OFFICE CONSOLIDATION SECONDARY PLAN AREA 22 THE BRAMALEA SOUTH INDUSTRIAL SECONDARY PLAN November 2010
EXPLANATORY NOTES (Secondary Plan Area 22) General (pertaining to all secondary plan office consolidations) i. Secondary plan office consolidations are provided for convenience only, but have no Planning Act status. For official reference, recourse should be had to the original documents pertaining to each secondary plan. ii. iii. iv. As noted in the Official Plan (policy 5.4.10 in the current 1993 Official Plan) the documentation that constitutes a specific secondary plan may consist of a Chapter in Part II of the current Official Plan, or a retained Chapter in Part IV of the 1984 Official Plan, or an amendment to or chapter of the 1978 Consolidated Official Plan. Secondary plans form part of the Official Plan and are to be read in conjunction with all policies of the Official Plan, including interpretation and implementation provisions. Where there is conflict or inconsistency between a provision in the current Official Plan and a provision in a secondary plan (whether directly in the text or included by reference) the current Official Plan shall prevail. When such a conflict is identified, efforts shall be made to revise the plans to correct the conflict. v. Reference to any provision of an Official Plan or a secondary plan (whether directly in the text or included by reference) that is superseded by a more recently adopted equivalent provision shall be deemed to be a reference to the more recently adopted equivalent provision. vi. When provisions in a secondary plan refer to an apparently repealed provision in a repealed Official Plan (e.g. the 1984 Official Plan or the 1978 Consolidated Official Plan), the referenced provisions shall be considered to be an active and applicable part of the secondary plan, unless: (a) the referenced provision is in conflict with the current Official Plan; (b) the referenced provision is superseded by a more recently adopted equivalent provision; or, (c) it is evident that it was the intention of Council at the time of the repeal of the predecessor Official Plan that the referenced provision was not to be considered active and applicable for such secondary plan purposes in the future.
vii. The Council of the City of Brampton is responsible for interpreting any provision within the Official Plan and secondary plans. Specific (Secondary Plan 22, ) This office consolidation of the Bramalea South Industrial Secondary Plan consists of Chapter C23 of Section C of Part C and Plate Number 18 of the document known as the Consolidated Official Plan, as they apply to Secondary Plan Area Number 22. Chapter C23 and Plate Number 18 has been included. The following Official Plan amendment as approved by the Province have also been incorporated: 40 45A 118A 156A 166 189A OP93-74 OP93-116 OP93-157 OP2006-045 This office consolidation has been prepared without a review of the following original documents: OPA 23 OPA 80 OPA 97 OPA 101 OPA 103 OPA 120 OPA 229 OPA 263 OP93-167 This office consolidation is provided for convenience only. For official reference, resource should be had to the original documents noted above. November 2010
Chapter C23 of Section C of Part C and Plate 18 of the document known as the Consolidated Official Plan
- 1 - CHAPTER C23 1.0 PURPOSE AND LOCATION OPA 45A The purpose of this chapter is to designate an area of approximately 400 hectares, including part of Lot 1, and all of Lots 2, 3, 4, 5, Concession 6, East of Hurontario Street in the geographic Township of Chinguacousy, for industrial and related uses, and to establish policies for the orderly development of this area. The subject lands are bounded on the north by Highway Number 7, on the east by Airport Road, on the west by Torbram Road and on the south by Steeles Avenue. The area thus circumscribed completes the development of the area between Steeles Avenue and Highway Number 7. 2.0 POLICY It is intended that the defined industrial area will function as a unit providing a range of sites for both intensive, extensive and showcase industries and for limited service commercial and automotive uses as designated on Plate 17 & 18. The supporting road pattern is as follows: OPA 45A OPA 189A 1. Encompassing the industrial area is Highway Number 7 to the north, Airport Road on the east, Torbram Road on the west and Steeles Avenue on the south. These roads form an integral part of the main road structure for the Bramalea area and, to protect their function as key traffic arteries, all are intended to be controlled access routes. 2. The primary internal road pattern consists of three north south roads, namely roads N1, N2, and N3, and three east-west roads, namely Clark Boulevard (as extended) and the E1 and E2 roads. Clark Boulevard is envisaged as a controlled access by virtue of its link with Bramalea development to the west including the City Centre. To protect this function, one-foot reserves shall be dedicated to the former Township on lands adjacent to Clark Boulevard and the former Township shall receive the right to designate specific access points to the blocks set out.
- 2 - Additional internal roadways including cul-de-sacs and crescents may be developed and dedicated to the former Township to facilitate the development of industrial lands providing they do not impede the safe and efficient functioning of the internal road system as defined subject to the controls set out in Section 3 for the external road pattern. In this instance, a further Official Plan Amendment is not required. OPA 45A Development Principles (a) Development Principles - Generalized Several classes of industrial areas may be established within the area subject to this chapter, based upon, the requirements of industry for road and rail access, the inter-relationship of different industrial firms, the need to minimize potential conflicts between classes of land uses, and different the demands for regional and municipal services. Industrial uses will be subject to development standards to ensure that adjoining use areas and use areas in close proximity to the industrial use area will not suffer. To this end, adequate setbacks, planting strips and screening will be required. The development of this industrial and commercial use area will proceed only when the City is satisfied that such development will not preclude the economic and satisfactory development of other lands located within the planning area. It shall be the policy of the City to protect existing trees and woods within the area subject to this chapter, wherever feasible. Taking into consideration that there are existing residential dwellings located west of Torbram Road, it shall be the policy of the City to require adequate measures such as reservation of lands for buffering, landscaping, berming and screening, to minimize potential conflicts between non-compatible uses.
- 3 - In order to minimize the possibility of downstream flooding or erosion, on-site storm water management techniques shall be required to be implemented at the time of the development of lands as a condition of approval of a plan of subdivision. Such on-site storm water management techniques shall be subject to the approval of the Metropolitan Toronto and Region Conservation Authority and the City. A storm water drainage system will be designed for all the lands covered by this chapter, incorporating storm water management techniques acceptable to the Metropolitan Toronto and Region Conservation Authority and the Ministry of the Environment. The overall storm water management plan will be approved by the City and any authorities having jurisdiction in this matter before substantial development proceeds. Until the study is completed some limited development may be permitted on the basis of on-site water management techniques acceptable to the City and the Metropolitan Toronto and Region Conservation Authority. (b) Development Principles - Industrial Use Area Development of this industrial area will proceed on the basis of registered plans of subdivision in accordance with a design acceptable to the City and recognizing the intended use of the lands. Development will proceed only when the City is satisfied that all necessary services and utilities (water, sanitary sewer, storm sewer, street lighting, traffic control, roads, sidewalks and electric energy facilities) are adequate and that the appropriate steps have been taken to provide the facilities deemed necessary. The development of lands within this area shall not pre-empt the capacity of existing and future service facilities (i.e. road, sanitary and storm water, water supply) which would thereby impede the development and/or re-development of adjacent lands. To ensure the long term usefulness of arterial roads such as Steeles Avenue, Highway Number 7, Airport Road, Torbram Road and Clark Boulevard, it will be the policy of the City to encourage, wherever practical and feasible, restricted access to major arterial roads, and vehicular access oriented towards interior roads. To this end, onefoot reserves and special zoning restrictions will be employed to minimize access onto arterial and collector roads. Appropriate road
- 4 - widenings, as required by the concerned authority at the time of the development of lands within the area subject to this chapter. OPA 189A The development of the lands subject to this chapter will be primarily on the basis of the road pattern as described above and shown on Schedule C, which recognizes the constraints on development and which gives due considerations to the functional classification of the existing and proposed roads, right-of-way widths of hard surfaces (at the time of development and in the future), and for the location of necessary utilities. It is intended that the industrial use area will be composed of a class of industrial uses embracing a range of intensive, extensive and showcase industries. OPA 189A OP93-116 The Industrial Use Area identified on Plate 18 as A7 shall permit show case industries or office development, with limited commercial uses which are ancillary to office development, but not both. Direct access to Steeles Avenue or Torbram Road shall not be permitted and access shall be by a new internal road. Provision shall be made for adequate parking, loading, landscaping, yard widths, and depths to ensure an attractive and functional development. Rail access would be available for the lands as shown on Schedule A and provisions may be made for the extension of this rail access to lands within the area which may require it from the spur line locations as shown. The actual location of rail facilities or easements for their provision shall be determined at the time of development. Outside storage areas may be permitted within the lands subject to detailed design considerations. The development must be of high quality. The following criteria will be used to evaluate the design of the development: a) the provisions of an adequate amount of parking to satisfy the expected requirements of employees and visitors. b) the provision of an adequate setbacks to ensure the continued general amenity of the area. c) the provision of appropriate servicing, grading and other plans, as may be required by the City prior to the undertaking of
- 5 - development. The design of the development will introduce a degree of flexibility regarding industrial site layout, and the size of industrial parcels. This aspect of flexibility will permit the use of cul-de-sac and loop streets in the overall road pattern. Only those industries with little or no air pollution of noise pollution will be permitted to locate adjacent to or in close proximity to Residential and Open Space. In consideration of the potential impact of aircraft noise on the lands within the subject area, it shall be the policy of the City to ensure that the construction of any building shall be in accordance with a set of minimum standards acceptable to both the City and the Ministry of the Environment. Special Policy Area 1 OPA 93-74 Special Policy Area 1 applies to those lands designated INDUSTRIAL within Area A5 on Plate 18 which are situated at the south-east corner of Clark Boulevard and Summerlea Road, and more particularly described as part of Block P of Plan 977. Notwithstanding the INDUSTRIAL designation of these lands, commercial uses are permitted, but shall not exist concurrently on any one lot with INDUSTRIAL uses. OPA 93-157 Special Policy Area 2 The lands situated at the south-west corner of Airport Road and Coventry Drive, more specifically described as part of Block E, Registered Plan 977, shall permit a motel containing a dining room restaurant and an office to develop on the subject lands, or, industrial purposes in accordance with Section 2.0(b), but not both. Special Policy Area 3 In addition to industrial uses, the lands located at 10 Bramwin Court, more specifically described as part of Block 1, parts 3 and 4, Plan 43M-643, shall permit a cemetery, a crematorium and a funeral visitation centre. The interment of human remains on the property is prohibited.
- 6 - c) Development Principles - Commercial Use Area The Commercial Use Area designation shown as C1, C2, C3 and C4 on Schedule C shall permit the buying and selling of goods and services, and offices. Development of the Commercial Use Area will proceed only when the City is satisfied that all necessary services and utilities (water, sanitary sewer, storm sewer, street lighting, traffic control, road, sidewalks and electric energy facilities) are adequate of that the appropriate steps have been taken to provide the necessary facilities. The City will ensure that adequate off-street parking and loading facilities are provided and that design of the facilities will be in accordance with desirable traffic engineering standards. Further, the City will ensure that the design and location of the facilities will reduce the adverse influence of noise, glare and traffic hazards upon adjacent uses and on the site. The quantity of off-street parking and loading facilities required will be based upon the intended uses and the size of the proposed uses of the land. The City will ensure that appropriate measures will be taken to regulate the location, size and types of signs. The type and number of uses that may be erected will be restricted to those that are deemed acceptable within the constraints of the policies, as described in this chapter. Notwithstanding the generally of the above, the City will permit the erection and operation of retail and service establishment designed in the form of a plaza and intended to provide a service to the principal use, being industry. The ultimate location of this commercial use areas shall be approved in accordance with the Site Plan Approval process of the City. The City will implement the appropriate regulations and co-operate with the appropriate authorities to ensure that development on the subject lands will be designed to effect as little interruption as possible to traffic flow on existing or future roads. d) Development Principles - Open Space The development of Open Space shall be based on the maintenance of the land for the preservation and conservation of the natural landscape and/or environment.
- 7 - No buildings and/or structures, or placement or removal of fill of any kind, whether originating on the site or elsewhere, shall be permitted on these areas except where such buildings, structures or fill are intended for flood or erosion control purposes and are approved by the City and the conservation authority having jurisdiction over the area. Improvements to the watercourse for purposes of flood or erosion control shall not include channelization unless approved by both the City and the conservation authority. Building setbacks will be imposed from the margin of Open Space, so as to have regard to the extent and the severity of any existing and potential hazards inherent in the Open Space. Such minor adjustments to the boundary of the Open Space area may be considered at the time of development, and such adjustments will not require further amendment to the plan, provided that the general intent and purpose of the Official Plan is maintained. OPA 45A OPA 206 OPA 40 OPA 118A (i) (ii) (iii) (iv) Open space will be zoned as a separate classification in the restricted area by-law. (DELETED) (DELETED) Block C2 is designated as a service commercial area located centrally to serve surrounding industrial development. Access to Block C2 from Clark Boulevard shall be controlled by means of a onefoot reserve dedicated to the former Township. Block C3 shall be used for restaurants, cinemas and banks. OPA 156A (v) Block C4, located at the north-east corner of the intersection of Torbram Road and the easterly extension of the East Drive (Road N3) is designated for the northerly portion as Service Commercial to serve the future industries and its employees, and for the southerly half as Highway Commercial to include motor vehicle servicing facilities and a convenience establishment. Access to Block C4 shall be by means of the internal (Road N3). Additional access on Torbram Road may be permitted subject to the
- 8-3.0 INTERPRETATION City approval. The balance of the frontage on Torbram Road shall be controlled by means of a one foot reserve to be conveyed to the City. Any development of the lands described in Plate 17 and 18 attached shall adhere to the applicable criteria of the Land Use Compatibility Table as it applies to construction on lands affected by aircraft noise. Extant municipal policies relating to the Bramalea area are still extant except specific new proposals are advance herein The terms, boundaries, uses, lines, figures, and policies set out herein are not to be rigidly interpreted. The principle of flexibility is to apply. Where minor variations and modifications occur, they are deemed to be in accordance with the Chapter. Major variations and modifications will require a further amendment. A minor variation or modification is one which fulfils the basic intent and the general principles set out. A major variation is one which varies those so as to fundamentally change the intent and general principles. 4.0 IMPLEMENTATION This chapter is to be implemented by: OPA 40 (i) (ii) (iii) approval of plans of subdivision in conformity with this chapter, subdivision or development agreements between the developer(s) and the former Township and the City, and subsequent zoning in accordance with the principles and policies set out herein, or developed in accordance with (i) above.