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HomeMy WebLinkAboutPD 25/00� Q2 �ORp� � REPORT TO COUNCIL FROM: Neit Cacroll DA7'E: June 6, 2000 Director, Plazming and Development REPORT NUMBER: PD 25-00 SUBIECT: Zoning By-law Amendmrnt Application A 4/00 Steele Valley Developments Limited Part Blocks A& B, Plan M-998 (North-east comer of Kingston & Liverpool Roads) City of Pickcring kECOMMENDATION: 1. That Zoning By-law Amendmrnt Application A 4/00, submitted by Steelc Valley Developments Limited, on lands being Part of Blocks A& B, Plan M-998, at the north-east comer of Kingston end Liverpool Roads in thc City of Pickering, to permit construction of an addition to the existing retail buildinp, (Hub Plaza) and u new single-storey rctail building wi►h two-storcy massing, containing a restnurant with a drive-thru facility be APPROVED AS REVISED, to requiro :wo functionni atorevs of useable iloor apace for ihe oroposed new buildin¢ and to delete the drive-thru component of the restaurant use, subject to conditions ns outlined in Appendix I to Report Number PD 25-00. ORIGIN: Zoning By-law Amendment Application A 4/00 was submitted to the City by Stcelo Vaqay Developmrnts Limited. AUTHORITY: The Planning Act, R.S.O. I990, chapter P.13 FINANCIAL IMPLICATIONS: No direct costs to the Ciry are anticipated aa a result of the proposed development. EXECUTNE SUMMARY: Tl�e applicant proposes to construct en addition to the existing rotail ahopping plaza on ihe site and lo wnswct a new retail building containing a drivc-thru restaurant at the comer of Liverpool and Kingston Roade. (see Location Map — Attachment #1, Site Plen — Altachment #2, and Elcvation Drawinga — Attachment �3), The applicant's original concept gonerated concema from an area ratepayere associ¢tion, area residents and staCf. l;oncema were about traQic, landscaping, pedestrien access and thc location of a drive-ttvu restaurant at a'Main Shcet' locetion. Review of the originel concept resulted in a rcvfsed plan preparcd by thc applicant which ° addreeses aome of lhd wncems and is moro conaiatcnt with the City's urban design objcctives 'then the original conccpt Tho rovised concept ie fo� a smallcr addition ro the existing retaii . •' RBPORT NUMBH.,R PD 25-00 Date: Junn 6, 2000 O 3 Subject: Zoning Bylaw Amondment Applicatton A 4100 Page 2 plaza and a new singlo-storoy building with twasWrey mesaing end a drivo-ttw rcstaurant located closer to tho wmer of Liverpool and Kingston Roade. In order to achievo :he objectives of the Pickering Ofiiciel Plan, the Downtown Corc Development Guidelines, and lhe King�ton Road Corridor Development Guidelines, it is important lhat any new building introduced at the comer of Liverpool and Kingston Roads provide at least two functional floors and enhance pedestrian access close to the comer. It is also importnnt ihat this sUategic downtown comer provide an urban pedestrian focus, offer a significant opportunity for business and employment, command a strong architectural presence, and rncouruge intensification. While the applicant's revised proposal meets some of these objectives, it continues to reflect xn sutomobile dominated focus and does not provide lhe intensiry of development wartanted at this location. To meet the objectives of the O�cial Plan and CounciPs development guidelines, it is recommended that the drive-thru component of restaurant for the new comer buiiding be denied, and that the building be required to provide two functional atoroys, BACKGROUND: 1.0 Infortnation Meetin¢ A Public Infortnatian Meeting for this application was held on March 23, 2000 to obtain the viewa of the public on this proposal, Infortnntion Report No. 06-00, which summazizcs the applicrnt's proposal and oullines the issues and comments identified tivough circulation of the application, was prep�red for thc Public Infortnadon Meeting. The text of thc Infortnation Report is provided for reference (see Attachment #4). At the Public Infortnation Meeting, Planning end Dcvelopment stafT g�ve an explanation of the application and lhe applicant addmssed the merits of the proposal. In addition to staff end the applicant, several other people were prescnt and spoke at thc meeting. The discussion thet occurred is recorded in the Meeting Minutes, which are included as Attachment #5 to this Report. In addition to e verbal presentation muda at the meeting, a written submission was provided by lhe Liverpool West Community Association. It is summarized below, in Section 2.1. 2.0 Additionallnfortnation 2.1 ,Area Residenls The written submission provided by the Liverpool West Community Association at the Public Infortnation Meeting raised the foilowing issues (see Attachment #6): • locating a drive-Uw restautant at Uus comer is counter to the objectives in the Kingston Road Cortidor Development Guidelines that this comer serve as a symbolic 'Main Street' function and enhence the pedestrian environment; • additional retail space should not be permitted uncil entiance and exit problems for vehicles and pedestriane onto Live►pool Road and Glenanna Road are solvcd by new right tum-in and right tum-out lanes onto Kingaton Road or new traffic lights installed across from the Pickering Town Centrc entrance; • drive-thm facility does not have enough waiting apots; and, • three mature trces at Lhe Liverpool RoadlKingaton Roud comcr should bc protxted and further lendscape enhencemenis achieved at this comer, 2.2 Agrncy commcnta The following agencies provided written commcnta aubsequent to thc Public Informadon Mecling: Hell Ceuada: No conceme; . - � -- - 04' . . ..,. , � '' REPORT NUI�IDBR PD 25-00 Date: June 6, 2000 Subjxt: Zoning Bylaw Amendment AppliceHon A 4/00 Page 3 Veridi4A Corporadon: No concems; Reglon of Durham Planning Department: (see Attachment i�7) Comments from the Durham Regional Planning Depaztment noted that, • the proposal is permitted by the Region of Durham O�cial Plan; • the Durhem Health Departmcnt hes no objection proved municipal sanitary sewers and water service is provided; • sinca the site was last occupied by an auto repair faciliry, evidence must be provided lhat it ia not contaminated or that an acceptablo remediation plan will be implemented; • both road and piped services are available to the site, but if changes to the curtent servicing and access facilities are proposed, fueiher referral to the Region will be ' required; and • Region of Durham Works Depaztment is reviewing the existing road allowance and if surplus lands abutting this propecty aze identified, they will be offered to Steele Valley Developments Limited as required under the Region of Durham's by-la�v. Reglon of Durham Works Department: (see Attachment k8) Comments werc received that stuplus regional right•of-way appears to be evnileble and may be offered for sale by the Region to the applicant as the abutting land owner. Relocation of the aidewalk, identification of utilities and necessary easemcnts would be required. 3.0 iscussio 3.1.1 Applicntion 3.1.2 Initial Application The initial proposal of Stecle Vallcy Developments Limited submilted in Jenunry 2000 included an addition of 464 square metres to the west and norih sides of the former Canadian Tire Auto Centre (929 square metres). When combined with the fortner Canadian Tire Storo (2,508 squere metres), the floor areu of lhe resulting building would have been 3,901 squure metres of tloor space. The initial proposal also included a single-storey freestnnding building located close to thc Liverpool & Kingston Roads intersection, containing a drive-thru restaurant, and providing 954 square metres of floor space. The drive-thru restaurant was proposed to be located immediately abutting Livetpool Road but separated from Kingston Road by a row of vehicle parking. The total floor area resulting from the addition to the fortner Auto Centre and construction of the drive-thru restaurar�t would increase from the existing 3,437 square metres to 4,855 square metres on the site. This initial proposal included 248 parking space which was 14 spaces below the required by-law standard. (see Attachment #9 - Proposed Building Ateas). 3.13 Revised Application The applicalion was rovised on May 15, 2000 in orcier to better aerve lhe pacticular needs ' of a potential tenant for the fortner Canadien Tire Store, and to respond to stafl''concetns respecting pazking provisions and urban design issues. The revised epplication proposcs a amaller addition of 377 squnre metres of floor spaco to lhe former Cenadian Tire Auto . Centre, to be added only to tha norih faca of tha building. When combined with ihc fonner Cenedian Tire Store, thia results in a floor areu of 3,814 squere metres (aeo Attachmrnt �2), The revised pten provides 257 parking apaces, which meets tha standard bylaw requirement. Tho changes to the proposal for the drive-thru restaw�ant, which we understand is to ba owupicd by McDonald's Restaurent, includc a slight increase in floor spaco to 966 square metres, " a ehifted location abutting the Kingeton Road allowance to improve its pedestrian'fricndliness', end the introducdon of a twastorey building masa (conHnuea to be onc fLnctional floor) (sa Attechmrnt #3). __ , . , '� REPORT IVIJMHER PD 25-00 Date; June 6, 2000 Subject; Zoaing By-law Amendment Application A 4/00 Page 4 � 5 3.2 Proposed Single-Storey Comer Building With Drive-Thru Restaurant The applicant advises that McAonalds Restaurants requires a drive-thru facility at its Pickering location in order to provide lhe service levei demanded of its cuaWmers. McDoaalds has been unsuccessful in its uttempts to introduce a drive-thru facility at its present locution ut the east end of the Hub Plaza. In addition, McDonalds will not accept a second functional floor above its mstaurunt. We are advised that if McDonalds cannot obtain approval for a one-storey building with a drive-thru facility at this location, it may seek to relocate elsewhere in Pickering. 3.2.1 Appropriateness of Drive-Thru Restuurant 'fhe Pickering Official Plan designates the subject lands within the Downtown Core of Pickering und in the Town Centre Neighbourhood. Within the Downtown Core, development is permitted at the Bcatest scale and intensity in the City, serving City-wide and regional markets. Official Plan policy within the Town Centre Neighbourhood is to encourage the highest mix and intensity of uses and activities to be located in this neighbourhood. The Official Plan supports location of sidewalks adjacent to publicly uccessible open space such as ouldoor patio restaurants, encouragcs front entranccs oriented to the street and discouragcs the use of corporate image design. Davelopment proposnls must comply with the Downtown Core Development Guidelines and the Kingston Road Cortidor Guidelines. A primury goal of the Downtown Core Developmcnl Guidelines is to tmnsform the downtown from an automobile dominated environment to a pedestrian-dominatcd, pcople oricntcd focus. Liverpool Road is to be a gateway with corporatc ofticc concentrations of rcgional significance with higher buildings locuted at major intersections with lower base and streetwnll buildings with n minimum height of 2 or 3 storeys locatcd close to property lines. The Kingston Road Corridor Guidclincs identify this intersection as a portnl or gateway to scrve az a rcgional landmark and destination with the highest intensity, greatest density and mix of uses and thc highest zone of pedcstriun activity in Pickering at this intersection. Urban fortn is to bc higher buildings at the Livcrpool Road intersection with streetwall buildings at a minimum of two-storeys located nt intersections to be implemented by redevelopment of existing commercial sites a��d parking lots, Building massing and rooflines are to create landmarks at Liverpool Road. A double row of trees should bc planted along Kingston Road. The introduction of n drive-thru restaurant at this location conflicts with the objective thnt this comer ahould serve as a symbolic gateway or portal into a diverse, dense, pedestrian-friendly downtown for the City of Pickering. A drive-thru restaurant at this location does not uchieve the goal to change the theme of the downtown from an automobile dominated pattem to a people oriented focus, and is not supporied. The LWCA commented that a drive-ttw restaurant does not "function as a pince of symbolic and physical interest for residents and the municipatity which is the objective at this most significant comer in the Pickering Downtown Core". it continues thnt the Kingston Road Corridor Development Guidelines were to enhance pedestrian friendly and Main Strcet appeal in the area, end that a drive-thru restaurant at this location runs contrary to those urban design objectives. It is acknowledged that the revised proposal is an improvement ovcr the initinl submiesion, and achieves soma of the City's objxtives by moving the proposed comer building cloaer to Kingaton Rond and by screcning the drive-thru qucue from Liverpool Road. However, it docs not fulfill lhe Official Plan policies which encourngc pedestrien dominated design with the highest Ievel of densities, mix of uses and intensity of development. Thc proposed height, design, use nnd intensity of devclopmcnt does not fulfil Council's Dcvclopment Guidclines for this comer. This proposed dcvclopment will not crentc a lendmerk or serve as an appropriata gateway or portal into on urban downtown. Q6 REPORT NUMBER PD 25-00 Datc: June 6, 2000 Subjxt: Zoning By-law Amendmrnt Application A 4/00 Page 5 Although the proposed drive•thru fecility is not recommended for approval, the facility complies wilh th�e technical standards recenqy daveloped Uuough a Regional Municipality Study of Drive-Th�u Restaurants. Additional landscape trcatment would bc requited ihrough lhe site plan process to screen lhe drive-thru facility from Liverpool Road. 3.2.2 Height of the Comer Building The initial application proposed the drive-thru restaurant as a one-storey building with a one-metre wide sign band. The revised application proposes the drive-thru restaurant with one functional atorey with a sign band and above that the faqade of another storey, thus conveying the appearance of a two-storey building (see Attnchment #3). It is acknowledged that a two-storey massing at this location better meets the urban dcsign objectives for this comer. However, a single functional tloor fails to implement the Kingston Road Corridor and Downtown Core Development Guidelinea which recommend the introduction of a broad range of uses to this areu at u higher intensity, which brings a lively multi•functionul ambiencc to ihe downtown. Construction of a non-functional fa�ude creutes the appearance of urban form, but does not introduce a higher intcnsity of use or more people to the life of the downtown. Accordingly, it does not Culfill the objectivc of urban intcnsificntion and is not recommended for approval. A one-storey building that looks likc n two-storcy building, does not achieve the urban quality sought by the Downtown Core Devclopment Guidelines or the Kingston Road Comdor Devclopment Guidelincs. Those Guidclines foresec landmazk buildings of significant height and excellent design nt this galcway, portal comcr of Pickering. Staff recommend thut, at the very least, the applicant bc requircd to provide two functional tloors for this building. Accordingly, staff are recommending that the proposed comcr building only be npproved if it is revised to havc two functional tloors, thereby providing intensification to the downtown. 3.2.3 Building Setbacks The original application located the drivc-thru restaurant quite close to the Liverpool Road frontage and approximately 13 metres back &om the Kingston Road side with nn intervening row of parking spaces between•the building and the property line. A sidewalk was provided on the west, south and east sides of the building that was to be covered. Proposed setbacks are not spccified on the proposed site plan, but would appear to range from almost nothing to approximately 10 metms on the Liverpool Road side and npproximately 13 metres on the Kingston Road side, The current zoning by-law setback from the Liverpool Road allowance is a n�inimum of 16.5 metres end thc flankage requirement from the Kingston Road right-of-way is u minimum of 22 metres. These standards do not implement the Kingston Road Corridor or powntown Coro Development Guideline objectives to locate buildings in close proximiry to the mujor roads. The Graywood devclopment, also within the Downtown Core, located at the south-east comer of Valleywood and Kingston Rond was permitted a setback from Kingston Road of 3 metres. The tevised proposal includes setbacks similar to the originel proposal for thc west sidc of thc proposed drive-thru rostnurant, but proposes a actbnck of npproximately 3 metms from lhe Kingston Road propeAy line. Staff consider these reduced setbacks to be appropriate and necessary to achicvc thc objectivc ofpedestrien•friendlyoricntntion thnt is desired within this arcn. � REPORT M)MBER PD 25-00 Datc; June 6, 2000 Subjxt: Zoning By-law Amendment Application A 4/00 Page 6 � 7 The LWCA notod that thero ere three mature trees located at thia corner that should be preserved. Staff concur with this suggestion provided the siting of lhe building pertnits their rolention. A condidon to encourage retention of these trees through the site plan approval process is included in Appendix I. 33 Existing Building (Previously Canadien Tire Store and Auto Cenirc) 3.3.1 Contamination As noted in the Information Report, and commentcd on by the Region of Durham Planning Department, use af the building by the fortner auto center created the potential for soil contamination. The applicant provided a report from an engincer that tanks and soil were being removed for decontnmination off-site. Confirmation will be required that the decommissioning of the contuminated soil has been sntisfactorily complcted prior to issuance to u building permit. Appendix I to this report includes such a condition. 3.3.2 lncorporation of Vaziances in Zoning Amendments It was noted in the InCormation Report thot the zoning by-law sets a maximum ��t 450 square meUes of floor spac. for each retuil unit in this development and a maximi m retail floor space for this propeRy of 2,360 square metres. It was cocrectly pointcd ou t ut the Statutory Information Public Meeting that a minor variance was approved for Hub Plaze in 1999 that increased thc muximum gross leasable floor azea for uny retail store on thc property to 2,510 squaze metres and a maximum gross leasnble azea for all retnil stores on ►hc Innds from 2,360 to 6,500 squnre metres. It should be noted thut the provious occupant, thc Canadian Tire Storc was n"vchicle service and houschold merchandisc store', not a"retaii storc". The applicunt has not indicntcd whethcr more thun onc retail store is proposed within thc fortner Canadian Tire Auto Centre and thc former Canadian Tire Store. Since the fortner Canadinn Tire Auto Cenlre and the Canadian Tire Store together total 3,814 square metres of floor spucc, if ono retail storc is lo occupy more than 2,510 squnre metres of this Aoor spacc, amendment to the zoning by-law will be required. Staff have no concerns wilh permitting a singlc retail storc to occupy the entire area. It is recommended that the appropriate amendment to the zoning by-lnw be permitted. This is included as u condition in Appendix I to this report. 3.4 Surplus Regional Road Allowance The Regional Works Department has identified lands that are surplus road allowance along the Kingston Road &ontage of the subject property. The swplus lands range from about 15 metres wide at Liverpool Road to about 7 metres in width near the eastem end of the subject site. Requirements of the Region will include provision of a land survey, identification and satisfaction of options to deal with underground utility services and necessary easements, a watermain easement, relocation of the sidewalk and acquisition of thc lands to meet the price und disposal requirements of Regional Cowcil. Tha potential availability of these lends may permit additional aren on the site for pedestrian pathways between the proposed comer building and the east cnd of Liverpool Pleza and the front of the former Canadiun Tire Auto Centre and from Kingston Road directly to the former Cunadian Tire Store. It also introduces lhe possibility of moving the comer building into closer proximity to Kingston Road to bettcr achieve the design objectives of envelopment of lhe street with buildings to providc a more intimate, pedestrian friendly interface bctween buildings, sidcwalks and strcets. Should the applicant acquire thc aurplus Regionel right-of-way, somc dctails rcquired to be contained in en amending zoning by-law may requiro change. Such dclails can be addreascd in thc implementing bylaw emendment thet will be forwerdcd to Council. O S�PORT N[JMBER PD 25-00 Date: Juno 6, 2000 Subject: Zoning By-law Amendment Appiication A 4/00 Page 7 3.5 Tratfic and Pedestrian Access 3.5.1 Traf'fic Access Concem was expressed at the Statutory Public Meeting with respect to both pedestrian and vehicular safety at the Hub Plaza. LeR tum movemenls into and out of the Hub Plaza onto both Glenanna and Liverpooi Roads were indicated as difficult and dangerous. It was suggested by the Liverpool West Community Association ihat additional retail space only be approved on any part of Hub Plaza after new exits or entrances onto Kingston Road are provided. It was suggested that at a minimum, a new right hand tum into Hub Plaza from Kingston Road, and a right hand tum out onto Kingston Road be installed. New tra�c lights to be installed to meet up with the current entrance of the Pickering Town Centre Mall were suggested as the best solution. Although discussions aze occurring with respect to the installation of full signal lights at this location between the Region of Durham and the Pickering Town Centre Mall, the current entrancc into the Pickering Town Centre Mall faces lands not under the ownership or control of this opplicant (see Ownership Map — Attachment #10). Pickering Operations and F^:ergency Services Depurtment staff have udvised that no additional on-site traffic movement problems are expected with the proposed addition und new building. More detailed plans will bc required to determine the potentiul for conflicts between pedcstrians su�d vehicics al this facility. Concerns expressed about potential collision haznrds caused by dclays exiting the site onto Liverpool Road, werc noted as items that should be thc subjcct of comments from the Region of Durham, since Livecpool Rond is a rcgiunal roud. However, the relativcly small ndditions proposed by this application aze expected to add only minor increascs to the problems thut occurrcd nt this location when the existing buildings wero last occupied by a populaz storc. The Region of Durham Works Departmcnt makcs no comments with respect ta turning movements onto Liverpool Road, but request detailcd plans if the applicant proposes new entrances or exits into, or from, the site. 3.5.2 Pedestrian Access The restaurant proposed in the revised application provides excellent pedestrian access fram sidewalks on both Liverpool and Kingston Roads that meets the urban design objectives in the Downtown Core and Kingston Road Comdor Development Guidelines. The proposed patio on the west side of the comer building further improves this interface. Relocation of the building in the revised application abutting Kingston Road significantly improves pedestrian access to the building. Consideration of the site plan application for this building will provide further opportunities to fine-tune importnnt details respecting landscaping, paving, access, etc. A condition is included in Appendix I to address pedestrian connections through the site plan approval process. 4.0 Applicant's Comments The applicant hes reviewed lhe contents of this Reporl and is not in agreement with the recommendations to remove the drive•thru facility and to requiro a second functional storey in the proposed comer building. • • • REPORT NUMBER PD 25-00 Subject: Zoning By-1ew Amendment Application A 4/00 ATTACHMENTS: 1. Property Location Mup 2. ApplicanCs Submitted Site Plan 3. Applicant's Submitted Elevution Drnwings 4. Infortnution Report No. 06•00 5, Minutes oFPublic Informntion Meeting Held March 23, 2000 6. Submission of Liverpool West Community Association 7, Durham Regional Planning Department Comments 8. Durham Rcgional Works Department Comments 9. Proposed Building Arees 10. Ownership Mnp Prepared By: —��� Steve Gaunt Plnnner 2 i � i ...-�..y.��-Y�.��, Lynda Taylor Manager, Current Operations SXG/nb Attuchments Copy; Chicf Administrntivc O�ccr Date: June 6, 2000 Q 9 Page 8 Approved / Endorsed by: . N �EI Cu Director, ' g nnd Dcvelopment Recommended for the consideration of Pickering Ciry Council ,� .. —c ) o0 m J. Quinn, hi Admin� tivc 0 cer APPENDIXITO REPORT NUMBER PD 25-00 RECOMMENDED CONUITION3 OF APPR�DVAL FOR ZONRVG BY-LAW AMENDMENT APPLICATION A 4/00 1.0 That prior to forwarding an implementing wning by-law, thc owner enter into an ' ngrecment to the satisfaction of the City respecting: a) a commitment to a cost shazing azcangement for the instaixtion of a new fuiy si6nelized entrance to the Nub Plnza on the north side of Kingston Road, to be locnted between Liverpoot Road and Glenanna Roeds; b) details of the building design of Building'C'. 2.0 That the implementing zoning by-Inw shall include, but not necessarily be limited to the following: A) For the Proposed Comer IIuilding: a) a requirement for a minimum 2-storey building height; b) setbncks on the wcst side of the proposed corner building be estnblished to uccommodutc an outdoor patio betwcen the build'u�g and the Liverpool Roud sidewalk• c) n setback on the south sidc of approximately thrcc metres in widt6 be rcqu'vai. B) �or thc nddition to thc formcr Canndian Tirc Auto Centre; n) permit thc building to bc occupied by onc rctail store to contain up to 5,000 squnrc mettcs of Iloor spacc. 3,0 At such time as coreidemtion is givcn to an nppiicntion for site plan approvnl for thc proposed corncr building; a) the ttvee mature trecs located on the �wrth-east comer of Liverpool and Kingston Roeds be prcscrvcd, if rcasonable, givcn tl�e siting of the proposed building; b) pcdestrian access puths be provided to directly wnnect Kingston Road to the front of the fortner Canadian Tire Store and Auto Cenlre, anJ to connect the east side of the proposed wmer building to thc east edgc of Livcrpool Plaw. 4.0 Priur to issuance of any building peimits for lhe former Censdien Tire Stote or Canadien Tire Auto Centre, a report st�ell be provided by a quali6ed cogineer indicating that any contamimted tanks und soil previously contained in tbe Auto Centre hes bcen removed &om tbe site and dewmmissioned in uccordance with thc requirements of the Ministry of Envirotunent. 5.0 The Zoning By-law be fiuther amended to incorpomte amended setlwcks similer to those noted above if the epplicant ncquires surplus Rcgionnl road ullowancc lands, end relocation of parkinp, be considercd in ocder to provide improvcd pedestrian access paths betwan Kingslon Rond end the Gonts of the fomicr Canadian Tirc Slore and Auto Centre through the site plen approval. <� ' . . , . � - �. .s �. . . .. , . . . . . . . ... 1z ATTACHMENTI � REPORT I PD�� INFORMATION COMPILED FROM APPLICANT'S SUBMITTED SITE t LAN A M00 STEELE VALLEY �� ---------� . `. � ' \`�y�------"".."---- �aao aNC� R� — PROPOSED ADDRION TO TNE HUB RETAIL CENTRE .4,...� .�R.+.,Y. �� �.�.,.L.,., :� o..d..�..,..,., ., .�..�....a.�.., �.� ..�,.�.��..,..�. ��K��� �.v.� .�.�. .,...� .,.� ��� � �� nwsonwuurNwR�r sret�N ecuttto � OAit WYq7aao nu wr wu rnoanco �rna ana naanra n�u�mro µo . oevetor►�o+roErwa►�xtnum►+o►soaunor�eEraiaa � . . � . � . . . 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Mowao rv„�. crtr a.�.io n�ewu� oevna►�roe�v�n�x� n�a wanwna� te�aa • oNaqn,wrrrauooeuohucna�rue�.�mn 14 enac�r � o REPoRT / PD ,� OF p�� 4�� F p INFORMATION REPORT NO. 06-00 FOR PUBLIC INFORMATION MEETING OF March 23, 2000 IN ACCORDANCE WITH THE PUBLIC MEETING ItEQUIREMENTS OF THE PLANNING AC1', RS.0.1990, chapter P.13 SUHJECT: Zoning By-law Amendment Appiication A4/00 Steele Valley Developments Limited Pian M-998, Pari Blocks A& B (North-east comer of Kingston and Liverpool Roads) City of Pickering 1.0 PROPERTY GOCATION AND DF.SCRIPTION - the subject property is 1.762 hectams in area, located on the north-cast comer of Kingston and Liverpool Roads; - the property is locnted nt the wcst end of thc Hub Plaza and was previously occupied by a Canadian Tire storc and auto ccntcr, - the property includcs pazking arcas cxtcnding to Livcrpool Rond, in front of the Livcrpool Plaza; - surrounding lands are occupied by various uses; • to thc east is the remaindcr of thc Hub Plaza; • on the south side of Kingston Road is thc Pickering Town Ccntre with the Golden Griddle restaurant at the south-east comer of Kingston and Livcrpool Rouds; • on thc wesl side uf Livcrpool Road is locatcd the Liverpool Hausc restnurant and the Nationnl Bank Plaza; • to the north is locnted a townhouse condominium (Durham Condominium #44). Between thc subject property and the townhouse condominium is the one-storey Liverpool Plaza which fronts onto Liverpool Road; - see location map (Attachment NI). 2.0 APPLiCANT'S PROPOSAL - Steele Valley Developments Limited proposes 1) an addition to the west end of the Hub Plaza; 2) retail uses in the former Canadian Tire store and auto centre; and, 3) n new one-storey free-standing building that is to include a drive-thnt restaurant close to the comer oFLiverpool and Kingston Roads; - see site plan and elevution drawings (Attachments #2 and N3). 3.0 OFFICIAL PLAN AND ZONING 3.1 Durham Reelonal Offlcial Plen - the Durham Regional Officiul Plen designates thc subject Innds es a"Main Ccntral Arca' ; - Main Central Arees ere to 6c used as mnin concentrntions of urban uctivitics including community, oflice, scrvice, ahopping, rccreational and residential uses; • � ATTACHMENT/ TO REPORTI PD � 5 Information Report No. 6-00 Pagc 2 - Mnin Centrul Areas should function as places of symbolic and physical interest for thc residents and to the municipality; - the applicant's proposal appears to comply with the Durham Regional Official Plan; 3.2 Picker(ne Ofl7ctal Plan - the site is designated as "Downtown Core" on Schedulc I of the Pickering Official Plan, subject to both the "Pickering Downtown Core Dcvelopment Guidelines" and the "Kingston Roud Corridor Development Guidelines" in the Compendium Document to the Official Plan; - lands designated as "Downtown Core" are subject to the policies of n"Mixed Usc Area" in section 3.6 of the Pickering Ofiicial Plan. Mixed use azeas permit residential, retail, service, office, restnurant nnd special purpose commercial uses nt a scale and intensity suitable to serve City-wide and regionnl needs; - Urban Neighbourhobds policy states that Council shall ensure thut any development proposals comply with adoptcd guidelines in the Compendium Document. Design of buildings adjacent to public spaces is to provide views of the public space from the exterior and intcrior activity azeas. Thc palicy supports thc use of sidewalks and adjacent publicly accessible open spaces such ns outdoor patio restaurants and shall encourogc front entrances oricnted to the strcet und cncourage hcight, fortn, massing and articulntion oC the faqade of new buildings to retlect thc position or significance on the strcct and discourage the usc of corporatc image design; - on Innds suspected oC being contaminated, including auto repair garages, an environmental audit is rcquircd to identify on-sitc contamination and the site is to be restored to a condition suilablc for thc intcnded uses; 3.3 Comoendlum Document to the Oflicial Plan 3.3.1 Downtown Core Development Guidelines provides that: - a primary goal is to transfortn downtown Gom bcing an automobile dominated environment to a pedestrinn-dominated, pcople-oricnted focus; - sidewalks should be paved from street curbs to building faces along Kingston Road; - thc Region is encouragcd to transfer surplus rights-of-way to abutting landowners; - Liverpool Road is to be a"gateway" with corporate oftice concentrations of regionnl significance; - Liverpool Road is to bc made more pcdestrian friendly by consolidating servicing to the rear of buildings and by widening sidewalks; - at major intersections, the built form should have higher buildings ns landmarks, with lower base and streetwall buildings located at the street frontages, Tower buildings should be located nt the intersections of Liverpool and Kingston Roads as landmarks. Base buildings with a minimum height of 2 to 3 storeys should be close to property lines with lower buildings close to the street with retail or public uses on the ground floor; - Liverpaol Road and Kingston Road is a gnteway intersection, wazrenting special attention with co-ordinated urban design and attention to detail such as scmened rooRop mechanical equipment, Front yards of buildings along major streets should be vchicle-free pedestrian zones and be located close to the street to create direct nnd accessible relationships betwcen sidewalks and buildings; 3,3.2 Kingston Road Corridor Study - the Kingston Road Cortidor Guidelines must be considcred when evalunting development proposals implemenled by rezoning; - tha LiverpooUKingston Rouds intersection is idenlified as a porlal or gatcway to Kingston Road to acrve as a regional landmark and destinetion; 16 Infortnation Repon No, 6-00 annci+�r � ro flEPORT / PD � "'? Pagc 3 - Kingston Road should serve as a front door to lhe community suppoAing a high quality pedestrian friendiy public renlm; - the portion of Kingston Road wilhin lhe Downtow,� core is to create a regional land mark with the highest intensity, greatest density and mix of uses, the highest zone of pedestrian activity in Pickering with Liverpool Road serving as a portal into the downtown and T:ingston Road es a gnteway into the downtown; - in the down►own core, the urban fortn is to bc streetwb�ll buildings with a minimum oC two storeys at intersections to occur through redevelopment of existing commercial sites and pazking lots. Higher buildings are to be l��cated at the Liverpool Road intersection. - building massing nnd rooflines should create lundmazks at Livecpool Road. Streetwall buildings azc encouraged along Liverpool Road; - a double row of trees should bc planted nlong Kingston Road; - downtown character is to ba created by using specinlly designed elements from a common design theme; 3.4 7.onine Bv-lew 3036 - this site is zoned "C9" - Commercial in Zoning By-law 1612/.43; - this zone permits a rnnge of commercial uscs including retail stores, rcstaurants and other commercinl uscs with specific perfortnanee stondards; - nmendmcnt to thc zoning byInw is required to pertnit thc proposed development. 4.0 RESULTS OF CIRCULATION (See Altachment #4) 4.1 Resldent Comment9 - no detailcd commonts reccived to-dntc; 4.2 Aeencv Comments - the Durham District School Boazd advises lhat it has no objections; and, - no other detailed agcncy comments have been received to-date; 4.3 Staff Comments 4.3.1 Site Plan 4.3.1,1 BuildingBAdditron - the conceptual site plan submitted by the applicant identifies the wesl wall of thc proposed addition to be located adjacent to the east wall of tl�e Bank of Montreal in the Live�pool Plaza. Sitelines from the front wall of the bank windows and pedestrien safety where the proposed addition meets the bank building must bc evaluated; - the proposed addition will close the current driveway bctween the former auto center and Liverpool Plaza. It must be determined whether this situation nllows Cor appropriate and safe access to exisling buildings and the proposed addition; - the application does not identify the number or size of units proposed within buildings A, B or C, These must be identified so that stnff can evalunte whether uscs are appropriute, whether the proposal complies with zoning and thc nnturc of any necessary amendments to thc zoning by-lew. It will hnve to be detcrtnined �vhether a revision ehould be recommended to the current by-law mnximum of 450 squnrc metres of floor space for ench retail unit; �, , � � ATTACHMENT / _ TO REPORT / PD Informution Report No. 6-00 Page 4 4,3.1.2 Proposed Building C tho proposed building location, use and design must 6c evaluated to detertnine: • the adequacy of vehicle queuing and parking spaccs for the drive-thru restaurant; • the appropriate relationship of the proposed outdoor patio to the sidewalk on Liverpool Road; • whether it is appropriate to locate the queuing spaces in closc proximity lo Liverpool Road; • whether the absence of a tower building at this lendmark comer is appropriate and the suitability of a baseline/streetwall building of only one storey at this comer; • whether the proposed building meets the urban design objectives with respect to orientation of front doors, provision of pcdestrian access from the comer of Liverpool and Kingston Roads to the Hub Plazn, location of pazking on ihe south side of the building nnd distance of building from Livcipool and Kingston Roads; • screening of rooftop mcchnnical equipment; nnd, . uses end size of units proposed to dctcrmine thc adequacy af proposed parking and other by-law provisions; 43.1.3 Surpltts Regiara! Righl-of-x�ay - the uvailability of cxcess Kingston Rond right•oF-wny must be explored with the Region of Durhnm; nnd, - n suimblc use of any such surplus right-of-way that muy be transferred to thc npplicant must hc dctcrmincd; 4.3.1.4 Parking - udequucy of currcnt pazking ratio must bc explorcd to cnsure that sufficient parking is avnilablc Cor both currcnt and proposed uses. The effect of recommendntions of a recently completcd Drivc-Tlw Restnuranl Study respecting queue lines and pazking will be examined; 4.3.2 Technicul Matters 5.0 - the npplicant provided a report from an engineer that tanks were being removed from inside the fortner uuto center and soil wus also being removed for decontaminntion off•site. Confirtnation that the decommissioning of contaminated soil is satisfactorily completcd is required. - written comments regarding this proposal should be directcd to the Planning and Development Department; - oral comments may be made at the Public InCortnntion Meeting; - all comments received will be noted end used as input in a Recommendation Rcport prepared by the Planning and Development Department for a subsequent mccting of Council or a Committee of Council; - if yrou wish to reserve lhc option to appeal Council's decision, you must provide commenls to the City before Council adopls any by-law for lhis proposal; - if you wiah to be notified of Council's decision regarding this proposal, you must rcquest auch in writing to the Cily Clerk. 17 •• ! 8 ATTACHMENT/ _ TO REPORT I PD Information Report No. 6-00 Page 5 6.0 OTHER INFORMATION 6.1 Anaendlx I - list of neighbourhood residents, community associations, agencics and City Departments that have commented on the applications at the time of writing report; 6.2 Informatton Recetved - fuU scale copies of the applicant's submitted plan are avnilable Cor viewing at the offices of the City of Pickering Planning and Development Department; 6.3 Comoanv Pr(ncioal - applicant advises that Mr. Allen Smoskowitz is the company principal. ORIGINAL SI�NED $y ORIGINAL SI(iNED gy Sleve Guunt Lynda D. Taylor Planner 2 Manager - Current Operations Division SG/LDT/ph cc; Director, Planning and Dcvclapment Departmcnt ATTACNMENTI ` Tp � � 9 REPORT / PD �n� APPENDIX 1 TO INFORMATION ItEPORT NO. 6-00 COMMENTING AGENCIES (1) Durham District School Bourd . ATTACHMENT/ 5 , HEPORT I pp� � 2 � Ezcernte from Statutory Publ(c IoformAtion Meetin¢ ' Minutce o[ Thuradav, Msrc6 23. 2000 STATUTORY PUIILIC INFORMATION M�ETTNG MINUTES A Statutory Public Informntion Meeting was held on Thursday, Mtuch 23, 2000 at 7:00 P.m. in the Council Chambers. The Manager, Current Operations Division, provided nn overview of the requirements of thc Plnnning Act aad the Ontario Municipal Board respecting this meeting and maltcrs under considemtion therenG • (� ZONING BY-LAW AMENDMENT APPLICATION A 4/00 STEELE VALLEY DEV�LOPMENTS LIMIT'ED PLAN M-998, PART BLOCKS A& B (NORTH-EAST CORNER OF KINGSTON AND LIVERPOOL ROADS) 1. Steve Gaunt, Plenner 2, provided un expinnation of the applicetion, ns outlined in Informntion ReportN06-00. . 2. Alen Smoskowitz, Steelc Vnlley Aevelopments, outlincd the proposal for the property. He advised that they do not huve a ter.ant at this time tor the proposed new building, thcrefore, thc rcquirements nre not yet specific. This structure will hava thc height of n two storey building but will hnva u one storey use. In nn nttempt to mukc the two buildings tic together, thc entire front of the exlsting building be refaced. They are more then willing to work wiUi staf'f nnd Council to ensurc t}wt thc devclopmcnt is suitnble, 3. Jerry Terpstra, 1360 Qlennnnn Road, stnted their concem with incrcnse trafYic on Glcnnnnn Road. He questioned if considemlion had bccn given to addressing the possibility of loitering in the nanow lanewny crcated from cxpnnding the presunt building to the wcsG 4. Rob Murray, rcsident, put farward the following questions; is a drive-through restnurnnt allowed under the C-9 usc; whnt is the minimum/maximum squnre foomge allownble tor the new building; hnvc lhc tcnunts been idcntified, i1'so, how mnny; has npplication beem m�de for udditional roud signage; what is the • timing; and is there nny rcuson why this npplication would not be npproved. 5. ,Toyce Herzog, tepresenGng L.W.C.A, stated the following concems of the Associntion: a) placing u drive-through restaurant on u comer designated ns n Gatewuy to Pickering; b) this plan is conUury to the urbnn design guidelines; c) , the Durhnm Study states that four spnces should be utlowed between the order and pick-up erens nnd a further twelve spaces in the line, this plen shows n totnl of twelve; d) concem with increased truHic, egress olternstives should be � considered; e) ihe thtee lerge Uees on this comer must be mainfained; nnd � suimble and enhancing landscnping is desired. 6. Alan Smoskowitz, Steele Vnlley Developmenls, addressed some of the concems outlined by the msidents. He stated lhat tha present two entranccs and exiis nppcar to be sufficient and nn incrcase in n further entrance hns not been considercd. Loitering in the welkway wuld be addressed by lighting, but the nddidon to the pcesent building may not occur, thercfore, further lighting may not be required. It is onticipated that the new building will hnve multiple tenunls, possibly three or four. Timing of this epplicntion depends on approvnls, would lika to have consWcted and occupied by the end of the year. The new building wip have thc hoight of a two storey structure but will be single level use. They will be working with atnff to deal with Slte Plen. ]• Stevc anunt, Planner 2, advised that the concems ouUincd, such as incrcasal trafiic, and loitcdng end ligh8ng bctwecn the buildings will bc addrcsscd. Lynda Taylor, Manager, Currcnt Opemtions Divlsion adviscd thot tho plsn is conccptual at this tima. The look and placement of tha buIldtng will bc sddnesscd by Site Plan. ��.. .. � LWCA ATTACHMENT/ � TO REPORT I PD �' '��� 21 �Gt%� (o oe�-�-f1�y LIVERPOOL WEST COMMUNITY ASSOCIATION Servinp the Fiesldents ol The Town ol Pickedng irom Ltver{aol Road west to Fairport Road and Kingston Road noAh,lo Finch Avenue March21.2000 • R E C� I V E D 1873 Pinecreek Court, CITY OF PICKERW(i p�dcedng, Onterb: �i/1R 'L 3 200� � L1V3R4 Teteptane (905) 839-1498 CLERK'S OIVISION �� edna ct�ccom�ex �EC�1 V�D One the Esplanede MAR 2 3 2000 Plckedng, Ontario L1VBK7 � CITYOFplCKERINQ oEVeto �'�"""�O u+o �"r°eaw�µ:wr RE: Zonlnp ByLew Amendment Appllcatlon A 4/00 (Nub Ptaze Addltlon) The LWCA Board of Oirectors has reviewed thls proposal. Our observations prlmarily relale to the proposed new building at the comer of Liverpool Road and Kingston Roed. The addition of a drive- through restauranl Is problematic on these four polnts: 1�This Isone ot the most signMicant four•comere In the Pickering Ctty Centre. We Ieilto see how adriva througN restaurant 'Iunctions ss a p�ece ol symbolic and physlcal interest for the resldents and the munlcipality'. It is our understanding lhat the Kingston Road Corridor Deveiopment Guldelines were to enhence pedestrlan trlendly and MainStreet eppeai to lhls erea. A drive-through runs contrary to thoseurben deslgn ob�ectives. ^ 2. We wish to ralterate that traffic has been aconstant concem with this plaza since enUances and exlts ��jc�ul�e�r and p 01e��an�salety issues expe�ie cnE eda (uMi91 the larges�tenant rtecentlyelett) s1Any Inaease in development should only be considered M en additbnal egress onto Kingston Road is provided. At a minimum, lhere should be a new right hand tum in, and e right had tum out, onto Kingston Road otherwise there Is too much iraflic dumping out onto Oienenna end Liverpool Roeda AttemeAvely atull set of traflic Iighta with pedestrlen crossings should be considered In conJunctlon with the Pickering Town Centre enUance on Kingston Road. Thls would albwfor padestrlen traflic to cross more setely lhan fl does nowandftwauldalsoelbwforveh�CUlertrattfcbetweenthetwo. ' 3. The drive-through restaurant as ahown on Ihe dreulating notice elbws for twelve cars in totel in the ddve-through pnrtbn. In the Februery 27, 200o editlon ot the �,9 AdYedLSSL. ���bY �undllor Mark Mcbnnon discuased the bint•municlpa�tty study commissioned efler traftfc woes were experienced a�xoss Durhem Reglon atdrivathrouyh restauranls. The study has recommended Ihat there should be four apota between tha urder and plck•up ereaend en eddltlonal 12 welNnp spots. This meens thet lhere shouid be, et a minknum, en addltionel four spote albwed for In lhls eppilce8on betore ft is appn,ved. As It stenda now, epress trom IJverpool Road woutd be ettacllvely Wxked during peak perleds. causln0 a bedc-up ot treflo aNhe Llverpool entrence. . 22 ATTACHMENT/ � REPORTI' PD�S-00 4. There are three lerge mature deciduous trees at this comer. Residents went to ensure that the trees remaln and areln no waydamaged during conslrucllon. The Reglon managed to preserve the Vees on the westem side ot Uverpaol when ft was widened much to the appreciatlon o} the neighbourhood. We would alsa enticlpate that there would be suitable and enhencing lendscaping at this comer espart o1 the re�development o} this properry, Sincerely, � ��.•', � �H+\ Joyce Herzog Pres�dent, LWCA cc: Steve Oaunt, Plenner arracHM�urr �"' To 23 AEPORT I PD�tY� Y,..' , � . • • : , • ' • Merch 24, 2000 ., . . . . ' � . Steve Gaunt, Planner . • • ' , City of Pickeflng Pianning �eparlment • . • • . • Pfckering Civ(c Complex . • . ' . One The Esplanade . . • . • • • , . . ' . � ' Pickering, ON LiV 6K7 . • s . ,. , ~ Dear Mr. GaunL . ' • TM R�a�O�' Re: Zoning By-law Amendment Application A4100 • � • Nunlclpolry a o�.►Wn .. � Applicant: Steele Valley Deyelopriments Limited �. '� %� '„ • Location: Northeast comer of Kingston Road and Liverpool Roatl �,� • Part of Lol 22, Concession 1, . MunicipeiflY Cily of Picker(ng . 6oze23 . . . , . �si5 °'"'°°'s�' E . In res onse to ur request, we wish to rovide the followin comments with res ect ' 4tl� Fbor Larq Tawr P Yo P 9 P . . � wes� eW�mno • to Regional Oflicial Plen contortnfty, delegated provincial plan review responsibilittes � ��N � and the proposed method of serviGng. The appllcant proposes lo amend the zoning . � � Tqr �eo�� ne.rr�� by-law to pertnit an additlon to an exisUng retall commerciai building and a new retail :�eos� ue�em2 commercial bullding Increas(ng lhe reteil area on Ihe s(te from.3437 square meVes A:LOwrpleM,�e,�rr to4858squaremelres,. . . � . . ��� . The subJect iands are designaled as "Maln'Cenlrai Area'.within the Regfon of '. � Durham Of�cial Plan, Main Centrai Areas are fntended to be planned and. ,. developed as lhe maln concenlrallon of urban aclivfUes within area municipaliUes ' . ' provlding a fully integraled array of cominunfly, offlce, service and shopping, .. '' . tecreational and reside�Ual usas. The policies of the. Durham Plan appear to . • • . support this type of development. ' ' . ' . , � �' ' The Regfon of Durfiam Health Departmont has no obJecUon ro the processing of '. lhis rezoning applic�Gon provided lhat municfpal sanitary seWers and municipal � , water service the subJect lands. ' • '. , Comments regardfng servicinp will be (onvarded �upon receipt from the Regional � . Worlcs Deparlment ' . . . . `r '� � The appltcatlon has been screened In accorifance with the tertns of the provincial • '' pian review'responsibllitles transferred lo date. � The site has been tdentiBed as a, . ' ' forrrler Canadian Tire stare/auto repair shop: and therefore fs a potenUal ,. . ' contaminated site. 1Ne recommend that lhe appi(cant providas eWdence lhat the site • . � is dean or Uiat an acceptable remedlaUon plan will tie provided. No other provincial . • • Interesls appear to be effected by this appllcaUon. ' ' ' If you have any'quesUons or require any InfortnaUon, please call me., , • � Youra truly, � , . . � � ' � • ' , ' ' . �. %%.c.cC�C,O . . • . .. , . �. ' . Chede Mills,' , . , • � , . • Current OpereUons Branch • . , � ' , . � ' • '.cC K.'KIproN; Region of Durhem Health Department ' • � • � ' • NMIM1CAhM1ZONINUIPICKERINl31t-00 ' . , . . ...' .. . . • • � , 't0011ra� �. . ' .. . . . ' ' ,' � " . . 24 �. . Th• MelcOal YunlelDellly ofOurMwi work� oapertmarrt � aw�et3 ' 10S COnWmYn Dr. WNtpy, OMartp pnada L1 N OA9 ��(a� e�2ost v�►. soo.ur. �ys Comm�mtoner af Wwl� ' t�aaae Quao our ne ��on of biuium �Yocka Depaztmmt hns rovtewod the Zonmg IIyLaw Amendmmt App6mtioa for'tho nbow noted pmperry and o�ie the.following cmhmants. ' . ' ' � T6o si0e is pcssently on lUtl munidpal eavices. �o oxistiag. Commercia!•Map is • se�viced whh domestic :vater, fire ]me �d sanitny seAr�' saYicing. If the cxisting municipal eorvice oonaclio� ete dete�mined to be undersize�l. then tho applicent wiU. bo xaquired to ca►npleto a Rr.gionel Connections Application et our• o�cos nnd submit .revixd aito savic�g drewinga for approval..prio� to issuence af a building pormiL Should Ihe applicant popoeo eay changcs w tLo axistiag ecccs.q/eatrancc �pints to ll�e sife,lLrn six (� copies o[the detailed siro servidng plen ere to be submitted W thc Region'fa aQproval, Prior to Zonin� Ay-L.aw Amendment APPlitation approval. ' Pleaze tnform tho epplic�nt 8iet the War�s Departmont is }nesently reviawing tl� existing road allowrnx aad tho finure vcheni�tion plan fbr this sec6on of Kingston Roed. Itit te �kte�mimd that ihe Reglon 6ns swptus laqds aMrtting the pmperty, ihc .. itogjcn w�71 disFwx of it acoordirig to it'e By-Law mleting to tho disposu! of e�ccass med allovvana:. � , . Bexd on tho abbve, U►e Worke Depvr�eca Lm no objectiori W flutha processin� of this . aPPlicetion. . ' • ' - YO1kS il1�y, • ' • . . • � /-' l�. • . . . P.c�bRoy,EnglneecingTecbaicien. . ' Dev�elopmcat A�provale Divfsion • . . • . . • :�1 , . , • �oarowcd.w . . . . . ' ATTACHM�T / _ TO l .u......,..,.,,,_,;,.,..w... . HEPORT � PD : `�°.' �: o.= :Wa r.,"�„'.�,,, ��!-OY�ii�%:: wJi.`.'lh. [ � YNTEROFl�CE 11�MORANDY7M ! . � „`:�...,,.� �` E �•°'" x � �� NTE To: � a�,� �' � �w P'�? 2 9, 7.OQ0' i . �m'erttOp�tinns$ianCh ., t� �.h:�';�„ tr,nirre Fram: Robltoy,C.E.T. . ' y t�}„� ""�'"""'n� . Davulo�nent APtxavele Diviaioa � �E d � . Detc: Mmnh 2l, 2000 . . . ' ' � ' tu: . zomn$ sy,r.,nw n�am�nt A�tication zen 4�00 • MA$ 3 0 2000 App1iC8Di: $t801B Valley DCVCIOpIDW18 Ltd. CITY OF PICKE,RNy T Oi: 22� COM.G8.4IOA: �� � ' . oev�o�'ei't�n�nnacr ' NfE comer of �Cin�sslou Rd. & Livecpool Tld.• City of Pickering , • . OnrFilo't y100/P � , y �� � �x � �''� � o. �. �' �. ro �g,��_�,��,� ��aa i �eoa� �r Ol , b f 1N3WH�Vlld � (i _ ,`r. x � ro °• �°o 0 ao � �o a' CCtl C �' a o �� o � a� 0 0 . . ........y.._ . . . ._ . -.�. . .. _ .. _ .. .. 26 ATTACHMENTI `� TO REPOHTI PD ���