Application to Amend the Official Plan and Zoning By-Law

Transcription

1 brampton.ca BRAMPTON FlOWef City 2-1 Report Planning, Design and Development Committee Committee of the Council of The Corporation of the City of Brampton Date: October 2, 2013 Files: C02E Subject: Contact: RECOMMENDATION REPORT Application to Amend the Official Plan and Zoning By-Law CANDEVCON LIMITED ONTARIO INCORPORATED (To permit a residence for Mandarin Restaurant trainees) 238 Biscayne Crescent Ward: 3 Allan Parsons, Manager, Development Services, Planning and Building Overview: The subject application is to permit a 3 storey, residence with 56 units for employees who are completing the Management Trainee Program at the Mandarin Corporate facility that is located at 238 Biscayne Crescent. This report is recommending that the Official Plan and Zoning By-law Amendment application be supported and that policies and restrictions be included in the implementing documents to ensure that the trainee residence (dormitory) is only permitted in conjunction with the Management Trainee Program (commercial school use) that will be operating within the Mandarin Corporate facility. The proposed trainee residence will provide a residence for the Mandarin trainees on a temporary basis. Although the proposed residence is located within an industrial area, it is not considered to be a sensitive land use, but rather as a similar land use to the existing Marriott Hotel (which provides a residential function) that is located in the vicinity and within close proximity to permitted industrial uses. The trainee residence will not impede or preclude current industrial operations or the expansion of existing and/or non-existing (but permitted) industrial uses on the adjacent properties. The proposed trainee residence is proposed to be located along the Biscayne Crescent frontage of the subject lands in order to strengthen the street presence. The architectural built form of the trainee residence will be designed to complement the existing buildings on the site.

2 Recommendations: THAT the report Allan Parsons, Manager, Development Services, Planning and Building entitled "RECOMMENDATION REPORT" dated October 2, 2013 to the Planning, Design and Development Committee Meeting of October 21, 2013 re: Application to Amend the Official Plan and Zoning By-Law, CANDEVCON LIMITED ONTARIO INCORPORATED, Ward: 3, File: C02E be received; 2. THAT the application be approved in principle and staff be directed to prepare the appropriate amendments to the Official Plan and Zoning By-law in general accordance with recommendation 3, but only after the satisfaction of the "prior to the adoption of the Official Plan Amendment and enactment of the Zoning By law" conditions as set out in recommendation 4; 3. THAT the Official Plan, Secondary Plan and Zoning By-law be amended in general accordance with the following: (1) Thatthe Official Plan be amended to add a "Special Land Use Policy Area" designation to Schedule 'A' - General Land Use Designations, and the following site specific policies be added to Section Special Study Areas, Corrdior Protection Areas and Special Land Use Policy Areas: (a) The property is designated "Industrial" and may be used for industrial purposes and accesory uses, namely, an office, a banquet hall and a dining room restaurant. (b) The office, banquet hall and dining room restaurant facility shall also permit a specialty operation involving a commercial school (training for restaurant management staff). (c) Adormitory use is only permitted in conjunction with the commercial school use that is in operation within the office, banquet hall and dining room restaurant facility. (2) That the Steeles Industrial Secondary Plan (Area 25) be amended, specifically Policy , to include the following site specific policies: (a) The office, banquet hall and dining room restaurant facility shall also permit a specialty operation involving a commercial school (training for restaurant management staff). (b) Adormitory use is only permitted in conjunction with the commercial school use that is in operation within the office, banquet hall and dining room restaurant facility.

3 (3) That the Zoning By-law be amended, specifically the existing Industrial One (M1-2726) zone of the subject lands, as follows: (a) to add the following uses: i) a commercial school; and, ii) a dormitory (b) to add the following requirements and restrictions: i) a dormitory is only permitted as an accessory use to a commercial school; ii) the maximum number of rooms for a dormitory is 56; iii) no parking spaces are required for the commercial school use and the dormitory use; iv) for the purposes of this by-law a Dormitory shall mean a building primarily providing temporary sleeping and residential quarters, with common bathroom facilities and recreation areas. 4. THAT the following shall be satisfied prior to the adoption of the Official Plan amendment and enactment of the Zoning By-law: 4.1 the applicant shall agree in writing to the form and content of an implementing official plan and zoning by-law amendment for the subject lands; 5. THAT prior to the adoption of the Official Plan Amendment and enactment of the amending Zoning By-law, the applicant shall enter into an agreement with the City, which shall include the following: (i) (ii) (iii) Prior to the issuance of a building permit, a site development plan, landscaping, grading and storm drainage plan, elevation and cross section drawings, a fire protection plan, and engineering and servicing plans shall be approved by the City, and appropriate securities shall be deposited with the City, to ensure implementation of these plans in accordance with the City's site plan review process. These plans shall be in accordance with the approved Design Guidelines. Prior to the issuance of site plan approval, the Noise Control Feasibility Study prepared by Candevcon Limited shall be approved to the satisfaction of the City's Director, of Engineering and Development Services. Prior to the issuance of site plan approval, a Phase 1 Environmental Site Assessment and Phase 2 Environmental Site Assessment (if required)

4 and confirmation of filing of the Record of Site Condition shall be submitted and approved to the satisfaction of the Chief Building Official. (iv) The owner shall pay all applicable Regional, City and educational development charges in accordance with respective development charges by-laws. (v) (vi) (vii) (viii) (ix) (x) (xi) (xii) The owner shall grant easements to the appropriate authorities as may be required for the installation of utilities and municipal services to service the lands. All connections must conform to Region of Peel standards, specifications and design criteria and site servicing approvals are required prior to issuance of a building permit. The owner shall pay cash-in-lieu of parkland dedication in accordance with the Planning Act and City Policy. The owner shall agree that on-site waste collection is required through a private waste hauler. The owner shall agree to screen all roof-top mechanical units. The owner shall grant all necessary easements, whether overhead or underground, as may be required to the satisfaction of Hydro One Brampton. The owner shall agree to maintain all Hydro One Brampton clearances, as required. The owner shall acknowledge that the trainee residence shall be fed from the existing building as a "sub-service" to the satisfaction of Hydro One Brampton. (xiii) The owner agrees that the dormitory building shall have the same architectural design principles as the Mandarin Corporate facility building. 6. THAT the decision of approval for the subject application be considered null and void and a new development application be required, unless a zoning by-law is passed within 18 months ofthe Council approval of this decision. BACKGROUND This application was submitted by Candevcon Limited on behalf of Ontario Incorporated on May 2, 2013.

5 2-57 Date of Public Meeting The public meeting for this application was held on Monday, June 10, There were no members of the public in attendance. Correspondence has been received from Taylor Manufacturing Industries Inc. located at 255 Biscayne Crescent (see Appendix 8). Proposal: Conceptual Site Plan (Map 1) PROPOSED THREE STOREY TRAINEE RESIDENCE Details of the proposal are as follows: a 3 storey, residence (approximate gross floor area of 1,552 square metres) with 56 units. The proposed building is to provide living quarters for people who are being trained at the Mandarin Restaurant; the proposed trainees will stay approximately 2 years at the residence; and,

6 E2-L* with the addition of the proposed residence, approximately 18 existing parking spaces will be eliminated. A total of 360 parking spaces are proposed to be provided on the subject property. Preliminary Perspective of Trainee Residence Property Description and Surrounding Land Use: Location Map (Map 2)

7 The subject property is currently occupied by the Mandarin Corporate Facility (gross floor area of 5,781 square metres) and has the following characteristics: is located at 238 Biscayne Crescent; has a site area of 2.6 hectares (6.6 acres); has a frontage of 15 metres along Biscayne Crescent; and, 378 existing parking spaces are provided on the property. The surrounding land uses are described as follows: North: An existing industrial building (NGL Canada Inc.); East: Highway 410; South: West: Clipper Court and an existing industrial building (Pepsico Canada); and, Biscayne Crescent, beyond are industrial buildings. PLANNING ANALYSIS SUMMARY The proposed trainee residence, which will provide living quarters for Mandarin employees who will be completing the Management Trainee Program, is intended to function as an accessory use to the permitted Mandarin Corporate facility (a restaurant, a banquet hall/conference centre, corporate office) on the site. The trainee residence will provide a residence for the trainees on a temporary basis (approximately two years). Although the proposed residence is located within an industrial area, it is not considered to be a sensitive land use, but rather as a similar land use to the existing Marriott Hotel (which provides a residential function) that is located in the vicinity and within close proximity to permitted industrial uses. The trainee residence will not impede or preclude current industrial operations or the expansion of existing and/or non-existing (but permitted) industrial uses on the adjacent properties. The proposed trainee residence is proposed to be located along the Biscayne Crescent frontage of the subject lands in order to strengthen the street presence. The architectural built form of the trainee residence will be designed to complement the existing building on the site. The public meeting was held on June 10, 2013 and there were no members of the public that spoke in reference to this proposed Official Plan and Zoning By-law amendment. Correspondence has been received from Taylor Manufacturing Industries Inc. located at 255 Biscayne Crescent (see Appendix 8). The letter expresses concerns about insufficient parking for the Mandarin restaurant. Staff's response to the correspondence that was received can be found in Appendix 5.

8 ei~% Subject to the fulfillment of the conditions within this Report, the proposal is consistent with the Provincial Policy Statement and the City's Strategic Plan. The proposed official plan and zoning by-law amendments outlined in Recommendation #3 are acceptable in principle. The proposed development represents good planning. For a full planning analysis please see the Detailed Planning Analysis Section found in Appendix 6. Respectfully submitted: Dan Kraszewski, MCIP, RPP Senior Executive Director, Planning and Infrastructure Services Department APPENDICES Append x 1- Official Plan (Schedule "A" General Land Use Designations) Extract Append x 2- Secondary Plan Land Use Map Append x 3- Existing Zoning Plan Extract Append x 4- Existing Land Use Map Append x 5 - Public Meeting Append x 6 - Detailed Planning Analysis Append x 7 - Results of Application Circulation Append x 8 - Correspondence Received

9 E2~^ EXTRACT FROM SCHEDULE A (GENERAL LAND USE DESIGNATIONS) OF THE CITY OF BRAMPTON OFFICIAL PLAN SUBJECT LAND INDUSTRIAL PROVINCIAL HIGHWAYS MAJOR WATERCOURSE BUSINESS CORRIDOR OPENSPACE bramptonxo. BRAMPTON Flower City PLANNING, DESIGN & DEVELOPMENT Metres Drawn By:A.R.d. Date: APPENDIX 1 OFFICIAL PLAN DESIGNATIONS CANDEVCON LTD Ontario Ltd. CITYFILE:C02E14.015

10 2- Q SUBJECT LANDS o o o o o o o o o o / ro o o o o o 0/ / / ' 'OOOOCLOOOO/ 000 o^po OOO OOOO ^JC OOO ooooaoooo/ 000 sy OOOO OOO O^O OOOO-\} OOO OOO OOOO ^F" 000 OOO.5^ 000 a^ oq)o 000 o o o «& OOO OOOOOOO OOOOOOO OOOOOOO OOOOOOO OOOOOOO OOOOOOOO OOOOOOO Oy OOOOOOOO OOOOOOOO OOOOOOOOO/ OOOOOOOO OOOOOOOO OOOO, EXTRACT FROM SCHEDULE SP 25(A) OF THE DOCUMENT KNOWN AS THE STEELES INDUSTRIAL SECONDARY PLAN New Development Area 14 Boundary General Industrial -O C O C C 5 O C C O O O O C O O ) o o c c c o o c o c ) o c o o o Mixed Commercial- Light Industrial Provincial Freeway Light Industrial Minor Arterial WW- J^L u. P~v Parkway Belt West Minor Collector Kg BRAMPTON X mm FlowerCity -^ PLANNING. DESIGN ANDDEVELOPMENT APPENDIX 2 SECONDARY PLAN DESIGNATIONS CANDEVCON LTD Ontario Inc. Date: Drawn By: A.R.d. CITYFILE:C02E14.015

11 E-2-1 SUBJECT LAND INDUSTRIAL OPEN SPACE FLOODPLAIN sag BRAMPTON brompionco Flower Gty PLANNING, DESIGN & DEVELOPMENT 50 Metres 100 Drawn By:A.R.d. Date: APPENDIX 3 ZONING DESIGNATIONS CANDEVCON LTD Ontario Ltd. CITYFILE:C02E14.015

12 Bl-Yl- SUBJECT LAND RESIDENTIAL INDUSTRIAL COMMERCIAL INSTITUTIONAL OPEN SPACE AERIAL PHOTO DATE: FALL 2012 ij BRAMPTON bramplonco FlOWer OtV PLANNING, DESIGN & DEVELOPMENT I 50 I Drawn By: A.R.d. Date: APPENDIX 4 AERIAL & EXISTING LAND USE CANDEVCON LTD Ontario Ltd. CITY FILE: C02E14.015

13 APPENDIX '5' PUBLIC MEETING - JUNE 10, 2013 City File Number: C02E Members Present Regional Councillor P. Palleschi - Wards 2 and 6 (Chair) City Councillor V. Dhillon - Wards 9 and 10 (Vice-Chair) Regional Councillor E. Moore - Wards 1 and 5 Regional Councillor J. Sanderson - Wards 3 and 4 Regional Councillor G. Miles - Wards 7 and 8 Regional Councillor 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 D. Kraszewski, Acting Commissioner P. Snape, Acting Director, Planning and Land Development Services H. Zbogar, Director, Policy Planning and Growth Management B. Hale, Manager, Transportation Planning A. Dear-Muldoon, Development Planner M. Gervais, Development Planner J. Morrison, Development Planner R. Nykyforchyn, Development Planner D. VanderBerg, Central Area Planner Corporate Services Department J. Zingaro, Legal Counsel E. Evans, Deputy Clerk S. Danton, Legislative Coordinator S. Pacheco, Legislative Coordinator Members of the Public: None Results of the Public Meeting: A special meeting of the Planning Design and Development Committee was held on Monday, June 10, 2013 in the Council Chambers, 4th Floor, 2 Wellington Street West, Brampton, Ontario, commencing at 7:00 p.m. with respect to the subject application. Notices of this meeting were sent to property owners within 800 metres of the subject

14 E2-IH lands in accordance with the Planning Act and City Council procedures. There were no members of the public that were in attendance. Correspondence has been received from Taylor Manufacturing Industries Inc. located at 255 Biscayne Crescent (see Appendix 8). The issue identified by Taylor Manufacturing Inc. is with respect to insufficient parking provided by the Mandarin restaurant. Below is a response from staff with respect to the parking issue raised in the letter submitted by Taylor Manufacturing Industries Inc. Staff Response There are currently 378 parking spaces provided on the subject property. With the addition of the proposed trainee residence, it is anticipated that 18 parking spaces will be eliminated. The applicant has submitted a Parking Requirement Review and an Addendum Letter that concludes that the 360 parking spaces provided on-site is adequate to accommodate peak parking demand of the Mandarin Corporate facility and the proposed trainee residence. The Parking Requirement Review indicates that the trainees are currently employed by the Mandarin and currently park on site and/or travel by other modes of transport to the site and therefore, no additional parking spaces are required for the trainees that will be completing the Management Trainee Program that will be operating within the Mandarin Corporate facility. The Parking Requirement Review letter also concludes that since the trainees will be staying in the residence (dormitory) rather than commuting on a daily basis, it is anticipated that it will reduce the number of individual cars being used. In addition, the trainees will be the only people using the residence therefore, no additional parking spaces are required for the dormitory. Staff is recommending as part of the amendment to the M zone that no parking spaces are required for the trainees (a commercial school) that will be working within the existing Mandarin Corporate facility and the trainee residence (a dormitory). The City's Transportation Planning staff have reviewed the Parking Requirement Review and Addendum Letter prepared by Candevcon and agrees with the conclusions of the review. 10

15 APPENDIX 6 DETAILED PLANNING ANALYSIS City File Number: C02E Provincial Policy Statement The subject application is consistent with matters of provincial interest as identified in the Provincial Policy Statement - Subsection 1.3- Employment Areas in terms of: accommodates employment uses to meet long-term needs. Strategic Plan The proposal is consistent with the City's Strategic Plan, in particular the "Dynamic and Prosperous Economy" goal, given that the proposed trainee residence will assist in providing an excellent management trainee program for Mandarin employees. This Management Trainee Program will in turn provide highly trained staff that will support the growth and retention of the existing office, banquet hall and dining room restaurant facility operated by the Mandarin Corporation. Official Plan The subject property is designated as 'Industrial' in the Official Plan. The 'Industrial' designation permits offices and warehousing, and also permits non-industrial uses intended to provide a supporting role to the local employment base. The Official Plan states that the designation of non-industrial uses will be strictly controlled as they are intended to primarily provide a supporting role to the local employment base. The 'Industrial' designation does permit limited service and retail uses, open space, public and institutional uses as practical and appropriate subject to the appropriate subdesignations and policies in the relevant Secondary Plan. With respect to the subject lands, the Secondary Plan does permit accessory uses, namely an office, a banquet hall and a dining room restaurant. One of the objectives of the Employment Area policies in the Official Plan is to retain and enhance business, industry and employment opportunities within Brampton. A second objective is to protect the supply of designated employment areas within the City for employment purposes. Specifically, Policy in the Official Plan addresses this issue in the context of heavy industrial uses: 11

16 GZHta In areas containing existing heavy industrial uses or on lands in proximity to such areas, the range of permitted uses shall be limited to avoid the introduction of additional uses which are incompatible with heavy industrial activities. Heavy industry is defined in accordance with the Ministry of Environment's D-6 Guidelines and generally refer to those characterized by large volumes of materials and products, fugitive emissions, outside storage, truck traffic etc. The City shall deny applications for the development of residential and other sensitive land uses within and adjacent to designated industrial areas if such approval would result in these industrial uses ceasing to be in compliance with all pertinent standards or would inhibit development of designated industrial lands for the purposes permitted by the Plan. The subject site is bordered on three sides by industrial uses [zoned Industrial 1 (M1) and Industrial Two (M2)]. Although the trainee residence will provide a residence for the trainees on a temporary basis, it is not considered to be a sensitive land use, but rather as a similar land use to the existing Marriott Hotel (which provides a residential function) that is located in the vicinity and within close proximity to permitted industrial uses. The trainee residence will not impede or preclude current industrial operations or the expansion of existing and/or non-existing (but permitted) industrial uses on the adjacent properties. In this respect, this report recommends that a Noise Control Feasibility Study is required to be approved prior to the issuance of site plan approval. Please refer to the Noise section of this Appendix for more details. A site-specific Official Plan policy is required for the proposed trainee residence (dormitory). It is recommended that a "Special Land Use Policy Area" designation be added to Schedule 'A' - General Land Use Designations to the Official Plan and the following site specific policies be added to Section Special Study Areas, Corridor Protection Areas and Special Land Use Policy Areas in order to ensure that it is only permitted in conjunction with the commercial school use that will be operating within the Mandarin Corporate facility: (a) The property is designated "Industrial" and may be used for industrial purposes and accesory uses, namely, an office, a banquet hall and a dining room restaurant. (b) The office, banquet hall and dining room restaurant facility shall also permit a specialty operation involving a commercial school (training for restaurant management staff). (c) A dormitory use is only permitted in conjunction with the commercial school use that is in operation within the office, banquet hall and dining room restaurant facility. 12

17 E2~r?- Secondary Plan The subject property is designated 'Mixed Commercial - Light Industrial' in the Steeles Industrial Secondary Plan (Area 25). There is a specific policy relating to the subject lands that permits the development of a multi-use industrial facility involving the processing and packaging of foods and warehousing. Accessory uses, namely, an office, a banquet hall and a dining room restaurant are also permitted. The proposed trainee residence is not a permitted use within the 'Mixed Commercial- Light Industrial' designation. An amendment to the Secondary Plan is required for the proposed development. It is recommended that Policy of the Steeles Industrial Secondary Plan (Area 25) be amended to include the following site specific policies: (a) The office, banquet hall and dining room restaurant facility shall also permit a specialty operation involving a commercial school (training for restaurant management staff). (b) A dormitory use is only permitted in conjunction with the commercial school use that is in operation within the office, banquet hall and dining room restaurant facility. These amending policies will permit the trainee residence and ensure that it is only permitted in conjunction with the commercial school use that will be operating within the Mandarin Corporate facility. Zoning The subject property is zoned "Industrial One (M1-2726)" by By-Law , as amended. An amendment to the Zoning by-law is required for the proposed development. It is proposed that the existing Industrial One (M1-2726) zone be amended to include the following: (i) to add the following uses: a) a commercial school; and, b) a dormitory (ii) to add the following requirements and restrictions: a) a commercial school is only permitted as an accessory use to an office use, a banquet hall and a dining room restaurant; 13

18 E2HS b) a dormitory is only permitted as an accessory use to a commercial school; c) the maximum number of rooms for a dormitory is 56; d) no parking spaces are required for a commercial school and a dormitory; and, e) for the purposes of this by-law a Dormitory shall mean a building primarily providing temporary sleeping and residential quarters, with common bathroom facilities and recreation areas. These additional requirements and restrictions will ensure that the trainee residence (dormitory) is only permitted in conjunction with the commercial school use (Mandarin Management Trainee Program) that will be operating within the Mandarin Corporate facility. Therefore, a dormitory will not be permitted in conjunction with other industrial uses permitted under the M zone. Land Use The proposed trainee residence, which will provide living quarters for Mandarin employees who will be completing the Management Trainee Program, is intended to function as an accessory use to the permitted Mandarin Corporate facility (a restaurant, a banquet hall/conference centre, corporate office) on the site. The trainee residence will provide a residence for the trainees on a temporary basis (approximately two years). Although the proposed residence is located within an industrial area, it is not considered to be a sensitive land use, but rather as a similar land use to the existing Marriott Hotel (which provides a residential function) that is located in the vicinity and within close proximity to permitted industrial uses. The trainee residence will not impede or preclude current industrial operations or the expansion of existing and/or non-existing (but permitted) industrial uses on the adjacent properties. Given the above noted, the proposed amendments to the Official Plan and Zoning By law are appropriate and represent good planning. Urban Design The proposed trainee residence is proposed to be located along the frontage of the subject lands (at the Clipper Court and Biscayne Crescent intersection) in order to strengthen the building's street "presence." In addition, the existing trellised walkway will provide an attractive pedestrian linkage from the existing building to the trainee residence. It is proposed that the architectural built form of the trainee residence will be compatible with the existing buildings on the site (see preliminary perspective of trainee residence). Details with respect to site planning, elevations, landscaping, site servicing and grading will be finalized through the site plan approval process. 14

19 E2-!c? Access Vehicle access to the trainee residence will be provided from the existing driveways from Biscayne Crescent and Clipper Court. Parking There are currently 378 parking spaces provided on the subject property. With the addition of the proposed Mandarin trainee residence, it is anticipated that 18 parking spaces will be eliminated. The applicant has submitted a Parking Requirement Review and Addendum Letter that concludes that the 360 parking spaces provided on-site is adequate to accommodate peak parking demand of the mixed-use Mandarin facility. The Parking Requirement Review indicates that the trainees are currently employed by the Mandarin and currently park on site and/or travel by other modes of transport to the site and therefore, no additional parking spaces are required for the trainees that will be completing the Mandarin management trainee program. The Parking Requirement Review letter also concludes that since the trainees will be staying in the residence (dormitory) rather than commuting on a daily basis, it is anticipated that it will reduce the number of individual cars being used. In addition, the trainees will be the only people using the residence therefore, no additional parking spaces are required for the dormitory. Therefore, staff is proposing as part of the amendment to the M zone that no parking spaces are required for the trainees (a commercial school) and the trainee residence (a dormitory). The City's Transportation Planning staff have reviewed the Parking Requirement Review and Addendum Letter prepared by Candevcon and agree with the conclusions of the review. Servicing The applicant has submitted a Functional Servicing Study. This Study confirms that the existing site is fully serviced with sanitary, stormwater and water. Sanitary and water services are connected to the municipal services on Biscayne Crescent. The storm sewers outlet to the existing 600mm diameter municipal storm sewer adjacent to highway 410. Quantity and quality controls were provided as part of the original site development (Site Plan Application SP ). The proposed building will connect to the existing sanitary and storm sewers on the site. The existing stormwater management quantity and quality control facilities will be utilized for the proposed building. The City's Development Engineering Services Division and the Region of Peel are satisfied with the proposed servicing as outlined in the Functional Servicing Study. The grading and site servicing drawings for the proposed building will be finalized through the site plan approval process. 15

20 E2-"2o Noise The applicant has submitted a Noise Control Feasibility Study prepared by Candevcon Limited. This Noise Control Feasibility Study currently addresses traffic noise. An addendum to the Noise Control Feasibility Study is required to be submitted that addresses the stationary noise in the vicinity of the dormitory building. The Noise Control Feasibility Study shall recommend how sound levels will be attenuated. Prior to the issuance of site plan approval, a Noise Control Feasibility Study is required to be approved to the satisfaction of the City's Director of Engineering and Development Services. Environmental The proposed trainee residence is defined as a change of use according to the Environmental Protection Act (EPA). As such, prior to the adoption of the official plan amendment and enactment of the zoning by-law amendment, the applicant is required to complete a Phase 1 Environmental Site Assessment and Phase 2 Environmental Site Assessment (if required) and confirmation of filing of the Record of Site Condition to the satisfaction of the Chief Building Official. Growth Management Roads The subject site has frontage on Biscayne Crescent (a local road under the City of Brampton's jurisdiction). According to the City's Roads Capital Program map, no improvements are planned for this road. Transit Biscayne Crescent is served by Brampton Transit route 10 (South Industrial). This route operates at 20 minute headways during the morning and afternoon periods (the route does not operate during the mid-day, after 7:45 PM, or on Saturday or Sunday). The subject site is located on a one-way southbound loop of Route 10. This route provides connections to transit service on Kennedy Road (Brampton Transit route 7) and Steeles Avenue (Zum Bus Rapid Transit route 511 and Brampton Transit route 11) and to the Bramalea Terminal. Emergency Services The subject site is serviced by fire station 206 (7880 Hurontario Street). The fire station is located approximately 3.5 kilometres from the subject site. Development Allocation Status Development allocation does not apply to this application. 16

21 Cost Sharing Agreements The subject site is not located within a Cost Sharing Agreement area. Official Plan and Growth Plan Compliance In June 2010 Brampton City Council adopted an amendment to the 2006 Official Plan to conform to the Provincial Growth Plan (Growth Plan Official Plan Amendment, OPA ). This amendment has been partially approved by the Ontario Municipal Board. The subject site is located on land designated Employment on Schedule 1 (City Concept) and Industrial on Schedule A (General Land Use Designations) in the City's Official Plan. The site is on land designated Mixed Commercial - Light Industrial in the Steeles Industrial Secondary Plan. Policy in the Secondary Plan explicitly permits an office, a banquet hall and a dining room restaurant on the subject site. The proposed trainee residence is intended to function as an accessory to the uses permitted on the subject site. The Growth Plan for the Greater Golden Horseshoe and the City's Official Plan and Growth Plan Official Plan Amendment provide policy direction to preserve and protect employment areas for employment purposes. Section (Industrial) of the Growth Plan Official Plan Amendment recognizes that employment areas accommodate a certain range of ancillary uses without negatively impacting the viability of employment lands or employment operations. Accordingly, these uses are not subject to policy , which states that an Official Plan Amendment to permit a non-employment use on lands designated Industrial shall only be considered based on a municipal comprehensive review. As the intended use will be an accessory to permitted nonemployment uses and will be located entirely within a site on which non-employment uses are permitted, this application does not represent a conversion of employment land and is not subject to policy This report is recommending that the Official Plan Amendment and Zoning By-Law Amendment include policies and restrictions that only permit the trainee residence as an accessory use to the office, banquet hall and dining room restaurant uses on the site (so that it cannot be severed and conveyed for generic residential use). 17

22 APPENDIX T RESULTS OF APPLICATION CIRCULATION City File Number: C02E

23 IP Region cf Peel E2-22 The Region ofpeel isthe proud recipient oflite National Quality Institute Order of Excellence. Quality: the National Quality Institute Canada Award ofexcellence Cold Award, 04 Healthy Workplace: anda2008 IPAC/Ddoitte Public SectorLeadership Cold Award. June 25,2013 Ms. Michelle Gervais Planning, Design and Development Department City of Brampton 2 Wellington Street West Brampton, ON L6Y 4R2 RE: Official Plan and Zoning By-law Amendment Ontario Inc. Gty File: C02E Region File: OZ-13-2E14.15B Dear Ms. Gervais Regional staff have reviewed the above noted applicationwould like to advise that we have no objection to the proposed Institutional uses proposed. The following comments are required at the subsequent site plan approval stage. MHnlcjpal Servicing; Prior to site plan approval, 4 sets of site servicing drawings are required for review by Development Services. Please tndude the 1st Submission Application fee of $150 as per fee by-law (Certified cheque, bank draft or money order). Ail connections must conform to Regional standards, specifications and design criteria and site servicing approvals are required priorto issuance of a building permit. Waste Management: On-site waste collectionwill be provided by a private waste hauler. If you have any questions or concerns, please contact me at your earliestconvenience at ext 4710, or by at: christina.marzo@deelreoion.ca Yours truly, Cti/iAMfO Christina Marzo, MOP, RPP Planner Development Services, Public Works PublicWorks 10 Peel Centre Dr., SuiteA,Brampton, ON L6T 4B9 Tel:

24 Zl-tH June 17, 2013 THE CITY OF BRAMPTON PLANNING, DESIGN AND DEVELOPMENT 2 WELLINGTON ST W BRAMPTON ON L6Y4R2 Attention: Mr. Paul Snape, A/Director of Planning & Land Development Services Dear Sir, Re: APPLICATION TO AMEND THE OFFICIAL PLAN & ZONING BY-LAW CANDEVCON LIMITED ONTARIO INCORPORATED 238 BISCAYNE CRESCENT CITY OF BRAMPTON, FILE # C02E In reference to the above-mentioned application, Canada Post has no concerns or objections to amend the official plan and zoning by-law to permit a residence for the Mandarin restaurant trainees. Per Canada Post's delivery policy, this school / trainee residence would be considered institutional; and therefore, all mail addressed to this civic address will be delivered to the institution(s) as a single point of call and will not be separated by Canada Post. Should there be any concerns pertaining to our comments in this regard, please contact the undersigned. Sincerely, Kevin O'Brien Officer, Delivery Planning Metro Toronto Region Copy: Ms. Michelle Gervais, Development Planner, Cityof Brampton Mr. Erik Mirtsou, Candevcon Limited DELIVERY PLANNING METRO TORONTO REGION BRADCO BLVD MISSISSAUGA ON L4W 1G7 TEL (905) X 2027 FAX (905) kevin.obrien@canadaposlca

25 Hydro Om»Brampton Networks Inc. 175 Sandalwood Ffcwy West Brampton, Ontario 17A1E8 Tel:(90S) E2-25" hydro^ 7 one Brampton June City of Brampton 2 Wellington StreetWest Brampton, Ontario L6Y 4R2 Attn: Michelle Gervais Re: Application for Site Plan Approval Candevcon Ltd Ontario Ltd. 238 Biscayne Crescent Your File:-CQ2E14.01S Dear Michelle: We are in receipt of your request for comments regarding the above project. We respond as follows. There are few electrical references for Hydro to consideron the drawings at our office,therefore the only comments we can make are: A/ Please include as a condition of approval the following: Applicant shall grant ail necessary easements, whether overhead orunderground as may be required. Tha applicant shall maintain allclearances as required. As a safety issue, Hydro One Brampton provides "One only" point of supply per legally severed lot, therefore this Residence will need to be fed from the existing building as a "sub-service". B/If their application is approved, please advise the applicant to contact Hydro One Brampton regarding permanent electrical supply to the site. I can be reached at if there are any questions. Yours Truly, James McGiil C.Tech. Technical Services Supervisor Hydro One Brampton Networks Inc. CC A. Mastrofrancesco - Hydro One Brampton R.Williams - Hydro One Brampton

26 2-2* Page 1 of 1 From: Sent: To: Cc: Subject: Polus, Asia(MTO) [Asia.Polus@ontario.ca] 2013/05/3111:14 AM Snape, Paul Gervais, Michelle; Fay, Peter; Khanal, Suresh (MTO) File: CO2E Biscayne Crescent Re: Priorto the Planning, Design and development committee Meeting An informal open house with respectto the application: Candevcon Limited Ontario Incorporated (File: CO2E14.015) 238 Biscayne Crescent Part of Lot 14, Con 2 EHS Brampton Please accept this as a confirmationthat in principle the ministry has no objections to the proposed OPA and Rezoning. Please be aware that the ministry wish to be notified of the adoption of an Official Plan Amendment, enactment of a proposed zoning By-law and the decision of Council; Furthermore the ministry has no concerns regarding the proposal involves constructing a 3 storey residential building With approximately fifty-six units with the appropriate gross floor area of the building 1,552 square metres to provide Irving quarters for people who are being trained at the existing Mandarin Restaurant. However, please keep us involved in the site plan submission regarding this development Ifyou require any further information, please do not hesitate to contact me. Sincerely W. Asia Polus CorridorManagement Technician Ministry oftransportation Engineering Office, Central Region Corridor Management Section 7th Floor, Building "D" 1201 Wilson Avenue Downsview, Ont M3M1J8 TeL Fax Gi«.///rv/r.,+.~, i//'w,>t?i a ai «mr ^onr~*«^rjo/on«~,io/onc,.^«^«io/.ono«~.~~~*~/\*rry-\ onn/nn/i 1

27 Page 1 of 1 From: Sent: To: Subject: Cih, Nicole [Nicole.Cih@dpcdsb.org] 2013/05/17 3:58 PM Gervais, Michelle Comments C02E RE: Initial Review Report Application to Amend the Official Plan, Zoning By-law Candevcon Limited Ontario Incorporated (To permit a residence for Mandarin Restaurant trainees) File: C02E Biscayne Crescent City of Brampton, Ward: 3 The Dufferin-Peel Catholic District School Board has reviewed the above-noted application and since the proposed development is for a training facility residence, no students are anticipated from this development. The Board has no comments or objection to the further processing of this application. Nicole Cih Planner Dufferin-Peel Catholic District School Board Phone: (905) ext Fax: (905) nicole.cih@dpcdsb.org file:///o:/intemal/c02e14.015/plds/intemal%20and%20extemal%20comments/pdsb /09/19

28 1~-2G APPENDIX '8' CORRESPONDENCE RECEIVED City File Number: C02E

29 E2-21 exhibits! events environments June 10,2013 Peter Fay City Clerk 2 Wellington Street West Brampton, ON L6Y4R2 VIA: FedEx Re: Ward 3 Amendment to the Official Plan and Zoning By-Law (File: C02E14.015) Peter, On behalf of Taylor Manufacturing Industries Inc. whose offices are located across the street (255 Biscayne Cres.) I would like to voice my concern regarding the above changes to the Official Plan and the Zoning By-Law. From what we can determine the proposed changes make no additional provisions for parking for the Mandarin. Parking is already a concern for the Mandarin as guests and staff of the Mandarin already utilize our parking lot at times when there is insufficient parking available at the restaurant. This has been a problem for the last number of years and occurs during regular business hours as well as after hours and weekends. By adding 56 units and almost 17,000 square feet of residential space they will be increasing the demand for parking while eliminating existing parking spaces. It is difficult to understand that there can be demand for 56 trainees on a year round basis for a buffet restaurant chain. A hotel is already in our neighborhood less than 500 meters from the Mandarin that has 133 rooms and 26 suites available. We would like to be notified of an Official Plan amendment, the enactmentof a proposed Zoning By-law or a decision ofcouncil with respect to draft approval of proposed Plan of Subdivision. Should you have any further questions, please do not hesitate to contact me directly at (905) or lenp(o)tay lorinc.com. Regards, The Taylor Groin Leonard Piccininni, CPA, CA CFO, VP Operations cc: Mr. Dan Kraszevvski, Acting Commissioner of Planning, Design, Development (same address) 255 B-scciyne descent Brompton Ontario L6W 4R2 CANADA Phone Toll free Fox Emeu! mfo'i.tayloi'inc com i www taylonnc com