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HomeMy WebLinkAboutInformation Report PD 08-13 Comfy cl K Information Report to , Planning & Development Committee Report Number: 08-13 Date: October 7, 2013 From: Catherine Rose Chief Planner Subject: Official Plan Amendment Application OPA 13-001/P Tristar Management Corp. (2206211 Ontario Inc.) Part Lot 28, Range 3, Broken Front Concession 760 & 770 Kingston Road • 1. Purpose of this Report The purpose of this report is to provide preliminary information on an Official Plan Amendment application, submitted by Tristar Management Corp. (2206211 Ontario Inc.) to exempt the subject lands from policies requiring all buildings to be a minimum of two storeys in height and that commercial development provide second storey functional floor space. 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 application, ask questions of clarification and identify any planning issues. This report is for information and no decision on this application 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 property is located on the north side of Kingston Road, east of Delta Boulevard (see Location Map, Attachment#1) • the subject property has an area of approximately 0.7 of a hectare, and a lot frontage of 128 metres along Kingston Road • Amberlea Creek bisects the property, and two detached dwellings are currently situated on the property and are proposed to be removed • surrounding land uses include established low density residential development consisting of detached dwellings to the north, commercial development to the east and west, and a vehicle sales and service establishment to the south across Kingston Road 1 Information Report No.Report Number: 08-13 Page 2 3. Background • in 2012 the applicant submitted a Zoning By-law Amendment Application to facilitate the development of two single storey commercial buildings with an approximate total gross floor area of 1,160 square metres, and requested a variety of commercial uses including retail, office, restaurant, personal service uses, commercial recreational establishment, place of worship and hotel (see Information Report Number 08-12, Appendix #1) • approximately twelve residents/landowners attended the Public Information Meeting held on September 4, 2012, for the Zoning By-law Amendment application and voiced their concerns regarding the proposal; specifically, the concerns identified are as follows: • the shared vehicular access proposed across the rear of the subject property is unsafe • existing trees should be preserved • concern over the proposed re-alignment of Amberlea Creek • privacy and noise impacts on the adjacent residential properties from cars and people congregating at the rear of the proposed commercial development • the impact of additional traffic on Delta Boulevard • subsequently, the applicant was advised that City Development staff would continue further review of the rezoning application after Toronto and Region Conservation Authority (TRCA) staff reviewed and approved the required flood plain engineering study and grading plan, and the rezoning application and conceptual site plan are revised to reflect a minimum of two storeys in height and second storey functional floor space • in June 2013, the applicant submitted an application to amend the Official Plan that is the subject of this Public Information Meeting 4. Applicant's Proposal • the applicant has requested to amend the City of Pickering Official Plan to exempt the subject property from policies requiring all buildings to be a minimum of two storeys in height and that commercial development provide second storey functional floor space to allow for the development of two single storey commercial buildings with an approximate total gross floor area of 1,160 square metres (see Submitted Plan, Attachment #2) • the development concept includes a re-aligned watercourse for Amberlea Creek for the majority of the property and piping the creek in the south-east portion of the property • the concept plan submitted in support of the Official Plan Amendment application has been revised with respect to access as follows: • a full movement access is proposed directly onto Kingston Road approximately midpoint along the property frontage which will be reconfigured to a restricted right in and right out with the implementation of Durham Bus Rapid Transit along Kingston Road, and • an access at the rear of the property that connects to Delta Boulevard and also connects to the commercial property to the east 2 Information Report No Report Number: 08-13 Page 3 • the location, size and layout of the two buildings proposed and the number of parking spaces provided are unchanged • the westerly commercial building is proposed to be 683 square metres with a drive-through facility and the easterly commercial building is proposed to be 476 square metres 5. Policy Framework 5.1 Durham Regional Official Plan • the Regional Plan designates the subject property as "Urban System - Living Area" with a "Regional Corridor" overlay • "Regional Corridors" are to be planned and developed at higher densities and achieving a mix of commercial, residential, employment and institutional uses while supporting higher order transit services and pedestrian oriented development • portions of the subject lands are identified as containing a "Key Natural Heritage and Hydrologic Features" requiring that any proposal for development or site alteration demonstrate that there will be no negative effects on key natural heritage or hydrologic features or their functions • the applicant's proposal will be assessed against the policies and provisions of the Durham Regional Official Plan 5.2 Pickering Official Plan • additional policies and guidelines affecting the development proposal are detailed in Information Report 08-12, which was prepared for the related Zoning By-law Amendment Application A 4/12 (see Information Report Number 08-12, Appendix#1) • the Official Plan designates the subject lands as "Mixed Use Areas — Mixed Corridors , " within the Woodlands Neighbourhood • the "Mixed Corridor" designation is intended primarily for residential, retail, community, cultural and recreational uses at a scale serving the community • the designation provides for a range of commercial uses and residential development to a maximum floor space index (FSI) of 2.5 • the proposed development would provide a FSI of 0.15 5.2.1 Woodlands Neighbourhood Policies • the Woodlands Neighbourhood policies for the Mixed Corridor designation: • require all buildings to be a minimum of two storeys in height, and require maximum building heights to be established in the implementing zoning by law considering compatibility matters such as yard setbacks, building orientation and massing, adequate access to sunlight and privacy for existing residential development 3 Information Report No.Report Number: 08-13 Page 4 • require commercial development to provide second storey functional floor space, with the minimum percentage of their gross floor area to be provided in second (or higher) storeys to be established in the implementing zoning by-laws for each project • require vehicular access, by means of easements, from Delta Boulevard easterly across the Mixed Corridor lands located east of the 'old' Dunbarton School site • require any developer of lands within the Northeast Quadrant proposing to pipe or relocate the Amberlea Creek tributary to submit an environmental/stormwater management report, to the satisfaction of the City and the TRCA • ensure that development proposals are undertaken in a manner that does not adversely impact downstream water quality and quantity through the use of on-site controls and/or financial contributions to a downstream stormwater facility if necessary 5.2.2 Northeast Quadrant Development Guidelines and the Kingston Road Corridor Development Guidelines • the subject property is subject to two Council adopted development guidelines, the Northeast Quadrant Development Guidelines and the Kingston Road Corridor Development Guidelines • these guidelines require new commercial development to have building heights greater than one storey and not less than 6.5 metres • in addition, a minimum amount of functional second storey floor space is required to be established in the implementing zoning by-law • no buildings or structures shall be permitted within 10 metres of the stream corridor; if possible, this area adjacent to the creek should be landscaped in a manner that is sensitive to the natural processes of the stream, unless the stream is piped or channelized 5.3 Zoning By-law 3036 • the property is currently zoned "R3" —Third Density Residential Zone under Zoning By-law 3036, as amended, permitting only detached dwellings on lots with a minimum lot frontage of 18 metres and a minimum lot area of 550 square metres • Zoning By-law Amendment Application A 4/12 was submitted in early 2012 to implement the applicant's proposal 6. Comments Received 6.1 Resident and Property Owner Comments • comments received from three residents (2 properties) on Sheppard Avenue indicated the following: • support for a one storey commercial building • concern over the destruction of mature trees 4 Information Report No.Report Number: 08-13 Page 5 • concern regarding headlight glare from the north/south drive aisle and parking lot lights • request a nine to twelve foot high fence along the north property line due • to security concerns • require buffering (trees or landscaping) along the north property line to reduce impact on adjacent residential properties from the east/west drive aisle • loss of property value • limit proposed commercial buildings to uses that will not create extra noise; do not want restaurants with outdoor or roof patios • written comments were received from East Bay Holdings, who are in the process of purchasing the adjacent property to the east, 780 Kingston Road, indicating the following: • not in agreement with a shared entrance/exit or any new easements except an easement to facilitate vehicular access from Delta Boulevard east to the `old' Dunbarton school site (a shared entrance/exit and new easements are no longer proposed by Tristar Management Corp.), and • request copies of the proposed landscape details of the buffer between the subject property and 780 Kingston Road 6.2 Agency Comments • The following are agency comments received to date: Toronto and Region ' • most of the TRCA's comments relate to Conservation Authority ecological and floodplain impacts of the proposal, as follows: • the Environmental Impact Statement dated 2012 is required to be updated • on a preliminary basis the submitted Floodplain Impact Study, dated February 2013 and prepared by Cole Engineering, appears to be acceptable in outlining site • criteria for the development, and providing conceptual methods of mitigating flood impacts; details will be required to determine if a design can achieve the criteria as well as ensure no impacts to natural hazards and the natural heritage system • a six metre erosion access buffer between the channel and the development is required • a detailed geomorphic and erosion review of the proposed channelized • portion of the Creek is required and the width of the channel is to be determined 5 Information Report No.Report Number: 08-13 Page 6 Toronto and Region before TRCA can further review the Conservation Authority Official Plan and Zoning Amendment (continued) Applications • due to above concerns, TRCA are concerned that the Official Plan Amendment related to the building height may affect the ultimate development footprint, TRCA recommend that an acceptable development footprint be determined through the Official Plan Amendment and Zoning Amendment process, taking into consideration the built form, ecological and • floodplain management issues 6.3 City Departments Comments • none received in response to the circulation to date 6.4 Planning & Design Section Comments Through this Official Plan Amendment Application, and the related Zoning By-law Amendment Application, the following matters have been identified by staff for further review and consideration: • appropriateness of the proposed one storey built form considering the City's Official Plan and Woodlands Neighbourhood policies requiring that commercial buildings have a minimum building height of two storeys, and provide second storey functional floor space • conformity to the Northeast Quadrant Development Guidelines related to both site and building design and location • ensuring that the proposed development is compatible with and sensitive to the existing surrounding neighbourhood, specifically to the existing residential dwellings to the north • conformity.with the relevant environmental policies in the Provincial Policy Statement, Region of Durham Official Plan, and the City of Pickering Official Plan • ensuring the proper review and design for the Amberlea Creek, and that the stormwater management controls have been completed to the satisfaction of the City in consultation with TRCA • consistency with the City's urban design objectives • ensuring the building components that abut Kingston Road have been appropriately addressed with respect to design and setback • reviewing traffic impacts, both on the local and Regional roads, and on-site traffic management to ensure appropriate traffic movements • ensuring that appropriate access easements are provided to achieve both vehicle and pedestrian movements from Delta Boulevard to the eastern abutting properties 6 Information Report No.Report Number: 08-13 Page 7 • ensuring that any requirement of Durham Transit proposed bus rapid transit can be accommodated • ensuring that the proposed development contains appropriate sustainable development components • ensuring that required technical submissions and reports meet City standards • the City Development Department will conclude its position on the applications after it has received and assessed comments from the circulated departments, agencies and public 7. Information Received Full scale copies of the plans and studies listed below are available for viewing at the offices of the City of Pickering, City Development Department: • Concept plan • Tree Inventory • Planning Rationale • Floodplain Impact Study • Sustainable Development • Landscape Plan Report • Erosion Control Plan • Traffic Impact and Parking Study • Site Servicing Plan • Phase 1 Environmental Site • Site Grading Plan Assessment • Stage 1 Archaeological • Environmental Impact Background Study Assessment • Stage 2 Archaeological • Geotechnical Investigation Assessment • Stormwater Management Report 8. Procedural Information 8.1 General • written comments regarding this proposal should be directed to the City Development Department • oral comments may be made at the Public Information Meeting • all comments received will be noted and used as input to a Planning Report 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 • 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 8.2 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 7 Information Report No.Report Number: 08-13 Page 8 • at this time, the Region has not yet advised whether this official plan amendment application is exempt from Regional Approval 9. Owner/Applicant information • Tristar Management Corp. (2206211 Ontario Inc.), represented by Michael Boseovski Appendix Appendix I Information Report Number 08-12 Attachments 1. Location Map 2. Submitted Plan Prepared By: Approved/Endorsed By: LLAJ Deborah ylie,/ CIP, RPP Catherine Rose, M IP, RPP - Senior Plannev Policy Chief Planner I Nilesh Surfi, MCIP, RPP Manager, Development Review & Urban Design DW:jf Attachments Date of Report: September 20, 2013 Copy: Director, City Development 8 Appendix Ito Information Report Number 08-13 Information Report Number 08-12 9 Calf if4 A Information Report _ Report Number: 08-12 _ s�D.== =- ;- For Public Information Meeting of I Date: September 4, 2012 In Accordance with the Public Meeting Requirements of the Planning Act, R.S.O. 1990, chapter P.13 Subject: Zoning Amendment Application A 4/12 Tristar Management Corp. (2206211 Ontario Inc.) 760-770 Kingston Road Part Lot 28, Range 3, Broken Front Concession City of Pickering - 1.0 Property Location and Description • the subject lands are located on the north side of Kingston Road, east of Delta Boulevard (see Location Map, Attachment#1) • the subject lands are approximately 0.7 of a hectare in size • the lands currently contain two detached dwellings that are proposed to be removed • the subject lands are bisected by the Amberlea Creek -• surrounding land uses are: - north - residential detached dwellings south - on the opposite side of Kingston Road is a vehicle sales and service establishment east - commercial plaza • west - commercial plaza 2.0 Applicant's Proposal • the proposal is to zone and develop a commercial plaza containing two single storey buildings with an approximate total gross floor area of 1160 square metres (see Attachment#2) • the western commercial building is proposed with a drive-through facility • the requested uses include retail, office, restaurant, personal service uses, commercial recreational establishment, place of worship and hotel • the proposal includes a re-aligned watercourse for Amberlea Creek for the majority of the property and piping the creek in the southern portion of the property • access to the site is proposed to be provided by three ways: • a driveway directly onto Kingston Road at the western side of the property • • a driveway along the front of the site that proposes to connects to a driveway on the eastern abutting property that has an entrance onto Kingston Road, and • a driveway along the rear property lines that connects to Delta Boulevard and also connects to the commercial property to the east 10 Information Report No. 08-12 Page 2 3.0 Official Plan and Zoning 3.1 Durham Regional Official Plan • the Regional Plan designates the subject property as "Urban System - Living Area" with a "Regional Corridor" overlay • `Regional Corridors" are to be planned and developed at higher densities and achieving a mix of commercial, residential, employment and institutional uses while supporting higher order transit services and pedestrian oriented development • the Plan also states that "Living Areas" shall be developed in compact form through higher densities and by intensifying and redeveloping existing areas, particularly along arterial roads • portions of the subject lands are identified as containing a "Key Natural Heritage and Hydrologic Features" requiring that any proposal for development or site alteration shall demonstrate that there will be no negative effects on key natural heritage or hydrologic features or their functions • Regional Official Plan Amendment No. 128 (ROPA 128), which implements the Provincial Growth Plan, contains provisions that require significantly higher densities for identified portions of Regional Corridors; the amendment is currently under appeal • the applicant's proposal will be assessed against the policies and provisions of the Durham Regional Official Plan 3.2 Pickering Official Plan • the Official Plan designates the subject lands as "Mixed Use Areas — Mixed Corridors"; the lands are within the Woodlands Neighbourhood • the "Mixed Corridor" designation is intended primarily for residential, retail, community, cultural and recreational uses at a scale serving the community • the designation provides for a range of commercial uses and residential development at a density range of over 30 units up to and including 140 units per net hectare and to a maximum floor space index (FSI) of 2.5 • the proposed development would provide a FSI of 0.15 • the Woodlands Neighbourhood policies for the Mixed Corridor designation: • require buildings to be located close to the street edge, with the minimum specified percentage of their front walls required to be located within build-to-zones to be established in the implementing zoning by-laws for each site • require all buildings to be a minimum of two storeys in height, and require maximum building heights to be established in the implementing zoning by-law considering compatibility matters such as yard setbacks, building orientation and massing, adequate access to sunlight and privacy for existing residential development 11 Information Report No. 08-12 Page 3 • require commercial development to provide second storey functional floor space, with the minimum percentage of their gross floor area to be provided in second (or higher) storeys to be established in the implementing zoning by-laws for each project • recognize the existing low density development on Sheppard Avenue, and to this end, require the design of new residential or commercial - development to be compatible with existing development with,respect to such matters as building heights, yard setbacks, building orientation and massing, access to sunlight, and privacy ' • support shared access points between properties along Kingston Road, in consultation with the Region of Durham • require vehicular access, by means of easements from Delta Boulevard . easterly across the Mixed Corridor lands located east of the 'old' Dunbarton School site • require pedestrian access, by means of easements or public walkways, from Delta Boulevard through the 'old' Dunbarton School site with connections to Sheppard Avenue.and Kingston Road, where,appropriate • support the principle of piping the Amberlea-Creek tributary that flows through the Northeast Quadrant lands, and recognizing the interests of landowners within the Northeast Quadrant on whose lands Amberlea Creek tributary flows to pipe that tributary, and the position of the Toronto and Region Conservation Authority to work with the City and landowners to implement_a stormwater managementstrategy, which will ultimately _- result in the piping of the Amberlea Creek tributary through the Northeast Quadrant lands • require any developer of lands within the Northeast Quadrant proposing to pipe or relocate the Amberlea Creek tributary to: • submit an environmental/stormwater management report, to the satisfaction of the City and the Toronto and Region Conservation Authority, which must demonstrate how the proposal is consistent with the broader stormwater management strategy resulting in a significant net environmental benefit to the watershed • obtain appropriate approvals and permits from public review agencies; and • satisfy any required compensation under the Fisheries Act,, and • ensure that development proposals are undertaken in a manner that does . not adversely impact downstream water quality and quantity through the use of on-site controls and/or financial contributions to a downstream stormwater facility if necessary • the use of Planning Act holding provisions where necessary to enter into cost sharing agreements with the City, Region and other agencies related to but not limited to shared access, easements, study costs and contribution to downstream stormwater facilities • Council has adopted the Northeast Quadrant Development Guidelines for lands generally located between Kingston Road and Sheppard Avenue, east of Whites Road which includes the subject lands 12 • Information Report No. 08-12 Page 4 • the subject property is also subject to the Kingston Road Corridor Development Guidelines • Schedule ll —Transportation Systems designates Kingston Road where it abuts the subject lands as a "Type B Arterial Road" and a "Transit Spine", which typically requires a right-of-way width of 30 to 36 metres • Transit Spines are recognized corridors where higher level of transit service is to be encouraged • the application will be assessed against the policies and provisions of the Pickering Official Plan during further processing of the applications . 3.3 Northeast Quadrant Development Guidelines • the Northeast Quadrant Development Guidelines require new commercial development to provide the following: • a quality urban image by encouraging the placement of high quality buildings located to define the street edge • buildings located close to the street with no more than one row of parking between the buildings and the street • buildings constructed with heights greater than one storey with building height not less than 6.5 metres • a minimum amount of functional second storey floor space for each development in the quadrant except for existing or future vehicle dealerships, with a ratio established in each implementing zoning by-law • no blank walls exposed to public right-of-ways • .a minimum of 50 percent glazing on the facades facing Kingston Road where possible • parking areas to be attractively buffered from public rights-of-way through the appropriate layout of plant and landscape materials • parking areas set back a minimum of 3,0 metres from adjacent residential development • the majority of parking provided at the rear of the site behind the main buildings, and at the side • drive-through facilities located such that the pick up window or stacking spaces are not situated between the front wall of a building and Kingston Road • drive-through facilities to provide a minimum of eight automobile stacking spaces before the order board and a minimum of four automobile staking spaces between the order board and the pick-up window • if development precedes the anticipated piping of the Amberlea Creek tributary, no buildings or structures shall be permitted within 10 metres of the stream corridor; if possible, this area adjacent to the creek should be landscaped in a manner that is sensitive to the natural processes of the stream, unless the stream is piped or currently channelized • the Northeast Quadrant Development Guidelines anticipate that Kingston Road will be widened to six lanes plus auxiliary turn lanes, upgraded to standard urban cross-sections with curbs, gutters and sidewalks 13 Information Report No. 08-12 Page 5 • Kingston Road is under the jurisdiction of the Region of Durham and access permissions may change over time from full access to restricted access 3.4 Kingston Road Corridor Development Guidelines--Whites Road Corridor • the Whites Road Corridor should: • support a high volume of vehicular traffic but integrate pedestrian amenity zones at strategic intersections and linkages • establish Whites Road as a local gateway to the residential communities to the north and south, across Highway 401 • enhance parking lot appearances by placing development at the street edge • allow for a mix of uses on either side of Kingston Road • locate buildings closer to the street • encourage low to mid rise buildings on the north side of the street with a minimum building height of 2-storeys • encourage urbanization of Kingston Road to enhance the pedestrian streetscape by removing ditches 3.5 Zoning By-law 3036 • the property is currently zoned "R3" —Third Density Residential Zone under Zoning By-law 3036 • the existing zoning only permits detached dwellings on lots with a minimum lot frontage of 18 metres and a minimum lot area of 550 square metres • an amendment to the zoning by-law is required to implement the applicant's proposal • the applicant has requested a variety of commercial uses including retail, - office, restaurant, personal service uses, commercial recreational establishment, place of worship and hotel 4.0 Results of Circulation 4.1 Resident Comments • none received in response to the circulation to date 4.2 Agency Comments • • none received in response to the circulation to date 4.3 Staff Comments • the following matters have been identified by staff for further review and consideration: 14 Information Report No. 08-12 Page 6 • con C 's Official Plan including Woodlands height greater than a single storey, building location and design • conformity to the Northeast Quadrant Development Guidelines related to both site and building design • ensuring that the proposed development is compatible with and sensitive to the existing surrounding neighbourhood, specifically to the existing residential dwellings to the north • ensuring the proper review and design for the Amberlea Creek and • stormwater management controls have been completed to the satisfaction of the City in consultation with TRCA • ensuring appropriate building height, floor area, site layout, building design, landscape buffers, access, service areas, building setbacks, tree preservation, and the provision of adequate parking • consistency with the City's urban design objectives • ensuring the building components that abut Kingston Road have been appropriately addressed with the respect to design and setback • reviewing traffic impacts, both on-the local and Regional roads, and on-site traffic management to ensure appropriate traffic movements • ensuring that appropriate access easements are provided to achieve both vehicle and pedestrian movements from Delta Boulevard to the eastern abutting properties • ensuring that any requirement of Durham Transit proposed bus rapid-transit can be accommodated • . • ensuring that the proposed development contains appropriate sustainable development components • • ensuring that required technical submissions and reports meet City standards • the Planning & Development Department will conclude its position on the applications after it has received and assessed comments from the circulated department, agencies and public 5.0 Procedural Information • written comments regarding this proposal should be directed to the Planning • & Development Department • oral comments may be made at the Public Information Meeting • all comments received will be noted and used as input to a Planning Report prepared by the Planning & 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 • 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 15 Information Report No. 08-12 . Page 7 6.0 Other Information 6.1 Information Received • full scale copies of the plans and studies listed below are available for viewing at the offices of the City of Pickering Planning & Development Department: • • Planning Justification Report • Phase I Environmental Site Assessment Report • Environmental Impact Study • Stormwater Management Report • Stage 1 Archaeological Background Study • Tree Inventory Report 6.2 Owner/Applicant Information • the owner of the subject lands is Tristar Management Corp. (2206211 Ontario Inc.), represented by Michael Boseovski 44,3 • Ross Pym,.MCIP, UPP - - Catherine Rose, MC -,-RPP rincipal planner-Development Review Manager, Policy RP:Id Attachments Copy: Director, Planning & Development 16 • Attachment# I _to Information Report# OS"/ .• COURT _ o=IIIIIIIIII� r MEN '/ I. �m =`"/,�%p ,`rte i>• —o 2�►o i Aims —a_ �WEYYBURN 0 IMIM g MIMI gill SPRUCE o 1 COURT J - ', AIIIII r=-- 0 —ia Al♦ f,SF kT-�NE, o SHADYBROOK a tglIV. , s ' o ror r SQUARE f . ' C.N.R. •SHEPPARD AVENUE ST. PAUL'S O HI DUNBARTON \ N TH E L ANGLICAN HIGH SCHOOL o • CHURCy cc 11111111111ppill > m BAYFAI a BAPTIST DUN FAIR STREET CHURCH 1 i SUBJPROPE it 0 S.coo X01 . ...J., 01 . `ESC 4 ��` f - I __ ■ ■ ** 'II..' City of Pickering Planning & Development Department PROPERTY DESCRIPTION Part Lot 28,Range 3 Broken Front Concession w OWNER 2206211 Ontario Inc. DATE July 20,2012 DRAWN BY IB '�` FILE No. A04/12 SCALE 1:5,000 CHECKED BY RP N ,ote Saar°..: PN-6 • 2Oi22 MPA°a d w'napedMais.�°Ali rights R...rd.tight. Reserved. f Sore.), n of •unry. 17 • Attachment# a to Information Reoort# 03 • INFORMATION COMPILED FROM APPLICANTS SUBMITTED PLAN TRISTAR MANAGEMENT CORP. A 04/12 i EXISTING RESIDENTIAL . \rl( ..........._ [ K_ 1 1 1 1 I i 1 1 , it T II�NG COMMERCIAL f 1 i • 11 1°.\1\2 .[1 • 11 .3.Hd \ `9y�� S • \`1;\'\\5 1, I -•` �`,. ] IlIIIIIi w • \ SINGLE STOREY U \ \\ COMMERCIAL 0 • , \\ `� BUILDING 1 > • \\\ SINGLE STOREY �\ \ ' - COMMERCIAL \1 BUILDING • i .• 'cOP,O ■ -\so GsN /1\ ,��� N FULL SCALE COPIES OF THE APPLICANT'S SUBMITTED PLAN ARE AVAILABLE FOR VIEWING AT ' THE CRY OF PICKER/NG PLANNING&DEVELOPMENT DEPARTMENT: THIS Amp WAS PRODUCED BY THE CITY OF PICKERING PLANNING& DEVELOPMEAIT DEPARTMENT INFORMATION& SUPPORT SERVICES, :JULY 26, 2012. 18 . Attachment# / to Information Report# /? -/3 _ _ _ gam°' mob-0'-11w ■- �'�� :N 1111111► �II W•I1IIOIIIIIIHI' AVENUE P N� o ii fluiii JACQUELINE MN =MI 11111_p 11= p =DGEWOOD VW 0a1 �� �� CQURT = 11111111U I ■ oJ�., ,�_� .40111111111 OD III_i r O a... iliorom O ` Z -�D Q fa/I 41111111111 1 �� �...���1111 ��I URN � -11111M C�a �� SPRU. II=1 IIMM° NM ■ Ille, im Nip Al . ._�� ���� ,� SHADYBROOK -mip am= . ES LANE ,— mi. sk4 SQUARE 11111111111111111111111111110 =, ■111I 1111111111111111111111111111 lIlIllUlIllIll Ill SHEPPARD. AVENUE SHEPPARD AVENUE • DUMBARTON o HIGH SCHOOL .7 1111 AI BAYFAIR ik puiI::1n1 3 lik, cJ,Qa e 1o, P`� X01 VA ; 1140i 0 ' -.■ Ada Location Map �4 FILE No: OPA 13-001/P ,; _ kv = � ��-- . APPLICANT:Tristar Management Corp.(2206211 Ontario Inc.) ;11CaNatil,r PROPERTY DESCRIPTION:760 &770 Kingston Road — City Development Broken Front Concession, Range 3, Part of Lot 28 DATE:Sept 5,2013 Department . Q 2013 IT —7.. •`„7,%n,,pD11sM1. Al u.'nrsd. Alto Pt orSurvry.n of — SCALE 1:5,000 P►�'6 19 Attachment# to Information Report# os- /3 \w* tee_ s!r•�arere� �+� [ f \a' - i. VI �, s + 1 I I k t''y 'l'\ i, �— ���_ .\, . ..\ \1� I, f . ,, .`1\ '\'\\ C;fix N:•\\:`1. 1 I I \. \� \ ERADING'A'PROPOSED k - i G.F.A 476 a o,n a 5123 tf .. u •� ,1: \\ F.F.E r 99.50 L \ \ i 7 '\\ V I • \ li,\ \ in i a[I� Y`�g_ I t\\ BUIEOING'E'PROPOSED ' `�. / izi G.F.A- 663 s.m. na gli 7352 O. �..�- FFE-100.00 \ /-- -/40 ---.1 .-- g " 0 s ,21° ,--"i / • ./ . -- IN . 2 ��j'�� �, N° V ° Submitted Plan Phi 4 r 1 FILE No: OPA 13-001/P -- '° '' APPLICANT:Tristar Management Corp.(2206211 Ontario inc.) ES111 4'II[ PROPERTY DESCRIPTION:760 &770 Kingston Road City Development Broken Front Concession, Range 3, Part of Lot 28 Department 'FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. 1 DATE: Sept 5,2013 20 .