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Cali Report to
Planning & Development Committee
PICKERING G Report Number: PLN 06-15
Date: June 8, 2015
From: Thomas Melymuk
Director, City Development
Subject: Zoning By-law Amendment Application A 4/12
2206211 Ontario Inc. (Tristar Management Corp.)
Part of Lot 28, Range 3, Broken Front Concession
(760 & 770 Kingston Road)
Recommendation:
1. That Zoning By-law Amendment Application A 4/12, submitted by 2206211 Ontario
Inc. (Tristar Management Corp.) on lands being Part of Lot 28, Range 3, Broken
Front Concession, to permit a commercial development, be endorsed as outlined in
Appendix Ito Report Number PLN 0.6-15, and that staff be authorized to finalize and
forward the implementing Zoning By-law Amendment to Council for enactment.
Executive Summary: The subject lands are located on the north side of Kingston Road,
east of Delta Boulevard (see Location Map, Attachment#1).
2206211 Ontario Inc. (Tristar Management Corp.) initially submitted a rezoning
application to facilitate the development of a commercial plaza containing two single
storey buildings on the subject lands (see Original Submitted Plan, Attachment#2).
Subsequently, an application for an Official Plan Amendment was submitted by the
a pp licant to exempt the development p ment from policies requiring all buildings to be a
minimum of two storeys in height and that commercial development provide second
storey functional floor space. The Official Plan Amendment Application was withdrawn
by the applicant.
In response to concerns identified by City staff, agencies and comments from the public,
the applicant made a number of improvements to the proposal. These included
underground piping of the Amberlea Creek tributary, a shared vehicular site access, a
functional second storey, buildings close to Kingston Road, a third commercial building,
and a landscaped buffer along the north property line. The applicant proposes a Zoning
By-law Amendment Application to permit the development of a commercial
development with a total gross leasable area of 2,542 square metres containing two
single-storey buildings and a two-storey building including 558 square metres of
functional second storey gross leasable floor area (see Revised Submitted Plan,
Attachment#3).
Report PLN 06-15 June 8, 2015
Subject: 2206211 Ontario Inc. (Tristar Management Corp.) Page 2
The proposal is consistent with the intent of the design and transportation objectives of
the Woodlands Neighbourhood policies. Staff supports the proposed commercial
development as it is consistent with the commercial development to both the east and
the west, promotes the objective of transforming Kingston Road into a `mainstreet',
utilizes shared access from Kingston Road, and will complete an east-west connection
through the Northeast Quadrant allowing vehicles to access the signalized intersection
at Delta Boulevard and Kingston Road.
The recommended zoning provisions will provide for appropriate site specific
performance standards and will be subject to an "(H) Holding provision to address the
need for agreements to be entered into prior to development of the subject lands. Site
plan approval will address detailed design and technical matters.
Staff recommend that the application be approved, and the implementing zoning by-law
be finalized and forwarded to Council for adoption.
Financial Implications: The Woodlands Neighbourhood policies of the City's Official
Plan require vehicular access from Delta Boulevard easterly across the Mixed Corridor
lands through lands owned by the City. Cost sharing between the applicant and the
City will be required for the construction of this public road which is a Development
Charge project.
1. Background
1.1 Property Description
The subject lands comprise two properties located on the north side of
Kingston Road, east of Delta Boulevard (see Location Map, Attachment#1). The
lands have a combined area of approximately 0.7 of a hectare with approximately
88 metres of frontage along Kingston Road. A tributary of Amberlea Creek
traverses through the properties. A detached dwelling is situated on each
property, both of which will be demolished to facilitate the proposed commercial
development.
Surrounding land uses include established low density residential development
consisting of detached dwellings to the north, existing commercial development
to the east and west, and a vehicle sales and service establishment to the south
across Kingston Road.
1.2 Applicant's Original and Revised Proposals
In 2012, the applicant requested to rezone the subject lands to facilitate the
development of two, single-storey commercial buildings with an approximate total
gross floor area of 1,160 square metres (see Original Submitted Plan,
Attachment#2).
Report PLN 06-15 June 8, 2015
Subject: 2206211 Ontario Inc. (Tristar Management Corp.) Page 3
In support of their proposal, in 2013, the applicant submitted an Official Plan
Amendment application requesting exemption from the City's Official Plan
policies requiring all buildings to be a minimum of two storeys in height and that
commercial development provide second storey functional floor space. Following
the statutory public meeting held in October 2013, the Official Plan Amendment
application was withdrawn.
Based on comments from City staff, agencies and area residents, the applicant
has submitted a revised concept plan proposing a redesigned site plan (see
Revised Submitted Plan, Attachment#3). City and agency staff have worked
with the applicant to achieve an improved site design, vehicular site access and
circulation, pedestrian connectivity, and compatibility with adjacent residential
uses.
Specifically, the revisions to the proposal include the following key changes:
• underground piping of the Amberlea Creek tributary
• a shared vehicular site access with the neighbouring property to the east
• siting buildings close to Kingston Road providing a well defined street wall
• 3 commercial buildings with a total gross floor area of 2,542 square metres,
including 558 square metres of functional second storey space, and
• a landscaped buffer along the north property line abutting the residential lots
to the north
2. Comments Received
2.1 At the Public Information Meetings held in September 2012, and October
2013, and in written submissions
A number of residents/landowners attended the two Public Information Meetings
held on September 4, 2012, and on October 7, 2013, and voiced their concerns
and comments regarding the proposed commercial development. Specifically,
the concerns identified are as follows:
• concern for pedestrian safety on the site
• compatibility with adjacent residential properties to the north with respect to
privacy, noise, loitering and lighting
• increased security concerns
• loss of existing trees and erosion concerns
• potential flooding impacts on upstream properties due to creek re-alignment/
channelization
• additional traffic on Delta Boulevard
• opposition to the east/west vehicular access easement across rear of
property
• requested additional details of appropriate buffering (landscaping and
fencing) adjacent to residential lots
• support of single storey commercial buildings
• negative impact on property values of adjacent residential properties to the
north; and
• opposition to any outdoor patio uses
Report PLN 06-15 June 8, 2015
Subject: 2206211 Ontario Inc. (Tristar Management Corp.) Page 4
The owner of the adjacent commercial development to the east, 780 Kingston
Road, submitted written comments requesting the preservation of existing mature
evergreens and other existing trees that are located along the easterly property
line of the subject property to provide a buffer between the two commercial
properties.
The Planning & Development Committee requested staff to look into the
possibility of expropriation to facilitate shared vehicular access with the adjacent
property to the east, and the timelines for the installation of a median along
Kingston Road.
2.2 City Departments & Agency Comments
Region of Durham • the Region of Durham Planning Department
has advised that the City is required to
demonstrate that the Corridor densities
required by the Regional Official Plan can be
achieved along this corridor
• the Phase I Environmental Site Assessment
(ESA), dated November 2014, indicated that
the condition of the property is considered to
be satisfactory subject to completion of the
Region's Reliance Letter and Certificate of
Insurance, and to an updated letter concluding
a Phase Two ESA is not required
• the Region has received a clearance letter
from the Ministry of Tourism, Culture and
Sport indicating that the fieldwork and
reporting for the archaeological assessment
are consistent with the Ministry's standards
• the shared vehicular access with the lands to
the east is supported by the Region
• the proposed 1.6 metre wide road widening
across the Kingston Road frontage is
acceptable
• technical and engineering matters will be
addressed through site plan approval
Toronto and Region • prior to the lifting of an "(H)" - Holding
Conservation Authority provision, the owner is required to enter into a
(TRCA) site plan/development agreement with the City
and the Region of Durham, satisfy all technical
and engineering requirements for stormwater
management and the piping of the Amberlea
Creek to the satisfaction of the City and TRCA
Report PLN 06-15 June 8, 2015
Subject: 2206211 Ontario Inc. (Tristar Management Corp.) Page 5
• provide payment to the TRCA of$220,000
plus HST, indexed to the cost of living as of
August 5, 2014, to be used by the City and/or
the TRCA for habitat improvements elsewhere
in the Frenchman's Bay Watershed
• a TRCA permit is required prior to any works
on-site and before obtaining building permits
Engineering & Public Works • a revised flood plain impact study,
geotechnical report, and detailed drawings
regarding the piping of the Amberlea Creek
tributary, landscaping, stormwater
management and grading will be reviewed
through the site plan approval process
• a development agreement will be required to
address any off-site works including the
construction of the public road to
Delta Boulevard, road restoration, land
transfer, easements, utility relocation, cost
sharing, grading, drainage, and securities, as
well as, cost recovery for the Northeast
Quadrant study and may be required for the
Delta Boulevard and Kingston Road
downstream storm sewer over sizing
3. Planning Analysis
3.1 The South Pickering Intensification Study will recommend appropriate
densities for the Kingston Road Corridor
The subject lands were included within an intensification area identified through
the City of Pickering's preliminary Growth Plan conformity work undertaken in
2010. This conformity work has now resumed in 2015 as the South Pickering
Intensification Study. Intensification identified by the Study will address the
long-term density targets to be achieved throughout the entire corridor.
There are many considerations that will affect what intensity of development will
be achieved on each site. These include such matters as physical site
constraints, existing development on the lands, accessibility, transit availability,
and compatibility with abutting development. Thus, it is anticipated that density
targets will not be achieved on each individual site, but that an average density
throughout the corridor will achieve the higher density targets.
The proposal intensifies the lands in a modest way, in an area suitable for
intensification and complements the existing commercial development
immediately to the east, west and south, across Kingston Road. While staff is
disappointed with the low level of intensity of this development, the proposal
could be considered an interim use, which in the future could redevelop for
higher intensity uses.
• i
Report PLN 06-15 June 8, 2015
Subject: 2206211 Ontario Inc. (Tristar Management Corp.) Page 6
3.2 The proposal complies with the urban design and transportation objectives
of the Woodlands Neighbourhood policies
The Woodlands Neighbourhood policies of the Pickering Official Plan indicate
that in order to transform Kingston Road to a "mainstreet", the placement of
buildings is to provide a strong identifiable urban edge. Buildings are to be
located close to the street edge, with a specific percentage of their fronts required
to be located within a build-to-zone. All buildings are required to have a minimum
building height of two-storeys, and a minimum percentage of the gross floor area
of commercial development is to be second storey functional space.
The proposed commercial buildings along Kingston Road will be setback
between 2.0 metres and 5.0 metres from Kingston Road, within a 3.0 metre wide
build-to-zone. 40 percent of the length of this zone must contain the front walls of
buildings. The single-storey buildings will have a minimum two-storey mass, and
one building will have a partial functional second storey.
The Woodlands Neighbourhood policies provide direction on transportation
matters including shared accesses, and easements between properties to
provide vehicular access from Delta Boulevard where full turning movements at
Kingston Road are available and easterly across the Mixed Corridor lands to the
`former' Dunbarton School site.
In 2014, the Durham Region Land Division Committee approved a
vehicular/pedestrian access easement in favour of the subject lands over the
adjacent property to the east, 780 Kingston Road. This easement enables the
subject lands to share the Kingston Road access existing at 780 Kingston Road
and a connection further east through 780 Kingston Road to the former
Dunbarton School site.
A reciprocal access easement is required in favour of 780 Kingston Road, over
the east/west drive aisle at the rear of the subject lands. This easement will
provide a connection west through the subject lands to the northwest corner of
the subject site to access Delta Boulevard through City-owned lands. These
City-owned lands are to be developed as a public road that will connect to the
adjacent Delta Boulevard. Design of this road will be finalized through site plan
approval for the subject lands. Cost sharing between the applicant and the City
will be required for the road with the City's contribution coming from Development
Charges.
Report PLN 06-15 June 8, 2015
Subject: 2206211 Ontario Inc. (Tristar Management Corp.) Page 7
3.3 TRCA and the City support the principle of piping the Amberlea Creek
tributary
The Woodlands Neighbourhood policies support the principle of piping the
Amberlea Creek tributary. The policies require any proposal to pipe the tributary
to be supported by environmental and stormwater management reports, and the
appropriate approvals and permits. Based on the preliminary flood plain impact
and stormwater management studies, both TRCA and the City can support the
piping of the Amberlea Creek tributary, subject to the submission of a
geotechnical report and detailed design of the piping. As compensation for the
piping of the tributary, the applicant is required to provide a financial payment to
the TRCA of$220,000 plus HST, indexed to the cost of living as of
August 5, 2014, to be used by the City and/or the TRCA for habitat improvements
elsewhere in the Frenchman's Bay Watershed.
The implementing zoning by-law will include an "(H)" — Holding provision
requiring the applicant to provide the compensation payment and submit the
required technical studies and drawings to ensure that there are no adverse
impacts upstream as a result of piping the tributary through the subject lands.
3.4 Sufficient parking supply is available on-site to support the commercial
development
The subject site has attributes that are similar to other developments where
parking requirements have been slightly reduced. Specifically, the development
will be well served by existing transit (Durham Region Bus Rapid Transit and
GO Transit), and well served by existing and planned improvements to the active
transportation network (sidewalks and walkways).
The City's typical parking requirement for multi-tenant commercial development
in recent years is 4.5 spaces per 100 square metres gross leasable floor area. In
recognition of the potential for parking to be shared between adjacent sites, and
as an incentive to construct the second functional storey, staff agreed that no
additional parking be required for the first 550 square metres of gross leasable
floor area within a second storey. Based on the above, the Revised Submitted
Plan requires a total of 90 parking spaces, whereas 104 parking spaces are
provided.
It is further recommended that the floor areas devoted to restaurants and medical
offices be capped as these uses can generate higher parking demand than other
commercial uses. The proposed maximums of 1,000 square metres gross
leasable floor area for all restaurant uses and 1,000 square metres of gross
leasable floor area for all medical offices will help ensure sufficient on-site
parking is available to serve all of the uses.
Report PLN 06-15 June 8, 2015
Subject: 2206211 Ontario Inc. (Tristar Management Corp.) Page 8
3.5 Modifications to the proposal address compatibility with the adjacent
neighbourhood and concerns raised by area residents
A number of concerns by area residents and landowners have been identified at
the two Public Information Meetings. Those concerns are noted in Section 2.1 of
this Report. To mitigate impact on the abutting residents to the north as a result
of this development, the Revised Submitted Plan illustrates a 2.2 metre wide
• landscape strip and a row of parking adjacent to the rear property line buffering
the existing residential properties from future commercial activities. Details of the
acoustical fence along the rear lot line, on-site landscaping and the alignment of
the east/west drive aisle that is to provide vehicular access between adjacent
properties and a connection with the future public road to the west will be
finalized during the site plan approval process.
To further minimize any adverse impacts and ensure compatibility with the
existing residential properties to the north, the implementing zoning by-law will
include the following setbacks and distance separations:
• minimum setback for all buildings and structures of 18 metres to the rear lot
line
• minimum distance separation of 15 metres between a drive-through queuing
lane/order board and a residential zone
• restricted outdoor patio location to the Kingston Road frontage
• all garbage rooms will be located within a fully enclosed structure attached or
integrated into the buildings
Pedestrian connections between buildings, between neighbouring commercial
properties, and to Kingston Road will be determined through the site plan
approval process. Also through this process, tree preservation (if possible),
exterior lighting details, and drive-through order board equipment will be
reviewed to minimize impact on the adjacent residential uses. Furthermore, a
provision will be included in the site plan agreement requiring all restaurant
operators to install an ecologizer within the cooking hood exhaust system to
minimize cooking odours.
The applicant will be required to submit a revised traffic impact study in support
of the site plan approval application to determine operational requirements and
road improvements on Delta Boulevard and Kingston Road.
A concern was expressed by the area residents regarding the impact on property
values of the existing homes in the area as a result of this development.
Property value is influenced by a number of factors such as location, proximity to
services and amenities, local economics, home improvements and condition,
home and property size, and dwelling style. Impact on property value is not a
consideration under the Planning Act in the review of development applications.
However, appropriate development that is compatible with the surrounding
neighbourhood can positively contribute to the immediate area and the
community as a whole.
Report PLN 06-15 June 8, 2015
Subject: 2206211 Ontario Inc. (Tristar Management Corp.) Page 9
3.6 Sustainability Implications
The proposed development will support transit, enhance the pedestrian
streetscape, utilize existing.services along Kingston Road, and provide for habitat
improvements elsewhere in the Frenchman's Bay Watershed. There will be
additional opportunities to provide sustainability measures through the site plan
approval and building permit processes.
3.7 Technical matters will be addressed as conditions of the site plan review
process
A site plan application is yet to be submitted. Detailed design and technical
matters will be addressed through the site plan approval process. Matters to be
addressed through the site plan review process, include, but are not limited to:
• refinement of building massing and orientation
• review of building elevations and details of materials
• pedestrian connections between buildings, neighbouring properties and
Kingston Road
• landscaping details including tree preservation
• height and type of acoustical fence along the north property line adjacent to
the existing residential properties to the north
• emergency and service vehicle circulation
• site grading and servicing
• exterior lighting
• revised traffic study
• geotechnical report
• design details of the piping of the Amberlea Creek tributary
• payment of cash-in lieu of parkland dedication
• dedication of the Kingston Road widening
• development agreement with the Region for required off site works including
boulevard treatment, connection to existing culvert at Kingston Road, off-site
grading, and other required work to facilitate vehicular access from Kingston
Road shared with the adjacent property to the east
• reciprocal access easements over the east/west drive aisle to facilitate a
connection with Delta Road, and
• any other City and agency requirements
A development agreement will be required to address any off-site works including
the construction of a public road connecting to Delta Boulevard, road restoration,
land transfer, easements, utility relocation, cost sharing, grading, drainage, and
securities, as well as cost recovery for the Delta Boulevard and Kingston Road
downstream storm sewer over sizing if required, and cost recovery for the
Northeast Quadrant Study.
Report PLN 06-15 June 8, 2015
Subject: 2206211 Ontario Inc. (Tristar Management Corp.) Page 10
3.8 Staff support the final proposal and recommend that a zoning by-law be
finalized and forwarded to Council for enactment
The subject lands are presently zoned "R3" —Third Density Residential Zone by
Zoning By-law 3036, as amended. The applicant has submitted a rezoning
application to permit a commercial development. To ensure compatibility with
the surrounding community and appropriate site and urban design, the zoning
by-law will have site specific performance provisions (see Appendix I to
Report PLN 06-15) that would permit development in accordance with the
recommendations contained in this report, including but not limited to the
following:
• permitted uses to include bakery, club, commercial club, day nursery, dry
cleaning depot, financial institution, office, medical office, personal service
uses, place of amusement and entertainment, restaurant, retail store and
drive-through facility
• prohibited uses to include gas bars, automobile service station and car wash
• maximum of one drive-through facility with minimum queuing requirements,
minimum setback from a residential zone, and prohibition of queuing lanes
located between a building and Kingston Road
• buildings permitted no closer than 18 metres to the residential zone to the
north
• 3.0 metre wide build-to zone adjacent to Kingston Road
• maximum gross leasable floor area for restaurants, for medical office uses,
and for all uses
• minimum building height of 6.5 metres
• minimum glazing on Kingston Road
• minimum gross leasable floor area required as a second storey
• minimum on-site parking requirements (including an exemption for second
storey floor area up to a maximum gross leasable floor area)
• all garbage rooms to be located within a fully enclosed structure attached or
integrated into a building
To ensure all technical and engineering requirements are met in accordance with
the recommendations contained in this report, the zoning by-law will have an
"(H)" - Holding provision that will require the owner to satisfy certain conditions
prior to the lifting of the holding provision including, but not limited to, the
following:
• Site Plan/Development Agreement with the City and the Region of Durham
has been entered into
• all technical and engineering requirements for the piping of the
Amberlea Creek tributary have been met to the satisfaction of the City and the
Toronto and Region Conservation Authority
Report PLN 06-15 June 8, 2015 -
Subject: 2206211 Ontario Inc. (Tristar Management Corp.) Page 11
• financial payment to the TRCA as compensation for the piping of the
Amberlea Creek tributary
• all technical, engineering and financial requirements for any off-site works
including the payment for the design and construction of a public road
connecting to Delta Boulevard, road restoration, land transfer, easements,
utility relocation, cost sharing, grading, drainage, and securities have been
met to the satisfaction of the City and the Region
• all financial requirements for the cost recovery for the Delta Boulevard and
Kingston Road downstream storm sewer over sizing (if required), cost
recovery for the Northeast Quadrant Study, and cash-in-lieu of parkland have
been met to the satisfaction of the City
Staff supports the rezoning application and recommends that a site specific
implementing by-law with an "(H)" — Holding zone provision containing the
standards attached as Appendix I to this report be finalized and be brought
before Council for enactment.
3.9 Applicant's Comments
The applicant has been advised of the recommendations of this report.
Appendix
Appendix I Recommended Zoning By-law Provisions for Zoning By-law Amendment
Application A 4/12
Attachments
1. Location Map
2. Original Submitted Plan
3. Revised Submitted Plan
Report PLN 06-15 June 8, 2015
Subject: 2206211 Ontario Inc. (Tristar Management Corp.) Page 12
Prepared By: Approved/Endorsed By:
Deborah Wylie, MCIP, RPP Catherine Rose, MCIP, RPP
Principal P anner— Policy Chief Planner
0-s Surt MCIP, RPP Thomas Melym , MCIP, RPP
Manager, Development Review & Director, City Development
Urban Design
DW:Id
Recommended for the consideration
of Pickering City Council
o‘eld et 25, 2olS
Tony Prevedel, P.Eng.
Chief Administrative Officer
Minimum Parking Requirements
14. A minimum of 4.5 parking spaces for every 100 square metres of gross leasable
floor area be provided on the property.
15. No additional parking shall be required for the first 550 square metres of gross
leasable floor area provided on a second floor.
Drive-through Requirements
16. A maximum of one drive-through is permitted.
17. A drive-through queuing lane shall not be located between the building and any
street (Kingston Road).
18. A drive-through queuing lane shall be setback a minimum of 15.0 metres from a
residential zone.
19. Minimum of 8 vehicle queuing spaces before the order board and 4 vehicles
queuing spaces between the order board and pick-up window.
Holding Provisions
An "(H)" — Holding provision to be applied, subject to the Owner satisfying the following
conditions:
a. The Owner has entered into a Site Plan/Development Agreement with the City and
the Region of Durham.
b. The Owner has satisfied all technical and engineering requirements for the piping
of the Amberlea Creek tributary to the satisfaction of the City and the Toronto and
Region Conservation Authority.
c. The Owner has made a financial payment as compensation for the piping of the
Amberlea Creek tributary to the satisfaction of the Toronto and Region
Conservation Authority.
d. The Owner has satisfied all technical, engineering and financial requirements to
the satisfaction of the City and the Region for any off-site works including the
design and construction of a public road connecting to Delta Boulevard, road
restoration, land transfer, easements, utility relocation, cost sharing, grading,
drainage and securities.
e. The Owner has satisfied the City with respect to cost recovery for the
Northeast Quadrant Study, and for the Delta Boulevard and Kingston Road
downstream storm sewer over sizing if required.
Page 2 of 2
Appendix Ito
Report PLN 06-15
Recommended Zoning By-law Provisions for
Zoning By-law Amendment Application A 4/12
That the implementing zoning by-law permit a commercial development in accordance
with the following provisions:
Permitted and Prohibited Uses:
1. Permitted uses include Bakery, Office, Club, Commercial Club, Day Nursery,
Dry Cleaning Depot, Financial Institution, Medical Office, Personal Service Shop,
Place of Amusement and Entertainment, Restaurant (eat in or off the premises),
Retail, Drive-through facility.
2. Prohibited uses include Gas Bar, Automobile Service Station and Car Wash.
3. Outdoor patios restricted to the Kingston Road frontage.
Building Restrictions:
4. All buildings and structures shall be located entirely within a building envelope with
the following setbacks:
a. 2.0 metres from Front Lot Line (Kingston Road)
b. 1.5 metres from the most westerly and easterly Side Lot Lines
c. 18.0 metres from the Rear Lot Line
5. A 3.0 metre wide build-to-zone adjacent to Kingston Road.
6. No building or portion of a building or structure shall be erected within the building
envelope, unless a minimum of 40 percent of the entire length of the build-to-zone
is occupied by a continuous portion of the exterior wall of the building or buildings
containing the building interior.
7. A minimum of 50 percent of the area of each building face along Kingston Road
shall be constructed of unencumbered transparent materials.
8. Minimum building height of 6.5 metres.
9. Garbage to be contained within a fully enclosed structure attached or integrated
into the buildings.
Minimum and Maximum Floor Areas
10. Maximum gross leasable floor area of 2,600 square metres for all permitted uses.
11. Maximum gross leasable floor area of 1,000 square metres for all Restaurants.
12. Maximum gross leasable floor area of 1,000 square metres for all Medical Offices.
13. Minimum gross leasable floor area of 550 square metres of functional second
storey.
• Page 1 of 2
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---= 17:- APPLICANT: 2206211 Ontario Inc. (Tristar Management Corp.)
NCONE4101 PROPERTY DESCRIPTION: Part of Lot 28, Range 3, Broken Front Concession,
City Development (760 & 770 Kingston Road)
Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT. DATE: May 18,2015
•
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o� Original Submitted Plan
Cifq -'_ FILE No: A 04/12
r i APPLICANT: 2206211 Ontario Inc. (Tristar Management Corp.)
liCONat411�I- PROPERTY DESCRIPTION: Part of Lot 28, Range 3, Broken Front Concession,
City Development (760 & 770 Kingston Road)
Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT. DATE. May 1$,2015 •
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