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HomeMy WebLinkAboutPLN 29-20 Report to Planning & Development Committee Report Number: PLN 29-20 Date: December 7, 2020 From: Kyle Bentley Director, City Development & CBO Subject: Official Plan Amendment OPA 19-004/P Zoning By-law Amendment Application A 14/19 Draft Plan of Subdivision Application SP-2019-04 Draft Plan of Condominium Application CP-2019-05 Katanna Oklahoma LP Part of Lot 28, Broken Front Concession Range 3, Now Part of Part 1, 40R -2401 (755 Oklahoma Drive) Recommendation: 1.That Official Plan Amendment Application OPA 19-004/P, submitted by Katanna Oklahoma LP, to re-designate the lands located on the southeast corner of Eyer Drive and Oklahoma Drive from “Urban Residential Areas – Low Density Areas” to “Urban Residential Areas – Medium Density Areas” to allow a residential common element condominium development be approved, and that the draft by-law to adopt Amendment 41 to the Pickering Official Plan as set out in Appendix I to Report PLN 29-20 be forwarded to Council for enactment; 2.That Zoning By-law Amendment Application A 14/19, submitted by Katanna Oklahoma LP, to facilitate a residential common element condominium development consisting of 27 townhouse units on the lands located at the southeast corner of Eyer Drive and Oklahoma Drive, be endorsed subject to the provisions contained in Appendix II to Report PLN 29-20, and that staff be authorized to finalize and forward an implementing Zoning By-law to Council for enactment; and 3.That Draft Plan of Subdivision Application SP-2019-04, submitted by Katanna Oklahoma LP, to establish a single development block to facilitate a common e lement condominium, and a block for a road widening, as shown on Attachment #6 to Report PLN 29-20, and the implementing conditions of approval, as set out in Appendix III, be endorsed. Executive Summary: The subject lands are located on the southeast corner of Eyer Drive and Oklahoma Drive within the West Shore Neighbourhood (see Location Map and Air Photo Map, Attachments #1 and #2). Katanna Oklahoma LP has submitted applications for an Official Plan Amendment, Zoning By-law Amendment, Draft Plan of Subdivision and Draft Plan of Condominium (common element) to facilitate a medium-density residential condominium development consisting of 27 townhouse units, accessed through an internal private road from the east side of Eyer Drive (see Submitted Conceptual Plan, Attachment #3; Submitted Draft Plan of Subdivision, Attachment #6; and Submitted Draft Plan of Condominium, Attachment #7). Report PLN 29-20 December 7, 2020 Subject: Katanna Oklahoma LP Page 2 (OPA 19-004/P, SP-2019-04, CP-2019-05, A 14/19) Through collaboration with City staff, the applicant has made minor refinements to their proposal to address concerns raised by area residents that include a decrease in the overall height of the proposed dwellings and an increase in the minimum rear yard setback for units abutting existing residential dwellings. The proposed site layout and design represent a logical and orderly development that is in keeping with the built form of the existing residential condominium developments within the immediate area, and is compatible with the established housing forms within this neighbourhood. The proposed development will contribute to an improved streetscape along Eyer Drive and will maintain a similar architectural design treatment that is consistent with the existing dwellings within the immediate neighbourhood. Several concerns were expressed by area residents about parking, traffic, pedestrian safety, construction activities, garbage collection, property maintenance, shadowing and privacy impacts, and greenspace. These matters have been satisfacto rily addressed by the applicant through revisions to the plan, submission of additional support materials, and conditions of draft plan approval. City Development staff are in support of the proposed development. The proposal is consistent with Provincial Plans and conforms to the Durham Regional Official Plan. While the current Pickering Official Plan designation does not permit the requested number of unit s, the request can be supported based on the relatively small development area, the inclusion of appropriate private amenity space, and the character of the surrounding neighbourhood. Accordingly, staff recommends that Council approve Official Plan Amendment Application OPA 19-004/P, Zoning By-law Amendment Application A 14/19, and Draft Plan of Subdivision Application SP-2019-04 and the related conditions of 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 property is located at the southeast corner of Oklahoma Drive and Eyer Drive within the West Shore Neighbourhood (see Location Map, Attachment #1). The subject property has an area of approximately 0.46 of a hectare with approximately 50.0 metres of frontage along Oklahoma Drive and 87.3 metres of frontage along Eyer Drive. The subject lands are currently occupied by a single building that is used as a place of worship and a daycare facility and associated parking area. The existing building is proposed to be demolished to accommodate the development (see Air Photo, Attachment #2). Report PLN 29-20 December 7, 2020 Subject: Katanna Oklahoma LP Page 3 (OPA 19-004/P, SP-2019-04, CP-2019-05, A 14/19) Surrounding land uses include: North: Immediately to the north, across Oklahoma Drive, is the Fairport Beach Public Elementary School. At the northwest corner of Oklahoma Drive and Eyer Drive is a commercial plaza with various uses, including but not limited to retail, restaurants and personal service uses. East: Immediately to the east is an established residential condominium complex, consisting of 56 3-storey townhouse dwelling units. South: Immediately to the south is a private driveway providing access to the residential condominium complex to the east from Eyer Drive. Further south is an established residential subdivision consisting of 2-storey semi-detached and detached dwellings. West: Immediately to the west, across Eyer Drive, is an established residential subdivision consisting of 2-storey detached dwellings fronting onto Abingdon Court. Southwest of the subject lands is a residential condominium complex consisting of 111 2-storey townhouse units. 1.2 Applicant’s Proposals The applicant has submitted applications for Official Plan Amendment, Zoning By-law Amendment, Draft Plan of Subdivision, and Draft Plan of Condominium to facilitate a residential common element condominium development consisting of 27 townhouse units accessed through an internal private road having a width of 6.5 metres (see Submitted Conceptual Plan, Attachment #3). The conceptual site plan proposes 2 rear lane townhouse blocks (Blocks 1 and 2), having a total of 13 units, fronting Eyer Drive with parking and garage access at the rear of the dwelling units. The private amenity space for these units will be a deck above the garage. The remaining 3 townhouse blocks (Blocks 3, 4 and 5), consisting of 15 units, will have parking and garage access at the front of each dwelling unit. Each unit will also have a private rear yard amenity space. All of the townhouse units are proposed to be 3 storeys in height (see Submitted Conceptual Elevations, Attachments #4 and #5). The rear lane townhouse units fronting Eyer Drive will have a minimum width of 4.5 metres, and the townhouse units with frontage along the private road will have a minimum width of 5.5 metres. Vehicular access to the internal private road will be provided through a full-move access from Eyer Drive. A 1.5 metre wide pedestrian walkway is proposed along the west side of the private road. Resident parking is provided at a ratio of 2 parking spaces per dwelling unit (1 parking space within a private garage and 1 space on the driveway). Visitor parking is provided at a rate of 0.25 spaces per unit for a total of 7 parking spaces, includ ing 1 accessible parking space. A 180 square metre outdoor amenity area is located immediately north of Block 1 abutting the intersection of Oklahoma Drive and Eyer Drive. Report PLN 29-20 December 7, 2020 Subject: Katanna Oklahoma LP Page 4 (OPA 19-004/P, SP-2019-04, CP-2019-05, A 14/19) Through collaboration with City staff, the applicant has made minor refinements to their proposal to address concerns raised by area residents. The following key changes have been made to the proposal following the Statutory Public Meeting: maximum building height has been slightly reduced from 12.0 metres to 11.0 for Blocks 1 and 2, and from 12.0 metres to 10.5 metres for Blocks 3, 4 and 5; and minimum rear yard setback for Blocks 3, 4 and 5 has been slightly increased from 6.0 metres to 6.5 metres. The draft plan of subdivision will create a single block for residential uses and a block for a sight triangle abutting the corner of Oklahoma Drive and Eyer Drive that will be conveyed to the City (see Submitted Draft Plan of Subdivision, Attachment #6). Obtaining draft plan approval is a technical requirement to allow the applicant to create the privately-owned parcels of tied land through a process called "lifting part lot control”. The application for Draft Plan of Condominium will establish the common elements of the proposal (see Submitted Draft Plan of Condominium, Attachment #7). The common element features include the community mailbox, the private amenity space, the water meter room, visitor parking areas, the private road, and the internal pedestrian walkway . The development will be subject to site plan approval. 2.Comments Received 2.1 January 28, 2020 Public Open House, July 15, 2020 Electronic Statutory Public Meeting and Written Comments On January 28, 2020, a Public Open House meeting was hosted by the City Development Department to inform area residents about the development proposal. Approximately 30 residents attended the meeting. An Electronic Statutory Public Meeting was held on July 15, 2020, where 2 area residents provided a delegation. As of the date of this report, the City has received 7 written comments from the public. The following is a list of key comments and concerns expressed by the residents at the meeting, and written comments received: concerned that the front yards along Eyer Drive and the common outdoor amenity area will not be maintained appropriately; commented that the proposed building heights are out of character with the existing dwellings in the surrounding neighbourhood; concerned that the proposal will result in shadowing and privacy concerns for the abutting residents immediately to the east; concerned with the potential dust, vehicle and noise nuisances during the construction process; commented that the proposed density and population increase will result in negative traffic impacts along Oklahoma Drive and Whites Road, which is already congested; concerned the intersection of Oklahoma Drive and Eyer Drive cannot accommodate the additional vehicles that will be generated by this development; Report PLN 29-20 December 7, 2020 Subject: Katanna Oklahoma LP Page 5 (OPA 19-004/P, SP-2019-04, CP-2019-05, A 14/19) questioned if any improvements or signalization were proposed for the Oklahoma Drive and Eyer Drive intersection; concerned that there is an insufficient amount of resident and visitor parking proposed to support the development, which will result in vehicles being parked along Eyer Drive and Abingdon Court; commented that each unit will require more than the 2 parking spaces proposed; requested that the applicant provide information on how much traffic was generated by the previous property owners, and the townhomes to the east of the subject property, on Oklahoma Drive; questioned how garbage generated from the condominium will be addressed and if there will be a garbage enclosure area; concerned there is insufficient greenspace proposed; and concerned that the development will result in the closure of the existing daycare facility and the loss of daycare spaces in the West Shore neighbourhood. 2.2 City Departments & Agency Comments 2.2.1 Region of Durham no objection to the proposal subject to the conditions of draft approval of the plan of subdivision and plan of condominium (common element) provided; the Official Plan Amendment application is exempt from Regional approval; the proposed development is consistent with Provincial Policy Statement policies that encourage the efficient use of land, infrastructure and planned public service facilities ; the applications are generally in conformity with the objectives of the Growth Plan for the Greater Golden Horseshoe, which supports building compact communities and providing for a variety of housing options; the Regional Official Plan designates the subject lands as “Living Areas”, which are intended to be used predominantly for housing purposes with a mix of housing types, sizes, and tenure; municipal water supply and sanitary sewer services are available to the subject site; and the proposed internal private road does not meet the requirements of the Region’s Waste Collection By-law #46-2011, and therefore the proposed development is required to be serviced by private collection at the expense of the Condominium Corporation. 2.2.2 City of Pickering Engineering Services Department no objection to the proposal; concur with the findings of the submitted Transportation Impact Study and Safety Review, and have no additional comments; and the owner shall satisfy all requirements, financial and otherwise of the City of Pickering including, among other matters, the execution of a subdivision agreement between the owner and the City concerning the provision and installation of roads, services, grading, drainage, utilities, tree compensation, construction management, cash -in-lieu of parkland, noise attenuation and any other matters. Report PLN 29-20 December 7, 2020 Subject: Katanna Oklahoma LP Page 6 (OPA 19-004/P, SP-2019-04, CP-2019-05, A 14/19) 2.2.3 City of Pickering Fire Services  no objection to the proposed development;  the proposed private road will allow for adequate access for emergency vehicles; and  fire hydrants will be required within 90 metres of all principal unit entrances. 2.2.4 Durham District School Board  no objections to the approval of the proposed development;  approximately 9 elementary students could be generated through the proposed development; and  pupils generated through this developm ent will attend existing schools. 2.2.5 Durham Catholic District School Board  no objections to the proposed development; and  students from this development will attend Father Fenelon Catholic Elementary School and St. Mary Secondary Catholic School. 3. Planning Analysis 3.1 The proposal is consistent with the Provincial Policy Statement and conforms to the Growth Plan for the Greater Golden Horseshoe The Provincial Policy Statement 2020 (PPS) provides provincial policy direction on land use planning. The PPS provides for appropriate development while protecting resources of provincial interest, public health and safety, and the quality of the natural and built environment. The PPS supports improved land use planning and management, which contributes to a more effective and efficient land-use planning system. The PPS indicates that healthy, livable and safe communities are to be sustained by, among other matters, promoting efficient development and land use patter ns and accommodating an appropriate range and mix of residential. The proposed development promotes modest residential intensification and provides appropriate density where existing infrastructure and public service facilities are available. The proposed development is consistent with the PPS policies that encourage the efficient use of land, infrastructure and planned public service facilities. The proposed development is consistent with the PPS. The Growth Plan for the Greater Golden Horseshoe 2019 sets out a planning vision for growth throughout the Greater Golden Horseshoe. The subject lands are located within the “built-up area” of the City of Pickering. The proposed development provides for a compact form of development that conforms to the Plan. Report PLN 29-20 December 7, 2020 Subject: Katanna Oklahoma LP Page 7 (OPA 19-004/P, SP-2019-04, CP-2019-05, A 14/19) 3.2 An amendment to the Pickering Official Plan to increase the density on the subject lands is appropriate The subject lands are located within the West Shore Neighbourhood and are designated “Urban Residential Areas – Low Density Area”, which provides for housing and related uses. This designation permits a maximum net residential density of up to and includin g 30 units per net hectare. The applicant’s proposal will result in a residential density of approximately 59 units per net hectare, which exceeds the permitted density range. An amendment to the City’s Official Plan is required to re-designate the subject lands to “Urban Residential Areas – Medium Density Areas” to facilitate the proposal. The “Urban Residential Areas – Medium Density Areas” designation provides for housing at a net residential density of over 30 units and up to and including 80 units per net hectare. The policies of the Official Plan state that the City Council shall encourage a broad diversity of housing by form, location, size, tenure and cost within the neighbourhoods and villages of the City so that the housing needs of existing and future residents can be met as they evolve over time. Oklahoma Drive and Eyer Drive are identified as municipal collector roads within the City’s Official Plan. These roads are intended to carry local and neighbourhood traffic in greater volumes than local roads, and provide access from local roads to other collector roads and to Type ‘C’ arterial roads. Despite being identified as “Urban Residential Areas – Low Density Areas” within the Official Plan, the existing townhouse condominium complexes located immediately to the east (765 Oklahoma Drive) and to the southwest of the subject lands (580 Eyer Drive) have a net residential density of approximately 38 units per net hectare. The density of the existing condominium developments falls within the density range of the “Medium Density” designation. The proposed residential development, consisting of street and rear lane townhouse units, is appropriate and desirable and in keeping with the existing build form of the immediately surrounding neighbourhood. The proposal is located along two collector roads that can accommodate the traffic generated by this development. The proposal will also assist in providing for a mix of housing forms and tenure within an area that is well serviced by existing infrastructure, and will assist the City in achieving its intensification targets. 3.3 The proposed development is compatible with the character of the surrounding Neighbourhood The Official Plan states that in establishing performance standards, regard shall be had to protecting and enhancing the character of established neighbourhoods by considering matters such as building height, yard setbacks, lot coverage, access to sunlight, parking provisions and traffic implications. The Official Plan also states that where new development is proposed within an existing neighbourhood or established area, City Council shall encourage building design that reinforces and complements existing built patterns such as form, massing, height, proportion, position relative to the street, and building area to site ratio. Report PLN 29-20 December 7, 2020 Subject: Katanna Oklahoma LP Page 8 (OPA 19-004/P, SP-2019-04, CP-2019-05, A 14/19) The surrounding neighbourhood consists of a variety of housing forms, which include townhouse, detached and semi-detached dwellings. The townhouse, detached and semi-detached dwellings within the immediate area range between 2 and 3 storeys in height. The existing condominium developments immediately east (765 Oklahoma Drive) and to the southwest of the subject lands (580 Eyer Drive), are subject to site-specific zoning by-laws, previously approved by City Council that permit townhouse dwelling units with a maximum height of 3 storeys. Currently, the townhouse units located immediately to the east of the subject lands are 3 storeys in height. The proposed rear-lane townhouse units (Blocks 1 and 2) will have a maximum height of 11.0 metres and the proposed traditional townhouse units (Blocks 3, 4 and 5) will have a maximum height of 10.5 metres. Figure 1 below, provides a comparison between the overall height of the proposed units in relation to the existing 3-storey townhouse dwellings to the east. The proposed townhouse blocks will have similar building heights to the existing dwellings within the abutting condominium complex to the east. Due to the grading of the subject lands, the townhouse Blocks 3, 4 and 5 will appear to be 2-storeys in height (approximately 8.0 metres) when viewed from the rear yards of the adjacent residential condominium development. Furthermore, the proposed townhouse blocks will maintain a total distance separation of approximately 15.6 metres from the existing dwellings to the east. A 4.0 metre wide landscape area is currently maintained by the condominium development along the east property line that will contribute to visually screening the development and minimize any concerns regarding privacy and overlook for existing residents. Where there are no trees, the applicant has agreed to plant trees on the subject property to provide additional screening. The proposal will achieve compatibility with the surrounding neighbourhood by ensuring building heights are generally in keeping with existing built form, maintaining sufficient separation distance to existing dwellings, and continuing a similar architectural design treatment that is consistent with the existing dwellings in the immediate neighbourhood. Figure 1: Cross Section Elevation Report PLN 29-20 December 7, 2020 Subject: Katanna Oklahoma LP Page 9 (OPA 19-004/P, SP-2019-04, CP-2019-05, A 14/19) 3.4 The recommendations of the Infill and Replacement Housing in Established Neighbourhoods Study do not apply to the subject lands The City retained SGL Planning and Design Inc. (SGL) to undertake the Infill and Replacement Housing in Established Neighbourhoods Study (the Infill Study), which examined how to guide the future evolution of the City’s established neighbourhoods by recommending an appropriate scale of infill and replacement housing, and how the City can ensure that neighbourhood character is properly considered through the development and building approval processes. The Planning Recommendations Report, which was endorsed by Council in September 2020, completes the Study. The Report provided final recommendations for implementation tools that the City can use to address the compatibility of future infill and replacement housing in specific areas within the Study Area identified as “Established Neighbourhood Precincts”. The tools include new Official Plan policies, Urban Design Guidelines and zoning by-law performance standards. The subject lands are not identified to be within the “Established Neighbourhood Precinct” of the West Shore Neighbourhood and therefore, the recommendations of the Infill Study do not apply to the proposed development. Despite the subject lands being located beyond the limits of the Established Neighbourhood Precinct of the West Shore Neighbourhood, the proposed development has been reviewed keeping in mind the intention of the Infill Study. The proposal represents a modest infill develo pment that will be compatible and consistent with the character of the immediate neighbourhood. 3.5 The proposal will have minimal traffic impacts on the surrounding road network Some area residents expressed concern that the proposed development will cause a negative traffic impact on the existing road network and the intersection of Eyer Drive and Oklahoma Drive. The applicant has submitted a Transportation Study, prepared by Nextrans Consulting Engineers, which investigated the traffic conditions and effects of the proposed development on the surrounding area and the intersections of Eyer Drive/Oklahoma Drive; Eyer Drive and Abingdon Court/proposed west site access; and Oklahoma Drive/existing school access on the north side of the roadway. The Study collected data on existing traffic levels on Wednesday, November 7, 2018, and examined new vehicle trips generated from the development. Traffic volumes included in the Study capture any traffic generated from the existing uses within the area, including the adjacent townhouse complex immediately to the east. Report PLN 29-20 December 7, 2020 Subject: Katanna Oklahoma LP Page 10 (OPA 19-004/P, SP-2019-04, CP-2019-05, A 14/19) The study found that during the morning (7:00 am to 10:00 am) and afternoon (4:00 pm to 7:00 pm) peak hours, all study intersections are operating and will operate with acceptable levels of service, and roadways will continue to function with minimal delay. The Study outlined that the existing daycare facility has a capacity of 129 children and up to 12 staff members, which results in approximately 100 vehicles entering and exiting the site each weekday. It also outlined that the existing place of worship has approximately 34 to 48 vehicles on-site during evening and weekend programming. This information was collected before the COVID-19 Pandemic. The proposed residential development will generate a total of 24 trips during the morning peak hours (18 out and 6 in -bound trips) and 29 trips during the afternoon peak hour (11 out and 18 in-bound trips). Overall, the redevelopment of this site is anticipated to eliminate approximately 76 two-way auto trips during the morning peak hours and 11 two-way auto trips during the afternoon peak hours. When taking this into account, the Study concluded that the proposed residential development will result in far fewer trips from the site in the morning and afternoon peak hours than the existing place of worship and daycare uses. 3.6 The Eyer Drive and Oklahoma Drive Intersection is operating safely At the Public Open House on January 28, 2020, many area residents expressed concerns regarding the safety of the existing intersection at Eyer Drive and Oklahoma Drive for pedestrians and vehicles and outlined that the proposed development would worsen this issue. At the request of City staff, the applicant undertook a Safety Review of the intersection at Oklahoma Drive and Eyer Drive, which examined the current road conditions and any movement conflicts with the school to ensure that the road network will operate safely and efficiently upon completion of the proposed development . The submitted Safety Review, prepared by Nextrans Consulting Engineers: reviewed the collision history for the intersection and immediate roadways; reviewed the existing signage; assessed the potential impact of traffic generated by the proposed development; and prepared a signal warrant analysis and review of existing Intersection Pedestrian Signal (IPS). The review outlined that within the last 5 years, only 3 collisions have been reported. All 3 collisions were rear-ending incidents that did not involve pedestrians. The review included a signal warrant analysis. Based on the consultant's review, the Oklahoma Drive and Eyer Drive intersection does not meet the minimum requirements for signalization. The review outlined that the current signage and IPS at the Oklahoma Drive and Eyer Drive intersection are sufficient and should remain in place and that full signalization is not warranted at this time. The review recommended that the City monitor the intersection of Oklahoma Drive and Eyer Drive for future signalization or protect for signalization to improve the overall operations of the intersection once empirical data supports a warranted signalized intersection. Engineering Services has reviewed the submitted Safety Review and is satisfied with the consultant's recommendations. Report PLN 29-20 December 7, 2020 Subject: Katanna Oklahoma LP Page 11 (OPA 19-004/P, SP-2019-04, CP-2019-05, A 14/19) 3.7 Response to Additional Key Concerns The table below summarizes the key concerns raised to date and staff’s response. Concerns Staff’s Response Ensuring sufficient resident and visitor parking Sufficient number of parking spaces are available to accommodate the proposal The applicant is providing resident parking at a ratio of 2 parking spaces per dwelling unit, with 1 space within a private garage and 1 space in the driveway. Visitor parking is provided at a rate of 0.25 spaces unit for a total of 7 parking spaces. The applicant has also agreed to provide, wherever possible, a dedicated storage room and/or storage shelves within the garage to ensure there is sufficient space to accommodate the parking of a vehicle and the storage of household items. The proposed private garages will have a minimum interior dimension of 2.9 metres in width by 6.0 metres in length, which will provide adequate space for the storage area of household items and the parking of a vehicle. Insufficient amenity and greenspace is proposed The proposal will be well served by private rear yards, deck amenity space, a private amenity area and neighbourhood open space Appropriate outdoor amenity space is being provided. The street townhouse units (Blocks 3, 4 and 5) will have private rear yards with a minimum depth of 6.5 metres. The rear lane townhouse units (Blocks 1 and 2) will have private amenity space areas above the driveway and private garages. Also, a 180 square metre private outdoor amenity area is proposed immediately north of Block 1. The applicant has provided a landscape plan demonstrating that the size and configuration of this amenity area can support a passive walkway connection to the sidewalk along Eyer Drive, a seating area , landscaping, and a bike rack. Also, a number of existing public parks and open spaces are located within a 5-minute walking distance of the development including the Fairport Beach Public School, the Bidwell Tot Lot located on the east side of Eyer Drive immediately to the north, and Lookout Point Park to the south. Report PLN 29-20 December 7, 2020 Subject: Katanna Oklahoma LP Page 12 (OPA 19-004/P, SP-2019-04, CP-2019-05, A 14/19) Concerns Staff’s Response Shadowing and privacy concerns for the abutting residents immediately to the east The proposal will not result in a negative visual or privacy impact on adjacent property owners to the east The townhouse dwelling units (Blocks 3, 4, and 5) proposed adjacent to the existing condominium complex to the east will be a maximum of 3 storeys (approximately 9.9 metres) in height and will be setback 6.5 metres from the east lot line. The adjacent townhouse units to the east are also 3 storeys in height and are currently setback a total of 9.14 metres from the mutual lot line, which includes a 4.0 metre wide landscape area that runs the length of the property and the rear yard setback of the units. When taking into account the grade of the subject property, the proposed townhouse units will appear to be 2 storeys at the rear and will be a similar height to the existing townhouse units immediately to the east. An existing 1.8 metre high wood privacy fence and mature trees on the adjacent lands will significantly screen the proposed dwelling units. The submitted Landscape Plan indicates that the applicant will plant trees on the subject property in locations where there are no existing trees on the adjacent lands. Given the heights of the dwelling units, the separation distance to the existing townhouse dwellings to the east and the existing mature vegetation, the proposal will not negatively impact the adjacent property owners to the east concerning privacy, overlook and shadowing. Negative construction impact, including noise, dust and vehicles A Construction Management Plan will outline mitigation measures to minimize negative construction impacts The Recommended Conditions of Approval (see Appendix I II) require that the applicants prepare and submit a Construction Management Plan to the satisfaction of the City’s Engineering Services, which addresses a variety of mitigation measures to be implemented during the construction process to minimize any negative noise, dust and traffic impacts. The mitigation measures could include a gravel mud mat and a construction staging area, sediment fencing and a tree protection zone. The Recommended Conditions of Approval require that the applicants enter into a Subdivision Agreement with the City. A condition of the Subdivision Agreement will require that the applicants implement the measures outlined in the submitted Construction Management and Erosion/Sediment Control Plan as approved by City staff. Report PLN 29-20 December 7, 2020 Subject: Katanna Oklahoma LP Page 13 (OPA 19-004/P, SP-2019-04, CP-2019-05, A 14/19) Concerns Staff’s Response Questioned garbage collection Garbage collection will be provided by a private service, paid for by the Condominium Corporation The Region of Durham has advised that the proposed private road does not meet the requirements of the Region’s Waste Collection By-law #46-2011. The applicant has submitted a Waste Management Plan, which outlines that private collection will be provided for the removal of recyclables, solid waste, organic waste and yard waste of the individual unit owners and paid for by the Condominium Corporation. Collection will be provided along the private road at the driveway of each property and will not require a central garbage location or commercial sized bins. The Site Plan Agreement, which will be registered on title, will require the owner to acknowledge garbage will be through private collection and will specify it will be at the expense of the Condominium Corporation. Concerned regarding the maintenance of front yards along Eyer Drive and common areas Front yards along Eyer Drive and common elements will be maintained by the Condominium Corporation The maintenance of front yards of dwelling units along Eyer Drive and the common-elements, including the repair and/or replacement of fencing and landscaping, will be the responsibility of the condominium and paid for collectively by the future property owners. This requirement will be included in the Condominium Declaration. Loss of daycare spaces Some daycare programs operate within the neighbourhood A YMCA daycare facility currently operates at the Father Fenelon Catholic School located immediately north of the subject property at 795 Eyer Drive. This facility provides daycare services for children from 0 to 12 years of age. Additionally, a before and after school child care program is offered by the YMCA at the Frenchman’s Bay Public School east of the subject property at 920 Oklahoma Drive. Report PLN 29-20 December 7, 2020 Subject: Katanna Oklahoma LP Page 14 (OPA 19-004/P, SP-2019-04, CP-2019-05, A 14/19) 3.8 Technical matters will be addressed as conditions of subdivision approval and through site plan approval Detailed design issues will be dealt with through the subdivision agreement and site plan approval process. These requirements will address matters such as, but not limited to: drainage and grading site servicing cash-in-lieu of parkland tree compensation requirements for a Construction Management Plan landscaping resident, visitor and accessible parking spaces emergency vehicle access waste management collection location of community mailboxes location of water meter room, hydro transformers, gas meters and other utilities 3.9 Draft Approval of the Draft Plan of Condominium is delegated to the Director, City Development & CBO Applications for standard and common element condominiums are delegated to the Director, City Development & CBO for final approval. No further approvals are required at this time. 3.10 Conclusion Staff supports the site-specific Official Plan Amendment to re-designate the subject lands from "Urban Residential Areas – Low Density Areas" to "Urban Residential Areas – Medium Density Areas" (see Draft By-law to Adopt Amendment 41, Appendix I), and recommends that the By-law to adopt Amendment 41 be forwarded to Council for enactment. Staff recommends Council endorse Draft Plan of Subdivision SP-2019-04 as shown on Attachment #6 to this Report and the Conditions of Approval set out in Appendix III to this Report. Furthermore, staff supports the Zoning By-law Amendment Application A 14/19 and recommends that the site-specific implementing by-law, containing the standards set out in Appendix II to this Report, be finalized and brought before Council for enactment. 3.11 Applicant’s Comments The applicant supports the recommendations of this report. Report PLN 29-20 December 7, 2020 Subject: Katanna Oklahoma LP Page 15 (OPA 19-004/P, SP-2019-04, CP-2019-05, A 14/19) Appendices Appendix I Draft By-law to Adopt Amendment 41 to the Pickering Official Plan Appendix II Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 14/19 Appendix III Recommended Conditions of Approval for Draft Plan of Subdivision SP-2019-04 Attachments 1.Location Map 2.Air Photo Map 3.Submitted Conceptual Plan 4.Submitted Conceptual Elevation – View from Eyer Drive 5.Submitted Conceptual Elevation – View from Internal Road 6.Submitted Draft Plan of Subdivision 7.Submitted Draft Plan of Condominium Prepared By: Approved/Endorsed By: Cody Morrison Catherine Rose, MCIP, RPP Planner II Chief Planner Nilesh Surti, MCIP, RPP Kyle Bentley, P. Eng. Manager, Development Review Director, City Development & CBO & Urban Design CM:ld Recommended for the consideration of Pickering City Council Marisa Carpino, M.A. Interim Chief Administrative Officer Appendix I to Report PLN 29-20 Draft By-law to Adopt Amendment 41 to the Pickering Official Plan The Corporation of the City of Pickering By-law No. XXXX/20 Being a By-law to adopt Amendment 41 to the Official Plan for the City of Pickering (OPA 19-004/P) Whereas pursuant to the Planning Act, R.S.O. 1990, c.p. 13, subsections 17(22) and 21(1), the Council of The Corporation of the City of Pickering may, by by-law, adopt amendments to the Official Plan for the City of Pickering; And whereas pursuant to Section 17(10) of the Planning Act, the Minister of Municipal Affairs and Housing has by order authorized Regional Council to pass a by-law to exempt proposed area municipal official plan amendments from its approval; And whereas on February 23, 2000, Regional Council passed By-law 11/2000 which allows the Region to exempt proposed area municipal official plan amendments from its approval; And whereas the Region has advised that Amendment 41 to the City of Pickering Official Plan is exempt from Regional approval; Now therefore the Council of The Corporation of the City of Pickering hereby enac ts as follows: 1. That Amendment 41 to the Official Plan for the City of Pickering, attached hereto as Exhibit “A”, is hereby adopted; 2. That the City Clerk is hereby authorized and directed to forward to the Regional Municipality of Durham the documentation required by Procedure: Area Municipal Official Plans and Amendments. 3. This By-law shall come into force and take effect on the day of the final passing hereof. By-law passed this XX day of XXXX, 2020. __________________________ David Ryan, Mayor __________________________ Susan Cassel, City Clerk Draft Draft Draft Exhibit “A” to By-law XXXX/20 Recommended Amendment 41 to the City of Pickering Official Plan Recommended Amendment 41 to the Pickering Official Plan Purpose: The purpose of this amendment is to re-designate the lands located on the southeast corner of Eyer Drive and Oklahoma Drive from “Urban Residential Area s – Low Density Areas” to “Urban Residential Areas – Medium Density Areas” to facilitate a residential common element condominium development. Location: The site specific amendment affects the lands located on the south-easterly corner of Eyer Drive and Oklahoma Drive, described as Part of Lot 28, Broken Front Concession Range 3, Now Part of Part 1, 40R-2401, City of Pickering. Basis: Through the review of Official Plan Amendment Application OPA 19-004/P, Zoning By-law Amendment Application A 14/19, Draft Plan of Subdivision SP-2019-04 and Draft Plan of Condominium CP-2019-05, City Council determined that the Amendment facilitates a development that is compatible with the surrounding community, and is an appropriate intensification project in Pickering’s urban area. The Amendment is consistent with the policies of the Provincial Policy Statement 2020, and conforms to A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2019) and the Durham Regional Official Plan. Actual Amendment: The City of Pickering Official Plan is hereby amended by: 1. Amending Schedule I – Land Use Structure by replacing the “Urban Residential Areas – Low Density Areas” designation with “Urban Residential Areas – Medium Density Areas” designation for lands located on the southeast corner of Eyer Drive and Oklahoma Drive, as illustrated on Schedule ‘A’ attached to this amendment. Implementation: The provisions set forth in the City of Pickering Official Plan, as amend ed, regarding the implementation of the Plan shall apply in regard to this Amendment. Interpretation: 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. OPA 19-004/P A 14/19 SP-2019-04 CP-2019-05 Katanna Oklahoma LP WestShoreBoulevardC.N.R.ªª38 ¹ City of PickeringCity Development Department© November, 2020This Map Forms Part of Edition 8 of the Pickering Ofiicial Plan andMust Be Read in Conjunction with the Other Schedules and the Text. Extract ofSchedule I to theEdition 8 PickeringOfficial PlanCityofPickeringAreaShownonThis Map TownofAjax City of TorontoCity of MarkhamTownship of Uxbridge Town of WhitbySchedule 'A' to Amendment 41Existing Official Plan Oklahoma Drive Whites RoadLand Use Structure Urban Residential Areas Mixed Use Areas Low Density Areas Local Nodes Prestige Employment Employment Areas!Redesignate from "Urban Residential Areas - Low Density Areas" to"Urban Residential Areas- Medium Density Areas"Eyer Drive Appendix II to Report PLN 29-20 Recommended Zoning By-law Provisions for Zoning By-law Amendment A 14/19 Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 14/19 That the implementing zoning by-law permit residential condominium developments in accordance with the following provisions: A. Zoning Provisions Permitted Uses 1. Permitted uses include Block Townhouse Buildings, Private Parks and Water Meter Room. Building Restrictions Unit Type Block Townhouse fronting Eyer Drive (Blocks 1 & 2) with integrated garage at the rear of the dwelling (Rear Lane Townhouse) Block Townhouse fronting private road (Blocks 3, 4 & 5) with integrated garage at the front of the dwelling (Street Townhouse) 1. Number of Dwelling Units (maximum) 27 2. Lot Frontage (minimum) 4.5 metres 5.5 metres 3. Lot Area (minimum) 87 square metres 120 square metres 4. Front Yard Depth (minimum) 3.0 metres 4.5 metres 5. Side Yard Depth (minimum) 1.2 metres except where dwellings on abutting lots share a common wall, no interior side yard shall be required adjacent to that wall on either lot 6. Rear Yard Depth (minimum) 4.5 metres or; 3.0 metres, where a corner unit flanks a private road. 6.5 metres 7. Flankage Yard Depth (minimum) 2.0 metres to a private road or; 2.5 metres to a public road 8. Building Height (maximum) 11.0 metres 10.5 metres 9. Driveway Width (maximum) Shall not exceed the width of the private garage 2. Private amenity area (Block Townhouse with integrated garage at the rear of the dwelling): a. Minimum Area – 4.0 square metres b. Shall be located above the garage at the rear of the dwelling unit and shall not be enclosed c. Accessory structures such as pergolas, sheds or other similar structures shall not be permitted on the private amenity area above the garage at the rear of the dwelling unit. Parking Requirements 3. Minimum 2.0 parking spaces per dwelling unit to be provided plus 0.2 5 of a parking space per dwelling unit for visitors. 4. Garage requirements: minimum one private garage per lot attached to the main building, the vehicular entrance of which shall be located a minimum of 6.0 metres from the common element condominium street. 5. Interior garage size: a private garage shall have a minimum width of 2.9 metres and a minimum depth of 6.0 metres; however, the width of a private garage may include one interior step and the depth may include two interior steps. 6. The minimum right-of-way width for a private street shall be 6.5 metres. Model Homes 7. A maximum of 2 blocks together with no fewer than 2 parking spaces per Model Home is permitted. General Provisions 8. The west property line shall be considered the front lot line for all units within Blocks 1 & 2. 9. Projections such as window sills, chimney breasts, fireplaces, belt courses, cornices, pilasters, eaves, eave troughs and other similar architectural features may be permitted in any required yard, provided that no such feature projects int o the required yard more than 0.6 metres or half the distance of the required yard, whichever is less. 10. Uncovered deck, uncovered or covered porch, and uncovered steps are perm itted to project a maximum of 1.5 metres into any required front or rear yard. 11. Second and/or third storey decks or balconies are not permitted within the rear yards of Blocks 3, 4 or 5. 12. Uncovered Steps to an uncovered deck, uncovered or covered porch may encroach to within 0.3 metres of the front lot line for units within Block 1 & 2; 13. A bay, box window, with or without foundation, having a maximum width of 4.0 metres may encroach into any required yard to a maximum of 0.6 metres or half the distance of the required yard, whichever is less. 14. Air conditioners are permitted on a lot provided they are located in the rear yard or side yard or on a balcony or roof. In addition, such units shall not be located any closer than 0.6 of a metre to a side lot line. Appendix III to Report PLN 29-20 Recommended Conditions of Approval for Draft Plan of Subdivision SP-2019-04 Recommended Conditions of Approval for Draft Plan of Subdivision SP-2019-04 General Conditions 1. That the Owner shall prepare the final plan generally on the basis of the approved draft plan of subdivision, prepared by GHD Inc., identified as project number 11198397-DP1, dated July 3, 2020, which illustrates one medium density residential block and one block for road widening. Region of Durham 2. The Owner shall submit plans showing the proposed phasing to the Region of Durham and the City of Pickering for review and approval if this subdivision is to be developed by more than one registration. 3. The Owner shall grant to the Region, any easements as may be required to provide Regional services for this development. The easements shall be in locations and of such widths as determined by the Region of Durham. 4. Prior to entering into a subdivision agreement, the Region of Durham shall be satisfied that adequate water pollution control plant and water supply capacities are available to the proposed subdivision. 5. The Owner shall provide for the extension of such sanitary sewer and water supply facilities which are external to, as well as within, the limits of this plan that are required to service this plan. In addition, the Owner shall provide for the extension of sanitary sewer and water supply facilities within the limits of the plan which are required to service other developments external to this subdivision. Such sanitary sewer and water supply facilities are to be designed and constructed according to the standards and requirements of the Region of Durham. All arrangements, financial and otherwise, for said extensions are to be made to the satisfaction of the Region of Durham, and are to be completed prior to final approval of this plan. 6. The Owner shall satisfy all requirements, financial and otherwise, of the Region of Durham. This shall include, among other matters, the execution of a subdivision agreement between the Owner and the Region of Durham concerning the provision and installation of sanitary sewers, water supply, roads and other Regional services. Subdivision Agreement 7. That the Owner enters into a subdivision agreement with and to the satisfaction of the City of Pickering to ensure the fulfillment of the City’s requirements, financial and otherwise, which shall include, but not necessarily be limited to the conditions outlined in this document. 40M-Plan 8. That the Owner submits a 40M-Plan to the satisfaction of the City Development Department. Zoning 9. That the implementing by-law for Zoning By-law Amendment Application A 14/19 becomes final and binding. Recommended Conditions of Approval (SP-2019-04) Page 2 Katanna Oklahoma LP Street Names and House Numbers 10. That street names and signage be provided to the satisfaction of the Region and the City. 11. That house numbers are assigned as per the City’s addressing conventions. Development Charges & Development Review Fees 12. That the Owner satisfies the City financially with respect to the Development Charges Act. 13. That the Owner satisfies the City with respect to payment for the Development Services Engineering Review fee, Road Degradation fee, Residential Lot Grading Review fee and Development Services inspection fees. Dedications/Transfers/Conveyances 14. That the Owner conveys to the City, at no cost: i. A 0.006 hectare road widening, identified as Block 2 on the draft plan of subdivision, prepared by GHD Inc., identified as project number 11198397 -DP1, dated July 13, 2020 and any other easements as required. Stormwater 15. That the Owner satisfies the Director, Engineering Services respecting the stormwater drainage and management system to service all the lands in the subdivision, and any provision regarding easements. 16. That the Owner satisfies the Director, Engineering Services for contributions for stormwater maintenance fees. Grading 17. That the Owner satisfies the Director, Engineering Services resp ecting submission and approval of a grading plan for the development. 18. That the Owner satisfies the Director, Engineering Services respecting authorization from abutting landowners for all offsite grading. Geotechnical Investigation 19. That the Owner satisfies the Director, Engineering Services respecting the submission and approval of a geotechnical investigation. Fill & Topsoil 20. That the Owner acknowledges that the City’s Fill & Topsoil Disturbance By-law prohibits vegetation or soil disturbance, vegetation or soil removal or importation to the site unless a permit has been issued. No on-site works prior to draft plan approval is permitted. A Fill & Topsoil Disturbance Permit will be required should vegetation removal or grading works proceed prior to the subdivision agreement being executed. Recommended Conditions of Approval (SP-2019-04) Page 3 Katanna Oklahoma LP Construction/Installation of City Works & Services 21. That the Owner satisfies the Director, Engineering Services respecting the submission of appropriate engineering drawings that detail, among other things, City services, construction of roads with curbs, storm sewers, pedestrian walkways/sidewalks, boulevard design, lot grading, streetlights, fencing and tree planting, and financially secure such works. 22. That the Owner satisfies the City respecting arrangements for the provision of all services required by the City. 23. That the Owner satisfies the appropriate authorities respecting arrangements and/or the conveyance of any easements to any utility to facilitate the installation of their services including the provision of underground wiring, street lighting, cable television, natural gas and other similar services for the development. 24. That the Owner agrees that the cost of any relocation, extension, alteration or extraordinary maintenance of existing services necessitated by the developer shall be the responsibility of the Owner. Phasing & Development Coordination 25. That if this subdivision is to be developed by more than one registration, the Owner will be required to submit a plan showing the proposed phasing, all to the satisfaction of the Region of Durham and the City. Easements 26. That the Owner convey to the City, at no cost, any easements as required, and any reserves as required by the City. 27. That the Owner conveys any easements to any utility provider to facilitate the installation of their services in a location(s) to the satisfaction of the City and the utility provider. 28. That the Owner arrange at no cost to the City any easements required on third party lands for servicing and such easements shall be in a location as determined by the City and/or the Region and are to be granted upon request at any time after draft approval. 29. That the Owner satisfies the Director, Engineering Services with any required on -site or off-site easements for works, facilities or use rights that are required by the City. Construction Management Plan 30. That the Owner satisfies the City respecting the submission and approval of a Construction Management/Erosion & Sediment Control Plan with such Plan to contain, among other matters: i. Details of erosion and sedimentation controls during all phases of construction and provide maintenance requirements to maintain these controls as per the City’s Erosion & Sediment Control Guideline for Urban Construction; Recommended Conditions of Approval (SP-2019-04) Page 4 Katanna Oklahoma LP ii. Addressing the parking of vehicles and the storage of construction and building materials during servicing and construction, and ensuring that such location s will not impede the flow of traffic or emergency vehicles on existing streets; iii. Confirmation that the City’s Noise By-law will be adhered to and that all contractors, trades and suppliers are advised of this By-law; iv. The provision of mud and dust control on all roads within and adjacent to the site; v. Type and timing of construction fencing; vi. Location of construction trailers; vii. Details of the temporary construction access; and viii. Temporary stockpile locations with side slopes to be 3:1 max, 3.0 metres maximum height, and appropriate silt fence surrounding. Fencing 31. That the Owner satisfies the City with respect to the provision of temporary fencing around the entire perimeter of the subject lands during construction, prior to the commencement of any works. 32. That the Owner agrees to install a 1.8 metre high board-on-board wood privacy fence along the east property line, where there is adjacent existing residential development. Landscaping 33. That the Owner satisfies the Director, Engineering Services respecting the submission and approval of a Boulevard Tree-Planting Plan. 34. That the Owner satisfies the Director, Engineering Services with the submission of a tree preservation plan which will illustrate the protection of trees and other natural features where appropriate, with specific attention to preservation in all public open spaces prior to the approval of a Preliminary Grading Plan. Engineering Plans 35. That the Owner ensures that the engineering plans are coordinated with the streetscape and architectural control guidelines and further that the plans coordinate the driveway, street hardware and street trees to ensure that conflicts do not exist, asphalt is minimized and all objectives of the streetscape/architectural control guidelines can be achieved. 36. That the Owner satisfies the City respecting arrangements necessary to provide for coordination of services and roads with adjacent lands and any phasing of development that may be required. 37. That the Owner satisfies the City respecting the submission of appropriate en gineering drawings that detail, among other things: City services, roads, storm sewers, sidewalks, lot grading, streetlights, fencing, tree planning and financially secure such works. Recommended Conditions of Approval (SP-2019-04) Page 5 Katanna Oklahoma LP Noise Attenuation 38. That the owner agrees in the subdivision agreement to implement noise control measures and warning clauses as recommended in the “Noise Impact Study”, prepared by J.E. Coulter Associates Limited, dated October 30, 2020. Parkland Dedication 39. That the Owner satisfies the City with respect to its obligation to provide parkland or payment of cash-in-lieu on accordance with the parkland dedication requirements of the Planning Act. Fire 40. That the Owner agrees that no development will proceed on any lands until adequate services are available including adequate water pressure to the satisfaction of the City’s Fire Services Department. Model Homes 41. That the Owner enters into a model home agreement with the City, if applicable for this draft plan. All model homes must be in compliance with the approved site plan drawings. Other Approval Agencies 42. That any approvals which are required from the Region of Durham, Canada Post or any utility for the development of this plan be obtained by the Owner and upon request written confirmation be provided to the City as verification of these approvals. Plan Revisions 43. That the Owner acknowledges and agrees that the draft plan of subdivision and associated conditions of approval may require revisions to the satisfaction of the City, to implement or integrate any recommendation resulting from studies required as conditions of approval. 44. That the Owner revises the draft plan as necessary to the satisfaction of the City, to accommodate any technical engineering issues which arise during the review of the final engineering drawings. Required revisions may include revising the number of residential building lots or reconfiguring the roads or lots to the City’s satisfaction. 45. That the Owner agrees to implement the requirements of all studies that are required by the City for the development of this draft plan of subdivision to the satisfaction of the City. Notes to Draft Approval 46. This draft approval shall lapse three years from the date the draft approval has been granted if the noted conditions have not been fulfilled, or if it has not been extended by the City of Pickering. ParkCrescentWhitesRoadSanok DriveCreekviewCircle Atwood Crescent Vicki Drive Eyer DriveOklahoma Drive Layt o n CourtDownlandDrive HillcrestRoadGallantCourtEdge LaneEngelCourtHillviewCrescent GraniteCourt Abingdon Court Cliffview Road Hampton Court Sandc as t le CourtBaylyStreetStonebridge Lane LookoutPoint Park BidwellTot Lot Fairport BeachPublic School Our LadyOf The BaySeparate School 1:4,000 SCALE: © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.;© Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment Location MapFile:Applicant:Property Description: THIS IS NOT A PLAN OF SURVEY. Date: Mar. 16, 2020 ¯EKatanna Oklahoma LPLot 28, Range 3, B.F.C., Now Pt of Part 1, 40R-2401(755 Oklahoma Drive) SubjectLands L:\PLANNING\01-MapFiles\OPA\2019\OPA 19-004P, A 14-19, SP 2019-04 & CP 2019-05 - Katanna Oklahoma LP\OPA 19-004P_LocationMap.mxd OPA 19-004/P, A 14/19, SP-2019-04 & CP-2019-04 Attachment #1 to Report #PLN 29-20 Eyer DriveAbingdon Court Hampton Court Oklahoma Drive Stonebridge Lane1:2,500 SCALE: © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.;© Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment Air Photo MapFile:Applicant:Property Description: THIS IS NOT A PLAN OF SURVEY. Date: Mar. 16, 2020 SubjectLands EL:\PLANNING\01-MapFiles\OPA\2019\OPA 19-004P, A 14-19, SP 2019-04 & CP 2019-05 - Katanna Oklahoma LP\OPA 19-004P_AirPhoto.mxd ¯ OPA 19-004/P, A 14/19, SP-2019-04 & CP-2019-04Katanna Oklahoma LPLot 28, Range 3, B.F.C., Now Pt of Part 1, 40R-2401(755 Oklahoma Drive) Attachment #2 to Report #PLN 29-20 Submitted Conceptual Plan City Development Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. Applicant: Property Description: DATE: File No: L:\Planning\01-MapFiles\OPA\2019 OPA 19-004/P, A 14/19, SP-2019-04 & CP-2019-04 Katanna Oklahoma LP Lot 28, Range 3, B.F.C., Now Pt of Part 1, 40R-2401 (755 Oklahoma Drive) Nov. 02, 2020 N Attachment #3 to Report #PLN 29-20 L:\Planning\01-MapFiles\OPA\2019 Mar 2, 2020DATE: Applicant: Property Description: File No: Submitted Conceptual Elevation - View from Eyer Drive FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 19-004/P, A 14/19, SP-2019-04 & CP-2019-04 Katanna Oklahoma LP Lot 28, Range 3, B.F.C., Now Pt of Part 1, 40R-2401 (755 Oklahoma Drive) Attachment #4 to Report #PLN 29-20 L:\Planning\01-MapFiles\OPA\2019 Mar 2, 2020DATE: Applicant: Property Description: File No: Submitted Conceptual Elevation - View from Internal Road FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 19-004/P, A 14/19, SP-2019-04 & CP-2019-04 Katanna Oklahoma LP Lot 28, Range 3, B.F.C., Now Pt of Part 1, 40R-2401 (755 Oklahoma Drive) Attachment #5 to Report #PLN 29-20 Submitted Draft Plan of Subdivision City Development Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. Applicant: Property Description: DATE: File No: L:\Planning\01-MapFiles\OPA\2019 OPA 19-004/P, A 14/19, SP-2019-04 & CP-2019-04 Katanna Oklahoma LP Lot 28, Range 3, B.F.C., Now Pt of Part 1, 40R-2401 (755 Oklahoma Drive) Nov. 02, 2020 N Attachment #6 to Report #PLN 29-20 Submitted Draft Plan of Condominium City Development Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. Applicant: Property Description: DATE: File No: L:\Planning\01-MapFiles\OPA\2019 OPA 19-004/P, A 14/19, SP-2019-04 & CP-2019-04 Katanna Oklahoma LP Lot 28, Range 3, B.F.C., Now Pt of Part 1, 40R-2401 (755 Oklahoma Drive) Nov. 02, 2020 N Common Element Attachment #7 to Report #PLN 29-20