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HomeMy WebLinkAboutInformation Report 14-23 Information Report to Planning & Development Committee Report Number: 14-23 Date: November 6, 2023 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Official Plan Amendment Application OPA 23-004/P Zoning By-law Amendment Application A 10/23 1334281 Ontario Limited 720 Granite Court 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding applications for Official Plan Amendment and Zoning By-law Amendment, submitted by 1334281 Ontario Limited, to facilitate the construction of a residential condominium building. 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 for clarification, and identify any planning issues. This report is for information and no decision on these applications 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. Development Review Process The City has revised the planning review process for Official Plan Amendment, Zoning By law Amendment, Draft Plan of Subdivision, and Site Plan Approval applications, as a result of the Provincial changes to the Planning Act through Bill 109. Council approved the new planning review process on May 23, 2023, and it is in effect for all application submissions received after June 30, 2023. The new process introduces a mandatory pre-submission stage, which occurs before an actual development application is submitted to the City. This adjustment is aimed at ensuring the City meets the Planning Act approval/decision timelines, and to prevent the need to refund application fees. The subject applications were submitted on June 8, 2023. As such, the new planning review process is not applicable to these applications. Information Report 14-23 Page 2 3. Property Location and Description The subject property is located at the northwest corner of Whites Road and Granite Court, south of Highway 401, within the West Shore neighbourhood (see Location Map, Attachment #1). The site has an area of approximately 1.19 hectares, with frontages along Whites Road and Granite Court. The property is currently vacant, with no vehicular access from the site to either public road. A small portion of the site, at the southwest corner, is subject to two easements, in favour of the Region of Durham. The purpose of the easements is to allow the construction, operation, and maintenance of watermains, and allow access to the land to repair, reconstruct, and replace such watermains. The surrounding land uses are as follows (see Air Photo Map, Attachment #2): North & West: The lands immediately to the north and west are owned by Metrolinx. The lands contain a railway, which carries Lakeshore East GO Train services. Further north is the Whites Road and Highway 401 eastbound off-ramp, which exits north and south onto Whites Road. Further west and southwest are industrial/employment buildings within the Whites Road Prestige Business Park. South: To the south, across Granite Court, are two-storey detached dwellings. East: To the east is Whites Road, including the signalized intersection of Whites Road and Bayly Street. Across Whites Road are two-storey detached dwellings, and two commercial properties, containing uses such as a gas station, medical offices, restaurants, personal service shops, and convenience stores. 4. Previously Approved Application for Zoning By-law Amendment In 2003, 1334281 Ontario Limited and 1483576 Ontario Inc., submitted applications for Official Plan Amendment (OPA 03-001/P) and Zoning By-law Amendment (A 06/03), to facilitate the construction of two residential condominium buildings, being 8 and 4 storeys each, containing a total of 145 dwelling units. The purpose of the Official Plan Amendment was to increase the maximum permitted residential density from 80 dwelling units per hectare to 122 units per hectare. The purpose of the Zoning By-law Amendment was to rezone the property to implement the applicants’ proposal. A significant number of public concerns were raised regarding the residential proposal. Concerns from area residents related to traffic, density, land use compatibility, and building massing. In response to the concerns received from the public, 1334281 Ontario Limited withdrew the application for Official Plan Amendment and revised the application for Zoning By-law Amendment (A 06/03(R)) to propose a retail food store and associated outdoor seasonal garden centre. Information Report 14-23 Page 3 On July 26, 2004, Council approved the application for Zoning By-law Amendment to permit various non-residential uses including, but not limited to, office, financial institution, personal service shop, retail food store, and daycare centre. Subsequent to the approval, 1334281 Ontario Limited submitted an application for Site Plan Approval (S 04/04), which proposed a single commercial building for a food store and associated outdoor garden centre. This application was never finalized, and site plan approval was not issued. 5. Applicant’s Proposal 1334281 Ontario Limited has submitted applications for Official Plan Amendment and Zoning By-law Amendment, to facilitate the construction of a 12-storey residential condominium building (see Submitted Site Plan, Attachment #3, and Submitted Conceptual Renderings, Attachments #4 and #5). The total number of dwelling units proposed is 262 units. The table below summarizes the key details of the proposal: Provision Proposal Gross Floor Area (GFA) 20,096 square metres Density 221 dwelling units per hectare Floor Space Index (FSI) 1.7 Number of Storeys 12 storeys Number and Type of Residential Units • Bachelor: 8 units • 1 Bedroom: 179 units • 1 Bedroom Plus Den: 41 units • 2 Bedroom: 19 units • 2 Bedroom Plus Den: 15 units Total: 262 residential units Private Amenity Area • Indoor: 499 square metres • Outdoor: 1,009 square metres Total: 1,508 square metres Vehicular Parking • Resident – 1.25 resident spaces per dwelling unit (totalling 328 parking spaces, located within a two-level underground parking garage) • Visitor – 0.25 visitor spaces per dwelling unit (totalling 65 parking spaces, located at-grade at the rear of the building) Total: 393 parking spaces Information Report 14-23 Page 4 Provision Proposal Bicycle Parking • Resident – 0.5 bicycle spaces per dwelling unit (totalling 131 bicycle spaces, located within a two-level underground parking garage) • Visitor – 0.1 bicycle spaces per dwelling unit (totalling 26 bicycle spaces, located at-grade at the rear of the building) Total: 157 bicycle spaces Vehicular access to the site is proposed from Granite Court, through a driveway located at the rear of the building. The access is located approximately 63 metres from the intersection of Whites Road and Granite Court. Private outdoor amenity space is proposed at-grade to the north of the building, including a dog run, community garden, children's play area, and outdoor seating areas (see Conceptual Landscape Plan, Attachment #6). Additional indoor and outdoor amenity spaces are proposed within Floors 1 and 9 of the building. A privately-owned-public-space (POPS) is proposed to the south of the building, including outdoor seating areas. At the rear of the building is a proposed open field. The total amount of greenspace proposed on site (including the private outdoor amenity space, POPS, and open field) is 44 percent. The proposed development will be subject to future applications for Site Plan Approval and Draft Plan of Condominium. 6. Policy Framework 6.1 Durham Regional Official Plan The Regional Official Plan (ROP) designates the subject lands as “Living Areas”. Lands within the Living Areas designation shall be used predominately for housing purposes. In addition, limited office development and limited retailing of goods and services are permitted, in appropriate locations, as components of mixed-use developments. In the consideration of development proposals, regard shall be had for achieving a compact urban form, including higher densities and mixed uses along arterial roads, in conjunction with existing and future transit facilities. 6.1.1 Envision Durham On May 17, 2023, Durham Region Council adopted the new Regional Official Plan, ‘Envision Durham’, as amended. At the time of writing this report, the Plan is awaiting Provincial Approval. The new Regional Official Plan designates the subject lands as “Community Areas”. Community Areas shall develop as complete communities, providing a range of housing, transportation, and lifestyle choices, including creating opportunities for residents to live, shop, work, and access services and amenities within their neighbourhood. In addition, Information Report 14-23 Page 5 Community Areas shall provide for a variety of housing types, sizes, and tenures, and encourage intensification through the provision of additional residential units. The applicant’s proposal will be assessed against the policies of the Durham Regional Official Plan during further processing of this application. 6.2 Pickering Official Plan 6.2.1 Permitted Uses and Density The subject property is designated “Mixed Use Areas – Local Nodes” within the Pickering Official Plan. This designation permits residential uses, retailing of goods and services that serve the needs of the surrounding neighbourhood, offices, restaurants, community, cultural and recreational uses, community gardens, and farmers’ markets. The Local Nodes designation permits a minimum net residential density of 31 dwelling units per hectare; a maximum net residential density of 80 units per hectare; and a maximum floor space index (FSI) of 2.0. Based on the maximum permitted density, a maximum of 96 units are currently permitted on the site. To facilitate the proposed development, the applicant has submitted an application for Official Plan Amendment to increase the maximum permitted residential density from 80 dwelling units per hectare to 221 units per hectare. The proposed increase in density would allow 262 units on-site, which is an increase of 166 units. 6.2.2 Road Designations The northern portion of Whites Road (north of Bayly Street) is designated as a Type A arterial road within the Official Plan. Type A arterial roads are the highest-order arterial roads, designed to carry large volumes of traffic at moderate to high speeds, over relatively long distances. The northern portion of Whites Road is also designated a Transit Spine, where a higher level of transit service is to be provided. The Plan states that the development of liveable, transit-oriented communities, with a mix of uses and higher density development, shall be provided along designated transit spines. The southern portion of Whites Road (south of Bayly Street), and Granite Court, are designated as Collector Roads within the Official Plan. Collector Roads generally provide access to individual properties, to local roads, to other collector roads, and to Type C arterial roads. The Plan states that higher-density housing shall be provided in the vicinity of arterial roads and collector roads, that also serve as transit spines. 6.2.3 Affordable Housing The Pickering Official Plan states that City Council shall require a minimum of 25 percent of new residential construction, on a City-wide basis, to be of forms that would be affordable to households of low or moderate incomes. Under the Official Plan, affordable is defined as annual housing costs (rent or mortgage payments) that do not exceed 30 percent of gross household income. Information Report 14-23 Page 6 No affordable housing units are proposed as part of this development. The applicant has stated that the proposed development will diversify the types and availability of housing within the neighbourhood, while offering a range of housing sizes to accommodate people and family structures of all ages and socioeconomic status, which can be considered more affordable and attainable than other forms of ground-related housing. The applicant’s proposal will be assessed against the policies of the Pickering Official Plan during further processing of this application. 6.3 Integrated Sustainable Design Standards On September 20, 2022, City Council adopted new Integrated Sustainable Design Standards (ISDS) for all new development in the City, to replace the 2007 Sustainable Development Guidelines. The new standards consist of two tiers of performance measures that promote sustainable site and building design. Tier 1 elements are required for all new development applications deemed complete on or after January 1, 2023. These applications were deemed complete on June 26, 2023, and are therefore subject to the new sustainable design standards. In support of the proposed development, the applicant has completed an ISDS Checklist, which demonstrates compliance with the City’s new sustainable design standards. Comments received from the City’s Sustainability Department on the submitted ISDS Checklist can be found in Section 7.4.1 of this report. 6.4 Zoning By-law 2511, as amended by By-law 6358/04 The subject property is zoned “(H)LCA-11” within Zoning By-law 2511, as amended by By-law 6358/04. Uses currently permitted on the site include a broad range of commercial uses, including a retail food store, office, bank, and daycare. The lands are also subject to an “(H)” Holding Symbol, which was enacted in 2004, as a result of the previously approved Zoning By-law Amendment (A 06/03(R)). A major issue that was identified during the review of that application was the existing traffic congestion on Whites Road and related intersections. As such, a hold was placed on the property, which prohibited any development on the site from occurring, until certain road improvements were initiated by the Region of Durham, to reduce existing congestion, and accommodate new traffic generated by the proposed development. The “(H)” Holding Symbol requires the following conditions to be satisfied by the Owner before the holding symbol can be lifted: • provide proof to the City that the road works for Whites Road and Granite Court that abut the subject property, including road widening and reconstruction, have been initiated by the Region of Durham; and • enter into an appropriate agreement with the City, and receive site plan approval, to address matters such as site function (access/egress, traffic aisles, parking locations), site improvements (landscaping, paved surfaces, road improvements), and building placement. Information Report 14-23 Page 7 To facilitate the proposed development, the applicant has submitted an application for Zoning By-law Amendment, to change the existing zoning to an appropriate site-specific zone category, and to introduce appropriate zoning regulations. 7. Comments Received 7.1 Notice of Public Open House and Statutory Public Meeting On September 20, 2023, the City Development Department hosted a Public Open House Meeting, to inform area residents about the proposed development. Notice of the meeting was provided through a mailing to all properties within 150 metres of the subject property (in total, notices were mailed to 226 property owners). At the request of the Ward Councillors, notices were also mailed to the Fairport Beach Neighbourhood Association, Pickering West Shore Community Association, and SoRo Good Neighbours. In addition to the mailed notices, two notice signs were erected at the property. Notice was also posted in the News Advertiser on August 31 and September 14, 2023, and on the City’s social media channels. Notice of this Statutory Public Meeting was provided through a mailing to all properties within 150 metres of the subject property, to the Neighbourhood Association groups noted above, to those who attended the open house meeting, and to those who provided written comments on the application and/or requested to be notified of future meetings. In addition, at the expense of the applicant, notices were mailed to properties within the surrounding area, but located outside of the 150 metre radius. This included an additional 609 properties, generally located in the area east of the Metrolinx railway, south of Highway 401, west of Hillcrest Road, and north of the Petticoat Creek Conservation Area. In addition to the mailed notices, three notice signs were erected at the property, including a mobile sign installed by the City at the request of the Ward Councillors. Notice was also posted using the City’s electronic sign board, located along Kingston Road on the CN Bridge, and advertised on the City’s social media channels. 7.2 Comments Received from the Public Open House and Written Submissions Approximately 60 residents attended the open house meeting. In addition, at the time of writing this report, the City has received 16 written comments. The following is a list of key comments and concerns expressed by area residents/businesses at the open house meeting, and through written submissions: 7.2.1 Traffic and Safety • concerned about increased traffic on neighbouring streets, Highway 401 ramps, and public parks, in a neighbourhood that is already congested during rush hour and summer months; • concerned about the proximity of traffic lights at the intersections of Whites Road and Granite Court, and Whites Road and Bayly Street, as it regularly causes backups during rush hour, which will be further exacerbated by increased traffic as a result of the proposed development; Information Report 14-23 Page 8 • questioned if the submitted traffic impact study analyzed safety for pedestrians, specifically related to sight lines at signalized intersections; • questioned when the submitted traffic impact study was completed, and if there was a significant difference in the data collected pre- and post-COVID; • concerned about the number of large trucks that travel along Whites Road and Granite Court, to access Highway 401, and how this may impact the proposed development; • concerned about the ability of residents to exit the West Shore and Rosebank neighbourhoods during an emergency, or the ability for emergency services to access these neighbourhoods, considering that there are only two existing roads that provide access to and from the neighbourhoods; • concerned with the data provided in the submitted traffic study, as it is not an accurate reflection of the traffic conditions in the neighbourhood; • concerned with the safety of the proposed vehicular access from Granite Court, as this road is already congested and is frequently travelled on by large trucks; • concerned with the current speed limit of 40 kilometres/hour on Granite Court, as many vehicles travel above the posted speed limit; • concerned that the City will install a three-way stop along Granite Court, at the proposed vehicular access for the site, which will create additional congestion along Granite Court; • questioned if future proposed developments within the surrounding area have been considered in the drafting of the submitted traffic impact study; • concerned about the location of the proposed private outdoor amenity space in proximity to Whites Road, which may be unsafe for children; and • questioned if there is an evacuation plan in place for the West Shore and Rosebank neighbourhoods, if an evacuation is necessary for the nuclear station. 7.2.2 Building Height • concerned about the height of the proposed building, as it will stand out visually in a neighbourhood that is composed primarily of detached and semi-detached dwellings; • requested that the proposed building be reduced in height, as no other buildings in the neighbourhood are as tall; • stated that many native bird species live within the neighbourhood, and are concerned that the height of the building will impact the flight path of migratory birds; and • concerned with the lack of privacy and potential overlook issues that may result due to the height of the proposed building. 7.2.3 Increased Density • questioned what the justification is for increasing the maximum permitted density, considering the site is not located within the Kingston Road Corridor and Specialty Retailing Node Intensification Plan area; • questioned if the proposed increase in density will result in an improvement to existing infrastructure, such as sidewalk and road improvements, specifically along the southern portion of Whites Road; Information Report 14-23 Page 9 • stated that townhomes would be a more appropriate development for the neighbourhood, and would be more in keeping with the character and built form of the neighbourhood; and • concerned with the proposed increase in density, considering the small size of the lot. 7.2.4 Commercial and Recreational Uses • stated that there is an opportunity for the City to invest in the subject property, to provide facilities or amenities that serve existing residents and support local businesses, such as a grocery store, restaurants, family-friendly establishments, entertainment, community centre, etc.; • suggested that the subject property be used to provide commercial and/or recreational uses within the neighbourhood, such as a coffee shop, ball-hockey court, outdoor skating rink, splash pad, manicured pollinator garden, farmers market, etc.; and • concerned that there are very few grocery stores located south of Highway 401 within the City and suggested that commercial/retail space be provided within the ground floor of the proposed building. 7.2.5 Public Notice • questioned who in the neighbourhood received mailed notice of the public open house meeting; • requested that the 150 metre radius for mailed notices be expanded to include others in the neighbourhood; • requested that mailed notices be sent to all industrial/employment companies located in the neighbourhood; and • stated that the notice signs posted at the property, for the open house meeting, are too small and difficult to read. 7.2.6 Other Comments • concerned that the proposed development will negatively impact the property values of surrounding homes; • questioned how the development may impact flooding on Highway 401, during rain and other climate events; • questioned what the cost of each unit is expected to be; • concerned about noise pollution as a result of the proposed development; • questioned what sustainable features are being proposed as part of the development; and • questioned if a construction management plan has been submitted for the proposed development. 7.3 Agency Comments As of the date of this report, comments have been received from the following external agencies: Information Report 14-23 Page 10 7.3.1 Metrolinx • As per Metrolinx’s Adjacent Development Guidelines for GO rail corridors, sensitive uses (such as residential) require a 30-metre setback from the shared property line and the nearest sensitive use, along with a safety barrier. Metrolinx is in receipt of the applicant’s submitted architectural drawings and Derailment Protection Report, which show a 30-metre setback and natural berm, provided as a rail safety barrier. The submitted materials will be reviewed and commented on by Metrolinx’s technical advisor AECOM. • The submitted Functional Servicing and Stormwater Management Report will also be reviewed and commented on by AECOM. Any proposed alterations to the existing drainage pattern affecting Metrolinx’s property must receive prior concurrence from Metrolinx. • Prior to site plan approval, the applicant must submit a final Noise & Vibration Study, to the satisfaction of Metrolinx. • The applicant is required to provide a 3.5-metre vegetation setback, along the shared property line. Limited types of vegetation are allowed within this setback, such as low-rise shrubs, and/or decorative grasses. • Prior to site plan approval, the applicant shall enter into an Adjacent Development Agreement with Metrolinx, stipulating how applicable concerns will be addressed. The agreement will include an environmental easement for operational emissions. 7.3.2 Durham District School Board • Staff have no objection to the proposed development. • Based on the proposed unit breakdown, the anticipated elementary student yield from the development is expected to be approximately 53 students. • Students generated from this development will attend existing neighbourhood schools. 7.3.3 Durham Regional Police – Radio Systems • Construction of a 12-storey building on the subject property will pose no immediate obstruction issue for the Region’s NextGen radio system and associated microwave links. • Newly constructed buildings will have to be tested for in-building coverage once the buildings are completed. 7.4 City Department Comments As of the date of this report, comments have been received from the following City departments: 7.4.1 Sustainability • The applicant has committed to pursuing Integrated Sustainable Design Standards (ISDS) Tier 1, and in some instances, will aspire to achieve Tier 2 (voluntary) sustainable site and building design targets. Information Report 14-23 Page 11 • The applicant has committed to providing the following sustainable development design features, to be implemented at the Site Plan Application stage: • light pollution reduction measures, by designing the proposed development to meet the dark sky compliant requirements; • bird-friendly building design and glazing, to reduce bird collisions caused by buildings; • support for alternative transportation, through the provision of electric vehicle parking spaces, and long and short-term bicycle parking spaces; • planting at least 75 percent native, drought tolerant, and pollinator-friendly plant species, which will contribute to the overall biodiversity and local climate conditions in the City; and • reducing potable water use, and harvesting rainwater, by proposing a water tank to capture the first 5 millimetres of rainwater from the rooftop areas for landscape watering. 8. Planning & Design Section Comments The following is a summary of key concerns 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 the Planning & Development Committee: • assess the appropriateness of the proposal, including the requested increase in density, in relation to the policies within the Durham Regional and City of Pickering Official Plans; • assess the suitability and appropriateness of the proposed building height, specifically in relation to the context/character of the neighbourhood, and shadowing and overlook impacts; • review the proposed resident and visitor parking standards, and ensure that sufficient parking is provided to support the proposal; • ensure the traffic generated by the proposed development can be safely accommodated by the existing road and pedestrian network; • confirm that the road works for Whites Road and Granite Court that abut the subject property, including road widening and reconstruction, have been initiated by the Region of Durham, in accordance with the condition of the existing “(H)” Holding Symbol on the property; • ensure sufficient indoor amenity space is provided to serve future residents; • assess the location of the proposed privately-owned-public-space along Granite Court and determine whether it is a suitable location for an outdoor seating area; • request the applicant to explore opportunities to provide affordable housing units within the development; • evaluate the appropriateness of the proposed site layout, building setbacks, and landscaping to ensure the City’s urban design objectives are achieved; and • request the applicant to explore opportunities to provide a mix of uses within the proposed building, such as commercial/retail uses at grade. Information Report 14-23 Page 12 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 application after it has received and assessed comments from the circulated department, agencies, and the public. 9. Information Received Copies of the plans and studies submitted in support of the application are listed below, and are available for viewing on the City’s website at pickering.ca/devapp, or at the offices of the City of Pickering, City Development Department: • Arborist Report, prepared by Cohen and Master Tree and Shrub Services Ltd., dated November 30, 2021; • Architectural Drawings, prepared by onespace unlimited inc., dated May 17, 2023; • Civil Engineering Drawings, prepared by Masongsong Associates Engineering Ltd., dated May 11, 2023; • Compatibility, Noise & Vibration Study, prepared by GHD Limited, dated April 27, 2023; • Conceptual Landscape Plans, prepared by MHBC Planning, dated May 30, 2023; • Derailment Protection Report & Plans, prepared by Consulting Engineers and Landscape Architects, dated May 2, 2023; • Functional Servicing & Stormwater Management Report, Masongsong Associates Engineering Ltd., dated May 2023; • Geotechnical Investigation, prepared by Soils Engineering Ltd., dated March 2023; • Groundwater Quality Assessment, prepared by Soils Engineering Ltd., dated June 1, 2023; • Hydrogeological Assessment, prepared by Soils Engineering Ltd., dated March 2022; • Integrated Sustainable Design Standards Checklist, prepared by Evans Planning; • Phase I and II Environmental Site Assessments, prepared by Soils Engineering Ltd., dated December 1, 2021 and February 25, 2022; • Planning Justification Report, prepared by Evans Planning, dated June 2023; • Shadow Study, prepared by onespace unlimited inc., dated May 17, 2023; • Stage 1 and 2 Archaeological Assessments, prepared by Earthworks Archaeological Services Inc., dated February 2, 2022 and February 3, 2022; • Traffic Impact Study, prepared by GHD Limited, dated April 25, 2023; • Waste Management Plan, prepared by onespace unlimited inc., dated May 24, 2023; • Urban Design Brief, prepared by MHBC Planning, dated June 2023; and • Water Balance Assessment, prepared by Soils Engineering Ltd., dated May 25, 2023. 10. Procedural Information 10.1 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; Information Report 14-23 Page 13 •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. 10.2 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; and •at this time, the Region has not yet determined whether this Official Plan Amendment application is exempt from Regional Approval. 11.Owner/Applicant Information The owner of this property is 1334281 Ontario Limited, who is represented by Evans Planning. Attachments: 1.Location Map 2.Air Photo Map 3.Submitted Site Plan 4.Submitted Conceptual Rendering – Northwest Corner of Whites Road and Granite Court 5.Submitted Conceptual Rendering – Entrance Facing Whites Road 6.Conceptual Landscape Plan Prepared By: Original Signed By Isabel Lima Planner II Original Signed By Nilesh Surti, MCIP, RPP Division Head, Development Review & Urban Design Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner IL:ld Date of Report: October 18, 2023 Attachment #1 to Information Report 14-23 Wh i t e s R o a d Ey e r D r i v e Atwood C rescent Gallant Court Edge Lane Layton Court Granite C o u r t Oklahoma Drive Stonebridge Lane Abingdon Court Iro n s t o n e M a n o r Hampton Court Highway 4 0 1 Bayly S treet LookoutPointPark BidwellTot Lot Fairport BeachPublic School © The Corporation of the City of Pickering Produced (in part) under license from: © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.;© His Majesty the King 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:Municipal Address: OPA 23-004/P & A 10/23 Date: Jun. 23, 2023 ¯ E 1334281 Ontario Limited720 Granite Court SubjectLands L:\PLANNING\01-MapFiles\OPA\2023\OPA 23-004P, A10-23\OPA 23-004P, A10-23_LocationMap.mxd 1:4,000 SCALE:THIS IS NOT A PLAN OF SURVEY. Attachment #2 to Information Report 14-23 Wh i t e s R o a d Cr e e k v i e w C i r c l e Highway 4 0 1 DownlandDrive Ey e r D r i v e Atwood C re s c entGallant Court Edge Lane Layton Cour t Abingdon Court Iro n s t o n e M a n o r San d s t o n e M a n o r Hampton Court Kingston R o a d Oklahoma Drive Granite C o u r t Stonebridge Lane BaylyStreet 1:5,000 SCALE: © The Corporation of the City of Pickering Produced (in part) under license from: © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.;© His Majesty the King 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 Air Photo MapFile:Applicant:Municipal Address: OPA 23-004/P & A 10/231334281 Ontario Limited720 Granite Court THIS IS NOT A PLAN OF SURVEY. Date: Jun. 23, 2023 SubjectLands E L:\PLANNING\01-MapFiles\OPA\2023\OPA 23-004P, A10-23\OPA 23-004P, A10-23_AirPhoto.mxd ¯ Attachment #3 to Information Report 14-23 L:\Planning\01-MapFiles\OPA\2023 Oct. 3, 2023DATE: Applicant: Municipal Address: File No: Submitted Site Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 23-004/P & A 10/23 1334281 Ontario Limited 720 Granite Court N Attachment #4 to Information Report 14-23 L:\Planning\01-MapFiles\OPA\2021 Sept 27, 2023DATE: Applicant: Municipal Address: File No: Submitted Conceptual Rendering - Northwest Corner of Whites Road and Granite Court FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 23-004/P & A 10/23 1334281 Ontario Limited 720 Granite Court Attachment #5 to Information Report 14-23 L:\Planning\01-MapFiles\OPA\2021 Sept 27, 2023DATE: Applicant: Municipal Address: File No: Submitted Conceptual Rendering - Entrance Facing Whites Road FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 23-004/P & A 10/23 1334281 Ontario Limited 720 Granite Court Attachment #6 to Information Report 14-23 L:\Planning\01-MapFiles\OPA\2023 Oct. 3, 2023DATE: Applicant: Municipal Address: File No: Conceptual Landscape Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 23-004/P & A 10/23 1334281 Ontario Limited 720 Granite Court N