TP4 - Employment Areas (Draft)

CITY OF BRAMPTON
COMPREHENSIVE ZONING BY-LAW REVIEW
Technical Paper #4
Employment Areas
DRAFT | MAY 2018

City of Brampton Comprehensive Zoning By-law Review
Technical Paper #4: Employment Lands
Table of Contents
Table of Contents
1 Introduction ......................................................................................................................................... 1
1.1 Background ................................................................................................................................... 1
1.2 Purpose of this Technical Paper ................................................................................................... 1
1.3 Overview of this Technical Paper.................................................................................................. 1
2 Context ................................................................................................................................................. 3
2.1 City of Brampton Official Plan ....................................................................................................... 3
2.1.1 Employment Areas ................................................................................................................ 3
2.1.2 Business Corridor .................................................................................................................. 3
2.1.3 Industrial ................................................................................................................................ 4
2.1.4 Office ..................................................................................................................................... 5
2.2 City of Brampton Zoning By-law 270-2004 ................................................................................... 6
2.3 City of Brampton Office Strategy................................................................................................... 7
3 Analysis................................................................................................................................................ 9
3.1 Assumptions/Methodology ............................................................................................................ 9
3.2 Zone Conformity ............................................................................................................................ 9
3.2.1 Business Corridor .................................................................................................................. 9
3.2.2 Industrial .............................................................................................................................. 10
3.2.3 Office ................................................................................................................................... 11
3.3 Permitted Use Conformity Analysis............................................................................................. 11
3.3.1 Business Corridor Designation ............................................................................................ 11
3.3.2 Industrial Designation .......................................................................................................... 12
3.3.3 Office Designation ............................................................................................................... 12
3.4 Review of Permitted Uses ........................................................................................................... 13
3.5 Review of Zone Standards .......................................................................................................... 14
3.5.1 Town of Oakville Zoning By-law 2014-014 ......................................................................... 14
3.5.2 City of Mississauga Zoning By-law 0225-2207 ................................................................... 15
3.5.3 Town of Newmarket Zoning by-law 2010-40 ...................................................................... 16
3.5.4 Analysis ............................................................................................................................... 17
3.6 Review of Minimum Separation Distances for Waste-Related Uses .......................................... 17
3.6.1 City of Brampton Context .................................................................................................... 17
3.6.2 Comparison Municipalities .................................................................................................. 19
3.6.3 Analysis ............................................................................................................................... 19
4 Conclusions and Recommendations .............................................................................................. 21
4.1 Official Plan Conformity ............................................................................................................... 21
Draft | May 2018 | Prepared by WSP for the City of Brampton Page ii
List of Tables
4.2 Review of Permitted Uses and Zone Standards ......................................................................... 22
List of Tables
Table 1 – Existing Zoning in the Business Corridor Areas ........................................................................... 9
Table 2 – Existing Zoning in Industrial Areas.............................................................................................. 10
Table 3 – Existing Zoning in Office Areas ................................................................................................... 11
Table 4 – Comparison of Brampton M1 Zone to Oakville E2 Zone ............................................................ 14
Table 5 – Comparison of Brampton M3 Zone to Mississauga E3 Zone ..................................................... 15
Table 6 – Comparison of Brampton OC Zone to Newmarket CO-1 Zone .................................................. 16
Table 7: Zoning By-law 270-2004 Minimum Separation Distances ............................................................ 18
Appendices
Appendix A: City of Brampton Official Plan Schedule A
Appendix B: Illustration of Zoning in the Employment Areas
Appendix C: Analysis of Permitted Use Conformity
Draft | May 2018 | Prepared by WSP for the City of Brampton Page iii
1 Introduction
provisions currently being implemented through

1 Introduction Zoning By-law 270-2004 therefore may not
conform to or be consistent with the current
There is a critical need to ensure that an
Official Plan (2006). As Zoning By-laws are the
appropriate supply of employment land remains
primary regulatory tool in implementing the land
available, to accommodate future job growth in a
use vision of the Official Plan, conformity and
flexible manner. This is a key Provincial,
consistency must be achieved between the
Regional and local planning interest. The
Official Plan and the Zoning By-law, as required
Brampton Official Plan (2006) Employment Area
under the Planning Act.
designation functions as part of the
comprehensive municipal land use policy 1.2 Purpose of this Technical
framework, and its implementation is intended to
achieve this objective. Paper
Accordingly, the purpose of the Employment The purpose of this Technical Paper is to:
Areas designation and policies is to provide
direction to the land use decision-making Review municipal policy regarding
process and to protect lands designated for permitted uses and other development
employment related uses. Achieving conformity policies within employment lands;
between the Brampton Official Plan (2006) land Review permitted use conformity
use designations and the new zoning by-law is a between the Official Plan and Zoning
core activity of the Comprehensive Zoning By- By-law 270-2004, to identify uses that
law Review and the focus of this Technical are not being addressed by the zoning
Paper. Where lands intended for employment By-law but are permitted by the Official
are zoned for other uses, there is a risk that Plan;
development will occur in a manner that
compromises the intent of the employment lands To identify any uses that are permitted
designation and reduces the supply of available by zoning but not permitted by the
employment land in the City. Official Plan, and to compare Official
Plan expectations regarding built form
1.1 Background compared with the applicable zones;
The Brampton Zoning Issues and Analysis Identify alternative approaches based
Report (Draft October 2017) outlined potential on a review of other municipal zoning
inconsistencies with regards to conformity by-laws; and
between the Official Plan and Zoning By-law Draw conclusions and identify
270-2004. Specifically, it was noted that the recommendations to address any issues
following tasks were required to address these identified through this analysis in
concerns: developing and implementing the new
An analysis of land use conformity Zoning By-law.
within the employment lands
designation; and
1.3 Overview of this Technical
Paper
A detailed review of permitted uses in
the applicable zones is required to This Paper is outlined as follows:
ensure conformity.
Section 2 outlines the policies regarding
Further to the above, a previous consolidation of employment areas in the City, and
the current Zoning By-law (2004) was passed identifies the employment-related zones
prior to the adoption of a new Official Plan in in the current Zoning By-law.
2006. Some of the land use permissions and
Draft | May 2018 | Prepared by WSP for the City of Brampton Page 1
1 Introduction
Section 3 analyzes employment

designations and identifies how these
lands are zoned, and how the zoning
relates to the policies for these
employment areas. Section 3 also
includes a discussion of other municipal
zoning by-laws to identify whether the
Brampton Zoning By-law’s treatment of
employment uses (permitted uses and
built form) is contemporary.
Section 4 identifies conclusions, options

and recommendations to address the
issues identified.
2 Context
The Official Plan also contains policy to guide

2 Context the long-term development of the Employment
Lands. This land use structure designation is
This section identifies policy established through
intended to retain, enhance, and protect the
the Official Plan (2006) for the Employment
supply of employment areas for employment
Land designations, as well a review of
opportunities, increase the non-residential
associated zones through Zoning By-law 270-
assessment base, and designate high quality
2004.
employment areas close to major transportation
and transit facilities to support complete
2.1 City of Brampton Official Plan
communities and the compatibility of land uses.
This land use pattern is intended to ensure that
The City of Brampton Official Plan establishes a
industries and sensitive land uses are
comprehensive City-wide land use framework
appropriately designed and separated. Specific
(Appendix A). The City has designated various
policies for each Employment area land use
Employment Areas which are subject to policies
designation area established through Sections
that guide future land use and development in
4.4.1, 4.4.2, and 4.4.3 of the Official Plan and
these areas.
are further reviewed in the following sections.
2.1.1 Employment Areas
2.1.2 Business Corridor
The Employment designation is addressed in
The Business Corridor (Section 4.4.1 of the
Section 4 of the Official Plan. Schedule A of the
Official Plan) land use designation generally
Official Plan identifies the Employment Areas of
applies to certain sections of major roads that
the City, which consist of the following
have been linearly developed for commercial
designations:
and employment land uses. The Business
1. Business Corridor Corridor designation permits a range of
employment, limited commercial, institutional
2. Industrial and other uses, including the following:
3. Office Office uses (up to 0.5 FSI, amongst
other criteria)
Schedule A is included as Appendix A of this
Paper for reference. The general intent and Major office (subject to locational criteria
purpose of the Employment land use and designation in the Secondary Plan)
designation is described as an important
economic resource for the City, and further Retail uses (generally up to 1,000
detailed as follows: square metres)
‘Industrial, and related employment uses Restaurant uses (restricted number,

represent the primary activities within such as one per industrial mall)
Brampton’s economy and that are
Hotels (in proximity of a 400 Series
anticipated to continue during the period
Highway intersection) and motels
of this Official Plan. The objectives and
(subject to sub-designations per the
policies contained in this section provide
Secondary Plans)
direction for the protection of the City’s
designated industrial land supply to Entertainment uses (subject to the
facilitate the development of the non- secondary plan and Section 4.3.2.4 of
retail service sector in accordance with the Official Plan)
the Business Corridor and Industrial
designations and other relevant policies Places of worship (subject to criteria,
of this Plan’ (p.4.4-1). including different criteria for places of
2 Context
worship less than and greater than Manufacturing

5,000 square metres)
Processing
Notwithstanding the permissions above, the
Official Plan recognizes non-employment uses Repair and service
that legally existed as of the date of approval of Warehousing and distribution
the Plan as being permitted. Retail uses in
excess of 1,000 square metres would only be Limited office uses (criteria apply)
permitted in accordance with a municipal
Restaurant (up to one per industrial mall
comprehensive Official Plan review. Further,
and GFA restrictions)
there are policies to guide proposals to expand
existing GFA of non-employment uses by more Places of worship (generally up to 3,000
than 15%. square metres and other criteria apply)
Additional policies are also provided to Limited retail (serving businesses in
accommodate ancillary uses that do not industrial malls and other criteria), open
compromise the intent of the employment lands. space, public and institutional uses
For example, specifically prohibited uses within
the Business Corridor designation include: It is intended that the industrial and other uses
will generally be as outlined in the Secondary
Auto-body paint and repair Plan, to achieve the various criteria attached to
the uses noted above.
Automobile repair
The Official Plan requires the City to adopt
Commercial self-storage warehouses
Secondary Plans for both existing and
Retail and industrial uses that involve undeveloped areas designated Industrial to
outdoor storage and outdoor display of guide development and encourage integration of
merchandise new economic activity. Accordingly, Secondary
Plans may establish more detailed business,
Supportive housing is a permitted residential use commercial, or industrial designations and
in the Business Corridor designation, but is encourage the development of industrial areas
subject to specific conditions as detailed in the of sufficient size to realize long-term economies
Official Plan. of scale in the provision of transportation
facilities, public transit, physical services and
2.1.3 Industrial
utilities. Specifically, sub-designations that
permit prestige industrial and/or commercial
The Industrial designation (Section 4.4.2 of the
uses will generally indicate areas that align with
Official Plan) permits light to heavy industrial
the following policies under Section 4.4.2.11 of
uses such as manufacturing, processing, repair
the Official Plan:
and service, warehousing and distribution.
Corporate head offices and high performance That accommodate significant office,
industrial uses such as research and retail and service uses;
development facilities are also permitted within
the Industrial designation. Non-industrial uses That generally accommodate prestige
are strictly controlled, and will principally include industrial uses;
ancillary uses that do not negatively impact the
That will be subject to site and building
viability of employment lands or employment
design standards intended to maintain
operations. It is intended that the Secondary
attractive high quality appearances;
Plans will provide sub-designations within the
Industrial areas. Permitted uses within the Where outdoor storage will not be
Industrial designation include the following: permitted unless it is a limited display
2 Context
area for visually pleasing finished Hotels

products;
Motels
Where relatively direct access or a high
degree of visibility is an integral Convention centres
requirement of most of the dominant Accessory and personal service retailing
uses; and
Food and beverage establishments
Where natural features and/or buffers
can be provided to screen the Compatible recreation
designation from other areas containing
Public and institutional
uses such as heavy industry,
transportation terminals, recycling Convenience retail
plants, and industry with outside
storage. Business support activities
With regards to the location of industrial lands, Limited multiple residential uses may be
the Official Plan states that appropriate land use permitted subject to compatibility with
opportunities of sufficient size will be provided to adjacent land uses
ensure adequate supply, range and choice,
Policy 4.4.3.5 of the Official Plan permits the
including location and servicing requirements.
development of limited residential uses in
Consideration will also be given to locating the
combination with commercial uses, or live-work
development of industrial lands that are
opportunities, within the Office designations to
accessible to existing and proposed
the extent designated in the Secondary Plans.
transportation facilities, public transit, and major
Site planning and building design will focus on
goods movement facilities, including rail, airport,
street related retail and other grade level uses to
and roads. Section 4.4.2.20 provides policies
create strong pedestrian activity zones and
regarding the design of industrial developments.
active city streetscapes. Further specific design
2.1.4 Office standards for office designated lands are
established through Policy 4.4.3.9 of the Official
The Office land use designation and associated Plan, and include design principles such as
policies are established in Section 4.4.3 of the appropriate massing and transition, accessibility,
Official Plan. The intent of the Office designation safety, aesthetics, landscaping, parking, and the
is to provide a range of employment protection of natural heritage features and
opportunities that provide alternative functions functions.
from small professional offices to large scale The Office areas are further classified into four
headquarters. The Official Plan notes that some areas that are subject to the policies of Sections
Office areas may have lower order commercial 4.4.4 – 4.4.7:
or employment uses. These areas are identified
as having potential to transition into higher The Mississauga Road Corridor (Bram
concentrations of office use and should be West) (Section 4.4.4) is planned to be
protected for this purpose where appropriate. developed as a major office area and is
intended for more prestige uses, hotels,
Permitted uses within the Office designation are and limited accessory commercial
intended to be outlined in the Secondary Plans, services.
and include the following:
The Bramalea South Gateway (Section
Major office 4.4.5) is intended as a concentration of
Business, professional or administrative office uses, but currently consists of a
offices wider range of employment uses.
2 Context
South Fletcher’s Courthouse Area goods, foods, and materials. A motor vehicle
(Section 4.4.6) is intended as a mixed repair shop is permitted, but this does not
use office centre and certain uses are include a motor vehicle body shop as a
prohibited, such as service stations, principal or accessory use. A printing
residential uses and motor vehicle establishment, warehouse, and parking lot
services. are also permitted. Non-industrial uses
include radio or television broadcasting and
The Bram East Office Centre Secondary transmission, furniture and appliance store,
Plan (Section 4.4.7) is planned to be an recreational facility, or a community club,
area for office employment uses. The animal hospital, and place of worship.
Secondary Plan will permit higher order Permitted accessory uses include
office and service uses, and additional associated educational, office, or a retail
employment uses compatible with the outlet operated in connection with a
surrounding residential neighbourhood. particular permitted use, but with conditions.
The City will be initiating a study to Outside storage is not permitted.
further inform the specific Secondary
Plan policies that will guide future 2. Industrial One A – M1A Zone: The M1A
development of the area. Zone permits similar uses to the M1 zone,
except that motor vehicle repair uses are not
2.2 City of Brampton Zoning By- permitted. The zone is also differentiated by
law 270-2004 the lot and building standards (e.g., smaller
minimum front yard).
The City of Brampton Zoning By-law 270-2004
establishes eight industrial land uses throughout 3. Industrial Two – M2 Zone: The M2 Zone
the City that contemplate a range of industrial, permits industrial, non-industrial, and
non-industrial, and accessory employment uses. accessory uses. Industrial uses include, but
There are eight industrial zones as follows: are not limited to, manufacturing, cleaning,
packaging, processing, repairing, or
1. Industrial One – M1
assembly of goods, foods, or materials, as
2. Industrial One A – M1A
well as a printing establishment and
3. Industrial Two – M2
warehouse. A motor vehicle repair shop and
4. Industrial Three – M3
motor vehicle body shop are also permitted
5. Industrial Three A – M3A
uses. Non-obnoxious industrial uses, freight
6. Industrial Four – M4
classification yard, non-hazardous solid
7. Industrial Four A – M4A
waste uses, hazardous solid waste uses,
8. Industrial Business – MBU
and thermal degradation are permitted. Non-
Section 30.0 of the Zoning By-law contains the industrial permitted uses are similar to those
general provisions for industrial zones, in the M1 and M1A zone, but also include a
identifying requirements for accessory buildings, building supplies sales establishment.
loading spaces, parking spaces, and fences in Accessory uses include associated
these zones. General provisions for commercial educational use, associated office, retail
uses, restaurant uses, waste transfer and outlet, and thermal degradation from waste.
processing stations, outdoor storage, automobile Outside storage is permitted subject to
impound facilities, and places of worship are provisions.
also established. The eight industrial zones are
described as follows: 4. Industrial Three – M3 Zone: The M3 Zone
permits a range of industrial, non-industrial,
1. Industrial One – M1 Zone: The M1 Zone and accessory uses. This includes, but is
permits a mix of industrial uses such as not limited to, the manufacturing, cleaning,
manufacturing, cleaning, packaging, packaging, processing, and repairing of
processing, repairing, and assembly of
2 Context
goods and materials, industrial uses 8. Industrial Business – MBU: The MBU
involving the storage of goods and materials Zone permits a range of service, retail,
in the open, and a printing establishment. A hospitality, and recreation uses that include
motor vehicle repair shop and a motor the following:
vehicle body shop are not permitted as a  Office (subject to a maximum FSI of 0.5)
principal or accessory use. Additional  Bank, trust company, or financial
permitted industrial uses include a institution
warehouse, and non-hazardous solid waste,  Retail establishment
hazardous waste processing, and thermal  Personal service shop
degradation. Non-industrial uses include  Dry cleaning and laundry establishment
radio or television broadcasting  Dining room restaurant, convenience
transmission, recreational facility or restaurant, take-out restaurant
structure, community club, animal hospital,  Convenience store
and place of worship. Accessory uses
 Community club
include educational, associated offices, retail
 Recreational facility or structure
outlets with conditions, and thermal
 Hotel or motel
degradation with conditions. Outside storage
is permitted subject to provisions.  Banquet hall
 Animal hospital
5. Industrial Three A – M3A: The M3A Zone  Place of worship (with conditions)
permits similar uses to the M3 zone, but is It is considered good principle to review, and
differentiated by a different set of lot and where appropriate update, the naming
building standards. convention used to identify specific zones
through a zoning by-law review. This
6. Industrial Four – M4: The M4 Zone permits contributes to ensuring consistency between
industrial, non-industrial, and accessory an official plan and zoning by-law, and
uses. Industrial uses include the provides clarity on the intent of the zone
manufacturing, cleaning, packaging, itself. The uses permitted in the MBU Zone
processing, repairing, or assembly of goods are mostly limited to a range of other zones
foods or materials within an enclosed that are relevant to the Employment
building. A printing establishment and designation, since the Official Plan
warehouse are also permitted, but a motor contemplates a range of ancillary and limited
vehicle repair shop, or motor vehicle body commercial uses, office uses and mixed
shop are not permitted as a principal or uses as summarized in the previous
accessory use. Non-industrial permitted subsection. Through the Zoning By-law
uses include a radio television broadcasting Review, there may be an opportunity to
and transmission establishment, recreational further evaluate the naming convention used
facility or structure, community club, animal to identify the MBU Zone, and how it
hospital, and place of worship, with implements those uses identified in the
conditions. Educational uses, associated Official Plan as ancillary to the Employment
offices, and retail outlets with conditions, are designation.
permitted accessory uses. Outside storage
is not permitted. 2.3 City of Brampton Office
7. Industrial Four A – M4A: The M4A Zone
Strategy
permits similar uses to the M4 zone, but
The City of Brampton undertook an Office
establishes a different set of lot and building
Strategy in 2016, providing strategic policy
standards.
direction to support development of office uses
in the City. The Strategy focuses on major office
uses (over 2,000 square metres), where the City
2 Context
competes with other municipalities in the

Region. The Report notes that smaller office
uses principally cater to more local populations.
A summary of various market trends in the
Office sector, including broader locational trends
and information regarding office space
development in Brampton is also provided.
The Report also includes a review of existing

zoning. Generally, it is noted that the zoning
currently reflects more suburban office formats,
but there will be a trend towards taller, more
intense forms of development in areas with
higher order transit. The report concludes that
the zoning is in conformity with the Secondary
Plans, and it expects that zoning will shift
towards permitting taller buildings at higher
densities in the Fletcher’s Creek South Area.
Additionally, the zoning should be reconsidered
in the Bramalea Road South Gateway Area if
the area is to become a major office destination.
It is suggested that pre-zoning could be
considered to improve shovel-ready access to
office lands. Further, it is noted that an update to
the Bram East Secondary Plan is required and
zoning should be subsequently updated. City
staff have noted this will be initiated by the City
in the future.
3 Analysis
Appendix B illustrates the current zoning

3 Analysis (shown in solid colours) and the Business
Corridor, Industrial and Office designations
The purpose of this section is to analyze the
(shown in hatching overlay). The following is
relationship between current zoning and the
noted:
Official Plan’s policies for the employment areas
of the City, to inform any conformity issues. This For the most part, industrial zoning in
includes an analysis of GIS data to compare the City is contained within the
zoning categories with the Official Plan; a Employment designations. There is one
comparison of uses permitted in zoning with major exception, which is the industrial
uses permitted by the Official Plan; and a review zoning around Queen Street West, east
of other municipal zoning by-laws. of Downtown Brampton. This
inconsistency is subject to a separate
3.1 Assumptions/Methodology City study which is being initiated. The
other notable exception is an industrial
The analyses contained within Section 3 is site south of Bovaird Dr. W., west of
based on Geographic Information Systems Mississauga Road.
(GIS) data provided by the City. For clarity, it is
understood that all lands in the City of Brampton There are instances of Residential
are zoned (except for the Development Permit zoned properties in some of the
System Area), since the zone boundaries follow Employment designations (detailed in
the road centerlines, in accordance with Section the following subsections). As discussed
4.2 of the By-law. However, in the data, some later, the concept of mixed uses is
parcels (identified by unique PIN numbers in the permitted in some circumstances, but
data) are associated with “blank” and “null” this zoning relates to established single
values in the zone field. This typically refers to detached dwellings. The notable
parcels (PINs) that are roads, and thus zoning examples include residential zoning
information is not identified. For the purposes of west of Humberwest Pkwy., north of
ensuring clarity, any lands subject to the above Queen St. E.; and residential (hamlet)
are denoted throughout this section as zoning south of Mayfield Road, along
“Irregularity.” Airport Road; and there is recently
developed residential uses with
3.2 Zone Conformity residential zoning just north of Steeles
Ave. W., along Mississauga Rd.
This subsection reviews general land use
conformity between Zoning By-law 270-2004 3.2.1 Business Corridor
and the Official Plan Employment designations.
The objective of this analysis is to identify which Table 1 identifies the area of land in each zone
zones are located within the Business Corridor, that is located within the Business Corridor
Industrial, and Office designations. The intent is Official Plan designation. A total of about 847 ha
to determine to what extent the Zoning By-law of land within the City of Brampton is designated
270-2004 is implementing the land use Business Corridor.
designations and associated permitted uses and Table 1 – Existing Zoning in the Business
policies of the Official Plan. The analysis is Corridor Areas
structured per the three employment land use
designations: Business Corridor, Industrial, and Zone Area (ha)
Office. Within each subsection, the zones are Industrial Two - M2 170.36
identified as well as the corresponding land area Service Commercial - SC 112.49
in hectares. Industrial One - M1 109.39
Industrial Four - M4 76.34
Agricultural - A 37.45
3 Analysis
Zone Area (ha) but there likely is not a complete parcel of land
Highway Commercial One - HC1 29.71 zoned R2E in the designation.
Commercial Three - C3 28.86
Industrial One A - M1A 14.89 3.2.2 Industrial
Commercial Two - C2 13.99
Residential Hamlet One - RHm1 12.38 Table 2 shows the area of land in each zone that
Industrial Four A - M4A 8.80 is identified within the Industrial designation. A
Commercial Agriculture - CA 8.40 total of about 3,780 ha of land is designated
Office Commercial - OC 8.27 Industrial.
Industrial Business- MBU 7.44
Industrial Three A - M3A 7.26 Table 2 – Existing Zoning in Industrial Areas
Highway Commercial Two - HC2 6.01
Zone Area
Residential Rural Estate Holding 5.66
(ha)
- REH
Floodplain - F 4.99
Industrial Two - M2 597.34
Institutional One - I1 4.68
Industrial One - M1 493.78
Recreational Commercial - RC 4.35
Industrial Four - M4 474.16
Residential Rural Estate Two - 3.55
Industrial Three A - M3A 379.45
RE2
Industrial Three- M3 193.97
Residential Single Detached E- 2.76
Industrial One A - M1A 134.51
R1E
Industrial Four A - M4A 78.37
Institutional Two - I2 2.61
Service Commercial - SC 46.25
Residential Townhouse E - R3E 2.55
Floodplain - F 36.6
Industrial Three - M3 2.21
Institutional One - I1 18.40
Residential Single Detached F - 1.98
R1F Office Commercial - OC 14.28
Open Space - OS 1.36 Residential Rural Estate Two - 13.18
RE2
Commercial One - C1 1.33
Institutional Two - I2 12.32
Residential Semi-detached D - 1.01
R2D Commercial Three - C3 8.64
Residential Townhouse A - R3A 0.91 Highway Commercial One - HC1 8.31
Residential Semi-detached E - 0.47 Open Space - OS 7.50
R2E Industrial Business - MBU 6.99
TOTAL 692.5 Highway Commercial Two - HC2 6.84
Irregularity 154.4 Commercial Two - C2 4.14
Residential Semi-Detached 0.16
There is a wide variety of zones applied within Two(A) - R2A
the Business Corridor Area, which generally Residential Single Detached B(1) - 0.08
reflects the broad permitted use policies of the R1B(1)
Official Plan. The majority of lands are zoned Commercial One - C1 0.07
Industrial, which is expected in this designation. TOTAL 3,452.3
However, it is the intent of the Business Corridor Irregularities 327.9
designation to limit employment uses to more Similarly, there are a wide range of zones
office type uses, whereas the industrial zoning currently applicable to areas designated
would permit a wide range of manufacturing and Industrial. About one third of land in this
processing uses. A significant amount of land is designation is zoned Agricultural, which relates
zoned commercial, which may be appropriate, to greenfield areas not yet developed.
depending on the permissions of the Secondary Otherwise, the majority of land is zoned
Plans. In some cases, the very small land areas Industrial, which is generally in line with the
(less than a hectare) likely just reflect slivers of intent of the Official Plan. However, there are
land that were captured in the analysis. For some areas zoned Commercial, which is
example, 0.47 hectares of land is zoned R2E, restricted within the Industrial designation.
3 Analysis
Further confirmation with the Secondary Plan is of zoned lands are likely slivers of land captured
required to identify the appropriateness of in the analysis.
existing commercial zone categories. As noted,
some of the very small areas are likely slivers of 3.3 Permitted Use Conformity
land captured in the analysis. Analysis
3.2.3 Office The Official Plan establishes a range of
permitted uses for each of the three Official Plan
Table 3 identifies the area of land in each zone Employment designations. This analysis reviews
that is located within the Office designation. A the uses permitted through Zoning By-law 270-
total of about 203 ha of land is designated
2004 with those in the Official Plan. The intent is
Office. to identify any potential conformity issues, and
Table 3 – Existing Zoning in Office Areas provide preliminary direction on how the
permitted uses within the Zoning By-law may
Zone Area need to be further evaluated. A review of
(ha) permitted uses within the Official Plan and
Office Commercial - OC 50.20 Zoning By-law 270-2004 is provided in Appendix
Recreational Commercial - RC 21.49 C. Appendix C identifies uses that may not be in
Service Commercial - SC 18.55 conformity with the Official Plan, as summarized
Institutional Two - I2 12.99 below.
Industrial Two - M2 12.64 3.3.1 Business Corridor Designation
Floodplain - F 9.99
Industrial One - M1 7.94 Appendix C compares the uses permitted by the
Open Space – OS 3.36 Official Plan in the Business Corridor
Commercial One - C1 3.13 designation with the uses currently being
Highway Commercial Two - HC2 2.47 permitted in zoning. The following is noted:
Residential Apartment A - R4A 2.42
Residential Townhouse E - R3E 1.98 The Official Plan intends for a very
Industrial One A - M1A 1.97 broad range of permitted uses in the
Residential Rural Estate Two - RE2 1.45 Business Corridor designation, subject
Highway Commercial One - HC1 1.27 to the Secondary Plans, which are
Industrial Four A - M4A 0.63 intended to identify sub-designations to
Industrial Three A - M3A 0.53 implement the policies of the Official
Residential Townhouse D - R3D 0.39 Plan. Accordingly, these lands are
Industrial Four - M4 0.22 zoned with a wide range of different
Residential Single Detached C - 0.02 zones. Ensuring conformity in this
R1C designation is largely an exercise of
Commercial Three - C3 0.01 confirming the Secondary Plans, which
TOTAL 166.6
will be addressed as a separate
Irregularity 36.9
technical paper.
There is a similarly wide range of zoning in the
Office designation, and the Office Commercial The broad range of industrial zoning
(OC) zone is the most common zone applied. permits uses that are not intended by
Since the principal intent of the Official Plan is to the Official Plan, such as manufacturing
permit office uses, some of the other and processing uses. However, these
permissions granted by industrial, institutional, specific uses could be permitted subject
residential, and commercial zoning would need to the designations of the Secondary
to be confirmed with the Secondary Plan Plan. Where these uses are not
designation. As before, the very small amounts contemplated, their further development
3 Analysis
may need to be restricted to ensure 3.3.2 Industrial Designation

Official Plan conformity.
Appendix C outlines the comparison of current
There is an intent by the Official Plan to
land use permissions in the Industrial
limit major offices within the Business
designation compared with existing permitted
Corridor designation. Some of the
uses in the related zone categories. The
Industrial zones limit office uses to
following is noted:
accessory, while other implementing
zones (e.g., the Office Commercial – The majority of lands in the Industrial
OC zone) do not provide a mechanism designation are suitably zoned by
for limiting the size of the office use. industrial zone categories, which appear
to relate well to the permitted uses in the
Some of the industrial zones permit
Industrial designation.
commercial uses (furniture/appliance
store, building supplies outlet). Some lands are zoned commercial,
However, the industrial zones also limit which permit a broad range of
ancillary retail uses. commercial uses. Generally, there is an
intent by the Official Plan to limit
Some uses are subject to certain
commercial uses within the Industrial
criteria, such as hotels being located
designation. Depending on the detailed
within proximity of a 400-series
permissions of the secondary plans, the
intersection. The zoning provides no
commercial zoning permissions may not
particular mechanism to implement
be in line with the intent of the Industrial
these types of policies, so they may be
designation. Further, some of the
addressed through site-specific
industrial zones permit certain
provisions. However, some of the
commercial uses in an unrestricted way,
implementing zones permit hotels as of
such as furniture/appliance stores.
right.
There are some zones which are not
The commercial zones permit a broad
aligned with the Official Plan’s intent,
range of uses. The intent of the Official
such as the Office Commercial and
Plan is to limit commercial uses to those
various commercial zones. This may be
that are ancillary and maintain the
appropriate depending on the
overall employment function of business
Secondary Plan designations.
corridors. Generally, new retail in
excess of 1,000 m2 is not intended to be 3.3.3 Office Designation
permitted. The zoning by-law, except
through any relevant site-specific Appendix C provides an evaluation of permitted
provisions as may be passed through a uses between the Zoning By-law and the Official
zoning amendment, does not include Plan’s Office designation. This review focuses
specific mechanisms for managing on how the applicable industrial and commercial
these limitations on non-employment zones, as identified in Section 3.2, compare with
uses where there are existing the uses permitted within the Office designation
commercial zones. The industrial zone of the Official Plan. This analysis excludes a
provisions, however, include some review of how certain zones conform to the
restrictions on ancillary commercial uses designation, such as the Agriculture zone, which
in the general provisions for industrial is likely applicable to lands not yet developed
zones (Section 30.7). However, this but designated for future Office development.
would not be applicable to lands with a Further, the residential zones are excluded. The
commercial zone. Office designation does permit residential uses
3 Analysis
in some circumstances, subject to the Official new business and employment growth
Plan and Secondary Plan policies. and minimizing the need for zoning
approvals. However, these permissions
Based on the review, the following is noted: must be in line with the Official Plan and
The majority of land in the Office Secondary Plan. An in-depth review of
designation is zoned Office Commercial other Zoning By-laws may be conducted
(OC) which is in line with the intent of to inform this review. The Zoning By-law
the designation. takes a generalized approach to
defining permitted uses in some cases
A number of heavier industrial uses are (e.g., manufacturing and office), which is
permitted as-of-right by Industrial zones desirable.
in the Office designation, ranging from
manufacturing, motor vehicle Contemporary uses: The generalized
repair/body shops, freight yards, approach to defining permitted uses
warehouses, building supplies, waste (such as simply “office”) in Brampton
processing, and other uses. The broad assists in ensuring that the names of
intent of the Office designation is to uses will continue to be relevant over
focus on office and similar pedestrian- time.
friendly uses which can be suitably Definitions of permitted uses: It is
compatible with adjacent areas. Where beneficial to provide precision around
the Secondary Plans do not provide for the meaning of permitted uses and
these uses, the permission of heavier ensure that permitted development will
industrial uses in the Office designation be aligned with the intent of the Official
would represent a conformity issue that Plan. An example is the “printing
needs to be addressed. establishment” use, which is not
A wide range of commercial uses are defined, but is permitted broadly
permitted by the current commercial amongst the industrial zones. This could
zones, which comprise a substantial be interpreted as a print shop use (to
portion of lands designated Office. support nearby businesses with a
There is an intent by the Official Plan to service) or it could be interpreted as a
limit commercial uses to those that more large-scale printing use which is
complement the Office designation, more similar to a manufacturing use. A
such as hotels/motels, convention definition of this use would benefit
centres, restaurants, and similar uses. interpretation. This is important in the
employment zones, since the policy
This analysis is also subject to the specific framework has a very clear intent of
content of the Secondary Plans. Although limiting non-employment uses.
conformity issues are noted above, there may
be permissions identified in the Secondary Permission of Open Storage: Outdoor
Plans. storage is generally limited to certain
areas in Brampton subject to the
3.4 Review of Permitted Uses Secondary Plans. Brampton’s Zoning
By-law provides a clear approach to
WSP has reviewed the permitted uses in the identifying where outdoor/open storage
eight employment zones, and based on a review is permitted. The permissions are noted
of other Zoning By-laws, the following is noted: within each zone.
Inclusivity: It is important for Zoning Nomenclature and

Employment Zones to be inclusive of a Classification: Some of the industrial
wide range of appropriate permitted zone categories in Brampton are not
uses, in the interest of being open to clearly aligned with the land use
3 Analysis
designations of the Official Plan. There Table 4 – Comparison of Brampton M1 Zone

are several zones that have many to Oakville E2 Zone
similar permitted uses. There may be
some opportunity for zone consolidation. Brampton Oakville E2
It is also a desirable practice, in the M1 Zone Zone
Min. Lot Width 30.0m 30.0m
interest of creating an easier-to-use
Min. Front 9.0m 3.0m
Zoning By-law, to provide an intuitive
Yard Depth
name to describe the intent of the zone,
Min. Interior 4.0m 3.0m
rather than the numbering approach, Side Yard 0m where 15.0m,
such as “Industrial One”. Most other Width abutting a abutting a lot
Zoning By-laws specifically name the rail line in any
zone, such as “Industrial – Business Residential,
Park”. Institutional,
or
3.5 Review of Zone Standards Community
Use Zone
This section compares the lot and building 9.0m 7.5m,
requirements for the employment zone abutting a abutting any
standards under Zoning By-law 270-2004 with Residential railway
other Zoning By-laws. The intent of this analysis or corridor
is to provide a general evaluation of how the lot Institutional
zone
and building requirements compare with some
Min. Exterior 6.0m 3.0m
other more recent Zoning By-laws. This analysis
Side Yard
considers examples that are comparable to 12.0m
Width
evaluate the standards of the Brampton abutting a
Industrial One (M1) zone, a general industrial 0.3m
zone; the Brampton Industrial Three (M3) zone, reserve
which is a heavy industrial zone; and the Office Min. Rear Yard 7.0m 3.0m
Commercial (OC) zone which is restricted to Depth
office uses and makes up the majority of zoning 0.0m 15.0m,
abutting a abutting a lot
in the Office designation.
rail line in any
3.5.1 Town of Oakville Zoning By-law 12.0m Residential,
abutting a Institutional,
2014-014 Residential or
or Community
The Town of Oakville Zoning By-law 2014-014 Institutional Use zone
establishes standards for a wide range of zone 7.5m,
industrial Zones. The Business Employment abutting any
(E2) zone represents a general industrial zone railway
which is somewhat comparable to the Brampton corridor
Industrial One (M1) zone, as they both permit Max. Building No 5.0 m (within
manufacturing and warehousing. However, it is Height restriction 23.0 m of
noted that the E2 zone in Oakville permits office but sensitive
maximum 2 zones) to up
uses more widely. Table 4 compares the
storeys on to 30.0m
standards between these zones.
a lot abutting a
abutting a highway
residential corridor
zone
Min. 3m 10%
strip along
3 Analysis
Brampton Oakville E2 Employment zone categories. This analysis

M1 Zone Zone evaluates the City of Brampton Industrial Three
Min. abutting (M3) zone with the City of Mississauga Industrial
Landscaped any street (E3) zone (Table 5), which both represent
Open Space or heavier industrial zones in each City. However,
Institutional the E3 Zone in Mississauga is more permissive
zone of office uses, subject to some limitations.
Min. 6m
strip Table 5 – Comparison of Brampton M3 Zone
abutting a to Mississauga E3 Zone
Residential
zone Brampton Mississauga
Outside Not Permitted M3 Zone E3 Zone
Storage permitted Min. Lot 30.0m 30.0m
Min. Lot Area 0.2 hectares Width
Max. Lot - Min. Front 9.0m 7.5m
Coverage Yard 30.0m
Max. Floor - Depth opposite a
Space Index residential
for an Office zone
Min. 4.0m The greater of
Further to the zoning standards established
Interior 10% of the
through the City of Brampton Zoning By-law Side Yard frontage of lot,
270-2004, the Town of Oakville Zoning By-law Width or 4.5m up to
contains additional standards, including the 7.5 m
following: 9.0m 15.0m when
abutting abutting a
Maximum standards – some Residential Residential
Employment zones have maximum front or Zone
yards and flank age yards; Institutional
Zone
Additional standards for front and side
yards for corner lots on arterial or Min. 6.0m 7.5m
collector roads; Exterior
15.0m 15.0m, where
Side Yard
Maximum heights for buildings on abutting opposite a
Width
highway corridors; 0.3m reserve Residential
Zone
Height restrictions within a designated Min. Rear 7.0m 7.5m
setback from Residential, Institutional, Yard 15.0m 15.0m,
or Community Use zone; Depth abutting 0.3 abutting a
reserve, Residential
Provisions for gatehouse; and Residential, Zone
or
Provisions for main wall proportions to Institutional
direct that a portion of the building in the zone
E1 (Office) zone be directed to the front Max. No restriction No
lot line. Building requirement is
2.0m
Height noted
3.5.2 City of Mississauga Zoning By- abutting
residential
law 0225-2207 zone
The City of Mississauga Zoning By-law 0225-

2007 establishes standards for various
3 Analysis
Brampton Mississauga Table 6 – Comparison of Brampton OC Zone

M3 Zone E3 Zone to Newmarket CO-1 Zone
Min. Except at Landscaped
Landscap approved buffers apply Brampton Newmarket
ed Open driveway to various lot OC Zone CO-1 Zone
Space locations, a lines with a Min. Lot 45.0m 15.0m
minimum minimum Width
3.0m wide depth of Min. Front 15.0m 7.5m
strip shall be between 3.0 Yard
provided and 7.5 m Depth
along any lot Min. 6.0m 1.2 m on one
line abutting Interior side and 3.6
a street or an Side Yard m on the other
Institutional Width 9.0m where
Zone abutting
A minimum Residential
6.0m wide or
strip shall be Institutional
provided Zone
along any lot
Min. 5.0m Not specified
line abutting
Exterior
a Residential
Side Yard
Zone
Width
Outside Permitted Permitted
Min. Rear 6.0m 9.0 m
Storage subject to subject to
Yard 9.0m where
provisions provisions
Depth abutting
Residential
The City of Brampton M3 Zone and City of or
Mississauga E3 Zone contain similar lot and Institutional
building requirements, with the exception that Zone
the front-yard setback of the E3 Zone is more Max. 3 storeys 11.0 m (3
Building storeys)
restrictive when abutting a residential zone.
Height
3.5.3 Town of Newmarket Zoning by- Min. 60% of Not specified
Landscap required front
law 2010-40 ed Open and exterior
Space side yards
The Town of Newmarket Zoning By-law No.
2010-40 was reviewed to identify comparable
zone standards for the City of Brampton Office Max. Lot Not specified 50%
Coverage
Commercial (OC) Zone. In this By-law, the CO-1
Zone was reviewed, which is a zone that permits
only office uses (Table 6).
Max Floor Not specified 1.0

Space
Index
Outside Not Not permitted

Storage permitted
3 Analysis
3.5.4 Analysis this may be to avoid point source or fugitive air

emissions such as noise, vibration, odour, dust,
This selected review of lot and building light, or other ancillary effects from normal
standards in Brampton’s employment zones has industrial operation on sensitive lands.
yielded some notable distinctions between
A consideration when requiring minimum
Brampton’s standards and the approaches used
separation distances is to ensure that the
by other municipalities:
distances are appropriate. If minimum distances
Some of the Zoning By-laws reviewed are too restrictive, that is the minimum required
introduce more design-oriented setbacks are extensive, it may result in an
standards, particularly within office inefficient land use pattern by restricting
employment zones. This includes development that may otherwise be deemed
maximum front yard requirements, compatible on surrounding lands. As the
minimum building frontage previous sub-sections have confirmed, there are
requirements, as well as requirements large areas within the City of Brampton that are
for the building entrance to face the predominantly zoned for industrial uses.
street.
The 2007 Waste Processing, Transfer and
Some of the standards within Disposal Study reviewed best practices and
Brampton’s industrial zones are offered recommendations regarding incineration
somewhat more restrictive than other and waste processing facilities. Initially, an
comparable zones, particularly minimum Interim-Control By-law was approved on
front yard and lot frontage requirements. October 12, 2005 to prohibit new and expanded
incinerators and waste processing, transfer and
The approach of establishing setbacks disposal facilities in employment areas. The
based on abutting zones (i.e., higher study recommended Official Plan policies and
setbacks required where uses are implementing zoning provisions. As this study
adjacent to residential or institutional was completed a number of years ago, the City
zones) is also commonly used in other has requested a review and comparison of
municipalities. associated provisions with more contemporary
zoning by-laws.
There are a variety of different
approaches to managing the scale of 3.6.1 City of Brampton Context
buildings and lot coverage, including FSI
requirements, minimum landscaping The Official Plan (2006) establishes policy
and maximum coverage requirements. regarding the location of industrial lands and
These are often paired with landscaped waste facilities with sensitive land uses. The
buffer requirements. following Official Plan policies apply:
3.6 Review of Minimum Separation The Official Plan requires that industrial
Distances for Waste-Related development abutting residential land
uses have regard for certain criteria,
Uses
such as no outdoor storage, do not
create point source or fugitive air
The separation of non-compatible land uses is a
emissions, and meet heightened
fundamental function of Euclidian zoning. One
building design standards (s.4.4.2.19).
purpose of separating non-compatible land uses
is to prevent or minimize the encroachment of The range of uses adjacent to heavy
sensitive and industrial land uses on one industrial lands will be restricted to avoid
another. A common approach to avoid incompatible development (s.4.4.2.19).
encroachment is to establish minimum
separation distances or setbacks. Reasons for
3 Analysis
Sensitive development is to be directed Section 30.9 establishes that waste transfer or

away from hazardous facilities that pose processing stations are only permitted in the
a risk to human safety and health. Industrial Two – M2, Industrial Three – M3 and
Hazardous facilities are to be separated Industrial Three A – M3A zones. Further,
from incompatible land uses with the outdoor storage is not permitted in association
implementation of buffer zones around with the use except in enclosed bins or
these facilities, including minimum containers and in conformity with the zone
separation distances (s.4.16.5.3.2). provisions for outdoor storage.
The direction of waste management Table 7 reviews the required minimum

uses and associated standards and separation distances of these facilities from
provisions will be guided and Residential Zones, Open Space Zones, as well
established through the Zoning By-law as the Institutional One and Institutional Two
(s.4.8.5.1). Zone as required in the Zoning By-law.
Specific separation distances for non- Table 7: Zoning By-law 270-2004 Minimum
hazardous and hazardous waste Separation Distances
processing and transfer uses from
Sensitive Land Uses are established Permitted Use Minimum
through the Official Plan, as follows Separation
Distance
(s.4.8.5.8, 4.8.5.9):
Non-hazardous Solid Waste 300.0m
o Non-hazardous solid waste Processing Use, Non-
transfer use or non-hazardous hazardous Solid Waste
solid waste processing use: Transfer Use, Power
Generation (Fuel Combustion)
300.0m
Use, or Hazardous Waste
o Thermal degradation (non- Transfer Use for Hazardous
energy producing) or thermal Waste Chemicals or
degradation (energy from Manufacturing Intermediaries or
Medical, Veterinary or
waste): 1000.0m.
Pathological Waste, or
o Hazardous waste transfer or Mechanical Sterilization
mechanical sterilization: Hazardous Waste Processing 1000.0m
300.0m. Use for Hazardous Waste
Chemicals or Manufacturing
o Hazardous waste processing or Intermediaries or Medical,
thermal degradation (hazardous Veterinary or Pathological
waste): 1000.0m. Waste
Thermal Degradation (Non- 1000.0m
o Thermal degradation Energy Producing) Use and
(hazardous waste): 1000.0m. Thermal Degradation (Energy
from Waste) Use
As reviewed previously, Zoning By-law 270- Thermal Degradation 1000.0m
2004 establishes seven industrial zones, of (Hazardous Waste) Use for
which three permit industrial uses that require a Medical, Veterinary or
minimum separation distance: Pathological Waste
Industrial Two – M2
The Official Plan has very clear policy direction:
Industrial Three – M3 Zone minimum setbacks are to be required between
Industrial Three A – M3A Zone these facilities and Sensitive Land Uses.
Accordingly, the specific separation distances
established in the zone requirements appear to
3 Analysis
be an appropriate mechanism for implementing Industrial Zone. A 300.0m minimum

this policy. separation distance is required from any
building or use which is principally
3.6.2 Comparison Municipalities Residential or Institutional in the RH-
Rural Heavy Zone.
The following review of comparison
municipalities was completed to evaluate the 3.6.3 Analysis
minimum separation distances required by
Zoning By-law 270-2004. The following is noted with respect to the City’s
current zoning provisions for separation
City of Mississauga Zoning By-law distances and approaches used in other
0225-2007: Waste processing and municipalities:
waste transfer stations are permitted as-
of-right in the Employment E2 and E3 The Official Plan establishes specific
Zones. A minimum separation distance minimum separation distances.
of 800.0 m is required from all Therefore, the Zoning By-law must
Residential Zones. This separation provide separation distances that are at
applies to the buildings and structures least as restrictive as those minimum
associated with the proposed use to the distances required by the Official Plan.
nearest lot line of the Residential zone. Zoning By-law 270-2004 establishes
It is interpreted that the separation minimum separation distances within
distance would only apply to any the zones for waste processing and
proposed waste processing and waste transfer uses, implementing the intent of
transfer stations. Thus, any future the Official Plan in this regard.
residential uses in the vicinity of existing
waste processing/transfer uses do not Brampton’s Zoning By-law provides
appear to be required to achieve the more certainty and clarity around
setback. different types of waste
processing/transfer uses than other
Town of Oakville Zoning by-law 2014- municipalities.
014: Waste processing and transfer
facilities are permitted as-of-right in the The City has suggested that the
Employment E3 Zone. However, the separation distances could be
facilities are prohibited within 800.0m of applicable (a) where a new waste
a residential zone within the Town of disposal/transfer use is proposed, and
Oakville and neighbouring also (b) where sensitive uses are
municipalities. It is noted that non- proposed in the vicinity of an existing
hazardous waste transfer stations are waste disposal/transfer use (i.e., a
exempted from the setback. As the proposed new residential use would
setbacks are only applicable to the need to meet the separation in relation
waste processing/transfer facilities, it is to existing waste disposal/transfer
assumed the separation would not be uses). However, WSP’s interpretation of
applicable to future proposed residential the City’s provisions would be that only
uses. the industrial use is subject to the
separation, since the separation
City of Ottawa: Non-putrescible waste distance is contained within the
processing and transfer facilities are Industrial zone provisions. Lands not
permitted as-of-right in the IG-General included within the industrial zone
Industrial Zone, whereas putrescible should not be subject to the zone
waste processing and transfer facilities provisions.
are only permitted in the IH-Heavy
Industrial Zone or the RH-Rural Heavy
3 Analysis
Zoning By-law 270-2004 permits as-of-

right certain waste processing facilities
in the Industrial - M2, M3 and M3A
Zones as-of-right. The permission is
subject to specific performance criteria,
such as minimum separation distances
and provisions for outdoor storage.
Minimum distance separation for waste

processing and transfer facilities are
generally in the same order of
magnitude as other municipalities,
ranging from 300 m for non-hazardous
waste facilities to 1,000 m for hazardous
waste facilities.
In conclusion, it appears the City’s separation

distances appropriately implement the City’s
Official Plan and are fairly similar to approaches
used in other municipalities. Although the Official
Plan does not explicitly direct for the inclusion of
separation distances in the Zoning By-law, the
requirements are an appropriate mechanism for
implementing the policies.
An alternative approach is to be more restrictive

than the Official Plan, by not permitting waste
disposal/transfer uses as-of-right in the Zoning
By-law. This approach would require a Zoning
By-law Amendment for any proposed uses, in
which there would be an opportunity to
implement the Official Plan’s separation
distances through the site specific amendment.
However, this approach would reduce current
development entitlement within the employment
areas. If the City has been experiencing difficulty
in implementing these provisions, minor
modifications may assist in ensuring that the
provisions are not causing unintended
administrative complications with the Zoning By-
law.
4 Conclusions and Recommendations
uses are more limited compared with

4 Conclusions and the Industrial designation.
Recommendations The application of Commercial zones in
the Employment designations provides
4.1 Official Plan Conformity as of right permissions for substantial
commercial redevelopment. This may
As identified at the outset of this Technical be appropriate in some areas, where the
Paper, the City is completing a review, and Secondary Plans have identified
where appropriate, consolidation of some applicable sub-designations.
Secondary Plans. It is recommended that the
proposed changes to the City’s Secondary Plan The City has noted there are concerns
structure, and the implementing Official Plan with the suitability of parking rates in
Amendments, be monitored throughout the employment areas and administrative
Zoning By-law Review process. This is to ensure challenges. This will be examined as
that any change to the Official Plan land use part of other technical work in the
structure, as modified through the review of the Zoning By-law review process.
Secondary Plans, is recognized and
The Official Plan addresses criteria for
implemented through the new zoning by-law.
certain uses, which may not always be
The Secondary Plans Conformity Technical
explicitly addressed in the Zoning by-
Paper will address the implications of this in
law.
more detail.
There are some uses in the Zoning By-
In many instances, the Secondary Plans often
law’s industrial zones that would benefit
provide greater direction and more specific land
from clearer definitions to ensure that
use policy than those established through the
development is in line with the intent of
Official Plan. This Paper has noted that some
the zone (e.g., furniture/appliance store;
lands within the Employment designations are
building supply depot).
zoned for non-employment uses. Given that the
Secondary Plans may provide more specific Generally, the employment zones in
policy with regards to the City-wide Employment Brampton are not well-aligned with the
structure, a more thorough analysis of the Official Plan employment structure.
associated Secondary Plans is required. To Some of the zones are very similar, and
ensure conformity with the Official Plan and the there may be an opportunity to better
Secondary Plans, further evaluation should not align the zone categories with the
take place prior to the Secondary Plan Review Official Plan (or Secondary Plan)
being completed. designations and to consolidate some
zones. However, given the broad range
The permitted use conformity analysis evaluated
of uses (subject to criteria) permitted
permitted uses established through Zoning By-
through the Official Plan, it is important
law 270-2004 with the Business Corridor,
that permitted uses in the employment
Industrial, and Office Employment designations.
zone structure conform to the specific
This preliminary review, subject to further
policies of the Official Plan.
consultation with City staff and the completion of
the Secondary Plan Review, identified some Generally, the policies of the Official Plan are
potential non-conformities. In particular: more geared to guide the development of
Secondary Plans, which should in turn be used
The industrial zoning permits a range of
to guide zoning. The Secondary Plans
industrial uses within some lands in the
Conformity Technical Paper will provide
Business Corridor and Office
additional insight and a methodology for
designations, where heavier industrial
ensuring that the zoning is in conformity with the
Secondary Plans.
4 Conclusions and Recommendations
4.2 Review of Permitted Uses and

Zone Standards
Sections 3.4 and 3.5 included a review of the
permitted uses and lot and building
requirements for the industrial zones, in
comparison with other municipalities. The
following has been identified:
Some of the employment uses in

Brampton’s Zoning By-law are generally
described (such as Office) which is a
desirable approach to being inclusive of
potential employment uses. It will be
desirable to ensure the Zoning By-law is
permissive and inclusive of
contemporary employment uses in
conformity with the permissions of the
Official Plan.
The readability of the Zoning By-law will

benefit from more intuitive descriptions
of the zones and their purpose, and to
link the zone names to the Official Plan.
Further, there may be opportunities to
consolidate zones.
Some of the lot and building

requirements of Brampton’s
Employment zones were somewhat
more restrictive than other similar zones
in other municipalities (such as front
yard setbacks). There is also some
opportunity to expand the zoning
requirements to better achieve urban
design objectives, particularly in the
office and mixed use employment areas.
Further, Section 3.6 included a review of

separation distances associated with waste
disposal/transfer facilities. Generally, it appears
the zoning provisions appropriately implement
the policies of the Official Plan, though there is
opportunity to take a more restrictive approach
as an option.
Appendix A
Employment Areas
Designations Draft | May 2018 | Prepared by WSP for the City of Brampton Page 23
Appendix B
Appendix C
APPENDIX C: COMPARISON OF PERMITTED USES (OFFICE)
LEGEND:
Use is not permitted Use is restricted/subject to

(permission may be criteria
provided by the Secondary
Plan in some cases)
INDUSTRIAL ONE INDUSTRIAL ONE INDUSTRIAL TWO INDUSTRIAL INDUSTRIAL 4 – INDUSTRIAL 4 A – OFFICE
OFFICE DESIGNATION
– M1 A – M1A – M2 THREE A – M3A M4 M4A COMMERCIAL -
OC
THE
 Major office THE THE THE
MANUFACTURING, THE
MANUFACTURING, MANUFACTURING, MANUFACTURING,
 Business, professional or CLEANING, MANUFACTURING,
CLEANING, CLEANING, CLEANING,
administrative offices PACKAGING, CLEANING, THE
PACKAGING, PACKAGING, PACKAGING,
PROCESSING, PACKAGING, MANUFACTURING,
 Hotels PROCESSING, PROCESSING, PROCESSING,
REPAIRING, OR PROCESSING, CLEANING,
REPAIRING, OR REPAIRING, OR REPAIRING, OR
ASSEMBLY OF REPAIRING, OR PACKAGING,
 Motels ASSEMBLY OF ASSEMBLY OF ASSEMBLY OF
GOODS, FOODS ASSEMBLY OF PROCESSING,
GOODS, FOODS GOODS, FOODS GOODS, FOODS
 Convention centres OR MATERIALS GOODS, FOODS REPAIRING, OR
OR MATERIALS OR MATERIALS OR MATERIALS
WITHIN AN OR MATERIALS ASSEMBLY OF
 Public and institutional WITHIN AN WITHIN AN WITHIN AN
ENCLOSED WITHIN AN GOODS, FOODS OFFICE
uses ENCLOSED ENCLOSED ENCLOSED
BUILDING, ENCLOSED OR MATERIALS
BUILDING, BUT BUILDING, BUT BUILDING, BUT
 Business support activities INCLUDING A BUILDING, BUT INCLUDING A
EXCLUDING A EXCLUDING A EXCLUDING A
MOTOR VEHICLE EXCLUDING A MOTOR VEHICLE
 Compatible recreation MOTOR VEHICLE MOTOR VEHICLE MOTOR VEHICLE
REPAIR SHOP, MOTOR VEHICLE REPAIR SHOP
REPAIR SHOP REPAIR SHOP REPAIR SHOP
Restricted Uses: BUT EXCLUDING REPAIR AND A AND A MOTOR
AND A MOTOR AND A MOTOR AND A MOTOR
A MOTOR MOTOR VEHICLE VEHICLE BODY
VEHICLE BODY VEHICLE BODY VEHICLE BODY
 Convenience retail VEHICLE BODY BODY SHOP AS A SHOP
SHOP AS A SHOP AS A SHOP AS A
SHOP AS A PRINCIPAL OR
 Limited multiple residential PRINCIPAL OR PRINCIPAL OR PRINCIPAL OR
PRINCIPAL OR ACCESSORY USE
uses ACCESSORY USE ACCESSORY USE ACCESSORY USE
ACCESSORY USE.
 Accessory and personal NON-OBNOXIOUS
INDUSTRIAL USES
service retailing INDUSTRIAL USES
INVOLVING THE BANK, TRUST
INVOLVING THE
 Food and beverage PRINTING PRINTING STORAGE OF PRINTING PRINTING COMPANY, OR
MANUFACTURE
establishments ESTABLISHMENT ESTABLISHMENT GOODS AND ESTABLISHMENT ESTABLISHMENT FINANCIAL
AND STORAGE OF
MATERIALS IN INSTITUTION
GOODS AND
THE OPEN
MATERIALS IN
Appendix C
OFFICE DESIGNATION
OC
THE OPEN AND
SUCH USES AS
THE STORAGE,
REPAIR AND
RENTAL
EQUIPMENT, AND
A TRANSPORT
TERMINAL, BUT
NOT INCLUDING A
JUNK YARD,
SALVAGE YARD,
WRECKING YARD,
QUARRY OR PIT
PRINTING PRINTING
WAREHOUSE WAREHOUSE WAREHOUSE WAREHOUSE
ESTABLISHMENT ESTABLISHMENT
PARKING LOT PARKING LOT WAREHOUSE WAREHOUSE PARKING LOT PARKING LOT
NON-INDUSTRIAL NON-INDUSTRIAL NON-INDUSTRIAL NON-INDUSTRIAL

PARKING LOT PARKING LOT
USES USES USES USES
NON-HAZARDOUS
SOLID WASTE
PROCESSING
USE, NON-
HAZARDOUS
SOLID WASTE
RADIO OR RADIO OR TRANSFER USE, RADIO OR RADIO OR
TELEVISION TELEVISION POWER TELEVISION TELEVISION
FREIGHT
BROADCASTING BROADCASTING GENERATION BROADCASTING BROADCASTING
CLASSIFICATION
AND AND (FUEL AND AND
YARD
TRANSMISSION TRANSMISSION COMBUSTION) TRANSMISSION TRANSMISSION
ESTABLISHMENT ESTABLISHMENT USE, OR ESTABLISHMENT ESTABLISHMENT
HAZARDOUS
WASTE
TRANSFER USE
FOR HAZARDOUS
WASTE
CHEMICALS OR
Appendix C
OFFICE DESIGNATION
OC
MANUFACTURING
INTERMEDIARIES
OR MEDICAL,
VETERINARY OR
PATHOLOGICAL
WASTE, OR
MECHANICAL
STERILIZATION,
PROVIDED SUCH
USES ARE
LOCATED A
MINIMUM OF 300
METRES FROM
ALL RESIDENTIAL
ZONES, OPEN
SPACE ZONE - OS,
INSTITUTIONAL
ONE ZONE – I1
AND
INSTITUTIONAL
TWO ZONE – I2.
NON-HAZARDOUS HAZARDOUS
SOLID WASTE WASTE
PROCESSING PROCESSING USE
USE, NON- FOR HAZARDOUS
HAZARDOUS WASTE
SOLID WASTE CHEMICALS OR
TRANSFER USE, MANUFACTURING
FURNITURE AND FURNITURE OR RECREATIONAL RECREATIONAL
POWER INTERMEDIARIES
APPLIANCE APPLIANCE FACILITY OR FACILITY OR
GENERATION OR MEDICAL,
STORE STORE STRUCTURE STRUCTURE
(FUEL VETERINARY OR
COMBUSTION) PATHOLOGICAL
USE, OR WASTE,
HAZARDOUS PROVIDED SUCH
WASTE USES ARE
TRANSFER USE LOCATED A
FOR HAZARDOUS MINIMUM OF 1,000
Appendix C
OFFICE DESIGNATION
OC
WASTE METRES FROM
CHEMICALS OR ALL RESIDENTIAL
MANUFACTURING ZONES, OPEN
INTERMEDIARIES SPACE ZONE - OS,
OR MEDICAL, INSTITUTIONAL
VETERINARY OR ONE ZONE – I1
PATHOLOGICAL AND
WASTE, OR INSTITUTIONAL
MECHANICAL TWO ZONE – I2.
STERILIZATION,
PROVIDED SUCH
USES ARE
LOCATED A
MINIMUM OF 300
METRES FROM
ALL RESIDENTIAL
ZONES, OPEN
SPACE ZONE - OS,
INSTITUTIONAL
ONE ZONE – I1
AND
INSTITUTIONAL
TWO ZONE – I2.
HAZARDOUS THERMAL
WASTE DEGRADATION
PROCESSING USE (NON-ENERGY
FOR HAZARDOUS PRODUCING) USE
WASTE AND THERMAL
CHEMICALS OR DEGRADATION
RECREATIONAL RECREATIONAL
MANUFACTURING (ENERGY FROM
FACILITY OR FACILITY OR COMMUNITY CLUB COMMUNITY CLUB
INTERMEDIARIES WASTE) USE,
STRUCTURE STRUCTURE
OR MEDICAL, PROVIDED SUCH
VETERINARY OR USE IS LOCATED
PATHOLOGICAL A MINIMUM OF
WASTE, 1,000 METRES
PROVIDED SUCH FROM ALL
USES ARE RESIDENTIAL
Appendix C
OFFICE DESIGNATION
OC
LOCATED A ZONES, OPEN
MINIMUM OF 1,000 SPACE ZONE - OS,
METRES FROM INSTITUTIONAL
ALL RESIDENTIAL ONE ZONE – I1
ZONES, OPEN AND
SPACE ZONE - OS, INSTITUTIONAL
INSTITUTIONAL TWO ZONE –I2.
ONE ZONE – I1
AND
INSTITUTIONAL
TWO ZONE – I2.
THERMAL
DEGRADATION
(NON-ENERGY THERMAL
PRODUCING) USE DEGRADATION
AND THERMAL (HAZARDOUS
DEGRADATION WASTE) USE FOR
(ENERGY FROM A MEDICAL
WASTE) USE, VETERINARY OF
PROVIDED SUCH PATHOLOGICAL
USE IS LOCATED WASTE,
COMMUNITY CLUB COMMUNITY CLUB A MINIMUM OF PROVIDED SUCH ANIMAL HOSPITAL ANIMAL HOSPITAL
1,000 METRES USE IS LOCATED
FROM ALL A MINIMUM OF
RESIDENTIAL 1,000 METRES
ZONES, OPEN FROM ALL
SPACE ZONE - OS, RESIDENTIAL
INSTITUTIONAL ZONES, OPEN
ONE ZONE – I1 SPACE ZONE –I1
AND AND INSTITUTION
INSTITUTIONAL
TWO ZONE – I2.
THERMAL PLACE OF PLACE OF
DEGRADATION WORSHIP ONLY WORSHIP ONLY
NON-INDUSTRIAL
ANIMAL HOSPITAL ANIMAL HOSPITAL (HAZARDOUS WHEN LOCATED WHEN LOCATED
USES
WASTE) USE FOR IN A BUSINESS IN A BUSINESS
MEDICAL, CORRIDOR AREA CORRIDOR AREA
Appendix C
OFFICE DESIGNATION
OC
VETERINARY OR AS SHOWN ON AS SHOWN ON
PATHOLOGICAL SCHEDULE 6 TO SCHEDULE G TO
WASTE, THIS BY-LAW THIS BY-LAW
PROVIDED SUCH
USE IS LOCATED
A MINIMUM OF
1,000 METRES
FROM ALL
RESIDENTIAL
ZONES, OPEN
SPACE ZONE - OS,
INSTITUTIONAL
ONE ZONE – I1
AND
INSTITUTIONAL
TWO ZONE – I2.
PLACE OF PLACE OF A RADIO OR
WORSHIP ONLY WORSHIP ONLY TELEVISION
WITHIN AREAS WITHIN AREAS NON-INDUSTRIAL BROADCASTING ACCESSORY ACCESSORY
SHOWN ON SHOWN ON USES AND USES USES
SCHEDULES G, H, SCHEDULES G, H TRANSMISSION
AND I AND I ESTABLISHMENT
A RADIO OR
TELEVISION
RECREATIONAL ASSOCIATED
ACCESSORY ACCESSORY BROADCASTING ASSOCIATED
FACILITY OR EDUCATIONAL
USES USES AND EDUCATION USE
STRUCTURE USE
TRANSMISSION
ESTABLISHMENT
ASSOCIATED ASSOCIATED BUILDING
ASSOCIATED ASSOCIATED
EDUCATIONAL EDUCATIONAL SUPPLIES SALES COMMUNITY CLUB
OFFICE OFFICE
USE USE ESTABLISHMENT
RETAIL OUTLET A RETAIL OUTLET
OPERATED IN OPERATED IN
RECREATIONAL
ASSOCIATED ASSOCIATED CONNECTION CONNECTION
FACILITY OR ANIMAL HOSPITAL
OFFICE OFFICE WITH A WITH A
STRUCTURE
PARTICULAR PARTICULAR
PURPOSE PURPOSE
Appendix C
OFFICE DESIGNATION
OC
PERMITTED BY PERMITTED BY
(A)(1) AND (A)(2) (A)(1) AND (A)(2)
ABOVE PROVIDED ABOVE PROVIDED
THAT THE TOTAL THAT THE TOTAL
GROSS GROSS
COMMERCIAL COMMERCIAL
FLOOR AREA OF FLOOR AREA OF
THE RETAIL THE RETAIL
OUTLET IS NOT OUTLET IS NOT
MORE THAN 15% MORE THAN 15%
OF THE TOTAL OF THE TOTAL
GROSS GROSS
INDUSTRIAL INDUSTRIAL
THE PARTICULAR THE PARTICULAR
INDUSTRIAL USE INDUSTRIAL USE
RETAIL OUTLET RETAIL OUTLET
OPERATED IN OPERATED IN
CONNECTION CONNECTION
WITH A WITH A
PURPOSE PURPOSE
PERMITTED BY PERMITTED BY
A PLACE OF
(INDUSTRIAL (INDUSTRIAL
WORSHIP ONLY
USES ABOVE) USES ABOVE)
WHEN LOCATED
PROVIDED THAT PROVIDED THAT
IN A BUSINESS
THE TOTAL THE TOTAL COMMUNITY CLUB
CORRIDOR AREA
GROSS GROSS
AS SHOWN ON
COMMERCIAL COMMERCIAL
SCHEDULE G TO
THIS BY-LAW
OUTLET IS NOT OUTLET IS NOT
MORE THAN 15% MORE THAN 15%
OF THE TOTAL OF THE TOTAL
GROSS GROSS
INDUSTRIAL FLOR INDUSTRIAL FLOR
AREA OF THE AREA OF THE
Appendix C
OFFICE DESIGNATION
OC
INDUSTRIAL USE INDUSTRIAL USE
ACCESSORY
ANIMAL HOSPITAL
USES
PLACE OF
WORSHIP ONLY
WHEN LOCATED
ASSOCIATED
IN A BUSINESS
EDUCATIONAL
CORRIDOR AREA
USE
AS SHOWN ON
SCHEDULE G TO
THIS BY-LAW
ACCESSORY ASSOCIATED
USES OFFICE
A RETAIL OUTLET
OPERATED IN
CONNECTION
WITH A
PARTICULAR
PURPOSE
PERMITTED BY
(A)(1) AND (A)(3)
ABOVE PROVIDED
THAT THE TOTAL
ASSOCIATED
GROSS
EDUCATIONAL
COMMERCIAL
USE
FLOOR AREA OF
THE RETAIL
OUTLET IS NOT
MORE THAN 15%
OF THE TOTAL
GROSS
INDUSTRIAL
FLOOR AREA OF
THE PARTICULAR
INDUSTRIAL USE
Appendix C
OFFICE DESIGNATION
OC
THERMAL
DEGRADATION
(ENERGY FROM
WASTE) USE,
PROVIDED THAT
THE SOURCE OF
WASTE INPUT
ASSOCIATED
INTO THE ENERGY
OFFICE
GENERATION IS A
BY-PRODUCT OF
THE PRIMARY
USE OF THE SITE
AND IS NOT A
HAZARDOUS
WASTE
RETAIL OUTLET
OPERATED IN
CONNECTION
WITH A
PARTICULAR
PURPOSE
PERMITTED BY
(A)(1) AND (A)(3)
ABOVE PROVIDED
THAT THE TOTAL
GROSS
COMMERCIAL
FLOOR AREA OF
THE RETAIL
OUTLET IS NOT
MORE THAN 15%
OF THE TOTAL
GROSS
INDUSTRIAL
FLOOR AREA OF
THE PARTICULAR
INDUSTRIAL USE
Appendix C
OFFICE DESIGNATION
OC
THERMAL
DEGRADATION
(ENERGY FROM
WASTE) USE
PROVIDED THAT
THE SOURCE OF
WASTE INPUT
INTO THE ENERGY
GENERATION IS A
BY-PRODUCT OF
THE PRIMARY
USE OF THE SITE
AND IS NOT A
HAZARDOUS
WASTE.
APPENDIX C: COMPARISON OF PERMITTED USES (INDUSTRIAL)
LEGEND:

Plan)
Appendix C
INDUSTRIAL DESIGNATION INDUSTRIAL INDUSTRIAL INDUSTRIAL INDUSTRIAL INDUSTRIAL INDUSTRIAL INDUSTRIAL INDUSTRIAL OFFICE
ONE – M1 ONE A – M1A TWO – M2 THREE – M3 THREE A – 4– M4 FOUR A – BUSINESS - COMMERCIA
M3A M4A MBU L - OC
 Industrial THE THE THE THE

MANUFACTU THE
MANUFACTU MANUFACTU MANUFACTU MANUFACTU
 Manufacturing RING, MANUFACTU
RING, RING, RING, RING,
CLEANING RING,
 Distribution CLEANING, CLEANING, CLEANING, CLEANING,
PACKAGING, CLEANING,
PACKAGING, PACKAGING, PACKAGING, PACKAGING,
 Mixed PROCESSING PACKAGING, THE
PROCESSING PROCESSING PROCESSING PROCESSING
Industrial/commercial , REPAIRING, PROCESSING MANUFACTU
, REPAIRING, , REPAIRING, , REPAIRING, , REPAIRING,
OR , REPAIRING, RING,
OR OR OR OR
 Commercial self-storage ASSEMBLY OR CLEANING,
ASSEMBLY ASSEMBLY ASSEMBLY ASSEMBLY
warehouses OF GOODS, ASSEMBLY PACKAGING,
OF GOODS, OF GOODS, OF GOODS, OF GOODS,
FOODS OR OF GOODS, PROCESSING
 Data processing FOODS OR FOODS OR FOODS OR FOODS OR
MATERIALS FOODS OR , REPAIRING,
MATERIALS MATERIALS MATERIALS MATERIALS
Restricted uses: WITHIN AN MATERIALS OR
WITHIN AN WITHIN AN WITHIN AN WITHIN AN
ENCLOSED WITHIN AN ASSEMBLY
 Limited office uses BUILDING, ENCLOSED OF GOODS,
ENCLOSED ENCLOSED ENCLOSED ENCLOSED
BUILDING, BUILDING, BUILDING, BUILDING, OFFICE OFFICE
 Limited open space uses INCLUDING A BUILDING, FOODS OR
BUT BUT BUT BUT
MOTOR BUT MATERIALS
 Limited retail uses and EXCLUDING EXCLUDING EXCLUDING EXCLUDING
VEHICLE EXCLUDING INCLUDING A
business servicing uses A MOTOR A MOTOR A MOTOR A MOTOR
REPAIR A MOTOR MOTOR
VEHICLE VEHICLE VEHICLE VEHICLE
SHOP, BUT VEHICLE VEHICLE
 Restaurants REPAIR REPAIR REPAIR REPAIR
EXCLUDING REPAIR AND REPAIR
SHOP AND A SHOP AND A SHOP AND A SHOP AND A
 Limited public and A MOTOR A MOTOR SHOP AND A
MOTOR MOTOR MOTOR MOTOR
institutional uses including VEHICLE VEHICLE MOTOR
VEHICLE VEHICLE VEHICLE VEHICLE
limited government offices BODY SHOP BODY SHOP VEHICLE
BODY SHOP BODY SHOP BODY SHOP BODY SHOP
AS A AS A BODY SHOP
 Open storage AS A AS A AS A AS A
PRINCIPAL PRINCIPAL
PRINCIPAL PRINCIPAL PRINCIPAL PRINCIPAL
 Truck trailer parking OR OR
OR OR OR OR
ACCESSORY ACCESSORY
 Places of worship ACCESSORY ACCESSORY ACCESSORY ACCESSORY
USE. USE
USE USE USE USE
NON- INDUSTRIAL INDUSTRIAL BANK,

PRINTING PRINTING OBNOXIOUS USES USES PRINTING PRINTING TRUST BANK,
ESTABLISHM ESTABLISHM INDUSTRIAL INVOLVING INVOLVING ESTABLISHM ESTABLISHM COMPANY, TRUST
ENT ENT USES THE THE ENT ENT FINANCIAL COMPANY,
INVOLVING STORAGE OF STORAGE OF INSTITUTION OR
THE GOODS AND GOODS AND
Appendix C
M3A M4A MBU L - OC
MANUFACTU MATERIALS MATERIALS FINANCIAL

RE AND IN THE OPEN IN THE OPEN INSTITUTION
STORAGE OF
GOODS AND
MATERIALS
IN THE OPEN
AND SUCH
USES AS THE
STORAGE,
REPAIR AND
RENTAL
EQUIPMENT,
AND A
TRANSPORT
TERMINAL,
BUT NOT
INCLUDING A
JUNK YARD,
SALVAGE
YARD,
WRECKING
YARD,
QUARRY OR
PIT
PRINTING PRINTING PRINTING PERSONAL

WAREHOUSE WAREHOUSE ESTABLISHM ESTABLISHM ESTABLISHM WAREHOUSE WAREHOUSE SERVICE
ENT ENT ENT SHOP
DRY
CLEANING
PARKING PARKING PARKING PARKING AND
WAREHOUSE WAREHOUSE WAREHOUSE
LOT LOT LOT LOT LAUNDRY
ESTABLISHM
ENT
Appendix C
M3A M4A MBU L - OC
DINING
ROOM
RESTAURAN
T,
NON- NON- NON- NON-
PARKING PARKING PARKING CONVENIENC
INDUSTRIAL INDUSTRIAL INDUSTRIAL INDUSTRIAL
LOT LOT LOT E
USES USES USES USES
RESTURANT,
TAKE-OUT
RESTAURAN
T
NON- NON-
HAZARDOUS HAZARDOUS
SOLID SOLID
WASTE WASTE
PROCESSING PROCESSING
USE, NON- USE, NON-
HAZARDOUS HAZARDOUS
SOLID SOLID
RADIO OR RADIO OR WASTE WASTE RADIO OR RADIO OR
TELEVISION TELEVISION TRANSFER TRANSFER TELEVISION TELEVISION
BROADCASTI BROADCASTI USE, POWER USE, POWER BROADCASTI BROADCASTI
FREIGHT GENERATION GENERATION
NG AND NG AND NG AND NG AND CONVENIENC
CLASSIFICATI (FUEL (FUEL
TRANSMISSI TRANSMISSI TRANSMISSI TRANSMISSI E STORE
ON YARD COMBUSTIO COMBUSTIO
ON ON ON ON
ESTABLISHM ESTABLISHM N) USE, OR N) USE, OR ESTABLISHM ESTABLISHM
ENT ENT HAZARDOUS HAZARDOUS ENT ENT
WASTE WASTE
TRANSFER TRANSFER
USE FOR USE FOR
HAZARDOUS HAZARDOUS
WASTE WASTE
CHEMICALS CHEMICALS
OR OR
MANUFACTU MANUFACTU
RING RING
Appendix C
M3A M4A MBU L - OC
INTERMEDIA INTERMEDIA
RIES OR RIES OR
MEDICAL, MEDICAL,
VETERINARY VETERINARY
OR OR
PATHOLOGIC PATHOLOGIC
AL WASTE, AL WASTE,
OR OR
MECHANICAL MECHANICAL
STERILIZATIO STERILIZATIO
N, PROVIDED N, PROVIDED
SUCH USES SUCH USES
ARE ARE
LOCATED A LOCATED A
MINIMUM OF MINIMUM OF
300 METRES 300 METRES
FROM ALL FROM ALL
RESIDENTIAL RESIDENTIAL
ZONES, ZONES,
OPEN SPACE OPEN SPACE
ZONE - OS, ZONE - OS,
INSTITUTION INSTITUTION
AL ONE ZONE AL ONE ZONE
– I1 AND – I1 AND
AL TWO AL TWO
ZONE – I2. ZONE – I2.
NON- HAZARDOUS HAZARDOUS

HAZARDOUS WASTE WASTE
FURNITURE FURNITURE SOLID PROCESSING PROCESSING RECREATION RECREATION
AND OR WASTE USE FOR USE FOR AL FACILITY AL FACILITY COMMUNITY
APPLIANCE APPLIANCE PROCESSING HAZARDOUS HAZARDOUS OR OR CLUB
STORE STORE USE, NON- WASTE WASTE STRUCTURE STRUCTURE
HAZARDOUS CHEMICALS CHEMICALS
SOLID OR OR
Appendix C
M3A M4A MBU L - OC
WASTE MANUFACTU MANUFACTU

TRANSFER RING RING
USE, POWER INTERMEDIA INTERMEDIA
GENERATION RIES OR RIES OR
(FUEL MEDICAL, MEDICAL,
COMBUSTIO VETERINARY VETERINARY
N) USE, OR OR OR
HAZARDOUS PATHOLOGIC PATHOLOGIC
WASTE AL WASTE, AL WASTE,
TRANSFER PROVIDED PROVIDED
USE FOR SUCH USES SUCH USES
HAZARDOUS ARE ARE
WASTE LOCATED A LOCATED A
CHEMICALS MINIMUM OF MINIMUM OF
OR 1,000 1,000
MANUFACTU METRES METRES
RING FROM ALL FROM ALL
INTERMEDIA RESIDENTIAL RESIDENTIAL
RIES OR ZONES, ZONES,
MEDICAL, OPEN SPACE OPEN SPACE
VETERINARY ZONE - OS, ZONE - OS,
OR INSTITUTION INSTITUTION
PATHOLOGIC AL ONE ZONE AL ONE ZONE
AL WASTE, – I1 AND – I1 AND
MECHANICAL AL TWO AL TWO
STERILIZATIO ZONE – I2. ZONE – I2.
N, PROVIDED
SUCH USES
ARE
LOCATED A
MINIMUM OF
300 METRES
FROM ALL
RESIDENTIAL
ZONES,
Appendix C
M3A M4A MBU L - OC
OPEN SPACE
ZONE - OS,
INSTITUTION
AL ONE ZONE
– I1 AND
INSTITUTION
AL TWO
ZONE – I2.
HAZARDOUS
THERMAL THERMAL
WASTE
DEGRADATIO DEGRADATIO
PROCESSING
N (NON- N (NON-
USE FOR
ENERGY ENERGY
HAZARDOUS
PRODUCING) PRODUCING)
WASTE
USE AND USE AND
CHEMICALS
THERMAL THERMAL
OR
DEGRADATIO DEGRADATIO
MANUFACTU
N (ENERGY N (ENERGY
RING
FROM FROM
INTERMEDIA
WASTE) USE, WASTE) USE,
RECREATION RECREATION RIES OR RECREATION
PROVIDED PROVIDED
AL FACILITY AL FACILITY MEDICAL, COMMUNITY COMMUNITY AL FACILITY
SUCH USE IS SUCH USE IS
OR OR VETERINARY CLUB CLUB OR
LOCATED A LOCATED A
STRUCTURE STRUCTURE OR STRUCTURE
PATHOLOGIC
1,000 1,000
AL WASTE,
METRES METRES
PROVIDED
FROM ALL FROM ALL
SUCH USES
ARE
ZONES, ZONES,
LOCATED A
MINIMUM OF
1,000
METRES
AL ONE ZONE AL ONE ZONE
FROM ALL
– I1 AND – I1 AND
RESIDENTIAL
ZONES,
Appendix C
M3A M4A MBU L - OC
OPEN SPACE AL TWO AL TWO

ZONE - OS, ZONE – I2. ZONE –I2.
INSTITUTION
AL ONE ZONE
– I1 AND
INSTITUTION
AL TWO
ZONE – I2.
THERMAL THERMAL
DEGRADATIO DEGRADATIO THERMAL
N (NON- N DEGRADATIO
ENERGY (HAZARDOUS N
PRODUCING) WASTE) USE (HAZARDOUS
USE AND FOR WASTE) USE
THERMAL MEDICAL, FOR A
DEGRADATIO VETERINARY MEDICAL
N (ENERGY OR VETERINARY
FROM PATHOLOGIC OF
WASTE) USE, AL WASTE, PATHOLOGIC
PROVIDED PROVIDED AL WASTE,
COMMUNITY COMMUNITY SUCH USE IS SUCH USE IS PROVIDED ANIMAL ANIMAL HOTEL OR
CLUB CLUB LOCATED A LOCATED A SUCH USE IS HOSPITAL HOSPITAL MOTEL
MINIMUM OF MINIMUM OF LOCATED A
1,000 1,000 MINIMUM OF
METRES METRES 1,000
FROM ALL FROM ALL METRES
RESIDENTIAL RESIDENTIAL FROM ALL
ZONES, ZONES, RESIDENTIAL
OPEN SPACE OPEN SPACE ZONES,
ZONE - OS, ZONE - OS, OPEN SPACE
INSTITUTION INSTITUTION ZONE –I1
AL ONE ZONE AL ONE ZONE AND
– I1 AND – I1 AND INSTITUTION
Appendix C
M3A M4A MBU L - OC
AL TWO AL TWO
THERMAL
DEGRADATIO
N
(HAZARDOUS
WASTE) USE
FOR
MEDICAL,
VETERINARY
OR
PLACE OF PLACE OF
PATHOLOGIC
WORSHIP WORSHIP
AL WASTE,
ONLY WHEN ONLY WHEN
PROVIDED
LOCATED IN LOCATED IN
SUCH USE IS
NON- NON- A BUSINESS A BUSINESS
ANIMAL ANIMAL LOCATED A BANQUET
INDUSTRIAL INDUSTRIAL CORRIDOR CORRIDOR
HOSPITAL HOSPITAL MINIMUM OF HALL
USES USES AREA AS AREA AS
1,000
SHOWN ON SHOWN ON
METRES
SCHEDULE 6 SCHEDULE G
FROM ALL
TO THIS BY- TO THIS BY-
RESIDENTIAL
LAW LAW
ZONES,
OPEN SPACE
ZONE - OS,
INSTITUTION
AL ONE ZONE
– I1 AND
INSTITUTION
AL TWO
ZONE – I2.
PLACE OF PLACE OF NON- RADIO OR A RADIO OR

WORSHIP WORSHIP TELEVISION TELEVISION ACCESSORY ACCESSORY ANIMAL
INDUSTRIAL
ONLY WITHIN ONLY WITHIN BROADCASTI BROADCASTI USES USES HOSPITAL
USES
AREAS AREAS NG AND NG AND
Appendix C
M3A M4A MBU L - OC
SHOWN ON SHOWN ON TRANSMISSI TRANSMISSI

SCHEDULES SCHEDULES ON ON
G, H, AND I G, H AND I ESTABLISHM ESTABLISHM
ENT ENT
A RADIO OR
PLACE OF
TELEVISION
WORSHIP
BROADCASTI RECREATION RECREATION
ASSOCIATED ASSOCIATED ONLY WITHIN
ACCESSORY ACCESSORY NG AND AL FACILITY AL FACILITY
EDUCATION EDUCATIONA AREAS
USES USES TRANSMISSI OR OR
USE L USE SHOWN ON
ON STRUCTURE STRUCTURE
SCHEDULES
ESTABLISHM
G, H AND I
ENT
BUILDING
ASSOCIATED ASSOCIATED SUPPLIES
COMMUNITY COMMUNITY ASSOCIATED ASSOCIATED
EDUCATIONA EDUCATIONA SALES
CLUB CLUB OFFICE OFFICE
L USE L USE ESTABLISHM
ENT
RETAIL A RETAIL
OUTLET OUTLET
OPERATED OPERATED
IN IN
WITH A WITH A
RECREATION PARTICULAR PARTICULAR
ASSOCIATED ASSOCIATED AL FACILITY ANIMAL ANIMAL PURPOSE PURPOSE
OFFICE OFFICE OR HOSPITAL HOSPITAL PERMITTED PERMITTED
STRUCTURE BY (A)(1) AND BY (A)(1) AND
(A)(2) ABOVE (A)(2) ABOVE
PROVIDED PROVIDED
THAT THE THAT THE
TOTAL TOTAL
GROSS GROSS
COMMERCIA COMMERCIA
Appendix C
M3A M4A MBU L - OC
L FLOOR L FLOOR
AREA OF AREA OF
OUTLET IS OUTLET IS
NOT MORE NOT MORE
THAN 15% OF THAN 15% OF
THE TOTAL THE TOTAL
GROSS GROSS
FLOOR AREA FLOOR AREA
OF THE OF THE
USE USE
RETAIL RETAIL
OUTLET OUTLET
OPERATED OPERATED
IN IN
WITH A WITH A PLACE OF A PLACE OF
PARTICULAR PARTICULAR WORSHIP WORSHIP
PURPOSE PURPOSE ONLY WHEN ONLY WHEN
PERMITTED PERMITTED LOCATED IN LOCATED IN
BY BY A BUSINESS A BUSINESS
COMMUNITY
(INDUSTRIAL (INDUSTRIAL CORRIDOR CORRIDOR
CLUB
ABOVE) ABOVE) SHOWN ON SHOWN ON
PROVIDED PROVIDED SCHEDULE G SCHEDULE G
THAT THE THAT THE TO THIS BY TO THIS BY-
TOTAL TOTAL LAW LAW
GROSS GROSS
COMMERCIA COMMERCIA
L FLOOR L FLOOR
AREA OF AREA OF
Appendix C
M3A M4A MBU L - OC
OUTLET IS OUTLET IS
NOT MORE NOT MORE
THE TOTAL THE TOTAL
GROSS GROSS
FLOR AREA FLOR AREA
OF THE OF THE
USE USE
ANIMAL ACCESSORY ACCESSORY

HOSPITAL USES USES
PLACE OF
WORSHIP
ONLY WHEN
LOCATED IN
A BUSINESS ASSOCIATED ASSOCIATED
CORRIDOR EDUCATIONA EDUCATIONA
AREA AS L USE L USE
SHOWN ON
SCHEDULE G
TO THIS BY-
LAW
ACCESSORY ASSOCIATED ASSOCIATED

USES OFFICE OFFICE
A RETAIL
ASSOCIATED OUTLET A RETAIL
EDUCATIONA OPERATED OUTLET
L USE IN OPERATED
CONNECTION IN
WITH A
CONNECTION
PARTICULAR
PURPOSE WITH A
Appendix C
M3A M4A MBU L - OC
PERMITTED PARTICULAR
BY (A)(1) AND PURPOSE
(A)(3) ABOVE PERMITTED
PROVIDED
THAT THE BY (A)(1) AND
TOTAL (A)(3) ABOVE
GROSS PROVIDED
COMMERCIA THAT THE
L FLOOR TOTAL
AREA OF
THE RETAIL GROSS
OUTLET IS COMMERCIA
NOT MORE L FLOOR
THAN 15% OF AREA OF
THE TOTAL THE RETAIL
GROSS
INDUSTRIAL OUTLET IS
FLOOR AREA NOT MORE
OF THE THAN 15% OF
PARTICULAR THE TOTAL
INDUSTRIAL GROSS
USE
INDUSTRIAL
FLOOR AREA
OF THE
PARTICULAR
INDUSTRIAL
USE
ASSOCIATED THERMAL THERMAL

OFFICE DEGRADATIO DEGRADATIO
N (ENERGY N (ENERGY
FROM FROM
WASTE) USE WASTE) USE,
PROVIDED PROVIDED
THAT THE THAT THE
SOURCE OF SOURCE OF
WASTE WASTE
INPUT INTO INPUT INTO
THE ENERGY THE ENERGY
Appendix C
M3A M4A MBU L - OC
GENERATION GENERATION
IS A BY- IS A BY-
PRODUCT OF PRODUCT OF
THE THE
PRIMARY PRIMARY
USE OF THE USE OF THE
SITE AND IS SITE AND IS
NOT A NOT A
HAZARDOUS HAZARDOUS
WASTE WASTE
RETAIL
OUTLET
OPERATED
IN
CONNECTION
WITH A
PARTICULAR
PURPOSE
PERMITTED
BY (A)(1) AND
(A)(3) ABOVE
PROVIDED
THAT THE
TOTAL
GROSS
COMMERCIA
L FLOOR
AREA OF
THE RETAIL
OUTLET IS
NOT MORE
THAN 15% OF
THE TOTAL
GROSS
INDUSTRIAL
Appendix C
M3A M4A MBU L - OC
FLOOR AREA
OF THE
PARTICULAR
INDUSTRIAL
USE
THERMAL
DEGRADATIO
N (ENERGY
FROM
WASTE) USE
PROVIDED
THAT THE
SOURCE OF
WASTE
INPUT INTO
THE ENERGY
GENERATION
IS A BY-
PRODUCT OF
THE
PRIMARY
USE OF THE
SITE AND IS
NOT A
HAZARDOUS
WASTE.
Appendix C
APPENDIX C: COMPARISON OF PERMITTED USES (BUSINESS CORRIDOR)
LEGEND:

Plan)
BUSINESS CORRIDOR INDUSTRIAL INDUSTRIAL INDUSTRIAL INDUSTRIAL INDUSTRIAL INDUSTRIAL INDUSTRIAL INDUSTRIAL OFFICE
DESIGNATION ONE – M1 ONE A – M1A TWO – M2 THREE – M3 THREE A – 4– M4 FOUR A – BUSINESS - COMMERCIA
M3A M4A MBU L - OC
 Office uses MANUFACTU THE THE THE THE THE

RING, MANUFACTU MANUFACTU MANUFACTU MANUFACTU MANUFACTU
 Prestige industrial CLEANING RING, RING, RING, RING, RING,
PACKAGING, CLEANING, THE CLEANING, CLEANING, CLEANING, CLEANING,
 Mixed
PROCESSING PACKAGING, MANUFACTU PACKAGING, PACKAGING, PACKAGING, PACKAGING,
commercial/industrial
, REPAIRING, PROCESSING RING, PROCESSING PROCESSING PROCESSING PROCESSING
 Highway commercial OR , REPAIRING, CLEANING, , REPAIRING, , REPAIRING, , REPAIRING, , REPAIRING,
ASSEMBLY OR PACKAGING, OR OR OR OR
 Service commercial PROCESSING
OF GOODS, ASSEMBLY ASSEMBLY ASSEMBLY ASSEMBLY ASSEMBLY
 Business FOODS OR OF GOODS, , REPAIRING, OF GOODS, OF GOODS, OF GOODS, OF GOODS,
MATERIALS FOODS OR OR FOODS OR FOODS OR FOODS OR FOODS OR
Restricted uses: ASSEMBLY
WITHIN AN MATERIALS MATERIALS MATERIALS MATERIALS MATERIALS
OF GOODS,
 Major offices ENCLOSED WITHIN AN WITHIN AN WITHIN AN WITHIN AN WITHIN AN OFFICE OFFICE
BUILDING, ENCLOSED FOODS OR ENCLOSED ENCLOSED ENCLOSED ENCLOSED
 Retail uses INCLUDING A BUILDING, MATERIALS BUILDING, BUILDING, BUILDING, BUILDING,
MOTOR BUT INCLUDING A BUT BUT BUT BUT
 Restaurant uses
VEHICLE EXCLUDING MOTOR EXCLUDING EXCLUDING EXCLUDING EXCLUDING
 Industrial uses REPAIR A MOTOR VEHICLE A MOTOR A MOTOR A MOTOR A MOTOR
SHOP, BUT VEHICLE REPAIR VEHICLE VEHICLE VEHICLE VEHICLE
 Entertainment uses SHOP AND A
EXCLUDING REPAIR AND REPAIR REPAIR REPAIR REPAIR
MOTOR
 Hotels and motels A MOTOR A MOTOR SHOP AND A SHOP AND A SHOP AND A SHOP AND A
VEHICLE VEHICLE VEHICLE MOTOR MOTOR MOTOR MOTOR
 Places of worship BODY SHOP BODY SHOP BODY SHOP VEHICLE VEHICLE VEHICLE VEHICLE
 Supportive housing AS A AS A BODY SHOP BODY SHOP BODY SHOP BODY SHOP
facilities PRINCIPLE PRINCIPAL AS A AS A AS A AS A
OR OR PRINCIPAL PRINCIPAL PRINCIPAL PRINCIPAL
Appendix C
M3A M4A MBU L - OC
ACCESSORY ACCESSORY OR OR OR OR
USE. USE ACCESSORY ACCESSORY ACCESSORY ACCESSORY
USE USE USE USE
NON-
OBNOXIOUS
INDUSTRIAL
USES
INVOLVING
THE
MANUFACTU
RE AND
STORAGE OF
GOODS AND
MATERIALS
IN THE OPEN INDUSTRIAL INDUSTRIAL
AND SUCH USES USES
BANK, TRUST
USES AS THE INVOLVING INVOLVING BANK, TRUST
PRINTING PRINTING PRINTING PRINTING COMPANY,
STORAGE, THE THE COMPANY,
ESTABLISHM ESTABLISHM ESTABLISHM ESTABLISHM OR
REPAIR AND STORAGE OF STORAGE OF FINANCIAL
ENT ENT ENT ENT FINANCIAL
RENTAL GOODS AND GOODS AND INSTITUTION
INSTITUTION
EQUIPMENT, MATERIALS MATERIALS
AND A IN THE OPEN IN THE OPEN
TRANSPORT
TERMINAL,
BUT NOT
INCLUDING A
JUNK YARD,
SALVAGE
YARD,
WRECKING
YARD,
QUARRY OR
PIT
Appendix C
M3A M4A MBU L - OC
PRINTING PRINTING PRINTING PERSONAL

WAREHOUSE WAREHOUSE ESTABLISHM ESTABLISHM ESTABLISHM WAREHOUSE WAREHOUSE SERVICE
ENT ENT ENT SHOP
DRY
CLEANING
AND
PARKING LOT PARKING LOT WAREHOUSE WAREHOUSE WAREHOUSE PARKING LOT PARKING LOT
LAUNDRY
ESTABLISHM
ENT
DINING
ROOM
RESTAURAN
T,
NON- NON- NON- NON-
CONVENIENC
INDUSTRIAL INDUSTRIAL PARKING LOT PARKING LOT PARKING LOT INDUSTRIAL INDUSTRIAL
E
USES USES USES USES
RESTURANT,
TAKE-OUT
RESTAURAN
T
NON- NON-
HAZARDOUS HAZARDOUS
RADIO OR RADIO OR SOLID SOLID RADIO OR RADIO OR
TELEVISION TELEVISION WASTE WASTE TELEVISION TELEVISION
BROADCASTI BROADCASTI PROCESSING PROCESSING BROADCASTI BROADCASTI
FREIGHT USE, NON- USE, NON-
NG AND NG AND NG AND NG AND CONVENIENC
CLASSIFICAT HAZARDOUS HAZARDOUS
TRANSMISSI TRANSMISSI TRANSMISSI TRANSMISSI E STORE
ION YARD SOLID SOLID
ON ON ON ON
ESTABLISHM ESTABLISHM WASTE WASTE ESTABLISHM ESTABLISHM
ENT ENT TRANSFER TRANSFER ENT ENT
USE, POWER USE, POWER
(FUEL (FUEL
Appendix C
M3A M4A MBU L - OC
COMBUSTIO COMBUSTIO
N) USE, OR N) USE, OR
HAZARDOUS HAZARDOUS
WASTE WASTE
TRANSFER TRANSFER
USE FOR USE FOR
HAZARDOUS HAZARDOUS
WASTE WASTE
CHEMICALS CHEMICALS
OR OR
MANUFACTU MANUFACTU
RING RING
INTERMEDIA INTERMEDIA
RIES OR RIES OR
MEDICAL, MEDICAL,
VETERINARY VETERINARY
OR OR
PATHOLOGIC PATHOLOGIC
AL WASTE, AL WASTE,
OR OR
MECHANICAL MECHANICAL
STERILIZATI STERILIZATI
ON, ON,
PROVIDED PROVIDED
SUCH USES SUCH USES
ARE ARE
LOCATED A LOCATED A
300 METRES 300 METRES
FROM ALL FROM ALL
ZONES, ZONES,
AL ONE AL ONE
Appendix C
M3A M4A MBU L - OC
ZONE – I1 ZONE – I1
AND AND
AL TWO AL TWO
NON- HAZARDOUS HAZARDOUS

HAZARDOUS WASTE WASTE
SOLID PROCESSING PROCESSING
WASTE USE FOR USE FOR
PROCESSING HAZARDOUS HAZARDOUS
USE, NON- WASTE WASTE
HAZARDOUS CHEMICALS CHEMICALS
SOLID OR OR
WASTE MANUFACTU MANUFACTU
TRANSFER RING RING
USE, POWER INTERMEDIA INTERMEDIA
GENERATION RIES OR RIES OR
(FUEL MEDICAL, MEDICAL,
FURNITURE FURNITURE COMBUSTIO VETERINARY VETERINARY RECREATION RECREATION
AND OR N) USE, OR OR OR AL FACILITY AL FACILITY COMMUNITY
APPLIANCE APPLIANCE HAZARDOUS PATHOLOGIC PATHOLOGIC OR OR CLUB
STORE STORE WASTE AL WASTE, AL WASTE, STRUCTURE STRUCTURE
TRANSFER PROVIDED PROVIDED
USE FOR SUCH USES SUCH USES
HAZARDOUS ARE ARE
WASTE LOCATED A LOCATED A
CHEMICALS MINIMUM OF MINIMUM OF
OR 1,000 1,000
MANUFACTU METRES METRES
RING FROM ALL FROM ALL
INTERMEDIA RESIDENTIAL RESIDENTIAL
RIES OR ZONES, ZONES,
MEDICAL, OPEN SPACE OPEN SPACE
VETERINARY ZONE - OS, ZONE - OS,
Appendix C
M3A M4A MBU L - OC
PATHOLOGIC AL ONE AL ONE

AL WASTE, ZONE – I1 ZONE – I1
OR AND AND
MECHANICAL INSTITUTION INSTITUTION
STERILIZATI AL TWO AL TWO
ON, ZONE – I2. ZONE – I2.
PROVIDED
SUCH USES
ARE
LOCATED A
MINIMUM OF
300 METRES
FROM ALL
RESIDENTIAL
ZONES,
OPEN SPACE
ZONE - OS,
INSTITUTION
AL ONE
ZONE – I1
AND
INSTITUTION
AL TWO
ZONE – I2.
HAZARDOUS THERMAL THERMAL

WASTE DEGRADATIO DEGRADATIO
PROCESSING N (NON- N (NON-
RECREATION RECREATION USE FOR ENERGY ENERGY RECREATION
AL FACILITY AL FACILITY HAZARDOUS PRODUCING) PRODUCING) COMMUNITY COMMUNITY AL FACILITY
OR OR WASTE USE AND USE AND CLUB CLUB OR
STRUCTURE STRUCTURE CHEMICALS THERMAL THERMAL STRUCTURE
OR DEGRADATIO DEGRADATIO
MANUFACTU N (ENERGY N (ENERGY
RING FROM FROM
INTERMEDIA WASTE) USE, WASTE) USE,
Appendix C
M3A M4A MBU L - OC
RIES OR PROVIDED PROVIDED

MEDICAL, SUCH USE IS SUCH USE IS
VETERINARY LOCATED A LOCATED A
OR MINIMUM OF MINIMUM OF
PATHOLOGIC 1,000 1,000
AL WASTE, METRES METRES
PROVIDED FROM ALL FROM ALL
SUCH USES RESIDENTIAL RESIDENTIAL
ARE ZONES, ZONES,
LOCATED A OPEN SPACE OPEN SPACE
MINIMUM OF ZONE - OS, ZONE - OS,
1,000 INSTITUTION INSTITUTION
METRES AL ONE AL ONE
FROM ALL ZONE – I1 ZONE – I1
RESIDENTIAL AND AND
ZONES, INSTITUTION INSTITUTION
OPEN SPACE AL TWO AL TWO
ZONE - OS, ZONE – I2. ZONE –I2.
INSTITUTION
AL ONE
ZONE – I1
AND
INSTITUTION
AL TWO
ZONE – I2.
THERMAL THERMAL THERMAL

DEGRADATIO DEGRADATIO DEGRADATIO
N (NON- N N
ENERGY (HAZARDOUS (HAZARDOUS
COMMUNITY COMMUNITY PRODUCING) WASTE) USE WASTE) USE ANIMAL ANIMAL HOTEL OR
CLUB CLUB USE AND FOR FOR A HOSPITAL HOSPITAL MOTEL
THERMAL MEDICAL, MEDICAL
DEGRADATIO VETERINARY VETERINARY
N (ENERGY OR OF
FROM PATHOLOGIC PATHOLOGIC
Appendix C
M3A M4A MBU L - OC
WASTE) USE, AL WASTE, AL WASTE,

PROVIDED PROVIDED PROVIDED
SUCH USE IS SUCH USE IS SUCH USE IS
LOCATED A LOCATED A LOCATED A
MINIMUM OF MINIMUM OF MINIMUM OF
1,000 1,000 1,000
METRES METRES METRES
FROM ALL FROM ALL FROM ALL
RESIDENTIAL RESIDENTIAL RESIDENTIAL
ZONES, ZONES, ZONES,
OPEN SPACE OPEN SPACE OPEN SPACE
ZONE - OS, ZONE - OS, ZONE –I1
INSTITUTION INSTITUTION AND
AL ONE AL ONE INSTITUTION
ZONE – I1 ZONE – I1
AND AND
AL TWO AL TWO
THERMAL
DEGRADATIO
N PLACE OF PLACE OF
(HAZARDOUS WORSHIP WORSHIP
WASTE) USE ONLY WHEN ONLY WHEN
FOR LOCATED IN LOCATED IN
MEDICAL, NON- NON- A BUSINESS A BUSINESS
ANIMAL ANIMAL VETERINARY BANQUET
INDUSTRIAL INDUSTRIAL CORRIDOR CORRIDOR
HOSPITAL HOSPITAL OR HALL
PATHOLOGIC SHOWN ON SHOWN ON
AL WASTE, SCHEDULE 6 SCHEDULE G
PROVIDED TO THIS BY- TO THIS BY-
SUCH USE IS LAW LAW
LOCATED A
MINIMUM OF
1,000
Appendix C
M3A M4A MBU L - OC
METRES
FROM ALL
RESIDENTIAL
ZONES,
OPEN SPACE
ZONE - OS,
INSTITUTION
AL ONE
ZONE – I1
AND
INSTITUTION
AL TWO
ZONE – I2.
RADIO OR A RADIO OR
PLACE OF PLACE OF
TELEVISION TELEVISION
WORSHIP WORSHIP
BROADCASTI BROADCASTI
ONLY WITHIN ONLY WITHIN NON-
NG AND NG AND ACCESSORY ACCESSORY ANIMAL
AREAS AREAS INDUSTRIAL
TRANSMISSI TRANSMISSI USES USES HOSPITAL
SHOWN ON SHOWN ON USES
ON ON
SCHEDULES SCHEDULES
ESTABLISHM ESTABLISHM
G, H, AND I G, H AND I
ENT ENT
A RADIO OR
PLACE OF
TELEVISION
WORSHIP
BROADCASTI RECREATION RECREATION
ASSOCIATED ASSOCIATED ONLY WITHIN
ACCESSORY ACCESSORY NG AND AL FACILITY AL FACILITY
EDUCATION EDUCATIONA AREAS
USES USES TRANSMISSI OR OR
USE L USE SHOWN ON
ON STRUCTURE STRUCTURE
SCHEDULES
ESTABLISHM
G, H AND I
ENT
ASSOCIATED ASSOCIATED BUILDING COMMUNITY COMMUNITY ASSOCIATED ASSOCIATED

EDUCATIONA EDUCATIONA SUPPLIES CLUB CLUB OFFICE OFFICE
L USE L USE SALES
Appendix C
M3A M4A MBU L - OC
ESTABLISHM
ENT
RETAIL A RETAIL
OUTLET OUTLET
OPERATED OPERATED
IN IN
WITH A WITH A
PURPOSE PURPOSE
PERMITTED PERMITTED
BY (A)(1) AND BY (A)(1) AND
PROVIDED PROVIDED
THAT THE THAT THE
RECREATION TOTAL TOTAL
ASSOCIATED ASSOCIATED AL FACILITY ANIMAL ANIMAL GROSS GROSS
OFFICE OFFICE OR HOSPITAL HOSPITAL COMMERCIA COMMERCIA
STRUCTURE L FLOOR L FLOOR
AREA OF AREA OF
OUTLET IS OUTLET IS
NOT MORE NOT MORE
THE TOTAL THE TOTAL
GROSS GROSS
OF THE OF THE
USE USE
RETAIL RETAIL COMMUNITY PLACE OF A PLACE OF

OUTLET OUTLET CLUB WORSHIP WORSHIP
Appendix C
M3A M4A MBU L - OC
OPERATED OPERATED ONLY WHEN ONLY WHEN

IN IN LOCATED IN LOCATED IN
CONNECTION CONNECTION A BUSINESS A BUSINESS
WITH A WITH A CORRIDOR CORRIDOR
PARTICULAR PARTICULAR AREA AS AREA AS
PURPOSE PURPOSE SHOWN ON SHOWN ON
PERMITTED PERMITTED SCHEDULE G SCHEDULE G
BY BY TO THIS BY TO THIS BY-
(INDUSTRIAL (INDUSTRIAL LAW LAW
USES USES
ABOVE) ABOVE)
PROVIDED PROVIDED
THAT THE THAT THE
TOTAL TOTAL
GROSS GROSS
COMMERCIA COMMERCIA
L FLOOR L FLOOR
AREA OF AREA OF
OUTLET IS OUTLET IS
NOT MORE NOT MORE
THE TOTAL THE TOTAL
GROSS GROSS
FLOR AREA FLOR AREA
OF THE OF THE
USE USE
ANIMAL ACCESSORY ACCESSORY

HOSPITAL USES USES
Appendix C
M3A M4A MBU L - OC
PLACE OF
WORSHIP
ONLY WHEN
LOCATED IN
A BUSINESS ASSOCIATED ASSOCIATED
CORRIDOR EDUCATIONA EDUCATIONA
AREA AS L USE L USE
SHOWN ON
SCHEDULE G
TO THIS BY-
LAW
ACCESSORY ASSOCIATED ASSOCIATED

USES OFFICE OFFICE
ASSOCIATED A RETAIL A RETAIL

EDUCATIONA OUTLET OUTLET
L USE OPERATED OPERATED
IN IN
WITH A WITH A
PURPOSE PURPOSE
PERMITTED PERMITTED
BY (A)(1) AND BY (A)(1) AND
PROVIDED PROVIDED
THAT THE THAT THE
TOTAL TOTAL
GROSS GROSS
COMMERCIA COMMERCIA
L FLOOR L FLOOR
AREA OF AREA OF
OUTLET IS OUTLET IS
NOT MORE NOT MORE
Appendix C
M3A M4A MBU L - OC

THE TOTAL THE TOTAL
GROSS GROSS
OF THE OF THE
USE USE
ASSOCIATED THERMAL THERMAL

OFFICE DEGRADATIO DEGRADATIO
N (ENERGY N (ENERGY
FROM FROM
WASTE) USE WASTE) USE,
PROVIDED PROVIDED
THAT THE THAT THE
SOURCE OF SOURCE OF
WASTE WASTE
INPUT INTO INPUT INTO
THE ENERGY THE ENERGY
IS A BY- IS A BY-
PRODUCT OF PRODUCT OF
THE THE
PRIMARY PRIMARY
USE OF THE USE OF THE
SITE AND IS SITE AND IS
NOT A NOT A
HAZARDOUS HAZARDOUS
WASTE WASTE
RETAIL
OUTLET
OPERATED
IN
Appendix C
M3A M4A MBU L - OC
CONNECTION
WITH A
PARTICULAR
PURPOSE
PERMITTED
BY (A)(1) AND
(A)(3) ABOVE
PROVIDED
THAT THE
TOTAL
GROSS
COMMERCIA
L FLOOR
AREA OF
THE RETAIL
OUTLET IS
NOT MORE
THAN 15% OF
THE TOTAL
GROSS
INDUSTRIAL
FLOOR AREA
OF THE
PARTICULAR
INDUSTRIAL
USE
THERMAL
DEGRADATIO
N (ENERGY
FROM
WASTE) USE
PROVIDED
THAT THE
SOURCE OF
WASTE
Appendix C
M3A M4A MBU L - OC
INPUT INTO
THE ENERGY
GENERATION
IS A BY-
PRODUCT OF
THE
PRIMARY
USE OF THE
SITE AND IS
NOT A
HAZARDOUS
WASTE.

TP4 - Employment Areas (Draft)

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CITY OF BRAMPTON

COMPREHENSIVE ZONING BY-LAW REVIEW

DRAFT | MAY 2018

4.2 Review of Permitted Uses and Zone Standards ......................................................................... 22

Appendix B: Illustration of Zoning in the Employment Areas

Appendix C: Analysis of Permitted Use Conformity

provisions currently being implemented through

Section 3 analyzes employment

Section 4 identifies conclusions, options

The Official Plan also contains policy to guide

‘Industrial, and related employment uses Restaurant uses (restricted number,

worship less than and greater than Manufacturing

area for visually pleasing finished Hotels

competes with other municipalities in the

The Report also includes a review of existing

Appendix B illustrates the current zoning

may need to be restricted to ensure 3.3.2 Industrial Designation

Inclusivity: It is important for Zoning Nomenclature and

designations of the Official Plan. There Table 4 – Comparison of Brampton M1 Zone

Brampton Oakville E2 Employment zone categories. This analysis

The City of Mississauga Zoning By-law 0225-

Brampton Mississauga Table 6 – Comparison of Brampton OC Zone

Max Floor Not specified 1.0

Outside Not Not permitted

3.5.4 Analysis this may be to avoid point source or fugitive air

Sensitive development is to be directed Section 30.9 establishes that waste transfer or

The direction of waste management Table 7 reviews the required minimum

be an appropriate mechanism for implementing Industrial Zone. A 300.0m minimum

Zoning By-law 270-2004 permits as-of-

Minimum distance separation for waste

In conclusion, it appears the City’s separation

An alternative approach is to be more restrictive

uses are more limited compared with

4.2 Review of Permitted Uses and

Some of the employment uses in

The readability of the Zoning By-law will

Some of the lot and building

Further, Section 3.6 included a review of

APPENDIX C: COMPARISON OF PERMITTED USES (OFFICE)

Use is not permitted Use is restricted/subject to

NON-INDUSTRIAL NON-INDUSTRIAL NON-INDUSTRIAL NON-INDUSTRIAL

APPENDIX C: COMPARISON OF PERMITTED USES (INDUSTRIAL)

Use is not permitted Use is restricted/subject to

 Industrial THE THE THE THE

NON- INDUSTRIAL INDUSTRIAL BANK,

MANUFACTU MATERIALS MATERIALS FINANCIAL

PRINTING PRINTING PRINTING PERSONAL

NON- HAZARDOUS HAZARDOUS

WASTE MANUFACTU MANUFACTU

OPEN SPACE AL TWO AL TWO

PLACE OF PLACE OF NON- RADIO OR A RADIO OR

SHOWN ON SHOWN ON TRANSMISSI TRANSMISSI

ANIMAL ACCESSORY ACCESSORY

ACCESSORY ASSOCIATED ASSOCIATED

ASSOCIATED THERMAL THERMAL

APPENDIX C: COMPARISON OF PERMITTED USES (BUSINESS CORRIDOR)

Use is not permitted Use is restricted/subject to

 Office uses MANUFACTU THE THE THE THE THE

PRINTING PRINTING PRINTING PERSONAL

NON- HAZARDOUS HAZARDOUS

PATHOLOGIC AL ONE AL ONE

HAZARDOUS THERMAL THERMAL

RIES OR PROVIDED PROVIDED