HomeMy WebLinkAboutApril 11
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Planning & Development
Committee Agenda
Monday, April 11, 2016
Council Chambers
7:00 pm
Chair: Councillor Ashe
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2
Information Report No. 04-16 Page2
3. Applicant's Proposal
The draft plan of subdivision proposes 22 lots for detached dwellings, a future
development block for a detached dwelling and an open space block for a portion
of the Town line Provincially Significant Wetland and woodlot (see Submitted
Draft Plan of Subdivision, Attachment #3). Fifteen lots, having frontages between
12.0 metres and 13.2 metres, are proposed to front onto an internal public road,
and seven lots having frontages between 12.0 metres and 17.1 metres are
proposed to front onto Woodview Avenue.
An internal public road having a right-of-way width of 18.0 metres is proposed to
extend from Woodview Avenue westward and then southward, terminating at a
temporary turning circle at the south end of the subject lands. When lands to the
south are developed, the road is intended to continue southerly and then
eastward to Woodview Avenue. The temporary turning circle, when no longer
required, will be developed as a residential lot for a detached dwelling.
A block of approximately 0.64 of a hectare is proposed to accommodate a portion
of the Townline Provincially Significant Wetland, a woodlot and associated
buffers along the north and west limits of the subject lands. These lands are
proposed to be rezoned as Open Space-Hazard Lands and conveyed to the
Toronto and Region Conservation Authority (TRCA).
4. Policy Framework
4.1 Regional Official Plan
The Region of Durham Official Plan (DROP) designates the subject lands as
"Living Areas". This designation is intended to be used predominantly for
housing purposes. Schedule B, the Natural Heritage System & Key Natural
Heritage and Hydrologic Features map, indic~tes a Key Natural Heritage and
Hydrologic Feature at the northern and western limits of the subject lands. The
DROP states that development or site alteration is not permitted in key natural
heritage and/or hydrologic features, including any associated vegetation
protection zone. The vegetation protection zone shall be determined through an
environmental impact study.
The proposal will be assessed against the policies and provisions of the DROP
during the further processing of the applications.
4.2 Pickering Official Plan
The subject lands are within the Rouge Park Neighbourhood and are designated
"Urban Residential -Low Density Areas", which provides for housing and related
uses. This designation permits a net density of up to and including 30 units per
net hectare. The proposal has a net density of approximately 24 units per net
hectare.
Information Report No. 04-16 Page 3
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 proposed
draft plan of subdivision incorporates the proposed new road connection
contemplated by the Rouge Park Neighbourhood Plan.
Details of the applications will be assessed against the policies and provisions of
the Official Plan during the further processing of the applications.
4.3 Rouge Park Neighbourhood Development Guidelines
The Rouge Park Neighbourhood Development Guidelines establish the following
goals to ensure developable lands are developed in a cohesive well-designed
neighbourhood:
• development must maintain a connection with surrounding natural areas
• residential areas feature a variety of housing types of high-quality design
arranged on efficient street patterns, which contribute to a lotting pattern and
streetscape that are aesthetically pleasing, diverse, encourage social
interaction within a neighbourhood, and support safe environments
The Guidelines state that where appropriate, the conveyance of significant
environmental features and their buffers to the City or other public agencies may
be required as a condition of development approval.
In 2000, City Council endorsed an Environmental Master Servicing Plan for the
Rouge Park Neighbourhood (EMSP), which provides direction on stormwater
management and strategies for developing in an environmentally responsible
manner. The EMSP locates the subject property within portions of the Town line
Provincially Significant Wetland, which is a significant natural heritage feature
because of its size and ecological function capable of supporting area sensitive
flora and fauna species. Developable limits are approximated by the EMSP.
Precise delineation of the property's development limits is addressed in the
environmental impact study submitted in support of the proposal and is under
review by the TRCA.
4.4 Zoning By-law 3036
The subject lands are zoned "A"-Rural Agriculture Zone by By-law 3036, as
amended, which permits various agriculture uses including a detached dwelling .
. The applicant proposes to rezone the developable lands to permit 23 residential
lots for detached dwellings with site specific performance standards for lot
frontage, lot area, yard setbacks, building height, lot coverage and other
appropriate zoning provisions. The Zoning Provisions Comparison Chart (see
Attachment #4), summarizes the applicant's requested zoning provisions and the
zone standards found in the surrounding residential areas (see Existing Zoning
Map, Attachment #5).
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Information Report No. 04-16 Page4
The applicant proposed that the undevelopable lands associated with the
Townline Provincially Significant Wetland, a woodlot and associated buffers will
be zoned as Open Space -Hazard Lands.
5. Comments Received
5.1 Comments from the February 25, 2016 Public Open House
Two households were represented at the Open House meeting on February 25, 2016
at the Petticoat Creek Recreation Centre. There were no significant comments
or concerns expressed by area residents at the Open House meeting.
5.2 Comments from the Public
The resident at 1950 Woodview Avenue, the adjacent property to the south of the
subject lands, has submitted a letter expressing full support of the proposed draft
plan of subdivision. The letter notes that the condition of the support for the
proposal is the installation of a construction fence prior to the commencement of
construction, which is to be maintained for the duration of the construction, and
which is to be replaced by an appropriate permanent fence upon completion of
the project.
The resident at 1942 Woodview Avenue, to the south of 1950 Woodview Avenue,
has verbally indicated a concern over the impact that the proposed development
may have on the Rouge -Duffins Wildlife Corridor, and requested assurances
that the proposed home construction would be of a high quality.
5.3 Agency Comments
Durham Catholic District
School Board
Durham District School
. Board
Toronto and Region
Conservation Authority
• no objections to the proposal
• students generated from this proposed development will
attend St. Monica Catholic Elementary School located
at 275 Twyn Rivers Drive and St. Mary Catholic
Secondary School located at 1918 Whites Hoad
• no objections to the proposal
• students generated by this development will attend
existing schools
• as of the writing of this report, no comments or
concerns have been received
5.4 City Department Comments
Engineering & Public Works
As of the writing of this report, no comments or concerns have been received
from Engineering & Public Works.
Information Report No. 04-16
6. Planning & Design Section Comments
The following matters have been identified by staff for further review and
consideration:
Page 5
o ensuring the proposal is in conformity with the City's Official Plan, Rouge
Park Neighbourhood Policies, Rouge Park Neighbourhood Development
Guidelines and Rouge Park Neighbourhood Master Servicing Plan
o ensuring that the proposal complies with TRCA's policies and regulations,
and that the limits of development, including appropriate buffer areas to the
Townline Provincially Significant Wetland, are provided to the satisfaction of
the TRCA
• evaluating the appropriateness of the proposed lot frontage, lot area, yard
setbacks, building height and lot coverage to ensure that the development is
in keeping with character of the surrounding residential neighbourhood
• ensuring that the proposed underground stormwater quantity control storage
is feasible given the high groundwater table
o ensuring the landowner pays its appropriate share of the cost of the Rouge
Park Neighbourhood study
• ensuring a tree compensation plan and/or financial contribution is provided to
address the loss of existing mature trees and other significant legislation
• ensuring that the required technical submissions and reports meet City and
TRCA standards
The City Development Department will conclude its position on the applications
after it has received and assessed comments from the circulated departments,
agencies and public.
7. Information Received
Full scale copies of the plans and studies listed below are available for viewing at
the offices of the City of Pickering, City Development Department:
• Planning Opinion, prepared by Malone Given Parsons Ltd., dated
November 2015
• Stage 1-2 Archaeological Assessment, prepared by Amick Consultants
Limited, dated November 18, 2015
• Environmental Impact Study, prepared by Beacon Environmental, dated
November 2015
• Functional Servicing and Stormwater Management Report, prepared by
SCS Consulting Group Ltd., dated November 2015 .
• Phase 1 & 2 Environmental Site Assessment, prepared by Golder
Associates, dated November 2015
• Preliminary Environmental Noise Analysis, prepared by Jade Acoustics,
dated November 20, 2015
• Preliminary Geotechnical Investigation Report, prepared by Golder
Associates, dated November 20, 2015
5
6
Information Report No. 04-16 Page 6
• Preliminary Hydrogeological Investigation, prepared by Golder Associates,
dated November 2015
• Transportation Assessment, prepared by BA Group, dated November 20, 2015
• Tree Inventory and Preservation Plan, prepared by Beacon Environmental,
dated November 20, 2015
• Preliminary Floodplain Analysis, prepared by SCS Consulting Group Ltd.,
dated December 18, 2015
8. Procedural Information
8.1 General
• written comments regarding this proposal should be directed to the City
Development Department
• oral comments may be made at the Public Information Meeting
• all comments received will be noted and used as input to a Planning Report,
which will be prepared by the City Development Department for a
subsequent meeting of Council or a Committee of Council
• any member of the public who wishes to reserve the option to appeal
Council's decision must provide comments to the City before Council adopts
any by-law for this proposal or makes a decision on the draft plan of
subdivision or draft plan of condominium
• any member of the public who wishes to be notified of Council's decision
regarding this proposal must request such in writing to the City Clerk
9. Owner/Applicant Information
The owner of the property is Woodview Land Development Corporation and is
represented by Matthew Cory, Malone Given Parsons Ltd.
Attachments
t. Location Map
2. Existing Frontage Map
3. Submitted Draft Plan of Subdivision
4. Zoning Provisions Comparison Chart
5. Existing Zoning Map
14
Information Report No. 06-16 Page 2
The subject lands currently support a single detached dwelling fronting Altona
Road. Mature trees are located along the west property line and along the
southerly portion of the subject lands. Surrounding land uses include low density
residential development consisting of detached dwellings to the north, south and
. east. St. Monica Catholic Elementary School is located immediately to the west.
3. Previous Proposal
Altridge Properties Inc. had previously applied for a Draft Plan of Subdivision
and a Zoning By-law Amendment, on the subject lands to facilitate tbe creation of
1 0 lots for single detached dwellings fronting onto a public road accessed from
Altona Road
On July 23, 2008, Council approved the Draft Plan of Subdivision and related
Zoning By-law Amendment, despite City Staff recommending against the
applications in favor of an alternate design that provided access through
Richardson Street to the south of the subject site (see Previously Approved Draft
Plan of Subdivision, Attachment #3).
Councils decision was appealed to the Ontario Municipal Board (OMB) by a
neighbouring resident. On July 28, 2008, the OMB ruled in favor of the
applicant's proposal as approved by City Council.
4. Applicant's Proposal
The applicant is proposing to re-designate the subject lands from "Urban
Residential -Low Density Residential" to "Urban Residential -Medium Density
Residential" to facilitate a common element condominium development
consisting of 32 three-storey townhouse units accessed from an internal private
road (see Submitted Concept Plan, Attachment #4).
The concept plan illustrates five blocks of townhouse units. Blocks 1, 2 and 3
are rear-loaded townhouse units that will front onto Altona Road with vehicular
access from the internal private road. These rear-loaded units provide for
2 internal parking spaces and 2 external driveway parking spaces.
Blocks 4 and 5 are front-loaded townhouse units with both pedestrian and
vehicular access from the internal private road. The proposed resident parking
for the front-loaded units will be 1 internal parking space and 1 external driveway
space.
The. concept plan illustrates a 8 visitor spaces. Vehicular access to the
development will be through a 6.5 metre wide private road off Altona Road. The
concept plan also illustrates a meter room and pedestrian connections to Altona
Road at the south end of the property.
Information Report No. 06-16 Page 3
The applicant has submitted a draft plan of subdivision application to create a
single development block. This is a technical requirement to allow the applicant
to create the privately-owned parcels and the parcels for the common elements
of the development through a process called "lifting part lot control" (see
Submitted Draft Plan of Subdivision, Attachment #5).
The applicant has also submitted a draft plan of condominium application to
create tenure of the parcels in the development. The common element features
include, but are not limited to: the private road, community mailboxes, meter
room, pedestrian walkways, and visitor parking spaces (see Submitted Draft Plan
of Condominium, Attachment #6).
The development will be subject to site plan approval.
5. Policy Framework
5.1 Regional Official Plan
The Regional Official Plan (ROP) designates the subject lands as "Living Areas".
The "Living Areas" designation shall be used predominantly for housing
purposes. The plan also states that lands within the "Living Areas" designation
shall be developed in a compact form through higher densities and by
intensifying and redeveloping existing areas, particularly along an arterial road.
The applicant's proposal conforms to the policies and provisions of the Durham
Regional Official Plan.
5.2 Pickering Official Plan
The subject lands are designated "Urban Residential Areas-Low Density
Areas", which provides for housing and related uses. This designation permits a
maximum net residential density of 30 units per hectare, while the proposed
development provides a net residential density of 44.4 units per hectare. An
amendment to the Pickering Official Plan Amendment is required.
The Official Plan states that in establishing performance standards, regard shall
be had for protecting and enhancing the character of the established
neighbourhoods by considering matters such as building height, yard setbacks,
lot coverage, access to sunlight, parking provisions and traffic implications.
5.3 Zoning By-law 3036
The subject lands are currently zoned "S3"-Single Residential within Zoning
By-law 3036 as amended, which only permits single detached residential. The
applicant has requested that the subject lands be rezoned to an appropriate
residential zone category with site specific performance standards to facilitate the
proposal.
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1 6
Information Report No. 06-16 Page 4
6. Comments Received
6.1 Resident Comments
An Open House meeting was held on February 18, 2016 at the Petticoat Creek
Recreation Centre to allow area residents to learn more about the proposal, as
well as review and comment on the plans that the applicant has submitted. A
total of 25 households were represented at the meeting. The following is a
summary of written comments received to date, and concerns identified by area
residents at the Open House meeting:
• the proposal for three-storey townhouse units on a private road is not .
compatible with the surrounding large lot residential properties consisting of
single detached dwellings
• the proposal is too dense for the existing low density residential
neighbourhood
• the informal walkway to St. Monica Catholic Elementary School be made into
a permanent pedestrian connection with appropriate lighting to allow safe and
convenient access to the school without having to walk along Altona Road
and Twyn Rivers Drive
• requested that garbage be collected from the internal private road for the
townhouse units fronting Altona Road
• loss of existing mature trees, particularly along the west property line abutting
.the school
• concerned that the increase in population will put a strain on the existing
community facilities within the neighbourhood and negatively impact all of the
existing residents
• privacy concerns for the abutting residents to the south and west as a result
of the proposed_ three-storey townhouse units
• proposed townhouse blocks are sited too close to the abutting residential
properties to the south and west
• concerned that the proposal will result in increased traffic
• the proposed retaining wall along the south property line may limit or preclude
the abutting lands to the south from redeveloping in the future
• the proposal will decrease existing property values within the immediate
community
• consider reducing the speed limit on Altona Road to 50 km/h to better
facilitate safe turning movements from the site
• consider installing red light camera at the intersection of Altona Road and
Twyn Rivers Drive
Information Report No. 06-16 Page 5
6.2 Agency Comments
As of the writing of this report, the following written comments have been
received from external agencies:
Canadian National
Rqilway (CN Rail)
• no objection to the development proposal
• requests the following provisions be included as
conditions of approval:
• registration on title of CN Railway's
environmental easement
• registration on title of a CN Railway
development agreement to ensure, among
other things, that all mitigation measures will
be maintained by the condominium
corporation
6.3 City Departments Comments
Engineering & Public
Works
• no objection to the proposal
• matters with respect to grading and drainage, tree
preservation and protection, fencing details and
requirements, stormwater management details
and construction management requirements will
be further reviewed through the Site Plan
Approval process
\ • the applicant is required to enter into a subdivision
. agreement with the City of Pickering concerning
the provision and installation of roads, services,
grading, drainage, easements, cost sharing, as
well as securities and insurance
• on-site works prior to Draft Plan of Subdivision
Approval will not be permitted, unless the City has
issued a permit under the Fill and Topsoil
Disturbance By-law
• the 1.5 metre pedestrian walkway at the south
west corner of the site must be extended south,
and connect to the turning circle on Richardson
Street
• a 1 .5 metre pedestrian walkway connection to
St. Monica's Catholic School and associated
easement in favour of the City will be required
• permission from the Region of Durham for grading
within the Altona Road Right-of-Way will be
required
17
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Information Report No. 06-16
7. Planning & Design Section Comments
The following matters have been identified by staff for further review and
consideration:
Page 6
• reviewing the proposed intensification of the site in relation to the objectives
and findings of the South Pickering Intensification Study ,
• assessing the appropriateness of the requested increase in density to ensure
the proposal is compatible with the existing surrounding neighbourhood
• reviewing the appropriateness of the proposed site layout considering such
matters as: building setbacks, heights and massing, buffers to existing
residential, location of visitor parking, and other urban design elements
• ensuring that sufficient unencumbered open space amenity area such as a tot
lot is provided
• ensuring that appropriate landscaped buffers and privacy fencing to adjacent
landowners is provided
• ensuring that adequate resident and visitor parking is provided to support this
development
• formalizing a 1.5 metre pedestrian walkway connection to St. Monica's
Catholic School
• where trees are not being maintained, ensuring a tree compensation plan
and/or a financial contribution is provided to address the loss of existing
mature trees and other significant vegetation
• ensuring that the required technical submissions arid reports meet City
standards
• ensuring that satisfactory arrangements are made between the applicant and
the City respecting the acquisition of the City-owned lands
8. Information Received
Full scale copies of the plans and studies listed below are available for viewing at
the office of the City of Pickering, City Development Department:
• Planning Opinion Report with Sustainable Development Brief, prepared by
Malone Given Parsons Ltd., dated December 2015
• Phase I & II Environmental Site Assessment, prepared by Golder Associates,
dated December 9, 2015
• Natural Heritage Evaluation Memorandum, prepared by Beacon Environmental,
dated December 9, 2015
• Tree Inventory and Preservation Plan, prepared by Beacon Environmental,
dated December 11, 2015
• Preliminary Geotechnical Investigation, prepared by Golder Associates, dated
December 16, 2015
• Preliminary Hydrogeological Investigation, prepared by Golder Associates,
dated December, 2015
• Functional Servicing and Stormwater Management Report, prepared by SCS
Consulting Group Ltd., dated December 2015
Information Report No. 06-16
• Transportation Review Memorandum, prepared by BA Group, dated
December 15, 2015
Page 7
• Environmental Noise and Vibration Report, prepared by Jade Acoustics.,
dated December 15, 2015
• Stage I & II Archeological Assessment, prepared by AMICK Consulting Ltd.,
dated December 11, 2015
9. Procedural Information
9.1 General
• written comments regarding this proposal should be directed to the
City Development Department
• oral comments may be made at the Public Information Meeting
• all comments received will be noted and used as input to a Planning Report,
which will be prepared by the City Development Department for a subsequent
meeting of Council or a Committee of Council
• any member of the public who wishes to reserve the option to appeal
Council's decision must provide comments to the City before Council adopts
any by-law for this proposal, or makes a decision on the draft plan of
subdivision or draft plan of condominium
• any member of the public who wishes to be notified of Council's decision
regarding this proposal must request such in writing to the City Clerk
9.2 Official Plan Amendment Approval Authority
• the Region of Durham may exempt certain local official plan amendments
from Regional approval if such applications are determined to be locally
significant, and do not exhibit matters of Regional and/or Provincial interest
• at this time, the Region has not yet determined whether this official plan
amendment application is exempt from Regional Approval
10. Owner/Applicant Information
• the owner of the property is Altona Land Development Corporation (Geranium
Homes) and is represented by Matthew Cory of Malone Given Parsons Ltd.
Attachments
1 . Location Map
2. Ownership Map
3. Previously Approved Draft Plan of Subdivision
4. Submitted Concept Plan
5. Submitted Draft Plan of Subdivision
6. Submitted Draft Plan of Condominium
1 9
Draft Zoning By-law
Appendix I to
Report PLN 05-16
29
30
, f Pickering
Being a By-law to amend Restricted Area (Zoning)
By-law 2511, as amended by By-law 2092/85, to implement the
Official Plan of the City of Pickering, Region of Durham, in
Part of Lot 19, Range 3, BFC, being Part 3, Plan 40R-2194, in
the City of Pickering. (A 02/16)
Whereas the Council of The Corporation of the City of Pickering received an application
to rezone the subject lands in Part of Lot 19, Range 3, BFC, being Part 3, Plan 40R-2194,
in the City of Pickering to add professional office uses, and business office uses with an
accessory automotive repair shop, to the list of permitted uses on the subject lands;
And whereas an amendment to By-law 2511, as amended by By-law 2092/85, is
therefore deemed necessary;
Now therefore the Council of The Corporation of the City of Pickering hereby enacts as
follows:
1 . Area Restricted
The provisions of this By-law shall apply to those lands in Part of Lot 19, Range 3,
BFC, being Part 3, Plan 40R-2194, in the City of Pickering.
2. Text Amendment
1. Section 5.(1)(a), Uses Permitted ("CA3-2" Zone) by By-law 2511, as amended
by By-law 2092/85, is hereby amended by adding the following additional
permitted uses:
(ii) Business Office
(iii) Professional Office
2. Section 5.(1) Provisions of By-law 2511, as amended by By-law 2092/85, is
hereby amended by adding the following new subsection (c):
(c) Special Provisions ("CA3-2" Zone)
(i) Despite any provision of By-law 2511, as amended by
By-law 2092/85, an automotive repair shop having a maximum
gross floor area of 400 square metres is permitted in association
with a Business Office.
Text of Information Report 01-16
32
Appendix II to
Report PLN 05-16
34
Information Report No. 01-16 Page2
Auto lux is requesting to add professional office and business office uses with an
accessory automotive repair shop to the list of permitted uses on the subject
property. The existing service garage bays will be used by Auto lux to service
company vehicles.
To accommodate their requirements, Auto lux is proposing interior and exterior
changes to the existing building. These changes include re-cladding the building,
new interior walls to create office space, re-asphalting the existing parking area,
and additional landscaping along Brock Road and Dillingham Road. A Site Plan
Amendment application will be submitted at a later date to facilitate the exterior
fac;:ade changes and landscaping. No changes to the existing grading, vehicular
access and parking area are proposed (see Submitted Site Plan, Attachment #2).
4. Policy Framework
4.1 Pickering Official Plan
The subject property is designated as "Employment Areas-Mixed Employment",
which provides for a range of employment uses that includes: light
manufacturing; assembly and processing of goods; light service industries;
offices; corporate office business parks; limited personal services uses;
restaurants; hotels; and appropriate community, cultural and recreational uses.
The applicant's proposal complies with the policies and provisions of the Official
Plan.
4.2 Zoning By-law 2511, as amended
The subject lands are currently zoned "CA3-2"-Commercial Automotive Sales
or Rental Establishment, by Restricted Area Zoning By-law 2511, as amended by
By-law 2092/85, which only permits vehicle sales or rental establishment. The
current zoning does not permit business and professional office uses.
5. Comments .Received
5.1 Comments from the Public
As of the writing of this report, no comments or concerns have been received
from the public.
5.2 Agency Comments
Region of Durham • the subject lands are designated "Employment
Areas"
• permitted uses within this designation may include
manufacturing, assembly and processing of goods,
service industries, warehousing, offices and
business parks
Information Report No. 01-16 Page 3
• office buildings and business parks are encouraged
to locate along freeways, Regional Corridors and
Local Corridors, adjacent to Type A arterial roads
• the applicant's requested uses are permitted by the
Regional Official Plan
5.3 City Departments Comments
6.
Engineering & Public Works Department, Building Services, and Sustainability
and Economic Development have no concerns with the proposed amendment.
Planning & Design Section Comments
6.1 Sufficient parking supply is available to accommodate the additional uses
The zoning by-law requires parking for professional office and business office
uses to be provided at a ratio of 5.0 spaces per 93 square metres of gross floor
area. Based on this parking ratio, a total of 53 spaces are required to be
provided on the property. The submitted site plan illustrates a total of
107 spaces, a surplus of 54 parking spaces. Sufficient parking is available
on-site to accommodate the proposed uses.
6.2 No further issues or concerns have been identified
The application has been circulated to all internal departments and external
agencies for their review. No significant issues or concerns have been identified
through the circulation of this application. Furthermore, the City Development
Department has no significant concerns with respect to the Zoning By-law
Amendment application.
7. Information Received
Full scale copies of the plans and studies listed below are available for viewing at
the office of the City of Pickering, City Development Department:
• Site Screening Questionnaire and Phase 1 Environmental Site Assessment,
prepared by Pinchin Ltd., dated January 6, 2016
. • Site Plan
8. Procedurallnformation
8.1 General
• Written comments regarding this proposal should be directed to the City
Development Department
• Oral comments may be made at the Public Information Meeting
• All comments received will be noted and used as input to a Planning Report
prepared by the City Development Department for a subsequent meeting of
Council or a Committee of Council
·i
35
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APPLICANT: All-Mar Developments Limited
PROPERTY DESCRIPTION: Part of Lot i 9, Range 3, BFC, being Part 3,
City Development Plan 40R-2i 94 (970 Brock Road) DATE: Jan. 27,.2016 Department !'?ab::l Sou~: jPN-4 g-Teranet Enterprise• inc.. and 11:11 auppliera. All rigl'lta Reaervecl.. Not c: plan of aurvey. SCALE 1 :3000 201=s MF"AC and Jb •uppU•rs.. All ri9ht. R .. arv.d. Not a f=!lan c:rf S~
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