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HomeMy WebLinkAboutPLN 11-16 Ca/ 00 =_; Report to Planning & Development Committee PI KERI Report Number: PLN 11-16 Date: June 20, 2016 From: Thomas Melymuk Director, City Development Subject: Official Plan Amendment Application OPA 15-001/P Zoning By-law Amendment Application A 6/15 Duffins Point Inc. Part Lot 19, Concession 3, Part 1, 40R-2548 and Part 1, 40R-26764 (2460 and 2470 Brock Road) Recommendations: 1. That Official Plan Amendment Application OPA 15-001/P, submitted by Duffins Point Inc., on lands being Part Lot 19, Concession 3, Part 1, 40R-2548 and Part 1, 40R-26764, to permit a single-storey commercial building with a drive-through facility, be refused; and 2. That Zoning By-law Amendment Application A 6/15, submitted by Duffins Point Inc., on lands being Part Lot 19, Concession 3, Part 1, 40R-2548 and Part 1, 40R-26764, to facilitate a retail/commercial development, be endorsed subject to the provisions contained in Appendix Ito Report PLN 11-16, and that staff be authorized to finalize and forward an implementing Zoning By-law to Council for enactment. Executive Summary: The subject lands are located on the west side of Brock Road, north of the Hydro Corridor in the Duffin Heights Neighbourhood. The owner, Duffins Point Inc., has requested an Official Plan Amendment to permit a single-storey commercial building with a drive-through facility and a Zoning By-law Amendment to facilitate the development of a retail/commercial centre. The Duffin Heights Neighbourhood Policies state that, despite Mixed Use Areas having the widest variety of use and highest levels of activities in the City, drive-through facilities, either stand-alone or in combination with other uses, are not permitted. Staff are of the opinion that the requested Official Plan Amendment Application to permit a single-storey commercial building with a drive-through facility is not in keeping with the required intensification along a Regional Corridor or the vision for the Duffin Heights Neighbourhood. Staff recommends that the application be refused. The revised proposal, excluding the single-storey commercial building with a drive- through facility, is consistent with the Duffin Heights Neighbourhood Policies and design objectives of the Duffin Heights Neighbourhood Development Guidelines. The proposed development provides appropriate pedestrian-related uses and massing along Brock Road and will create a focal point at the Brock Road/Valley Farm Road intersection. The proposed buildings appropriately frame the intersection and create a gateway into the community from the south. Report PLN 11-16 June 20, 2016 Subject: OPA 15-001/P, A 6/15— Duffins Point Inc. Page 2 The introduction of a commercial development in the mixed use corridor will help achieve the goal of a diversified, transit-oriented and pedestrian-friendly neighbourhood. The zoning by-law amendment application, excluding the single-storey commercial building with a drive-through facility, is recommended for approval. Financial Implications: No direct costs to the City are anticipated as a result of the proposed development. 1. Background 1.1 Property Description The subject lands are located on the west side of Brock Road, north of the Hydro Corridor in the Duffin Heights Neighbourhood (see Location Map, Attachment#1). The subject lands comprise two properties, which have a combined area of approximately 3.2 hectares, with approximately 180 metres of frontage along Brock Road. The applicant is proposing to lease approximately 0.8 of a hectare of land within the hydro corridor immediately to the south to provide some of the required parking spaces to support the proposal. The owner has received approval from Infrastructure Ontario to permit parking within the hydro corridor lands. Surrounding land uses include: north — vacant lands owned by the City of Pickering, which are designated as "Mixed Use Areas — Mixed Corridors" within the City's Official Plan and a "Type C Arterial Road" (Valley Farm Road extension) south — a Hydro Corridor and further south is Third Concession Road east — across Brock Road are lands owned by Pistritto's Farms and Greenhouses, which are designated as "Mixed Use Areas — Mixed Corridors" within the City's Official Plan west — vacant lands owned by Stonepay, which are designated as "Urban Residential Areas— Medium Density Areas" within the City's Official Plan; a portion of these lands are to be developed as a stormwater management pond 1.2 Applicant's Proposal The applicant proposes to develop the subject lands for a retail/commercial centre with a broad range of uses, including but not limited to, commercial fitness/recreational centre, day care centre, financial institution, medical office, office, personal service shop, restaurant, retail store and supermarket. High density residential uses are anticipated to be part of phase 2 of the redevelopment of the subject lands, which could include two 20-storey residential apartment buildings. Report PLN 11-16 June 20, 2016 Subject: OPA 15-001/P, A 6/15— Duffins Point Inc. Page 3 The concept plan illustrates a full-movement access to the site from the extension of Valley Farm Road and a right-in/right-out access to the site from Brock Road, south of the future signalized Valley Farm Road and Brock Road intersection. To accommodate the proposed access from Brock Road, a southbound right-turn lane is proposed within the regional boulevard. The applicant also proposes the construction of Valley Farm Road from the intersection of Brock Road and Valley Farm Road to the west limits of the subject property. In response to comments from the City and the Toronto and Region Conservation Authority (TRCA), the applicant submitted a revised concept plan (see Original Submitted Concept Plan and Revised Submitted Concept Plan, Attachments #2 and #3). Specifically, the key changes to the proposal include: • a reduction in the number of single storey buildings from 5 buildings to 1 building • an increase in the total gross floor area from 13,786 square metres to 14,025 square metres • a reduction in the amount of paved parking area within the hydro corridor from 1.2 hectares to 0.8 of a hectare • a reduction in the total number of parking spaces being provided on the. subject lands and within the hydro corridor from 686 parking spaces to 560 parking spaces 2. Comments Received 2.1 Public comments from the September 14, 2015 Statutory Public Information Meeting and in written submission At the September 14, 2015 Statutory Public Information Meeting, two residents attended the meeting to learn more about the proposal and one resident submitted written comments in advance of the meeting. The concerns identified are as follows: • ensure that the design of the commercial development will not be just another big box development • ensure that the widening and construction of Brock Road will be completed • prior to the construction of the proposed retail/commercial centre 2.2 City Departments &Agency Comments 2.2.1 Region of Durham • subject lands are designated "Living Areas" within the "Regional Corridor" overlay in the Regional Official Plan • expressed concern with the low intensity development proposed for Phase 1, along a Regional Corridor; however recognizing the long-term intensification proposed in Phase 2, which includes two 20-storey residential buildings and the potential for other higher density uses along Brock Road, the proposal is in keeping with the Regional Official Plan and is exempt from Regional approval Report PLN 11-16 June 20, 2016 Subject: OPA 15-001/P, A 6/15— Duffins Point Inc. Page 4 • the Phase 2 Environmental Site Assessment (ESA) conducted for the subject lands indicated that the site meets the standards for both commercial and residential property uses and no further environmental work is required • the submitted Reliance Letter and Certificate of Insurance are satisfactory to the Region • a Stage 2 Archaeological Assessment, dated June 2015, indicated that no archaeological resources were identified on the subject lands; the report has been sent to the Ministry of Tourism, Culture and Sport • Regional Works is generally satisfied that the traffic generated by the proposed development can be accommodated with the improved road system that has been planned for the area • Regional Works has identified various technical matters that will need to be further addressed including: the relocation of the proposed right-in/right-out access further south on Brock Road; the design of the southbound right turn lane; signal warrant calculations to determine the timing for the signalization of the Brock RoadNalley Farm Road intersection; and location and infrastructure required for transit stops along Brock Road • the proposed development is within the Duffin Heights sanitary sewer pumping station drainage area; the estimated design flow falls within the allowable range for the property • Regional municipal services will be installed by the applicant upon execution of a servicing agreement between the applicant and the Region 2.2.2 Toronto and Region Conservation Authority • advises that all parking to support the development should be located on the subject lands to maintain a wildlife corridor within the hydro lands • any proposed low impact development measures must address the infiltration targets in addition to the 5mm target for on-site retention 2.2.3 City of Pickering Engineering & Public Works • the applicant will be required to enter into a development agreement with the City for all off-site works, including the construction of Valley Farm Road from the intersection of Brock Road to the west limit of the property; the City will cost share a portion of the works associated with the oversizing of the road from a local road to an arterial road • the southbound right-turn lane has significantly reduced the width of the boulevard on the west side of Brock Road; this must be further reviewed to ensure that there is sufficient space for the installation of all required infrastructure and boulevard trees • the proposed functional design for stormwater management on the site is not acceptable to the City; new modelling will be required through the Site Plan Approval process • compensation for loss of tree canopy will required • detail drawings regarding landscaping, stormwater management and grading will be reviewed through the site plan approval process Report PLN 11-16 June 20, 2016 Subject: OPA 15-001/P, A 6/15 — Duffins Point Inc. Page 5 3. Planning Analysis 3.1 Proposed Official Plan Amendment to allow a single-storey building with an associated drive-through facility be refused The applicant's original Official Plan Amendment request was to allow five single-storey buildings and a drive-through facility. Through discussions with City staff, the applicant has consolidated a number of buildings reducing the number of single-storey buildings to one. The applicant has combined Buildings B, C and D into a single 3-storey building. Buildings E and El have been combined into a single 2-storey building. Building F remains as a single-storey building with an associated drive-through facility. The revised concept plan still requires an Official Plan Amendment to permit the single-storey building with an associated drive-through facility. The subject lands are designated as "Mixed Use Areas— Mixed Corridors" in the Official Plan. Lands within this designation are to be designed and developed in a manner that is consistent with the Official Plan, Duffin Heights Neighourhood policies and the development guidelines for the Duffin Heights Neighbourhood. The Neighbourhood Policies state that, despite Mixed Use Areas having the widest variety of use and highest levels of activities in the City, drive-through facilities, either stand-alone or in combination with other uses, are not permitted. The Duffin Heights Neighbourhood policies also require all buildings to be multi-storey. The vision for the Duffin Heights Neighbourhood is to achieve a sustainable neighbourhood that is pedestrian-focused, transit-oriented, compact and emphasizes high quality design. The neighbourhood was to be designed with the pedestrian in mind by providing appropriate facilities, scale, form and detail to promote walking and social interaction. The intent of the neighbourhood policy was to prohibit drive-through facilities, which by function caters to automobiles rather than pedestrians. It is staff's opinion that a single-storey building with an associated drive-through facility is not in keeping with the vision for the Duffin Height's neighbourhood. 3.2 The proposed retail/commercial centre will provide a needed service for the residents in Duffin Heights The "Mixed Use Area — Mixed Corridors" designation is intended primarily for residential, retail, community, cultural and recreational uses at a scale serving the community. The designation provides for a maximum floor space index (FSI) of 2.5. The applicant's revised proposal has a FSI of 0.4. Staff are supportive of the proposed retail/commercial centre, except for the drive-through facility, as this development will provide for broad range of commercial uses, including but not limited to, commercial fitness/recreational centre, day care centre, financial institution, medical office, office, personal service shop, restaurant, retail store and supermarket, servicing the Duffin Heights neighbourhood. This development will also further diversify the mix of uses provided within the Mixed Use Corridor to support the community. Report PLN 11-16 June 20, 2016 Subject: OPA 15-001/P, A 6/15 — Duffins Point Inc. Page 6 3.3 The proposal is consistent with the Duffin Heights Neighbourhood Policies and urban design objectives of the Duffin Heights Neighbourhood Development Guidelines The Duffin Heights Neighbourhood policies for lands within the Mixed Corridors designation require new developments to provide a strong and identifiable urban image by establishing buildings closer to the street, providing safe and convenient pedestrian access, and requiring all buildings to be multi-storey. The Duffin Heights Neighbourhood Development Guidelines envision higher density, multi-storey and mixed use buildings with a high level of architectural quality along this portion of the Brock Road Corridor. The intersection of Brock Road and Valley Farm Road is identified as a Focal Point on the Tertiary Plan within the Council-adopted Duffin Heights Neighbourhood Development Guidelines. The Guidelines state that development at focal points shall contribute to the prominence of the intersection through the use of appropriate building heights, massing, architectural features and landscaping. The revised concept plan illustrates a 3-storey commercial building with 4-storey massing, at the southwest corner of Brock Road and Valley Farm Road stepping down to one storey with 2-storey massing, away from the intersection. This building appropriately frames the intersection creating a gateway into the community from the south and provides a prominent landmark addressing the intersection of Brock Road and Valley Farm Road. The revised concept plan also illustrates a 2-storey building with 3-storey massing, fronting Brock Road immediately south of the proposed vehicular access from Brock Road, and a 2-storey building with 3-storey massing, located internal to the site. The proposed built form, excluding the single-storey building, is consistent with the Duffin Heights Neighbourhood Policies and design objectives of the Duffin Heights Neighbourhood Development Guidelines. The design guidelines also require that primary frontages of buildings fronting Brock Road provide pedestrian access directly to the sidewalk and a multi-use trail along Brock Road. Also, non-residential floors facades are encouraged to be at least 33 percent transparent on all the floors, and must be at least 60 percent transparent on the ground floor to encourage pedestrian interaction with retail and commercial activities. The applicant has advised that locating primary entrance doors along the Valley Farm Road and Brock Road frontages may be problematic for certain tenants. Through the Site Plan Approval process, staff will work with the applicant to locate primary entrance doors to some of the commercial uses oriented to the Brock Road and Valley Farm frontages. Staff will continue to work with the applicant to articulate large walls along Brock Road and Valley Farm Road to enhance the architectural details and features of the proposed buildings. Report PLN 11-16 June 20, 2016 Subject: OPA 15-001/P, A 6/15 — Duffins Point Inc. Page 7 3.4 Proposed vehicular access from Brock Road to be relocated further south resulting in potential changes to the site layout The applicant is proposing a full-movement access to the site from the extension of Valley Farm Road and a right-in/right-out access from Brock Road, approximately 130 metres south of the future signalized intersection of Brock Road and Valley Farm Road. A southbound right-turn lane is also proposed within the Regional boulevard to accommodate the access Brock Road. The Region has indicated that the location of the proposed right-in/right-out access from Brock Road does not comply with the minimum 200 metre spacing requirement from the Valley Farm Road and Brock Road intersection, and recommends that the entrance be relocated to the southerly limit of the site or onto the adjacent Hydro corridor. The applicant is aware of the Region's concerns and has indicated that they are not supportive of the Region's request to relocate the Brock Road access further south. Relocating the vehicular access further south would impact the design of the overall site and the location of the proposed commercial buildings along Brock Road. Through the site plan approval process the applicant will work with Regional staff to demonstrate that the location of the proposed access off of Brock Road, as illustrated on the applicant's revised concept plan, would not have any operational impact on Brock Road. 3.5 The reduced parking area in the hydro corridor will protect for the wildlife corridor to the south of the property The Toronto and Region Conservation Authority (TRCA) requested that all parking to support the development be located on the subject lands in order to maintain an unobstructed wildlife corridor through the hydro corridor. The Development Guidelines for the Duffin Heights Neighbourhood encourage that lands within the Hydro corridor be utilized for parking areas to serve abutting development. To address TRCA's concerns, the applicant has reduced the amount of parking within the Hydro corridor from 1.2 hectares to 0.8 of a hectare. Staff is supportive that the reduced area within the Hydro corridor will continue to provide an appropriate amount of parking to support the development, while maintaining an appropriate corridor width for wildlife to the south. 3.6 Sufficient parking is available to support the development The general provisions from By-law 3037 require parking for the proposed commercial development to be provided at a rate of 5.9 spaces per 100 square metres of gross leasable floor area (GLFA) for commercial uses and 5.4 spaces per 100 square metres of GLFA for office uses. Report PLN 11-16 June 20, 2016 Subject: OPA 15-001/P, A 6/15 — Duffins Point Inc. Page 8 The applicant has submitted a Parking Justification Report, prepared by GHD Inc., dated May 15, 2015, in support of the proposed development. The consultant has indicated that the lands at the northeast corner of Brock Road and William Jackson Drive and the northwest corner of Brock Road and Dersan Street were recently rezoned to facilitate commercial development. The site-specific by-laws for these sites included a reduced parking standard of 4.0 parking spaces per 100 square metres of GLFA for commercial uses. The consultants have also indicated that other municipalities, such as the Town of Whitby, have implemented a reduced parking rate for commercial development above the first storey, in order to encourage multi-storey development. The Town of Whitby utilizes a parking requirement of 2.0 parking spaces per 100 square metres of gross floor area for office and retail uses above the first storey. Based on the comparable zoning by-laws, the applicant is proposing the following parking standards for the retail/commercial centre: • 4.0 parking spaces per 100 square metres of ground floor commercial • 2.5 parking spaces per 100 square metres of commercial above the ground floor Staff are supportive of the proposed reduced parking rate of 2.5 parking spaces per 100 square metres for office and commercial uses above the first floor to encourage multi-storey buildings. Staff are recommending a parking standard of 4.5 parking spaces per 100 square metres for commercial/retail/personal service uses on the ground floor, which is in keeping with the recently approved zoning by-law for the Seaton community and other commercial developments recently approved in the City. Based on the above-noted parking ratios, a total of 546 parking spaces are required to be provided to support the proposed development, whereas the applicant is proposing a total of 560 parking spaces on the subject lands and within the abutting hydro corridor. Staff are satisfied that sufficient parking will be provided to accommodate the parking demands of the retail/commercial centre. 3.7 All Technical Matters will be addressed through the Site Plan Approval Process A Site Plan application will be required for the development. Detailed design issues and outstanding technical matters to be dealt with through the site plan approval process, include: • review of building massing and façade treatments • site access, particularly the location of the proposed access from Brock Road • lighting • landscaping within the site and along Brock Road and Valley Farm Road • pedestrian circulation and connections within the site and connections to Brock Road and Valley Farm Road • drainage and grading Report PLN 11-16 June 20, 2016 Subject: OPA 15-001/P, A 6/15 — Duffins Point Inc. Page 9 • site servicing • cash-in-lieu of parkland • tree compensation • revised Functional Servicing and Stormwater Management Plan • construction Management Plan • detail design of Valley Farm Road . In addition to the above-noted matters, an updated traffic impact study will be required through the Site Plan Approval process. This study will also review existing and projected traffic volumes at the Valley Farm Road and Brock Road intersection to determine whether this intersection warrants signalization. No further reports are anticipated to be brought before Council if the rezoning application is approved. 3.8 The Zoning By-law will be finalized and forwarded to Council for enactment Staff supports the rezoning application, excluding the single-storey commercial building with a drive-through facility, and recommends that a site specific implementing by-law, containing the standards attached as Appendix I to this Report be finalized and brought before Council for enactment. Appendix Appendix I Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 6/15 Attachments 1. Location Map 2. Original Concept Plan 3. Revised Concept Plan • • Report PLN 11-16 June 20, 2016 Subject: OPA 15-001/P, A 6/15 — Duffins Point Inc. Page 10 Prepared By: Approved/Endorsed By: /kV ( 7.4okliratil ,e4,,„;,_ e,_ Melissa arkham, MCIP, RPP Catherine Rose, MCIP, RPP Princip. Plann�1— Development Review Chief Planner 0 , f ____[-14,d Nilesh Su i, MCIP, RPP Thomas Melym ik, MCIP, RP Manager, Development Review Director, City Development & Urban Design MM:Id Recommended for the consideration of Pickering City Council 1 / 3 &Ye Tony Prevedel, P.Eng. Chief Administrative Officer • Appendix Ito Report PLN 11-16 Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 6/15 Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 6/15 That the implementing zoning by-law permit a retail/commercial development in accordance with the following provisions: Permitted and Prohibited Uses 1. Permitted uses include a bake shop, café, commercial fitness/recreational centre, commercial school, convenience store, day care centre, dry cleaning distribution centre, financial institution, medical office, office, personal service establishment, restaurant, retail store, supermarket, veterinary clinic and residential apartment buildings. 2. Prohibited uses include drive-through facilities. Building Restrictions 3. All buildings and structures shall be located entirely within a building envelope with the following setbacks: a. 3.0 metres from north, east and south lot lines b. 8.0 metres from the west lot line 4. A 3.0 metre wide build-to-zone adjacent to Brock Road and Valley Farm Road. 5. No building or portion of a building or structure shall be erected within the building envelope, unless a minimum of 40 percent of the entire length of the build-to-zone is occupied by a continuous portion of the exterior wall of a building. 6. A minimum 60 percent of all non-residential ground floor façades, and a minimum 33 percent of all non-residential floor façades above the ground floor, of each building face along Brock Road and Valley Farm Road shall be constructed of unencumbered transparent materials. 7. , Minimum first floor height of 4.5 metres. 8. Minimum of 2 functional storeys required for all buildings; however, 3 functional storeys are required for the building at the northeast corner of the site. 9. Minimum building height: a. 9.0 metres b. 11.5 metres at the northeast corner of the subject lands 10. Garbage to be contained within a fully enclosed structure attached or integrated into the buildings. • Landscaped Area 11. A minimum landscaped buffer width of 4.5 metres along the west lot line. Minimum and Maximum Floor Areas 12. Minimum gross leasable floor area of 14,000 square metres. 13. Minimum gross leasable floor area of 4,000 square metres above the ground floor. Parking Requirements 14. Minimum 4.5 parking spaces per 100 square metres of gross leasable floor area for commercial uses. 15. Minimum 2.5 parking spaces per.100 square metres of gross leasable floor area for office and commercial uses above the ground floor. 16. A maximum of 160 parking spaces are permitted to be provided on the adjacent Hydro Corridor lands. • ATTACHMENT# I TO REPORT # PUN II—I� f----- \ o - a 0 1 Y U 0 CC m III • ) • .. •••••••••••• i b•-41 i i i•i *4.:i "i S • UBJECT • ►. LANDS ••�• ••••••i•i•i•i•i•i•i•i•i•; ._ r . /--------------:---: THIRD CONCESSION ROAD • Ft 11*C1 ' ADRIA ow 0 %Id p y�-9,o,♦ ,' CRT � Q ' �,.11l,, IFS, iipl--1 CC`` Vim_ � ��� # r „„„.,,,,,......100(D-limm M - Y • 4., 0 ��ROAD ism imm ry 111111.492i min co A��```�```11 ,` v ... i SEPARATE �.- -op Location Map City°i Y FILE No: OPA 15-01/P and A 06/15 APPLICANT: Duffin's Point Inc. ti(MN A hl I 6C PROPERTY DESCRIPTION: Part Lot 19, Con 3, Part 1, 40R-2548, and City Development Part 1, 40R-26764 (2460 and 2470 Brock Road) DATE: May 20,2016 Department tO so.,ca: p,.ron.1 Ent dm Inc.and n...ppll.n•�.,qm,R...n.a.11.1. Ion m.uny. SCALE 1:5,000 PN-15 p 2013 MPAC arM ib.upp14n.MI AgM.Rauv.d.11.1 a pbn of Sorwy. ATTACHMENT# a TO REPORT # P1-N II-110 ) 1 1 1 _ I UURE SIGNALIZED VALLEY FARM ROAD EXTENTION INTERSECTION ▪ I I I IBLPGBI I I , F' I ha1 Ill(I111 Ittt` I*+ii 4 I I 1 r ® I I • I I I 'ill BLDG. o i ri,CP ■ � . F_i' it • I 1 BLDG F ¢ . 9'4 SI• ' 1111111110: 1.111111111 BLDG. • I jig BLDG.'A' — • 1 BLDG. I ' E1 r _ 9, I / - / ■ / r '' 611 ) ' I I Ili • BUILDING HEIGHT AND MASSING • J--* ` N 1 STOREY(2 STOREY MASSING) N,._ ----- ` 1111 2 STOREY(3 STOREY MASSING) Ir ` ` I _ 3 STOREY(4 STOREY MASSING) I • ` ,„,`i+0'p5 1 \ ` /- • 3 ACRE PARKING AREA ON HYDRO PROPERTY I \ / /—/ ' N Original Concept Plan Call 00 :< FILE No: OPA 15-01/P and A 06/15 - "- APPLICANT: Duffin's Point Inc. C. W1 * II" PROPERTY DESCRIPTION: Part Lot 19, Con 3, Part 1, 40R-2548, and City Development Part 1, 40R-26764 (2460 and 2470 Brock Road) Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE:Aug.6,2015 ATTACHMENT# 3 TO REPORT # PLN it-1b ROOF ABOVE / V VALLCY FARM ROAD FUTURE • 9ONALRED • INTERSECTION• p I I ' i. I Illiii III I I ' 3 Building B,C and D RE-RWII-_ RE-ROUTE have been I. all)`\ I consolidated into a,i_Vi I single building 11 q't Building F remains a I I i® I i i single storey building ' 1 I I with an associated drive through facility .s I ROOF ABOVE I I ai I' Ip i I I . Lr . _ 0 _ iI I i 111■1 1 , I !i\l - I _ _ Building E and E1 / have been have into a Building A remains I `O I single building unchanged 1 Bel 1 I.• F f Ir ¢. i IR ` I ROVE/ de 'AA. � 1 Si; \F , BUILDING HEIGHT / AND MASSING I i" ` ` 1 STOREY(2 STOREY MASSING) -.-%• --- ` I 2 STOREY(3 STOREY MASSING) "i" ` ` ` / I=_ 3 STOREY(4 STOREY MASSING) ` ,- P/-/t NFE PN•NG ` MCA CM R. PRO I /\ Revised Concept Plan City o0 A_ FILE No: OPA 15-01/P and A 06/15 ; i l . APPLICANT: Duffin's Point Inc. WCMRMINIOC PROPERTY DESCRIPTION: Part Lot 19, Con 3, Part 1, 40R-2548, and City Development Part 1, 40R-26764 (2460 and 2470 Brock Road) Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: May 20,2016