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HomeMy WebLinkAboutInformation Report 03-23Information Report to Planning & Development Committee Report Number: 03-23 Date: April 3, 2023 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Zoning By-law Amendment Application A 08/22 Draft Plan of Subdivision SP-2022-03 Draft Plan of Condominium CP-2022-04 The Brock Zents Partnership Southwest corner of Brock Road and Zents Drive (2660, 2670 & 2680 Brock Road) 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding applications for Zoning By-law Amendment, Draft Plan of Subdivision and Draft Plan of Condominium, submitted by The Brock Zents Partnership, to facilitate a residential condominium development. This report contains general information on the applicable Official Plan and other related policies and identifies matters raised to date. This report is intended to assist members of the public and other interested stakeholders to understand the proposal. The Planning & Development Committee will hear public delegations on the applications, ask questions of clarification and identify any planning issues. This report is for information and no decision is being made at this time. Staff will bring forward a recommendation report for consideration by the Planning & Development Committee upon completion of a comprehensive evaluation of the proposal. 2. Property Location and Description The subject lands are located at the southwest corner of Brock Road and Zents Drive within the Duffin Heights Neighbourhood (see Location Map, Attachment #1). The subject lands comprise 4 properties, having a combined area of approximately 2.98 hectares, with approximately 198 metres of frontage along Brock Road, and approximately 92 metres of frontage along Zents Drive. The site currently contains 2 unoccupied detached dwellings to be demolished to accommodate the development. Along the southerly and westerly portions of the subject lands is mature vegetation, forming part of the significant woodlands immediately to the west (see Air Photo Map, Attachment #2). Surrounding land uses include: North: Across Zents Drive, the Pickering Fire Services Headquarters, which is nearing completion. East: Across Brock Road, a residential condominium development by Averton (Brock) Limited, which includes a mix of stacked townhouse units on the north and south sides of Rex Heath Drive, and zoning approval for two 8-storey mixed-use apartment buildings and stacked townhouse units along Brock Road. Information Report No. 03-23 Page 2 South: Immediately to the south are vacant lands owned by Lebovic Enterprises Limited for which the Ontario Municipal Board (now Ontario Land Tribunal) has approved a Draft Plan of Subdivision and site-specific Zoning By-law Amendment to facilitate a residential condominium development consisting of stacked and townhouse units. West: Immediately to the west is a woodlot that is identified as Significant Woodlands in the City’s Official Plan. These lands are currently owned by Infrastructure Ontario. 3. Applicant’s Proposal The applicant has submitted applications for Zoning By-law Amendment, Draft Plan of Subdivision and Draft Plan of Condominium to facilitate a residential condominium development. The Draft Plan of Subdivision proposes the creation of a total of 4 blocks, which are summarized in the table below (see Submitted Draft Plan of Subdivision, Attachment #3): Block Number Land Area Proposed Use Block 1 2.630 hectares Residential development block for standard and common-element condominiums. Block 2 0.164 of a hectare Environmental lands to be conveyed to an appropriate public agency and rezoned to an appropriate open space zone category. Block 3 0.008 of a hectare Conveyance of a sight triangle at the corner of Brock Road and Zents Drive to the Region of Durham. Roads 0.182 of a hectare Conveyance of Street ‘A’ to the City for the northerly extension of Four Seasons Lane. Total 2.984 hectares Within Block 1, the applicant is proposing a total of 195 residential dwelling units (see Conceptual Site Plan, Attachment #4). The submitted site plan illustrates 14 townhouse buildings (Blocks 1 to 12, 16 and 17), consisting of 170 stacked townhouses fronting Brock Road, Zents Drive, Four Seasons Lane, with garage access and vehicle parking at the rear of the buildings from the internal private road and an internal landscaped area. The remaining 3 townhouse buildings (Blocks 13 to 15) consist of a total of 25 rear-lane townhouses and will have vehicular and garage access from the private road at the rear of the units. The stacked townhouse blocks will consist of two different internal unit configurations, both of which will be 3 storeys in height, and provide private amenity space through balconies or at-grade patios. The rear-lane townhouse blocks are proposed to be 3 storeys in height, and will have private amenity space through a deck above the garage. Refer to Attachment #5, Submitted Conceptual Elevations, for sample building elevations for the various building configurations proposed. Information Report No. 03-23 Page 3 Resident parking for both the stacked townhouses and rear-lane townhouses is proposed at a ratio of 2.0 parking spaces per dwelling unit. The stacked townhouses will accommodate 1 parking space within a private garage and 1 space on a surface driveway. Parking spaces for the rear-lane townhouses will be accommodated within a double or tandem private garage. Visitor parking is provided at a rate of 0.22 spaces per unit for a total of 44 parking spaces, which will be distributed throughout the site. Vehicular access to the internal private road will be provided through two connections from the east side of the future Four Seasons Lane. The most northerly connection will be a right-in/right-out access, while the southerly connection will be a full-movement access. The applicant has indicated the private road has been designed to allow for municipal waste collection (curbside waste collection) for all units. In order to provide for the extension and completion of Four Seasons Lane, between the lands to the south and Zents Drive, the applicant will be required to acquire lands currently owned by Infrastructure Ontario. A 540 square metres common outdoor private amenity area is proposed between Buildings 11 and 12. This space is connected to an internal pedestrian pathway network that connects to the private road, Brock Road and Four Seasons Lane. The applicant is also proposing a 433 square metres landscaped gateway entry feature at the intersection of Brock Road and Zents Drive. The proposed development will consist of multiple condominium corporations. The tenure of Buildings 1 to 12, 16 and 17 will be a standard condominium, and the tenure of Buildings 13 to 15 will be a common element condominium. It is contemplated that the private roads, outdoor amenity areas, internal walkways, community mailboxes, water meter room, and visitor parking areas will be contained within the common element. Reciprocal easements will be established by providing access over these elements for the standard condominiums to Four Seasons Lane. A mutual use and cost-sharing arrangement will be established for all the condominiums to ensure an equitable arrangement regarding the use, long-term care, and maintenance of the common elements (see Submitted Draft Plan of Condominium, Attachment #6). Further applications for a draft plan of condominium (standard condominium) will be submitted at a later date specifically for the stacked townhouses. The development will be subject to site plan approval. 4. Policy Framework 4.1 Durham Regional Official Plan The subject lands are designated as “Living Areas” with a “Regional Corridor” overlay in the Durham Regional Official Plan. Lands within this designation are predominately intended for housing purposes. In addition, limited office development and limited retailing of goods and services, in appropriate locations, as components of mixed-use developments, are permitted. In the consideration of development proposals, regard shall be had to achieving a compact urban form, including intensive residential, office, retail and service, and mixed uses along arterial roads, in conjunction with present and potential transit facilities. Information Report No. 03-23 Page 4 Regional Corridors shall be planned and developed in accordance with the underlying land use designation, as higher-density mixed-use areas, supporting higher-order transit services and pedestrian-oriented design. Regional Corridors are intended to support an overall, long-term density target of at least 60 residential units per gross hectare, and a floor space index of 2.5, with a wide variety of building forms, generally mid-rise in height, with some higher buildings, as detailed in municipal official plans. 4.2 Pickering Official Plan The easterly portion of the subject lands is designated “Mixed Use Areas – Mixed Corridors” within the Duffin Heights Neighbourhood. Mixed Use Areas are recognized as lands that have or are intended to have the widest variety of uses, and highest levels of activity in the City. This designation is intended primarily for residential, retail, community, cultural and recreational uses. Minimum and maximum residential densities are established for Mixed Corridors. The permitted density range for lands within this designation is over 30 units and up to and including 140 units per net hectare, and a maximum Floor Space Index (FSI) of up to and including 2.5 FSI. The proposed townhouse development is consistent with the permissions for residential uses within the Mixed Corridor designation, and the proposed density of 75 units per hectare and FSI of 0.92 conforms to the density requirements of the City’s Official Plan. The southwesterly portion of the subject lands is designated as “Open Space Systems - Natural Area”. Furthermore, Schedule III B, Resource Management: Key Natural Heritage Features, of the City’s Official Plan identifies portions of the subject lands containing significant woodlands. Lands designated as part of the open space system are intended to be used primarily for conservation, restoration, environmental education, recreation, and ancillary purposes. The Official Plan requires a minimum vegetation protection zone from features including a minimum setback of 10.0 metres from significant woodlands. An Environmental Impact Study is required for proposals within 120 metres of natural heritage or hydrologic features. In support of the proposed development, the applicant has submitted an Environmental Impact Assessment (EIS). The EIS is required to evaluate and establish limits of the natural features on the subject lands and provide recommendations for the preservation or removal of such features. As noted above, the lands designated “Open Space System – Natural Areas” are proposed to be conveyed to the appropriate public agency, through the creation of an open space block on the Draft Plan of Subdivision. The proposed development also contemplates the removal of 0.95 hectares of natural heritage features (significant woodlands). The applicant’s proposal will be assessed against these policies of the Official Plan during the further processing of the applications. 4.3 Duffin Heights Neighbourhood Policies Policies for the Mixed Use Areas – Mixed Corridors designation in this neighbourhood require the following: Information Report No. 03-23 Page 5 • new development to provide a strong and identifiable urban image by establishing buildings closer to the street, providing safe and convenient pedestrian access and requiring all buildings to be multi-storey; • require higher intensity multi-unit housing forms on lands adjacent to Brock Road and restrict grade-related residential development to lands adjacent to collector or local roads; and • the development of future roads adjacent to the Mixed Corridor designation on both sides of Brock Road to provide alternative access and potential transit routes. The subject lands are located at the intersection of Brock Road and Zents Drive, which has been identified as a Focal Point within the Duffin Heights Neighbourhood. Development within Focal Points is to contribute to the prominence of the intersection by requiring: • initial development on each property to occur at the corner of the intersection; • the inclusion of appropriate provisions in the implementing zoning by-law to address such matters as the location and extent of build-to-zones, mix of permitted uses, and required building articulation; • the use of other site development features, such as building design, building material, architectural features or structures, landscaping, public art and public realm enhancements such as squares or landscaped seating areas, to help achieve focal point prominence; and • all buildings to be a minimum of 3 functional storeys with 4-storey massing. The Duffin Heights Neighbourhood Policies also require landowners to: • submit a Functional Servicing and Stormwater Management Report that demonstrates how the proposal is consistent with the Duffin Heights Environmental Servicing Plan to the satisfaction of the Region, City and the Toronto and Region Conservation Authority (TRCA); and • become a party to the cost-sharing agreement for Duffin Heights, or receive an acknowledgement from the Trustee of the Duffin Heights Landowners Group Inc., that the benefitting landowner has made satisfactory arrangements to pay its proportion of the shared development cost. These applications will be assessed against the Duffin Heights Neighbourhood policies and provisions of the Pickering Official Plan during the further processing of the applications. 4.4 Duffin Heights Neighbourhood Development Guidelines The Duffin Heights Neighbourhood Development Guidelines intend to further the objectives of the Official Plan, and to achieve the following design objectives for the neighbourhood: • to create a streetscape that is attractive, safe and encourages social interaction within the neighbourhood; • to establish a central focus to the neighbourhood which is safe, lively and attractive; and • to provide a diversity of uses to support neighbourhood and City functions. The subject lands are delineated as Brock Road Streetscape on the Tertiary Plan, which encourages higher density, mid-rise and mixed-use buildings with a high level of architectural quality. The Tertiary Plan also identifies the intersection of Brock Road and Information Report No. 03-23 Page 6 Zents Drive as a focal point that will require special design considerations through the use of appropriate building heights, massing, architectural features and landscaping to establish a prominent image at these intersections. The guidelines for lands within the Brock Road Streetscape include the following requirements: • properties fronting Brock Road shall be required to provide a built form across a minimum of 60 percent of the lot frontage; • all primary frontages of buildings shall front Brock Road and provide pedestrian access directly to the sidewalk and multi-use trail along Brock Road; and • large walls visible from Brock Road shall be articulated through various treatments such as offsets in massing; blank façades will not be permitted facing Brock Road or any street. These applications will be assessed against the Duffin Heights Neighbourhood Guidelines during the further processing of the applications. 4.5 Zoning By-law 3037 The subject lands are currently zoned “A” – Rural Agricultural Zone within Zoning By-law 3037, as amended, which permits a detached dwelling, home occupation, agricultural and related uses, recreational, and limited institutional uses. The applicant is requesting to rezone Block 1 to appropriate residential zone categories, with site-specific performance standards, to facilitate the proposal. The open space block will be rezoned to an appropriate open space zone category to ensure long-term protection and preservation. 5. Comments Received 5.1 Resident Comments Notice of the Statutory Public Meeting regarding this application was provided through a mailing to all properties within 150 metres of the subject property. In addition, two public meeting notice signs were erected at the property, on February 27, 2023, along Brock Road and Zents Drive. To date, the City has received written comments from one resident providing the following: • concerned that future construction activities will result in disruption to school bus schedules; • concerned that construction vehicles will park on surrounding streets, thereby blocking residential driveways; • concerned that existing elementary schools will not be able to accommodate future students from the proposed development; • outlined that there are not enough medical clinics within the immediate area to support future residents; and • concerned garbage from future dwellings will not be contained within the subject lands, namely during episodes of heavy winds. Information Report No. 03-23 Page 7 5.2 Agency Comments At the time of writing this report, no comments have been received from the Region of Durham, Durham Catholic District School Board or the TRCA. 5.2.1 Durham District School Board (DDSB) • no objections to the proposed development; and • students generated from this development will attend existing neighbourhood schools. 5.3 City Department Comments At the time of writing this report, no comments have been received from Engineering Services, Fire Services and the Office of Sustainability. 6. Planning & Design Section Comments The following is a summary of key concerns/issues or matters of importance raised to date. These matters, and others identified through the circulation and detailed review of the proposal, are required to be addressed by the applicant before a final recommendation report to Planning & Development Committee: • ensure conformity with the City’s Official Plan and Duffin Heights Neighbourhood policies; • ensure the proposal addresses the goals and objectives of the Duffin Heights Neighbourhood Development Guidelines with respect to building siting and setbacks, building heights and massing, architectural features and materials, landscaping, outdoor open space, and pedestrian connectivity within and external to the site; • require the applicant to acquire lands from Infrastructure Ontario to complete the northerly extension of Four Seasons Lane to Zents Drive, or place an “(H)” Holding Symbol preventing the use of the lands for residential purposes until such time the applicant acquires the necessary lands for the public road extension; • require the applicant construct the extension of Four Seasons Lane within and adjacent to the proposed draft plan of subdivision to municipal engineering standards at their expense; • require the submitted draft plan of subdivision be revised to reflect the entire land holdings of the applicant; • ensure the boundaries of the draft plan of subdivision, draft plan of condominium and zoning by-law amendment are enlarged to include lands acquired by the applicant from Infrastructure Ontario; • require the applicant to create multiple architectural designs with varying heights, projects, rooflines and materials for the stacked townhouse buildings fronting Brock Road, Zents Drive, and Four Seasons Lane to create a visually appealing streetscape; • require the gateway entry feature design at the southwest corner of Brock Road and Zents Drive to achieve the City’s urban design objective to create a prominent image at this intersection; • require that the outdoor amenity area (private park) be enlarged to provide for a greater outdoor amenity space for the future residents of the development; • review the proposed visitor parking standards to ensure sufficient parking is provided to support the proposal; Information Report No. 03-23 Page 8 • require the interior garage size to meet the City’s requirements to ensure residents can adequately park a vehicle and accommodate internal storage, bikes and waste containers; • review the submitted Environmental Impact Study to ensure required buffers are provided; • ensure that appropriate compensation (financial and replacement planting) is provided for the removal of the existing vegetation and loss of ecosystem services; • evaluate the design of the pedestrian connections within the site and to the transit locations to ensure a barrier-free path of travel; • ensure adequate private outdoor amenity space is provided for each dwelling unit; • review the building setbacks along Brock Road, Zents Drive and future Four Seasons Lane, and the setbacks between the stacked townhouse and rear-lane townhouse units; • review building setbacks and the height of the ground floors from established grade along Brock Road, Four Seasons Lane, and Zents Drive to reduce the number of risers to the principal entrances, and provide space for enhanced landscaping; • ensure sufficient space is provided for snow storage, at-grade utilities, hydro transformers, light standards, water meter room(s), and community mailboxes; • explore opportunities for the development to include affordable or rental units; and • ensure the applicant becomes a party to the cost-sharing agreement for Duffin Heights, or receives an acknowledgement from the Trustee of the Duffin Heights Landowners Group Inc., that the benefitting landowner has made satisfactory arrangements to pay its proportions of the shared development cost. Further issues may be identified following receipt and review of comments from the circulated departments, agencies and the public. The City Development Department will conclude its position on the applications after it has received and assessed comments from the circulated department, agencies and the public. 7. Information Received Copies of the plans and studies submitted for the application listed below are available for viewing on the City’s website at pickering.ca/devapp or in person at the office of the City of Pickering, City Development Department: • Planning Justification Report, prepared by Evans Planning Inc., dated November 2022; • Conceptual Site Plan, prepared by Guthrie Muscovitch Architects, dated November 11, 2022; • Conceptual Elevation Plan, prepared by Guthrie Muscovitch Architects, dated October 3, 2022; • Draft Plan of Subdivision, prepared by Evans Planning Inc., dated May 27, 2022; • Draft Plan of Condominium, prepared by J.D. Barnes Limited, dated September 13, 2022; • Environmental Impact Study, prepared by Beacon Environmental, dated November 2022; • Hydrogeologic Review, prepared by Terrapex Environmental Limited, dated May 26, 2022; • Arborist Report, prepared by Beacon Environmental, dated November 2022; • Conceptual Landscape Plans, prepared by Adesso Design Inc., dated October 4, 2022; • Noise Feasibility Study, prepared by HGC Engineering, dated October 21, 2022; Information Report No. 03-23 Page 9 • Site Screening Questionnaire (Application for Draft Plan Approval), prepared by Terrapex Environmental Limited, dated August 26, 2022; • Site Screening Questionnaire (Application for Zoning By-law Amendment), prepared by The Brock Zents Partnership, dated August 26, 2022; • Geotechnical Investigation, prepared by Terrapex Environmental Limited, dated August 23, 2019, revised February 2, 2022; • Sustainable Development Report, prepared by Evans Planning Inc., dated November 2022; • Transportation Study, Prepared by Trans-Plan, dated October 2022; • Functional Servicing and Stormwater Management Report, prepared by TYLin, dated November 2022; • Engineering Plans (Grading, Servicing and Erosion/Sediment Control), prepared by TYLin, dated November 9, 2022; • Conceptual Design for Four Seasons Drive, prepared by TYLin, dated September 29, 2022; • Stage 1 & 2 Archaeological Assessment, prepared by The Archaeologists Inc., dated July 19, 2019; • Stage 1 & 2 Archaeological Assessment, prepared by The Archaeologists Inc., dated May 11, 2020; • Phase I Environmental Site Assessment (2660 - 2680 Brock Road), prepared by Terrapex Environmental Limited, dated May 26, 2022; • Phase I Environmental Site Assessment (Balance of the Lands), prepared by Terrapex Environmental Limited, dated May 26, 2022; • Phase II Environmental Site Assessment, , prepared by Terrapex Environmental Limited, dated May 27, 2022. 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 Hybrid Statutory Public Meeting; • all comments received will be noted and used as input to a Recommendation Report 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; and • 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 owners of these properties are Brock Zents Developments 2660-2670 Inc. & Brock Zents Development 2680 Inc. (“The Brock Zents Partnership”) and represented by Evans Planning Inc. Information Report No. 03-23 Page 10 Attachments 1. Location Map 2. Air Photo Map 3. Submitted Draft Plan of Subdivision 4. Conceptual Site Plan 5. Submitted Conceptual Elevations 6. Submitted Draft Plan of Condominium Prepared By: Original Signed By Cody Morrison Principal Planner, Development Review Original Signed By Catherine Rose For Nilesh Surti Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner CM:ld Date of Report: March 17, 2023 Attachment #1 to Information Report 03-23 Carousel Drive William Jackson Drive Adirondack Chase Grenwich Glen Ga r r i s o n C r o s s i n g Pure Springs Boulevard Jackpine C ros s ing Bronzedale Str e et Ge n e r r a M e w s Byford Street Rex Heath Drive M a y a p p l e C r o s s i n g La d y f e r n C r o s s i n g Tally Street Na n t u c k e t C h a s e Bo s t o n G l e n Br o c k R o a d Zents Drive City DevelopmentDepartment Location MapFile:Applicant:Municipal Address: A 08/22, SP-2022-03 & CP-2022-04 Date: Dec. 15, 2022 ¯ E The Brock Zents Partnership2660, 2670 & 2680 Brock Road SubjectLands L:\PLANNING\01-MapFiles\SP\2022\SP-2022-03, A 0822, CP-2022-04 Brock Zents Developments 2680 Inc\SP-2022-03_LocationMap_v2.mxd 1:3,500 SCALE: THIS IS NOT A PLAN OF SURVEY. © 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, Departmentof Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers. All rights reserved.; © Municipal PropertyAssessment Corporation and its suppliers. All rights reserved. 2660 Brock Road 2670 Brock Road 2680 BrockRoad Attachment #2 to Information Report 03-23 William Jac k s on Drive Adirondack Chase Grenwich GlenCa n a d i a n S t r e e t Ga r r i s o n C r o s s i n g Pur eSprings B oulevard Jackpine Cr o ssing Bronzedale Str e et Ge n e r r a M e w s Huckleberry Crossing Spinnaker Mews Bruny Avenue C arousel Drive Dusty Drive Winville Road Calico Mews Edgecroft Drive Misthollow DriveScenic Lane Drive Ti l l i n g s R o a d Byford Street Te a k M e w s Pe n n y L a n e Rex Heath Drive Carousel Mews Le g i a n M e w s Tally Street Kalmar Avenue Hayden Lane Na n t u c k e t C h a s e E a r l G r e y A v e n u e Br o c k R o a d Four S e a s o n s Lane Bo s t o n G l e n Liatris Drive Dersan Street S t a r b o a r d M e w s Zents Drive Air Photo Map Date: Feb. 24, 2023 ¯ E SubjectLands L:\PLANNING\01-MapFiles\SP\2022\SP-2022-03, A 0822, CP-2022-04 Brock Zents Developments 2680 Inc\SP-2022-03_AirPhoto.mxd 1:5,000 SCALE:THIS IS NOT A PLAN OF SURVEY. © 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, Departmentof Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers. All rights reserved.; © Municipal PropertyAssessment Corporation and its suppliers. All rights reserved. City DevelopmentDepartment 2660 Brock Road 2670 Brock Road 2680 BrockRoad File:Applicant:Municipal Address: A 08/22, SP-2022-03 & CP-2022-04The Brock Zents Partnership2660, 2670 & 2680 Brock Road Attachment #3 to Information Report 03-23 Submitted Draft Plan of Subdivision City Development Department Feb. 24, 2023FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. SP-2022-03, A 08/22 & CP-2022-04 The Brock Zents PartnershipApplicant: Municipal Address: DATE: File No: 2660, 2670 & 2680 Brock Road L:\Planning\01-MapFiles\SP\2022 N Attachment #4 to Information Report 03-23 Conceptual Site Plan City Development Department March 10, 2023FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. SP-2022-03, A 08/22 & CP-2022-04 The Brock Zents PartnershipApplicant: Municipal Address: DATE: File No: 2660, 2670 & 2680 Brock Road L:\Planning\01-MapFiles\SP\2022 N Stacked Units Townhouse Common Amenity Area Units Townhouse Stacked Units Townhouse Stacked Landscaped Entry Feature Attachment #5 to Information Report 03-23 L:\Planning\01-MapFiles\SP\2022 Feb. 24, 2023DATE: Applicant: Municipal Address: File No: Submitted Conceptual Elevations FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department SP-2022-03, A 08/22 & CP-2022-04 The Brock Zents Partnership 2660, 2670 & 2680 Brock Road Rear-lane Townhouse (Front Elevation) Stacked Townhouse (Front Elevation) Stacked Townhouse (Front Elevation) Attachment #6 to Information Report 03-23 L:\Planning\01-MapFiles\SP\2022 Feb. 24, 2023DATE: Applicant: Municipal Address: File No: Submitted Draft Plan of Condominium FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department SP-2022-03, A 08/22 & CP-2022-04 The Brock Zents Partnership 2660, 2670 & 2680 Brock Road