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HomeMy WebLinkAboutJanuary 16, 2013Committee of Adjustment Agenda Meeting Number: 1 Date: Wednesday, January 16, 2013 (I) Adoption of Agenda (II) Adoption of Minutes from December 19, 2012 (Ill) Reports 1. PICA 01113 to PICA 08113 & PICA 11113 Maddy Developments Inc. 1290 Old Orchard Avenue Committee of Adjustment Agenda Wednesday, January 16, 2013 7:00pm Main Committee Room Page Number 1-5 6-19 (Lot 8 and Part Lot 7 & 9, Plan 432, Part 1, 40R-27217) City of Pickering 2. PICA 09113 -Pickering-Brock Centre Inc. 1805 Pickering Parkway (Part Lot 17, Concession 1, Part 2, 40R-20443) City of Pickering (IV) Adjournment 20-24 Accessible •-- PICKE~G For information related to accessibility requirements please contact Lesley Dunne T. 905.420.4660, extension 2024 TTY 905.420.1739 Email ldunne@pickering.ca Pending Adoption Present: Tom Copeland David Johnson -Chair Eric Newton -Vice-Chair Bill Utton Shirley Van Steen Also Present: Mila Yeung, Assistant Secretary-Treasurer Lesley Dunne, Assistant Secretary-Treasurer (I) Adoption of Agenda Moved by Bill Utton Seconded by Eric Newton Committee of Adjustment Meeting Minutes Wednesday, December 19, 2012 0 l 7:04pm Main Committee Room That the agenda for the Wednesday, December 19, 2012 meeting be adopted. (II) Adoption of Minutes Moved by Eric Newton Seconded by Bill Utton Carried Unanimously That the minutes of the 15th meeting of the Committee of Adjustment held Wednesday, November 28, 2012 be adopted as amended. Carried Unanimously 1 Committee of Adjustment Meeting Minutes 0 2 Wednesday, December 19, 2012 7:04pm Main Committee Room (Ill) Reports 1. PICA 63112 to PICA 70112 -Highglen Homes Limited 558-562 Rosebank Road (Part of Lot 94, Plan 350, Part 3, Plan 40R-7465) City of Pickering The applicant requests relief from Zoning By-law 2511 to permit maximum lot coverages of 38 percent and minimum side yard widths of 1.2 metres along the length of the garage on eight proposed lots for single detached dwellings created through land division applications (file numbers LD 076112 to LD 082112), whereas the by-law requires a maximum lot coverage of 33 percent and a minimum side yard width of 1.5 metres. The applicant requests approval of these variances in order to obtain building permits for eight proposed detached dwellings. M. Yeung, Assistant Secretary-Treasurer outlined comments received from the City of Pickering Planning & Development Department recommending approval subject to conditions. Written comments were also received from the City's Development Control Manager indicating the side yard widths of 1.5 metres should be maintained adjacent to existing dwellings. John Perciasepe, owner, was present to represent the application. John McArthur of 545 Dahlia Crescent was present in support of the application. Moved by Shirley Van Steen Seconded by Tom Copeland That application PICA 63112 to PICA 70112 by Highglen Homes Limited, be Approved on the grounds that the maximum lot coverages of 38 percent and minimum side yard widths of 1.2 metres on eight proposed lots for detached dwellings are minor variances that are desirable for the appropriate development of the land, and in keeping with the general intent and purpose of the Official Plan and the Zoning By-law, subject to the following conditions: 1. That these variances apply only to the proposed detached dwellings, as generally sited and outlined on the applicant's submitted plans. 2. That the side yard width of 1.2 metres is only permitted along the length of the garage. 2 Committee of Adjustment Meeting Minutes Wednesday, December 19, 2012 7:04pm Main Committee Room 3. That Land Division Applications (LD 076/12 to LD 082/12) are finalized and the proposed lots created. 4. That the applicant obtains building permits for the proposed dwellings by December 19, 2014, or this decision shall become null and void. 2. PICA 71/12-L. & P. Cummins 1796 Fairport Road (Part Lot 5, Plan 820, Part 2, 40R-25432) City of Pickering Carried Unanimously The applicant requests relief from Zoning By-law 3036 to permit a side yard width of 1.2 metres to a proposed uncovered deck in the side yard, whereas the by-law requires a side yard width of 1.8 metres. The applicant requests approval of this variance in order to obtain a building permit for the uncovered deck. M. Yeung, Assistant Secretary-Treasurer outlined comments received from the City of Pickering Planning & Development Department recommending approval subject to conditions. Written comments were received from the City's Development Control Manager expressing no concerns. Written comments were received from the Region of Durham's Health Department indicating no objection to the application. Written comments were also received from Rick Naughton of 1798 Fairport Road indicating they will not object to the application on the condition that a privacy fence is built. Correspondence received from Rick Naughton notes he has spoken with the owners of the subject property and they have agreed to build a privacy fence. Leslee Cummins, owner, was present to represent the application. Rick Naughton was present in favour of the application providing the privacy fence is built. Leslee Cummins indicated she has spoken with her neighbour at 1798 Fairport Road and has agreed to build a privacy fence that will be cost shared. 3 (l r .: 't Committee of Adjustment Meeting Minutes Wednesday, December 19, 2012 7:04pm Main Committee Room Moved by Eric Newton Seconded by Bill Utton That application PICA 71/12 by L & P. Cummins, be Approved on the grounds that the side yard width of 1.2 metres to a proposed uncovered deck in the side yard is a minor variance that is desirable for the appropriate development of the land, and in keeping with the general intent and purpose of the Official Plan and the Zoning By-law, subject to the following conditions: 1. That this variance apply only to the proposed uncovered deck, as generally sited and outlined on the applicant's submitted plans. 2. That the applicant obtain a building permit for the proposed construction by December 19, 2014, or this decision shall become null and void. (IV) Other Business 1. Appointment of Chairperson Moved by Tom Copeland Seconded by Shirley Van Steen Carried Unanimously That David Johnson be appointed as Chairperson for the 2013 term. 2. Appointment of Vice Chairperson Moved by Bill Utton Seconded by Eric Newton Carried Unanimously That Shirley Van Steen be appointed as Vice Chairperson for the 2013 term. Carried Unanimously 4 Committee of Adjustment Meeting Minutes Wednesday, December 19, 2012 0 5 7:04pm Main Committee Room (V) Adjournment Date Chair Moved by Bill Utton Seconded by Eric Newton That the 16th meeting of the 2012 Committee of Adjustment be adjourned at 7:18 pm and the next meeting of the Committee of Adjustment be held on Wednesday, January 16, 2013. Carried Unanimously Assistant Secretary-Treasurer 5 '. "" :'b From: Nilesh Surti, MCIP, RPP Report to Committee of Adjustment Application Number: PICA 01113 to PICA 08113 & PICA 11113 Meeting Date: January 16, 2013 Manager, Development Review & Urban Design Subject: Committee of Adjustment Applications PICA 01113 to PICA 08113 and PICA 11113 Application: Maddy Development Inc. 1290 Old Orchard Avenue The applicant requests relief from the following provisions of Zoning By-law 2511, as amended by By-law 6375104 and 7201112: • to permit covered porches to project 1.5 metres into the front yard for Lots 1 to 5, inclusively, and Lot 16, whereas the by-law requires uncovered platforms less than 1.0 metre in height may project 1.5 metres into the front yard • to permit covered porches to be located 1.5 metres outside of the building envelope for Lots 1 to 4, inclusively, whereas the by-law requires all buildings and structures shall be located entirely within the building envelope • to permit a front yard depth of 2.5 metres and a flankage side yard width of 1.9 metres to a covered porch for Lot 6, whereas the by-law requires a minimum front yard depth of 6.0 metres and a minimum flankage side yard of 2.7 metres • to permit a front yard depth of 3.9 metres and a flankage side yard width of 2.4 metres to a covered porch for Lot 15, whereas the by-law requires a minimum front yard depth of 6.0 metres and a flankage side yard width of 2.7 metres • to permit a building containing a water meter room and mailboxes to be located outside the building envelope and setback 3.7 metres from the south property line on the common element lands, whereas the by-law requires all buildings and structures shall be located entirely within the building envelope and a minimum south property line setback of 8.0 metres The applicant has requested these minor variances in order to obtain building permits for the construction of a building containing a water meter room and mailboxes, and 8 proposed detached dwellings with covered porches. Report PICA 01113 to PICA 08113 and PICA 11113 January 16, 2013 Page 2 Recommendation: The Planning & Development Department considers the proposed 8 lots for detached dwellings and the common element lands requiring the following variances: • to permit covered porches to project 1.5 metres into the front yard for Lots 1 to 5, inclusively, and Lot 16; • to permit covered porches to be located 1.5 metres outside of the building envelope for Lots 1 to 4, inclusively; • to permit a front yard depth of 2.5 metres and a flankage side yard width of 1.9 metres to a covered porch for Lot 6; • to permit a front yard depth of 3.9 metres and a flankage side yard width of 2.4 metres to a covered porch for Lot 15; and • to permit a building containing a water meter room and mailboxes to be located outside the building envelope and setback 3. 7 metres from the south property line on the common element lands, to be minor in nature, desirable for the appropriate development of the lands, and in keeping with the general intent and purpose of the Official Plan and the Zoning By-law, and therefore recommends Approval of the proposed variances, subject to the following conditions: 1. That the requested variances apply only to the building containing the meter room and mailboxes, and on the 8 detached dwellings with the covered porches on Lots 1 to 6, inclusively, and Lots 15 & 16, as generally sited and outlined on the applicant's submitted plans. 2. That the applicant obtains site plan approval for the proposed development by January 16, 2015, or this decision shall become null and void. 3. That the applicant obtains building permits for the proposed building containing the water meter room and mailboxes, and the 8 detached dwellings with covered porches, by January 16, 2015, or this decision shall become null and void. '"l7 ;-,. '·· ns Report PICA 01/13 to PICA 08/13 and PICA 11/13 January 16, 2013 Page 3 Background: A Draft Plan of Subdivision and a Zoning By-law Amendment were approved by Council on March 26, 2012 to permit the development of a common element condominium consisting of 16 lots for detached dwellings fronting on a private road. Subsequently, the applicant has submitted a site plan application providing further details regarding lot siting, grading, landscaping and building elevations. Upon review of the application, staff identified several minor variances in order to facilitate the development of this proposal. The proposed relief from the by-law deals with specific requirements including encroachment of covered porches into the front yard, reducing the front yard and flankage side yard setbacks, and permitting covered porches and a building containing a meter room and mailboxes to be located outside the building envelope. Comment: Official Plan and Zoning By-law Pickering Official Plan -"Urban Residential Area -Low Density Areas" within the Bay Ridges Neighbourhood Zoning By-law 2511 -"MD-S-SD"-6375/04 and 7201/12 Requested Variances: Uncovered Platforms Projecting into required Front Yard (Lots 1 to 5 & 16) • the by-law requires uncovered steps or platforms not exceeding 1.0 metre in height above grade to project not more than 1.5 metres into the required front yard • the intent of this provision is to provide the opportunity for any stairs and/or a landing platform to encroach into the front yard when needed, to ensure adequate buffer space between buildings and street activity is provided, and to ensure an adequate landscaped area within the front yard is also provided • the variance for covered porches to project 1.5 metres into the front yard provides a landing platform in the front yard, adequate buffer space between buildings and street activity, and adequate landscaped area • the proposed building elevations with covered porches provides an enhanced architectural building fagade fronting onto Old Orchard Avenue and onto the common element private road • the proposed covered porches maintains a common and consistent streetscape and building fagade within the entire development • the proposed covered porches, would create a more pedestrian friendly streetscape Report PICA 01113 to PICA 08113 and PICA 11113 January 16, 2013 Page 4 tJ~ • staff are of the opinion that the requested variances to permit covered porches to project into the required front yard would not have any adverse impacts on the abutting property owners • the intent of the by-law would be maintained Decrease Front Yard Depth and Flankage Side Yard Width (Lots 6 & 15) • the by-law requires a minimum front yard depth of 6.0 metres and a flankage side yard width of 2.7 metres • the intent of these provisions are to provide an adequate buffer space between buildings and street activity in the front yard and in the flankage side yard, to provide an adequate landscaped area and parking space at the front of the property • the proposed corner lots provides an adequate buffer space between buildings and street activity, an adequate landscaped area and an adequate parking space at the front of the property • both the front yard depth and flankage side width yard variance appears to have no adverse impact on the surrounding neighbourhood as these lots are interior to the proposed development Lots 6 & 15 are corner lots requesting variances reducing front yard depths and flankage side yard widths • the requested variances for the proposed covered porches will maintain a common and consistent streetscape and building fac;ade within the entire development • the intent of the by-law would be maintained Permitting a building and covered porches to be located outside of the Building Envelope and reduce setback to South Property Line (Lots 1 to 4 & Common element lot) • the intent of the building envelope restriction in the by-law is to ensure an appropriate streetscape, adequate building setbacks and buffer space is maintained that is compatible with the surrounding area • the requested variances to permit covered porches to be located outside of the building envelope will provide an enhanced front building fac;ade and streetscape along Old Orchard Avenue • staff are of the opinion that the requested variances of permitting covered porches outside the building envelope would not have any adverse impacts on surrounding properties • the proposed building containing a meter room and mailboxes has a building height of approximately 3.0 metres and an area of 26.2 square metres • the-proposed building containing a meter room and mailboxes located outside of the building envelope provides adequate buffer space and building separation from the abutting property to the south Report PICA 01113 to PICA 08113 and PICA 11113 J..O January 16, 2013 Page 5 • staff are of the opinion that the requested variance to locate a building containing a meter room and mailboxes setback 3. 7 metres from the south property line does not appear to have any adverse impact on of the abutting property owner to the south • deciduous shrubs that will mature with a maximum height of 1.8 metres are proposed in the landscaped area between the south property line and the building containing the meter room and mailboxes to provide a buffer that will screen and reduce the visual impact of abutting properties • the proposed building containing the meter room and mailboxes is desirable as it provides shelter and protection from different weather conditions and the proposed building design is consistent with the overall development proposal • the intent of the by-law would be maintained Input From Other Sources Development Control Date of report: January 10, 2013 Comments prepared by: ~tfUlC\) ~ ~ Mila Yeung~~ Planner II MY:NS:jf J:\Documents\Oevelopment\D-3700\Reports\2013\pca01-13 to pca08-13 and pca11-13.doc Enclosures • no comments Nilesh Su i, MCIP, RPP Manager, Development Review & Urban Design ST. MARTIN'S ANGLICAN CHURCH FRENCHMAN'S BAY HOLY REDEEMER SEPARATE SCHOOL OMMERCE STREET PARK 1 DRIVE City of Pickering Planning & Development Department PROPERTY DESCRIPTION Plan 423, Lot 8, Part Lot 7, 9, 40R-27217, Part 1 OWNER Maddy Developments Inc. FILE No, P/CA 1/13 to P/CA 08/13 & P/CA 11/13 o c ources: Teranet Enterprises Inc. end its suppliers. All rights Rl!:served. Not o plan of survey. 2012 MPAC and its suppliers. All ri hts Reserved. Not o plan of Surve . DATE Dec. 14, 2012 SCALE 1 :5,000 DRAWN BY JB CHECKED BY MY PN-3 Information Compiled From Applicant's Submitted Plan PICA 01113 to PICA 08113 & PICA 11113 - Maddy Developments Inc. To permit a south property line setback of 3. 7 tl • ~I .... '.. • -~ .. ' ' _fJ OLD ORCHARD AVENUE @ To permit covered porches to project 1 .5 metres into the front yard @ To permit covered porches to be located outside the Building Envelope of 1.5 metres This map was produced by the City of Pickering Planning & Development Department, Planning Information Services Mapping and Design, Dec 19,2012. Information Compiled From Applicant's Submitted Plan PICA 01113 to PICA 08113 & PICA 11113 - Maddy Developments Inc. ELEVATION LOT 1 PICA 01/13 ~t 3 This map was produced by the City of Pickering Planning & Development Department, Planning Information Services Mapping and Design, Dec 19, 2012. A\ l 1.'1: Information Compiled From Applicant's Submitted Plan PICA 01113 to PICA 08113 & PICA 11113 - Maddy Developments Inc. 8 x 7' O.H. GARAGE DOOR ELEVATION LOT 2 & 4 PICA 02113 & PICA 04113 This map was produced by the City of Pickering Planning & Development Department, Planning Information Services Mapping and Design, Dec 19, 2012. Information Compiled From Applicant's Submitted Plan PICA 01113 to PICA 08113 & PICA 11113 - Maddy Developments Inc. ELEVATION LOT 3 PICA 03/13 15 This map was produced by the City of Pickering Planning & Development Department, Planning Information Services Mapping and Design, Dec 19, 2012. 16 Information Compiled From Applicant's Submitted Plan PICA 01113 to PICA 08113 & PICA 11113 - Maddy Developments Inc. ELEVATION LOT 5 PICA 05/13 This map was produced by the City of Pickering Planning & Development Department, Planning Information Services Mapping and Design, Dec 19,2012. I / Information Compiled From Applicant's Submitted Plan PICA 01113 to PICA 08113 & PICA 11113 - Maddy Developments Inc. 4~ ~?'2, ~X'~~ A. [f ~~ y~~ IIJU~~ ~ ~ I I I I I I ffi I I ffi Jorl 11 l1'i _IT i I I I ~ IIIII Ill~ IIOIJO! 17 1~11111 111111111111111111111111 !II 111111111111111 111111111111 Ill 1:::5 I r=~r; 1::::: 1::::: ~ 1::: I= ~~ I~ !~ r== "' _,.-,r lbl lr ,r 1~ !~~IQ '....,, 1,-,, ~ ;:: ;=::;;;:::: ·~ IJ.V. ·~ .~ 'A1 ~~ ,5;: >A'f}j ~ IJY: ~I ~ 'A1 ~ II~ 'AmT II,~ ELEVATION LOT 15 PICA 07/13 ~ 18 I~ I= f~ ,..,. !::: 1::::: I ·~ 1:= 1::: !~ DO IIIIU lWll - This map was produced by the City of Pickering Planning & Development Department, Planning Information Services Mapping and Design, Dec 19,2012. 18 Information Compiled From Applicant's Submitted Plan PICA 01113 to PICA 08113 & PICA 11113 - Maddy Developments Inc. ELEVATION LOT 6 & LOT 16 PICA 06113 & PICA 08113 I This map was produced by the City of Pickering Planning & Development Department, Planning Information Services Mapping and Design, Dec 19, 2012. Information Compiled From Applicant's Submitted Plan 13 PICA 01113 to PICA 08113 & PICA 11113 - Maddy Developments Inc. .----3.8m ----+ RIGHT SIDE ELEVATION r~~:y~-~ 1 ! ) ' ' ' -----,---...----,roo-- I 4--'---------6.9m -~ ____ _. FRONT ELEVATION MAILBOXES r-.. -........ ~ .. -• ' ' ' ' ' ' ' ' ' ' ' ' ) ! { I 1 I 0 I 0 ' ' ' ' ._ ___ _____l: 6.9m ____ _____. REAR ELEVATION ,.---~~--- ._---3.8m ----+ LEFT SIDE ELEVATION This map was produced by the City of Pickering Planning & Development Department, Planning Information Services Mapping and Design, Jan 4, 2013. 20 Cu.~1 a~ From: Subject: Application: Nilesh Surti, MCIP, RPP Report to Committee of Adjustment Application Number: PICA 09113 Meeting Date: January 16, 2013 Manager, Development Review & Urban Design Committee of Adjustment Application PICA 09113 Pickering-Brock Centre Inc. 1805 Pickering Parkway The applicant requests relief from Zoning By-law 3036, as amended by By-law 6549105 and 7176111 to permit a minimum floor area for a food store of 3,900 square metres, whereas the by-law requires that a minimum floor area for a food store of 4,515 square metres. The applicant requests approval of this variance in order to obtain a building permit to facilitate the conversion of an existing commercial building into a food store. Recommendation: The Planning & Development Department considers the minimum floor area for a food store of 3,900 square metres to be a minor variance that is desirable for the appropriate development of the land, and in keeping with the general intent and purpose of the Official Plan and the Zoning By-law, and therefore recommends Approval of the proposed variance, subject to the following conditions: 1. That this variance applies only to the conversion of 3,900 square metres from a retail use to a food store within the existing building on this property, as generally sited and outlined on the applicant's submitted plans. 2. That the applicant obtains a building permit for the proposed conversion by January 16, 2015, or this decision shall become null and void. Background: The zoning provisions for the subject lands were amended by Bylaw 7176111, permitting the expansion of the Shops at Pickering Ridge shopping centre, including the addition of a food store use. ----------------~~~----------------- Report PICA 09/13 January 16, 2013 Page 2 As required by the Official Plan, a peer reviewed retail impact study prepared by urbanMetrics Inc., dated March 10, 2010 was submitted in support of the rezoning application. The study confirmed that a large format food store is considered a normal and compatible use in large format retail centres and that an additional food store can be supported by the market place and would not adversely affect the planned function or the viability of the Downtown Core or any other commercial nodes/centres in Pickering or elsewhere in Durham Region. The Official Plan does not include a definition for a large format food store nor is a minimum gross floor area for a food store provided. The gross floor area of an existing food store of 4,515 square metres located within other lands also designated Mixed Use Area -Specialty Retailing Node was considered as a benchmark for the minimum size of a food store. Therefore, Zoning Bylaw 7176/11 defined 4,515 square metres as the minimum size for a food store. The Specialty Retailing Node Development Guidelines (the Guidelines) were amended at the same time that the zoning provisions for the subject site were amended. The amendments included revised guidelines and tertiary plan featuring enhanced architectural detail, landscape quality, pedestrian and transit amenities and appropriate signage. While the Guidelines do not apply retroactively to existing development, where lands are proposed for redevelopment, the provisions of the Guidelines will require, in some circumstances, revisions to existing structures and development areas. Comment: Official Plan and Zoning By-law Pickering Official Plan • The property is designated as "Mixed Use Areas -Speciality Retailing Node" within the Village East Neighbourhood in the Pickering Official Plan • Within the "Speciality Retailing Node" designation the following are the permissible uses: • Hotels • Special Purpose Commercial uses such as large format retailers (including large format food stores and large format discount stores); retail warehouses; membership clubs; theme and/or specialty retailers; automotive users; and ancillary retailing of other goods and services including restaurants • Limited offices • Community, cultural and recreational uses; • Limited residential development at higher densities as a integral part of an overall development scheme Zoning By-law 3036 as amended by· by-law 6549/05 and 7176/11-"MU-SRM-1" 21 22 Report PICA 09/13 January 16, 2013 Page 3 Appropriateness of the Application • the intent of the Specialty Retailing Node designation policies of the Pickering Official Plan is to ensure that the amount and type of the retail floor space will not adversely impact the planned function of Pickering's Downtown Core, Community Nodes, or the nearby Main Central Areas in other municipalities in the Region • while the intent of the minimum floor area for a food store use in the zoning bylaw is to ensure compliance with the Pickering Official Plan's large format food store use, the Official Plan does not define large format food store nor provides guidance regarding a minimum size • however, the peer reviewed market study confirmed that an additional food store can be supported by the market place and that the addition of a food store as small as 2,787 square metres would not adversely affect the planned function or the viability of the Downtown Core or any other commercial nodes/centres in Pickering or elsewhere in Durham Region • staff are of the opinion that the requested variance to reduce the permitted minimum floor area for a food store use from 4,515 square metres to 3,900 square metres is intended to facilitate the conversion of an existing commercial building (see attached site plan) to a food store and is considered minor in nature and desirable for the appropriate development or use the land, building or structure • the requested variance of a minimum floor area for a food store of 3,900 square metres is in keeping with the general intent and purpose of the Official Plan and Zoning Bylaw • the conversion from retail use to food store use may require site plan approval in the future Input From Other Sources Toronto and Region Conservation Authority Development Control Date of report: January 10, 2013 Comments,prepared by: ~4//;} Deborah Wyli~v Senior Planner -Policy DW:NS:jf J:\Documents\Development\D-3700\Reports\2013\pca09-13.doc Enclosures • no objections • no comments ' Nilesh Su i, MCIP, RPP Manager, Development Review & Urban Design 0 <( 0 cr ~ u 0 0::: m City of Pickering PICKERING PARKWAY z 0 f- 23 1---+----T~ ~ 0 <( 0 0::: I 0 <( w m >-0 z <( Ul '7l ~ ~ @ ~ §§s @ C= Planning & Development Department PROPERTY DESCRIPTION Concession 1, Pt lot 17, 40R-20443, Part 2 OWNER Pickering-Brock Centre Inc. DATE Dec. 18, 2012 DRAWNBY JB FILE No. P/CA 09/13 SCALE 1 :5,000 CHECKED BY MY PN-9 I' Information Compiled From Applicant's Submitted Plan PICA 09/13 Pickering Brock Centre Inc. To permit a minimum floor area for a food store of 3,900 square metres. This map was produced by the City of Pickering Planning & Development Department. Planning Information Services Mapping and Design, Dec 20,2012.