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HomeMy WebLinkAboutInformation Report 05-17PILKERING Information Report to Planning & Development Committee Report Number: 05-17 Date: September 5, 2017 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Draft Plan of Subdivision Application SP -2017-02 Zoning By-law Amendment Application A 05/17 9004827 Canada Inc. (Stonepay) Part of Lots 19 and 20, Concession 3, Parts 1 to 5, 40R-28547 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding applications for Draft Plan of Subdivision and Zoning By-law Amendment, submitted by 9004827 Canada Inc., to permit 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 on these applications are 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 north of Third Concession Road, south of Dersan Street, east of Tillings Road and west of Brock Road within the Duffin Heights Neighbourhood (see Location Map and Aerial Map, Attachments #1 and #2). The subject lands have an area of approximately 12.42 hectares: The site is presently vacant and the trees along the westerly portion of the property within the established development limits have been removed following issuance of a Topsoil Removal, Fill Placement, Erosion and Sediment Control Permit. Surrounding land uses include: North: Abutting the subject lands to north is a hydro corridor and further north across Dersan Street is a woodlot owned by Infrastructure Ontario. To the northwest is the City's Operation Centre and a residential subdivision consisting of detached, semi-detached and townhouse dwellings. Information Report No. 05-17 Page 2 East: Immediately to the east, along the west side of Brock Road, are vacant lands that are designated as Mixed Use Areas within the City's Official Plan. Lands immediately to the east side, north of proposed Valley Farm Road extension, the City has received complete applications, submitted by Madison Brock Limited, for a residential condominium development consisting of 75 stacked townhouses and 119 townhouses. For the lands south of Valley Farm Road extension and north of the Hydro Corridor, Council has approved applications for official plan and zoning amendments, submitted by Duffin's Point Inc., to permit a retail/commercial development. South: Immediately to the south is a hydro corridor, and further south is the Third Concession Road. West: To the west are valley lands associated with Ganatsekiagon Creek and an existing stormwater management pond, which serves the north-western portion of the Duffin Heights community. 3. Applicant's Proposal The applicant has submitted applications for draft plan of subdivision and zoning by-law amendment to facilitate a residential condominium development. The zoning amendment also requests a bonus to increase the maximum allowable density to permit an additional 62 units, in exchange for the provision of a community benefit. The draft plan of subdivision proposes 4 blocks for residential use consisting of 764 stacked and back-to-back townhouse units. This plan also includes: two park blocks; a stormwater management block; two new local roads and the westerly extension of Valley Farm Road; and southerly extension of Tillings Road (see Submitted Draft Plan of Subdivision and Submitted Conceptual Plan, Attachments #3 and #4). Proposed Blocks 3 and 4 (residential blocks) and Block 5 (public park) will also front onto a new north -south local road to be constructed on the abutting lands to the east. The table below provides a summary of the proposal: Block Area (hectares) Units Unit Type and Land Use 1 (Phase 1) 1.69 155 105 stacked townhouse units 50 back-to-back townhouse units 2 (Phase 2) 1.61 124 90 stacked townhouse units 34 back-to-back townhouse units 3 (Phase 3) 2.43 209 141 stacked townhouse units 68 back-to-back townhouse units 43.08 (Phase 4) 276 180 stacked townhouse units 96 back-to-back townhouse units 5 0.27 Village Green 6 0.18 Parkette Information Report No. 05-17 Page 3 Block Area (hectares) Units Unit Type and Land Use 7 1.35 Stacked Townhouses Stormwater Management Pond Municipal1 Right -of -Ways 81 Type 'B' Valley Farm Road - Type 'C' Arterial (proposed right-of-way width 27.0 metres) Tillings Road — Collector (proposed right-of-way width 22.0 metres) Streets "A" and "B" — Local Roads (proposed right-of-way width 17.0 metres): Total 12.42 764 6.5 Net Developable Area 8.77 Net Residential Density 87 units per net hectare Within the 4 residential blocks, the applicant has proposed four different types of townhouses (see Submitted Conceptual Elevation Plans, Attachments #5 to #8). The table below outlines the differences between the four types of townhouses: Type Housing T olo yp gy Unit Width (metres) No. of Units Parking Ratio Type 'A' Stacked Townhouses 9.3 234 2 spaces per unit (one space in a private garage and one space on a dedicated driveway) Type 'B' 12.6 240 Type 'C' Stacked Townhouses (Rear Loaded — vehicular access from a rear lane) 6.5 248 1.75 spaces per unit (some units will have parking spaces within driveways/garages, and some will be located in nearby designated surface parking spaces) Type 'D' Stacked Townhouses (Walk -outs) 9.3 42 A total of 160 parking spaces are proposed for visitor parking ata ratio of 0.2 spaces per unit. The proposal will be developed in four phases and each phase will be subject to site plan approval. Information Report No. 05-17 Page 4 4. Policy Framework 4.1 Region of Durham Official Plan The Regional Official Plan (ROP) designates the subject lands as "Living Areas". The "Living Areas" designation shall be used predominately for housing purposes. The plan also states that lands within the Living Areas designation shall be developed in a compact form through higher densities and by intensifying and redeveloping existing areas. The proposal generally confirms to the policies of the Regional Official Plan. 4.2 Pickering Official Plan and Bonus Zoning The Pickering Official Plan designates the subject lands as "Urban Residential Areas — Medium Density Areas" within the Duffin Heights Neighbourhood. Lands within this designation are intended primarily for housing and related uses. The permitted residential density range for Medium Density is over 30 units and up to and including 80 units per net hectare. The proposed development will result in a density of 87 units per net hectare, which is not within the permissible density range. The applicant has made a request for Bonus Zoning (Density Bonusing) to allow for an additional 62 units, an approximate 8.8 percent increase in density. In return for the increased density, the applicant is proposing community improvements in the form of enhanced landscape features within the public parkette adjacent to the stormwater management pond. The proposal may include, but is not limited to: a gazebo, arbour, pergola, trellis, boardwalk, decorative walls/signage and vegetation. Section 37 of the Planning Act authorizes municipalities with appropriate Official Plan provisions to pass zoning by-laws for increases in height or density beyond what is permitted by the zoning by-law, in return for the provision by the applicant of community benefits. The City's Official Plan, as amended by OPA 23, contains such policy provisions which permit City Council to pass by-laws that grant an increase in height of a building or an increase in density not exceeding 25 percent of the density permitted by the Official Plan providing: • the density or height bonus is given only in return for the provision of specific services, facilities or matters as specified in the by-law, such as but not limited to: additional open space or community facilities, assisted or special needs housing, the preservation of heritage buildings or structures, or the preservation of natural heritage features and functions • when considering an increase in density or height, and allowing the provision of benefits off-site, the positive impacts of the exchange should benefit the social/cultural, environmental and economic health of surrounding areas experiencing the increased height and/or density • the effects of the density or height bonus have been reviewed and determined by Council to be in conformity with the general intent of the Official Plan, by considering matters such as: Information Report No. 05-17 Page 5 • the suitability of the site for the proposed increase in density and/or height in terms of parking, landscaping, and other site-specific requirements; • the compatibility of any increase in density and/or height with the character of the surrounding neighbourhood; and • as a condition of granting a density or height bonus, the City requires the benefiting landowner(s) to enter into one or more agreements, registered against the title of the lands, dealing with the provision and timing of specific facilities, services or matters to be provided in return for the bonus Details of the applications will be assessed against the policies and provisions of the Official Plan including the Bonus Zoning provisions as amended by OPA 23 during the further processing of the applications. 4.3 Duffin Heights Neighbourhood Policies and Development Guidelines The Duffin Heights Neighbourhood policies of the Pickering Official Plan require a broad mix of housing by form, location, size and affordability within the neighbourhood. New development is required to demonstrate how the proposal is consistent with the Duffin Heights Environmental Servicing Plan (ESP) to the satisfaction of the Region, City and the Toronto and Region Conservation Authority (TRCA). As a condition of approval, the landowners are required to 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 costs. The Duffin Heights Neighbourhood Development Guidelines provide design objectives for the neighbourhood. The Tertiary Plan identifies the lands as residential. The intent of the Guidelines is to further the objectives of the Official Plan and to achieve the following: • an accessible pedestrian -oriented residential areas, distinct in character and harmonious with the larger neighbourhood • a streetscape which is attractive, safe and encourages social interaction with the neighbourhood • a central focus to the neighbourhood which is safe, lively and attractive • a diversity of uses to support neighbourhood and City functions, and • a mix of housing types, forms, affordability and tenure on a variety of lot frontages The applications will be assessed against the provisions of the Duffin Heights Neigbourhood policies and Development Guidelines during the further processing of the applications. 4.4 Zoning By-law 3037 The subject lands are currently zoned "A" — Rural Agriculture Zone within Zoning By-law 3037, as amended, which permits a detached dwelling, home occupation and various agricultural and related uses. The applicant is requesting to rezone the subject lands to appropriate residential zone categories with site-specific performance standards to facilitate the proposal. Information Report No. 05-17 Page 6 5. Comments Received 5.1 Resident Comments As of the writing of this report, no comments or concerns have been received. 5.2 City Department Comments 5.2.1 Engineering Services Department • the owner shall satisfy the City respecting the submission of appropriate engineering drawings that detail, among other things, City services, roads, storm sewers, sidewalks, lot grading, street lights, fencing and tree planting, and financially secure such works • engineering plans shall be coordinated with the streetscape/architectural design objectives and control guidelines • Functional Grading Plan shall be revised to coordinate with adjacent lands owners to include future design grades and all retaining walls must be constructed entirely within the subdivision limits • Functional Servicing Plan shall coordinate storm servicing along the Future Collector Road with adjacent landowners • the applicant is required to revise the Stormwater Management (SWM) facility design to address technical requirements and conform to the City of Pickering Stormwater Management Design Guidelines • no pedestrian access/sidewalk shall be allowed within the SWM facility block (sidewalks along buildings 4 and 5 shall be removed) • the functional design for proposed Low Impact Development (LID) are required to be provided in the Functional Site Servicing Report • the applicant is required to extend Tillings Road, south to the Valley Farm extension, and Valley Farm Road within the limits of the development; the City will cost share a portion of the works associated with oversizing the roads from local to collector roads • where the Valley Farm Road extension terminates at Tillings Road, temporary measures must be provided until the road is extended west at the detailed design stage • the southern terminus of Street 'B' shall be designed as roundabout due to the multiple laneway connections; although the laneways are seen as private driveway, the block density generates a significant amount of traffic and eliminates the "dead end" effect typically associated with cul-de-sacs; a roundabout, complete with a centre island, shall direct traffic in a single direction and deter improper turning movements • the applicant is required to provide a 3.0 metre wide multi -use path on the north side of Valley Farm Road extension with a 1.8 metre wide sidewalk on the south side • proposed Village Green (Block 5) to be moved adjacent to the Hydro corridor to provide continuous green space in this neighbourhood • tree compensation shall be provided for the removal of all trees with a caliper of 15 cm and greater Information Report No. 05-17 Page 7 5.3 Agency Comments 5.3.1 Region of Durham — Planning & Economic Development Department • the proposal contributes to providing a variety of housing options for the residents of Durham Region of all household size and income • the subject site is located east of the tributary of the Ganatsekiagon Creek; key natural heritage and/or hydrologic features shown as wooded areas and valley lands exists at the western portion of the subject site • revisions to the existing Environmental Study (EIS), Functional Servicing Report (FSR), and Stormwater Management Report (SWM) submitted in support of the development are required to further consider the development • the Brock West Landfill site is located less than 500 metres west of the subject site; the applicant must submit a "Land Use Compatibility Analysis", (LUC) prepared in accordance with the Ministry of Environment and Climate Change (MOECC) Guidelines D6 — "Compatibility between Industrial Facilities"; the LUC analysis must evaluate potential compatibly issues related to the closed landfill site (i.e., noise odour and dust), and an appropriate minimum separation distance must be provided to reduce any potential adverse impact on the development • Region is satisfied with the submitted Environmental Nosie Assessment (ENA) and will require that the noise mitigation measure in the ENA be added to the City's Subdivision Agreement to the satisfaction of the Region • the Phase 1 Environmental Site Assessment (ESA) Report exceeds the MOECC's 18 -month limitation dates; the applicant is required to submit an updated Phase 1 ESA report prepared in accordance with O. Reg. 153/04, as amended • the submitted Stage 1 and Stage 2 Archeological Assessment reports have confirmed that the subject site does not contain archeological resources and no further archeological assessment would be required • the Stage 1 and 2 Archeological Assessment reports must be forwarded to the Ministry of Tourism, Culture and Sport (MTCS) for final approval and MTCS's clearance letter indicating all cultural heritage concerns have been met at the site is required • one of the guiding principles of the DRT Five Year Service Strategy is that "transit services should be available within a reasonable walking distance, defined as approximately 400 metres"; preliminary analysis of the subject site concluded that the "availability" principle is not achieved, with a significant portion of the units beyond 400 metres walk distance • one of the ways to reduce walking distance is through the installation of additional bus stops at the intersection of Dersan Street and the future north -south local road to the east and at the intersection of the Valley Farm Road extension and Brock Road • the submitted Functional Servicing Report (FSR) and Transportation Impact Study (TIS) must be revised to address. Region's technical requirements • a Waste Management Plan outlining the designated area for collection and storage of waste must be submitted, demonstrating how private collection will function for residents on the proposed townhouse site Information Report No. 05-17 Page 8 5.3.2 Toronto and Region Conservation Authority (TRCA) • TRCA has previously commented on the development limit through the Duffin Heights Environmental Servicing Plan • the forested area that was on the property was a 5.5 hectare section of a larger woodland that is over 20 hectares in size • the woodland is identified as a key natural heritage feature in the Durham Region Official Plan and is mapped as part of the TRCA's Terrestrial Natural Heritage System • the applicant is required to update the submitted Environmental Impact Study to adequately characterize the predevelopment condition of the woodland, and expand the mitigation and restoration section to demonstrate that there will be no negative impacts on the woodland or its ecological function, and to identify all the potential effects on aquatic habitat within the Ganatsekiagon Creek as a result of a new outfall • further discussion with the City and the applicant are required to determine appropriate compensation for the removal of the woodland • TRCA highly recommends that all efforts be made to combine the proposed outfall with the new regional road outfall in order to limit the cumulative effects on the terrestrial and aquatic habitat • an Edge Management Plan is required to be developed to mitigate the effects of the creation of a new forest edge and is recommended to be implemented as soon as possible to limit sunscald, windthrow and the introduction of invasive species • Functional Grading Plan is required to be revised to show no grading should occur beyond the development limit and retaining walls are required to be setback from the property line to ensure that future maintenance will occur within the development • the submitted stormwater management report is required to be revised to evaluate the suitability of the storm outlet options and address technical quantity control requirements • a revised Water Balance Study is required to provide greater detail and analysis 5.3.3 Hydro One Networks Inc. (HONI) • the development proposal is abutting and encroaching onto HONI high voltage transmission corridor • all technical requirements are required to be addressed to HONI's satisfaction 5.3.4 Durham Catholic District School Board • no objection to the development proposal • students from this development will attend St. Wilfrid Catholic Elementary School and St. Mary Catholic Secondary School 5.3.5 Durham District School Board • no objection to the development proposal • approximately 250 elementary pupils could be generated from this development proposal and would attend an existing school facility Information Report No. 05-17 Page 9 6. Planning & Design Section Comments The following is a summary of key concerns/issues or matters of importance raised to date. These matters, and other identified through the circulation and detailed review of the proposal, are required to be address by the applicant prior to a final recommendation report to Planning & Development Committee: 6.1 Proposed Housing Type and Site Design: • provide for a broader mix of housing types and forms that are not stacked units, such as street townhouses, semi-detached and single detached dwellings with basements and apartments • review the site design to avoid long monotonous blocks of buildings and the visual impacts on the streetscape (with utilities, air conditioning units etc.) • ensure that the common spaces proposed are adequate to support snow storage areas, landscaped areas, water meter rooms and community mail box areas • evaluate the appropriateness of the site design and building setbacks within the four residential blocks to ensure the orientation and placement of buildings appropriately frame the streetscape and support a pedestrian oriented community • evaluate the design of the private and public road networks, pedestrian routes connections to open spaces and location of transit stops • ensure retaining walls, if necessary, are constructed within the development limits • ensure sufficient resident and visitor parking is provided to support the proposed development 6.2 Location, size and configuration of public parks: • assess whether additional parkland is required from the development, given Councillor Pickles Notice of Motion, which was approved by Council Resolution #323/17 expressing concerns with the lack of neighbourhood park spaces on the west side of Brock Road • assess the size and configuration of the proposed public park (Block 5) and explore relocating it to be adjacent to the hydro corridor to provide for an expanded green space • assess whether the proposed parkette (Block 6) can adequately function as a programmable public park given that this block is also required to provide access to the proposed stormwater management pond and accommodate overland flow routes 6.3 Suitability of increase density: • staff will assess the suitability of the site for the proposed increases in density, given that the increase in density is achieved by decreasing the area for landscaping, visitor parking, amenity areas, snow storage locations etc. • determine what revisions are required to reduce the over building of this site and determining whether a density bonus is still required 6.4 Other significant matters to be addressed by the applicant: • ensure that preliminary grades, municipal services and utilities, vehicle access locations and construction timelines of future roads and other infrastructure are coordinated with abutting landowners to the east • review the location of future transit stops to ensure that the majority of the dwelling units are located within approximately 400 metre walking distance to a transit stop Information Report No. 05-17 Page 10 • submit a "Land Use Compatibility Analysis", (LUC) prepared in accordance with the Ministry of Environment and Climate Change (MOECC) Guidelines D6 — "Compatibility between Industrial Facilities" to the satisfaction of the Region of Durham • submit an updated Phase I Environmental Site Assessment prepared in accordance with O. Reg. 153/04, as amended • engineering and environmental studies/plans are required to be revised to address technical matters and be consistent with the Duffin Heights Environmental Servicing Plan to the satisfaction of the Region, City and the TRCA • appropriate compensation (financial and replacement planting) is required for the removal of the woodland • ensure that 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 benefiting landowner has made satisfactory arrangements to pay its proportion of the shared development cost • further issues may be identified following receipt and review of comments from the circulated departments, agencies, and public The City Development Department will conclude its position on the application after it has received and assessed comments from the circulated departments, agencies, and public. 7. Information Received Copies of the plans and studies 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: • Conceptual Site Plan, prepared by The Biglieri Group, dated February 2017 • Draft Plan of Subdivision, prepared by The Biglieri Group, dated March 2017 • Planning Justification Report, prepared by The Biglieri Group, dated March 2017 • Environmental Noise Assessment, prepared by YCA Engineering Ltd., dated March 2017 • Phase 1, Environmental Site Assessment, prepared by WSP Canada Inc., dated November 2014 • Environmental Impact Study, prepared by Niblett Environmental Associates Inc., dated June 2016 • Geomorphic Assessment Report, prepared by Beacon Environmental, dated March 2017 • Water Balance Study, prepared by Geopro Consulting Ltd., dated March 2017 • Functional Servicing and Stormwater Management Implementation Report, prepared by Candevcon Ltd, dated March 2017 • Arborist Report and Tree Inventory, prepared by DA White Treecare, dated March 2016 • Traffic Impact Study, prepared by Candevcon Ltd., dated March 2017 • Stage 1 and 2 Archaeological Assessment, prepared by WSP Canada Inc., dated March 2017 • Geotechnical Investigation, prepared by Geopro Consulting Ltd., dated March 2017 • Functional Servicing and Grading Plan, prepared by Candevcon Limited, dated March 2017 Information Report No. 05-17 Page 11 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 9. Owner/Applicant Information The owner of this property is 9004827 Canada Inc. (Stonepay) and represented by The Biglieri Group. Attachments 1. Location Map 2. Aerial Map 3. Submitted Conceptual Site Plan 4. Submitted Draft Plan of Subdivision 5. Submitted Conceptual Elevation Plan — Type 'A' 6. Submitted Conceptual Elevation Plan — Type 'B' 7. Submitted Conceptual Elevation Plan — Type 'C' 8. Submitted Conceptual Elevation Plan — Type 'D' Prepared By: Cristina Celebre, MCIP, RPP Princip$I Planer, Development Review Nilesh 9urti, MCIP, RPP Manager, Development Review & Urban Design CC:NS:Id Date of Report: August 17, 2017 Approved/Endorsed By: Catherine Rose, MCIP, RPP Chief Planner mas • PIC if $11111111111111111111 0 Attachment Bnfnrmatinn Renort#_ 05.71 /1161111111111111111 IIII! 1111111111 00 hiIIIIIIIIII (a �,IIIIIIIIIIIIIIIIIIIIIIIIIIIII ma -r 111111111II111111111111111111 a i unnn.arm_n \111111tz 1111111111111111tia 111111111111111111= 111111111111111E1 1 11111111111111111 11= a C 1- 470l6YI1:1LTA f1FIRS • RE 0 oc U m 1111.1111111111 ID S. • is 1 011111111 ‘,11111111M .0=4 ea 11111, ; y 1.1 IIIIIIIIII OF LSI_ • KWN4,IN_JIYA = 11121111111111111111_ — 11.11111IIIIIIIII1111I1= - 9 '! • .p111 -oder 41 \\\ L \ am. \.\ Moo $ IllllIn Its .0jeca == --v. tel t - .nnnm% �71--='. i i i G• —6' _s p* s ♦�♦- g 1i. ty PICKERING City Development Department Location Map File: SP -2017-02 and A 05/17 Applicant: 9004807 Canada Inc. (Stonepay) Property Description: Part of Lots 19 and 20, Concession 3, Parts 1 to 5 40R-28547 & me On,21Rn or me arty or P¢Wmg Produced On Perz)unav linens from: @Oueens Printer, °nuns Ministry of Natural Resources. au rants reserved{© Her Majesty the queen In FISH cleaned, oeganmem or Natural Resources.. All rgn6 remrvnd.: HTeranut Enterprises Inc. and l6 suppliers all tits reserve d: O Munlfipel Properly Assessmenttorporation and Its suppliers all rights resenusd.1 Date: Aug. 17, 2017 SCALE: 1:10,000 Th,IS IS NOT A PUN OF SURVEY PN -RU Att$chmerit#_ 2 _, o Inf tio,r1 PAnrrt fi 01 DUSTYDRIV,E: • (iIlijOHlaN 14/1111111111111111M ?BRANDY COURT t+1 dm��lrllrei� tg�E 9!!� ►1t41I!III#11110 ����IPIIIIt!l1111�1A � .� . BRLINYP,VtNut . WI I11111111111.1111111111111111111 1/11l�I IW!IIII ijj1 g��' _` ��i1�1���1��11�►,ilu1� --•'"' IIIIII<111111111l11�,� IN 141�eE:�1!!!!llltll�'� IBM/11191 M! Fel z SUBJECT,=. PROPERTY 4 Aerial Map File: SP -2017-02 and A 05/17 PICKERI NG City Development Department Applicant: 9004807 Canada Inc. (Stonepay) Property Description: Part of Lots 19 and 20, Concession 3, Parts 1 to 5 40R-28547 Date: Aug. 17, 2017 pThe Corporator of the CrtyofpIckenng Produced tin pant uncrencnense from: a Queens Printer, ontarra Munsfv of natural Resaurcea- Ali rightsreserved..P Ho Maher/ the Queen in Right of Canada, Department of Natural ReoWces- pit rot,reserved.; `,Tlanel Enterprises In, and Its.pplletsall rights reserved; &Municipal Properhr Asaessmenl CQYHQraEnn and lis suppfersall dghts reserved.; 1:10,000 SCALE. 1 : 1 0, 000 I PN -RU I THIS IS NOT A PLAN OF SLPVE V. PN RU t' ttaacPt{eera c to gnifory ..tr n.peV0ryf #LJ " FUTURE VALLEY FARM- RbAD EXTENSION - - LEY FARM 1 t =" ROAD EXTENSION +' FILE No: SP -2017-02 and A 05/17 Q O O Cn O as C c U N- C CO 0 0 O rn z U J 0. 0. r 10 oo w N EC O 10 O N as .. 0. 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