ReportBRAMPTON DM- Planning Design andbramptonca FlOWef City Development Committee Committee of the Council of

The Corporation of the City of Brampton

PLANNING DESIGN amp DEVELOPMENT COMMITTEE

DATE figtil 1 QDIHDate March192014

File City File C05W01008

Subject INFORMATION REPORT

Application to Amend the Official Plan (A site specific secondary plan amendment is required to permit a drive-through facility in conjunction with a convenience restaurant) GLEN SCHNARR amp ASSOCIATES INCORPORATED

(co 1212949 ONTARIO INCORPORATED) (North of Steeles Avenue West between Rivermont Road and Lightbeam Terrace) Ward 6

Contact Rob Nykyforchyn Development Planner Planning and Building Division Planning and Infrastructure Services Department 905-874-2065

Overview

bull This Official Plan Amendment application is to amend the Bram West Secondary Plans policies in order to allow a drive-through to be included in conjunction with a convenience restaurant use that is approved for the site

bull The site is 248 hectares (613 acres) in size and is bound by Steeles Avenue West to the south Rivermont Road to the east Lightbeam Terrace to the west and the valley feature of the Levi Creek to the north The site can also be described as Blocks 88 and 89 on the draft approved plan of subdivision filed by the Ashley Group of Companies (File C05W01005 21T-10001B)

bull The site is designated Industrial and Business Corridor in the Official Plan and Service Commercial in the Bram West Secondary Plan

DM-3L Recommendations

1 THAT the report from Rob Nykyforchyn Development Planner Planning and Building Division Planning and Infrastructure Services Department dated March 19 2014 to the Planning Design and Development Committee Meeting of April 7 2014 entitled INFORMATION REPORT Application to Amend the Official Plan GLEN SCHNARR amp ASSOCIATES INCORPORATED (co 1212949 ONTARIO INCORPORATED) Ward 6 File C05W01008 be received and

2 THAT staff be directed to report back to Planning Design and Development Committee with the results of the Public Meeting and a staff recommendation subsequent to the completion of the circulation of the application and a comprehensive evaluation of the proposal

Background

The applicant has submitted a site plan application (File SP13-045000) for the site to be able to construct a service commercial development Through that process the applicant has determined that they would like to have a driveshythrough to be permitted in conjunction with a convenience restaurant use Refer to Figure 1 for Location Map

Figure 1 Location Map

DM- 2

The Bram West Secondary Plans commercial policies limit drive-throughs to only banks and gas bars at specified locations This is due to the determination that limiting the location and exposure of drive-throughs will help ensure that a high standard of urban design and streetscape treatment is achieved Accordingly drive-through facilities on the subject lands are currently limited to a bank and a gas station that is located along Steeles Avenue and provided that the drive-through window does not face Steeles Avenue

Proposal

An Official Plan Amendment application has been submitted to amend the Bram West Secondary Plans Service Commercial policies to allow a site specific permission on the subject lands for a drive-through in conjunction with a convenience restaurant Refer to Figure 2 for Proposed Concept Plan and Figure 3 for the Extract of the Concept Plan showing the drive-through facility

Figure 2 Proposed Concept Plan

mdash- Refer to Figure 3 for Extract of Concept Plans Drive-Through Facility

Proposed Commercial Development Plan pound

To implement the applicants request for a drive through in conjunction with a restaurant the following change is being requested to Policy 422(iii) of the Bram West Secondary Plan

DH-M Proposed Policy Change

422(iii) Only a bank gas bar and restaurant that is located within a Service Commercial designation along Steeles Avenue shall be permitted to have a drive-through provided that the drive-through window does not face Steeles Avenue West A drive-through window associated with a restaurant shall not be located within 200 metres of Heritage Road or the North-South Collector Road intersection (Rivermont Road) and must be setback a minimum of 20 metres from Steeles Avenue West

Figure 3 Extract of Concept Plan showing the drive-through facility

Proposed Restaurant amp Drive-Through

mdash 1ZZZZZZZZZZZZZZZZZZZZZZZZZ2)

Op]

6

(

mm c 6

TiHtffafa MODEL 2S00G-11 DRIVE THRU

10371

20931 40 SEATS

Property Description and Surrounding Land Use

The subject property has the following characteristics

diams is located on the north side of Steeles Avenue West and generally east of Heritage Road and more specifically will be located between the future Rivermont Road and the future Lightbeam Terrace

diams has a site area of 248 hectares (613 acres) and

diams has a frontage of about 305 metres along Steeles Avenue West 110 metres along the future Lighthouse Terrace and 85 metres along the future Rivermont Road

4

DM-5

The surrounding land uses are described as follows

North The westerly portion of the site abuts a small parcel of tableland that has been used for agricultural purposes and which has been approved as a future stormwater management pond via the development application by Ashley Group of Companies (File C05W01005 21T-1001B) The easterly portion of the site abuts a valleyland feature of the Levi Creek beyond which are lands designated and zoned for future urban residential development owned by Ashley Group of Companies (File C05W01005 21Tshy1001B)

South Steeles Avenue West beyond is industrial lands owned and operated by Orlando Corporation

East Is future Rivermont Road beyond which is a small parcel of land that is designated and zoned for future service commercial development through the development application by Ashley Group of Companies (File C05W0100521T-1001B) and which will need to be developed in conjunction with the adjacent residential properties to the east and

West Is future Lightbeam Terrace beyond which is vacant lands that has been used for agricultural purposes and which has been approved for future prestige industrial purposes via the development application by Ashley Group of Companies (File C05W01005 21T-1001B)

Current Situation

Comments from internal City staff and external departments and agencies are required in order to complete a comprehensive analysis for this application All comments received will be considered within the future planning recommendation report to the Planning Design and Development Committee

Further details of the technical aspects of this application can be found in the Information Summary contained in Appendix 5 The future recommendation report will contain an evaluation of any technical matters addressed within the applicants technical submissions

A preliminary assessment of this application indicates that the recommendation report will need to address the following issues

bull The streetscape views and the internal design implications associated with allowing a drive-through window and access lane as part of the convenience restaurant operation and

bull The impact of the drive-through lanes on the internal traffic movements and the adjacent road network

w-u

Corporate Implications

Financial Implications

An assessment of the financial implications associated with this application will be undertaken and discussed within the Planning Recommendation Report

Other Implications

Other technical planning and development implications associated with this application will be assessed and discussed within the Planning Recommendation Report

Strategic Plan

The application will be reviewed through a further planning recommendation report against the Citys Strategic Plan to gauge if it is consistent with the Citys Strategic Plans initiatives In particular staff will review the plan against the Economic Development Growth Management and Environmental Stewardship Heritage Preservation priorities

Public Meeting Notification Area

Notice of the Public Meeting was given by prepaid first class mail to all persons assessed in respect of land to which the proposal applies and within 900 metres of the area to which the proposal applies as shown on the last revised assessment roll and by public notification in the Brampton Guardian

Respectfully submitted

Rob Nykyforchyn MCIP RPP Rfiul Snape MCIP RPP Acting Director Development Services Development Planner Planning and Building Division Planning and Building Division Planning amp Infrastructure Services Planning amp Infrastructure Services DepartmentDepartment

APPENDICES

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

Appendix 2 Secondary Plan (Land Use Schedule)

Appendix 3 Zoning Extract

Appendix 4 Existing Land Uses

Appendix 5 Information Summary

CPISO

~W Date EbJTffi

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

| | SUBJECT LAND

OPEN SPACE

bull BRAMPTON brampioiua Flower City PLANNING DESIGN amp DEVELOPMENT

50 100

Drawn By ARd Metres

Date 2013 10 10

INDUSTRIAL BUSINESS

CORRIDOR MAJOR WATERCOURSE

APPENDIX 1

OFFICIAL PLAN DESIGNATIONS GLEN SCHNARR amp ASSOCIATES INC

1212949 Ontario Inc

CITY FILE C05W01008

SUBJECT LANDS W-Y

STEELES AVENUE WEST

f

EXTRACT FROM SCHEDULE SP40(D) OF THE DOCUMENT KNOWN AS THE BRAMWEST SECONDARY PLAN

RESIDENTIAL OPEN SPACE

Low Medium Valleyland

Density

Medium Woodlot

High Density EMPLOYMENT ^JU SWM

Prestige ^i Facilities Industrial ROAD NETWORK

Minor CollectorService Roads

Commercial (23-26 metres)

Office

Centre

H BRAMPTON APPENDIX 2 SECONDARY PLAN DESIGNATIONS

bromptoiua FlOWerCty GLEN SCHNARR amp ASSOCIATES INC PLANNING AND INFRASTRUCTURESERVICES 1212949 Ontario Inc

Date 2014 01 28 Drawn By ARd CITY FILE C05W01008

W-1

SUBJECT LAND INDUSTRIAL OPEN SPACE RESIDENTIAL

ZONING COMMERCIAL FLOODPLAIN AGRICULTURAL

BOUNDARY

APPENDIX 3bull BRAMPTON ZONING DESIGNATIONS

bromplonto FlOWer GtV GLEN SCHNARR amp ASSOCIATES INC PLANNING DESIGN amp DEVELOPMENT

1212949 Ontario Inc 0 50 100

Drawn By ARd Metres CITY FILE C05W01008Date 2014 01 28

ma

AERIAL PHOTO DATE SPRING 2013

SUBJECT LAND RESIDENTIAL INDUSTRIAL AGRICULTURAL

OPEN SPACE

APPENDIX 4bull BRAMPTON AERIAL amp EXISTING LAND USEbrompiofica Flower City GLEN SCHNARR amp ASSOCIATES INC

PLANNING DESIGN amp DEVELOPMENT 1212949 Ontario Inc

0 50 100

Drawn By ARd Metres Date 2013 10 10 CITY FILE C05W01008

DM-3L Recommendations

1 THAT the report from Rob Nykyforchyn Development Planner Planning and Building Division Planning and Infrastructure Services Department dated March 19 2014 to the Planning Design and Development Committee Meeting of April 7 2014 entitled INFORMATION REPORT Application to Amend the Official Plan GLEN SCHNARR amp ASSOCIATES INCORPORATED (co 1212949 ONTARIO INCORPORATED) Ward 6 File C05W01008 be received and

2 THAT staff be directed to report back to Planning Design and Development Committee with the results of the Public Meeting and a staff recommendation subsequent to the completion of the circulation of the application and a comprehensive evaluation of the proposal

Background

The applicant has submitted a site plan application (File SP13-045000) for the site to be able to construct a service commercial development Through that process the applicant has determined that they would like to have a driveshythrough to be permitted in conjunction with a convenience restaurant use Refer to Figure 1 for Location Map

Figure 1 Location Map

DM- 2

The Bram West Secondary Plans commercial policies limit drive-throughs to only banks and gas bars at specified locations This is due to the determination that limiting the location and exposure of drive-throughs will help ensure that a high standard of urban design and streetscape treatment is achieved Accordingly drive-through facilities on the subject lands are currently limited to a bank and a gas station that is located along Steeles Avenue and provided that the drive-through window does not face Steeles Avenue

Proposal

An Official Plan Amendment application has been submitted to amend the Bram West Secondary Plans Service Commercial policies to allow a site specific permission on the subject lands for a drive-through in conjunction with a convenience restaurant Refer to Figure 2 for Proposed Concept Plan and Figure 3 for the Extract of the Concept Plan showing the drive-through facility

Figure 2 Proposed Concept Plan

mdash- Refer to Figure 3 for Extract of Concept Plans Drive-Through Facility

Proposed Commercial Development Plan pound

To implement the applicants request for a drive through in conjunction with a restaurant the following change is being requested to Policy 422(iii) of the Bram West Secondary Plan

DH-M Proposed Policy Change

422(iii) Only a bank gas bar and restaurant that is located within a Service Commercial designation along Steeles Avenue shall be permitted to have a drive-through provided that the drive-through window does not face Steeles Avenue West A drive-through window associated with a restaurant shall not be located within 200 metres of Heritage Road or the North-South Collector Road intersection (Rivermont Road) and must be setback a minimum of 20 metres from Steeles Avenue West

Figure 3 Extract of Concept Plan showing the drive-through facility

Proposed Restaurant amp Drive-Through

mdash 1ZZZZZZZZZZZZZZZZZZZZZZZZZ2)

Op]

6

(

mm c 6

TiHtffafa MODEL 2S00G-11 DRIVE THRU

10371

20931 40 SEATS

Property Description and Surrounding Land Use

The subject property has the following characteristics

diams is located on the north side of Steeles Avenue West and generally east of Heritage Road and more specifically will be located between the future Rivermont Road and the future Lightbeam Terrace

diams has a site area of 248 hectares (613 acres) and

diams has a frontage of about 305 metres along Steeles Avenue West 110 metres along the future Lighthouse Terrace and 85 metres along the future Rivermont Road

4

DM-5

The surrounding land uses are described as follows

North The westerly portion of the site abuts a small parcel of tableland that has been used for agricultural purposes and which has been approved as a future stormwater management pond via the development application by Ashley Group of Companies (File C05W01005 21T-1001B) The easterly portion of the site abuts a valleyland feature of the Levi Creek beyond which are lands designated and zoned for future urban residential development owned by Ashley Group of Companies (File C05W01005 21Tshy1001B)

South Steeles Avenue West beyond is industrial lands owned and operated by Orlando Corporation

East Is future Rivermont Road beyond which is a small parcel of land that is designated and zoned for future service commercial development through the development application by Ashley Group of Companies (File C05W0100521T-1001B) and which will need to be developed in conjunction with the adjacent residential properties to the east and

West Is future Lightbeam Terrace beyond which is vacant lands that has been used for agricultural purposes and which has been approved for future prestige industrial purposes via the development application by Ashley Group of Companies (File C05W01005 21T-1001B)

Current Situation

Comments from internal City staff and external departments and agencies are required in order to complete a comprehensive analysis for this application All comments received will be considered within the future planning recommendation report to the Planning Design and Development Committee

Further details of the technical aspects of this application can be found in the Information Summary contained in Appendix 5 The future recommendation report will contain an evaluation of any technical matters addressed within the applicants technical submissions

A preliminary assessment of this application indicates that the recommendation report will need to address the following issues

bull The streetscape views and the internal design implications associated with allowing a drive-through window and access lane as part of the convenience restaurant operation and

bull The impact of the drive-through lanes on the internal traffic movements and the adjacent road network

w-u

Corporate Implications

Financial Implications

An assessment of the financial implications associated with this application will be undertaken and discussed within the Planning Recommendation Report

Other Implications

Other technical planning and development implications associated with this application will be assessed and discussed within the Planning Recommendation Report

Strategic Plan

The application will be reviewed through a further planning recommendation report against the Citys Strategic Plan to gauge if it is consistent with the Citys Strategic Plans initiatives In particular staff will review the plan against the Economic Development Growth Management and Environmental Stewardship Heritage Preservation priorities

Public Meeting Notification Area

Notice of the Public Meeting was given by prepaid first class mail to all persons assessed in respect of land to which the proposal applies and within 900 metres of the area to which the proposal applies as shown on the last revised assessment roll and by public notification in the Brampton Guardian

Respectfully submitted

Rob Nykyforchyn MCIP RPP Rfiul Snape MCIP RPP Acting Director Development Services Development Planner Planning and Building Division Planning and Building Division Planning amp Infrastructure Services Planning amp Infrastructure Services DepartmentDepartment

APPENDICES

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

Appendix 2 Secondary Plan (Land Use Schedule)

Appendix 3 Zoning Extract

Appendix 4 Existing Land Uses

Appendix 5 Information Summary

CPISO

~W Date EbJTffi

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

| | SUBJECT LAND

OPEN SPACE

bull BRAMPTON brampioiua Flower City PLANNING DESIGN amp DEVELOPMENT

50 100

Drawn By ARd Metres

Date 2013 10 10

INDUSTRIAL BUSINESS

CORRIDOR MAJOR WATERCOURSE

APPENDIX 1

OFFICIAL PLAN DESIGNATIONS GLEN SCHNARR amp ASSOCIATES INC

1212949 Ontario Inc

CITY FILE C05W01008

SUBJECT LANDS W-Y

STEELES AVENUE WEST

f

EXTRACT FROM SCHEDULE SP40(D) OF THE DOCUMENT KNOWN AS THE BRAMWEST SECONDARY PLAN

RESIDENTIAL OPEN SPACE

Low Medium Valleyland

Density

Medium Woodlot

High Density EMPLOYMENT ^JU SWM

Prestige ^i Facilities Industrial ROAD NETWORK

Minor CollectorService Roads

Commercial (23-26 metres)

Office

Centre

H BRAMPTON APPENDIX 2 SECONDARY PLAN DESIGNATIONS

bromptoiua FlOWerCty GLEN SCHNARR amp ASSOCIATES INC PLANNING AND INFRASTRUCTURESERVICES 1212949 Ontario Inc

Date 2014 01 28 Drawn By ARd CITY FILE C05W01008

W-1

SUBJECT LAND INDUSTRIAL OPEN SPACE RESIDENTIAL

ZONING COMMERCIAL FLOODPLAIN AGRICULTURAL

BOUNDARY

APPENDIX 3bull BRAMPTON ZONING DESIGNATIONS

bromplonto FlOWer GtV GLEN SCHNARR amp ASSOCIATES INC PLANNING DESIGN amp DEVELOPMENT

1212949 Ontario Inc 0 50 100

Drawn By ARd Metres CITY FILE C05W01008Date 2014 01 28

ma

AERIAL PHOTO DATE SPRING 2013

SUBJECT LAND RESIDENTIAL INDUSTRIAL AGRICULTURAL

OPEN SPACE

APPENDIX 4bull BRAMPTON AERIAL amp EXISTING LAND USEbrompiofica Flower City GLEN SCHNARR amp ASSOCIATES INC

PLANNING DESIGN amp DEVELOPMENT 1212949 Ontario Inc

0 50 100

Drawn By ARd Metres Date 2013 10 10 CITY FILE C05W01008

DM- 2

The Bram West Secondary Plans commercial policies limit drive-throughs to only banks and gas bars at specified locations This is due to the determination that limiting the location and exposure of drive-throughs will help ensure that a high standard of urban design and streetscape treatment is achieved Accordingly drive-through facilities on the subject lands are currently limited to a bank and a gas station that is located along Steeles Avenue and provided that the drive-through window does not face Steeles Avenue

Proposal

An Official Plan Amendment application has been submitted to amend the Bram West Secondary Plans Service Commercial policies to allow a site specific permission on the subject lands for a drive-through in conjunction with a convenience restaurant Refer to Figure 2 for Proposed Concept Plan and Figure 3 for the Extract of the Concept Plan showing the drive-through facility

Figure 2 Proposed Concept Plan

mdash- Refer to Figure 3 for Extract of Concept Plans Drive-Through Facility

Proposed Commercial Development Plan pound

To implement the applicants request for a drive through in conjunction with a restaurant the following change is being requested to Policy 422(iii) of the Bram West Secondary Plan

DH-M Proposed Policy Change

422(iii) Only a bank gas bar and restaurant that is located within a Service Commercial designation along Steeles Avenue shall be permitted to have a drive-through provided that the drive-through window does not face Steeles Avenue West A drive-through window associated with a restaurant shall not be located within 200 metres of Heritage Road or the North-South Collector Road intersection (Rivermont Road) and must be setback a minimum of 20 metres from Steeles Avenue West

Figure 3 Extract of Concept Plan showing the drive-through facility

Proposed Restaurant amp Drive-Through

mdash 1ZZZZZZZZZZZZZZZZZZZZZZZZZ2)

Op]

6

(

mm c 6

TiHtffafa MODEL 2S00G-11 DRIVE THRU

10371

20931 40 SEATS

Property Description and Surrounding Land Use

The subject property has the following characteristics

diams is located on the north side of Steeles Avenue West and generally east of Heritage Road and more specifically will be located between the future Rivermont Road and the future Lightbeam Terrace

diams has a site area of 248 hectares (613 acres) and

diams has a frontage of about 305 metres along Steeles Avenue West 110 metres along the future Lighthouse Terrace and 85 metres along the future Rivermont Road

4

DM-5

The surrounding land uses are described as follows

North The westerly portion of the site abuts a small parcel of tableland that has been used for agricultural purposes and which has been approved as a future stormwater management pond via the development application by Ashley Group of Companies (File C05W01005 21T-1001B) The easterly portion of the site abuts a valleyland feature of the Levi Creek beyond which are lands designated and zoned for future urban residential development owned by Ashley Group of Companies (File C05W01005 21Tshy1001B)

South Steeles Avenue West beyond is industrial lands owned and operated by Orlando Corporation

East Is future Rivermont Road beyond which is a small parcel of land that is designated and zoned for future service commercial development through the development application by Ashley Group of Companies (File C05W0100521T-1001B) and which will need to be developed in conjunction with the adjacent residential properties to the east and

West Is future Lightbeam Terrace beyond which is vacant lands that has been used for agricultural purposes and which has been approved for future prestige industrial purposes via the development application by Ashley Group of Companies (File C05W01005 21T-1001B)

Current Situation

Comments from internal City staff and external departments and agencies are required in order to complete a comprehensive analysis for this application All comments received will be considered within the future planning recommendation report to the Planning Design and Development Committee

Further details of the technical aspects of this application can be found in the Information Summary contained in Appendix 5 The future recommendation report will contain an evaluation of any technical matters addressed within the applicants technical submissions

A preliminary assessment of this application indicates that the recommendation report will need to address the following issues

bull The streetscape views and the internal design implications associated with allowing a drive-through window and access lane as part of the convenience restaurant operation and

bull The impact of the drive-through lanes on the internal traffic movements and the adjacent road network

w-u

Corporate Implications

Financial Implications

An assessment of the financial implications associated with this application will be undertaken and discussed within the Planning Recommendation Report

Other Implications

Other technical planning and development implications associated with this application will be assessed and discussed within the Planning Recommendation Report

Strategic Plan

The application will be reviewed through a further planning recommendation report against the Citys Strategic Plan to gauge if it is consistent with the Citys Strategic Plans initiatives In particular staff will review the plan against the Economic Development Growth Management and Environmental Stewardship Heritage Preservation priorities

Public Meeting Notification Area

Notice of the Public Meeting was given by prepaid first class mail to all persons assessed in respect of land to which the proposal applies and within 900 metres of the area to which the proposal applies as shown on the last revised assessment roll and by public notification in the Brampton Guardian

Respectfully submitted

Rob Nykyforchyn MCIP RPP Rfiul Snape MCIP RPP Acting Director Development Services Development Planner Planning and Building Division Planning and Building Division Planning amp Infrastructure Services Planning amp Infrastructure Services DepartmentDepartment

APPENDICES

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

Appendix 2 Secondary Plan (Land Use Schedule)

Appendix 3 Zoning Extract

Appendix 4 Existing Land Uses

Appendix 5 Information Summary

CPISO

~W Date EbJTffi

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

| | SUBJECT LAND

OPEN SPACE

bull BRAMPTON brampioiua Flower City PLANNING DESIGN amp DEVELOPMENT

50 100

Drawn By ARd Metres

Date 2013 10 10

INDUSTRIAL BUSINESS

CORRIDOR MAJOR WATERCOURSE

APPENDIX 1

OFFICIAL PLAN DESIGNATIONS GLEN SCHNARR amp ASSOCIATES INC

1212949 Ontario Inc

CITY FILE C05W01008

SUBJECT LANDS W-Y

STEELES AVENUE WEST

f

EXTRACT FROM SCHEDULE SP40(D) OF THE DOCUMENT KNOWN AS THE BRAMWEST SECONDARY PLAN

RESIDENTIAL OPEN SPACE

Low Medium Valleyland

Density

Medium Woodlot

High Density EMPLOYMENT ^JU SWM

Prestige ^i Facilities Industrial ROAD NETWORK

Minor CollectorService Roads

Commercial (23-26 metres)

Office

Centre

H BRAMPTON APPENDIX 2 SECONDARY PLAN DESIGNATIONS

bromptoiua FlOWerCty GLEN SCHNARR amp ASSOCIATES INC PLANNING AND INFRASTRUCTURESERVICES 1212949 Ontario Inc

Date 2014 01 28 Drawn By ARd CITY FILE C05W01008

W-1

SUBJECT LAND INDUSTRIAL OPEN SPACE RESIDENTIAL

ZONING COMMERCIAL FLOODPLAIN AGRICULTURAL

BOUNDARY

APPENDIX 3bull BRAMPTON ZONING DESIGNATIONS

bromplonto FlOWer GtV GLEN SCHNARR amp ASSOCIATES INC PLANNING DESIGN amp DEVELOPMENT

1212949 Ontario Inc 0 50 100

Drawn By ARd Metres CITY FILE C05W01008Date 2014 01 28

ma

AERIAL PHOTO DATE SPRING 2013

SUBJECT LAND RESIDENTIAL INDUSTRIAL AGRICULTURAL

OPEN SPACE

APPENDIX 4bull BRAMPTON AERIAL amp EXISTING LAND USEbrompiofica Flower City GLEN SCHNARR amp ASSOCIATES INC

PLANNING DESIGN amp DEVELOPMENT 1212949 Ontario Inc

0 50 100

Drawn By ARd Metres Date 2013 10 10 CITY FILE C05W01008

DH-M Proposed Policy Change

422(iii) Only a bank gas bar and restaurant that is located within a Service Commercial designation along Steeles Avenue shall be permitted to have a drive-through provided that the drive-through window does not face Steeles Avenue West A drive-through window associated with a restaurant shall not be located within 200 metres of Heritage Road or the North-South Collector Road intersection (Rivermont Road) and must be setback a minimum of 20 metres from Steeles Avenue West

Figure 3 Extract of Concept Plan showing the drive-through facility

Proposed Restaurant amp Drive-Through

mdash 1ZZZZZZZZZZZZZZZZZZZZZZZZZ2)

Op]

6

(

mm c 6

TiHtffafa MODEL 2S00G-11 DRIVE THRU

10371

20931 40 SEATS

Property Description and Surrounding Land Use

The subject property has the following characteristics

diams is located on the north side of Steeles Avenue West and generally east of Heritage Road and more specifically will be located between the future Rivermont Road and the future Lightbeam Terrace

diams has a site area of 248 hectares (613 acres) and

diams has a frontage of about 305 metres along Steeles Avenue West 110 metres along the future Lighthouse Terrace and 85 metres along the future Rivermont Road

4

DM-5

The surrounding land uses are described as follows

North The westerly portion of the site abuts a small parcel of tableland that has been used for agricultural purposes and which has been approved as a future stormwater management pond via the development application by Ashley Group of Companies (File C05W01005 21T-1001B) The easterly portion of the site abuts a valleyland feature of the Levi Creek beyond which are lands designated and zoned for future urban residential development owned by Ashley Group of Companies (File C05W01005 21Tshy1001B)

South Steeles Avenue West beyond is industrial lands owned and operated by Orlando Corporation

East Is future Rivermont Road beyond which is a small parcel of land that is designated and zoned for future service commercial development through the development application by Ashley Group of Companies (File C05W0100521T-1001B) and which will need to be developed in conjunction with the adjacent residential properties to the east and

West Is future Lightbeam Terrace beyond which is vacant lands that has been used for agricultural purposes and which has been approved for future prestige industrial purposes via the development application by Ashley Group of Companies (File C05W01005 21T-1001B)

Current Situation

Comments from internal City staff and external departments and agencies are required in order to complete a comprehensive analysis for this application All comments received will be considered within the future planning recommendation report to the Planning Design and Development Committee

Further details of the technical aspects of this application can be found in the Information Summary contained in Appendix 5 The future recommendation report will contain an evaluation of any technical matters addressed within the applicants technical submissions

A preliminary assessment of this application indicates that the recommendation report will need to address the following issues

bull The streetscape views and the internal design implications associated with allowing a drive-through window and access lane as part of the convenience restaurant operation and

bull The impact of the drive-through lanes on the internal traffic movements and the adjacent road network

w-u

Corporate Implications

Financial Implications

An assessment of the financial implications associated with this application will be undertaken and discussed within the Planning Recommendation Report

Other Implications

Other technical planning and development implications associated with this application will be assessed and discussed within the Planning Recommendation Report

Strategic Plan

The application will be reviewed through a further planning recommendation report against the Citys Strategic Plan to gauge if it is consistent with the Citys Strategic Plans initiatives In particular staff will review the plan against the Economic Development Growth Management and Environmental Stewardship Heritage Preservation priorities

Public Meeting Notification Area

Notice of the Public Meeting was given by prepaid first class mail to all persons assessed in respect of land to which the proposal applies and within 900 metres of the area to which the proposal applies as shown on the last revised assessment roll and by public notification in the Brampton Guardian

Respectfully submitted

Rob Nykyforchyn MCIP RPP Rfiul Snape MCIP RPP Acting Director Development Services Development Planner Planning and Building Division Planning and Building Division Planning amp Infrastructure Services Planning amp Infrastructure Services DepartmentDepartment

APPENDICES

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

Appendix 2 Secondary Plan (Land Use Schedule)

Appendix 3 Zoning Extract

Appendix 4 Existing Land Uses

Appendix 5 Information Summary

CPISO

~W Date EbJTffi

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

| | SUBJECT LAND

OPEN SPACE

bull BRAMPTON brampioiua Flower City PLANNING DESIGN amp DEVELOPMENT

50 100

Drawn By ARd Metres

Date 2013 10 10

INDUSTRIAL BUSINESS

CORRIDOR MAJOR WATERCOURSE

APPENDIX 1

OFFICIAL PLAN DESIGNATIONS GLEN SCHNARR amp ASSOCIATES INC

1212949 Ontario Inc

CITY FILE C05W01008

SUBJECT LANDS W-Y

STEELES AVENUE WEST

f

EXTRACT FROM SCHEDULE SP40(D) OF THE DOCUMENT KNOWN AS THE BRAMWEST SECONDARY PLAN

RESIDENTIAL OPEN SPACE

Low Medium Valleyland

Density

Medium Woodlot

High Density EMPLOYMENT ^JU SWM

Prestige ^i Facilities Industrial ROAD NETWORK

Minor CollectorService Roads

Commercial (23-26 metres)

Office

Centre

H BRAMPTON APPENDIX 2 SECONDARY PLAN DESIGNATIONS

bromptoiua FlOWerCty GLEN SCHNARR amp ASSOCIATES INC PLANNING AND INFRASTRUCTURESERVICES 1212949 Ontario Inc

Date 2014 01 28 Drawn By ARd CITY FILE C05W01008

W-1

SUBJECT LAND INDUSTRIAL OPEN SPACE RESIDENTIAL

ZONING COMMERCIAL FLOODPLAIN AGRICULTURAL

BOUNDARY

APPENDIX 3bull BRAMPTON ZONING DESIGNATIONS

bromplonto FlOWer GtV GLEN SCHNARR amp ASSOCIATES INC PLANNING DESIGN amp DEVELOPMENT

1212949 Ontario Inc 0 50 100

Drawn By ARd Metres CITY FILE C05W01008Date 2014 01 28

ma

AERIAL PHOTO DATE SPRING 2013

SUBJECT LAND RESIDENTIAL INDUSTRIAL AGRICULTURAL

OPEN SPACE

APPENDIX 4bull BRAMPTON AERIAL amp EXISTING LAND USEbrompiofica Flower City GLEN SCHNARR amp ASSOCIATES INC

PLANNING DESIGN amp DEVELOPMENT 1212949 Ontario Inc

0 50 100

Drawn By ARd Metres Date 2013 10 10 CITY FILE C05W01008

DM-5

The surrounding land uses are described as follows

North The westerly portion of the site abuts a small parcel of tableland that has been used for agricultural purposes and which has been approved as a future stormwater management pond via the development application by Ashley Group of Companies (File C05W01005 21T-1001B) The easterly portion of the site abuts a valleyland feature of the Levi Creek beyond which are lands designated and zoned for future urban residential development owned by Ashley Group of Companies (File C05W01005 21Tshy1001B)

South Steeles Avenue West beyond is industrial lands owned and operated by Orlando Corporation

East Is future Rivermont Road beyond which is a small parcel of land that is designated and zoned for future service commercial development through the development application by Ashley Group of Companies (File C05W0100521T-1001B) and which will need to be developed in conjunction with the adjacent residential properties to the east and

West Is future Lightbeam Terrace beyond which is vacant lands that has been used for agricultural purposes and which has been approved for future prestige industrial purposes via the development application by Ashley Group of Companies (File C05W01005 21T-1001B)

Current Situation

Comments from internal City staff and external departments and agencies are required in order to complete a comprehensive analysis for this application All comments received will be considered within the future planning recommendation report to the Planning Design and Development Committee

Further details of the technical aspects of this application can be found in the Information Summary contained in Appendix 5 The future recommendation report will contain an evaluation of any technical matters addressed within the applicants technical submissions

A preliminary assessment of this application indicates that the recommendation report will need to address the following issues

bull The streetscape views and the internal design implications associated with allowing a drive-through window and access lane as part of the convenience restaurant operation and

bull The impact of the drive-through lanes on the internal traffic movements and the adjacent road network

w-u

Corporate Implications

Financial Implications

An assessment of the financial implications associated with this application will be undertaken and discussed within the Planning Recommendation Report

Other Implications

Other technical planning and development implications associated with this application will be assessed and discussed within the Planning Recommendation Report

Strategic Plan

The application will be reviewed through a further planning recommendation report against the Citys Strategic Plan to gauge if it is consistent with the Citys Strategic Plans initiatives In particular staff will review the plan against the Economic Development Growth Management and Environmental Stewardship Heritage Preservation priorities

Public Meeting Notification Area

Notice of the Public Meeting was given by prepaid first class mail to all persons assessed in respect of land to which the proposal applies and within 900 metres of the area to which the proposal applies as shown on the last revised assessment roll and by public notification in the Brampton Guardian

Respectfully submitted

Rob Nykyforchyn MCIP RPP Rfiul Snape MCIP RPP Acting Director Development Services Development Planner Planning and Building Division Planning and Building Division Planning amp Infrastructure Services Planning amp Infrastructure Services DepartmentDepartment

APPENDICES

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

Appendix 2 Secondary Plan (Land Use Schedule)

Appendix 3 Zoning Extract

Appendix 4 Existing Land Uses

Appendix 5 Information Summary

CPISO

~W Date EbJTffi

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

| | SUBJECT LAND

OPEN SPACE

bull BRAMPTON brampioiua Flower City PLANNING DESIGN amp DEVELOPMENT

50 100

Drawn By ARd Metres

Date 2013 10 10

INDUSTRIAL BUSINESS

CORRIDOR MAJOR WATERCOURSE

APPENDIX 1

OFFICIAL PLAN DESIGNATIONS GLEN SCHNARR amp ASSOCIATES INC

1212949 Ontario Inc

CITY FILE C05W01008

SUBJECT LANDS W-Y

STEELES AVENUE WEST

f

EXTRACT FROM SCHEDULE SP40(D) OF THE DOCUMENT KNOWN AS THE BRAMWEST SECONDARY PLAN

RESIDENTIAL OPEN SPACE

Low Medium Valleyland

Density

Medium Woodlot

High Density EMPLOYMENT ^JU SWM

Prestige ^i Facilities Industrial ROAD NETWORK

Minor CollectorService Roads

Commercial (23-26 metres)

Office

Centre

H BRAMPTON APPENDIX 2 SECONDARY PLAN DESIGNATIONS

bromptoiua FlOWerCty GLEN SCHNARR amp ASSOCIATES INC PLANNING AND INFRASTRUCTURESERVICES 1212949 Ontario Inc

Date 2014 01 28 Drawn By ARd CITY FILE C05W01008

W-1

SUBJECT LAND INDUSTRIAL OPEN SPACE RESIDENTIAL

ZONING COMMERCIAL FLOODPLAIN AGRICULTURAL

BOUNDARY

APPENDIX 3bull BRAMPTON ZONING DESIGNATIONS

bromplonto FlOWer GtV GLEN SCHNARR amp ASSOCIATES INC PLANNING DESIGN amp DEVELOPMENT

1212949 Ontario Inc 0 50 100

Drawn By ARd Metres CITY FILE C05W01008Date 2014 01 28

ma

AERIAL PHOTO DATE SPRING 2013

SUBJECT LAND RESIDENTIAL INDUSTRIAL AGRICULTURAL

OPEN SPACE

APPENDIX 4bull BRAMPTON AERIAL amp EXISTING LAND USEbrompiofica Flower City GLEN SCHNARR amp ASSOCIATES INC

PLANNING DESIGN amp DEVELOPMENT 1212949 Ontario Inc

0 50 100

Drawn By ARd Metres Date 2013 10 10 CITY FILE C05W01008

w-u

Corporate Implications

Financial Implications

An assessment of the financial implications associated with this application will be undertaken and discussed within the Planning Recommendation Report

Other Implications

Other technical planning and development implications associated with this application will be assessed and discussed within the Planning Recommendation Report

Strategic Plan

The application will be reviewed through a further planning recommendation report against the Citys Strategic Plan to gauge if it is consistent with the Citys Strategic Plans initiatives In particular staff will review the plan against the Economic Development Growth Management and Environmental Stewardship Heritage Preservation priorities

Public Meeting Notification Area

Notice of the Public Meeting was given by prepaid first class mail to all persons assessed in respect of land to which the proposal applies and within 900 metres of the area to which the proposal applies as shown on the last revised assessment roll and by public notification in the Brampton Guardian

Respectfully submitted

Rob Nykyforchyn MCIP RPP Rfiul Snape MCIP RPP Acting Director Development Services Development Planner Planning and Building Division Planning and Building Division Planning amp Infrastructure Services Planning amp Infrastructure Services DepartmentDepartment

APPENDICES

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

Appendix 2 Secondary Plan (Land Use Schedule)

Appendix 3 Zoning Extract

Appendix 4 Existing Land Uses

Appendix 5 Information Summary

CPISO

~W Date EbJTffi

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

| | SUBJECT LAND

OPEN SPACE

bull BRAMPTON brampioiua Flower City PLANNING DESIGN amp DEVELOPMENT

50 100

Drawn By ARd Metres

Date 2013 10 10

INDUSTRIAL BUSINESS

CORRIDOR MAJOR WATERCOURSE

APPENDIX 1

OFFICIAL PLAN DESIGNATIONS GLEN SCHNARR amp ASSOCIATES INC

1212949 Ontario Inc

CITY FILE C05W01008

SUBJECT LANDS W-Y

STEELES AVENUE WEST

f

EXTRACT FROM SCHEDULE SP40(D) OF THE DOCUMENT KNOWN AS THE BRAMWEST SECONDARY PLAN

RESIDENTIAL OPEN SPACE

Low Medium Valleyland

Density

Medium Woodlot

High Density EMPLOYMENT ^JU SWM

Prestige ^i Facilities Industrial ROAD NETWORK

Minor CollectorService Roads

Commercial (23-26 metres)

Office

Centre

H BRAMPTON APPENDIX 2 SECONDARY PLAN DESIGNATIONS

bromptoiua FlOWerCty GLEN SCHNARR amp ASSOCIATES INC PLANNING AND INFRASTRUCTURESERVICES 1212949 Ontario Inc

Date 2014 01 28 Drawn By ARd CITY FILE C05W01008

W-1

SUBJECT LAND INDUSTRIAL OPEN SPACE RESIDENTIAL

ZONING COMMERCIAL FLOODPLAIN AGRICULTURAL

BOUNDARY

APPENDIX 3bull BRAMPTON ZONING DESIGNATIONS

bromplonto FlOWer GtV GLEN SCHNARR amp ASSOCIATES INC PLANNING DESIGN amp DEVELOPMENT

1212949 Ontario Inc 0 50 100

Drawn By ARd Metres CITY FILE C05W01008Date 2014 01 28

ma

AERIAL PHOTO DATE SPRING 2013

SUBJECT LAND RESIDENTIAL INDUSTRIAL AGRICULTURAL

OPEN SPACE

APPENDIX 4bull BRAMPTON AERIAL amp EXISTING LAND USEbrompiofica Flower City GLEN SCHNARR amp ASSOCIATES INC

PLANNING DESIGN amp DEVELOPMENT 1212949 Ontario Inc

0 50 100

Drawn By ARd Metres Date 2013 10 10 CITY FILE C05W01008

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

| | SUBJECT LAND

OPEN SPACE

bull BRAMPTON brampioiua Flower City PLANNING DESIGN amp DEVELOPMENT

50 100

Drawn By ARd Metres

Date 2013 10 10

INDUSTRIAL BUSINESS

CORRIDOR MAJOR WATERCOURSE

APPENDIX 1

OFFICIAL PLAN DESIGNATIONS GLEN SCHNARR amp ASSOCIATES INC

1212949 Ontario Inc

CITY FILE C05W01008

SUBJECT LANDS W-Y

STEELES AVENUE WEST

f

EXTRACT FROM SCHEDULE SP40(D) OF THE DOCUMENT KNOWN AS THE BRAMWEST SECONDARY PLAN

RESIDENTIAL OPEN SPACE

Low Medium Valleyland

Density

Medium Woodlot

High Density EMPLOYMENT ^JU SWM

Prestige ^i Facilities Industrial ROAD NETWORK

Minor CollectorService Roads

Commercial (23-26 metres)

Office

Centre

H BRAMPTON APPENDIX 2 SECONDARY PLAN DESIGNATIONS

bromptoiua FlOWerCty GLEN SCHNARR amp ASSOCIATES INC PLANNING AND INFRASTRUCTURESERVICES 1212949 Ontario Inc

Date 2014 01 28 Drawn By ARd CITY FILE C05W01008

W-1

SUBJECT LAND INDUSTRIAL OPEN SPACE RESIDENTIAL

ZONING COMMERCIAL FLOODPLAIN AGRICULTURAL

BOUNDARY

APPENDIX 3bull BRAMPTON ZONING DESIGNATIONS

bromplonto FlOWer GtV GLEN SCHNARR amp ASSOCIATES INC PLANNING DESIGN amp DEVELOPMENT

1212949 Ontario Inc 0 50 100

Drawn By ARd Metres CITY FILE C05W01008Date 2014 01 28

ma

AERIAL PHOTO DATE SPRING 2013

SUBJECT LAND RESIDENTIAL INDUSTRIAL AGRICULTURAL

OPEN SPACE

APPENDIX 4bull BRAMPTON AERIAL amp EXISTING LAND USEbrompiofica Flower City GLEN SCHNARR amp ASSOCIATES INC

PLANNING DESIGN amp DEVELOPMENT 1212949 Ontario Inc

0 50 100

Drawn By ARd Metres Date 2013 10 10 CITY FILE C05W01008

SUBJECT LANDS W-Y

STEELES AVENUE WEST

f

EXTRACT FROM SCHEDULE SP40(D) OF THE DOCUMENT KNOWN AS THE BRAMWEST SECONDARY PLAN

RESIDENTIAL OPEN SPACE

Low Medium Valleyland

Density

Medium Woodlot

High Density EMPLOYMENT ^JU SWM

Prestige ^i Facilities Industrial ROAD NETWORK

Minor CollectorService Roads

Commercial (23-26 metres)

Office

Centre

H BRAMPTON APPENDIX 2 SECONDARY PLAN DESIGNATIONS

bromptoiua FlOWerCty GLEN SCHNARR amp ASSOCIATES INC PLANNING AND INFRASTRUCTURESERVICES 1212949 Ontario Inc

Date 2014 01 28 Drawn By ARd CITY FILE C05W01008

W-1

SUBJECT LAND INDUSTRIAL OPEN SPACE RESIDENTIAL

ZONING COMMERCIAL FLOODPLAIN AGRICULTURAL

BOUNDARY

APPENDIX 3bull BRAMPTON ZONING DESIGNATIONS

bromplonto FlOWer GtV GLEN SCHNARR amp ASSOCIATES INC PLANNING DESIGN amp DEVELOPMENT

1212949 Ontario Inc 0 50 100

Drawn By ARd Metres CITY FILE C05W01008Date 2014 01 28

ma

AERIAL PHOTO DATE SPRING 2013

SUBJECT LAND RESIDENTIAL INDUSTRIAL AGRICULTURAL

OPEN SPACE

APPENDIX 4bull BRAMPTON AERIAL amp EXISTING LAND USEbrompiofica Flower City GLEN SCHNARR amp ASSOCIATES INC

PLANNING DESIGN amp DEVELOPMENT 1212949 Ontario Inc

0 50 100

Drawn By ARd Metres Date 2013 10 10 CITY FILE C05W01008

W-1

SUBJECT LAND INDUSTRIAL OPEN SPACE RESIDENTIAL

ZONING COMMERCIAL FLOODPLAIN AGRICULTURAL

BOUNDARY

APPENDIX 3bull BRAMPTON ZONING DESIGNATIONS

bromplonto FlOWer GtV GLEN SCHNARR amp ASSOCIATES INC PLANNING DESIGN amp DEVELOPMENT

1212949 Ontario Inc 0 50 100

Drawn By ARd Metres CITY FILE C05W01008Date 2014 01 28

ma

AERIAL PHOTO DATE SPRING 2013

SUBJECT LAND RESIDENTIAL INDUSTRIAL AGRICULTURAL

OPEN SPACE

APPENDIX 4bull BRAMPTON AERIAL amp EXISTING LAND USEbrompiofica Flower City GLEN SCHNARR amp ASSOCIATES INC

PLANNING DESIGN amp DEVELOPMENT 1212949 Ontario Inc

0 50 100

Drawn By ARd Metres Date 2013 10 10 CITY FILE C05W01008

ma

AERIAL PHOTO DATE SPRING 2013

SUBJECT LAND RESIDENTIAL INDUSTRIAL AGRICULTURAL

OPEN SPACE

APPENDIX 4bull BRAMPTON AERIAL amp EXISTING LAND USEbrompiofica Flower City GLEN SCHNARR amp ASSOCIATES INC

PLANNING DESIGN amp DEVELOPMENT 1212949 Ontario Inc

0 50 100

Drawn By ARd Metres Date 2013 10 10 CITY FILE C05W01008

w-h

APPENDIX 5

INFORMATION SUMMARY

Origin

- Date Submitted - Applicant - Owner

September 23 2013 Glen Schnarr amp Associates Inc 1212949 Ontario Inc (Ashley Group of Companies)

Official Plan

The subject lands are designated Industrial and Business Corridor in the Official Plan An amendment to this document is not required to implement the proposal

Secondary Plan

The subject lands are designated Service Commercial within the Bram West Secondary Plan The proposed development will require a site specific amendment to this document to permit a drive-through window and waiting lane in association with a convenience restaurant use for the subject property

Zoning By-law

The subject lands are zoned Service Commercial - Section 2350 (SC-2350) by By-Law 270-2004 as amended Permissions for drive-through facilities have been restricted from most commercial zones within the Riverview Heights Community (Block Plan Area 40-3) Although it was staffs intention to include a restriction on drive-throughs within the subject sites zoning designation the specific restriction was not included No amendment to the zoning by-law is required to facilitate the proposed drive-through use

Growth Management

Complete comments and recommendations with respect to the timing of this proposal within the framework of the Citys Growth Management Program will be provided as part of a comprehensive analysis within the Recommendation Report

Documents Submitted in Support of Application

- A land use planning rationale letter dated September 20 2013 - A draft official plan amendment document - A concept development plan dated July 22 2013 and - A Traffic Impact Study by read Voorhees amp Associates Ltd dated March 2013

Report authored by Rob Nykyforchyn MCIP RPP Development Planner