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HomeMy WebLinkAboutPLN 12-21 Report to Planning & Development Committee Report Number: PLN 12-21 Date: March 1, 2021 From: Kyle Bentley Director, City Development & CBO Subject: Zoning By-law Amendment Application A 12/18 Stuart Mark Golvin and JMPM Holdings Ltd. Part of Lot 19, Range 3, B.F.C., Part 1, 40R-8832 and Part 1, 40R-10527 (1635 Bayly Street) Recommendation: 1. That Zoning By-law Amendment Application A 12/18, submitted by Stuart Mark Golvin and JMPM Holdings Ltd., to permit “animal boarding establishment”, “auction and estate sales house”, “day care centre”, and other site-specific modifications to By-law 6974/09, as amended, on the lands municipally known as 1635 Bayly Street, be approved, and that the draft Zoning By-law Amendment as set out in Appendix I to Report PLN 12-21 be finalized and forwarded to Council. Executive Summary: The subject lands are located on the south side of Bayly Street, west of Brock Road within the Brock Industrial Neighbourhood (see Location Map, Attachment #1). The site has approvals for the development of 7 separate buildings (see Site Plan, Attachment #2). As of the writing of this report, 3 buildings have been constructed and are occupied by various tenants. Through consultation with the Region of Durham and the City, the applicant has modified their requested amendments to the existing site-specific zoning by-law. The modifications include: • removing all sensitive land uses including place of worship, private school, and art gallery/studio; • adding animal boarding establishment, auction and estate sales house, day care centre, and retail store; • amending the special regulations provisions of the site-specific by-law to permit a sales outlet accessory to an auction and estate sales house; • increasing the maximum number of restaurants – Type A permitted on the site from 3 to 6 while capping the maximum gross leasable floor area for all restaurant uses at 1,300 square metres; and • updating Schedule I to By-law 6974/09, as amended, to reflect new hatching areas designating where specific uses are permitted on the site. A Transportation Impact Study submitted by the applicant concludes that the existing and proposed list of uses along with the applicant’s requested site-specific amendments will not impact the existing road network. The Region of Durham has determined that the traffic signals at the intersection of Bayly Street and Salk Road are not warranted, and does not maintain an alternating 300 metre and 500 metre pattern for traffic signals for east-west Type A Arterial roads (Bayly Street). The total supply of 300 parking spaces at full build-out is adequate to accommodate the parking demands for the existing and proposed list of uses. Report PLN 12-21 March 1, 2021 Subject: Stuart Mark Golvin and JMPM Holdings Ltd. (A 12/18) Page 2 A new site specific by-law has been prepared reflecting the combined list of permitted and proposed uses with appropriate restrictions and provisions. The draft by-law is attached as Appendix I and is recommended to be finalized and forwarded to Council for enactment. Financial Implications: The recommendations of this report do not present any financial implications for the City. Discussion: 1. Background 1.1 Property Description The subject lands are located on the south side of Bayly Street, west of Brock Road within the Brock Industrial Neighbourhood (see Location Map, Attachment #1). The subject lands comprise 2 properties having a combined area of approximately 2.7 hectares with approximately 210 metres of frontage along Bayly Street and approximately 75 metres of frontage along Dillingham Road. In 2012, the City issued Site Plan Approval, along with subsequent amendments in 2015 and 2017 to facilitate the development of the subject lands for 7 separate buildings. The subject property supports 3 industrial/commercial buildings, and future phases include an additional 4 buildings to be constructed at a later date (see Approved Site Plan, Attachment #2). The table below summarizes the total gross floor area of the existing and future buildings, and the uses currently occupied within the existing buildings. Gross Floor Area Existing Uses Building ‘A’ 187 square metres A restaurant (Harvey’s) with a drive-through facility Building ‘B’ 364 square metres A restaurant (St. Louis Bar and Grill) and a personal service shop (Pretty Girl Lounge) Building ‘C’ 427 square metres To be constructed Building ‘D’ 595 square metres To be constructed Building ‘E’ 5,245 square metres To be constructed Building ‘F’ 1,177 square metres Multiple units occupied by a printing establishment (The Printing House), two personal service shops (Kut Kapabilities and Coco Nail Bar & Spa), a professional office (mortgage office), chiropractor (Balanced Health & Wellness), commercial club (I Love Kickboxing), and Madison Homes condominium sales office. There is currently one vacant unit. Building ‘G’ 889 square metres To be constructed Report PLN 12-21 March 1, 2021 Subject: Stuart Mark Golvin and JMPM Holdings Ltd. (A 12/18) Page 3 Surrounding land uses include (see Air Photo Map, Attachment #3): North: Across Bayly Street is the Pickering Playing Fields sports and entertainment complex, Pickering Fire Station #5, and various industrial/commercial buildings containing a mix of automotive related stores and services. East: To the east along Bayly Street is a vehicle sales establishment and vacant lands that were previously occupied by an automobile service station. Along the north side of Dillingham Road is a mix of industrial/commercial buildings. South: Immediately to the south is an outdoor storage facility of equipment and trailers, and further south across Dillingham Road is a Bingo hall. West: To the west is the Hydro Corridor, and further west is a mix of industrial/commercial uses along the south side of Bayly Street. 1.2 Applicant’s Proposal The intent of this rezoning application is to expand the list of permitted uses to allow the property owner further flexibility in leasing the units to a wider range of businesses. The applicant is requesting to amend the existing zoning for the subject lands to permit additional uses on the site, and to make certain changes to the existing Special Regulations of the site-specific zoning by-law. Based on further discussions with the Region of Durham and the City, the applicant has eliminated certain existing and proposed uses that are considered to be sensitive land uses, and that did not comply with Region of Durham and the City of Pickering’s Official Plans. These uses are place of worship, private school, and art gallery/studio. The table on the next page provides a summary of the existing and proposed (in bold) uses, as well as the location of the existing and proposed uses on the subject property. Report PLN 12-21 March 1, 2021 Subject: Stuart Mark Golvin and JMPM Holdings Ltd. (A 12/18) Page 4 Existing Schedule I to Zoning By-law 6974/09, as amended by Zoning By-law 7519/16 Proposed Revision to Schedule I Uses permitted in only Horizontally Hatched area • day care centre Uses permitted in only Cross Hatched area • banquet facility • commercial club • exhibition hall • place of amusement or entertainment • club • commercial-recreational establishment • place of assembly Uses permitted in only Diagonally and Horizontally Hatched areas • convenience store • financial institution • restaurant – type A • dry cleaning depot • personal service shop • retail store Uses permitted in All Areas • bakery • commercial school • food preparation plant • light manufacturing plant • office-associated commercial establishment • rental establish • scientific, medical or research laboratory • warehouse • business office • dry cleaning establishment • light machinery and equipment supplier • merchandise service shop • professional office • sales outlet • vehicles sales establishment • animal boarding establishment • auction and estate sales house Report PLN 12-21 March 1, 2021 Subject: Stuart Mark Golvin and JMPM Holdings Ltd. (A 12/18) Page 5 The applicant is also proposing the following modifications to the Special Regulations of the site-specific zoning by-law: • permit a sales outlet accessory to an auction and estate sales house; • increase the maximum number of permitted restaurants – type A from 3 to 6; • increase the maximum aggregate gross floor area for restaurants – type A from 1,000 square metres to 1,300 square metres; and • permit 1 place of amusement or entertainment use with a maximum gross leasable floor area of 150 square metres on the northerly half of the subject lands fronting Bayly Street. In addition to the requested amendments, the applicant is also proposing to redesign Building ‘E’ as 2 separate buildings (see Revised Conceptual Site Plan, Attachment #4). The north building, Building ‘E1’, is approximately 1,782 square metres and is intended to accommodate multiple units for different users. The main entrances for those units will face north towards Bayly Street. The proposed southerly building, Building ‘E2’, is approximately 3,101 square metres and will allow for a single occupant intended for an employment-type use, such as manufacturing, light industrial or warehousing. Vehicular access to this building will be from Dillingham Road. These modifications will be addressed through a subsequent site plan application. Upon completion, a total of 300 parking spaces are to be provided. Vehicular access for the site is a restricted right-in/right-out access on Bayly Street at the west end of the site, a full-movement access on Bayly Street opposite Salk Road, and a full-movement access on Dillingham Road. 2. Comments Received 2.1 March 4, 2019 Statutory Public Meeting A Statutory Public Meeting was held on March 4, 2019 at which no members of the public attended the meeting to voice their concerns regarding the proposal, and no written comments have been received to date. At this meeting, Committee members expressed concerns regarding the future traffic flow at the intersection of Brock Road and Bayly Street, and questioned whether the Region of Durham would be receptive to signalization at the intersection of Bayly Street and Salk Road. 2.2 Region of Durham Comments • the Region does not object to the proposed rezoning application; • the existing and proposed additional uses are limited to serve the immediate Employment Area; • a Record of Site Condition (RSC) was filed by the Ministry of the Environment, Conservation and Parks. The RSC was required to permit a day care use on lands that may have been remediated to an industrial standard rather than a standard for a sensitive use; and • the Region does not support the signalization of the Bayly Street and Salk Road intersection due to its proximity to an existing signalized intersection at Brock Road and Bayly Street (for further discussion see Section 3.2 of this report). Report PLN 12-21 March 1, 2021 Subject: Stuart Mark Golvin and JMPM Holdings Ltd. (A 12/18) Page 6 3. Planning Analysis 3.1 Proposed additional uses conform with the policies of the Durham Region Official Plan and the City’s Official Plan The Region of Durham Official Plan (ROP) designates the subject lands as “Employment Areas” in the Urban System, with a “Regional Corridor” overlay along Bayly Street. Employment areas allow for a range of employment uses, which include: manufacturing; assembly and processing of goods; service industries; research and development facilities; warehousing; offices and business parks; hotels; storage of goods and materials; and freight transfer and transportation facilities. Designations in the respective area municipal official plan will further identify the appropriate locations for these uses. Limited personal service and retail uses, serving the immediate designated employment area may be permitted as a minor component (e.g., 10 percent) of the aggregate gross floor area of the uses in the designated Employment Area, and no single use shall exceed 500 square metres. Furthermore, retail sales as a minor ancillary component of an industrial operation may be permitted, subject to the inclusion of appropriate provisions in the Pickering Official Plan and/or Zoning By-law. Residential uses, nursing and retirement homes, elementary and secondary schools, and places of worship are not permitted in Employment Areas. However, other sensitive uses may be permitted as an exception, by amendment to Pickering’s zoning by-law, subject to compatibility. Within the City’s Official Plan, the subject lands fall within two separate land use designations. The northerly portion of the subject lands along Bayly Street is designated as “Employment Areas – Mixed Employment”, and the southerly portion along Dillingham Road is designated as “Employment Areas – General Employment”. The site-specific zoning by-law permits select uses on the north and south parcels to align with the corresponding Official Plan land use designation and the applicable policies. Lands designated as Mixed Employment are located generally along arterial roads that provide for a broad range of employment uses, including light manufacturing, warehousing, offices and other supportive service commercial uses such as limited personal service uses, restaurants, and limited retailing of goods and services serving the area. Lands designated as General Employment are located within the interior of the City’s employment areas, and typically permit uses that are associated with the heaviest industrial uses and outdoor storage with potential for noise, vibration, odour or dust emissions. Uses permitted in this designation include, but are limited to: manufacturing; assembly; processing of goods; service industries; offices as a minor component of an industrial operation or serving the area; limited personal service uses serving the area; restaurants serving the area; retail sales as a minor component of an industrial operation; and community, cultural and recreational uses. The employment area policies within the ROP are more current and restrictive, and any amendments shall be in conformity with the ROP. Report PLN 12-21 March 1, 2021 Subject: Stuart Mark Golvin and JMPM Holdings Ltd. (A 12/18) Page 7 To achieve conformity with the ROP, the applicant has agreed to eliminate an existing use currently permitted in the by-law and proposed uses that are not compatible with other industrial uses and are not permitted within the “Employment Areas” designation of the ROP. These uses include place of worship, private school, and art gallery/studio. The applicant has also relocated the proposed outdoor play area for the proposed day care use to the northwest corner of the Building ‘G’, away from the existing outdoor storage use immediately to the south. The Region of Durham has confirmed that the requested uses and the site-specific amendments conform with the Regional Official Plan and appears to be consistent with the Provincial Policy Statement as it does not introduce land use conflicts between sensitive/non-sensitive uses on the subject site. The proposed uses and the requested site-specific amendments comply with the City’s Official Plan, and will provide flexibility to lease out existing vacant spaces and develop the remainder of the subject lands. In addition, the additional uses will serve the surrounding employment uses. The additional uses will not erode the industrial function of the subject lands. 3.2 The additional requested uses and amendments will not impact the existing road network, and the signalization of Bayly Street and Salk Road is not warranted In support of the rezoning application, the applicant has submitted an updated Transportation Impact Study (TIS), prepared by WSP Group Canada Limited (WSP), dated June 2020, in response to comments received from the Region of Durham and the City. The TIS considered the existing traffic conditions and the future trip generation, and distribution of the proposed and existing permitted uses. All traffic data was collected between April and June of 2018 (before the COVID-19 pandemic). The consultant concluded that the existing and proposed uses on the site have different peak periods, which result in a manageable number of site-generated trips that do not overload the adjacent transportation network or the intersection of Brock Road and Bayly Street. However, the consultant noted that the full build-out of the site will trigger the need for a signalized intersection so that vehicles can enter and exit the site, and Salk Road without significant delay. The Region of Durham has reviewed the applicant’s request to signalize the intersection of Bayly Street and Salk Road, and based on their review, the Region does not support the proposed traffic signal due to its proximity to the intersection of Brock Road and Bayly Street. The Region maintains an alternating 300 metre and 500 metre pattern for traffic signals for east-west Type A Arterial roads. The Bayly Street and Salk Road intersection is approximately 250 metres from the existing Brock Road and Bayly Street signalized intersection. The Region indicates that an exception is not warranted at this location because it would not effectively mitigate future traffic congestion. The Region will continue to monitor the intersection for future signalization requirements or other modifications such as turning restrictions. Report PLN 12-21 March 1, 2021 Subject: Stuart Mark Golvin and JMPM Holdings Ltd. (A 12/18) Page 8 3.3 Sufficient parking supply is available to accommodate the additional uses To ensure that a sufficient supply of parking is available to support the existing and proposed uses, a parking survey was conducted by WSP on Saturday, September 30, 2017, and Tuesday, October 2, 2017 to measure the existing parking demand on the site. Upon full build out of the site, a total of 300 parking spaces are to be provided. The TIS analyzed the proposed uses and approximate GFAs within the approved buildings to determine estimated trip distribution. It was determined that with the wide range of proposed land uses that have different patterns of demand, and that the proposed supply of 300 parking spaces will be sufficient to accommodate future parking demands. The recommended parking rates for the existing and proposed uses were analyzed with reference to existing city parking standards. The parking rates for the existing use remain the same, except for the parking rate for a commercial club use, which has been reduced. The implementing zoning by-law will include the following parking rates for the additional requested uses and a revised parking rate for commercial club: Animal Boarding Establishment 4.5 parking spaces per 100 square metres gross leasable floor area Auction and Estate Sales House 5.5 parking spaces per 100 square metres gross leasable floor area Commercial Club reduced from 8.3 parking spaces per 100 square metres per gross leasable floor area to 5.5 parking spaces per 100 square metres of gross leasable floor area Day Care Centre 2.5 parking spaces per 100 square metres of gross leasable floor area Retail Store 5.5 parking spaces per 100 square metres of gross leasable floor area Staff have reviewed the requested parking standards and determined that they are consistent with other parking rates in the City, and recognize that the 300 parking spaces are sufficient to accommodate the recommended rates. 4. Conclusion The requested list of uses and the site-specific amendments will provide flexibility for the applicant to lease the units within the existing building to a more diverse range of businesses. The proposed uses are also in conformity with the Regional Official Plan and the City’s Official Plan. Staff support the rezoning application to permit animal boarding establishment, auction and estate sales house, day care centre, and retail store, as well as modifications to the Special Regulations to the existing site-specific zoning by-law. For these reasons, staff recommends that the draft Zoning By-law Amendment as set out in Appendix I to this report be finalized and forwarded to Council for enactment. Report PLN 12-21 March 1, 2021 Subject: Stuart Mark Golvin and JMPM Holdings Ltd. (A 12/18) Page 9 5.Applicant’s Comments The applicant has been advised of and concurs with the recommendations of this report. Appendix Appendix I Draft Implementing Zoning By-law Attachments: 1.Location Map 2. Approved Site Plan 3.Air Photo Map 4.Revised Conceptual Site Plan Prepared By: Approved/Endorsed By: Felix Chau Catherine Rose, MCIP, RPP Planner I Chief Planner Nilesh Surti, MCIP, RPP Kyle Bentley, P. Eng. Manager, Development Review Director, City Development & CBO & Urban Design FC:NS:ld Recommended for the consideration of Pickering City Council Marisa Carpino, M.A. Chief Administrative Office Original Signed By Original Signed By Original Signed By Original Signed By Original Signed By Appendix I to Report No. PLN 12-21 Draft Implementing Zoning By-law The Corporation of the City of Pickering By-law No. XXXX/21 Being a by-law to amend Zoning Restricted Area (Zoning) By-law 2511, as amended, to implement the Official Plan of the City of Pickering, Region of Durham, on Part of Lot 19, Range 3, B.F.C., Part 1, 40R-8832 and Part 1, 40R-10527, in the City of Pickering. (A 12/18) Whereas the Council of The Corporation of the City of Pickering passed By-law 6974/09 amending By-law 2511 to broaden the range of employment uses in addition to the existing employment uses in Part of Lot 19, Range 3, B.F.C., Part 1, Plan 40R-8832 and, Part 1 on Plan 40R-10527, in the City of Pickering; Whereas the Council of The Corporation of the City of Pickering passed By-law 7519/16 amending By-law 6974/09 by removing the “(H)” Holding Symbol preceding the “MC-21” Zone designation on Part of Lot 19, Range 3, B.F.C., Part 1, 40R-8832 and Part 1, 40R-10527; And whereas the Council of The Corporation of the City of Pickering supports the further expansion of the list of permissible uses on the site; Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: 1. Schedule I Schedule I attached hereto with notations and references shown thereon are hereby declared to be part of this By-law. 2. Area Restricted The provisions of this By-law shall apply to those lands on Part of Lot 19, Range 3 B.F.C., Part 1, 40R-8832 and Part 1, 40R-10527 in the City of Pickering, designated “MC-21” on Schedule I attached hereto. 3. Text Amendment 1. Section 4. Definitions, of By-law 6974/09 is hereby amended by renumbering and re-alphabetizing this subsection in order to incorporate the new definitions as follows: (2) “Animal Boarding Establishment” shall mean a building, structure or part thereof, where dogs and cats and other domesticated animals, excluding livestock, are bred, raised, groomed, trained or kept or a fee on a temporary basis and may include outdoor facilities; Draft By-law No. XXXX/21 Page 2 Draft (3) “Auction and Estate Sales” shall mean a building or part of a building where auctions are conducted and may include a warehouse component wherein products are stored on the premises until such time that a public auction is held; (12) “Day Care Centre” shall mean indoor and outdoor premises where more than five children are provided with temporary care and/or guidance for a continuous period but does not provide overnight accommodation and are licensed in accordance with the applicable Provincial Act; (32) “Retail Store” shall mean a premises in which goods and merchandise are offered or kept for retail sale or rental to the public. 2. Section 5.(1) Uses Permitted (“MC-21”) of By-law 6974/09, is hereby repealed and replaced with the following permitted uses: Uses permitted in All Hatched Areas as illustrated in Schedule I attached hereto Uses permitted in only Diagonally and Horizontally Hatched Areas as illustrated in Schedule I attached hereto Uses permitted in only Cross Hatched Areas as illustrated in Schedule I attached hereto Uses permitted in only Horizontally Hatched Areas as illustrated in Schedule I attached hereto Animal boarding establishment Convenience store Banquet facility Day care centre Auction and estate sales house Dry cleaning depot Club Bakery Financial institution Commercial club Business office Personal service shop Commercial- recreational establishment Commercial school Restaurant – Type A Exhibition hall Dry cleaning establishment Retail store Place of amusement or entertainment Food preparation plant Place of assembly Light machinery and equipment supplier Light manufacturing plant Merchandise service shop Office-associated commercial establishment By-law No. XXXX/21 Page 3 Draft Uses permitted in All Hatched Areas as illustrated in Schedule I attached hereto Uses permitted in only Diagonally and Horizontally Hatched Areas as illustrated in Schedule I attached hereto Uses permitted in only Cross Hatched Areas as illustrated in Schedule I attached hereto Uses permitted in only Horizontally Hatched Areas as illustrated in Schedule I attached hereto Printing establishment Professional office Rental establishment Sales outlet Scientific, medical or research laboratory Vehicle sales establishment Warehouse 3. Section 5.(2)(c)(ii) Parking Requirements of By-law 6974/09 is hereby repealed and replaced with the following provisions: 1.8 parking spaces per 100 square metres gross leasable floor area 2.5 parking spaces per 100 square metres gross leasable floor area 4.5 parking spaces per 100 square metres gross leasable floor area 5.5 parking spaces per 100 square metres gross leasable floor area 8.3 parking spaces per 100 square metres gross leasable floor area 10 parking spaces per 100 square metres gross leasable floor area Bakery Day care centre Animal boarding establishment Auction and estate sales house Banquet facility Exhibition hall Dry cleaning establishment Business office Club Food preparation plant Commercial club Commercial school Light machinery and equipment supplier Convenience store Commercial- recreational establishment Light manufacturing plant Dry cleaning depot Place of amusement or entertainment Printing establishment Financial institution Place of assembly By-law No. XXXX/21 Page 4 Draft 1.8 parking spaces per 100 square metres gross leasable floor area 2.5 parking spaces per 100 square metres gross leasable floor area 4.5 parking spaces per 100 square metres gross leasable floor area 5.5 parking spaces per 100 square metres gross leasable floor area 8.3 parking spaces per 100 square metres gross leasable floor area 10 parking spaces per 100 square metres gross leasable floor area Rental establishment Merchandise service shop Scientific, medical or research laboratory Office- associated commercial establishment Vehicle sales establishment Personal service shop Warehouse Professional office Retail store Sales outlet Restaurant – Type A 4. Section 5.(2)(d)(i) to 5.(2)(d)(iv) Special Regulations of By-law 6974/09 is hereby repealed and replaced with the following: (i) Sales outlet shall be permitted only if accessory to an auction and estate sales house, a bakery, a food preparation plant, a light manufacturing plant, a merchandise service shop, a manufacturing plant, a printing establishment, or a warehouse, provided the gross leasable area of the sales outlet does not exceed 25% of the gross leasable floor area of the auction and estate sales house, bakery, food preparation plant, light manufacturing plant, merchandise service shop, printing establishment, or warehouse; (ii) Notwithstanding Clause (i) above, a sales outlet may exceed 25% up to a maximum of 40% of the gross leasable floor area of the auction and estate sales house, bakery, food preparation plant, light manufacturing plant, merchandise service shop, printing establishment, or warehouse, provided the aggregate gross leasable floor area of all sales outlets in a building does not exceed 25% or the total gross leasable floor area in that building; (iii) A maximum of 6 Restaurants – Type A shall be permitted; (iv) The maximum aggregate gross leasable floor area for Restaurants – Type A shall be 1,300 square metres; By-law No. XXXX/21 Page 5 Draft (v) In addition to a Place of Amusement or Entertainment being permitted in the Cross Hatched Areas, a maximum of one (1) Place of Amusement or Entertainment facility shall be permitted within the Diagonally or Horizontally Hatched Areas up to a maximum gross leasable floor area of 150 square metres. 4. Schedule I Amendment Schedule I to By-law 6974/09, as amended by By-law 7519/16, is hereby further amended by revising the existing hatching and adding a new hatching on Schedule 1, as amended By-law 7519/16, on Part of Lot 19, Range 3, B.F.C., Part 1, 40R-8832 and Part 1, 40R-10527, as set out on Schedule I attached hereto. 5. By-law 2511 By-law 2511, as amended, is hereby further amended only to the extent necessary to give effect to the provisions of this By-law. Definitions and subject matters not specifically dealt with in this By-law shall be governed by relevant provisions of By-law 2511, as amended. 6. Effective Date This By-law shall come into force in accordance with the provisions of the Planning Act. By-law passed this XX day of XXXX, 2021. ________________________________ David Ryan, Mayor ________________________________ Susan Cassel, City Clerk Draft Draft MC-21 MC-21 MC-21 Bayly Street Dillingham RoadSalk RoadClerk Mayor Schedule I to By-LawAmended by By-LawPassed ThisDay of i N7519/16 XXrd XXXX 202131.0mXXXX/21 45.0m 50.3m 116.3m 111.1m 213.0m 61.3m87.8m70.1m75.2m50.8m 39.6m BrockRoadDillingham RoadBayly Street Ramp Alliance RoadOrangebrook CourtSalk RoadPlummer S t re e t Quigley Street Don BeerArena © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.;© Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment Location MapFile:Applicant:Property Description: A 12/18 Date: Feb. 09, 2021 ¯EStuart Mark Golvin and JMPM Holdings LtdPart of Lot 19, Range 3, B.F.C., Part 1, 40R-8832 and Part 1, 40R-10527 (1635 Bayly Street) HydroLands SubjectLands L:\PLANNING\01-MapFiles\A\2018\A 12-18 Stuart Mark Golvin; JMPM Holdings Ltd\A12_18_LocationMap.mxd 1:5,000 SCALE:THIS IS NOT A PLAN OF SURVEY. HydroLands Attachment #1 to Report #PLN 12-21 L:\Planning\01-MapFiles\A\2020 Feb 9, 2021DATE: Applicant: Property Description: File No: Approved Site Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 12/18 Stuart Mark Golvin and JMPM Holdings Ltd Part of Lot 19, Range 3, B.F.C., Part 1, 40R-8832 and Part 1, 40R-10527 (1635 Bayly Street) Building ‘F’Building ‘G’ Building ‘B’Building ‘A’Building ‘C’ Building ‘D’ Building ‘E’ BAYLY STREET DILLINGHAM ROAD Attachment #2 to Report #PLN 12-21 BrockRoadDillingham RoadBayly Street Ramp Alliance RoadOrangebrook CourtSalk RoadPlummer S t re e t Quigley Street 1:5,000 SCALE: © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.;© Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment THIS IS NOT A PLAN OF SURVEY. Date: Feb. 09, 2021 L:\PLANNING\01-MapFiles\A\2018\A 12-18 Stuart Mark Golvin; JMPM Holdings Ltd\A12_18_AirPhoto.mxd ¯ESubjectLands File:Applicant:Property Description: A 12/18Stuart Mark Golvin and JMPM Holdings Ltd Air Photo Map Part of Lot 19, Range 3, B.F.C., Part 1, 40R-8832 and Part 1, 40R-10527 (1635 Bayly Street) Attachment #3 to Report #PLN 12-21 L:\Planning\01-MapFiles\A\2020 DATE:Feb 9, 2021 Applicant: Property Description: File No: Revised Conceptual Site Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 12/18 Stuart Mark Golvin and JMPM Holdings Ltd Part of Lot 19, Range 3, B.F.C., Part 1, 40R-8832 and Part 1, 40R-10527 (1635 Bayly Street) Building ‘F’Building ‘G’ Building ‘B’Building ‘A’Building ‘C’ Building ‘D’ Building ‘E1’ BAYLY STREET DILLINGHAM ROAD Building ‘E2’ Attachment #4 to Report #PLN 12-21