HomeMy WebLinkAboutInformation Report 05-18PICKERING
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Information Report to
Planning & Development Committee
Report Number: 05-18
Date: April 3, 2018
From: Catherine Rose, MCIP, RPP
Chief Planner
Subject: Zoning By-law Amendment Application A 13/17
Avonmore Ventures Inc.
Part of Lot 18, Concession 3
1. Purpose of this Report
The purpose of this report is to provide preliminary information regarding a Zoning By-law
Amendment application, submitted by Avonmore Ventures 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 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 lands are located on the east side of Brock Road, north of William Jackson
Drive and south of the Canadian Pacific Railway (CPR) Corridor within the Duffin Heights
Neighbourhood (see Location Map, Attachment #1). The subject lands, which comprise
three properties, have a combined area of approximately 2.3 hectares with approximately
76 metres of frontage along William Jackson Drive and 42 metres of frontage along
Brock Road. Infrastructure Ontario (10) presently owns approximately 0.3 of a hectare of
the subject lands, which the applicant is in the process of acquiring (see Ownership Map,
Attachment #2).
A single storey detached dwelling currently occupies the site, which is proposed to be
removed. Mature trees and other vegetation are located along the northern and eastern
limits and within the valley lands associated with the Urfe Creek (see Aerial Photography
Map, Attachment #3). Surrounding land uses include:
North: Across the CPR Corridor are vacant lands that are designated Open Space
Systems — Seaton Natural Heritage System.
East: To the east is the Urfe Creek and associated valley lands.
South: To the south is an existing medium density residential subdivision comprising
semi-detached and townhouse dwelling units. Located between the subject lands
and the residential subdivision is a future Village Green to constructed by the City.
West: Across Brock Road are vacant lands designated as Mixed Use Areas — Mixed
Corridors.
Information Report No. 05-18 Page 2
3. Applicant's Proposal
The applicant is proposing a residential condominium development consisting of 178 stacked
townhouse units within seven rows of multi -unit residential blocks. The residential blocks
are oriented in north -south rows separated by pedestrian walkways that connect to
William Jackson Drive, Brock Road and the future Village Green. The residential blocks will
be 4 -storeys (approximately 12.0 metres in height) with back-to-back 2 -storey units stacked
on top of 2 -storey units. Rooftop patios areas are contemplated for the upper units, and
walkway balconies for the ground units, except for the units fronting the Village Green (see
Submitted Conceptual Site Plan, Attachment #4, Submitted Conceptual Block Elevation
Plan, Attachment #5, and Submitted Conceptual Streetscape, Attachment #6).
The residential blocks will be setback a minimum of 20.0 metres from the north property
line. To protect the proposed residential development from the existing CPR tracks, the
applicant is proposing to construct a concrete crash wall along the entire length of the north
property line. The proposed crash wall will have a height of approximately 2.0 metres and a
width of approximately 1.0 metre.
Vehicular access will be provided from William Jackson Drive. An emergency fire access
route is proposed at the centre of the development that will exit through the future Village
Green. A single level of underground parking is proposed for residents and visitors, except
for seven visitor parking spaces to be provided at grade. A total of 345 parking spaces will
be provided to support the development. Resident parking will be provided at a rate of
1.75 parking spaces per unit for a total of 312 spaces. Visitor parking will be provided at a
rate of 0.18 spaces per unit for total of 33 spaces.
The applicant has indicated that the lands associated with the Urfe Creek, including
required buffer lands, will be conveyed to the Toronto and Region Conservation Authority
(TRCA).
The development will be subject to site plan approval.
4. Policy Framework
4.1 Region of Durham Official Plan
The subject lands are designated as "Living Areas" with a "Regional Corridor" overlay along
Brock Road in the Durham Regional Official Plan. Lands within the Living Areas
designation are predominately intended for housing purposes and limited office and
commercial uses. In the consideration of development proposals, regard shall be had to
achieving a compact urban form, including intensive residential, office, retail and service,
and mixed uses along arterial roads, in conjunction with present and potential transit
facilities.
Regional Corridors shall be planned and developed in accordance with the underlying land
use designation, as higher density mixed use areas, supporting higher order transit
services and pedestrian oriented design. Regional Corridors are. intended to support an
overall, long-term density target of at least 60 residential units per gross hectare and a
floor -space index (FSI) of 2.5, with a wide variety of building forms, generally mid -rise in
height, with some higher buildings, as detailed in municipal official plans.
Information Report No. 05-18 Page 3
Brock Road is designated as a Type 'A' Arterial Road and a Transit Spine in the Durham
Regional Official Plan. Type 'A' Arterial Roads are designed to carry large volumes of
traffic at moderate to high speeds, have some access restrictions and generally have a
right-of-way width ranging from 36 to 50 metres. Transit Spines are recognized corridors
where higher levels of transit service is to be encouraged.
4.2 Pickering Official Plan
The Pickering Official Plan designates the developable portion of the subject lands as
"Mixed Use Areas — Mixed Corridors" within the Duffin Heights Neighbourhood. Mixed Use
Areas are recognized as lands that have or are intended to have the widest variety of uses
and highest levels of activity in the City. The Mixed Corridors designation is intended
primarily for residential, retail, community, cultural and recreational uses at a scale serving
the community, and 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 a
maximum FSI up to and including 2.5 FSI. The proposed development has a net residential
density of approximately 121 units per net hectare and a FSI of 1.17.
The portion of the subject lands containing the Urfe Creek and associated valley lands and
buffers are designated as "Open Space — Natural Areas ". Lands designated as part of the
open space system are intended to be used primarily for conservation, restoration,
environmental education, recreation, and ancillary purposes. As noted above, these lands
will be conveyed to the TRCA prior to site plan approval.
4.3 Duffin Heights Neighbourhood Policies
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. Policies
for the Mixed Use Areas — Mixed Corridors designation in this neighbourhood require the
following:
• new development to provide a strong and identifiable urban image by establishing
buildings closer to the street, providing safe and convenient pedestrian access and
requiring all buildings to be multi-storey
• higher intensity multi -unit housing forms on lands adjacent to Brock Road and restrict
grade related residential development to lands adjacent to collector or local roads
The Duffin Heights Neighbourhood Policies also require landowners to:
• submit a Functional Servicing and Stormwater Management Report that demonstrates
how the proposal is consistent with the Duffin Heights Environmental Servicing Plan to
the satisfaction of the Region, City and the TRCA
• become a party to the cost sharing agreement for Duffin Heights or receive an
acknowledgement from the Trustee of the Duffin Heights Landowners Group Inc. that
the benefitting landowner has made satisfactory arrangements to pay its proportion of
the shared development cost
Information Report No. 05-18 Page 4
4.4 Duffin Heights Neighbourhood Guidelines
The Duffin Heights Neighbourhood Development Guidelines provide design objectives for
the neighbourhood. 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 subject lands are delineated as Brock Road Streetscape on the Tertiary Plan, which
encourages higher density, mid -rise and mixed use buildings with a high level of
architectural quality. Other key objectives for the Brock Road Streetscape include:
• enhanced landscaping, street elements and signage requirements that complement
and are visually harmonious with the design of development and building architecture
• building frontages that frame Brock Road and provide pedestrian access directly to the
sidewalk and the multi use trail along Brock Road
• in addition to the pedestrian circulation that will take place on street sidewalks,
provision shall be made to provide multiple private pedestrian connections from
Brock Road through the mixed use blocks in locations that have regard to transit stops
The application will be assessed against the provisions of the Duffin Heights Neigbourhood
policies and Development Guidelines during the further processing of the application.
4.5 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
developable portion of the subject lands to an appropriate residential zone category with
site-specific performance standards to facilitate the proposal. The lands associated with
the Urfe Creek, including the required buffer lands, are to be rezoned to "OS" — Open Space
Areas.
5. Comments Received
5.1 Public comments from public open house meeting and written submissions
On February 22, 2018, a Public Open House meeting was hosted by the City Development
Department to inform area residents about the development proposal. Approximately
3 households (approximately 7 people) attended the Open House meeting. The following is
a list of key concerns that were verbally expressed by area residents at the meeting and
written submissions received from the area residents:
Information Report No. 05-18 Page 5
• concerned with the Toss of mature vegetation and wildlife habitat
• commented that the existing mature vegetation on the subject lands provided a natural
buffer between the existing dwellings and the CP Railway, and concerned that the
removal of the vegetation through the development of the lands will result in excessive
noise, vibration and pollution impacts on existing residential properties in the area
• commented that the proposal will increase traffic congestion in the area
• commented that the 90 degree bend of William Jackson Road has resulted in multiple
traffic collisions, which will be exacerbated by the location of the new proposed private
road and the increase in the number of vehicles in the area
• suggested the proposed vehicle access to the internal private road be relocated slightly
west to be aligned with the north bound portion of William Jackson Drive and designed
as a three way stop to try and mitigate the traffic collisions that have been occurring
• commented on the pooling of existing surface runoff water from the subject lands along
William Jackson Drive and expressed concern that the increase in impervious surfaces
from the development will worsen the existing conditions of the drainage in the area
• concerned that the proposed development does not provide a sufficient amount of land
dedicated to park space
• commented that the proposed building height (12.0 metres) should not exceed the
height of the proposed acoustical barriers
• noted that the existing bus route does not travel north past Rex Heath Drive as intended
• would like to see the sidewalk along the north side of William Jackson Drive continue to
connect out to Taunton Road
• noted safety and traffic issues associated with turning onto William Jackson Drive from
Taunton Road
• concerned over building residential developments on top of a high pressure gas line
• commented that the City's notification radius is too small and should be increased to
notify a larger number of residents
5.2 Agency Comments
5.2A Region of Durham — Planning & Economic Development Department
• the proposed development will positively contribute to the density targets of this area
while contributing to the Region's density targets along the Brock Road Corridor, and
therefore conforms to the Regional Official Plan
• the proposed medium density development is consistent with the policies of the
Provincial Policy Statement and the Growth Plan for the Greater Golden Horseshoe
• the applicant will be required to implement the recommended noise attenuation
measures as outlined in the Environmental Noise and Vibration Impact Study, dated
November 27, 2017, prepared by Aerocoustics Engineering Ltd., in a development
agreement with the City of Pickering
• given the high potential for both First Nations and Euro -Canadian archeological
resources in the study area, a Stage 2 Archeological Assessment and any further
studies must be completed by a licensed Ontario Archaeologist and submitted to the
Ministry of Tourism, Culture and Sport for clearance prior to the final approval of a site
plan application
Information Report No. 05-18 Page 6
• the Phase 1 Environmental Site Assessment (ESA) Report, dated November 13, 2017,
prepared by Haddad Geotechnical Inc. concluded that there are several potentially
contaminating activities, which warrants the preparation of a Phase 2 ESA
• the Phase 2 ESA, dated November 13, 2017, prepared by Haddad Geotechnical Inc.
concluded that the majority of the samples met the Table 2 Site Condition Standards;
however, two boreholes on the site exceeds the standards; therefore, the applicant is
required to undertake further measures and testing prior to any development taking
place on the subject lands
• a Reliance Letter and Certificate of Insurance will be required prior to the final approval
of a site plan application
• the applicant will have to submit additional engineering information to confirm that the
underground parking structure can maintain the weight of waste vehicles travelling
above on the private road
• the applicant must submit a revised Waste Management Plan demonstrating ability for a
continuous waste truck movement without reversing once collection occurs
• if the standards for municipal waste collection cannot be met, then applicant will be
responsible for retaining private waste collection for the subject site
5.2.2 Toronto and Region Conservation Authority (TRCA)
• the location of the 10 metre buffer is generally acceptable; however, a squaring off of
the lot line to provide a more linear transition between the private and public lands is
recommended
• there does not appear to be sufficient municipal setback between the eastern most
townhouse block and unknown location of the underground garage and the easterly
limits of development for future access and maintenance of the proposed structures
• requests a fence be installed along the property boundary between the developable
lands and the environmentally sensitive lands to be convey to TRCA
• requests the submission of a Functional Site Grading Plan
• TRCA Ecology staff staked the limits of the most mature vegetation associated with the
valley to east in 2016. This staking was based on a recognition that the planning history
of this site splits the property into a Mixed Corridor designation on the west, and a
Natural Heritage System designation on the east. However, this does not mean that the
now matured vegetation on the Mixed Corridor designated lands is not significant. Over
850 trees of 15 centimetre diameter at breast height and greater will be removed. The
need for compensation should be revisited as the site has matured into a woodland
since the Duffin Heights Environmental Servicing Plan was completed. TRCA is
prepared, given this planning history, to consider the option of compensating for the loss
of ecosystem services subject to the City of Pickering being supportive of such an
approach
• requests an updated Environmental Impact Study that outlines the proposed tree
compensation scheme, additional details on the proposed dewatering of the site, and a
restoration plan
• requests an update to the Stormwater Management Report to reflect TRCA's criteria
and additional details addressing the impervious surfaces, on site retention volumes,
and the water budget deficits as per the Duffin Heights Environmental Servicing Plan
Information Report No. 05-18 Page 7
5.2.3 Canadian Pacific Railway (CPR)
• the development proposal is abutting a CPR corridor which is classified as a Principal
Main Line
• CPR typically requires a minimum setback of 30 metres from the rail right-of-way to any
new residential dwellings, and reductions in this setback can be achieved through
increases in safety barrier/berm height
• the applicant is proposing an alternative safety barrier (crash wall) in place of the
standard earthen berm
• the final design and height of the crash wall will have to meet CPR's specifications and
be reviewed and approved by CPR's external service provider
• CPR has reviewed the Environmental Noise and Vibration Impact Study, dated
November 27, 2017, prepared by Aerocoustics Engineering Ltd., and notes that the
night time noise levels at the north end of the blocks exceed the Ministry of Environment
and Climate Change and CPR requirements
• CPR requests that the recommended noise reduction and attenuation measures be
implemented as conditions of site plan approval
• CPR in principal does not object to the rezoning of the lands subject to the final design
and review of the crash wall barrier at the site plan application stage
5.3 City Department Comments
5.3.1 Engineering Services Department
• no comments received at the time of writing this report
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:
• ensure conformity with the City's Official Plan and Duffin Heights Neighbourhood
policies
• ensure the proposal complies with TRCA's policies and regulations, and that the limits
of development, including appropriate buffer areas adjacent to the Urfe Creek, are
provided to the satisfaction of the TRCA
• explore opportunities to preserve and protect the existing mature vegetation within the
developable lands where possible
• if the mature vegetation cannot be preserved, ensure that appropriate compensation
(financial and replacement planting) is required for the removal of the existing
vegetation and loss of ecosystem services
• ensure adequate provision of private amenity space on-site to serve the residents
• review the location of the fire route access and ensure it does not compromise the City's
ability to design and program the future Village Green
• review whether additional parkland is needed on the east side of Brock Road to support
the additional population anticipated in the Duffin Heights Neighbourhood, and whether
this proposal should contribute parkland to enlage the future Village Green
Information Report No. 05-18 Page 8
• review the location of the proposed vehicle access on William Jackson Drive to ensure
appropriate sightlines are maintained for safe turning movements
• ensure the proposed indoor living spaces and outdoor living areas meet the minimum
daytime and nighttime sound limits as recommended by the Ministry of Environment and
Climate Change
• require information demonstrating how the proposed crash wall (2.0 metres in height
and 1.0 metre in width) and the minimum 4.0 metre high acoustical attenuation barrier
will be accommodated within the proposal
• require additional information illustrating the location of the exhaust fans and proposed
pedestrian access to the underground garage
• ensure sufficient resident and visitor parking is provided to support the proposed
development
• review the opportunity for the development of accessible units
• 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 November 29, 2017
• Conceptual Elevations, prepared by The Biglieri Group, dated November 2017
• Planning Rationale Report, prepared by The Biglieri Group, dated November 2017
• Stage 1 Archeological Assessment, prepared by AECOM, dated August 14, 2017
• Geotechnical Investigation Report, prepared by HADDAD Geotechnical Inc., dated
November 20, 2017
• Phase 1, Environmental Site Assessment, prepared by HADDAD Geotechnical Inc.,
dated November 13, 2017
• Phase 2, Environmental Site Assessment, prepared by HADDAD Geotechnical Inc.,
dated November 13, 2017
• Functional Servicing and Stormwater Management Implementation Report, prepared by
Lithols Group, dated November 2017
• Transportation Impact Study, prepared by The Municipal Infrastructure Group Ltd.,
dated November 2017
• Environmental Noise and Vibration Impact Study, prepared by Aercoustics
Engineering Ltd., dated November 27, 2017
• Environmental Impact Study, prepared by Beacon Environmental Inc., dated
November 2017
• Arborist Report, prepared by DA White Treecare, dated November 10, 2017
Information Report No. 05-18 Page 9
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 Avonmore Ventures Inc. and represented by
The Biglieri Group.
Attachments
1. Location Map
2. Ownership Map
3. Aerial Photography Map
4. Submitted Conceptual Site Plan
5. Submitted Conceptual Block Elevation Plan
6. Submitted Conceptual Streetscape
Prepared By:
Amy Emm, MCIP, RPP
Planner II
,
NileMCIP, RPP
Manager, Development Review
& Urban Design
AE: NS:Id
Date of Report: March 14, 2018
Approved/Endorsed By:
Catherine Rose, MCIP, RPP
Chief Planner
Attachment # to
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Location Map
File: A 13/17
PICKERING
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Applicant:Avonmore Ventures Inc.
Property Description:Part of Lot 18, Concession 3
(2810 William Jackson Drive)
Date: Mar. 05, 2018
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SCALE: 1:5,000 I
THIS IS NOT A PLAN OF SURVEY.
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Ownership Map
File: A 13/17
PICKERING
City Development
Department
Applicant:Avonmore Ventures Inc.'
Property Description:Part of Lot 18, Concession 3
(2810 William Jackson Drive)
Date: Mar. 07, 2018
.,. Corporation of the City of Ptckenng Produced tin pan) under Ilcense from: 0 Queers PrItter, 0.no Mire sty of Natural Resoaces.
All rights reserved .0 Her Majesty the Queen In Right of Canada, Departmert of NatualResotrces. Al rig. reserved.;
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SCALE: 1:5,000
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Aerial Photography Map
File: A 13/17
Applicant: Avonmore Ventures Inc.
Property Description: Part of Lot 18, Concession 3
2810 William Jackson Drive)
Date: Mar. 05, 2018
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CRASH WALL
PICKERING
City Development
Department
Submitted Conceptual Site Plan
File No: A 13/17
Applicant: Avonmore Ventures Inc.
Property Description: Part of Lot 18, Concession 3 (2810 William Jackson Drive)
FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT.
DATE: March 1, 2018
UNIT 'At REV. UNIT 'A1'
7500
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UNIT'A2 ' REV.
CONCEPTUAL BLOCK ( NEST) ELEVATION
UNIT' A2'
UNIT 'A3' REV.
UNIT' A3'
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PICKERING
City Development
Department
Submitted Conceptual Block Elevation
File No: A 13/17
Applicant: Avonmore Ventures Inc.
Property Description: Part of Lot 18, Concession 3 (2810 William Jackson Drive)
FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT.
DATE: March 1, 2018
Conceptual South Streetscape
Elevation Looking North from
Future Village Green and
William Jackson Drive
Afar MEM
city
PICKERING
City Development
Department
Submitted Conceptual Streetscape
File No: A 13/17
Applicant: Avonmore Ventures Inc.
Property Description: Part of Lot 18, Concession 3 (2810 William Jackson Drive)
FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT.
DATE: March 1, 2018