HomeMy WebLinkAboutPLN 14-18Cl
DICKERING
Report to
Planning & Development Committee
Report Number: PLN 14-18
Date: May 7, 2018
From: Kyle Bentley
Director, City Development & CBO
Subject: Draft Plan of Subdivision Application SP -2017-04
Draft Plan of Condominium Application CP -2017-02
Zoning By-law Amendment Application A 07/17
Madison Brock Limited
West side of Brock Road, south of Dersan Street
(2480 and 2510 Brock Road)
Recommendation:
1. That Draft Plan of Subdivision Application SP -2017-04, submitted by Madison Brock Limited,
on lands located on the west side of Brock Road, south of Dersan Street, to establish 2 blocks
for residential development, an arterial road and a local road, as shown on Attachment #3 to
Report PLN 14-18, be approved and the implementing conditions of approval, as set out in
Appendix I, be endorsed; and
2. That Zoning By-law Amendment Application A 07/17, submitted by Madison Brock Limited, to
implement the Draft Plan of Subdivision SP -2017-04 and to facilitate a residential
condominium development, be approved, the zoning provisions contained in Appendix II to
Report PLN 14-18 be endorsed, and that staff be authorized to finalize and forward an
implementing Zoning By-law to Council for enactment.
Executive Summary: The subject lands are located on the west side of Brock Road, south of
Dersan Street within the Duffin Heights Neighbourhood (see Location Map, Attachment #1).
Madison Brock Limited acquired the subject lands from the City of Pickering in June 2017 and
submitted applications for a Draft Plan of Subdivision, Draft Plan of Condominium, and Zoning
By-law Amendment to facilitate a common element residential condominium development
consisting of 118 townhouse units, and a standard condominium development consisting of
75 stacked townhouse units (see Submitted Draft Plan of Subdivision, Submitted Draft Plan of
Condominium, and Original Concept Plan, Attachments #3, #4 and #5). The proposal was revised
to increase the size of the private parkette, refine internal site design and improve internal
pedestrian connections resulting in the reduction of 1 street townhouse unit and 10 visitor parking
spaces (see Revised Concept Plan, Attachment #6).
Staff recommend that Council approve the Draft Plan of Subdivision Application SP -2017-04,
endorse the implementing conditions of approval as set out in Appendix I, approve the Zoning
By-law Amendment Application A 07/17, endorse the implementing zoning provisions contained in
Appendix II, and authorize staff to finalize and forward an implementing Zoning By-law to Council
for enactment.
Report PLN 14-18 May 7, 2018
Subject: Madison Brock Limited (SP -2017-04, CP -2017-02, A 07/17) Page 2
Financial Implications: No direct costs to the City are anticipated as a result of the proposed
development.
1. Background
1.1 Property Description
The subject lands are located on the west side of Brock Road, south of Dersan Street
within the Duffin Heights Neighbourhood (see Location Map, Attachment #1). The subject
lands, which comprise 2 properties, have a combined area of approximately 4.3 hectares,
with approximately 312 metres of frontage along Brock Road. Madison Brock Limited
acquired the subject lands from the City of Pickering in June 2017.
Surrounding land uses include:
North: a temporary sales office trailer and vacant lands designated as "Mixed Use Areas -
Mixed Corridor" in the City's Official Plan for which the City has received a
complete rezoning application, submitted by Brock Dersan Developments, for a
residential condominium development consisting of street townhouses, back-to-
back townhouses and 2 apartment buildings
East: across Brock Road, Duffin Meadows Cemetery and Pistritto's Farms Market
South: vacant lands for which Council has approved applications for official plan and
zoning by-law amendments, submitted by Duffin's Point Inc., to permit a
retail/commercial development
West: vacant lands for which the City has received complete applications, submitted by
9004827 Canada Inc. (Stonepay), for a residential condominium development
consisting of various stacked townhouses and back-to-back townhouses
1.2 Applicant's Original and Revised Proposal
The applicant has submitted applications for draft plan of subdivision, draft plan of
condominium (common element) and zoning by-law amendment to facilitate a residential
condominium development consisting of a mix of stacked townhouses, rear lane
townhouses and street townhouses. The typologies of the units are explained in Proposed
Housing Typologies, see Attachment #2.
The Draft Plan of Subdivision proposes 2 development blocks for residential use and
2 blocks for public roads (see Submitted Draft Plan of Subdivision, Attachment #3).
A standard condominium consisting of 75 stacked townhouse units is proposed within
Block 1. The standard condominium will be created through a Draft Plan of Condominium
application to be submitted at a later date.
Report PLN 14-18 May 7, 2018
Subject: Madison Brock Limited (SP -2017-04, CP -2017-02, A 07/17) Page 3
A common element condominium is proposed within Block 2. The common element areas
include, but are not limited to, private roads, laneways, sidewalks, a private open space
area and visitor parking spaces (see Submitted Draft Plan of Condominium, Attachment #4).
The submitted Draft Plan of Condominium application for the Block 2 lands is to facilitate
the future creation of the lots through an exemption from part lot control. The original
concept plan proposed a total of 119 units consisting of 60 street townhouse units fronting
internal private roads and 59 rear lane townhouse units fronting future public roads (see
Original Concept Plan, Attachment #5).
Through collaboration between City staff and the applicant, the proposal was revised to
enlarge the size of the private parkette from approximately 360 square metres to
approximately 755 square metres. The visibility and access to the parkette block was
improved by removing visitor parking from the frontage of the parkette and pulling it up to
two private roads. In addition, the internal pedestrian pathway network has been revised to
provide improved connections to within the site and to the abutting public streets (see
Revised Concept Plan, Attachment #6). These revisions resulted in the loss of one
street townhouse unit, and the reduction of 10 visitor parking spaces.
Proposed are 2 public right-of-ways, one having a 27 metre right-of-way being the westerly
extension of Valley Farm Road (to be named Palmer's Sawmill Road), and the other being a
north -south local road with a 20 metre right-of-way (to be named Four Seasons Lane) that
will connect to Dersan Street to the north and to Palmer's Sawmill Road to the south.
Access to the development will be from Four Seasons Lane by way of 2 private roads.
Visitor parking spaces and some of the resident parking spaces associated with the
stacked townhouse units are provided in surface parking areas. These surface parking
areas are proposed to be shared between the standard condominium and the common
element condominium. Reciprocal easements and agreements to secure shared access to
the development from Four Seasons Lane and for the shared use of the visitor parking
spaces will be required in favour of the standard and common element condominiums.
The applicant has submitted a site plan application, which has been circulated and is
currently under consideration by City staff.
2. Comments Received
2.1 November 6, 2017 Public Information Meeting and Written Comments
The Public Information Meeting was held on November 6, 2017 at which no members of
the public attended the meeting to voice their comments regarding the proposed residential
development. No comments have been received from the public as a result of circulation of
the public notice of the application.
Written comments have been received from The Biglieri Group Ltd., on behalf of
9004807 Canada Inc. (Stonepay), owner of the lands to the west of the subject lands,
requesting to be notified of any further reports and/or public meetings.
Report PLN 14-18 May 7, 2018
Subject: Madison Brock Limited (SP -2017-04, CP -2017-02, A 07/17) Page 4
2.2 City Departments & Agency Comments
2.2.1 Region of Durham
• no objection to the proposal subject to the conditions of draft approval of the plan of
subdivision and plan of condominium (common element) provided
• the proposed townhouse development is consistent with Provincial Policy Statement
policies that encourage the efficient use of land, infrastructure and planned public
service facilities
• the applications comply with the objectives of the Growth Plan
• the Regional Official Plan designates the subject lands as "Living Areas", which are
intended to be used predominantly for housing purposes with a mix of housing types,
sizes, and tenure
• sanitary sewer servicing is available to the subject site to service the proposed lots from
the existing sanitary sewer located on Brock Road; however, due to limited capacity
remaining in the Duffin Heights Sanitary Sewer Pumping Station, the site has been
designed to split flows so that approximately a third of the site will drain to the Central
Duffin Collector on Tillings Road to relieve some of the concerns regarding capacity
• water supply to the proposed development will be provided through the extension of
Valley Farm Road, to be named Palmer's Sawmill Road, and extending the existing
300mm watermain westerly within the new right-of-way
• the Region recommends the overall design for municipal servicing be coordinated and
agreed to by all parties prior to finalizing the Functional Servicing Report
• the proposed development meets the objective of the Durham Region Transit Five Year
Service Strategy to have transit services available within a reasonable walking distance
of approximately 400 metres
• as a condition of approval, the Region requires the applicant to include all
recommended noise control measures of the Noise Feasibility Report in the subdivision
agreement
• as a condition of approval, the Region will require a completed Reliance Letter and
Certificate of Insurance to extend reliance to the Region for the Environmental Site
Assessment Reports and the Landfill Impact Assessment
• as a condition of approval, the Region requires the Ministry of Tourism, Culture and
Sport's clearance letter indicating all cultural heritage resource requirements at the site
have been met
2.2.2 City of Pickering Engineering Services Department
• no objection to the proposal subject to the conditions of draft approval provided
• the owner shall satisfy all requirements, financial and otherwise of the City of Pickering
including, among other matters, the execution of a subdivision agreement between the
owner and the City concerning the provision and installation of roads, services, grading,
drainage, utilities, tree compensation, construction management, cash in -lieu of
parkland, noise attenuation and any other matters
Report PLN 14-18 May 7, 2018
Subject: Madison Brock Limited (SP -2017-04, CP -2017-02, A 07/17) Page 5
• a portion of the stormwater is intended to go to a future Stormwater Management
Facility (SWMF) #2 on the Stonepay lands; however, an interim strategy has been
developed requiring the construction of a temporary SWMF providing quantity, quality
and erosion controls on the Madison lands, allowing on an interim basis all flows to be
accommodated in the existing SWMF #4 located on the north side of Rossland Road,
east of Brock Road.; any costs associated with the interim strategy are the responsibility
of Madison Brock imited
2.2.3 Toronto and Region Conservation Authority
• no objections to the proposal
• the subject site is not within a Toronto and Region Conservation Authority (TRCA)
Regulated Area; a TRCA permit under O. Reg. 166/06 will not be required for any
proposed development and/or site alteration on the property
• TRCA reviewed the proposal and provided technical comments on the hydrology,
stormwater management and drainage to ensure the criteria of the Duffin Heights
Environmental Servicing Plan are met
2.2.4 Durham District School Board
• no objections to the proposal
• students from this development will be accommodated within existing schools
2.2.5 Durham Catholic District School Board
• no objections to the proposal
• students from this development will attend St. Wilfred Catholic Elementary School
located at 2360 Southcott Road and St. Mary Catholic Secondary School located at
1918 Whites Road
3. Planning Analysis
3.1 The revised concept plan is within the density range of the Official Plan and is
consistent with the policies for the Duffin Heights Neighbourhood
The subject lands are designated "Mixed Use Areas — Mixed Corridors" in the Pickering
Official Plan, which permits 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 revised concept plan
proposes a total of 193 residential units for a residential density of approximately 58 units per
net hectare and a FSI of 0.9. The revised concept plan complies with the density
requirements of the Official Plan.
The Duffin Heights Neighbourhood policies for the Mixed Corridor designation require new
developments 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
Report PLN 14-18 May 7, 2018
Subject: Madison Brock Limited (SP -2017-04, CP -2017-02, A 07/17) Page 6
• higher intensity multi -unit housing forms on lands adjacent to Brock Road while restricting
grade related residential development to lands adjacent to collector or local roads, and
• the development of future roads adjacent to the Mixed Corridor designation on both
sides of Brock Road to provide alternative access and potential transit routes
The revised concept plan implements the Duffin Heights Neighbourhood policies by siting
the 3 -storey (approximately 12.5 metres in height) stacked townhouse blocks in close
proximity to the Brock Road frontage. Three walkway connections are provided between
the stacked townhouse blocks allowing for convenient pedestrian access from the proposed
development to Brock Road and potential transit routes. The proposed grade related street
townhouse and rear lane townhouse dwellings are interior to the proposed development
(see Submitted Rear Lane Townhouse Elevations and Submitted Street Townhouse
Elevations, Attachments #7 and #8). Vehicular access to the proposed development is
from Four Seasons Lane and Palmer's Sawmill Road. Overall, the proposal places higher
density multi -unit dwellings adjacent to Brock Road. In addition, development establishes a
well-defined urban street edge along Brock Road and future public streets, and creates a
pedestrian friendly environment.
3.2 Urban design objectives of the Duffin Heights Neighbourhood Development
Guidelines have been addressed
The intersection of Brock Road and Palmer's Sawmill Road is identified as a Focal Point on
the tertiary plan contained in the Council adopted Duffin Heights Neighbourhood
Development Guidelines. Developments at Focal Points are to contribute to the
prominence of the intersection where buildings are to have a minimum of three functional
floors and a minimum four storey massing. In addition, buildings at Focal Points are to
have a unique identity and architectural design through the use of appropriate building
heights, massing, architectural features and landscaping. The revised elevations for the
stacked townhouse dwellings address the design objectives through the introduction of an
elevation with enhanced materials and incorporates an architectural tower element at the
intersection of Brock Road and Palmer's Sawmill Road appropriately framing the
intersection and creating a gateway into the community (see Submitted Stacked
Townhouse Elevations, Attachments #9).
The guidelines for lands within the Brock Road Streetscape include the following
requirements:
• properties fronting Brock Road shall be required to provide a built form across a
minimum of 60 percent of the lot frontage
• all primary frontages of buildings shall front Brock Road and provide pedestrian access
directly to the sidewalk and multi -use trail along Brock Road, and
• large walls visible from Brock Road shall be articulated through various treatments such
as offsets in massing; blank facades will not be permitted facing Brock Road or any
street
Report PLN 14-18 May 7, 2018
Subject: Madison Brock Limited (SP -2017-04, CP -2017-02, A 07/17) Page 7
The revised concept plan proposes a built form across at least 85 percent of the
Brock Road frontage with the majority of the unit entrances facing Brock Road. As
described above, the revised concept plan provides for an enhanced pedestrian network to
allow future residents to traverse the site from east to west and north to south in order to
access public transit, commercial uses along Brock Road, the proposed private parkette,
the future village green to the west and the surrounding neighbourhood. Through the site
plan approval process, staff will work with the applicant to review the architectural design of
proposed buildings to ensure they are appropriately articulated with elements that
emphasize this intersection as a focal point in the Duffin Heights Neighbourhood.
3.3 Four Seasons Lane will be constructed as part of the development and Palmer's
Sawmill Road will be constructed as part of this or the development to the south
Engineering Services staff are satisfied that the proposed right-of-way width of 20.0 metres
for Four Seasons Lane can accommodate a 3.0 metre wide multi -use path, a 1.5 metre
wide sidewalk, boulevard trees, underground utilities, on -street parking and street furniture.
Four Seasons Lane will be constructed as part of the proposed development at the
landowner's cost.
Engineering Services staff are satisfied that the proposed right-of-way width of 27.0 metres
proposed for Palmer's Sawmill Road is appropriate for an arterial road. Palmer's Sawmill
Road will be constructed as part of either this development or the proposed commercial
development to the south proposed by Duffin's Point Inc. The City will pay for the costs for
oversizing of Palmer's Sawmill Road from a local road to a Type C arterial road standard.
3.4 A sufficient number of parking spaces are being provided to support the
development
For residential condominium developments in the Duffin Heights Neighbourhood, the City
has supported the following resident and visitor parking ratios:
• a minimum of 2.0 resident parking spaces per dwelling unit for grade related dwellings
(single, semi, and townhouse)
• a minimum of 1.0 resident parking spaces per stacked townhouse dwelling unit
• a minimum visitor parking ratio of 0.2 spaces per dwelling unit
The table below compares the minimum number of parking spaces required based on the
above -noted parking ratios that have been established in the Duffin Heights Neighbourhood
and the total proposed parking spaces provided by the applicant.
Report PLN 14-18
Subject: Madison Brock Limited (SP -2017-04, CP -2017-02, A 07/17)
May 7, 2018
Page 8
Unit Type
No. of
Units
Parking Ratio and
Arrangement
No. of Spaces
Required
No. of Spaces
Provided
Stacked
Townhouses
75
75 units at 1.0 resident
spaces per unit
(one space in a private
garage and one space on a
driveway in front of the
garage, and 15 parking
spaces within the surface
parking area located across
the private road from the
unit)
75
135
Rear Lane
Townhouses
59
2.0 resident spaces per unit
(one space in a private
garage and one space on a
driveway in front of the
garage)
118
118
Street
Townhouses
59
118
118
Total
193
311
371
Visitor
Parking
0.2 visitor parking spaces
per unit within the at -grade
parking area
39
39
In summary, based on the established parking ratios within the Duffin Heights
Neighbourhood, the applicant would be required to provide a minimum of 311 parking
spaces for residents and 39 parking spaces for visitors, whereas the applicant is proposing
to provide a total of 371 resident parking spaces and 39 visitor parking spaces.
In addition, the proposed design of the right-of-way for Four Seasons Lane (the north -south
road) incorporates on -street parking which will provide additional parking for visitors.
These spaces have not been included in the overall number of parking spaces being
provided by the development.
Staff are satisfied that there are sufficient parking spaces available to accommodate the
proposal. However, through the site plan approval process, staff will review whether there
will be opportunities to provide for additional visitor parking spaces.
3.5 An interim stormwater management strategy is proposed
The ultimate stormwater management strategy for the proposed development has
stormwater from Four Seasons Lane conveyed to the future SWMF #2, which is to be
constructed within the neighbouring Stonepay development. The stormwater from the
residential blocks is to be controlled and conveyed to the existing SWMF #4 located on the
north side of Rossland Road, east of Brock Road.
Report PLN 14-18 May 7, 2018
Subject: Madison Brock Limited (SP -2017-04, CP -2017-02, A 07/17) Page 9
Since the proposed development will proceed prior to the construction of SWMF #2 on the
Stonepay lands, Engineering Services has advised that an interim stormwater management
strategy is required. In the interim, all stormwater flows from the entire development will be
conveyed to SWMF #4 allowing the proposed development to proceed in advance of the
construction of SWMF #2. This strategy is subject to the applicant constructing a
temporary SWMF providing quantity, quality and erosion controls within the proposed
development to compensate for additional flows to SWMF #4 in the interim. The temporary
SWMF will be located in the southwest quadrant of the site and will delay the construction
of four rear lane townhouse blocks (Block 15, 16, 17 and 18) until such time as SWMF #2
on the Stonepay lands is constructed.
The recommended conditions of approval (see Recommended Conditions of Approval for
Draft Plan of Subdivision SP -2017-04, Appendix I) contain a condition requiring that any
costs associated with over -sizing storm drainage infrastructure for the interim strategy are
the responsibility of Madison Brock Limited.
3.6 The proposed development will be well served by private rear yards, a private
parkette and future City parks
Open space requirements are sufficiently addressed by this proposed development through
providing private rear yards for the street townhouse dwellings, private amenity space
above garages for the rear lane townhouse dwellings, balconies for the stacked townhouse
dwellings and a private parkette. As noted earlier in this report, the applicant has increased
the size of the proposed private parkette from approximately 360 square metres to
approximately 755 square metres. In addition, the visibility and access to the centrally
located parkette block was improved by removing visitor parking from the frontage of the
parkette and pulling the block up to two private roads. The conditions of draft plan of
subdivision approval contain a condition for the payment by the landowner of cash -in -lieu of
parkland.
City Council Resolution #323/17 directed staff to work with developers and agencies to plan
and provide appropriate outdoor recreation areas/parks in the Duffin Heights
Neighbourhood. In addition to a proposed village green on the Stonepay lands to the west,
staff are also investigating a strategy of the City entering into a long term lease of hydro
corridor lands to the west of Brock Road for playing fields and a soccer pitch. In addition, a
public school with outdoor playing fields is anticipated to be located on the
decommissioned City Operations Centre. The proposed development will be well served
by the private parkette and future City parks located to the west of Brock Road.
3.7 The applicant is required to become a party to the Duffin Heights cost sharing
agreement or pay their proportionate share of the development costs
The owner has been made aware of the requirement within the Duffin Heights
Neighbourhood Policies 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 benefiting landowner has made satisfactory arrangements to pay its
proportionate share of the development costs. A condition of draft approval addresses this
requirement.
Report PLN 14-18 May 7, 2018
Subject: Madison Brock Limited (SP -2017-04, CP -2017-02, A 07/17) Page 10
3.8 Technical matters will be addressed as conditions of subdivision approval and
through site plan approval
Detailed design issues will be dealt with through the subdivision agreement and site plan
approval process. These requirements will address matters such as, but not limited to:
• drainage and grading
• site servicing
• noise attenuation
• cash -in -lieu of parkland
• tree compensation
• requirements for Construction Management Plan
• building design
• landscaping
• resident, visitor and accessible parking spaces
• emergency vehicle access
• waste management collection
• location of community mailboxes
• security for the construction of Four Seasons Lane (Street '1') and Palmer's Sawmill
Road (Street '2')
3.9 Draft Approval of the Draft Plan of Condominium is delegated to the Director, City
Development
Applications for standard and common element condominium are delegated to the Director,
City Development for final approval. No further approvals are required at this time.
3.10 Conclusion
The applicant's proposal satisfies the applicable official plan policies for the Duffin Heights
Neighborhood and also addresses the applicable urban design requirements as established
in the Duffin Heights Neighbourhood Development Guidelines. The applicant has worked
with City staff and external agencies to address various technical requirements. It is
recommended that the Conditions of Approval for Draft Plan of Subdivision attached as
Appendix I to this Report be endorsed by Council.
The applicant is requesting to rezone the subject lands to appropriate zone categories with
site-specific performance standards to facilitate the proposal. To ensure an appropriate
site design, the zoning by-law will have site specific provisions including, but not limited to,
maximum building height, build -to -zone requirements, maximum number of units, minimum
private amenity area per unit, minimum outdoor amenity area, minimum interior garage
size, and minimum number of resident and visitor parking spaces.
Staff supports the rezoning application and recommends that a site specific implementing
by-law, containing the standards attached as Appendix 11 to this Report be finalized and
brought before Council for enactment.
Report PLN 14-18 May 7, 2018
Subject: Madison Brock Limited (SP -2017-04, CP -2017-02, A 07/17) Page 11
3.11 Applicant's Comments
The applicant supports the recommendations of this report.
Appendices
Appendix I Recommended Conditions of Approval for Draft Plan of Subdivision SP -2017-04
Appendix II Recommended Zoning By-law Provisions for Zoning by-law Amendment
Application A 07117
Attachments
1. Location Map
2. Proposed Housing Typologies
3. Submitted Draft Plan of Subdivision
4. Submitted Draft Plan of Condominium
5. Original Concept Pian
6. Revised Concept Plan
7. Submitted Rear Lane Townhouse Elevations
8. Submitted Street Townhouse Elevations
9. Submitted Stacked Townhouse Elevations
Prepared By:
Deborah Wyli- MCIP, RPP
Princi+le Pltnner, Development Review
Nilesh RPP
Manager, Development Review
& Urban Design
DW:Id
Approved/Endorsed By:
Catherine Rose, MCIP, RPP
Chief Planner
Kyle Bentley, P.Eng.
Director, City Development & CBO
Recommended for the consideration
of Pickering City Council
Tony Prevedel, P.Eng.
Chief Administrative Officer
÷,1 Zfl- , ZD/£3
Appendix I to
Report PLN 14-18
Recommended Conditions of Approval
for Draft Plan of Subdivision SP -2017-04
Recommended Conditions of Approval for
Draft Plan of Subdivision SP -2017-04
General Conditions
1. That the Owner shall prepare the final plan generally on the basis of the draft
plan of subdivision, prepared by KLM Planning Partners Inc., identified as
project number P-2857, dated June 19, 2017, which illustrates 2 blocks for
residential development (Blocks 1 and 2) and 2 blocks for public roads
(Streets '1' and '2').
Subdivision Agreement
2. That the Owner enters into a subdivision agreement with and to the satisfaction
of the City of Pickering to ensure the fulfillment of the City's requirements,
financial and otherwise, which shall include, but not necessarily be limited to the
conditions outlined in this document.
40M -Plan
3. That the Owner submits a Draft 40M -Plan to the satisfaction of the City
Development Department.
Zoning
4. That the implementing by-law for Zoning By-law Amendment Application A 07/17
becomes final and binding.
Street Names and House Numbers
5. That street names and signage be provided to the satisfaction of the Region and
the City.
6. That house numbers are assigned as per the City's addressing conventions.
Development Charges & Inspection Fee
7. That the Owner satisfies the City financially with respect to the Development
Charges Act.
8. That the Owner satisfies the City with respect to payment for engineering review
fees, stormwater maintenance, lot grading review fee and inspection fees.
Dedications/Transfers/Conveyances
9. That the Owner conveys to the City, at no cost:
(i)
road allowances, Street '1' and Street '2' along with the proper corner
roundings, and sight triangles to the City and any other easements as
required; and
(ii) 0.3 metre reserve(s) as required by the City.
Stormwater
10. That the Owner satisfies the Director, Engineering Services respecting interim
storm drainage and stormwater management for the drainage of the
development, Street '1' and Street '2' as well as any offsite drainage to the
satisfaction of the City.
11. That the Owner satisfies the Director, Engineering Services for the design,
implementation, operation and maintenance of stormwater management
facilities, erosion and sedimentation control structures, and outfalls including
access to the outfalls for the development.
12. That the Owner satisfies the Director, Engineering Services to implement all
water balance/infiltration measures identified in the approved Duffin Heights
Environmental Servicing Plan and the Functional Servicing and Stormwater
Management Report.
Grading
13. That the Owner satisfies the Director, Engineering Services respecting the
submission and approval of a grading control plan for the development.
14. That the Owner satisfies the Director, Engineering Services respecting
authorization from abutting landowners for all off-site grading.
Fill & Topsoil
15. That the Owner acknowledges that the City's Fill & Topsoil Disturbance By-law
prohibits vegetation or soil disturbance, vegetation or soil removal or importation
to the site unless a permit has been issued. No on-site works prior to draft plan
approval is permitted. A Fill & Topsoil Disturbance Permit will be required should
vegetation removal or grading works proceed prior to the subdivision agreement
being executed.
Construction/Installation of City Works & Services
16. That the Owner satisfies the Director, Engineering Services respecting the
submission of appropriate engineering drawings that detail, among other things,
City services, construction of roads with curbs, storm sewers, pedestrian
walkways/sidewalks, boulevard design, lot grading, streetlights, fencing and tree
planting, and financially secure such works.
17. That the Owner satisfy the City respecting arrangements for the provision of all
services required by the City.
18. That the Owner satisfies the appropriate authorities respecting arrangements
and/or the conveyance of any easement to any utility to facilitate the installation
of their services including the provision of underground wiring, street lighting,
cable television, natural gas and other similar services for the development.
19. That the Owner agrees that the cost of any relocation, extension, alteration or
extraordinary maintenance of existing services necessitated by this development
shall be the responsibility of the Owner.
Geotechnical Investigation
20. That the Owner satisfies the Director, Engineering Services respecting the
submission and approval of a geotechnical investigation.
Phasing & Development Coordination
21. That if this subdivision is to be developed by more than one registration, the
Owner will be required to submit a plan showing the proposed phasing, all to the
satisfaction of the Region of Durham and the City.
Easements
22. That the Owner conveys, to the satisfaction of the City, at no cost, any required
easement and any reserves for works, facilities or user rights that are required by
the City.
23. That the Owner conveys any easement to any utility provider to facilitate the
installation of their services in a location(s) to the satisfaction of the City and the
utility provider.
24. That the Owner arranges, at no cost to the City, any easements required on third
party lands for servicing and such easements shall be in a location as
determined by the City and/or the Region and are to be granted upon request
any time after draft approval. That the Owner satisfies the Director, Engineering
Services with any required on-site or off-site easements for works, facilities or
use rights that are required by the City.
Construction Management Plan
25. That the Owner satisfies the City respecting the submission and approval of a
Construction Management/Erosion & Sediment Control Plan with such Plan to
contain, among other matters:
(i)
details of erosion and sedimentation controls during all phases of
construction and provide maintenance requirements to maintain these
controls as per the City's Erosion & Sediment Control Guideline for Urban
Construction;
(ii) addressing the parking of vehicles and the storage of construction and
building materials during servicing and construction, and ensuring that
such locations will not impede the flow of traffic or emergency vehicles on
existing streets, or the proposed public streets;
(iii) assurance that the City's Noise By-law will be adhered to and that all
contractors, trades and suppliers are advised of this By-law;
(iv) the provision of mud and dust control on all roads within and adjacent to
the site;
(v) type and timing of construction fencing;
(vi) location of construction trailers;
(vii) details of the temporary construction access.
Fencing
26. That the Owner satisfies the City with respect to the provision of temporary
fencing around the entire perimeter of the subject lands during construction, prior
to the commencement of any works.
Landscaping
27. That the Owner satisfies the Director, Engineering Services with the submission
of a tree preservation plan which will illustrate the protection of trees and other
natural features where appropriate, with specific attention to preservation in all
public open spaces prior to the approval of a preliminary grading plan.
28. That the Owner submit a tree planting plan to the satisfaction of the City. This is
to include boulevard plantings along Brock Road, Street '1' and Street 2'.
Tree Compensation
29. That the Owner agrees that prior to final approval of the draft plan, or any phase
thereof, compensation for the loss of tree canopy will be required either through
replacement planting or cash -in -lieu, to be paid to the City of Pickering. In
accordance with Council Resolution #387/18, approved on January 15, 2018,
tree removal compensation is to be calculated in accordance with the City of
Pickering Tree Inventory, Preservation and Removal Compensation
requirements. Based on the City's Tree Replacement Formula/Cash-in-lieu
Calculations, 54 trees are required for compensation. Should there be
inadequate space on the development site to provide all the compensation
plantings, the developer shall pay cash -in -lieu to the City for the difference at
$500 per tree to fund plantings elsewhere in the community. Where
compensation through replanting is being considered, the Owner will be required
to provide a Landscape Plan indicating the location, size and species of trees to
the satisfaction of the Director, Engineering Services.
Engineering Plans
30. That the Owner satisfies the City respecting the submission of appropriate
engineering drawings that detail, among other things; City services, roads,
storm sewers, sidewalks, lot grading, streetlights, fencing, tree planting; and
financially -secure such works.
31. That the Owner satisfy the City respecting arrangements necessary to provide for
coordination of services and roads with adjacent lands.
Noise Attenuation
32. That the Owner agrees in the subdivision agreement to implement noise control
measures and warning clauses as recommended in the Noise Report.
Parkland Dedication
33. That the Owner satisfies the City with respect to its obligation to provide parkland
or payment of cash -in -lieu in accordance with the parkland dedication
requirements of the Planning Act.
Fire
34. That the Owner agrees that no development will proceed on any land until
adequate services are available including adequate water pressure to the
satisfaction of the City's Fire Services Department.
Duffin Heights Cost Sharing
35. That the Owner satisfy, to the satisfaction of the City, all matters required by the
Duffin Heights Environmental Servicing Plan, including but not limited to the
following
(i) Functional Servicing and Stormwater Report
(ii) Monitoring Report
(iii) Compensation Report
(iv) Fish Habitat Restoration Fund contribution
(v) Watershed System Monitoring and Management Fund contribution, and
(vi) Adaptive Management Fund contribution
Model Homes
36. That the Owner enters into a model home agreement with the City, if applicable
for this draft plan.
Other Approval Agencies
37. That any approvals which are required from the Region of Durham, the Ministry
of Transportation or any utility for the development of this plan and for the
construction of Street '1' and Street '2' be obtained by the Owner, and upon
request written confirmation be provided to the City as verification of these
approvals.
Plan Revisions
38. That the Owner acknowledges and agrees that the draft plan of subdivision and
associated conditions of approval may require revisions to the satisfaction of the
City, to implement or integrate any recommendation resulting from studies
required as conditions of approval.
39. That the Owner revises the draft plan as necessary to the satisfaction of the City,
to accommodate any technical engineering issues which arise during the review
of the final engineering drawings. Required revisions may include revising the
number of residential building lots or reconfiguring the roads or Tots to the City's
satisfaction.
40. That the Owner agrees to implement the requirements of all studies that are
required by the City for the development of this draft plan of subdivision to the
satisfaction of the City.
Notes to Draft Approval
41. This draft approval shall lapse three years from the date the draft approval has
been granted if the noted conditions have not been fulfilled, or if it has not been
extended by the City of Pickering.
Appendix!! to
Report PLN 14-18
Recommended Zoning By-law Provisions
for Zoning By-law Amendment A 07/17
Recommended Zoning By-law Provisions for
Zoning By-law Amendment Application A 07/17
That the implementing zoning by-law permit residential condominium developments in
accordance with the following provisions:
A. Zoning Provisions for Block 2 (Common Element Condominium)
Permitted Uses
1. Permitted uses include Block Townhouse Building, Private Park and Water
Meter Room.
Building Restrictions
Unit Type
Block Townhouse with
integrated garage at the
rear of the dwelling
(Rear Lane Townhouse)
Block Townhouse with
integrated garage at the
front of the dwelling
(Street Townhouse)
1.
Number of Dwelling Units
(maximum)
118
2.
Lot Frontage (minimum)
4.5 metres
5.5 metres
3.
Lot Area (minimum)
110 square metres
135 square metres
4.
Front Yard Depth
(minimum)
3.0 metres
4.5 metres
5.
Side Yard Depth
(minimum)
1.5 metres except where dwellings on abutting lots
share a common wall, no interior side yard shall be
required adjacent to that wall on either lot
6.
Rear Yard Depth
(minimum)
6.0 metres
7.0 metres
7.
Flankage Yard Depth
(minimum)
2.4 metres
8.
Building Height
(maximum)
12.0 metres
9.
Driveway Width
(maximum)
3.7 metres
Private amenity area (Block Townhouse with integrated garage at the rear of
the dwelling):
a. Minimum Area — 10.0 square metres
b. Shall be located above the garage at the rear of the dwelling unit and
shall not be enclosed
c. Accessory structures such as pergolas, sheds or other similar structures
shall not be permitted on the private amenity area above the garage at
the rear of the dwelling unit
Parking Requirements
3. Minimum 2.0 parking spaces per dwelling unit to be provided plus 0.2 of a
parking space per dwelling unit for visitors.
4. Garage requirements: minimum one private garage per lot attached to the
main building, the vehicular entrance of which shall be located a minimum of
6.0 metres from the common element condominium street.
5. Interior garage size: a private garage shall have a minimum width of
3.0 metres and a minimum depth of 6.0 metres; however, the width of a
private garage may include one interior step and the depth may include
two interior steps.
6. No parking lot or parking space shall be permitted within 4.5 metres of a
public street.
7. The minimum right-of-way width for a private street shall be 6.5 metres.
Model Homes
8. A maximum of 2 blocks together with no fewer than 2 parking spaces per
Model Home is permitted.
General Provisions
9. Projections such as window sills, chimney breasts, fireplaces, belt courses,
cornices, pilasters, eaves, eave troughs and other similar architectural
features may be permitted in any required yard, provided that no such feature
projects into the required yard more than 0.6 metres or half the distance of
the required yard, whichever is less.
10. A porch, uncovered deck, or balcony, may encroach into any required front
yard to a maximum of 2.0 metres or half the distance of the required yard,
whichever is less.
11. A porch, uncovered deck, or balcony, may encroach into any required
flankage yard to a maximum of 2.0 metres.
12. A porch, uncovered deck, or balcony, may encroach into any required rear
yard to a maximum of 2.75 metres for lands zoned to permit a Block
Townhouse with integrated garage at the rear of the dwelling (Rear Lane
Townhouse) and 2.0 metres for lands zoned to permit a Block Townhouse
with integrated garage at the front of the dwelling (Street Townhouse).
13. Stairs to a porch, uncovered deck or an entrance may encroach to within
0.3 metres of the front lot line or flankage lot line; to within 1.0 metres of a
rear lot line and to within 0.6 metres of a side lot line.
14. A bay, box window, with or without foundation, having a maximum width of
4.0 metres may encroach into any required yard to a maximum of 0.6 metres
or half the distance of the required yard, whichever is less.
15. Air conditioners are permitted on a lot provided they are located in the rear
yard or side yard or on a balcony or roof. In addition, such units shall not be
located any closer than 0.6 of a metre to a side lot line and shall not be
located on any easement in favour of the City.
B. Zoning Provisions for Block 1 (Standard Condominium with Brock Road
Frontage)
Permitted Uses
1. Permitted uses include Stacked Dwelling.
Building Restrictions
2. All buildings and structures shall be located entirely within a building envelope
with the following minimum setbacks:
a. 3.0 metres to Brock Road;
b. 2.4 metres to a day lighting triangle, and
c. 5.0 metres to any other street
3. A 3.0 metre wide build -to -zone adjacent to Brock Road.
4. No building or portion of a building or structure shall be erected within the
build -to -zone, unless a minimum of 60 percent of the entire length of the
build -to -zone is occupied by a continuous portion of the exterior wall of a
building.
5. Maximum length of a block of Stacked Dwellings shall be 60 metres.
6. Minimum separation between buildings: 5.0 metres
7. Maximum number of dwellings units: 75
8. Maximum building height: 13.0 metres
9. Minimum private amenity area: 5.0 square metres per unit.
Parking Requirements
10. Minimum 1.0 parking spaces per dwelling unit to be provided either in a
private garage or in a parking area plus 0.2 of a parking space per dwelling
unit for visitors. The visitor parking spaces may be permitted on a separate
lot.
11. Garage requirements: any vehicular entrance for an enclosed private garage
shall be located a minimum of 6.0 metres from a private street that provides
vehicular access to the private garage.
12. Interior garage size: each parking space within a private garage or in a
parking area shall have a minimum width of 3.0 metres and a minimum depth
of 6.0 metres, however, the width of a private garage may include 1 interior
step and the depth may include 2 interior steps.
13. No parking lot or parking space shall be permitted within 4.5 metres of a
public street.
Model Homes
14. A maximum of 1 block together with no fewer than 2 parking spaces per
Model Home is permitted.
General Provisions
15. Projections including balconies, uncovered and covered porches, decks,
platforms and awnings, stairs, window sills, chimney breasts, fireplaces, belt
courses, cornices, pilasters, eaves, eave troughs and other similar
architectural features may project outside the building envelope provided that
no such feature projects a maximum of 1.8 metres from the main wall of the
building.
16. Air conditioners shall not be located any closer than 0.6 of a metre to the
building envelope and shall not be located on any easement in favour of the
City.
17. A water meter room required by the Region of Durham for the purpose of
measuring the quantity of water delivered shall be exempt from the zone
provisions and requirements.
C. Restrictions on the Parking and Storage of Vehicles for Blocks 1 and 2
(Common Element and Standard Condominiums)
1. A maximum of 2 vehicles, only 1 of which may be a trailer, are permitted to
park on a driveway.
2. For vehicles parked on any driveway, the maximum permissible height is
2.6 metres, and the maximum permissible length is 6.0 metres.
3. The height for vehicles parked on any driveway is measured from the
established grade immediately beside the vehicle up to the vehicle's highest
point, which excludes lights, antennas and other such items ancillary to the
vehicle's body.
4. No part of any yard except a driveway is to be used for the parking or storage
of vehicles and no vehicle is to encroach onto any Street or Private Street.
The parking or storage of an inoperative vehicle is not permitted unless it is
entirely within a fully enclosed building or structure.
6. The parking or storage of a construction vehicle or commercial vehicle is not
permitted, unless it is entirely within a fully enclosed building or structure.
7 A vehicle that exceeds the maximum permissible vehicle size provisions is
permitted to park temporarily for the sole purpose of delivering to, servicing or
constructing the premises.
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File: SP -2017-04, CP -2017-02 and A 7/17
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PICKERING
City Development
Department
Applicant:Madison Brock Limited
Property Description:Pt Lt 1 Con 3 Pts 2-5 40R26764 Pt 40 40R6934
& Pt 2 40R29605 (2480 & 2510 Brock Rd)
Date: Apr. 20, 2018
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SCALE: 1:5,000
THIS IS NOTA PLAN OF SURVEY. P N'RU
ATTACHMENT #s TO
REPORT PSN 114- I,
Proposed Housing Typologies
Housing Typology
Description
Stacked Townhouses
Along Brock Road, 5 modules of 3 -storey stacked townhouse
units are proposed consisting of a total of 75 units. The
stacked townhouse modules have dual frontages. The grade
related units have front door access from Brock Road and the
upper units have front door access from the interior private
road. Vehicular access for all the stacked townhouse units is
from an interior private road. Each unit will have a balcony
providing private amenity space.
Rear Lane Townhouses
The 59, 3 -storey rear lane townhouse units will front onto the
future Valley Farm Road extension (to be named Palmer's
Sawmill Road) and Street '1' (to be named Four Seasons
Lane) with vehicular access to the rear of the units from an
interior private road. There are also two blocks of rear lane
townhouse units internal to the development, which will have
front door access from an internal private road and vehicular
access from a rear internal private road. A private amenity
space will be provided for all units on the roof of the private
garages located at the rear of the units.
The zoning by-law will refer to this townhouse form as Block
Townhouse with integrated garage at the rear of the dwelling.
Street Townhouses
The 59, 3 -storey street townhouse units are located internal to
the site with front door and vehicular access from the internal
private roads. A 7.0 metre rear yard provides private amenity
spaces for these units.
The zoning by-law will refer to this townhouse form as Block
Townhouse with integrated garage at the front of the dwelling.
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PICKERING
City Development
Department
Submitted Draft Plan of Subdivision
File No: SP -2017-04, CP -2017-02 and A 07/17
Applicant: Madison Brock Limited
Property Description: Pt Lt 1 Con 3 Pts 2-5 40R26764 Pt 40 40R6934 & Pt 2 40R29605
(2480 & 2510 Brock Rd)
FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT.
DATE:Oct 17, 2017
Future Condominium (Standard) Application
044
PICKERING
City Development
Department
Submitted Draft Plan of Condominium
File No: SP -2017-04, CP -2017-02 and A 07/17
Applicant: Madison Brock Limited
Property Description: Pt Lt 1 Con 3 Pts 2-5 40R26764 Pt 40 40R6934 & Pt 2 40R29605
(2480 & 2510 Brock Rd)
FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT.
DATE:April 12, 2018
Conceptual Site Plan
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Original Concept Plan
File No: SP -2017-04, CP -2017-02 and A 07/17
PICKERING
Applicant: Madison Brock Limited
City Development
Property Description: Pt Lt 1 Con 3 Pts 2-5 40R26764 Pt 40 40R6934 & Pt 2 40R29605
Department
(2480 & 2510 Brock Rd)
FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT
DATE:April i 2, 2018
Pedestrian Walkw[
Relocated
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REAR LANE TOWNHOUSES
STACKED TOWNHOUSES
STREET TOWNHOUSES
Pf
PICKERING
City Development
Department
Revised Concept Plan
File No: SP -2017-04, CP -2017-02 and A 07/17
Applicant: Madison Brock Limited
Property Description: Pt Lt 1 Con 3 Pts 2-5 40R26764 Pt 40 40R6934 & Pt 2 40R29605
(2480 & 2510 Brock Rd)
FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT
DATE:Aplil 12, 2018
Front Elevation - Palmer's Sawmill Road & Four Seasons Lane
0
Rear Elevation - Internal Private Road
cdre
PICKERING
City Development
Department
Submitted Rear Lane Townhouse Elevations
File No: SP -2017-04, CP -2017-02 and A 07/17
Applicant: Madison Brock Limited
Property Description: Pt Lt 1 Con 3 Pts 2-5 40R26764 Pt 40 40R6934 & Pt 2 40R29605
(2480 & 2510 Brock Rd)
FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT.
DATE:April 12, 2018
Front Elevation (Block 5) - Internal Private Road
IrillIII!E11I!117�'� SIS_
Rear Elevation (Block 5) - Internal Private Road
Submitted Street Townhouse Elevations
File No: SP -2017-04, CP -2017-02 and A 07/17
Applicant: Madison Brock Limited
Property Description: Pt Lt 1 Con 3 Pts 2-5 40R26764 Pt 40 40R6934 & Pt 2 40R29605
FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT
Front Elevation - Brock Road Frontage
Rear Elevation - Internal Private Road
PICKERING
City Development
Department
Submitted Stacked Townhouse Elevations
File No: SP -2017-04, CP -2017-02 and A 07/17
Applicant: Madison Brock Limited
Property Description: Pt Lt 1 Con 3 Pts 2-5 40R26764 Pt 40 40R6934 & Pt 2 40R29605
(2480 & 2510 Brock Rd)
FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT.
DATE:April 12, 2018