FlOWef City Planning, Design and Development Committee Committee 2… · Contact: Allan Parsons, MCIP, RPP, Manager, Planning, Design and Development Department 905-874-2063

pj-1 ReportBRAMPTON Planning, Design andbrampton.ca FlOWef City Development Committee

Committee of the Council of

The Corporation of the City of Brampton

Date: August 20, 2013

Files: C09E10.009 PLANNING, DESIGN &DEVELOPMENT COMMITTEE

DATE: S^fr^lb^ ^f 20f^> Subject: RECOMMENDATION REPORT ~*

Application to Amend the Official Plan and Zoning By-Law 1439468 ONTARIO INCORPORATED - GAGNON & LAW URBAN

PLANNERS LIMITED

(To permit a retail/commercial and office development) 0 and 9976 The Gore Road

Southwest corner of Castlemore Road and The Gore Road

Part of Lot 10, Concession 9, N.D. Ward: 10

Contact: Allan Parsons, MCIP, RPP, Manager, Planning, Design and Development Department 905-874-2063

Overview:

This report recommends approval of an application to amend the Official Plan and Zoning By-law to permit the development of a retail/commercial and office development.

The subject lands are designated "Unique Communities" and "Estate Residential" in the Official Plan and "Estate Residential" in the Secondary Plan. Local serving commercial uses are permitted under the general residential policies of the Official Plan and Secondary Plan. Notwithstanding these permissions a "technical" amendment is proposed to the Official Plan and Secondary Plan to redesignate the site "Neighbourhood Retail".

The proposed development will complement the prevailing residential community and be compatible with adjacent land uses. The location of the site is appropriate for retail/commercial and office uses given the location at the southwest corner of The Gore Road and Castlemore Road.

Subject to the recommendations outlined herein, the proposed development is appropriate and compatible with the prevailing community and planned development of the area and represents good planning.

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Recommendations:

THAT the report from Allan Parsons, Manager and Gavin Bailey, Development Planner, Planning, Design and Development Department, dated August 20,2013 to the Planning, Design and Development Committee Meeting of September 9, 2013 RE: Application to Amend the Official Plan and Zoning By-Law, GAGNON & LAW URBAN PLANNERS LIMITED - 1439468 ONTARIO INCORPORATED, to permit a retail/commercial and office development, Bram East (area 41)., Ward: 10, File: C09E10.009 be received; and,

THAT the application be approved in principle and staff be directed to prepare the appropriate amendment to the Official Plan and Zoning By-law; and,

THAT the Official Plan be amended by adding a "Neighbourhood Retail" designation for the subject site to "Schedule A2 - Retail Structure"; and,

4. THAT the Bram East Secondary Plan (Area 41) be amended to change the land use designation of the subject site from "Estate Residential" to "Neighbourhood Retail"; and,

THAT the Zoning By-law be amended by changing the zoning designation on the subject lands from "Open Space" and "Residential Hamlet One" to "Commercial One - Special Section", generally in accordance with the following:

a) Permitted Uses:

a retail establishment having no outside storage; a grocery store; a service shop;

v. a personal service shop; v. a bank, trust company or finance company; vi. an office; vii. a dry cleaning and laundry distribution station; viii. a laundromat; ix. a dining room restaurant, a convenience restaurant and a take-out

restaurant; and, x. an animal hospital.

b) Restrictions and Requirements:

i. for the purposes of the by-law, Castlemore Road will be considered the front lot line at a minimum lot width of 17 metres;

ii. a minimum front yard depth 6.0 metres; iii. a minimum interior side yard width of 0 metres; iv. a minimum exterior side yard width of 1.5 metres; v. a minimum rear yard depth of 35 metres;

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vi. a minimum setback of 1.5 metres from the established daylight triangle;

vii. a maximum building height of two storeys; viii. a drive through facility will not be permitted.

6. THAT prior to the adoption of the Official Plan and Zoning By-law Amendment and enactment of the Zoning By-law Amendment, the applicant shall enter into an agreement with the City, which shall include the following:

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

b) the Owner/Developer shall pay all applicable Regional, City and Educational development charges in accordance with respective development charges by-law;

c) a Restoration/Naturalization Plan for the portion of the lands within the 10 metre setback limits of the adjacent valley lands shall be completed to the satisfaction of the Commissioner of the Planning, Design and Development Department in consultation with the Toronto and Region Conservation Authority;

d) arrangements shall be made for the relocation of the monument known as the "Castlemore Cairn" from the Castlemore Road right-of-way onto the subject property and for it to be incorporated into the design of the site;

e) prior to the issuance of site plan approval a Geotechnical Report that confirms the bank stability, construction guidelines and the proposed SWM strategies is to be approved to the satisfaction of the Commissioner of the Planning, Design and Development Department, and that the owner be required to implement the requirements of the study/report;

f) prior to the issuance of site plan approval, the applicant agrees to make arrangements for the installation of a heritage interpretive plaque to be erected on the site that addresses the historic value of the Castlemore General Store to the satisfaction of the Commissioner of the Planning, Design and Development Department;

g) prior to the issuance of site plan approval, revisions to the Functional Servicing Report dated July 2013, prepared by Urbantech shall be completed to the satisfaction of the Commissioner of the Planning, Design and Development Department, and that the owner be required to implement the requirements of the study/report;

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h) prior to the issuance of site plan approval, revisions to the Traffic ImpactStudy dated July 2013, prepared by Cole Engineering shall be completed to the satisfaction of the Commissioner of the Planning, Design and Development Department, in consultation with the Region of Peel, and that the owner be required to implement the requirements of the study/report;

i) prior to final site plan approval, the two properties comprising the subjectlands be merged to the satisfaction of the Commissioner of the Planning, Design and Development Department;

j) prior to final site plan approval, an Urban Design Brief shall be approved to the satisfaction of the Commissioner of the Planning, Design and Development Department and due to the prominent location of the site at the corner of Castlemore Road and The Gore Road shall include the following principle:

i. the use of upscale building materials including stone and masonry and vision glass;

ii. superior architectural design; iii. upscale landscape and hardscape treatment including the use of

decorative fencing and masonry columns to offset reduced landscape widths that are applied.

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

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BACKGROUND

Origin

This application was submitted to the Planning, Design and Development Department on August 28, 2012 by Gagnon and Law Urban Planners Ltd. on behalf of 1439468 Ontario Inc.

Date of Public Meeting

A statutory public meeting for this application was held November 5, 2012. There were three members of the public who spoke at the meeting. Please refer to Appendix '6' for a summary of the public meeting.

Details of the Proposal

This application proposes to amend the Official Plan and Zoning By-law to permit a two storey retail/commercial and office building (Please see Map 1: Concept Site Plan).

Specific details of the proposal are as follows:

• Ground floor retail/commercial component consists of 533 square metres (5,737 sq. ft.) of retail space.

• Second floor component consists of 589 square metres (6,340 sq. ft.) of office space.

• A total gross floor area of 1,122 square metres (12,077 sq. ft.).

• A total of 52 parking spaces are proposed.

• One full moves access is proposed to The Gore Road.


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Map 1: Concept Site Plan

Property Description and Surrounding Land Use

The land subject to this development proposal is comprised of two separate parcels (see Map 2). The northern parcel is undeveloped, while an existing unoccupied residential dwelling is located on the southern parcel. This dwelling is to be demolished to accommodate the development of the site as identified on Map 1. This report recommends that these parcels be merged prior to final site plan approval to facilitate the development.

The subject property also has the following characteristics:

• is located at the southwest corner of The Gore Road and Castlemore Road (Please see Map 2: Location Map);

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• has a site area of 0.70 hectares (1.75 acres); and,

• has a frontage of 83 metres (272 metres) along The Gore Road and a frontage of 41 metres (134 feet) along Castlemore Road.

The surrounding land uses are described as follows:

North: Castlemore Road, beyond which is the Gore Meadows Community Centre and Library and Park site.

South: Nanaskar Thath Gurwara Religious Temple. Lands further to the south include an existing residential dwelling, Castlemore Public School and the Gore Bocce Club.

East: The Gore Road, beyond which are single-detached residential dwellings and a vacant commercial site at the southeast corner of The Gore Road

and Castlemore Road.

West: Valley land associated with the Gore Tributary of the West Humber River, beyond which are estate residential uses.

Map 2: Location Map

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PLANNING ANALYSIS SUMMARY

This application to amend the Official Plan and Zoning By-law to permit a retail/commercial and office development is supportable. Through the planning process, staff has determined that the proposed "Neighbourhood Retail" uses for the site are appropriate to serve local retail and office uses. The location of the site, at the intersection of two major arterial roads (The Gore Road and Castlemore Road) is appropriate for the commercial function. Matters related to access and final design of the site will be addressed appropriately through the site plan approval process.

The proposed development meets the intent of the Official Plan's "Residential" designation as the proposed development will be a complimentary use to the prevailing residential community. The proposed amendment to the Bram East Secondary Plan (Area 41) and Zoning By-law to retail and office uses will result in a development that is compatible with adjacent land uses and appropriate for the area.

The Official Plan designates the subject land as "Unique Communities" (Schedule 1 City Concept) and "Estate Residential" (Schedule A - General Land Use). The Unique Communities designation values the historic character of the site and immediate area, which was once known as the Village of Castlemore. A Cairn (i.e. historic monument) that addresses the historical significance of the site is located adjacent to the site within the Castlemore Road allowance. This report recommends that this Cairn be removed from the edge of the site and Castlemore Road right-of-way and incorporated into the design of the site with appropriate arrangements to be completed prior to the enactment of the Zoning By-law.

A detailed analysis of the Official Plan Amendment and Zoning By-law Amendment is discussed in Appendix '5' of this report.

The proposed development represents good planning.

Respectfully submitted:

£52^ aul Snape, MCIP, RPP Dan Kraszewski, MCIP, RPP

Acting Director, Land Development Senior Executive Director, Planning, Services Design and Development

Authored by: Gavin T. Bailey, MCIP, RPP, Development Planner III


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APPENDICES

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

Appendix 1A - Official Plan (Schedule 1 - City Concept)

Appendix 2 - Secondary Plan Land Use Map

Appendix 3 - Existing Zoning Plan Extract

Appendix 4 - Existing Land Use Map

Appendix 5 - Detailed Planning Analysis

Appendix 6 - Public Meeting

Appendix 7 - Results of Application Circulation

Appendix 8 - Correspondence Received


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SUBJECT LANDS

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APPENDIX '5'

DETAILED PLANNING ANALYSIS City File Number: C09E10.009

Matters of Provincial Interest:

The subject application to permit a retail/commercial and office development on the subject site is consistent with matters of provincial interest, i.e. the Provincial Policy Statement (2005) and Places to Grow Plan (2006). This application supports development and appropriate land use patterns within defined settlement areas. The proposed development also contributes to an appropriate mix and range of employment uses, which include commercial and office uses, to meet long term needs of the City and its residents.

Strategic Plan:

This application to amend the Official Plan and Zoning By-law is consistent with the City's Strategic Plan, in particular "Managing Growth" and supporting a "Dynamic and Prosperous Economy" goals. This application is consistent with these goals as it respects the following:

• optimizes development approvals while utilizing necessary infrastructure and services to serve residents and businesses today and in the future; and,

• supports a prosperous and more diverse local economy by encouraging and promoting a balance of retail and office development in appropriate areas throughout the City.

Official Plan

The subject land is designated as "Estate Residential" in the Official. The residential policies permit local serving commercial uses, which the proposed use will satisfy. A technical amendment to "Schedule A2 - Retail Structure" of the Official Plan is required to reflect the proposed "Neighbourhood Retail" designation. The lands are also designated as "Unique Communities". An amendment to this designation is not required. Conservation of historic sites and monuments is important the City's structure and identity as this designation provides value to the areas historic character. A monument known as the "Castlemore Cairn" is located adjacent to the site. This Cairn acknowledges the site's past within the former Castlemore Village. Detailed information regarding this Cairn is addressed in the Urban Design Section of Appendix '5'.


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Secondary Plan

The subject lands are designated as "Estate Residential" in the Bram East Secondary Plan 41. Retail commercial uses are permitted within Estate Residential areas. Complementary uses to the estate residential designation include office uses. A technical amendment to Schedule SP41 (a) is required to reflect the proposed "Neighbourhood Retail" designation.

Zoning

The subject lands are comprised of two separate parcels. The southern parcel is zoned "Residential Hamlet One (RHm1)" and the northern parcel is zoned "Open Space (OS)" by By-Law 270-2004, as amended. The "OS" and "RHm1" zones do not permit the proposed retail and office uses. The applicant is proposing to rezone the lands to "Commercial One (C1) - Special Section" to allow the proposed development. An amendment to the Zoning By-law is required. This report recommends general zoning provisions be applied to the site to facilitate the proposed commercial development. Staff notes that modifications to the provisions may be required to satisfy the environmental requirements (i.e. setbacks to the valley edge) which will be determined through further review and discussion with the Toronto and Region Conservation Authority.

Land Use

The proposed neighbourhood commercial use is suitable considering its local serving functions for the surrounding residential neighbourhoods. Further, it is a good land use in terms of its location at the southwest comer of Castlemore Road and The Gore Road. A retail/commercial use on this site will benefit from its location, at the intersection of two arterial roads, as it provides for adequate access for automobile, transit riders and pedestrians. The proposed development will be buffered from the sensitive estate residential land uses by the tributary valley lands and will not be a nuisance. The proposed commercial development will make appropriate use of the properties advantageous location relative to exposure, while respecting the valley land features that abut the subject site.

Tributary of the West Humber River, Limits of Development and Stormwater Management

The subject site is located adjacent to the Gore Tributary of the West Humber River. Initially, the applicant proposed a slight realignment of the tributary within the flood plain area along the western side of the subject lands. The realignment of the creek would provide for a larger buildable area for the site. The TRCA would not support a realignment of the creek and any modifications to the floodplain area (comments dated January 24,2013 attached). The applicant has therefore removed any proposal to realign the valley edge.

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As perTRCA and City policy, the applicant has applied an environmental 10 metre buffer to the staked/surveyed top of bank and drip line. This 10 metre buffercreates the limits of development for this site. Although the applicant is proposing that some vehicle parking encroaches into the 10 metre buffer area, the City and TRCA will allow this subject to an extensive planting and naturalization plan. The Restoration/Naturalization Plan will be required prior to the issuance of site plan approval.

Stormwater impacts to the Gore Tributary will be minimal due to the relatively small site of the property 0.70 hectares (1.75 acres). A revised Functional Servicing Report dated July, 2013, prepared by Urbantech has been submitted by the applicant. TRCA staff are currently reviewing the FSR. Any comments received from the TRCA in connection with the FSR will be addressed through detailed design and prior to final site plan approval. The TRCA will require a permit for any development within valley land area prior to construction.

City staff have reviewed the revised Functional Servicing Report and have found the FSR to be satisfactory subject to minor technical revisions. These technical revisions are required to be satisfied through detailed design and prior to final site plan approval. These revisions include:

• that a detailed geotechnical investigation be required that confirms the bank stability, construction guidelines and the proposed SWM strategies.

• additional detail are required regarding the design of the bio retention facility and the design of the outlet structure that controls post development flows to existing levels.

• revisions to illustrate a Time of Concentration of 10 minutes to determine

peak flows.

Urban Design and Historic Preservation (Castlemore Cairn)

The subject site was once a part of the Village of Castlemore, and was the site of the Castlemore General Store. A Cairn, which is a stone monument (see Image 1), commemorating the Castlemore Village is located on the northeast corner of the site. Due to a previous road widening at the intersection of Castlemore Road and The Gore Road and an associated land conveyance, the Cairn is now located in The Gore Road right-of-way, in a depression and obstructed by utility poles and guy wires. City Planning staff are requesting that the applicant relocate and appropriately landscape the Cairn and its surroundings. This is an appropriate opportunity to pursue the conservation of the Cairn and provide further interpretation of the site more generally. Furthermore, the Ebenezer Toronto Gore Historical Foundation has made a request that an additional heritage interpretive plaque be constructed on the site to tell the story of the Castlemore General Store specifically (see attached letter from the Ebenezer Toronto Gore Historical Foundation in Appendix 7). It is prudent that the City and applicant come to a


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reasonable agreement on an appropriate relocation strategy and final location of the Cairn prior to the enactment of the Official Plan and Zoning By-law amendment.

Image 1: Existing Location and Size of the Castlemore Cairn

Planning staff have determined that the proposed retail/commercial and office use is an appropriate development for the site. However, given the prominence of the site at the corner of Castlemore Road and The Gore Road (two major arterial routes), the proposed development will be highly visible (see Image 2). As such, staff expect that a high level of architectural principles will be implemented into the design of the site. These include, but not limited to, upscale building materials, landscape and hardscape treatments, and decorative columns and fencing.

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Image 2: Perspective Rendering of the Proposed Development

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Access to The Gore Road

The Gore Road is under the jurisdiction of the Region of Peel. The applicant is proposing a full moves access to The Gore Road, which is subject to approval by the Region of Peel. City Planning staff support a left movement egress from the site to The Gore Road to discourage automobile traffic from using Fitzpatrick Drive to access Castlemore Road (see Location Map 2). The Region of Peel has advised that they have a concern with a full movement access or any type of left turn egress movement for the proposed development. It is the preference of Peel Region to restrict the access to right in/right out only. The proposed commercial land use can be considered to be appropriate for the site even if access to the site is limited. For this reason staff recommends that access matters related to the proposed development be addressed at the site plan approval stage.

Municipal Water and Sanitary Sewer Servicing:

The Region of Peel has reviewed this application and accompanying Functional Servicing Report. The Region of Peel has advised that water and sanitary sewer infrastructure are available to service the proposed development. There is an existing 400mm and 600mm diameter watermain located on The Gore Road. An existing 1800mm diameter watermain is also located on The Gore Road; however, connection to the 1800mm diameter watermain will not be permitted. An existing 750mm diameter


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sanitary sewer is located on The Gore Road approximately 95 meters south from the property. Peel Region has advised that external works may be required at the applicant's expense to connect to this sanitary sewer. Peel Region has also advised thatstormwater drainage cannot be conveyed from the site to The Gore Road. Design matters related to water and sanitary sewer services and stormwater management will be addressed at the site plan stage of development and prior to the issuance of a building permit.


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APPENDIX '6'

PUBLIC MEETING

City File Number: C09E10.009

BRAMPTON Pl DAgendadm+mmwm r-i ,-. Planning, Design and brampton.ca rlOWGr LlTy Development Committee

Committee of the Council of The Corporation of the City of Brampton

November 5, 2012

7:00 p.m. - Regular Meeting

Council Chambers

4,h Floor-City Hall

Members: Regional Councillor P. Palleschi - Wards 2 and 6 (Chair) City Councillor V. Dhillon - Wards 9 and 10 (Vice-Chair) Regional Councillor E. Moore - Wards 1 and 5 Regional Councillor J. Sanderson - Wards 3 and 4 Regional Councillor G. Miles - Wards 7 and 8 Regional Councillor S. Hames - Wards 7 and 8 Regional Councillor J. Sprovieri - Wards 9 and 10 City Councillor G. Gibson - Wards 1 and 5 City Councillor J Hutton - Wards 2 and 6 City Councillor B. Callahan - Wards 3 and 4

For inquiries about this Agenda, or to make arrangements for accessibility accommodations for persons attending (some advance notice may be required), please contact: Chandra Urquhart, Legislative Coordinator

Telephone (905) 874-2116. TTY (905) 874-2130 cityclerksorfice(5)bramptonca

Note: Some meeting infomiation may also be available in alternate formats, upon request

Note: Please ensure all cell phones, personal digital assistants (PDAs) and other electronic devices are turned off or placed on non-audible mode during the meeting.

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A special meeting of the Planning, Design and Planning Committee was held on November 5,2012 in the Council Chambers, 4th Floor, 2 Wellington Street West, Brampton, Ontario, commencing at 7:00pm. Notice of this meeting was sent to the property owners within 900 metres of the subject site and in accordance with the Planning Act and City Council procedures.

Three members of the public spoke at the public meeting.

Below is a summary of the concerns expressed at the public meeting followed by staff's response:

Resident #1: Mr. Larry DuPuis

• Mr. DuPuis commented that the intersection of The Gore Road and Castlemore

Road is busy and the proposed development would create additional congestion. Mr. Dupuis also expressed his concern regarding the impact the development would have on the Humber River Tributary.

Staff Response

• A Traffic Impact Study (TIS) has been submitted by the applicant and it is recommended that this study, or revised version thereof, be approved prior to the issuance of site plan approval and any and all required improvements to facilitate the development be completed through the design of the site . Approval of the TIS will be required from the Region of Peel because The Gore Road and Castlemore Road intersection is under their jurisdiction. Peel Region staff has identified concerns regarding left turn movements from the proposed development due to the impact it may have on the cueing lanes for the intersection and therefore prefers only limited access to the site. This matter will be resolved prior to site plan approval. Furthermore, the intersection is expected to be widened to six lanes in 2021. This widening will help relieve current vehicular capacity issues.

• The applicant is proposing a 10 metre setback limit from the Humber River Tributary valley lands. The applicant has submitted a Functional Servicing Report that details stormwater runoff from the site into the Tributary. This report has been found to be satisfactory by City Planning staff. City staff are also working with the Toronto Region and Conservation Authority (TRCA) to address all environmental impact concerns. Prior to any development on this site, the applicant will be required to obtain all required TRCA permits and satisfy requirements associated with a planting restoration and enhancement plan for the adjacent valley land area.

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Resident #2: Mr. Amarieet Sidhu

• Mr. Sidhu expressed concerns that the intersection of The Gore Road and Castlemore Road is congested and the proposed development will add to the congestion of the intersection. He also noted that vehicular access to the site will be difficult with only one proposed access location. Mr. Sidhu also expressed his concern that the Nanaskar Thath Gurdwara Temple located adjacently south of the subject lands will also be impacted by increased traffic.

Staff Response

• Please refer to staff's response on traffic matters as provided to "Resident # 1".

• With regard to the Nanaskar Thath Gurdwara Temple to the south, the applicant has approached to temple to discuss the possibility of a mutual access between the two properties. The applicant has been unsuccessful in obtaining an agreement or consensus to share access to The Gore Road. Details regarding access and transportation will need to be completed to the satisfaction of the Region of Peel, prior to site plan approval.

Resident #3: Mr. Ken Singh and Mr. Frank Tharakaran

• Mr. Singh expressed that the proposed development would disadvantage the community by constant nuisances such as:

• traffic congestion • higher level of noise • parking problems • garbage and obnoxious smells • maintenance and service vehicles

Mr. Singh stated that properties will be devalued and homeowners will seek tax reductions on their properties. Mr. Singh stated that existing vacant office and retail space are readily available for use throughout the City. He commented that approval of this proposal may also be viewed as a precedent for other landowners who wish to rezone their lands to maximize profits.

Staff Response

• Please refer to staff's response on traffic matters as provided to "Resident # 1".

• Through detailed design of the site, and prior to final site plan approval, the applicant is required to address matters related to on-site refuse collection. Garbage collection areas will be required to be screened and landscaped appropriately in order to minimize offensive sites or smells to the public and neighbouring land uses. Maintenance and service vehicles will frequent the


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proposed development. A loading area has been incorporated into the design of the site that minimizes impacts to the surrounding community.

With regard to noise matters, the application will have to conform to the Ministry of Environment noise guidelines. This site will operate like any other small commercial sites within Brampton that are in residential areas from a noise standpoint.

Parking associated with this development proposal will need to satisfaction the requirements of the City's Zoning By-law. NO parking problems are anticipated.

With regard to land use, City Planning staff has not received any material that would suggest that the proposed development will negatively affect property values in the prevailing community. Although there may be some land of vacancy for retail and office in other parts of the City, it is not a particular land use problem, and this proposal will not be problematic with respect to quantity of these specific uses.

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APPENDIX 7»

RESULTS OF APPLICATION CIRCULATION



FI-2U. Flower City

Planning, Design & Development

brampton.ca

Date:

To:

From:

Subject:

August 15, 2013

Gavin Bailey

Maggie Liu

Functional Water, Wastewater and Stormwater Drainage Report

0 & 9976 The Gore Road

File No.: C09E10.009

Submission:

• Functional Water, Wastewater and Stormwater Drainage Report, dated July, 2013, prepared by urbantech

• TRCA's comment letter, dated January 24, 2013 • Urbantech's response letter, dated July 17, 2013

Comments

1. The site is located immediately adjacent to a tributary of Humber River. TRCA has established the Regulatory floodplain for this tributary. The City staff will like to defer to TRCA for comments on the following:

• the hydraulic analysis that determines the Regulatory floodplain as well as the development limit.

• cut and fill balance calculations

2. At the detailed design stage, please provide a detailed geotechnical investigation that confirms the bank stability, construction guidelines and the proposed SWM strategies.

3. Appendix A provides calculations for the proposed SWM measures. The Modified Rational Method is used to determine the required storage volumes.

• Please provide more details on the design of the bio retention facility, such as the design of the outlet structure that controls post development flows to existing levels.

• The City uses a Time of Concentration of 10 minutes to determine peak flows instead of 15 minutes. Please revise Appendix A to use the correct Time of Concentration.

Maggie Liu, MASc, P. Eng

http:brampton.ca

RRA M PTfl N Planning, Design and DevelopmentVIVHIVII I UIM Development Services

™p"n" Flower City

Date: Monday, February 11, 2013

To: Gavin Bailey

CC: Stephen Dykstra, Werner Kuemmling Antonietta Minichillo

From: Peter Gabor

Subject: COMMERCIAL DESIGN BRIEF GUPTA - 0 & 9976 The Gore Road

Southwest Corner of Castlemore Road and The Gore Road

ATA Architects / Brodie & Associates

Our File: C09E10.009

COMMUINTY DESIGN COMMENTS

1st Submission

Urban Design Staff have compiled the following OSD&C, PFP, Heritage and Urban Design comments on the above noted Commercial Design Brief, prepared by ATA Architects / Brodie & Assoc, for G&L Urban Planners, dated august 2012 and received by this office January 2012.

GENERAL COMMENTS

1. Add a disclaimer at the beginning of the document stating that:

"The text and images contained in this document are only a conceptual representation of the intended version and character of this deveiopment. In this regard, they should not be construed or interpreted literally as to what willbe constructed. Although this design brief represent City standards for various design elements at the time of issue, final designs may vary from standards shown in this brief as standards in technology, safety and construction codes may have been updated over the application approval period."

2. The majority of the document speaks to the development in the present or past tense as if it already exists. E.g.: Section 2.1.2 "The edges of the site are extensively landscaped", which is not yet the case.

The purpose of the commercial design brief is to establish the design principles, criteria and guidelines that will govern the development. To that end speak to what is intended, permitted, required etc. E.g. "Theedges of the site shall be extensively landscaped".

3. Add the City File # C09E10.009 to the title page.

R P A Ail PTfl M Planning, Design and Developmentli IVMIV11 I U11 Development Services

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OPEN SPACE DESIGN & CONSTRUCTION COMMENTS

Werner Kuemmling, Landscape Architect, on behalf of the Open Space Design & Construction Section has reviewed the Commercial Design Brief, for the above mentioned application and has the following comments. Please contact Werner directly at (905-8742334) with any further related inquiries.

Page 4, Section 1.3 - Location Context

1. In the last bullet, review if an additional 10 parking spaces are required, as the building and context are crowded with this amount of parking. See comment regarding widening the arterial road buffers later in these comments.

Pages 8 to 15, Building Drawings

1. Provide better quality graphics and add landscape context around the building renderings.

Page 16, Figure 12 - Site Plan

1. Consider moving the building southward to create a larger landscape buffer along the frontages of Castlemore Road and The Gore Road. Apply to all relevant drawings.

Page 17, Figure 13 - Landscape Site Plan and Page 27, Figure 31 - Landscape Plan

1. The image of the plan is too small to be legible. Enlarge scale to show proper landscape articulation. Planting buffers along the Castlemore Road and The Gore Road frontages should include deciduous and coniferous trees, shrubs and perennials of appropriate density. Additional masonry columns and decorative metal fencing shall be added along the property line at the daylight triangle in the northeast corner of the site.

2. The installation of a 1.2 meter high chain link fence along the southern property line, adjacent to the place of worship, is recommended.

PARKS & FACILITY PLANNING COMMENTS

Stephen Dykstra, Open Space Planner, on behalf of the Parks and Facility Planning Section has reviewed the Urban Design Brief, for the above mentioned application and has the following comments. Please contact Stephen directly at (905-874-2343) with any further PFP related inquiries.

Section 1.3 Third bullet "The site is zoned RHMI - Residential Hamlet One"

1. Comment - the site is also partially zoned 'OS' is it not?

Section 2.1.1 Seventh Bullet concerning garbage

2. This bullet can be removed as it has nothing to do with the heading.

3. It can be replaced with the fact that this site is located adjacent to a Class 1 multiuse pathway on Castlemore Road that provide pedestrian and alternative transportation possibilities. This site should recognize this and make adequate connections to it.

R P A M PT(1 N Planning, Design and DevelopmentDIVMIY11 I U11 Development Services

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Section 2.1.2 First Bullet "The western edge of the site is a broad natural valley..."

4. Correction - the western edge is not 'broad' but in fact very narrow.

Figure 12-Site Plan

5. There is no indication of the top of bank or the 10m buffer, stable slope, or other limits of development.

6. There are no labels on this plan.

7. It is lacking detail.

Figure 13 - Landscape Site Plan

8. The legend is too small.

9. The labels are difficult to read - too small of font.

10.The proposed biswale does not look feasible.

As a note: the majority of the document speaks to the development as already existing eg Section2.1.2 "The edges of the site are extensively landscaped". This is not true... yet. The document should speak to their design plans as such.

HERITAGE COMMENTS

Stavroula (Stav) Kassaris, Heritage Coordinator, has reviewed the Urban Design Brief, for the above mentioned application and has the following comments. Please contact Stav directly at (905 874-3825) with any further related inquiries.

11 .This location was part of the village of Castlemore, and was the site of the Castlemore General Store. A cairn commemorating Castlemore is located on the north east comer of the subject site. Due to the road widening, the caim is now located in a depression and obstructed by utility poles and guide wires. Heritage staff have requested that the applicant slightly relocate and appropriately landscape the Caim and its surroundings. This is an appropriate opportunity to pursue the conservation of the Cairn and provide further interpretation of the site more generally. The Ebenezer Toronto Gore Historical Foundation has made a request that an additional heritage interpretive plaque be constructed on the site to tell the story of the Castlemore General Store specifically (see attached correspondence).

12. Page 31 (Section 4.2.5) of the CDB states that the caim will be kept in its current location. Heritage staff maintain the recommendation that the cairn be relocated closer to the proposed building along the pedestrian connection in order to increase its visibility and enjoyment by the community. To satisfy the request of Ebenezer Toronto Gore Historical Foundation, an additional interpretive plaque should also be incorporated into the site between the benches where the one storey and two storey building meet (to replace the proposed planter).

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W§M R R A M PTfl M Planning, Design and Developmentgjyig DIXHIVir lUll Development Services brampton.ca FlOWef City

URBAN DESIGN SECTION COMMENTS

Urban Design staff has reviewed the Urban Design Brief, for the above mentioned application and has the following comments:

1. Please number all bullet points.

2. Perspective images shall illustrate the streetscape aspect of buildings from an eye level vantage and include some of the surrounding site context.

3. The context plan should be relocated to part 1.0 and should provide a detailed analysis of surrounding land-uses, opportunities and constraints and how they influence the Landscape and Architectural design principles developed for the site.

4. Section 1.3 Location Context - From a sustainability perspective, parking should not exceed minimum requirements. Please revise all plans to reflect this.

5. Section 2.1.1, 6th bullet, 2nd sentence - Remove this sentence and state as a separate bullet as it does not relate to the fire route.

6. Section 2.1.1, 7th bullet - Relocate this bullet to section 2.1.3 Loading and service areas, and please clarify if the garbage room is to be enclosed within the building structure (i.e. its massing or volume), or if the building structure is to be partially made of garbage.

Please review the entire document text and correct any similar poor use of language.

7. Section 2.2 Built form and Setbacks - Urban Design staff is in agreement with OSD&C and heritage staff and suggests that while locating the building at the corner is appropriate, some additional space for landscaping opportunities and the appropriate accommodation of the heritage cairn is required. The building should be slightly repositioned to accommodate these items.

8. Revise sections 2.2.2 and 2.2.3 to provide actual architectural design criteria and guidelines with regard to building articulation, detailing, roof forms and entries, provision of awnings and weather protection, fenestration etc. Bullet points regarding the use and location of materials should be relocated to section 2.2.4.

9. Section 2.2.7 Utilities and Mechanical Units - Clarifythat all RTU's and other roof mounted equipment will be completely screened from all public views, and that all utility pipes and gas lines are to be constructed within wall assemblies. Please modify the perspective renderings on pg.'s 10 to 13 to indicate roof wells sufficiently deep so as to credibly screen the equipment.

10. Section 2.2.7 Utilities and Mechanical Units - Add a guideline stating that all gas and utility meters shall be installed within recessed wall niches and shall not be visible to public view. Indicate a preferred location for th utility meters on the west facade adjacent to the loading and servicing area.

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Planning, Design and Development Development Services. BRAMPTON

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11 Revise all applicable drawings, elevations etc, and provide aarchitectural design guidelineto require that aconsistent building roof slope be used for all front to back and side to side slopes.

12. Please clarify what the purpose of the square roof "pop-up" toward the south of the building is for. If this is meant to be a roof monitor or cupola, then it should have either glazing orventilation louvers on all sides.

13 The use of stucco only above the 2nd floor line is greatly appreciated. The applicant is"encouraged to further minimise the use of stucco and use masonry or precast to agreater extent.

14 Section 22.4 Colour and Materials -Please clarify in this section that spandrel glass, or "otherwise back painted or black glass is not permitted, and revise all matenal legends on pg.'s 14 &15, to state that the glazing is vision glass.

15. Please consider the use of aheavy gauge standing seam metal roof rather than asphalt shingle.

16 The barrel vault dormer proposed for the south elevation appears out of place and is not 'used elsewhere on the building. Please consider a gable dormer similar to what s proposed for the north elevation.

Regards,

Peter Gabor, BArch, OAA, MRAIC, LEED®AP, Urban Designer Urban Design and Special Projects Planning Design &Development City of Brampton, ON Tel.: 905-874-3669

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EBENEZER, TORONTO GORE HISTORICAL FOUNDATION

8999 The Gore R

Fl-gS PAGE TWO

Rather than viewing this initiative as an added expense or a simple donation, the developer should consider it as an investment and capitalize on the potential marketing opportunities to the local residential community and to businesses leasing units. Print and web advertisements can emphasize the developer has helped preserve the heritage hamlet of Castlemore. There is also the possibility that free coverage could be generated through newspaper articles, especially if there was an official ribbon cutting ceremony.

If placed in a prominent site, the transformed Castlemore Cairn will be a prestigious feature which will set this building apart from other commercial/retail facilities.

On a final note, I would emphasize the role some developers in Brampton are performing to protect cultural resources. One example is the Vales of Humber Landowners Group which will be developing about 1,500 homes in the Mayfield Road/Gore Road/Countryside Drive area, just north of Castlemore. About two years ago it donated $4,000 to the St. Patrick's Wildfield Cemetery Board for the restoration of a number of historic monuments.

Thank you for your consideration.

Yours truly,

Judy Hyde, President, Ebenezer, Toronto Gore Historical Foundation

C.C. Councillor John Sprovieri Councillor Vicky Dhillon Project planner Gavin Bailey

Antonietta Minichillo, Heritage Co-ordinator Stavroula Kassaris, Heritage Co-ordinator

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-^Torontoand Region

Conservation forThe Living City

January 24,2013 CFN 46921.03

BY FAX AND MAIL: tSOSl 796-S792

Mr. Marc De Nardis, Associate Planner Gagnon & Law Urban Planners Limited 21 Queen Street East, Suite 500 Brampton, ON L6W3P1

Dear Mr. De Nardis:

Re: Official Plan &Zoning By-law AmendmentApplication - C09E10.009 9976 The Gore Road

Part of Lot 10, Concession 9, N.D. City of Brampton 1439468 Ontario Incorporated (Agent: Gagnon &Law Urban Planners Limited)

Further to our letter dated October 5,2012, Toronto and Region Conservation Authority (TRCA) staff has reviewed the following additional submissions and/or finalized our review and provides the following comments:

• Environmental impact Statement: Gore RoadCommercial Development, dated October2, 2012, prepared by Goider Associates;

• Functional Water, Wastewater and Stormwater Drainage Report, dated August 2012, prepared by Urbantech Consulting;

• Geotechnical Investigation, dated August 27,2012, prepared byTerraprobe Incorporated; • Slope Stability andStreambank Erosion Study, dated September 5,2012, prepared by

Terraprobe Incorporated; • Site Plan, Drawing No. A1.1, dated July 2012, prepared by ATA Architects Incorporated.

Application-Specific Comments:

Please address the following comments and resubmit yourrevisions for additional technical review. To expedite the review of your resubmission, please include a cover letter detailing how you have addressed each of the concerns listed below:

Establishing Limits of the Valley Corridor 1. TRCA staff has finalized ourreview of the above noted engineering report as it relates to the

plotting of the Regional Floodline. It appears that the proponent has used a HEC-RAS model which is not up-to-date. Please contact Jairo Moreilli at imorellitrca.on.ca for an updated digital copy of the HEC-RAS model for this reach of the Humber River Watershed. Once the updated digital copy of the HEC-RAS model has been obtained, please plot the limit of the Regional Floodplain incorporating a 10 m buffer.

Tel. 416.661.6600.1.888.872.2344 | Fax. 416.661.6898 | [email protected] | S Shoreham Drive, Downsview, ON M3N 1S4

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Mr. De Nardis . 2January 24. 2013

2. Further to our letters dated February 29, 2012 and October 5, 2012, it is our opinion the proposed grading activities within the floodplain are not consistent with the program and/orpolicies of this Authority's Valley and Stream Corridor Management Program (VSCMP) As such, TRCA staff did not review the post-development floodline conditions. We reiterate that staff does not support the proposed floodplain modifications and post-developmentfloodline calculations are not requested for the resubmission.

3. TRCA staff has reviewed the above noted Environmental Impact Statement (EIS). Further to our discussion on-site on August 29, 2012, letters dated February 29,2012 and October 5 2012 and email dated October 22, 2012, it was our expectation that the EIS would identify'the location of the dripline staked on June 1, 2010, the extent of vegetation removals alongwith a mitigation strategy. The EIS submitted identifies an approximate dripline based on existing conditions and proposes additional encroachments and vegetation removal Furthermore, the EIS identifies that a 10 msetback is required. This isassessment is incorrect. As previously noted, municipal structural setback requirements are in addition to the established limits ofthe valley corridor plus a 10 mtableland buffer. The current proposal provides a 7 m structural setback and no buffer.

4. Based on our review of the above noted Slope Stability and Steambank Erosion Study,TRCA staff has no concerns with the recommendations for the existing condition. As noted above, TRCA staff did not review the proposed conditions since the post-developmentconditions are not supported.

Groundwater Resources

5. TRCA staff has reviewed the above noted geotechnical report and have no hydrogeology related concerns.

Functional Servicing &Stormwater Management 6. The water quantity criterion for the majority of the Humber River Watershed including this

reach is the control of post-development flow to pre-development levels. Typically, the pre-development target rate is established using unit flow equation. Since the contributing drainage area is relatively small, controlling post-development flow to unit flow rates is not necessary for this site. Pre-development flow rates established with hydrologic parametersis acceptable. Please provide a digital copy of the Visual Otthymo (V02) model.

7. The above noted report does not consider TRCA's water balance requirements. Typically,the applicant must perform a water balance analysis demonstrating by way of proposedmitigation measures that the pre-development conditions can bematched in the post-development scenario. It is recognized that at 0.80 ha this site is relatively small. Therefore, a full scale water balance and mitigation plan is not necessary. However, TRCA's current strategy to address water balance for sites such as this one is to provide the on-site retention of runoff from a 5 mm storm. Please refer to TRCA's Low Impact Development(LID) Manual which is available by visiting the following website: www.sustainabletechnologtes.ca. Please provide anupdated report that provides calculations to determine the required storage for water balance and how itwill be achieved.

8. We note that the circulated report is intended to provide the feasibility of the proposed servicing scheme. It is expected that a formal stormwater management report and detailed engineering drawings will accompany an application for approval of site plan. The reportshould provide full details on existing and proposed conditions, stormwater management control requirements and water balance assessment.

http:www.sustainabletechnologtes.ca

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Mr. De Nardis ^ January 24.2013

9. Erosion and sediment control drawings for the final site plan will berequired. Please note that erosion andsediment control plans should follow the recommendations ofTRCA's Erosion and Sediment Control Guidelines for Urban Construction (dated December 2006).These guidelines recommend phased erosion and sediment control plans with a focus on erosion prevention as the primary goal, followed bysediment control with a multi-barrier approach. The guideline isalso available by visiting the following website: www.sustainabletechnoloQies.ca.

Planningand Development 10. The valley corridor and 10 mbuffer should bedesignated and zoned to prohibit

development and/or alterations and should beplaced in an "Open Space" and/or "Hazard Land" designation/zoning category orequivalent which has the effect of prohibiting development.

11. TRCA strongly suggests that the valley corridor and 10 mbuffer begratuitously dedicated to the City of Brampton orTRCA for the purposes of reducing and/or eliminating risk to life and property and to foster environmental linkages.

Permitting 12. As noted previously, the subject property is located within a TRCA Regulated Area ofthe

Humber River Watershed. As such, a TRCA permit Is required from this Authority prior to any works commencing on the subject property pursuant to Ontario Regulation 166/06. Pleasesubmit a TRCA permit application (Application for Development, Interference with Wetlands and Alterations to Shorelines and Watercourses - Ontario Regulation 186{06) and the associated fees ($8,000.00 - Projects on Commercial Properties - Standard Projects) to initiate the permitting process.

Recommendation:

Based on the additional material submitted it remains that TRCA staff does not support the proposed development as currently submitted.

Itrust these comments are of assistance. Should you have anyfurther questions or comments, do not hesitate to contact the undersigned.

Adam-Miner

Planner II

Planning and Development Extension 5244 /am

cc: Gavin Bailey, City of Brampton: (905) 874-2099 Michael Hoy, City of Brampton: (905) 874-2099 David Leighton, Urbantech Consulting: (905) 946-9595

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maximum length between the access and corner radius at the intersection of The Gore Road and Castlemore Road. To mitigate traffic infiltration into the surrounding neighbourhoods and to facilitate left turns in and left turns out of the property, the applicant is encouraged to:

• Pursue an access easement in favour of the subject land owner from the adjacent land owner to the south; and/or,

• Upon approval of the Region, construct a southbound u-turn lane at the signalized access on The Gore Road to Castlemore Public School.

Staff are not in agreement with the consultant's statement on page 12 that the level of detail does not pertain to this TIS with respect to the requirement for a functional design to identify a six lane cross section with northbound dual left turn lanes and a northbound right turn lane at the intersection ofThe Gore Road and Castlemore Road,. Further, a southbound far-side bus bay with a reverse concrete acceleration taper blended with a southbound asphalt right turn taper into the proposed access, and all requirements for utilities, boulevard (killstrip, setbacks, etc.) and active transportation (sidewalk or multiuse trail) are required in order to determine if these needs can be accommodated within a reduced-width right-of-way.

In accordance with Regional Official Plan Amendment (ROPA 26) and based on the projected volumes for northbound left turns at the intersection of The Gore Road and Castlemore Road as identified in the applicant's TIS, the Region will require the gratuitous dedication of lands sufficient to establish an additional nine (9) metres over that identified on Schedule F (totalling 54 metres, 27 metres from centreline) for a dual left turn configuration, regardless of previous land dedications from adjacent lands to the south. The subject site is adjacent to the functional area of the intersection ofThe Gore Road and Castlemore Road and, consequently, may require additional land to accommodate all such intersection works within the frontage limits of the subject property. The purpose of the functional design is on the onus of the applicant/developer to determine that a 54 metre right-of-way is not required for such infrastructure in order to substantiate a lesser gratuitous land dedication requirement to the Region.

• Prior to the Official Plan Amendment and Rezoning approval, a revised TIS is required for Region review and comment, and shall contain the following:

o Revised conclusions about access to The Gore Road; o Revised Synchro analysis based on necessary volume redistribution under

the revised access configuration (including the southbound right turn taper), and ensuring that the value for Lost Time Adjustment is equal to 0.0 seconds for all turning movements;

o The orthographical correction of "it's" on page 1 to read "its"; o The typographical correction of "Table 3.2" in Section 3.2 to read "Table

3.3"; and o Electronic Synchro files shall either be included as an appendix to the TIS

(attached CD copy) or sent concurrently with the TIS via email.

Public Works

10 Peel Centre Dr., Suite A, Brampton, ON L6T 4B9 Tel: 905-791 -7800 www.peelregion.ca

http:www.peelregion.ca

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Region staff recommends thai should there continue to be conflicts regarding the access configuration, that a meeting be set up between Regional staff and the applicant/consultant as soon as possible to determine what can be done moving forward.

If you have any questions or concerns, please contact the undersigned at your earliest convenience at 905-791-7800 ext. 4612, or by email at: ryan.vandenburufc/ pcelregion.ca or Sean Nix in Traffic Development at 905-791-7800 ext. 7999 or by email at: [email protected].

Sincerely,

Ryan Vandenburg Development Services

Public Works


http:www.peelregion.camailto:[email protected]:pcelregion.ca

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The Region ofPeel isthe proud recipient ofthe National Quality Institute Order ofP Region ofPeel• / .. Excellence, Quality; the National Quality Institute Canada Award ofExcellence Gold Award,WOft RUM} fOft IfOil Healthy Workplace; and a2008 IPAC/Dcloitte Public Sector Leadership Cold Award.

August 22,2013

Mr. Gavin Bailey Development Planner Planning, Design & Development Department City of Brampton 2 Wellington Street West, 3rd Floor Brampton, ON L6Y 4R2

RE: Revised Official Plan and Zoning By-Law Amendment 1439468 Ontario Inc.

Part of Lot 10, Concession 9, EHS 9976 The Gore Road

Region File: OZ-12-9E10.9B

Dear Mr. Bailey,

Further to the Regions previous comments on the above-noted application, staff have reviewed the revised application and offer the following.

Municipal Water and Sanitary Sewer Services: There is an existing 400mm diameter watermain located on The Gore Rd, There is an existing 600mm diameter watermain located on Castlemore, There is an existing 1800mm diameter watermain located on Castlemore (connection to the 1800mm will not be permitted),

There is an existing 750 mm diameter sanitary sewer located on The Gore Rd, approximately 95 m from the subject property. External work may be required at the applicant's expense.

Staff are satisfied with the population numbers in the Functional Servicing Report that was provided. The Storm Water Management Report has been forwarded to a Connections Technician for review and comment.

Site servicing drawings will be required for review by Development Services - Please include the Is' Submission Application fee of$150 as per fee by-law 169-2011 (all connections must conform to Regional standards and specifications and design criteria)

Registration ofan Section 118 may be required prior to site servicing approvals

Site servicing approvals are required prior to building permit

Public Works

10 Peel CentreDr., SuiteA, Brampton, ON L6T 4B9 Tel: 905-791-7800 www.peelregion.ca

http:www.peelregion.cahttp:OZ-12-9E10.9B

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Traffic Development Access/Studies

• A functional design is required identifying the following: ° A six lane cross section containing a centre median restricting the

proposed site access to right-in/right-out, with northbound dual left turn lanes and a northbound right turn lane at the intersection of The Gore Road and Castlemore Road;

0 A southbound far-side bus bay with a reverse concrete acceleration taper blended with a southbound asphalt right turn taper into the proposed access, and;

° All requirements for utilities, boulevard (killstrip, setbacks, etc.) and active transportation (sidewalk or multi-use trail) in order to determine if these needs can be accommodated within a right-of-way width less than 54 metres.

Property Requirements • In accordance with Regional Official Plan Amendment (ROPA 26) and based on

the projected volumes for northbound left turns at the intersection of The Gore Road and Castlemore Road as identified in the applicant's TIS, the Region will require the gratuitous dedication of lands sufficient to establish an additional nine (9) metres over that identified on Schedule F (totaling 54 metres, 27 metres from centreline) for a dual left turn configuration;

• The Region will require the gratuitous dedication of lands sufficient to establish a 15 x 15 metres daylight triangle at the intersection of The Gore Road and Castlemore Road;

• The Region will require the gratuitous dedication of a 0.3 metre reserve along the frontage of The Gore Road behind the property line and daylight triangle except at the approved access point;

• The applicant is required to gratuitously dedicate this land to the Region, free and clear of all encumbrances. All costs associated with the transfer are the

responsibility of the applicant. The applicant must provide the Region with the necessary title documents and reference plan(s) to confirm the Region's right-ofway;

• These requirements must be shown on a revised Site Plan at the Official Plan/Rezoning stage

• A draft reference plan will be required for our review and approval prior to the plans being deposited. All costs associated with preparation of plans and the transfer of the lands will be solely at the expense of the applicant.

Engineering Requirements • A detailed engineering submission will be required for our review and comment,

designed, stamped and signed by a Licensed Ontario Professional Engineer. The engineering submission must include the REMOVALS, NEW CONSTRUCTION AND GRADING, TYPICAL SECTIONS and PAVEMENT MARKINGS AND SIGNING drawings. All works within Region of Peel's right of way must be

Public Works


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designed in accordance to the Public Works, "Design Criteria and Development Procedures Manual" and "Material Specifications and Standard Drawings Manual".

• Securities in the amount of 100% of road and access works along The Gore Road; • 7% engineering and inspection fees based on the estimated cost of the municipal

road works (minimum SI.594.32): • Completed Road Occupancy Permit and a fee of $276.34; • Completed Notice to Commence Work; • Provide proof of insurance with the Region of Peel added to the certificate as an

additional insured with $5 million minimum from the Contractor.

• All costs associated with the road and access works is 100% paid by the applicant

Comments on the revised Traffic Impact Study will be provided under separate cover. Please note, the Region will request that access concerns be satisfactorily addressed prior to the approval of the Official Plan/Re/.oning Amendment application.

Municipal Waste Manaizement

On site waste collection will be required through a private waste hauler.

If you have any questions or concerns, please contact me at your earliest convenience at 905-791-7800 ext. 4612, or by email at: [email protected]

Sincerely,

Ryan Vandenburg Development Services

Public Works

10 Peel Centre Dr., SuiteA, Brampton. ON L6T 4B9 Tel: 905-791-7800 www.peelregion.ca

http:www.peelregion.camailto:[email protected]:SI.594.32

O ROGERS

August 6, 2013

City of Brampton Works and Transportation 8850 McLaughlin Rd South, Building 2 Brampton Ontario L6Y 5T1

Re: C09E10.009WardlO

Amend the Official Plan and Zoning By-Law 9976 The Gore Road

Rogers File: Ml33194

Please be advised that Rogers Communications Partnership has no buried plant within 2m of proposed area. No objection. Aerial fiber and coax plant in this area. Caution is advised.

If you have any questions, or require additional information, please do not hesitate to contact me at 905-897-6457.

Salman Siraj Mark-up Coordinator GTAW

Hydro One Brampton Networks Inc. r • '\ 175 Sandalwood Plcwy Wast Brampton, Ontario L7A1EB Tel: (90S) 452 SS02 www.HydroOneBrampton.com

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Brampton

August 6-13

City of Brampton 2 Wellington Street West Brampton, Ontario L6Y 4R2 Att'n: Mr. Gavin Bailey

Re: Application for Site Plan Approval Gagnon & Law Urban Planners 9976 The Gore Rd.

Your File: C09E10.009

Dear Gavin:

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

A/ Please include as a condition of approval the following:

• Applicant shall grant all necessary aerial or underground easements, as may be required.

• Applicant shall observe all aerial and underground clearances as may be required.

B/ Iftheir application is approved, please advise the applicantto contact Hydro One Brampton regarding permanent electrical supply to the site.

C/ The Developer/Customer/Engineering Firm is strongly advised to consult Hydro One Brampton's Conditions of Service found on our web site at www.hvdroonebramDton.com. They will find the answers to most questions there.

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

Yours Truly,

James McGill C.Tech.

Technical Services Supervisor Hydro One Brampton Networks inc. CC A. Mastrofrancesco - Hydro One Brampton

R.Williams - Hydro One Brampton

http:www.hvdroonebramDton.comhttp:www.HydroOneBrampton.com

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APPENDIX '8'

CORRESPONDENCE RECEIVED



s' Fl-Ht* > PETITION

9976 The Gore Road

( (SW Corner of the Gore Road and Castlemore Road)

We, the residents of the Gore Road/ Castlemore EState Community strongly object to the Proposal by Gagnon & Law Urban Planners Limited-1439468 Ontario Incorporated (File: C09S10.009) WARD 10 to amend the Official Plan and Zoning By-Law:

to build 10,182 sq. ft. retail Commercial Space along with 56 parking space thereby converting this area to a Commercial Shopping area as opposed to a quiet estate Neighborhood.

Please find our respective signature below confirming our disagreement:

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PETITION

9976 The Gore Road

(SW Corner of the Gore Road and Castlemore Road)

Signature Name Address No.

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PETITION

9976 The Gore Road

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Proposal by Gagnon & Law Urban Planners Limited-1439468 Ontario Incorporated (File: C09E10.009) WARD 10 to amend the Official Plan andZoning By-Law to build 10,182 sq. ft. retail Commercial Space along with 56 parking space.

fa £^THE GORE/ CASTLEMORE COMMUNITY" These 38/ two + acre lots in our Gore/ Castlemore Community are part of a very quiet, spacious and prestige Residential community where many residents have been living for more than 35 years.

The residents today are made up of retirees, professionals and business owners. In addition, this small community is typical of the multi-cultural, multi religious Brampton; with immigrants from Europe, Asia, south America, the Caribbean and the Middle East.

"THE BENEFITS"

There is no office facility in the immediate neighborhood so the office use for lawyers or Doctors or Professionals that serve the community would be beneficial.

As there are 2 schools and a church in proximity to the "Proposed retail Commercial Complex", the services for these institutions patrons would be convenient.

With 3143 square feet of office space the City of Brampton will earn approximately $6286.00 in direct taxes per year and with 7039 square feet retail the City of Brampton will earn $28,156.00 a total of $34,442.00 as opposed to $10,000.00 that is currently earned today on the same plot of land a benefit $24,420.00.

The Owners of the plot would make an excellent investment earning millions of dollars over time, as opposed to living with the constant traffic noise from the 4 lanes [busy] Gore Road/ Castlemore intersection.

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'THE DISADVANTAGES"

1. Vehicle Traffic:

The City of Brampton planners must be congratulated for the excellent road works along the Gore and Castlemore to take on the additional volume of traffic today without delay.

The addition of the school and the temple to the neighborhood have definitely increased the volume of traffic in the neighborhood. When there is a function the cars are now parked along Fitzpatrick and also along Julian.

It is fortunate that the Temple was able to purchase the adjourning lot for their parking or else this would have been a nightmare. With the proposed 10,200 square feet of Commercial/ Retail complex and 56 parking spaces, we can expect 220 - 300 extra vehicles to use this corridor on a daily basis further increasing the volume of cars and shoppers alike.

The Gore/ Castlemore corner will grow as an extremely busy intersection even without this new Retail Plaza Combined! will make this a

dangerous intersection. In addition increase traffic would definitely create a higher level of noise; pollution, traffic accidents, parking problems and other factors relating to higher Traffic Volumes.

Depending upon the retail activity and because we have 2 schools next door we can expect many of the teenagers to use this as a "hang out". This can lead to other un unfavorable and unwanted activities like drug trafficking, drinking and smoking venues. Further Retail activities will entice children racing to get edibles and snacks thus increasing the changes of accidents at this busy intersection.

2. Tenants:

With the proposed, we can expect snow plough operators, lawn care and maintenance people parking service vehicles, and unused equipment in the parking facility. With the Retail space you can expect to see piles of broken boxes, cartons and cardboards and if fruits and vegetables, then rotten produce creating obnoxious smells and eyesore.

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3. Property Value:

A development of this type and use will reduce property value and detract people from purchasing homes in this neighborhood. Existing owners will not be encouraged to upgrade or re-model their present homes.

4. Buildings We cannot tell people how to invest their money but we know today that Brampton has in excess of 300,000 sq. ft. of vacant office space and 480,000 sq. ft. of Retails space already readily available. Just at the Jaipur Plaza at Ebanezer/ Gore there is 11,000 sq. ft. Retail and 3,800 sq. ft. office waiting to be rented.

5. Taxes:

What does this do to the tax base? I would expect that it this project gets approval, all the direct neighbors would be seeking tax reductions as a result of the reduced value of their homes, ranging from 30% for the houses most affected to 20% for the rest of the community. The city collects approximately $480,000 per year from this community. If the residents gain the reduction in taxes, then the City of Brampton will lose a net of $21,000 per year.

6. Density:

The plan calls for "MAXIMUM UTILIZATION" of the and the optimal land use. I do not think that this is what this neighborhood is designed for. I moved from 10 and Conversation, where I lived for the past 22 year in order to enjoy the wide open space with lots of mature trees, greenery, and parkland. I have spent a lot of money to further enhance my property which ultimately enhances the neighborhood. If maximum land utilization is allowed then the entire Gore/ Castlemore community will have the option to build 5 or 6 houses in each of our respective existing properties.

7. Precedent:

a. If this development is allowed, Khalsa trucking, the neighbor to the south will be delighted because there now exist the possibility for his property to be rezoned for commercial use where he could park all his Dump trucks and run his business "right from home".

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b. The red house at 9776 the Gore Across from the school could be an ideal mini plaza for "Cafe or fast food restaurants, as hundreds of students will look for a place to get a snack amongst other thins. Can you imagine all these hundreds of kids rushing across the street to "the Cafe"? would you like to take the responsibility for a child getting injured or killed because of a wrong decision?

c. With the Park coming across from Castlemore, No. 1 Julian would be the ideal site for a Submarine, Tim Horton's or the like. How would you be able to stop this? Once a precedent has been created, equality or opportunity must be maintained.

The result would be a deterioration of the entire "Julian neighborhood", tremendous loss of asset value, and migration of the wealthy to more favorable and desirable community possibly outside of Brampton. It would be like "opening the Pandora's box".

8. Closing:

Ladies and Gentlemen: The City Planners are trained professionals; combined with councilors and decision makers you are all responsible for what a city ultimately becomes and how it evolves over the years because of your individual decisions.

You should not allow anyone or any institution to get their own way; like the school board built a new school Ca^JOu^^- vk\ the Gore but before it was completed 24 Potables were built and jammed next to each other. This is what 3 residents have to look at all day.

What about the children using them having to rush to the main building for Bathroom in the freezing winter temperature. My 4 children went through this, with a lot of sickness and you the planners have to take responsibility. You did it against with Ambj»Sia CazwcI ipL*J2 flciAsJ^G^j-JL

Is this the experience you want your children to Treasure "6 hours" in a Portable. This is Canada Ladies & Gentlemen! One of the richest and most

prosperous countries in the world built and treasured by its people.

We are an example for many nations and you our city Planners have a responsibility to perpetuate good neighborhood and continue to create beautiful spaces - Not Portable in our Backyards.

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You must think of profits and progress, but you must not ignore the needs and desires of this community. Emilio Colautti of 5 Julian and Frank Tharakan of 9 Julian Drive spent the best part of last week discussing this plan with the neighbors and 36 residents of the 38 owners have signed a Petition to reject this proposal. The original will be placed on record.

I have personally visited many of the residents and the above items are a condensed [precis] version of our objections.

I implore all you decision makers to carefully consider the people who live in this community today, and refrain from allowing this development to proceed. More importantly, preserve this beautiful important piece of Brampton.

Thank you, Ken Singh and Jessie Singh

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Documents

FlOWef City Planning, Design and Development Committee Committee 2… · Contact: Allan Parsons, MCIP, RPP, Manager, Planning, Design and Development Department 905-874-2063