Loading...
HomeMy WebLinkAboutInformation Report 10-18CrG� �f DICKERING Information Report to Planning & Development Committee Report Number: 10-18 Date: June 18, 2018 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Official Plan Amendment Application OPA 18-003/P Zoning By-law Amendment Application A 07/18 City Initiated: Kubota Canada Ltd. Lands Part of Lots 23 and 24, Concession 5, now Part 1, 40R-29998 and Part of Part 7, 40R-25010 (3560 Highway 7) 1. Purpose of this Report The purpose of this report is toprovide preliminary information on official plan and zoning by-law amendment applications, initiated by the City, for lands being acquired by Kubota Canada Ltd., located in Pickering's Innovation Corridor in Seaton. This report contains background information on the current planning policy framework and zoning for the subject lands, and on the purpose of the amendments. This report is intended to assist members of the public and other interested stakeholders to understand the proposal. Planning & Development Committee will hear public delegations on the application, ask questions of clarification and identify any planning matters. This report is to be received and no decision is to be made at this time. Staff will bring forward a recommendation report for consideration by the Planning & Development Committee upon review of the comments received and revisions to the amendment if necessary. 2. Kubota Canada Ltd.'s Future Property Location and Description Kubota Canada Ltd. ("KCL") is a subsidiary of Kubota Corporation, a tractor and heavy equipment manufacturer based in Osaka, Japan. KCL manufactures, markets and distributes Kubota -engineered and manufactured equipment, including tractors, landscaping and public works equipment, residential lawn and garden equipment, and utility vehicles. KCL in the process of acquiring approximately 20 hectares of land in Pickering for the construction of a 52,535 square metre facility. The proposed facility will include KCL's future head office, manufacturing/assembly plant, warehouse, and training areas, with potential for expansion to almost double its original proposed size. Our understanding is that they currently employ approximately 200 people and that this number will be increasing over the next 10 years. Information Report No. 10-18 Page 2 The future KCL lands are located on the south side of Highway 7, in Seaton, east of Sideline 24, and west of Sideline 22 (see Location Map, Attachment #1). Access/egress from the development is proposed via a future road connection to Sideline 24, as well as from Highway 7. The lands are currently used for agricultural purposes. Surrounding land uses are: North: Lands for a potential future airport, currently supporting agricultural uses and a natural heritage system. South: Natural heritage system lands associated with the Ganatsekiagon Creek and valley and Highway 407; further south are vacant prestige employment lands, currently supporting agricultural uses. East: Vacant prestige employment lands, currently supporting agricultural uses. West: Natural heritage system lands associated with the Ganatsekiagon Creek and valley, and vacant prestige employment lands, currently supporting agricultural uses. 3. KCL's Operation Based on staff's current understanding of KCL's operation, skids of parts are shipped in from overseas and stored outside, and finished products ready for shipping are also stored outside for a limited period of time. From a promotional aspect, KCL would like to display the various pieces of equipment they manufacture/assemble, on their lands with exposure to Highway 407. Outdoor storage or display is not permitted by the current Official Plan designation or current zoning. A 1.13 hectare block of land intended for a municipally owned stormwater management facility is included within the 20 hectares that KCL is in the process of acquiring. These lands are zoned exclusively for stormwater management facilities (see Zoning Map, Attachment #2). Based on preliminary concepts for the site, KCL is proposing to handle stormwater elsewhere on the site and would like to use these lands for prestige employment purposes. 4. What is being proposed? KCL has an aggressive timetable to be in operation in Pickering by the end of 2019. To facilitate and accelerate the company's relocation and the jobs that it brings, staff has initiated site specific amendments to the Pickering Official Plan and the Seaton Zoning By-law 7364/14 to permit, as an exception, controlled outdoor storage if accessory and incidental to the principal permitted use (the manufacturing/assembly plant), and to permit limited outdoor display of finished equipment. Additionally, the Official Plan will be amended to delete the east -west "Future Collector Road" between Sideline 24 and the future realigned Sideline 22 (see Location of "Future Collector Road" to be deleted, Attachment 3). As part of the changes to the zoning by-law, staff propose to replace the stormwater management zone with a prestige employment general zone. A copy of the proposed Pickering Official Plan Amendment is provided as Appendix I. A copy of the proposed zoning by-law is provided as Appendix II. Information Report No. 10-18 Page 3 5. What notice was given? In addition to the standard departments and agencies, written notice of the Statutory Public Meeting was provided to the landowners within 500 metres of the future KCL property. In addition, the notice was posted on the City's website. 6. Planning Framework 6.1 The Provincial Policy Statement The Provincial Policy Statement, 2014 (PPS), provides policy direction on matters of provincial interest related to land use planning and development and sets a vision for Ontario's land use planning system. The long-term prosperity and social well-being of Ontario depends upon planning for strong, sustainable and resilient communities for people of all ages, a clean and healthy environment, and a strong and competitive economy. In accordance with the PPS, planning authorities shall promote economic development and competitiveness by providing for an appropriate mix and range of employment uses to meet long-term needs, and providing opportunities for a diversified economic base. Strategies to achieve this include maintaining a range and choice of suitable sites for employment uses that take into account the needs of existing and future businesses. The PPS also indicates that long-term economic prosperity should be supported by promoting opportunities for economic development and community investment readiness. Further, settlement patterns should provide densities and mixes of uses that are transit supportive. The proposed amendments are consistent with the PPS. 6.2 The Central Pickering Development Plan The Central Pickering Development Plan, 2012 (CPDP) is a Provincial plan that establishes a comprehensive vision for Central Pickering: that of a sustainable urban community in Seaton integrated with a thriving agricultural community in the Duffins Rouge Agricultural Preserve and an extensive natural heritage system. The urban community is intended to ultimately be home to 70,000 residents and provide 35,000 jobs. The Employment Goal of the CPDP, and the related Employment Objectives, is to provide high quality employment opportunities that reflect the needs of the community. The Plan requires the identification of sufficient employment lands to accommodate approximately 1 job for every 2 residents to meet the objective of achieving 30,500 jobs by 2031 and up to 35,000 jobs through long-term intensification. The CPDP requires high performance standards for development and site design in employment areas and employment areas are to be readily accessible by alternate modes of transportation including vehicular, transit, bicycle and pedestrian. The CPDP is flexible with respect to the built form and range of employment uses so as to respond to changing business preferences and methods of production. Information Report No. 10-18 Page 4 The CPDP also required phasing plan of the Master Environmental Servicing Plan to address the early servicing of the Prestige Employment areas so as to permit an appropriate balance of employment opportunities in conjunction with the development of residential neighbourhoods. Transit and active transportation objectives of the CPDP include providing a road network that is designed for transit service on major and minor transit corridors so that transit riders will be within a five minute walk of a transit route. The CPDP does not designate a collector road within the Employment Lands The City initiated amendments to revise certain use permissions, performance standards and eliminate a future collector road for the proposed KCL development do not conflict with the CPDP. 6.3 The Highway 407 (Seaton Lands) Economic Development Study The CPDP required, as a means to promote the timely marketing and disposition of provincially owned lands, the completion of an economic development study. That Study was completed by Hemson Consulting Ltd., et al, in 2007 for the Province, and updated by Hemson Consulting Ltd. in 2015 for the City of Pickering. The purpose of the studies was to identify the nature and form of employment uses that are expected to locate in the land designated prestige employment in order to determine appropriate lot sizes and performance standards. The Highway 407 (Seaton Lands) Economic Development Study concluded that a high percentage of the jobs should be in the form of intensive office development, and accordingly, there was a preference for many small parcels of land, and an internal road network. The Study recommended several different land use categories: Office -Oriented Centres; Prestige Employment; and Prestige Employment — Expanded (to include distribution facilities). Office -Oriented Centres were to be located around the Highway 407 interchanges at Sideline 26 and 22. The Prestige Employment — Expanded was to be located at the west end of the Neighbourhood near the District Park. The remainder would be Prestige Employment. This is consistent with the objectives of achieving the employment targets for Seaton. The Study also recommended a prohibition on a number of uses that are land extensive and low employment generating (such as major warehousing, major goods storage, and freight transfer). The Study also recommended a prohibition on outdoor storage. The initial Study concluded, from a market perspective, that the major types of activities on the Seaton employment lands will comprise high value manufacturing, assembly, major office uses and some warehousing with a relatively low level of goods movement. Major industries that will be attracted to Seaton are anticipated to be in the energy, auto, advanced manufacturing, information technology, and other types of manufacturing, warehousing and assembly. Information Report No. 10-18 Page 5 The 2007 Hemson Study helped inform the City's preparation and adoption of the Official Plan policies for the Seaton Employment Lands, as well as the zoning for the first phase of Employment Lands (approximately 80 hectares). In a similar manner, the Study helped inform the design of Draft Plan of Subdivision SP -2011-03, submitted by Infrastructure Ontario for the first phase of Employment Lands. 6.4 The Durham Regional Official Plan The Durham Regional Official Plan (DROP) designates the Seaton lands as "Specific Policy Area A", which requires the lands to be developed in accordance with the CPDP. Other provisions of the DROP shall apply, as applicable. The DROP requires the development of Seaton to be based on a number of considerations including the provision of a range of employment that accommodates the forecasts from the CPDP; and the provision of employment opportunities along Highway 407, concurrent with residential development. Within employment areas, sites having a high degree of exposure and good access shall be reserved for employment intensive uses. It is the intent of the Plan to encourage prestige employment uses with high employment generating capacity and greater architectural, landscaping and design controls along Highways 401 and 407, and Regional corridors (like Highway 7). Area municipal plans shall designate areas for prestige development and specify design and landscaping controls for such areas. 6.5 The Pickering Official Plan The Pickering Official Plan requires that opportunities for jobs in the Seaton Employment Lands be provided in the first phase Of the development of Seaton. To ensure this occurs, the Plan requires the 80 hectares of Prestige Employment Land located between Sideline 26/Whites Road and the realigned Sideline 22, to be serviced with trunk water and sanitary servicing concurrent with the servicing of the Lamoreaux Neighbourhood at the south end of Seaton. Further, the Plan requires that subsequent phases of employment lands be available for development in conjunction with the development of other residential neighbourhoods. The subject lands are designated "Prestige Employment" by the Pickering Official Plan, and "Prestige Employment — General" by the Pickering Innovation Corridor Neighbourhood policies of the Official Plan. The "Prestige Employment" designation permits a range of uses including light manufacturing, assembly and processing of goods, office, personal service and community and cultural services (see Pickering Official Plan Table 7: Employment Areas: Permissible Uses by Subcategory, Attachment #4). The Seaton policies refine the permissible uses to exclude: outdoor storage; retail stores; waste processing; waste transfer and recycling facilities; freight transfer and similar trucking facilities; automotive and vehicle sales and repair; and places of worship and schools. The Innovation Corridor policies of the Plan further refine the permissible use in the Prestige Employment General by restricting stand-alone warehousing. Warehousing is only permitted if accessory to a permitted use. Information Report No. 10-18 Page 6 The Neighbourhood Plan identifies a Stormwater Management Facility on the subject lands. However, the Neighbourhood policies permit the number, size and location of stormwater management facilities to be confirmed through functional servicing and stormwater reports, and may be changed without amendment to the Neighbourhood Plan. A high speed transit way is proposed on the south side of Highway 407, with stations proposed in the interchanges at Sideline 26/Whites Road, and at the realigned Sideline 22. Higher order transit is also anticipated to established along Highway 7. 6.6 Zoning By-law 7364/14 The subject lands are zoned "PEG" — Prestige Employment General and "SWM" — Stormwater Management. A site specific amendment is required to the By-law to permit controlled outdoor storage and accessory display in the "PEG" zone. The block zoned for stormwater management needs to be rezoned to the "PEG" zone to permit employment uses. 7. Comments Received • the applications were circulated for comment on May 25, 2018 7.1 Resident Comments • none received to date 7.2 Agency Comments • none received to date 7.3 City Departments Comments 7.3.1 Planning & Design Section Comments The following is a summary of matters of importance raised to date • from the outset of the preparation of the CPDP, the objective to achieve job creation concurrent with residential development was paramount • the trunk servicing to the Seaton Employment Lands would typically advance from south to north, leaving the Employment Lands the last area to be serviced with trunk water and sewer • through policy, and the implementation of that policy through servicing agreements, the Region and the City have required the trunk services to be extended to the Employment Lands concurrent with the servicing of the first residential neighbourhood; the contract to extend the trunk sewers the final distance to reach the Employment Lands has been tendered and the work is under construction • however, to bring this land to "shovel -ready", there is still the need for the local extension of water, sanitary sewer, storm sewers, and other essential utilities, as well as construction of the local roads through the Employment Lands Information Report No. 10-18 Page 7 • this work is typically undertaken by the developer, but in the case of the Seaton Employment Lands, Infrastructure Ontario (10) was the landowner who submitted the draft plan of subdivision application, but it is now clear that they are not going to fulfill the responsibilities of the developer • over the last several years, the City of Pickering, to further the objective of jobs concurrent with residential development, has undertaken an extensive outreach and marketing campaign to find companies and businesses that would bring jobs to Pickering • as leads became solid, the City, working with 10, has been able to acquire lands from 10 for these users on the understanding that the City will then sell the land to the end user; such is the case for the 20 hectares for KCL • City Council recently authorized the hiring of a consulting firm to provide project management services and to undertake the necessary studies and design services to provide municipal services to the KCL site, as well as other lands along Pickering's Innovation Corridor • as City staff worked more closely with KCL, it became evident that some changes to the Official Plan policies and zoning would be required to accommodate all facets of their operation • the KCL development is anticipated to be a catalyst to attracting other businesses to the Seaton Employment Lands; these City initiated Official Plan and zoning amendments are a proactive approach to address the needs of KCL's business operation, and solidify their investment in and development of a site in Pickering's Innovation Corridor • the development will be subject to site plan control through which appropriate screening and landscaping will be required, maintaining the intent of the CPDP and the DROP of a Prestige Employment Area • future transit service along the Highway 407 transitway, Highway 7, and along local, collector and arterial roads will provide employees of KCL site with access to transit • the specific wording of the official plan amendment and the zoning will be refined as necessary following review of comments 8. Information Received • None 9. Procedural Information 9.1 General • written comments regarding this proposal should be directed to the City Development Department • oral comments may be made at the Public Information Meeting • all comments received will be noted and used as input to a Planning Report prepared by the City Development Department for a subsequent meeting of Council or a Committee of Council • any member of the public who wishes to reserve the option to appeal Council's decision must provide comments to the City before Council adopts any by-law for this proposal Information Report No. 10-18 Page 8 • any member of the public who wishes to be notified of Council's decision regarding this proposal must request such in writing to the City Clerk 9.2 Official Plan Amendment Approval Authority • the Region of Durham may exempt certain local official plan amendments from Regional approval if such applications are determined to be locally significant, and do not exhibit matters of Regional and/or Provincial interest • at this time, the Region has not yet determined whether this official plan amendment application is exempt from Regional Approval 10. Owner/Applicant Information • The City is the applicant. Appendices Appendix I Proposed Amendment 32 to the Pickering Official Plan Appendix II Proposed By-law to Amend By-law 7364/14 Attachments 1. Location Map 2. Zoning Map 3. Location of "Future Collector Road" to be deleted 4. Pickering Official Plan Table 7: Employment Areas: Permissible Uses by Subcategory Prepared/Approved/Endorsed By: 1 Catherine Rose, MCIP, RPP Chief Planner CR:Id Date of Report: June 4, 2018 Appendix I to Report No. 10-18 Proposed Amendment 32 to the Pickering Official Plan Proposed Amendment 32 to the Pickering Official Plan Purpose: The purpose of this amendment is: to permit controlled outdoor storage as a site specific exception on the lands Kubota Canada Ltd. is in the process of acquiring in the Seaton Innovation Corridor; to permit limited outdoor display of finished equipment on the lands; and to delete the east -west collector road that bisects the lands Kubota is acquiring. Location: The subject lands are approximately 20 hectares in size. They are located between Highway 7 on the north and Highway 407 on the south, east of Sideline 24 and west of the Former Sideline 22 road allowance. Legally, the lands are described as Part of Lots 23 and 24, Concession 5, now Part 1, 40R-29998 and Part of Part 7, 40R-25010, in the City of Pickering. Basis: This site-specific amendment has been determined to be appropriate to facilitate and accelerate the relocation of Kubota Canada Ltd.'s head office and manufacturing/assembly plant to Pickering, as the first company to open up the Seaton Innovation Corridor employment lands. Approval of the amendment reflects changing preferences and methods of production. The proposal is consistent with the Provincial Policy Statement, and does not conflict with the Central Pickering Development Plan. The amendment will assist in meeting Regional and City objectives to enable development of the Seaton Employment Lands, and bring jobs concurrent with development of the first residential neighbourhood. The amendment will not undermine the vision of a Prestige Employment area as zoning by-law provisions and site plan approval will ensure appropriate design, landscaping and screening controls are implemented. The deletion of one segment of the Collector Road does not prejudice the ability to provide appropriate transit service to the site. Actual Amendment: The City of Pickering Official Plan is hereby amended by: 1. Adding the word "and" to end of Section 12.23 (a)(i)(A), and adding a new exception policy (B) as follows: "(B) despite the prohibition of outdoor storage in Section 11.32(b), controlled outdoor storage may be permitted as an exception, on lands being as Part of Lots 23 and 24, Concession 5, now Part 1, 40R-29998 and Part of Part 7, 40R-25010, providing the outdoor storage is accessory and incidental to the principal permitted use being Kubota Canada Ltd.'s manufacturing/assembly plant; and further that limited outdoor display of finished equipment may be permitted." Proposed Amendment 32 to the Pickering Official Plan Page 2 So that the section now read as follows: 12.23 City Council: (a) shall provide greater direction on employment uses and densities in the Prestige Employment designation by applying two subcategories to the Prestige Employment land use category set out in Tables 2 and 7 as follows: (i) Prestige Employment General: (A) in addition to the prohibited uses in Section 11.32, warehousing shall be prohibited except for warehousing accessory to a permitted use; and (B) despite the prohibition of outdoor storage in Section 11.32(b), controlled outdoor storage may be permitted as an exception, on lands being as Part of Lots 23 and 24, Concession 5, now Part 1, 40R-29998 and Part of Part 7, 40R-25010, providing the outdoor storage is accessory and incidental to the principal permitted use being Kubota Canada Ltd.'s manufacturing/assembly plant; and further that limited outdoor display of finished equipment may be permitted." 2. Amending Schedule II — Transportation System by deleting the "Future Collector Road" located between Sideline 24 and the realigned Sideline 22, as illustrated on Schedule "A" attached to this proposed Amendment. Implementation: Interpretation: Cross Reference: OPA 58-003/P (Related Files: A 07/18) (Applicant: City Initiated: Kubota Canada Ltd. Lands) (Date: June 18, 2018) The provisions set forth in the City of Pickering Official Plan, as amended, regarding the implementation of the Plan shall apply in regard to this Amendment. The provisions set forth in the City of Pickering Official Plan, as amended, regarding the interpretation of the Plan shall apply in regard to this Amendment. S TH ONCE 'sN ROAD ROAD -.-�� ' W V) LI srli�rili�rUMW it C �r J a � N �D40 J 1 W VI N W J N LI .4, s � z. � _J YF W (!) f4�� r4'�ryt` �`�?�� Q 1 Y : t� Bey ii2kiiil.`'•s "�k, ,. r �. t { � a*,;t' �S J' 4.41,- til t�sl lii sil. °4. i kS t� 4 S Sil 3;u t L ,u ,.v iiwi } Sv '.. s� �v,:b b.. 2LT I ,..: 141, l F .7,rs+: tY .� Y`I_... 1 �`! 1 $. 1`ii {r"3` T t# s bl ^r ii 4,23v,.bAvti aaHI}2�s4�3 � A }`tre,1 n}`t} 4„ g k. atuu :Sf: ., Y::F b.,,.e,r axa;Yi rk.� At td 41 jj��Jiyyij �:• . W 0 T,..w`3 , T ,-,— '"... Lt i. ' <, H 4 Vss ,a. r ;.. li: 5i+i i11 ili'� Y � il+ y+..�wi'. ZS 77 77 rv= hZ -�.u'x�v'."n.;, p. i.b. tii' , .ie t. ,3'� +":. ,,,,. 1u _,v ,—. ,trFi ` ` ' P SCHEDCIl.EIITO THE T hi z x } 13 n,oa 3. ; d� i3 ,"%fit it ';fi PICKERING OFFICIAL PLAN ED47IOV7 dst �, TR-Vs SPORTAIIOA SI SILM msrnc w,vnE ,,�Ett�:: a=y WHIT � LE ,t �2 -`�„�,}-� ^�� } Q S _} .K4ECn r E4p5 ..... -lbw=xq' - —PPE 8 AMER.. R.. � � 1'GE C ,sRTERNI RGW^ LOCAL ROADS 0 GREe.. r Iw+exn..oes r. Delete Future Collector Road Between Sideline 24 and the Realigned Sideline 22 ura/P _____ o` er _ _ ® co sr.-- ,.a_... unsr. SER =1,mM DEFERNALS Extract of the Schedule II of the Pickering Official Plan Edition 7 ( 00/ File No: OPA 18-03/P, A 07/18 PICKERING Applicant: City Initiated City Development Property Description: Collector Road Between Sideline 24 and Realigned Sideline 22 Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE' JUne1,2O18 - Appendix 11 to Report No. 10-18 Proposed By-Iaw to Amend By-Iaw 7364/14 Proposed Wording for Zoning By-law Amendment A 07/18 That Zoning By-law 7364/14 be amended as follows: 1. That the entirety of the lands to be acquired by Kubota Canada Ltd. be zoned as "PEG — 1" — Prestige Employment General Exception 1, and that the Zoning Schedule for Neighbourhood 21: Pickering Innovation Corridor be amendment to reflect this. 2. That an Exception Table be added to section 6.5 of the Employment Area Zone Regulations as follows: Table XX: Permitted Use Exceptions Zone # Address Additional Uses Permitted Sole Permitted Uses Excluded Uses PEG 1 Part of Lots 23 and 24, Concession 5, now Part 1, 40R-29998 and Part of Part 7, 40R-25010, Controlled Open Storage1 Accessory Display2 Notes: 1. Controlled open storage areas may be permitted if accessory and incidental to a manufacturing /assembly plant as the principle use on the same lot, subject to the following; a) An open storage area shall be permitted only in a rear yard and not closer than 9.0 metres to any street line, provided that such storage area shall be so located that it is not visible from a street along any line that is perpendicular to such street. b) An open storage area shall not extend over more than 15 percent of the lot area and such area shall be exclusive of parking spaces required by Section 3.0 of the By-law, and shall not exceed the ground floor area of buildings upon the lot. c) An open storage area can be used for only: (i) the temporary storage of products manufactured, assembled or used on the premises 2. As an accessory use to the manufacturing/assembly plant, limited display of finished products in a visible location may be permitted. Attachment #. /. to Information Report # co N ir Wh itlevale Seventh -Concession Road Subject Lands Highway -7 Highway 407 't N N C 1111kila) .411 —QWhitevale Road Sidel 4E' ad UJ Brock -Road r Brougham L r� �c; c J y Concession= ad ISI I r C4 Location Map File: OPA18-003/P & A 07/18 o‘ PICKERING City Development Department Applicant: City of Pickering Property Description:Part of Lots 23 and 24, Concession 5, now Part 1, 40R-29998 and Part of Part 7, 40R- 25010 Date: May. 18, 2018 9 The Corporation of the Clty of Pickering Produced in part) under tcense from (§ Oueers Printer, Onlado Ministry of Nahral Resources. AiI rights reserved o Her Ma)esty the Queen In Right of Canada, Department of Naval Resoreces. At rights reserved.; 0 Teranet Enterprises Inc. and Ifs suppliers all rights reserved.;© Municipal Property Assessment Corporation and Its suppfers al dgffs resermd; SCALE. 1:30,000 THIS IS NOT A RAH OF SURVEY. Attachment # to Information Report# /0 - e Land Zoned "PEG" - Prestige Employment General Land Zoned Highway407 "SWM" - Stormwater Management c44 Zoning Map File: OPA18-003/P & A 07/18 PICKERI NG City Development Department Applicant: City of Pickering Property Description:Part of Lots 23 and 24, Concession 5, now Part 1, 40R-29998 and Part of Part 7, 40R- 25010 Date: May. 18, 2018 b The Carporaeon of the City of Pickering Produced On part) under license from'.() Queers Potter, Oman, !Swishy of Hahsa{Resources. All rbhtsreserved., Her Majesty the Queen In Right of Canada, Depadmert of Ilaheu aal Resces. M Oaks reserved.; Q Tenant Enterprises Inc. and Its supplkrs alt rights reserved,; 0 Municipal Properly Assessment Corporation and its stppkrs an dgks reserved; SCALE. •6,552 THIS IS HMT A PLAN OF SURVEY. t chment # 3 to Information Reaort# /b -/ Highway 7 Subject Lands Future Collector Road to be deleted N C C14 4 Location of "Future Collector Road" to be deleted File: OPA18-003/P & A 07/18 PICKERING City Development Department Applicant: City of Pickering Property Description:Part of Lots 23 and 24, Concession 5, now Part 1, 40R-29998 and Part of Part 7, 40R- 25010 Date: May. 29, 2018 0 The Corporatlon of to Clty of pkkedng Produced On port) under license tram. Cr Queers Pater, Ontario Ministry of NaNal Resources. All rights reserved.0 Her Majesty the Queen In Right of Canada, Depadmert of Nahral Resources. AI dards reserved.; V Teranet Enterpdses Inc. and its suppliers all rights reserved.; 0 hlunIcIpal Propedy Assessmerd Corporation and Its supppers 0 rights reserved; SCALE. 1.6r000 I THIS IS NOTA 10._101 OF SURVEY. Attachment ## 2 to Information Report # City Policy Table 7: Employment Areas: Permissible Uses by Subcategory Table 7 Employment Areas Subcategory Permissible Uses (Restrictions and limitations on the uses permissible, arising from other policies of this Plan, will be detailed in zoning by-laws.) General Employment Manufacturing, assembly, processing of goods, service industries, research and development facilities, warehousing, storage of goods and materials, waste transfer and recycling, waste processing, freight transfer, transportation facilities, automotive and vehicle sales and repair; Offices as a minor component of an industrial operation or serving the area, limited personal service uses serving the area, restaurants serving the area, retail sales as a minor component of an industrial operation; Community, cultural and recreational uses, and other uses with similar performance characteristics that are more appropriately located in the employment area. Prestige Employment Light manufacturing, assembly and processing of goods, Tight service industries, research and development facilities, warehousing, equipment and vehicle suppliers, automotive and vehicle sales and repair; Offices, corporate office business parks, limited personal service uses serving the area, restaurants serving the area, retail sales as a minor component of an industrial operation, hotels, financial institutions serving the area; Community, cultural and recreational uses, and other uses with similar performance characteristics that are more appropriately located in the employment area. Mixed Employment All uses permissible in prestige employment areas; Limited retailing of goods and services serving the area. Pickering Official Plan Edition 7: Chapter 3 - Land Use 69