Road is designated a collector road within the Official Plan No road improvements are forecast for this road in the 2012-2021 Roads Capital Program

Action Required NO

Transit

Steeles Avenue is designated a BRT Corridor within the Official Plan where service frequency levels are targeted for less than every 5 minutes Steeles Avenue East is currently serviced by Transit Route 1111A which has a peak time frequency of 3 minutes This route connects to transit services within adjacent municipalities York Region Transit Mississauga Transit and the TTC

Kennedy Road is designated a Primary Corridor within the Official Plan where service frequency is targeted for every 5-75 minutes Kennedy Road South is currently serviced by Route 77A which has a peak time frequency of every 7 minutes

Rutherford Road is currently serviced by Route 10 South Industrial which has a peak time frequency of every 20 minutes The subject site is currently well serviced by transit

Action Required NO

Schools

School capacity is not affected by this application

Action Required NO

Emergency Services

The subject site is serviced by an existing fire station Station 201 located at 8 Rutherford Road South The fire station is located approximately 3 km from the subject site

Action Required NO

Development Allocation Status

This application is not affected by the Development Allocation Strategy

Action Required NO

Cost Sharing Agreements

The subject site is not within a Cost Sharing Agreement Area and is therefore not subject to a Cost Sharing Agreement

14

Fa-tt

Action Required NO

Engineering and Development Planning

We have reviewed the Addendum letter to the approved Functional Servicing Report dated December 112011 and find it to be satisfactory

Economic Development Office

The Economic Development Office (EDO) has reviewed the above captioned application and submits the following comments

The original intent for the development of the subject lands was presented as a business campus of predominantly industrial uses with complimentary retail-commercial uses taking advantage of the Steeles Avenue Kennedy Road and Rutherford Road frontages Over the years the properties fronting this portion of Steeles Avenue have evolved into a retail-commercial hub attracting additional complementary commercial uses

The EDO recognizes the merit in allowing additional commercial uses to develop on the site due to its proximity to the established retail-commercial uses including the existing Lowes Home Improvement Store and the Orion Gate development to the south the visibilityfrom Steeles Avenue and the ease of access from Steeles Avenue via Resolution Drive

The current proposal to rezone a portion of the lands from M2 - 3158 to M2 - 2073 to establish commercial and business industrial permissions on the subject portion of the site is in keeping with the retail commercial evolution of the area On this basis the proposed rezoning may be considered appropriate

Community Design Parks Planning amp Development Division

The Urban Design amp Special Projects Section on behalf of the Community Design Parks Planning amp Development Division advise that a revised Urban Design Brief to the satisfaction of the Commissioner of Planning Design and Development is required

Works and Transportation

Signals Operations Review team (SOR) has reviewed the application from a Traffic Engineering Services perspective and advise that we have no comments related to the application subject to any additional information

External Comments are attached

15

pa Vie Region ofPeel isthe proud recipient ofthe National Quality Institute Order ofP Region cf Peel Excellence Quality the National Quality Institute Canada Award ofExcellence Cold Award

VV0rtfelHfif foil lOU Healthy Workplace and a2008 IPACDeloitte Public Sector Leadership Gold Award

February 13 2012

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

RE Korisak amp Company Limited - Morguard Investments Limited Southwest corner of Resolution Drive and Rutherford Road City File C02E01023 Region File RZ-11-2E123B

Dear Ms DeMaria

Regional staffhas reviewed the above noted application andhave noobjections to this amendment of the Zoning by-law to permit commercial and business industrial uses We provide the following comments

Municipal Water and Sanitary Sewer Services bull At the subsequent site plan stagesite servicing drawings are required for review by

Development Services anda 1st Submission Application feeof $150 as perfee by-law 169-2011 (all connections must conform to Regional standards and specifications and design criteria)

bull There is a 12m regional sanitary sewereasement located on the subjectproperty Regional easements must be protected from any encroachments or obstructions The owner shall maintain the land for the easements free and clear of any trees building structures or hard concrete pavement surfaces The owner is permitted to utilize the land for no other purpose than lawns gardens flower beds roadways driveways and parking areas As well the owner shall not deposit or remove any fill from the easement For applications where Regional easements are present landscaping drawings will be required for review and approval prior to siteplan approval If encroachments are approved an encroachment agreement and Regional Council approval will be required All costs and fees associated therewith shall be the responsibility of the Owner

Regional Road No 15 (Steeles Avenue East)bull The existing accesses toSteeles Avenue East are to be utilized Additional access will not

be granted

bull Theaddendum letter to the Traffic Impact Study dated January 5 2012 is satisfactory The study indicates that the traffic associated with the assumed land uses will have minimal impact on the Regional road network

Waste Managementbull The subject land is not within the vicinity ofa landfill Waste collection will be provided

by a private waste hauler

Public Works

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

fZ-gt2

APPENDIX 5

PUBLIC MEETING

City File Number C02E01023

Members Present

Regional Councillor P Palleschi - Wards 2 and 6 (Chair) Regional 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 Region 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

Staff Present

Planning Design and Development Department

J Corbett Commissioner Planning Design and Development A Smith Director Planning Policy and Growth Management D Kraszewski Director Planning and Land Development Services M Won Director Engineering and Development Services J Spencer Manager Parks and Facility Planning K Ash Manager Development Services P Snape Manager Development Services A Parsons Manager Development Services N Grady Development Planner M Gervais Development Planner R Nykyforchyn Development Planner S DeMaria Development Planner

Corporate Services Department

S Navascues Legal Counsel E Evans Deputy Clerk C Urquhart Legislative Coordinator T Brenton Legislative Coordinator

Members of the Public

Lorene Hatelt 216 Townhouse Crescent

fa-raquo3

Results of The Public Meeting

A meeting of the Planning Design and Development Committee was held on December 52011 in the Council Chambers 4h Floor 2 Wellington StreetWest Brampton Ontario commencing at 700 pm with respect to the subject application Notices of this meeting were sent to property owners within 800 metres of the subject lands in accordance with the Planning Act and City Council procedures There was one members of the public that was in attendance That individual expressed concern over the traffic in the area and the potential for this proposal to increase traffic and congestion on the local and regional road network

Below is a response to that issue

Traffic Congestion

The applicant has submitted an addendum to a previously approved Traffic Impact Study to demonstrate that the traffic being generated from the proposed change of use required to develop the intended large retail-commercial building will not result in unacceptable service levels andor add congestion on the local and regional road network

The Addendum Study was reviewed by both the City Transportation Planning Staff and the Region of Peel Both City staff and the Region are satisfied that the change in use and proposed large retail-commercial building will not result in unacceptable service levels on the surrounding local and regional road network

APPENDIX 6

DETAILED PLANNING ANALYSIS

Provincial Policy Statement

The proposed Zoning By-law Amendment is consistent with the Provincial Policy Statement Specifically Section 13(a) Employment Areas states that Planning Authorities shall promote economic development and competitiveness by providing for an appropriate mixand range of employment (including industrial commercial and institutional uses) to meet long term needs

This proposal maintains a sufficient range of industrial and commercial uses to keep the City of Brampton competitive with respect to Economic Development

Strategic Plan

The proposed Zoning By-law amendment to facilitate the development of the site with a large retail commercial building is consistent with the Citys Strategic Plan in particular by designating enough commercial land space to ensure the city remains economically vibrant

Official Plan

The subject lands are designated as Business Corridor in the Official Plan Section 431 states that The Business Corridor designation permits a broad range of employment related uses including industrial and commercial uses that require the exposure offered by such locations in order to accommodate the business and service needs of companies and employees and accommodate at appropriate locations certain business activities that may also serve the general public

The proposed amendment to the zoning by-law to facilitate the development of a large retail-commercial building conforms to the policies of the Official Plan As such an amendment to the Official Plan is not required

Secondary Plan

The subject lands are designated as Mixed-Commercial - Light Industrial in the Brampton East Industrial Secondary Plan The purpose of the designation of these lands is to accommodate a range of commercial industrial and non-industrial uses There are currently 4 industrial buildings on the subject lands with a mix of retail-commercial buildings The proposed re-zoning will enable the construction of a large retail commercial building (refer to concept plan building B) with an approximate gross floor area of 9897 square metres (106529 square feet)

The proposal generally conforms to the Mixed CommercialLight Industrial designation of the Brampton East Industrial Secondary Plan The proposal continues to respect and

10

maintain the planned function of the subject lands for both industrial and commercial uses considering that a substantial portion of the lands designated Mixed-Commercial - Light Industrial are already developed with industrial uses (existing buildings P Q R and X as shown on the concept plan) The proposal will serve to enhance the immediate area as a destination for larger scale retailing while maintaining an appropriate quantity of Industrial usesbuildings

Zoning

The proposed amendment involves expanding the abutting Industrial Two shySection 2073 (M2 - Section 2073) zone over the 157 ha (387 acre) portion of this property to replace the existing Industrial Two - Section 3158 (M2 - 3158) zone This re-zoning would permit the development of the intended large format retail building The M2 - Section 2073 zone permits both retail-commercial and industrial uses

Staffsupports the introduction of commercial uses over the subject lands for the intended large retail-commercial building This portion of the site is considered an area of transition based on its close proximity to the existing Lowes Home Improvement Store and existing and proposed retail commercial uses along Steeles Avenue Furthermore the site has good access and visibility from Resolution Drive making it accessible and desirable for retailers

Land Use

The original intent for the development of the subject lands was for business industrial uses with complimentary retail commercial uses along the Steeles Avenue and Kennedy Road frontages The site has evolved over time attracting a large big box retailer (Lowes Home Improvement Store) and other retail-commercial franchises such as Sleep Country Canada and Boston Pizza Restaurant Notwithstanding the proposed additional big box retail use a substantial portion of this area has already been developed for industrial purposes to satisfy the planned function for the area Specifically three (3) industrial buildings on the north side of Resolution Drive adjacent to existing industrial uses and one (1) light business industrial building along Rutherford Road (Buildings P Q R and Xshown on Map 1) are developed

The sites visibility and access from Steeles Avenue through Resolution Drive and its proximity to the established Lowes Home Improvement Store and the Orion Gate development on the south side of Steeles Avenue have made the subject lands attractive to other retailers The proposed amendment to accommodate the development of a large retail-commercial use is compatible from a land use perspective with existing uses on and adjacent to the subject lands

Urban Design

A revised Urban Design Brief for the site has been submitted Staff has requested some modifications to the revised Brief In particular staff has requested that the

11

revised Brief reference the intended built form (buildings) along Kennedy Road and Steeles Avenue the pedestrian-friendly Steeles Avenue Zone and the primary gateway secondary gateway and corner features from the original approved Urban Design Brief Final approval of the proposed zoning by-law amendment will be subject to the approval of the revised Urban Design Brief

Notwithstanding the above the applicant will be required to obtain site plan approval for the proposed large commercial building all future commercial buildings and any proposed modifications to landscaping and parking areas The building design and other design objectives as shown in the Urban Design Brief will be implemented through the required site plan application review process

TransportationTraffic

The applicant has submitted an addendum to a previously approved Traffic Impact Study to demonstrate that additional traffic that may be generated from the proposed large commercial-retail building will not result in unacceptable service levels on the local and regional road network

Both the Region of Peel and City Transportation Planning Staff have reviewed the addendum report and conclude that traffic volumes generated by the proposed amendment (to facilitate development of the intended large format retail stand-alone building) will still maintain acceptable operating levels of service

Servicing

No issues Existing municipal sanitary sewer and storm water management will accommodate the proposal

Re-zoning Agreement

Staff envisions no technical impediments to the approval of the application and all associated requirements can be implemented through the site plan approval process

12

F-i7

APPENDIX 7

RESULTS OF APPLICATION CIRCULATION

City File Number C02E01023

The following internal departments provided comments

Transporation Planning

The traffic study addendum for the subject application has been reviewed and the following comments are provided

bull All transportation matters relating to parking layout internal traffic circulation and internal access configuration will be reviewed at the time of site plan application

bull It is agreed that the proposed land use for Buildings B will not have significant traffic impact implications on Municipal road network including intersections

bull Region of Peel will address any issues pertaining to Regional Roads

Planning Policy

After reviewing the proposal and supporting material this confirms that the proposal conforms to the Business Corridor designation of the Official Plan and generally conforms to the Mixed CommercialLight Industrial designation of the Brampton East Industrial Secondary Plan The proposal continues to respect and maintain the planned function of the subject lands as prescribed by the relevant policies of the Official Plan and Secondary Plan

The proposal is also consistent and keeping in character with the pattern of development for large format retail uses that has emerged on the Steeles Avenue frontage lands between Kennedy Road and Rutherford Road The proposal will serve to enhance the immediate area as a destination for larger scale retailing

Growth Management and Special Policy

Roads

The subject site is bounded by Kennedy Road South to the west Rutherford Road South to the east and Steeles Avenue East to the south Within the Official Plan Steeles Avenue East is designated an intensification corridor areas that are the focus of intensification and transit-supportive development

Kennedy Road South and Steeles Avenue East are designated as regionally maintained Major Arterial roads within the Official Plan The Region of Peel should be contacted to confirm any approval requirements regarding development along these two arterials

13

p-

Rutherford Road is designated a collector road within the Official Plan No road improvements are forecast for this road in the 2012-2021 Roads Capital Program

Action Required NO

Transit

Steeles Avenue is designated a BRT Corridor within the Official Plan where service frequency levels are targeted for less than every 5 minutes Steeles Avenue East is currently serviced by Transit Route 1111A which has a peak time frequency of 3 minutes This route connects to transit services within adjacent municipalities York Region Transit Mississauga Transit and the TTC

Kennedy Road is designated a Primary Corridor within the Official Plan where service frequency is targeted for every 5-75 minutes Kennedy Road South is currently serviced by Route 77A which has a peak time frequency of every 7 minutes

Rutherford Road is currently serviced by Route 10 South Industrial which has a peak time frequency of every 20 minutes The subject site is currently well serviced by transit

Action Required NO

Schools

School capacity is not affected by this application

Action Required NO

Emergency Services

The subject site is serviced by an existing fire station Station 201 located at 8 Rutherford Road South The fire station is located approximately 3 km from the subject site

Action Required NO

Development Allocation Status

This application is not affected by the Development Allocation Strategy

Action Required NO

Cost Sharing Agreements

The subject site is not within a Cost Sharing Agreement Area and is therefore not subject to a Cost Sharing Agreement

14

Fa-tt

Action Required NO

Engineering and Development Planning

We have reviewed the Addendum letter to the approved Functional Servicing Report dated December 112011 and find it to be satisfactory

Economic Development Office

The Economic Development Office (EDO) has reviewed the above captioned application and submits the following comments

The original intent for the development of the subject lands was presented as a business campus of predominantly industrial uses with complimentary retail-commercial uses taking advantage of the Steeles Avenue Kennedy Road and Rutherford Road frontages Over the years the properties fronting this portion of Steeles Avenue have evolved into a retail-commercial hub attracting additional complementary commercial uses

The EDO recognizes the merit in allowing additional commercial uses to develop on the site due to its proximity to the established retail-commercial uses including the existing Lowes Home Improvement Store and the Orion Gate development to the south the visibilityfrom Steeles Avenue and the ease of access from Steeles Avenue via Resolution Drive

The current proposal to rezone a portion of the lands from M2 - 3158 to M2 - 2073 to establish commercial and business industrial permissions on the subject portion of the site is in keeping with the retail commercial evolution of the area On this basis the proposed rezoning may be considered appropriate

Community Design Parks Planning amp Development Division

The Urban Design amp Special Projects Section on behalf of the Community Design Parks Planning amp Development Division advise that a revised Urban Design Brief to the satisfaction of the Commissioner of Planning Design and Development is required

Works and Transportation

Signals Operations Review team (SOR) has reviewed the application from a Traffic Engineering Services perspective and advise that we have no comments related to the application subject to any additional information

External Comments are attached

15

pa Vie Region ofPeel isthe proud recipient ofthe National Quality Institute Order ofP Region cf Peel Excellence Quality the National Quality Institute Canada Award ofExcellence Cold Award

VV0rtfelHfif foil lOU Healthy Workplace and a2008 IPACDeloitte Public Sector Leadership Gold Award

February 13 2012

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

RE Korisak amp Company Limited - Morguard Investments Limited Southwest corner of Resolution Drive and Rutherford Road City File C02E01023 Region File RZ-11-2E123B

Dear Ms DeMaria

Regional staffhas reviewed the above noted application andhave noobjections to this amendment of the Zoning by-law to permit commercial and business industrial uses We provide the following comments

Municipal Water and Sanitary Sewer Services bull At the subsequent site plan stagesite servicing drawings are required for review by

Development Services anda 1st Submission Application feeof $150 as perfee by-law 169-2011 (all connections must conform to Regional standards and specifications and design criteria)

bull There is a 12m regional sanitary sewereasement located on the subjectproperty Regional easements must be protected from any encroachments or obstructions The owner shall maintain the land for the easements free and clear of any trees building structures or hard concrete pavement surfaces The owner is permitted to utilize the land for no other purpose than lawns gardens flower beds roadways driveways and parking areas As well the owner shall not deposit or remove any fill from the easement For applications where Regional easements are present landscaping drawings will be required for review and approval prior to siteplan approval If encroachments are approved an encroachment agreement and Regional Council approval will be required All costs and fees associated therewith shall be the responsibility of the Owner

Regional Road No 15 (Steeles Avenue East)bull The existing accesses toSteeles Avenue East are to be utilized Additional access will not

be granted

bull Theaddendum letter to the Traffic Impact Study dated January 5 2012 is satisfactory The study indicates that the traffic associated with the assumed land uses will have minimal impact on the Regional road network

Waste Managementbull The subject land is not within the vicinity ofa landfill Waste collection will be provided

by a private waste hauler

Public Works

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

fa-raquo3

Results of The Public Meeting

A meeting of the Planning Design and Development Committee was held on December 52011 in the Council Chambers 4h Floor 2 Wellington StreetWest Brampton Ontario commencing at 700 pm with respect to the subject application Notices of this meeting were sent to property owners within 800 metres of the subject lands in accordance with the Planning Act and City Council procedures There was one members of the public that was in attendance That individual expressed concern over the traffic in the area and the potential for this proposal to increase traffic and congestion on the local and regional road network

Below is a response to that issue

Traffic Congestion

The applicant has submitted an addendum to a previously approved Traffic Impact Study to demonstrate that the traffic being generated from the proposed change of use required to develop the intended large retail-commercial building will not result in unacceptable service levels andor add congestion on the local and regional road network

The Addendum Study was reviewed by both the City Transportation Planning Staff and the Region of Peel Both City staff and the Region are satisfied that the change in use and proposed large retail-commercial building will not result in unacceptable service levels on the surrounding local and regional road network

APPENDIX 6

DETAILED PLANNING ANALYSIS

Provincial Policy Statement

The proposed Zoning By-law Amendment is consistent with the Provincial Policy Statement Specifically Section 13(a) Employment Areas states that Planning Authorities shall promote economic development and competitiveness by providing for an appropriate mixand range of employment (including industrial commercial and institutional uses) to meet long term needs

This proposal maintains a sufficient range of industrial and commercial uses to keep the City of Brampton competitive with respect to Economic Development

Strategic Plan

The proposed Zoning By-law amendment to facilitate the development of the site with a large retail commercial building is consistent with the Citys Strategic Plan in particular by designating enough commercial land space to ensure the city remains economically vibrant

Official Plan

The subject lands are designated as Business Corridor in the Official Plan Section 431 states that The Business Corridor designation permits a broad range of employment related uses including industrial and commercial uses that require the exposure offered by such locations in order to accommodate the business and service needs of companies and employees and accommodate at appropriate locations certain business activities that may also serve the general public

The proposed amendment to the zoning by-law to facilitate the development of a large retail-commercial building conforms to the policies of the Official Plan As such an amendment to the Official Plan is not required

Secondary Plan

The subject lands are designated as Mixed-Commercial - Light Industrial in the Brampton East Industrial Secondary Plan The purpose of the designation of these lands is to accommodate a range of commercial industrial and non-industrial uses There are currently 4 industrial buildings on the subject lands with a mix of retail-commercial buildings The proposed re-zoning will enable the construction of a large retail commercial building (refer to concept plan building B) with an approximate gross floor area of 9897 square metres (106529 square feet)

The proposal generally conforms to the Mixed CommercialLight Industrial designation of the Brampton East Industrial Secondary Plan The proposal continues to respect and

10

maintain the planned function of the subject lands for both industrial and commercial uses considering that a substantial portion of the lands designated Mixed-Commercial - Light Industrial are already developed with industrial uses (existing buildings P Q R and X as shown on the concept plan) The proposal will serve to enhance the immediate area as a destination for larger scale retailing while maintaining an appropriate quantity of Industrial usesbuildings

Zoning

The proposed amendment involves expanding the abutting Industrial Two shySection 2073 (M2 - Section 2073) zone over the 157 ha (387 acre) portion of this property to replace the existing Industrial Two - Section 3158 (M2 - 3158) zone This re-zoning would permit the development of the intended large format retail building The M2 - Section 2073 zone permits both retail-commercial and industrial uses

Staffsupports the introduction of commercial uses over the subject lands for the intended large retail-commercial building This portion of the site is considered an area of transition based on its close proximity to the existing Lowes Home Improvement Store and existing and proposed retail commercial uses along Steeles Avenue Furthermore the site has good access and visibility from Resolution Drive making it accessible and desirable for retailers

Land Use

The original intent for the development of the subject lands was for business industrial uses with complimentary retail commercial uses along the Steeles Avenue and Kennedy Road frontages The site has evolved over time attracting a large big box retailer (Lowes Home Improvement Store) and other retail-commercial franchises such as Sleep Country Canada and Boston Pizza Restaurant Notwithstanding the proposed additional big box retail use a substantial portion of this area has already been developed for industrial purposes to satisfy the planned function for the area Specifically three (3) industrial buildings on the north side of Resolution Drive adjacent to existing industrial uses and one (1) light business industrial building along Rutherford Road (Buildings P Q R and Xshown on Map 1) are developed

The sites visibility and access from Steeles Avenue through Resolution Drive and its proximity to the established Lowes Home Improvement Store and the Orion Gate development on the south side of Steeles Avenue have made the subject lands attractive to other retailers The proposed amendment to accommodate the development of a large retail-commercial use is compatible from a land use perspective with existing uses on and adjacent to the subject lands

Urban Design

A revised Urban Design Brief for the site has been submitted Staff has requested some modifications to the revised Brief In particular staff has requested that the

11

revised Brief reference the intended built form (buildings) along Kennedy Road and Steeles Avenue the pedestrian-friendly Steeles Avenue Zone and the primary gateway secondary gateway and corner features from the original approved Urban Design Brief Final approval of the proposed zoning by-law amendment will be subject to the approval of the revised Urban Design Brief

Notwithstanding the above the applicant will be required to obtain site plan approval for the proposed large commercial building all future commercial buildings and any proposed modifications to landscaping and parking areas The building design and other design objectives as shown in the Urban Design Brief will be implemented through the required site plan application review process

TransportationTraffic

The applicant has submitted an addendum to a previously approved Traffic Impact Study to demonstrate that additional traffic that may be generated from the proposed large commercial-retail building will not result in unacceptable service levels on the local and regional road network

Both the Region of Peel and City Transportation Planning Staff have reviewed the addendum report and conclude that traffic volumes generated by the proposed amendment (to facilitate development of the intended large format retail stand-alone building) will still maintain acceptable operating levels of service

Servicing

No issues Existing municipal sanitary sewer and storm water management will accommodate the proposal

Re-zoning Agreement

Staff envisions no technical impediments to the approval of the application and all associated requirements can be implemented through the site plan approval process

12

F-i7

APPENDIX 7

RESULTS OF APPLICATION CIRCULATION

City File Number C02E01023

The following internal departments provided comments

Transporation Planning

The traffic study addendum for the subject application has been reviewed and the following comments are provided

bull All transportation matters relating to parking layout internal traffic circulation and internal access configuration will be reviewed at the time of site plan application

bull It is agreed that the proposed land use for Buildings B will not have significant traffic impact implications on Municipal road network including intersections

bull Region of Peel will address any issues pertaining to Regional Roads

Planning Policy

After reviewing the proposal and supporting material this confirms that the proposal conforms to the Business Corridor designation of the Official Plan and generally conforms to the Mixed CommercialLight Industrial designation of the Brampton East Industrial Secondary Plan The proposal continues to respect and maintain the planned function of the subject lands as prescribed by the relevant policies of the Official Plan and Secondary Plan

The proposal is also consistent and keeping in character with the pattern of development for large format retail uses that has emerged on the Steeles Avenue frontage lands between Kennedy Road and Rutherford Road The proposal will serve to enhance the immediate area as a destination for larger scale retailing

Growth Management and Special Policy

Roads

The subject site is bounded by Kennedy Road South to the west Rutherford Road South to the east and Steeles Avenue East to the south Within the Official Plan Steeles Avenue East is designated an intensification corridor areas that are the focus of intensification and transit-supportive development

Kennedy Road South and Steeles Avenue East are designated as regionally maintained Major Arterial roads within the Official Plan The Region of Peel should be contacted to confirm any approval requirements regarding development along these two arterials

13

p-

Rutherford Road is designated a collector road within the Official Plan No road improvements are forecast for this road in the 2012-2021 Roads Capital Program

Action Required NO

Transit

Steeles Avenue is designated a BRT Corridor within the Official Plan where service frequency levels are targeted for less than every 5 minutes Steeles Avenue East is currently serviced by Transit Route 1111A which has a peak time frequency of 3 minutes This route connects to transit services within adjacent municipalities York Region Transit Mississauga Transit and the TTC

Kennedy Road is designated a Primary Corridor within the Official Plan where service frequency is targeted for every 5-75 minutes Kennedy Road South is currently serviced by Route 77A which has a peak time frequency of every 7 minutes

Rutherford Road is currently serviced by Route 10 South Industrial which has a peak time frequency of every 20 minutes The subject site is currently well serviced by transit

Action Required NO

Schools

School capacity is not affected by this application

Action Required NO

Emergency Services

The subject site is serviced by an existing fire station Station 201 located at 8 Rutherford Road South The fire station is located approximately 3 km from the subject site

Action Required NO

Development Allocation Status

This application is not affected by the Development Allocation Strategy

Action Required NO

Cost Sharing Agreements

The subject site is not within a Cost Sharing Agreement Area and is therefore not subject to a Cost Sharing Agreement

14

Fa-tt

Action Required NO

Engineering and Development Planning

We have reviewed the Addendum letter to the approved Functional Servicing Report dated December 112011 and find it to be satisfactory

Economic Development Office

The Economic Development Office (EDO) has reviewed the above captioned application and submits the following comments

The original intent for the development of the subject lands was presented as a business campus of predominantly industrial uses with complimentary retail-commercial uses taking advantage of the Steeles Avenue Kennedy Road and Rutherford Road frontages Over the years the properties fronting this portion of Steeles Avenue have evolved into a retail-commercial hub attracting additional complementary commercial uses

The EDO recognizes the merit in allowing additional commercial uses to develop on the site due to its proximity to the established retail-commercial uses including the existing Lowes Home Improvement Store and the Orion Gate development to the south the visibilityfrom Steeles Avenue and the ease of access from Steeles Avenue via Resolution Drive

The current proposal to rezone a portion of the lands from M2 - 3158 to M2 - 2073 to establish commercial and business industrial permissions on the subject portion of the site is in keeping with the retail commercial evolution of the area On this basis the proposed rezoning may be considered appropriate

Community Design Parks Planning amp Development Division

The Urban Design amp Special Projects Section on behalf of the Community Design Parks Planning amp Development Division advise that a revised Urban Design Brief to the satisfaction of the Commissioner of Planning Design and Development is required

Works and Transportation

Signals Operations Review team (SOR) has reviewed the application from a Traffic Engineering Services perspective and advise that we have no comments related to the application subject to any additional information

External Comments are attached

15

pa Vie Region ofPeel isthe proud recipient ofthe National Quality Institute Order ofP Region cf Peel Excellence Quality the National Quality Institute Canada Award ofExcellence Cold Award

VV0rtfelHfif foil lOU Healthy Workplace and a2008 IPACDeloitte Public Sector Leadership Gold Award

February 13 2012

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

RE Korisak amp Company Limited - Morguard Investments Limited Southwest corner of Resolution Drive and Rutherford Road City File C02E01023 Region File RZ-11-2E123B

Dear Ms DeMaria

Regional staffhas reviewed the above noted application andhave noobjections to this amendment of the Zoning by-law to permit commercial and business industrial uses We provide the following comments

Municipal Water and Sanitary Sewer Services bull At the subsequent site plan stagesite servicing drawings are required for review by

Development Services anda 1st Submission Application feeof $150 as perfee by-law 169-2011 (all connections must conform to Regional standards and specifications and design criteria)

bull There is a 12m regional sanitary sewereasement located on the subjectproperty Regional easements must be protected from any encroachments or obstructions The owner shall maintain the land for the easements free and clear of any trees building structures or hard concrete pavement surfaces The owner is permitted to utilize the land for no other purpose than lawns gardens flower beds roadways driveways and parking areas As well the owner shall not deposit or remove any fill from the easement For applications where Regional easements are present landscaping drawings will be required for review and approval prior to siteplan approval If encroachments are approved an encroachment agreement and Regional Council approval will be required All costs and fees associated therewith shall be the responsibility of the Owner

Regional Road No 15 (Steeles Avenue East)bull The existing accesses toSteeles Avenue East are to be utilized Additional access will not

be granted

bull Theaddendum letter to the Traffic Impact Study dated January 5 2012 is satisfactory The study indicates that the traffic associated with the assumed land uses will have minimal impact on the Regional road network

Waste Managementbull The subject land is not within the vicinity ofa landfill Waste collection will be provided

by a private waste hauler

Public Works

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

APPENDIX 6

DETAILED PLANNING ANALYSIS

Provincial Policy Statement

The proposed Zoning By-law Amendment is consistent with the Provincial Policy Statement Specifically Section 13(a) Employment Areas states that Planning Authorities shall promote economic development and competitiveness by providing for an appropriate mixand range of employment (including industrial commercial and institutional uses) to meet long term needs

This proposal maintains a sufficient range of industrial and commercial uses to keep the City of Brampton competitive with respect to Economic Development

Strategic Plan

The proposed Zoning By-law amendment to facilitate the development of the site with a large retail commercial building is consistent with the Citys Strategic Plan in particular by designating enough commercial land space to ensure the city remains economically vibrant

Official Plan

The subject lands are designated as Business Corridor in the Official Plan Section 431 states that The Business Corridor designation permits a broad range of employment related uses including industrial and commercial uses that require the exposure offered by such locations in order to accommodate the business and service needs of companies and employees and accommodate at appropriate locations certain business activities that may also serve the general public

The proposed amendment to the zoning by-law to facilitate the development of a large retail-commercial building conforms to the policies of the Official Plan As such an amendment to the Official Plan is not required

Secondary Plan

The subject lands are designated as Mixed-Commercial - Light Industrial in the Brampton East Industrial Secondary Plan The purpose of the designation of these lands is to accommodate a range of commercial industrial and non-industrial uses There are currently 4 industrial buildings on the subject lands with a mix of retail-commercial buildings The proposed re-zoning will enable the construction of a large retail commercial building (refer to concept plan building B) with an approximate gross floor area of 9897 square metres (106529 square feet)

The proposal generally conforms to the Mixed CommercialLight Industrial designation of the Brampton East Industrial Secondary Plan The proposal continues to respect and

10

maintain the planned function of the subject lands for both industrial and commercial uses considering that a substantial portion of the lands designated Mixed-Commercial - Light Industrial are already developed with industrial uses (existing buildings P Q R and X as shown on the concept plan) The proposal will serve to enhance the immediate area as a destination for larger scale retailing while maintaining an appropriate quantity of Industrial usesbuildings

Zoning

The proposed amendment involves expanding the abutting Industrial Two shySection 2073 (M2 - Section 2073) zone over the 157 ha (387 acre) portion of this property to replace the existing Industrial Two - Section 3158 (M2 - 3158) zone This re-zoning would permit the development of the intended large format retail building The M2 - Section 2073 zone permits both retail-commercial and industrial uses

Staffsupports the introduction of commercial uses over the subject lands for the intended large retail-commercial building This portion of the site is considered an area of transition based on its close proximity to the existing Lowes Home Improvement Store and existing and proposed retail commercial uses along Steeles Avenue Furthermore the site has good access and visibility from Resolution Drive making it accessible and desirable for retailers

Land Use

The original intent for the development of the subject lands was for business industrial uses with complimentary retail commercial uses along the Steeles Avenue and Kennedy Road frontages The site has evolved over time attracting a large big box retailer (Lowes Home Improvement Store) and other retail-commercial franchises such as Sleep Country Canada and Boston Pizza Restaurant Notwithstanding the proposed additional big box retail use a substantial portion of this area has already been developed for industrial purposes to satisfy the planned function for the area Specifically three (3) industrial buildings on the north side of Resolution Drive adjacent to existing industrial uses and one (1) light business industrial building along Rutherford Road (Buildings P Q R and Xshown on Map 1) are developed

The sites visibility and access from Steeles Avenue through Resolution Drive and its proximity to the established Lowes Home Improvement Store and the Orion Gate development on the south side of Steeles Avenue have made the subject lands attractive to other retailers The proposed amendment to accommodate the development of a large retail-commercial use is compatible from a land use perspective with existing uses on and adjacent to the subject lands

Urban Design

A revised Urban Design Brief for the site has been submitted Staff has requested some modifications to the revised Brief In particular staff has requested that the

11

revised Brief reference the intended built form (buildings) along Kennedy Road and Steeles Avenue the pedestrian-friendly Steeles Avenue Zone and the primary gateway secondary gateway and corner features from the original approved Urban Design Brief Final approval of the proposed zoning by-law amendment will be subject to the approval of the revised Urban Design Brief

Notwithstanding the above the applicant will be required to obtain site plan approval for the proposed large commercial building all future commercial buildings and any proposed modifications to landscaping and parking areas The building design and other design objectives as shown in the Urban Design Brief will be implemented through the required site plan application review process

TransportationTraffic

The applicant has submitted an addendum to a previously approved Traffic Impact Study to demonstrate that additional traffic that may be generated from the proposed large commercial-retail building will not result in unacceptable service levels on the local and regional road network

Both the Region of Peel and City Transportation Planning Staff have reviewed the addendum report and conclude that traffic volumes generated by the proposed amendment (to facilitate development of the intended large format retail stand-alone building) will still maintain acceptable operating levels of service

Servicing

No issues Existing municipal sanitary sewer and storm water management will accommodate the proposal

Re-zoning Agreement

Staff envisions no technical impediments to the approval of the application and all associated requirements can be implemented through the site plan approval process

12

F-i7

APPENDIX 7

RESULTS OF APPLICATION CIRCULATION

City File Number C02E01023

The following internal departments provided comments

Transporation Planning

The traffic study addendum for the subject application has been reviewed and the following comments are provided

bull All transportation matters relating to parking layout internal traffic circulation and internal access configuration will be reviewed at the time of site plan application

bull It is agreed that the proposed land use for Buildings B will not have significant traffic impact implications on Municipal road network including intersections

bull Region of Peel will address any issues pertaining to Regional Roads

Planning Policy

After reviewing the proposal and supporting material this confirms that the proposal conforms to the Business Corridor designation of the Official Plan and generally conforms to the Mixed CommercialLight Industrial designation of the Brampton East Industrial Secondary Plan The proposal continues to respect and maintain the planned function of the subject lands as prescribed by the relevant policies of the Official Plan and Secondary Plan

The proposal is also consistent and keeping in character with the pattern of development for large format retail uses that has emerged on the Steeles Avenue frontage lands between Kennedy Road and Rutherford Road The proposal will serve to enhance the immediate area as a destination for larger scale retailing

Growth Management and Special Policy

Roads

The subject site is bounded by Kennedy Road South to the west Rutherford Road South to the east and Steeles Avenue East to the south Within the Official Plan Steeles Avenue East is designated an intensification corridor areas that are the focus of intensification and transit-supportive development

Kennedy Road South and Steeles Avenue East are designated as regionally maintained Major Arterial roads within the Official Plan The Region of Peel should be contacted to confirm any approval requirements regarding development along these two arterials

13

p-

Rutherford Road is designated a collector road within the Official Plan No road improvements are forecast for this road in the 2012-2021 Roads Capital Program

Action Required NO

Transit

Steeles Avenue is designated a BRT Corridor within the Official Plan where service frequency levels are targeted for less than every 5 minutes Steeles Avenue East is currently serviced by Transit Route 1111A which has a peak time frequency of 3 minutes This route connects to transit services within adjacent municipalities York Region Transit Mississauga Transit and the TTC

Kennedy Road is designated a Primary Corridor within the Official Plan where service frequency is targeted for every 5-75 minutes Kennedy Road South is currently serviced by Route 77A which has a peak time frequency of every 7 minutes

Rutherford Road is currently serviced by Route 10 South Industrial which has a peak time frequency of every 20 minutes The subject site is currently well serviced by transit

Action Required NO

Schools

School capacity is not affected by this application

Action Required NO

Emergency Services

The subject site is serviced by an existing fire station Station 201 located at 8 Rutherford Road South The fire station is located approximately 3 km from the subject site

Action Required NO

Development Allocation Status

This application is not affected by the Development Allocation Strategy

Action Required NO

Cost Sharing Agreements

The subject site is not within a Cost Sharing Agreement Area and is therefore not subject to a Cost Sharing Agreement

14

Fa-tt

Action Required NO

Engineering and Development Planning

We have reviewed the Addendum letter to the approved Functional Servicing Report dated December 112011 and find it to be satisfactory

Economic Development Office

The Economic Development Office (EDO) has reviewed the above captioned application and submits the following comments

The original intent for the development of the subject lands was presented as a business campus of predominantly industrial uses with complimentary retail-commercial uses taking advantage of the Steeles Avenue Kennedy Road and Rutherford Road frontages Over the years the properties fronting this portion of Steeles Avenue have evolved into a retail-commercial hub attracting additional complementary commercial uses

The EDO recognizes the merit in allowing additional commercial uses to develop on the site due to its proximity to the established retail-commercial uses including the existing Lowes Home Improvement Store and the Orion Gate development to the south the visibilityfrom Steeles Avenue and the ease of access from Steeles Avenue via Resolution Drive

The current proposal to rezone a portion of the lands from M2 - 3158 to M2 - 2073 to establish commercial and business industrial permissions on the subject portion of the site is in keeping with the retail commercial evolution of the area On this basis the proposed rezoning may be considered appropriate

Community Design Parks Planning amp Development Division

The Urban Design amp Special Projects Section on behalf of the Community Design Parks Planning amp Development Division advise that a revised Urban Design Brief to the satisfaction of the Commissioner of Planning Design and Development is required

Works and Transportation

Signals Operations Review team (SOR) has reviewed the application from a Traffic Engineering Services perspective and advise that we have no comments related to the application subject to any additional information

External Comments are attached

15

pa Vie Region ofPeel isthe proud recipient ofthe National Quality Institute Order ofP Region cf Peel Excellence Quality the National Quality Institute Canada Award ofExcellence Cold Award

VV0rtfelHfif foil lOU Healthy Workplace and a2008 IPACDeloitte Public Sector Leadership Gold Award

February 13 2012

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

RE Korisak amp Company Limited - Morguard Investments Limited Southwest corner of Resolution Drive and Rutherford Road City File C02E01023 Region File RZ-11-2E123B

Dear Ms DeMaria

Regional staffhas reviewed the above noted application andhave noobjections to this amendment of the Zoning by-law to permit commercial and business industrial uses We provide the following comments

Municipal Water and Sanitary Sewer Services bull At the subsequent site plan stagesite servicing drawings are required for review by

Development Services anda 1st Submission Application feeof $150 as perfee by-law 169-2011 (all connections must conform to Regional standards and specifications and design criteria)

bull There is a 12m regional sanitary sewereasement located on the subjectproperty Regional easements must be protected from any encroachments or obstructions The owner shall maintain the land for the easements free and clear of any trees building structures or hard concrete pavement surfaces The owner is permitted to utilize the land for no other purpose than lawns gardens flower beds roadways driveways and parking areas As well the owner shall not deposit or remove any fill from the easement For applications where Regional easements are present landscaping drawings will be required for review and approval prior to siteplan approval If encroachments are approved an encroachment agreement and Regional Council approval will be required All costs and fees associated therewith shall be the responsibility of the Owner

Regional Road No 15 (Steeles Avenue East)bull The existing accesses toSteeles Avenue East are to be utilized Additional access will not

be granted

bull Theaddendum letter to the Traffic Impact Study dated January 5 2012 is satisfactory The study indicates that the traffic associated with the assumed land uses will have minimal impact on the Regional road network

Waste Managementbull The subject land is not within the vicinity ofa landfill Waste collection will be provided

by a private waste hauler

Public Works

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

maintain the planned function of the subject lands for both industrial and commercial uses considering that a substantial portion of the lands designated Mixed-Commercial - Light Industrial are already developed with industrial uses (existing buildings P Q R and X as shown on the concept plan) The proposal will serve to enhance the immediate area as a destination for larger scale retailing while maintaining an appropriate quantity of Industrial usesbuildings

Zoning

The proposed amendment involves expanding the abutting Industrial Two shySection 2073 (M2 - Section 2073) zone over the 157 ha (387 acre) portion of this property to replace the existing Industrial Two - Section 3158 (M2 - 3158) zone This re-zoning would permit the development of the intended large format retail building The M2 - Section 2073 zone permits both retail-commercial and industrial uses

Staffsupports the introduction of commercial uses over the subject lands for the intended large retail-commercial building This portion of the site is considered an area of transition based on its close proximity to the existing Lowes Home Improvement Store and existing and proposed retail commercial uses along Steeles Avenue Furthermore the site has good access and visibility from Resolution Drive making it accessible and desirable for retailers

Land Use

The original intent for the development of the subject lands was for business industrial uses with complimentary retail commercial uses along the Steeles Avenue and Kennedy Road frontages The site has evolved over time attracting a large big box retailer (Lowes Home Improvement Store) and other retail-commercial franchises such as Sleep Country Canada and Boston Pizza Restaurant Notwithstanding the proposed additional big box retail use a substantial portion of this area has already been developed for industrial purposes to satisfy the planned function for the area Specifically three (3) industrial buildings on the north side of Resolution Drive adjacent to existing industrial uses and one (1) light business industrial building along Rutherford Road (Buildings P Q R and Xshown on Map 1) are developed

The sites visibility and access from Steeles Avenue through Resolution Drive and its proximity to the established Lowes Home Improvement Store and the Orion Gate development on the south side of Steeles Avenue have made the subject lands attractive to other retailers The proposed amendment to accommodate the development of a large retail-commercial use is compatible from a land use perspective with existing uses on and adjacent to the subject lands

Urban Design

A revised Urban Design Brief for the site has been submitted Staff has requested some modifications to the revised Brief In particular staff has requested that the

11

revised Brief reference the intended built form (buildings) along Kennedy Road and Steeles Avenue the pedestrian-friendly Steeles Avenue Zone and the primary gateway secondary gateway and corner features from the original approved Urban Design Brief Final approval of the proposed zoning by-law amendment will be subject to the approval of the revised Urban Design Brief

Notwithstanding the above the applicant will be required to obtain site plan approval for the proposed large commercial building all future commercial buildings and any proposed modifications to landscaping and parking areas The building design and other design objectives as shown in the Urban Design Brief will be implemented through the required site plan application review process

TransportationTraffic

The applicant has submitted an addendum to a previously approved Traffic Impact Study to demonstrate that additional traffic that may be generated from the proposed large commercial-retail building will not result in unacceptable service levels on the local and regional road network

Both the Region of Peel and City Transportation Planning Staff have reviewed the addendum report and conclude that traffic volumes generated by the proposed amendment (to facilitate development of the intended large format retail stand-alone building) will still maintain acceptable operating levels of service

Servicing

No issues Existing municipal sanitary sewer and storm water management will accommodate the proposal

Re-zoning Agreement

Staff envisions no technical impediments to the approval of the application and all associated requirements can be implemented through the site plan approval process

12

F-i7

APPENDIX 7

RESULTS OF APPLICATION CIRCULATION

City File Number C02E01023

The following internal departments provided comments

Transporation Planning

The traffic study addendum for the subject application has been reviewed and the following comments are provided

bull All transportation matters relating to parking layout internal traffic circulation and internal access configuration will be reviewed at the time of site plan application

bull It is agreed that the proposed land use for Buildings B will not have significant traffic impact implications on Municipal road network including intersections

bull Region of Peel will address any issues pertaining to Regional Roads

Planning Policy

After reviewing the proposal and supporting material this confirms that the proposal conforms to the Business Corridor designation of the Official Plan and generally conforms to the Mixed CommercialLight Industrial designation of the Brampton East Industrial Secondary Plan The proposal continues to respect and maintain the planned function of the subject lands as prescribed by the relevant policies of the Official Plan and Secondary Plan

The proposal is also consistent and keeping in character with the pattern of development for large format retail uses that has emerged on the Steeles Avenue frontage lands between Kennedy Road and Rutherford Road The proposal will serve to enhance the immediate area as a destination for larger scale retailing

Growth Management and Special Policy

Roads

The subject site is bounded by Kennedy Road South to the west Rutherford Road South to the east and Steeles Avenue East to the south Within the Official Plan Steeles Avenue East is designated an intensification corridor areas that are the focus of intensification and transit-supportive development

Kennedy Road South and Steeles Avenue East are designated as regionally maintained Major Arterial roads within the Official Plan The Region of Peel should be contacted to confirm any approval requirements regarding development along these two arterials

13

p-

Rutherford Road is designated a collector road within the Official Plan No road improvements are forecast for this road in the 2012-2021 Roads Capital Program

Action Required NO

Transit

Steeles Avenue is designated a BRT Corridor within the Official Plan where service frequency levels are targeted for less than every 5 minutes Steeles Avenue East is currently serviced by Transit Route 1111A which has a peak time frequency of 3 minutes This route connects to transit services within adjacent municipalities York Region Transit Mississauga Transit and the TTC

Kennedy Road is designated a Primary Corridor within the Official Plan where service frequency is targeted for every 5-75 minutes Kennedy Road South is currently serviced by Route 77A which has a peak time frequency of every 7 minutes

Rutherford Road is currently serviced by Route 10 South Industrial which has a peak time frequency of every 20 minutes The subject site is currently well serviced by transit

Action Required NO

Schools

School capacity is not affected by this application

Action Required NO

Emergency Services

The subject site is serviced by an existing fire station Station 201 located at 8 Rutherford Road South The fire station is located approximately 3 km from the subject site

Action Required NO

Development Allocation Status

This application is not affected by the Development Allocation Strategy

Action Required NO

Cost Sharing Agreements

The subject site is not within a Cost Sharing Agreement Area and is therefore not subject to a Cost Sharing Agreement

14

Fa-tt

Action Required NO

Engineering and Development Planning

We have reviewed the Addendum letter to the approved Functional Servicing Report dated December 112011 and find it to be satisfactory

Economic Development Office

The Economic Development Office (EDO) has reviewed the above captioned application and submits the following comments

The original intent for the development of the subject lands was presented as a business campus of predominantly industrial uses with complimentary retail-commercial uses taking advantage of the Steeles Avenue Kennedy Road and Rutherford Road frontages Over the years the properties fronting this portion of Steeles Avenue have evolved into a retail-commercial hub attracting additional complementary commercial uses

The EDO recognizes the merit in allowing additional commercial uses to develop on the site due to its proximity to the established retail-commercial uses including the existing Lowes Home Improvement Store and the Orion Gate development to the south the visibilityfrom Steeles Avenue and the ease of access from Steeles Avenue via Resolution Drive

The current proposal to rezone a portion of the lands from M2 - 3158 to M2 - 2073 to establish commercial and business industrial permissions on the subject portion of the site is in keeping with the retail commercial evolution of the area On this basis the proposed rezoning may be considered appropriate

Community Design Parks Planning amp Development Division

The Urban Design amp Special Projects Section on behalf of the Community Design Parks Planning amp Development Division advise that a revised Urban Design Brief to the satisfaction of the Commissioner of Planning Design and Development is required

Works and Transportation

Signals Operations Review team (SOR) has reviewed the application from a Traffic Engineering Services perspective and advise that we have no comments related to the application subject to any additional information

External Comments are attached

15

pa Vie Region ofPeel isthe proud recipient ofthe National Quality Institute Order ofP Region cf Peel Excellence Quality the National Quality Institute Canada Award ofExcellence Cold Award

VV0rtfelHfif foil lOU Healthy Workplace and a2008 IPACDeloitte Public Sector Leadership Gold Award

February 13 2012

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

RE Korisak amp Company Limited - Morguard Investments Limited Southwest corner of Resolution Drive and Rutherford Road City File C02E01023 Region File RZ-11-2E123B

Dear Ms DeMaria

Regional staffhas reviewed the above noted application andhave noobjections to this amendment of the Zoning by-law to permit commercial and business industrial uses We provide the following comments

Municipal Water and Sanitary Sewer Services bull At the subsequent site plan stagesite servicing drawings are required for review by

Development Services anda 1st Submission Application feeof $150 as perfee by-law 169-2011 (all connections must conform to Regional standards and specifications and design criteria)

bull There is a 12m regional sanitary sewereasement located on the subjectproperty Regional easements must be protected from any encroachments or obstructions The owner shall maintain the land for the easements free and clear of any trees building structures or hard concrete pavement surfaces The owner is permitted to utilize the land for no other purpose than lawns gardens flower beds roadways driveways and parking areas As well the owner shall not deposit or remove any fill from the easement For applications where Regional easements are present landscaping drawings will be required for review and approval prior to siteplan approval If encroachments are approved an encroachment agreement and Regional Council approval will be required All costs and fees associated therewith shall be the responsibility of the Owner

Regional Road No 15 (Steeles Avenue East)bull The existing accesses toSteeles Avenue East are to be utilized Additional access will not

be granted

bull Theaddendum letter to the Traffic Impact Study dated January 5 2012 is satisfactory The study indicates that the traffic associated with the assumed land uses will have minimal impact on the Regional road network

Waste Managementbull The subject land is not within the vicinity ofa landfill Waste collection will be provided

by a private waste hauler

Public Works

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

revised Brief reference the intended built form (buildings) along Kennedy Road and Steeles Avenue the pedestrian-friendly Steeles Avenue Zone and the primary gateway secondary gateway and corner features from the original approved Urban Design Brief Final approval of the proposed zoning by-law amendment will be subject to the approval of the revised Urban Design Brief

Notwithstanding the above the applicant will be required to obtain site plan approval for the proposed large commercial building all future commercial buildings and any proposed modifications to landscaping and parking areas The building design and other design objectives as shown in the Urban Design Brief will be implemented through the required site plan application review process

TransportationTraffic

The applicant has submitted an addendum to a previously approved Traffic Impact Study to demonstrate that additional traffic that may be generated from the proposed large commercial-retail building will not result in unacceptable service levels on the local and regional road network

Both the Region of Peel and City Transportation Planning Staff have reviewed the addendum report and conclude that traffic volumes generated by the proposed amendment (to facilitate development of the intended large format retail stand-alone building) will still maintain acceptable operating levels of service

Servicing

No issues Existing municipal sanitary sewer and storm water management will accommodate the proposal

Re-zoning Agreement

Staff envisions no technical impediments to the approval of the application and all associated requirements can be implemented through the site plan approval process

12

F-i7

APPENDIX 7

RESULTS OF APPLICATION CIRCULATION

City File Number C02E01023

The following internal departments provided comments

Transporation Planning

The traffic study addendum for the subject application has been reviewed and the following comments are provided

bull All transportation matters relating to parking layout internal traffic circulation and internal access configuration will be reviewed at the time of site plan application

bull It is agreed that the proposed land use for Buildings B will not have significant traffic impact implications on Municipal road network including intersections

bull Region of Peel will address any issues pertaining to Regional Roads

Planning Policy

After reviewing the proposal and supporting material this confirms that the proposal conforms to the Business Corridor designation of the Official Plan and generally conforms to the Mixed CommercialLight Industrial designation of the Brampton East Industrial Secondary Plan The proposal continues to respect and maintain the planned function of the subject lands as prescribed by the relevant policies of the Official Plan and Secondary Plan

The proposal is also consistent and keeping in character with the pattern of development for large format retail uses that has emerged on the Steeles Avenue frontage lands between Kennedy Road and Rutherford Road The proposal will serve to enhance the immediate area as a destination for larger scale retailing

Growth Management and Special Policy

Roads

The subject site is bounded by Kennedy Road South to the west Rutherford Road South to the east and Steeles Avenue East to the south Within the Official Plan Steeles Avenue East is designated an intensification corridor areas that are the focus of intensification and transit-supportive development

Kennedy Road South and Steeles Avenue East are designated as regionally maintained Major Arterial roads within the Official Plan The Region of Peel should be contacted to confirm any approval requirements regarding development along these two arterials

13

p-

Rutherford Road is designated a collector road within the Official Plan No road improvements are forecast for this road in the 2012-2021 Roads Capital Program

Action Required NO

Transit

Steeles Avenue is designated a BRT Corridor within the Official Plan where service frequency levels are targeted for less than every 5 minutes Steeles Avenue East is currently serviced by Transit Route 1111A which has a peak time frequency of 3 minutes This route connects to transit services within adjacent municipalities York Region Transit Mississauga Transit and the TTC

Kennedy Road is designated a Primary Corridor within the Official Plan where service frequency is targeted for every 5-75 minutes Kennedy Road South is currently serviced by Route 77A which has a peak time frequency of every 7 minutes

Rutherford Road is currently serviced by Route 10 South Industrial which has a peak time frequency of every 20 minutes The subject site is currently well serviced by transit

Action Required NO

Schools

School capacity is not affected by this application

Action Required NO

Emergency Services

The subject site is serviced by an existing fire station Station 201 located at 8 Rutherford Road South The fire station is located approximately 3 km from the subject site

Action Required NO

Development Allocation Status

This application is not affected by the Development Allocation Strategy

Action Required NO

Cost Sharing Agreements

The subject site is not within a Cost Sharing Agreement Area and is therefore not subject to a Cost Sharing Agreement

14

Fa-tt

Action Required NO

Engineering and Development Planning

We have reviewed the Addendum letter to the approved Functional Servicing Report dated December 112011 and find it to be satisfactory

Economic Development Office

The Economic Development Office (EDO) has reviewed the above captioned application and submits the following comments

The original intent for the development of the subject lands was presented as a business campus of predominantly industrial uses with complimentary retail-commercial uses taking advantage of the Steeles Avenue Kennedy Road and Rutherford Road frontages Over the years the properties fronting this portion of Steeles Avenue have evolved into a retail-commercial hub attracting additional complementary commercial uses

The EDO recognizes the merit in allowing additional commercial uses to develop on the site due to its proximity to the established retail-commercial uses including the existing Lowes Home Improvement Store and the Orion Gate development to the south the visibilityfrom Steeles Avenue and the ease of access from Steeles Avenue via Resolution Drive

The current proposal to rezone a portion of the lands from M2 - 3158 to M2 - 2073 to establish commercial and business industrial permissions on the subject portion of the site is in keeping with the retail commercial evolution of the area On this basis the proposed rezoning may be considered appropriate

Community Design Parks Planning amp Development Division

The Urban Design amp Special Projects Section on behalf of the Community Design Parks Planning amp Development Division advise that a revised Urban Design Brief to the satisfaction of the Commissioner of Planning Design and Development is required

Works and Transportation

Signals Operations Review team (SOR) has reviewed the application from a Traffic Engineering Services perspective and advise that we have no comments related to the application subject to any additional information

External Comments are attached

15

pa Vie Region ofPeel isthe proud recipient ofthe National Quality Institute Order ofP Region cf Peel Excellence Quality the National Quality Institute Canada Award ofExcellence Cold Award

VV0rtfelHfif foil lOU Healthy Workplace and a2008 IPACDeloitte Public Sector Leadership Gold Award

February 13 2012

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

RE Korisak amp Company Limited - Morguard Investments Limited Southwest corner of Resolution Drive and Rutherford Road City File C02E01023 Region File RZ-11-2E123B

Dear Ms DeMaria

Regional staffhas reviewed the above noted application andhave noobjections to this amendment of the Zoning by-law to permit commercial and business industrial uses We provide the following comments

Municipal Water and Sanitary Sewer Services bull At the subsequent site plan stagesite servicing drawings are required for review by

Development Services anda 1st Submission Application feeof $150 as perfee by-law 169-2011 (all connections must conform to Regional standards and specifications and design criteria)

bull There is a 12m regional sanitary sewereasement located on the subjectproperty Regional easements must be protected from any encroachments or obstructions The owner shall maintain the land for the easements free and clear of any trees building structures or hard concrete pavement surfaces The owner is permitted to utilize the land for no other purpose than lawns gardens flower beds roadways driveways and parking areas As well the owner shall not deposit or remove any fill from the easement For applications where Regional easements are present landscaping drawings will be required for review and approval prior to siteplan approval If encroachments are approved an encroachment agreement and Regional Council approval will be required All costs and fees associated therewith shall be the responsibility of the Owner

Regional Road No 15 (Steeles Avenue East)bull The existing accesses toSteeles Avenue East are to be utilized Additional access will not

be granted

bull Theaddendum letter to the Traffic Impact Study dated January 5 2012 is satisfactory The study indicates that the traffic associated with the assumed land uses will have minimal impact on the Regional road network

Waste Managementbull The subject land is not within the vicinity ofa landfill Waste collection will be provided

by a private waste hauler

Public Works

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

F-i7

APPENDIX 7

RESULTS OF APPLICATION CIRCULATION

City File Number C02E01023

The following internal departments provided comments

Transporation Planning

The traffic study addendum for the subject application has been reviewed and the following comments are provided

bull All transportation matters relating to parking layout internal traffic circulation and internal access configuration will be reviewed at the time of site plan application

bull It is agreed that the proposed land use for Buildings B will not have significant traffic impact implications on Municipal road network including intersections

bull Region of Peel will address any issues pertaining to Regional Roads

Planning Policy

After reviewing the proposal and supporting material this confirms that the proposal conforms to the Business Corridor designation of the Official Plan and generally conforms to the Mixed CommercialLight Industrial designation of the Brampton East Industrial Secondary Plan The proposal continues to respect and maintain the planned function of the subject lands as prescribed by the relevant policies of the Official Plan and Secondary Plan

The proposal is also consistent and keeping in character with the pattern of development for large format retail uses that has emerged on the Steeles Avenue frontage lands between Kennedy Road and Rutherford Road The proposal will serve to enhance the immediate area as a destination for larger scale retailing

Growth Management and Special Policy

Roads

The subject site is bounded by Kennedy Road South to the west Rutherford Road South to the east and Steeles Avenue East to the south Within the Official Plan Steeles Avenue East is designated an intensification corridor areas that are the focus of intensification and transit-supportive development

Kennedy Road South and Steeles Avenue East are designated as regionally maintained Major Arterial roads within the Official Plan The Region of Peel should be contacted to confirm any approval requirements regarding development along these two arterials

13

p-

Rutherford Road is designated a collector road within the Official Plan No road improvements are forecast for this road in the 2012-2021 Roads Capital Program

Action Required NO

Transit

Steeles Avenue is designated a BRT Corridor within the Official Plan where service frequency levels are targeted for less than every 5 minutes Steeles Avenue East is currently serviced by Transit Route 1111A which has a peak time frequency of 3 minutes This route connects to transit services within adjacent municipalities York Region Transit Mississauga Transit and the TTC

Kennedy Road is designated a Primary Corridor within the Official Plan where service frequency is targeted for every 5-75 minutes Kennedy Road South is currently serviced by Route 77A which has a peak time frequency of every 7 minutes

Rutherford Road is currently serviced by Route 10 South Industrial which has a peak time frequency of every 20 minutes The subject site is currently well serviced by transit

Action Required NO

Schools

School capacity is not affected by this application

Action Required NO

Emergency Services

The subject site is serviced by an existing fire station Station 201 located at 8 Rutherford Road South The fire station is located approximately 3 km from the subject site

Action Required NO

Development Allocation Status

This application is not affected by the Development Allocation Strategy

Action Required NO

Cost Sharing Agreements

The subject site is not within a Cost Sharing Agreement Area and is therefore not subject to a Cost Sharing Agreement

14

Fa-tt

Action Required NO

Engineering and Development Planning

We have reviewed the Addendum letter to the approved Functional Servicing Report dated December 112011 and find it to be satisfactory

Economic Development Office

The Economic Development Office (EDO) has reviewed the above captioned application and submits the following comments

The original intent for the development of the subject lands was presented as a business campus of predominantly industrial uses with complimentary retail-commercial uses taking advantage of the Steeles Avenue Kennedy Road and Rutherford Road frontages Over the years the properties fronting this portion of Steeles Avenue have evolved into a retail-commercial hub attracting additional complementary commercial uses

The EDO recognizes the merit in allowing additional commercial uses to develop on the site due to its proximity to the established retail-commercial uses including the existing Lowes Home Improvement Store and the Orion Gate development to the south the visibilityfrom Steeles Avenue and the ease of access from Steeles Avenue via Resolution Drive

The current proposal to rezone a portion of the lands from M2 - 3158 to M2 - 2073 to establish commercial and business industrial permissions on the subject portion of the site is in keeping with the retail commercial evolution of the area On this basis the proposed rezoning may be considered appropriate

Community Design Parks Planning amp Development Division

The Urban Design amp Special Projects Section on behalf of the Community Design Parks Planning amp Development Division advise that a revised Urban Design Brief to the satisfaction of the Commissioner of Planning Design and Development is required

Works and Transportation

Signals Operations Review team (SOR) has reviewed the application from a Traffic Engineering Services perspective and advise that we have no comments related to the application subject to any additional information

External Comments are attached

15

pa Vie Region ofPeel isthe proud recipient ofthe National Quality Institute Order ofP Region cf Peel Excellence Quality the National Quality Institute Canada Award ofExcellence Cold Award

VV0rtfelHfif foil lOU Healthy Workplace and a2008 IPACDeloitte Public Sector Leadership Gold Award

February 13 2012

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

RE Korisak amp Company Limited - Morguard Investments Limited Southwest corner of Resolution Drive and Rutherford Road City File C02E01023 Region File RZ-11-2E123B

Dear Ms DeMaria

Regional staffhas reviewed the above noted application andhave noobjections to this amendment of the Zoning by-law to permit commercial and business industrial uses We provide the following comments

Municipal Water and Sanitary Sewer Services bull At the subsequent site plan stagesite servicing drawings are required for review by

Development Services anda 1st Submission Application feeof $150 as perfee by-law 169-2011 (all connections must conform to Regional standards and specifications and design criteria)

bull There is a 12m regional sanitary sewereasement located on the subjectproperty Regional easements must be protected from any encroachments or obstructions The owner shall maintain the land for the easements free and clear of any trees building structures or hard concrete pavement surfaces The owner is permitted to utilize the land for no other purpose than lawns gardens flower beds roadways driveways and parking areas As well the owner shall not deposit or remove any fill from the easement For applications where Regional easements are present landscaping drawings will be required for review and approval prior to siteplan approval If encroachments are approved an encroachment agreement and Regional Council approval will be required All costs and fees associated therewith shall be the responsibility of the Owner

Regional Road No 15 (Steeles Avenue East)bull The existing accesses toSteeles Avenue East are to be utilized Additional access will not

be granted

bull Theaddendum letter to the Traffic Impact Study dated January 5 2012 is satisfactory The study indicates that the traffic associated with the assumed land uses will have minimal impact on the Regional road network

Waste Managementbull The subject land is not within the vicinity ofa landfill Waste collection will be provided

by a private waste hauler

Public Works

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

p-

Rutherford Road is designated a collector road within the Official Plan No road improvements are forecast for this road in the 2012-2021 Roads Capital Program

Action Required NO

Transit

Steeles Avenue is designated a BRT Corridor within the Official Plan where service frequency levels are targeted for less than every 5 minutes Steeles Avenue East is currently serviced by Transit Route 1111A which has a peak time frequency of 3 minutes This route connects to transit services within adjacent municipalities York Region Transit Mississauga Transit and the TTC

Kennedy Road is designated a Primary Corridor within the Official Plan where service frequency is targeted for every 5-75 minutes Kennedy Road South is currently serviced by Route 77A which has a peak time frequency of every 7 minutes

Rutherford Road is currently serviced by Route 10 South Industrial which has a peak time frequency of every 20 minutes The subject site is currently well serviced by transit

Action Required NO

Schools

School capacity is not affected by this application

Action Required NO

Emergency Services

The subject site is serviced by an existing fire station Station 201 located at 8 Rutherford Road South The fire station is located approximately 3 km from the subject site

Action Required NO

Development Allocation Status

This application is not affected by the Development Allocation Strategy

Action Required NO

Cost Sharing Agreements

The subject site is not within a Cost Sharing Agreement Area and is therefore not subject to a Cost Sharing Agreement

14

Fa-tt

Action Required NO

Engineering and Development Planning

We have reviewed the Addendum letter to the approved Functional Servicing Report dated December 112011 and find it to be satisfactory

Economic Development Office

The Economic Development Office (EDO) has reviewed the above captioned application and submits the following comments

The original intent for the development of the subject lands was presented as a business campus of predominantly industrial uses with complimentary retail-commercial uses taking advantage of the Steeles Avenue Kennedy Road and Rutherford Road frontages Over the years the properties fronting this portion of Steeles Avenue have evolved into a retail-commercial hub attracting additional complementary commercial uses

The EDO recognizes the merit in allowing additional commercial uses to develop on the site due to its proximity to the established retail-commercial uses including the existing Lowes Home Improvement Store and the Orion Gate development to the south the visibilityfrom Steeles Avenue and the ease of access from Steeles Avenue via Resolution Drive

The current proposal to rezone a portion of the lands from M2 - 3158 to M2 - 2073 to establish commercial and business industrial permissions on the subject portion of the site is in keeping with the retail commercial evolution of the area On this basis the proposed rezoning may be considered appropriate

Community Design Parks Planning amp Development Division

The Urban Design amp Special Projects Section on behalf of the Community Design Parks Planning amp Development Division advise that a revised Urban Design Brief to the satisfaction of the Commissioner of Planning Design and Development is required

Works and Transportation

Signals Operations Review team (SOR) has reviewed the application from a Traffic Engineering Services perspective and advise that we have no comments related to the application subject to any additional information

External Comments are attached

15

pa Vie Region ofPeel isthe proud recipient ofthe National Quality Institute Order ofP Region cf Peel Excellence Quality the National Quality Institute Canada Award ofExcellence Cold Award

VV0rtfelHfif foil lOU Healthy Workplace and a2008 IPACDeloitte Public Sector Leadership Gold Award

February 13 2012

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

RE Korisak amp Company Limited - Morguard Investments Limited Southwest corner of Resolution Drive and Rutherford Road City File C02E01023 Region File RZ-11-2E123B

Dear Ms DeMaria

Regional staffhas reviewed the above noted application andhave noobjections to this amendment of the Zoning by-law to permit commercial and business industrial uses We provide the following comments

Municipal Water and Sanitary Sewer Services bull At the subsequent site plan stagesite servicing drawings are required for review by

Development Services anda 1st Submission Application feeof $150 as perfee by-law 169-2011 (all connections must conform to Regional standards and specifications and design criteria)

bull There is a 12m regional sanitary sewereasement located on the subjectproperty Regional easements must be protected from any encroachments or obstructions The owner shall maintain the land for the easements free and clear of any trees building structures or hard concrete pavement surfaces The owner is permitted to utilize the land for no other purpose than lawns gardens flower beds roadways driveways and parking areas As well the owner shall not deposit or remove any fill from the easement For applications where Regional easements are present landscaping drawings will be required for review and approval prior to siteplan approval If encroachments are approved an encroachment agreement and Regional Council approval will be required All costs and fees associated therewith shall be the responsibility of the Owner

Regional Road No 15 (Steeles Avenue East)bull The existing accesses toSteeles Avenue East are to be utilized Additional access will not

be granted

bull Theaddendum letter to the Traffic Impact Study dated January 5 2012 is satisfactory The study indicates that the traffic associated with the assumed land uses will have minimal impact on the Regional road network

Waste Managementbull The subject land is not within the vicinity ofa landfill Waste collection will be provided

by a private waste hauler

Public Works

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

Fa-tt

Action Required NO

Engineering and Development Planning

We have reviewed the Addendum letter to the approved Functional Servicing Report dated December 112011 and find it to be satisfactory

Economic Development Office

The Economic Development Office (EDO) has reviewed the above captioned application and submits the following comments

The original intent for the development of the subject lands was presented as a business campus of predominantly industrial uses with complimentary retail-commercial uses taking advantage of the Steeles Avenue Kennedy Road and Rutherford Road frontages Over the years the properties fronting this portion of Steeles Avenue have evolved into a retail-commercial hub attracting additional complementary commercial uses

The EDO recognizes the merit in allowing additional commercial uses to develop on the site due to its proximity to the established retail-commercial uses including the existing Lowes Home Improvement Store and the Orion Gate development to the south the visibilityfrom Steeles Avenue and the ease of access from Steeles Avenue via Resolution Drive

The current proposal to rezone a portion of the lands from M2 - 3158 to M2 - 2073 to establish commercial and business industrial permissions on the subject portion of the site is in keeping with the retail commercial evolution of the area On this basis the proposed rezoning may be considered appropriate

Community Design Parks Planning amp Development Division

The Urban Design amp Special Projects Section on behalf of the Community Design Parks Planning amp Development Division advise that a revised Urban Design Brief to the satisfaction of the Commissioner of Planning Design and Development is required

Works and Transportation

Signals Operations Review team (SOR) has reviewed the application from a Traffic Engineering Services perspective and advise that we have no comments related to the application subject to any additional information

External Comments are attached

15

pa Vie Region ofPeel isthe proud recipient ofthe National Quality Institute Order ofP Region cf Peel Excellence Quality the National Quality Institute Canada Award ofExcellence Cold Award

VV0rtfelHfif foil lOU Healthy Workplace and a2008 IPACDeloitte Public Sector Leadership Gold Award

February 13 2012

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

RE Korisak amp Company Limited - Morguard Investments Limited Southwest corner of Resolution Drive and Rutherford Road City File C02E01023 Region File RZ-11-2E123B

Dear Ms DeMaria

Regional staffhas reviewed the above noted application andhave noobjections to this amendment of the Zoning by-law to permit commercial and business industrial uses We provide the following comments

Municipal Water and Sanitary Sewer Services bull At the subsequent site plan stagesite servicing drawings are required for review by

Development Services anda 1st Submission Application feeof $150 as perfee by-law 169-2011 (all connections must conform to Regional standards and specifications and design criteria)

bull There is a 12m regional sanitary sewereasement located on the subjectproperty Regional easements must be protected from any encroachments or obstructions The owner shall maintain the land for the easements free and clear of any trees building structures or hard concrete pavement surfaces The owner is permitted to utilize the land for no other purpose than lawns gardens flower beds roadways driveways and parking areas As well the owner shall not deposit or remove any fill from the easement For applications where Regional easements are present landscaping drawings will be required for review and approval prior to siteplan approval If encroachments are approved an encroachment agreement and Regional Council approval will be required All costs and fees associated therewith shall be the responsibility of the Owner

Regional Road No 15 (Steeles Avenue East)bull The existing accesses toSteeles Avenue East are to be utilized Additional access will not

be granted

bull Theaddendum letter to the Traffic Impact Study dated January 5 2012 is satisfactory The study indicates that the traffic associated with the assumed land uses will have minimal impact on the Regional road network

Waste Managementbull The subject land is not within the vicinity ofa landfill Waste collection will be provided

by a private waste hauler

Public Works

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

pa Vie Region ofPeel isthe proud recipient ofthe National Quality Institute Order ofP Region cf Peel Excellence Quality the National Quality Institute Canada Award ofExcellence Cold Award

VV0rtfelHfif foil lOU Healthy Workplace and a2008 IPACDeloitte Public Sector Leadership Gold Award

February 13 2012

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

RE Korisak amp Company Limited - Morguard Investments Limited Southwest corner of Resolution Drive and Rutherford Road City File C02E01023 Region File RZ-11-2E123B

Dear Ms DeMaria

Regional staffhas reviewed the above noted application andhave noobjections to this amendment of the Zoning by-law to permit commercial and business industrial uses We provide the following comments

Municipal Water and Sanitary Sewer Services bull At the subsequent site plan stagesite servicing drawings are required for review by

Development Services anda 1st Submission Application feeof $150 as perfee by-law 169-2011 (all connections must conform to Regional standards and specifications and design criteria)

bull There is a 12m regional sanitary sewereasement located on the subjectproperty Regional easements must be protected from any encroachments or obstructions The owner shall maintain the land for the easements free and clear of any trees building structures or hard concrete pavement surfaces The owner is permitted to utilize the land for no other purpose than lawns gardens flower beds roadways driveways and parking areas As well the owner shall not deposit or remove any fill from the easement For applications where Regional easements are present landscaping drawings will be required for review and approval prior to siteplan approval If encroachments are approved an encroachment agreement and Regional Council approval will be required All costs and fees associated therewith shall be the responsibility of the Owner

Regional Road No 15 (Steeles Avenue East)bull The existing accesses toSteeles Avenue East are to be utilized Additional access will not

be granted

bull Theaddendum letter to the Traffic Impact Study dated January 5 2012 is satisfactory The study indicates that the traffic associated with the assumed land uses will have minimal impact on the Regional road network

Waste Managementbull The subject land is not within the vicinity ofa landfill Waste collection will be provided

by a private waste hauler

Public Works

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

F~U

If you have any questions or concerns please contact me at your earliest convenience at 905-791-7800 ext 4710 or by email at christinamarzo(5)peelreqionca

Yours truly

CWjJijsO Christina Marzo MCIP RPP Planner

Development Services PublicWorks

Public Works

10 Peel Centre Dr SuiteA BramptonON L6T 4B9 Tel 905-791-7800 wwwpeelregionca

Fl-laquoshyHydro One Brampton Networks Inc 175 Sandalwood Pkwy West Brampton Ontario L7A 1E8 Tel (905)840-6300

City of Brampton wwwHydroOneBromptoncom FLAMMING DESIGN OtVElOPMEN-f

Reed i

February-4-12

City of Brampton Re No COZBDl -0 23 hydro^

7 one 2 Wellington Street West Brampton Ontario L6Y 4R2

Brampton

Attn Sandra DeMaria

Re Notice of Application and Request for Comments Application to AmendZoning By-Law Korsiak amp Company Limited- Morguard Investments Limited in Trust

City File Number C02E01023

Dear Sandra

We are in receipt of your notice of application regarding theabove project We respond as follows

Please direct the applicant to contact the undersigned to confirm electrical supply options for all buildings on the property

I can be reached at 905-452-5508 if there are any questions

^ Robert Evangelista CET Acting Technical Services Supervisor Hydro One Brampton Networks Inc CC R Evangelista- Hydro One Brampton

A Mastrofrancesco - Hydro One Brampton

Fraquo-laquo I1

Bell Development amp Municipal Services Control Centre Floor 5 100 3orough Drive

Scarborough Ontario City of Brampton Ml 4W2 PLANNING DESIGN amp DEVELOPMENT Tel 416-296-6291 Toli-Free 1-800-748-6284

Fax 416-296-0520 DATE DEC 0 8 2011 Recd

December 2 2011

C02E01-OZ3File No

City Of Brampton

Planning Department

2 Wellington Street West

Brampton Ontario

L6Y 4R2

Attention Sandra DeMaria

Dear SirMadam

RE Zoning Amendment

Resolution Dr

File No C02E01023

Bell File No 47164

Thank you for your letter of December 21 2011 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 416-296-6599

Yours truly

Lina Raffoul Manager - Development amp Municipal Services ON

Fl-IH

ROGERS CABLE

November 25 2011

Ms Sandra DeMaria

City of Brampton Planning Design and Development Department 2 Wellington St West Brampton Ontario L6Y4R2

File C02E01023Ward3

Application and Request for Comments to Amend the Zoning By-Law Korsaik amp Company Limited - Morguard Investments Limited in Trust

RE REQUEST FOR COMMENTS

Please be advised that Rogers Communications Partnership has buried coax and aerial fibercoax plant in this area as it is indicated on the attached plans Hand dig within 1m of Rogers plant Caution is advised

Please be aware that this is onlya mark-up and locates are still required to mark-out actual location(s) Stake-outs can be arranged by calling 1-800-738-7893

If Rogers Cable is in conflict with the work you are doing and you require us to relocate our plant please provide Rogers with detailed drawings and give us sufficient time before construction so that we may coordinate any necessary work that applies to this project

If you have any questions or require additional information please do not hesitate to contact me at 905-897-6457

Yours truly

Salman Siraj Mark-ups Coordinator GTAW

Fl-IH

ROGERS CABLE

November 25 2011

Ms Sandra DeMaria

City of Brampton Planning Design and Development Department 2 Wellington St West Brampton Ontario L6Y4R2

File C02E01023Ward3

Application and Request for Comments to Amend the Zoning By-Law Korsaik amp Company Limited - Morguard Investments Limited in Trust

RE REQUEST FOR COMMENTS

Please be advised that Rogers Communications Partnership has buried coax and aerial fibercoax plant in this area as it is indicated on the attached plans Hand dig within 1m of Rogers plant Caution is advised

Please be aware that this is onlya mark-up and locates are still required to mark-out actual location(s) Stake-outs can be arranged by calling 1-800-738-7893

If Rogers Cable is in conflict with the work you are doing and you require us to relocate our plant please provide Rogers with detailed drawings and give us sufficient time before construction so that we may coordinate any necessary work that applies to this project

If you have any questions or require additional information please do not hesitate to contact me at 905-897-6457

Yours truly

Salman Siraj Mark-ups Coordinator GTAW