Loading...
HomeMy WebLinkAboutInformation Report 09-18city oi DICKERING Information Report to Planning & Development Committee Report Number: 09-18 Date: June 18, 2018 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Official Plan Amendment Application OPA 18-002/P Zoning By-law Amendment Application A 03/18 Draft Plan of Subdivision Application SP -2018-03 Metropia (Notion Road) Development Inc. South side of Pickering Parkway, west of Notion Road (1842 and 1856 Notion Road) 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding applications for Official Plan Amendment, Zoning By-law Amendment, and Draft Plan of Subdivision, submitted by Metropia (Notion Road) Development Inc., to permit a residential condominium development in the Village East Neighbourhood. This report contains general information on the applicable Official Plan, Zoning By-law 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. 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 at the southwest corner of Pickering Parkway and Notion Road within the Village East Neighbourhood (see Location Map, Attachment #1). The lands have a total area of approximately 3.64 hectares with approximately 398 metres of frontage along Pickering Parkway and approximately 91 metres of frontage along Notion Road. Currently the property is vacant. The site has been disturbed by clearing and filling activities. Most of the subject lands consist of overgrown vegetation. The eastern portion of the site has a man-made pond area, which has been overgrown with non-native vegetation, and a wetland area of approximately 0.37 of a hectare has been identified on the subject lands (see Air Photo Map, Attachment #2). Information Report No. 09-18 Page 2 The surrounding land uses include: North: Across Pickering Parkway is a low density residential neighbourhood consisting of detached homes, and a vacant parcel of land between Marshcourt Drive and Notion Road for which the City has received two separate development proposals for a future commercial development fronting onto Notion Road and 9 Tots for detached dwellings fronting onto Marshcourt Drive. East: Across Notion Road, in the Town of Ajax, is the St. Francis de Sales Catholic Cemetery; an industrial area with outdoor aggregate storage facilities; motor vehicle repair and towing businesses; and recycling services. South & Immediately to the south and west is the Shops at Pickering Ridge shopping West: centre and Blue Sky supermarket, and further south is Highway 401 and the Metrolinx/CN railway corridor. 3. Applicant's Proposal The applicant, Metropia (Notion Road) Development Inc., has submitted applications for official plan amendment, zoning by-law amendment, and draft plan of subdivision to facilitate a residential common element condominium development. The Draft Plan of Subdivision proposes 1 block for residential use, 1 block for open space/parkland and 1 block for a road widening along Pickering Parkway (see Submitted Draft Plan of Subdivision, Attachment #3). Within the residential block, the application is proposing a total of 224 dwelling units consisting of 64 townhouses and 160 back-to-back townhouses (see Submitted Concept Plan, Attachment #4). The applicant is proposing 3 different types of 3 -storey townhouses including 5.5 metre wide street townhouse units, and 6.1 metre and 6.8 metre wide back-to-back townhouse units (see Submitted Front and Rear Building Elevations, Attachments #5 and #6). Primary vehicular access to the development is proposed from Pickering Parkway opposite Beechlawn Drive. A secondary fire access is proposed at the south side of the property connecting to the adjacent commercial parking lot. The internal vehicular and pedestrian circulation consist of a private roadway network having a width of 6.1 metres and 1.5 metre wide pedestrian walkways lining one side of the internal private road system. Pedestrian connections are also provided to the existing transit stops along Pickering Parkway and the intersection of Pickering Parkway and Beechlawn Drive. Two parking spaces (one in a private garage and one in the driveway) will be provided for each dwelling units. Access to the private garages will be from the private road network. Visitor parking spaces are provided at a ratio of 0.19 spaces per unit for a total of 42 spaces at various areas throughout the development. A Low Impact Development (LID) stormwater management tool consisting of permeable materials are proposed for the visitor parking spaces. Information Report No. 09-18 Page 3 The proposed Open Space/Park block, having an area of 0.49 of a hectare, is located at the easterly most area of the subject lands with frontage along Pickering Parkway and Notion Road. This block is proposed to be conveyed to the City of Pickering for parkland dedication. The north portion of the Open Space/Park block is proposed to be programmed with active and passive recreational features including walkways, seating, and play area. The south portion is proposed to accommodate a regional flood plain spillway (see Submitted Park Conceptual Plan, Attachment #7). The applicant is proposing to recreate a wetland on the adjacent commercial property owned by Pickering -Brock Centre Inc. immediately south of the Open Space/Park block as compensation for the loss of a wetland on the subject lands (see Submitted Concept Plan, Attachment #4). The land area associated with the wetland is proposed to be conveyed to public ownership as floodplain and natural heritage system. The applicant is required to submit a Draft Plan of Condominium Application in the future to facilitate a common element condominium development. Based on the submitted concept plan, the possible common element features may include, but are not limited to, the internal private road, the visitor parking areas, community mailboxes, pedestrian walkways and the water meter room. The applicant will create the privately owned townhouse parcels through a process called "lifting part lot control". The proposed development will be subject to site plan approval. 4. Policy Framework 4.1 Durham Regional Official Plan The subject lands are designated as "Living Areas" in the Durham Regional Official Plan. Lands within this designation are predominately intended for housing purposes. In addition, limited office development and limited retailing of goods and services, in appropriate locations, as components of mixed use developments, are permitted. 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. Portions of the subject lands are identified as containing a "Key Natural Heritage and Hydrologic Features" requiring that any proposal for development or site alteration shall demonstrate that there will be no negative effects on key natural heritage or hydrologic features of their functions. The subject property abuts Pickering Parkway and Notion Road, which are both designated as Type 'C' Arterial Roads. Type 'C' Arterial Roads are designed to carry Targe volumes of traffic at moderate to high speeds, have some access restrictions and generally have a right-of-way width ranging from 26 to 30 metres. The applications will be assessed against the policies and provisions of the Regional Official Plan during the further processing of the applications and determine whether the Official Plan Amendment warrants exemption for Regional Approval. Information Report No. 09-18 Page 4 4.2 Pickering Official Plan The subject lands are within the Village East Neighbourhood and are designated "Mixed Use Areas — Specialty Retailing Node". In addition to hotels, special purpose commercial uses such as large format food stores and large format discount stores, limited offices, and community, cultural and recreational uses, this designation also permits limited residential development at higher densities as an integral part of the overall development scheme. The "Mixed Use Areas — Specialty Retailing Node" designation permits a maximum net residential density of over 80 and up to and including 180 units per net hectare, and a maximum floor space index (FSI) is up to and including 2.5 FSI. The applicant has submitted an application for Official Plan Amendment to reduce the minimum net residential density to 70 units per net hectare to facilitate the proposed residential condominium development. The Official Plan identifies a potential Underpass/Overpass connecting Notion Road with Squires Beach Road south of Highway 401. The City of Pickering and Pickering Developments Inc. are undertaking a Municipal Class Environmental Assessment (EA) for a new Highway 401/CN Railway crossing to connect Notion Road to Squires Beach Road. The EA is expected to commence late June or early July 2018. A small portion of the subject lands in the vicinity of Pickering Parkway is indicated as Shorelines and Stream Corridors in the Official Plan. In addition, Pickering Parkway is the south limit of the Flood Plain Special Policy Area. Specifically, the Toronto and Region Conservation Authority (TRCA) has identified the subject lands as being within the spill area of the Regional Storm Floodplain associated with the Duffins Creek. TRCA has also noted that in 2017 a wetland area of approximately 0.37 of a hectare was identified on the subject lands. Details of the applications will be assessed against the policies and provisions of the Official Plan during the further processing of the applications. 4.3 Specialty Retailing Node Development Guidelines In 1999, Council adopted the Specialty Retailing Node Development Guidelines for lands at the northeast corner of the Highway 401/Brock Road interchange which includes the subject lands. The Specialty Retailing Node Development Guidelines establish guiding principles to assist Council in the review of development proposals and the preparation of zoning by-laws in this area. However, these Guidelines focused on commercial development. A City initiated study is underway that will identify a new vision and strategy for redevelopment and residential intensification of the Kingston Road Corridor and the Specialty Retailing Node. Upon completion of the Study in 2019, revisions to the Specialty Retailing Node Development Guidelines will be considered. The applicant's proposal will be reviewed in detail to ensure compliance with the relevant principles of the Specialty Retailing Node Development Guidelines. Information Report No. 09-18 Page 5 4.4 Zoning By-law 3036 The majority of the westerly portion of the subject lands are zoned, "MU -SRN -1" — Mixed Use Specialty Retailing Node One while the easterly portion of the lands are zoned "MU -SRN -1 (H)" — Mixed Use Specialty Retailing Node One — (Holding) within Zoning By-law 3036, as amended. Uses permitted by the MU -SRN -1 zone category include a variety of commercial uses, office, restaurant, hotel, financial institution, assembly hall, and place of amusement or entertainment. The "(H)" Holding provision restricts the easterly most portion of the subject lands, approximately 0.5 of a hectare, for stormwater management purposes until the "(H)" Holding provision is lifted. The requirements to lift the "(H)" Holding provision include: • The making of appropriate arrangements to the satisfaction of the City for the conveyance of lands to the City for the widening of Notion Road for the construction of a Highway 401 overpass, and • The making of appropriate arrangements to the satisfaction of the TRCA and the City for the future management of the Regional Storm flood volumes in the absence of a stormwater facility. Upon removal of the "(H)" Holding provision, the easterly portion of the subject lands may be used for a variety of mixed use specialty retail. The applicant has requested that the subject lands be rezoned to appropriate residential and open space zone categories in order to facilitate the proposed residential common element condominium and park. 5. Comments Received 5.1 Public Comments Nikolas Papapetrou of SmartCentres, owner of the shopping centre north of Pickering Parkway, and Anthony Rossi, representative of CoCo Paving, owner of industrial lands to the east in the Town of Ajax, have requested to be added to the notification list for the subject proposal. 5.1 May 22, 2018 Open House, and Written Comments An Open House meeting was held on May 22, 2018 at the Pickering Recreation Complex, East Salon to allow area residents an opportunity to learn about the proposal, as well as review and comment on the plans that the applicant has submitted. Two households were represented at the meeting. The following is a summary of key concerns and comments that were verbally expressed by area residents at the meeting and written submissions received: • commented that the proposal to build townhouses on the vacant parcel is supported as the property has not been maintained and has become an eyesore • concerned that the proposed development will led to increased traffic using Pickering Parkway worsening the already difficult vehicle turns onto Pickering Parkway from Marshcourt Drive and Beechlawn Drive • concerned that traffic from the shopping centre to the south of the proposed development will increase the traffic using the intersection of Beechlawn Drive and Pickering Parkway, and questioned whether this intersection should be signalized Information Report No. 09-18 Page 6 5.2 Agency Comments Region of Durham • as of the writing of this report, only the following preliminary comments and concerns have been received • a minimum lane width of 6.5 metres and a minimum curve radii of 13.0 metres is required to accommodate municipal waste collection • the submitted Land Use Compatibility Assessment, prepared by Novus Environmental, dated January 16, 2018, is required to be peer reviewed at the applicant's expense Toronto and Region Conservation Authority (TRCA) • no objection to the approval of the Official Plan and Zoning By-law Amendment applications in principal subject to the Open Space/Park block and the lands to be restored as wetland habitat being designated and zoned as open space that has the effect of prohibiting development other than that for parkland, natural restoration orflood control purposes • request that the Open Space/Park block and the lands to be restored as wetland habitat be conveyed to public ownership as floodplain and natural heritage system • TRCA will be in a position to issue conditions of draft plan of subdivision upon satisfactory response to specific technical comments • other technical comments can be dealt with at the detailed design and permitting stage Metrolinx • no objection to the proposal • warning clauses regarding future alterations and expansions of the rail facilities are to be inserted in all development lease/rental agreements • the warning clauses are to indicate that the living environment of the residents may be affected notwithstanding any noise and vibration attenuating measures in the design of the development and individual dwellings • as a condition of approval, the Owner shall grant environmental easements in favour of Metrolinx for operational emissions, registered on title against the proposed residential buildings Durham District School Board • no objection to the development proposal • approximately 100 elementary students could be generated from the proposed development and it is intended that the pupils attend existing schools Durham Catholic District School Board • no objection to the development proposal • students generated from the proposed development will attend St. Monica Catholic Elementary School located at 275 Twyn Rivers Drive and St. Mary Catholic Secondary School located. at 1918 Whites Road Information Report No. 09-18 Page 7 5.3 City Department Comments 5.3.1 Engineering Services The following is a summary of key concerns identified by Engineering Services: • the Owner shall satisfy the City respecting: • all requirements, financial and otherwise, of the City, including the execution of a Subdivision Agreement between the Owner and the City concerning the provision and installation of roads, services, grading, drainage and other local services • the submission of a stormwater drainage and management system to service all the lands in the subdivision, and any provisions regarding easements • 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 • the submission and approval of a Construction Management/Erosion & Sediment Control Plan • additional lands may be required to accommodate a future crossing of Highway 401 at Notion Road; coordination with the Durham Live consulting team is required • revise the pavement width of internal private streets to a minimum width of 6.5 metres • a cross -use easement will be required for internal connectivity to the abutting commercial site to the south • the proposed 1.9 metre wide sidewalk is to be offset 0.9 of a metre from the property line along Pickering Parkway • discrepancies regarding design approaches, data and calculations were found between the Stormwater Management Report, and the Functional Servicing and the Stormwater Management Report (FSSR) are to be addressed • additional details addressing how the terraced retaining wall proposed along Pickering Parkway will be accommodated are required • landscape buffers of a minimum width of 2.0 metres along the south and west lot lines adjacent to the existing commercial plaza, and tree planting within the buffers at maximum spacing of 9.0 metres are required • increase building setbacks/landscape areas at the front of the dwelling units front the private road and Pickering Parkway is required to ensure sufficient area for trees to grow and thrive • the proposed park should front onto, and be open and visible to the proposed development providing a safer and more accessible space for future residents and the existing community • provide a sightline review and traffic signal warrant calculations for the primary site access proposed at Pickering Parkway and Beechlawn Drive • the submitted Traffic Impact Study is to be revised addressing the details of the future Notion Road underpass/overpass of Highway 401 Information Report No. 09-18 Page 8 • the Duffins Creek Floodplain Mapping identifies a portion of the subject site within the area vulnerable to flooding during the Regulatory Storm event (Hurricane Hazel); the riparian storage strategy indicates that the proposed development will be elevated to eliminate the flood risk and the Open Space/Park Block will be graded to provide a regional control dry pond; the City does not accept regional control ponds in City ownership; however, given the unique site specifics the City will accept the proposed strategy, subject to City's design requirements and provided that the proponent can demonstrate availability of the required storage in the Open Space/Park Block • redesign of the stormwater retention area is required utilizing a maximum of 3:1 slope and a 1.2 metre fence at the top of the 3:1 slope as per City of Pickering Standard P-820 • retaining walls must be pre -cast concrete and constructed entirely on the subject property; a 1.2 metre high safety fence will be required on any retaining walls exceeding 1.0 metres in height; walls over 1.0 metres high must be designed by a Professional Engineer • revisions are required to the design of the proposed dry pond as retaining walls are not permitted within dry ponds; reference is to be made to Section 5.4.3 in the City's Stormwater Management Design Guidelines • a functional design of the proposed Low Impact Development (LID) measures is required to confirm feasibility of the proposed strategy • a Stormwater Management Report which outlines a detailed design for the proposed development is required at the detailed design stage, the submitted FSSR is sufficient for the applications for Official Plan Amendment, Draft Plan of Subdivision and Zoning By-law Amendment 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 addressed by the applicant prior to a final recommendation report to Planning & Development Committee. 6.1 Conformity with Provincial, Regional and Local land use policies • assessing whether the proposal is in conformity with the policies of the Regional Official Plan and Provincial Plans • ensuring conformity with the City's Official Plan and Village East Neighbourhood policies, and the pertinent principals of the Specialty Retailing Node Development Guidelines • assessing whether approval of the proposal is premature until preferred options are prepared through the EA process for the future Notion Road overpass/underpass, and whether any additional lands are required to facilitate the construction of the overpass/underpass • assessing the conclusions of the land use compatibility study and the compatibility of the proposed residential use with the heavy industrial uses on the east side of Notion Road in the Town of Ajax • assessing the appropriateness of reducing the minimum net residential density on the subject lands in the context of the Kingston Road Corridor and the Specialty Retailing Node study currently undertaken by the City Information Report No. 09-18 Page 9 6.2 Open Space/Park Block and Wetlands • determining whether the proposed open space/park block, which includes the park and and regional flood spillway, and the recreated wetland should be conveyed into public ownership (and if so, to whom) or remains in private ownership • determining whether the land area dedicated for park purposes is appropriately sized to accommodate play structures in accordance with municipal standards • improving the visibility and accessibility of the proposed park block from Pickering Parkway and from the proposed development • requiring written confirmation from the abutting landowner to the south, Pickering -Brock Centre Inc., allowing the recreation of a wetland on their lands as compensation for the loss of a wetland on the subject lands, and acknowledging that the lands associated with the wetlands will be rezoned to an Open Space zone category • determining whether the TRCA will accept the recreated wetland as compensation for the loss of a wetland on the subject lands if the recreated wetland remains in private ownership and is not conveyed into public ownership 6.3 Site design matters • reviewing site design matters to ensure that the subject lands are not over developed, including but limited to: • requiring a private road to have a minimum width of 6.5 metres • requiring adequate building setbacks from Pickering Parkway and internal private roads to enable suitable areas for soft landscaping and sufficient soil for trees to grow and flourish • requiring an adequate landscape buffer abutting the commercial plaza along the south and west property lines for screening and soft landscaping • requiring north -south mid -block pedestrian connections to Pickering Parkway for convenient pedestrian circulation • evaluating whether a secondary vehicular access point should be provided from Pickering Parkway • evaluating the appropriateness of providing a secondary fire access on the south side of the property connecting to the commercial parking lot • evaluating the design and geometry of the private road network to ensure turning movements can accommodate municipal garbage collections and fire trucks • ensuring that the common spaces proposed are adequate to support snow storage areas, water meter rooms and community mail box areas • requiring visitor parking ratio be provided at a minimum rate of 0.25 spaces per unit 6.4 Other significant matters to be addressed by the applicant • ensuring that Engineering Services comments, (as referenced in Section 5.3.1 of this report, are addressed • ensuring TRCA requirements regarding floodplain and stormwater management are appropriately satisfied • assessing whether any noise attenuation measures/warning clauses are required due to proximity to the heavy industrial uses on the east along Notion Road, the commercial plaza immediately to the south, and the Metrolinx and CN Rail corridors to the south across Highway 401 Information Report No. 09-18 Page 10 • ensuring that the submitted traffic study assumptions are appropriate and satisfactory to Engineering Services and that the traffic study is updated to address traffic signal warrants for the primary site access proposed for Pickering Parkway and Beechlawn Drive The City Development Department will conclude its position on the applications after it has received and assessed comments from the circulated departments, agencies and public. 7. Information Received Full scale copies of the plans and studies listed below are available for online viewing at pickering.ca/devapp or in person at the office of the City of Pickering, City Development Department: • Archaeological Assessment prepared by Archaeological Assessment Ltd., September 15, 2017 • Concept Site Plan prepared by Cassidy and Company, January 18, 2018 • Draft Plan of Subdivision prepared by Weston Consulting, January 2018 • Elevations - Back to Back Townhouses and Traditional Townhouses prepared by Cassidy and Company, January 2018 • Environmental Impact Study prepared by Beacon Environmental, January 2018 • Functional Servicing and Stormwater Management Report prepared by GHD, January 2018 • Hydrogeological Investigation prepared by Exp Services Inc., November 9, 2017 • Land Use Compatibility Assessment prepared by Novus Environmental, January 16, 2018 • Landscape Plan prepared by Terraplan Landscape Architects, January 2018 • Noise Impact Study prepared by Swallow Acoustic Consultants Ltd., January 16, 2018 • Phase One and Phase Two Environmental Site Assessment prepared by WSP, September 25, 2017, and October 16, 2017, respectively • Planning Justification Report prepared by Weston Consulting, dated January 2018 • Preliminary Geotechnical Investigation prepared by Exp Services Inc., November 16, 2017 • Riparian Storage Volume & Floodplain Context Memo prepared by WSP, updated January 16, 2018 • Stormwater Management Report prepared by WSP, January 18, 2018 • Transportation Impact Study prepared by WSP, January 19, 2018 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 Information Report No. 09-18 Page 11 • 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 or makes a decision on the draft plan of condominium • any member of the public who wishes to be notified of Council's decision regarding this proposal must request such in writing to the City Clerk 8.2 Regional Approval Authority • the Region of Durham may exempt certain local official plan amendments from Regional approval if such applications are determined to be locally significant, and do not exhibit matters of Regional and/or Provincial interest • the Region has not yet made a decision on whether the Official Plan Amendment is exempt from Regional approval 9. Owner/Applicant Information The owner of the property is Metropia (Notion Road) Development Inc. and is represented by Ryan Guetter, Weston Consulting. Attachments 1. Location Map 2. Air Photo Map 3. Submitted Draft Plan of Subdivision 4. Submitted Concept Plan 5. Submitted Front and Rear Building Elevation — 5.5 metre wide Street Townhouses 6. Submitted Front Building Elevations — 6.1 metre wide and 6.8 metre wide Back -to -Back Townhouses 7. Submitted Park Conceptual Plan Prepared By: l Debor Princ Approved/Endorsed By: MCIP, RPP Catherine Rose, MCIP, RPP PI nner, Development Review Chief Planner Nil-sh Surt , MCIP, RPP Manager, Development Review & Urban Design DW:Id Date of Report: June 1, 2018 Attachment #.�_to Inf^rmatinn Rpnnrt# 1 , I J✓ Bainbridge Drive nI j II bury Court 'ere Court Subject Lands Pickering Parkway m n) m c 0 U U 0 0 11 ••.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•1 •.•.•.•.•.•.•.•.•.•1•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•. •.•.••..•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•., ►••. ..............�.�..�.�.�.�.�.�.�.�.�.�.�.�. •, ►•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•., *•••• . .... .......�.�.�.�.�.�.�.�.�.�.�.�.�.�.�., Pm' co m 0 c 0 0 Z Town of Ajax oea\I A0\ Proposed Recreated Wetland i 0 0 0 0 co 0) m a) 0 C44 Location Map File: OPA 18-02/P, A 03/18 & SP -2018-03 PICKERING City Development Department Applicant: Metropia (Notion Road) Development Inc. Property Description: Part of Lot 17, Concession 1, Now Part Lots 1, 2 and 3, 40R-11413 (1842 & 1856 Notion Road) Date: Jun. 01, 2018 9 fha Corporaton of the City of Plckenng Produced On part) under license from: 0 Queens Pd., Orta no Mn sty of Natural Resources. All rights reserved.,® Her Molest,/ the Queen in Right of Canada. De padrnert of Hahnl Resources. AA dghfs reserved,; 0 Tenant Enterprises Inc. and its suppliers all rfghts reserved.; 0 Municipal Property Assessment Corporatonard ils sLMp)ers al dgtts reserved.; SCALE. 1.5,000 THIS IS NOT A PLAN OF SURVEY. Attachment to Information Report# i •frT �� i .t! IlWjw.! alik 44,N ANL Mal Pickering}ParkwASk tit Ir. • - Y] -77 i ! • + _ 7 rr..'r ,• 11. y - <tr : ;1' ' i1 1 .rr.141 /j . fits Air Photo Map File: OPA 18-02/P, A 03/18 & SP -2018-03 o/ PICKERING City Development Department Applicant: Metropia (Notion Road) Development Inc. Property Description: Part of Lot 17, Concession 1, Now Part Lots 1, 2 and 3 40R-11413 (1842 & 1856 Notion Road) Date: 01, 2018 0 The Corporetlon of the City of Pickenno Produced On part)under license from:Otkeens Pnrter, Orient,/Ansby al Nattal Resotsces. Alll, hQM.I5 reserved .0 Her Majesty the OIn Right of Canada, Departnert of Natural Resources. Al deft reserved 0 Teranet Enterprises Inc. and its supple], all rights reserved.; 0 Municipal Property Assessmert Coryoretlonard Hs staplers a1 n914 reserved; SCALE: 1:5,000Jun. THIS IS ROT A PLAN OF SURVEY. • PART 4. PLAN 40R-9576 � BLK. 3 PART 6, PLAN 40R-977➢ PARr4 �1 'RISADVI0ENING PART 7, PLAN 40R-5779 `I (BY BY -LA W Na 2625/87 AND 211/85) I yp y,,,—�, �. FOR 26 m R.O.W. =, 1 - - - —x. I 14. v i �kw r'll BLOCKI 0!8 TOWNHOUSES ✓ . i 224 UNITS ▪ P 3.1352 ha LL PICKERING PARKWA Y LOT 17 PARr !, PIAT 40R -29a10 saaxcr 70 AN FASO ) AS W kSOWENT hG 591612127 Ky.. CONCESSION Crib °i PICKERING City Development Department Submitted Draft Plan of Subdivision 2023 1 OPEN SPACE BLOCK2 OPEN SPACE/PARK 0.4847 ha File No: OPA 18-002/P, SP 2018-03, A 003/18 Applicant: Metropia (Notion Road) Development Inc. Property Description: Part Lot 17 Concession 1, Now Part Lots 1, 2 and 3 40R11413 FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: May 14, 2018 o g a Pickering PAwy SITE ELEMENTS O PERMEABLE VEHICULAR PAVERS © DECORATIVE VEHICULAR UNIT PAVERS © IMPROVED PUBLIC STREETSCAPE - 2.0m sidewalk - Street tree plantings D1 PARK / OPEN SPACE - Refer to L-100 for Park Enlargement Plan n PROPOSED WETLAND E DECORATIVE BUFFER / 2.0m HIGH PRIVACY FENCE ® ENHANCED ENTRANCE • - Pillars / signage walls ierk PICKERING City Development Department Submitted Concept Plan File No: OPA 18-002/P, SP 2018-03, A 003/18 Applicant: Metropia (Notion Road) Development Inc. Property Description: Part Lot 17 Concession 1, Now Part Lots 1, 2 and 3 40R11413 FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: May 2, 2018 1111t 111111111111 1111'1 111111111111I111111 Ring _ II III 111111III'IIIII!II IIIIII 1111111 ti ..Y _ = 1•- :::111Z3 LEM FRONT ELEVATION - 5.5M TRADITIONAL TOWN • 1 - TM L...J =_ 1 11111111111111 REAR ELEVATION - 5.5M TRADITIONAL TOWN 04 PICKERING City Development Department Submitted Front and Rear Building Elevations - 5.5 metre wide Street Townhouses File No: OPA 18-002/P, SP 2018-03, A 003/18 Applicant: Metropia (Notion Road) Development Inc. Property Description: Part Lot 17 Concession 1, Now Part Lots 1, 2 and 3 40R11413 FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: May 14, 2018 1 - TM L...J =_ 1 11111111111111 REAR ELEVATION - 5.5M TRADITIONAL TOWN 04 PICKERING City Development Department Submitted Front and Rear Building Elevations - 5.5 metre wide Street Townhouses File No: OPA 18-002/P, SP 2018-03, A 003/18 Applicant: Metropia (Notion Road) Development Inc. Property Description: Part Lot 17 Concession 1, Now Part Lots 1, 2 and 3 40R11413 FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: May 14, 2018 - 0111fflip E•4=, =..-......... ••4•=3.-.. :-_---=.--_-17—."..'il 111111 1111111111 r -X IIIIIIIIIIIIIIIIII1 7=--- ,...........1_... ' "• • • • . kg • ••• • •• ; — 71.1"411111M'ill I' .....paimimierm...ilmom.AMMIEP --- --......-.....--........... .' = o... o 1.m o• -co ".--.. - '- =....-=.. =_.,,M =---.--,".Z _111111 11111 11111111 1111111 1-.111111111 111111171:271 11111 11111111 ;-1----- 11117111 :,;: 1111 i":2----- — - - " I i i " .' r. E--.- -...""--tr---..,........-m...‘,..r.aw..=== ................. a... -•k. ........,„,—......................L..................--ir....-Q..........—...,m,..w.,...... --- imirmarimemnff 1,,,ffmrt Rem... I MILINEMWW IF011111.4111111 ir"W"gi -.Ea: Z.M.7,7. *"" MI "2272 lEv- =i = .:1-.1:' *F.' ...74.-,_ L Nis !E: ma olio =-=;--7 - evirp--- len emil= - :47E- _ lom i:A no fr,;;;.:91 om gm ma mil -,-1 _ imi":_•-i iims imi,-.5 •=1 -I-d1.0 Imo kls- I FRONT ELEVATION - 6.1M BACK-TO-BACK TOWN IMMO!). i mmui- 11111111111111111111111111111111 11111111 111111 to r•-,7 EA= s-1111 I • • ...y.1111111•11111MIMFE 1111111111111M1k.;7; 11- mummi igiVAIERNEZE igaI1iiU. -I:11111111101111111111 11111111111111111111: FRONT ELEVATION - 6.8M BACK-TO-BACK TOWN cdri PICKERING City Development Department Submitted Front Building Elevations - 6.1 metre wide and 6.8 metre wide Back -to -Back Townhouses File No: OPA 18-002/P, SP 2018-03, A 003/18 Applicant: Metropia (Notion Road) Development Inc. Property Description: Part Lot 17 Concession 1, Now Part Lots 1, 2 and 3 40R11413 FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: May 14, 2018 Pickering Pkwy. 0 ti •-frt :; fir' _ } `. 0 r SITE ELEMENTS [Aj PARA ACCESS [el WALKWAY [C] DEMNG [D] GROUP SEATING EL ELUSH CINE C BERM ai SHARE IBES [H1 PLAY SURFACE. [J] SEATING mu [j] RELD/PLAY AREA • STAN ACCESS TGFnID E MWITEHi1lcE ACCESS TO RED • HA11JRQJED, VEGETATED SLOPE gi RETAINING WALL (] ACONS1C BARRIER T wo 3 r. 3 o CD 701CD 0 0 *Li 0O y Submitted Park Conceptual Plan city °I' P1CKERING City Development Department File No: OPA 18-002/P, SP 2018-03, A 003/18 Applicant: Metropia (Notion Road) Development Inc. Property Description: Part Lot 17 Concession 1, Now Part Lots 1, 2 and 3 40R11413 FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: May14, 2018 wo 3 r. 3 o CD 701CD 0 0 *Li 0O y