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HomeMy WebLinkAboutPLN 24-19Report to Planning & Development Committee Report Number: PLN 24-19 Date: November 4, 2019 From: Kyle Bentley Director, City Development & CBO Subject: Zoning By-law Amendment Application A 13/18 Allan Kent Cameron Lot 2 and Part of Block A, Plan 407 (715 Liverpool Road) Recommendation: 1. That Zoning By-law Amendment Application A 13/18, submitted by Allan Kent Cameron, to facilitate the creation of three lots for detached dwellings fronting onto Liverpool Road, be approved, and that the draft Zoning By-law Amendment as set out in Appendix I to Report PLN 24-19 be forwarded to Council for enactment. Executive Summary: The subject lands are located on the east side of Liverpool Road, north of Commerce Street, within the Bay Ridges Neighbourhood (see Location Map, Attachment #1). The applicant is proposing to rezone the subject property to a residential zone category in order to create three lots for detached dwellings fronting onto Liverpool Road. Staff supports the proposed rezoning application as it is consistent with the Bay Ridges Neighbourhood Policies and the Liverpool Road Waterfront Node Development Guidelines. The recommended zoning provisions set out in Appendix I will ensure that the proposed development is in keeping with the established streetscape along Liverpool Road and will be sensitive to the surrounding residential uses. Technical matters will be addressed through the Land Division Approval process. The applicant is requesting the use of the Bonus Zoning policies of the Official Plan, which allow City Council to permit an increase in density not exceeding 25 percent of the permitted density in return for the provisions of specific services, facilities or matters. The applicant is proposing an increase of 1 unit over the permitted maximum density of 2 units. In return for the increased density, the applicant will be providing a community benefit in the amount of $40,000.00 to be used towards the upgrades to Balsdon Park. Staff recommend that Council approve Zoning By-law Amendment A 13/18. The draft by-law is attached as Appendix I and is recommended to be forwarded to Council for enactment. Financial Implications: No direct costs to the City are anticipated as a result of the proposed development. The applicant is requesting the use of the Bonus Zoning policies of the Official Plan for increased density in return for a $40,000.00 contribution to be used towards the upgrades to Balsdon Park. PLN 24-19 November 4, 2019 Subject: Allan Kent Cameron (A 13/18) Page 2 1. Background 1.1 Property Description The subject property is located on the east side of Liverpool Road, north of Commerce Street, within the Bay Ridges Neighbourhood (see Location Map, Attachment #1). The property has an area of approximately 929 square metres with approxima tely 30.5 metres of frontage along Liverpool Road. The property is currently occupied by a vacant, single-storey building formerly used as an accountant’s office, which is proposed to be demolished. A row of mature trees is located along the rear property line (see Air Photo Map, Attachment #2). Surrounding land uses include: 1. North: A residential common element condominium development, presently under construction, consisting of 57 townhouse units and 10 detached dwellings. 2. East: Immediately to the east is the Frenchman’s Bay Ratepayers Memorial Park, and further east are detached dwellings fronting onto Commerce Street. 3. South: Abutting the subject property to the south are two detached dwellings fronting onto Liverpool Road. 4. West: Across Liverpool Road is the Fairport United Cemetery and detached dwellings fronting Commerce Street. 1.2 Applicant’s Proposal The applicant has submitted an application for a Zoning By-law Amendment to rezone the subject property to a residential zone category in order to create 3 lots for detached dwellings fronting onto Liverpool Road (see Submitted Site Plan, Attachment #3). The proposed lots will have minimum lot frontages of approximately 10.0 metres and minimum lot areas of approximately 310.0 square metres. The proposed detached dwellings will be 2 storeys with a building height of approximately 8.4 metres (calculated from established grade to the mid-point of the peaked roof). The detached dwellings will be approximately 225.0 square metres (2,420 square feet) in size. Two parking spaces are proposed for each dwelling unit (one within an attached garage and one on the driveway). The applicant has also revised the conceptual building elevations to ensure that the design of the dwelling units harmonize with the nautical village theme. Key changes to the building elevations include: a mix of siding and masonry brick; inclusion of front porches and second storey balconies; large ground floor windows; and reduction in the roof pitch (see Submitted Conceptual Elevations, Attachment #4). The applicant is requesting to utilize the Bonus Zoning policies of the City’s Official Plan to permit 3 dwellings, whereas the density requirements of the Official Plan permits a maximum of 2 dwellings. In exchange for an additional dwelling unit, the applicant is proposing to provide a community benefit, which is detailed in Section 3.3 of this report. PLN 24-19 November 4, 2019 Subject: Allan Kent Cameron (A 13/18) Page 3 The applicant is proposing to create the new lots through the land severance process with the Region of Durham Land Division Committee. 2. Comments Received 2.1 June 17, 2019 Statutory Public Information Meeting and written submission At the Public Information Meeting on June 17, 2019, a resident expressed concern regarding the proposed increase in density from 2 to 3 residential lots. The resident indicated that the neighbourhood is currently over developed, therefore a maximum of 2 dwellings on the subject lands is preferred. 2.2 City Departments & Agency Comments 2.2.1 Region of Durham  no objections with the rezoning application  any requirements of the Region concerning Regional services, financial and otherwise associated with the development of this property will be addressed through the submission of future consent applications 2.2.2 Engineering Services Department  no objections to the proposed zoning by-law amendment application  technical matters related to grading and drainage, servicing, and street tree planting can be addressed through the Land Division approval process 2.2.3 Durham District School Board  no objections to the proposal  students generated from this development will attend existing neighbourhood schools 2.2.4 Durham Catholic District School Board  no objections to the proposal  students generated from this development will attend Father Fenelon Catholic Elementary School and St. Mary Catholic Secondary School 3. Planning Analysis 3.1 The proposal for three lots for detached dwellings will complement the established character of the surrounding neighbourhood The Official Plan recognizes that the character of an established neighbourhood is reviewed through the consideration of matters such as building height, yard setbacks, lot coverage, access to sunlight, parking provisions and traffic implications. The Official Plan also states that were new development is proposed within an existing neighburhood or established area, City Council shall encourage building design that reinforces and complements existing built patterns such as form, massing, height proportion, positon relative to the street and building area and site ratio. PLN 24-19 November 4, 2019 Subject: Allan Kent Cameron (A 13/18) Page 4 The proposal for 3 detached dwellings will be keeping with the established pattern of development within the surrounding area. The existing zoning for the lands to the west, south and east of the subject property permit detached dwellings with minimum lot areas of 460 square metres and minimum lot frontages of 15 metres. The development to the north is a common element condominium consisting of detached dwellings and townhouse units. The recommended zoning performance standards included in the implementing zoning by-law amendment (see Appendix I, Recommended Draft Zoning By-law Amendment Application) with respect to building setbacks, building height and lot coverage is generally consistent with the existing zoning performance standards within this neighbourhood. The overall massing, height, and scale of the detached dwellings are appropriate for the proposed lot sizes. Furthermore, the proposed three lots will provide a transition between the townhouse units along Liverpool Road to the north and the slightly larger residential lots immediately to the south. The proposal will be consistent with the existing streetscape along Liverpool Road and will complement the existing pattern of development within this neighbourhood. 3.2 The proposal is consistent with the policies of the Bay Ridges Neighbourhood policies and guidelines The Bay Ridges Neighbourhood Policies recognize the subject property as being in the vicinity of the “Liverpool Road Waterfront Node”. The Tertiary Plan of the Liverpool Road Waterfront Node Development Guidelines identifies the lands as Established Built Area of the historic “Village of Fairport”. The guidelines provide direction on the built form of buildings along Liverpool Road by directing new buildings to:  provide high quality landscaping of front yards, large windows on the ground floor, and signage of an appropriate character;  provide enhanced architecture to harmonize with the Great Lakes Nautical Village theme;  be built close to the street without too much variation in setback; and  be designed to allow for the easy conversion of ground floors to accommodate landowners who may want to open commercial-type uses within the buildings. The applicant has refined their conceptual dwelling design to incorporate various architectural details that ensures the proposed dwellings maintain the Nautical Village theme. The proposed architectural details include: front porches and second storey balconies; use of siding and brick, and larger ground floor windows. The proposal is consistent with the Bay Ridges Neighbourhood Policies and the Liverpool Road Waterfront Node Development Guidelines. PLN 24-19 November 4, 2019 Subject: Allan Kent Cameron (A 13/18) Page 5 3.3 The applicant’s request meets the Bonus Zoning provisions of the Official Plan The Pickering Official Plan designates the subject lands as “Urban Residential Areas – Low Density Area” within the Bay Ridges Neighbourhood. The permitted residential density range for Low Density is up to and including 30 units per net hectare. The proposed development will result in a density of 32.3 units per net hectare, which slightly exceeds the maximum permitted density for the subject lands. The applicant has made a request for Bonus Zoning (Density Bonusing) to allow for an additional unit, an approximate 6.7 percent increase in density. On May 27, 2019, Council approved a Bonus Zoning Policy to ensure a consistent and transparent approach when identifying eligible developments and community benefits, calculating the value of the applicant’s contribution towards a community benefit, and negotiating the required Section 37 agreements. The objective of this policy is to implement the Bonus Zoning provisions of Section 16.17 of the Pickering Official Plan, in accordance with Section 37 of the Planning Act, as amended. The City’s Official Plan contains such policy provisions which permit City Council to pass by-laws that grant an increase in height of a building or an increase in density not exceeding 25 percent of the density permitted by the Official Plan providing:  the density or height bonus is given only in return for the provision of spe cific services, facilities or matters as specified in the by-law, such as but not limited to, additional open space or community facilities, assisted or special needs housing, the preservation of heritage buildings or structures, or the preservation of natural heritage features and functions;  when considering an increase in density or height, and allowing the provision of benefits off-site, the positive impacts of the exchange should benefit the social/cultural, environmental and economic health of surrounding areas experiencing the increased height and/or density;  the effects of the density or height bonus have been reviewed and determined by Council to be in conformity with the general intent of the Official Plan, by considering matters such as:  the suitability of the site for the proposed increase in density and/or height in terms of parking, landscaping, and other site-specific requirements;  the compatibility of any increase in density and/or height with the character of the surrounding neighbourhood; and  as a condition of granting a density or height bonus, the City requires the benefiting landowner(s) to enter into one or more agreements, registered against the title of the lands, dealing with the provision and timing of specific facilities, services or matters to be provided in return for the bonus. PLN 24-19 November 4, 2019 Subject: Allan Kent Cameron (A 13/18) Page 6 The City’s Bonus Zoning Policy states that the value of the community benefit contribution is to be a reasonable portion of the increased land value resulting from the increased density. The increased land value is described as the difference in the estimated land value of the property at the original density and the estimated land value at the increased density. The Policy establishes a ‘reasonable portion’ to be a range of 20 to 35 percent of the increase land value as the applicant’s contribution. In support of the additional lot, the applicant has submitted a Land Appraisal Report, prepared by Janterra Real Estate Advisors, dated April 23, 2019, indicating that the additional lot would have an appraised value of approximately $480,000.00. Based on this value, the applicant’s community benefit contribution would range between $96,000.00 and $168,000.00. Two recent developments which applied the provisions of Section 37 of the Planning Act include Madison Liverpool Limited and Stonepay. Madison Liverpool Limited contributed $27,500.00 per additional unit (23.4 percent of the increased value resulting from the increased density) and Stonepay contributed $11,831.82 per additional unit (35 percent of the increased value resulting from the increased density). The Madison Liverpool Limited development consists of 67 dwelling units and the Stonepay development consists of 726 dwelling units. The current proposal submitted by Allan Kent Cameron requests 1 additional dwelling under the bonus zoning provisions resulting in a total of 3 dwelling units. The scale of this proposed development is significantly smaller than the Madison Liverpool Limited and Stonepay developments. Based on previous contributions and the scale of the proposed development, staff propose the applicant contribute $40,000.00 (approximately 11 percent of an increased value resulting from the increased density) to be used towards the purchase of upgraded play structures or a gazebo/shade structure in Balsdon Park. The proposed contribution is less than the minimum 20 percent contribution as required in the Council approved Bonus Zoning policies, but is significantly more on a per unit basis compared to other recently approved developments that have requested a density bonus. As required by the Bonus Zoning policies, it is recommended that the implementing zoning by-law specify that:  the applicant provide a cash contribution to the City in the amount of $40,000.00 to be used towards the upgrades to Balsdon Park; and  the required agreement between the owner and the City will be registered on title of the subject lands and will specify the amount of the capital cash contribution provided by the applicant, and will specify the improvements to be undertaken with the contribution money. PLN 24-19 November 4, 2019 Subject: Allan Kent Cameron (A 13/18) Page 7 3.4 Development matters related to the City will be addressed through conditions of Land Division If Council approves this rezoning application to facilitate the future creation of three lots for detached dwellings, the City will have the opportunity to provide comments and recommend conditions of approval to the Region of Durham Land Division Committee to address development/technical matters such as, but not limited to:  preparing a tree inventory and protection/removal plan, which includes an appropriate compensation plan for the removal of significant vegetation;  removing the existing building;  preparing preliminary lot grading and drainage plans;  reviewing driveway locations and driveway widths;  paying cash-in-lieu of conveying land for park purposes;  preparing a construction management plan;  requiring the applicant to prepare pre-condition surveys of abutting homes; and  entering into a Development Agreement with the City to address any offsite works such as, but not limited to: road restoration; service connections; boulevard restoration; boulevard tree planting; driveway locations and entrances; and construction management and erosion and sediment control. 3.5 Zoning by-law be finalized and forwarded to Council for enactment The applicant is requesting to rezone the subject lands from a “R4” Fourth Density Residential Zone to an appropriate residential zone category to facilitate the proposal. Staff supports the rezoning application, and recommends that a site specific by-law, containing the standards attached as Appendix I to this Report, be finalize and brought before Council for enactment. 4 Applicant’s Comments The applicant has been advised of and concurs with the recommendations of this report. Appendix Appendix I Recommended Draft Zoning By-law Amendment Application A 13/18 Attachments: 1. Location Map 2. Air Photo Map 3. Submitted Site Plan 4. Submitted Conceptual Elevations Appendix I to Report PLN 24-19 Recommended Draft Zoning By-law for Zoning By-law Amendment Application A 13/18 The Corporation of the City of Pickering By-law No. XXXX/19 Being a By-law to amend Restricted Area (Zoning) By-law 2511, as amended, to implement the Official Plan of the City of Pickering, Region of Durham, on Lot 2 and Part of Block A, Plan 407, in the City of Pickering. (A 13/18) Whereas the Council of The Corporation of the City of Pickering received an application to rezone the subject lands being Lot 2 and Part of Block A, Plan 407 in the City of Pickering to permit three lots for detached dwellings; Whereas the Official Plan for the City of Pickering contains provisions related to the authorization of increases in density of development; Whereas pursuant to Section 37 of the Planning Act, a by-law under Section 34 of the Planning Act, may authorize increases in density (or height) of developm ent beyond those otherwise permitted by the by-law in return for the provisions of such facilities, services or matters as are set out in the by-law; Whereas Subsection 37(3) of the Planning Act provides that where an owner of land elects to provide facilities, services and matters in return for an increase in density (or height) of development, the municipality may require the owner to enter into one or more agreements with the municipality dealing with the facilities, services and matters; Whereas the owner of the subject lands has elected to provide the faculties, services and matters hereinafter set out; And whereas the increase in density beyond that otherwise permitted on the aforesaid lands by By-law 2511, as amended, is permitted in return for those provisions of the facilities, services and matters set out in this By-law, and an agreement between will be secured between the owner of the land and the City of Pickering; Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: 1. Schedule I Schedule I attached hereto with notations and references shown thereon is hereby declared to be part of this By-law. 2. Area Restricted The provisions of this By-law shall apply to those lands in Lot 2 and Part of Block A, Plan 407, in the City of Pickering, designated “S4-17” on Schedule I attached hereto. Draft Draft By-law No. XXXX/19 Page 2 3. General Provisions No building, structure, land or part thereof shall hereafter be used, occupied, erected, moved or structurally altered except in conformity with the provisions of this By-law. 4. Definitions In this By-law, (1) “Balcony” means an attached uncovered platform projecting from the face of an exterior wall, including above a porch, which is only directly accessible from within a building, usually surrounded by a balustrade or railing, and does not have direct exterior access to grade. (2) “Bay, Bow, Box Window” means a window that protrudes from the main wall, usually bowed, canted, polygonal, segmental, semicircular or square sided with window on front face in plan; one or more storeys in height, which may or may not include a foundation; may or may not include a window seat; and may include a door. (3) “Building Height” means the vertical distance between the established grade, and in the case of a flat roof, the highest point of the roof surface or parapet wall, or in the case of a gabled, hip or gamb rel roof, the mean height level between eaves and ridges. (4) “Deck” means a raised platform attached to the exterior wall of a building and with direct access from the building and from grade. (5) “Driveway” means that portion of a lot used to provide vehicular access from a roadway to an off -street parking area of loading space located on the same lot as the principal use. On a lot containing a detached dwelling, semi-detached dwelling, street townhouse dwelling back-to-back townhouse dwelling or block townhouse dwelling, the driveway may contain a parking space. (6) (a) “Dwelling” means a building or part of a building containing one or more dwelling units, but does not include a mobile home or trailer; (b) “Dwelling Unit” means one or more habitable rooms occupied or capable of being occupied as a single, independent, and separate housekeeping unit containing a separate kitchen and sanitary facilities; (c) “Dwelling, Detached” means a single dwelling which is freestanding, separate, and detached from other main buildings or structures. (7) “Floor Area – Residential” means the area of the floor surface contained within the outside walls of a storey or part of a storey. Draft By-law No. XXXX/19 Page 3 (8) “Frontage” means that part of a lot that abuts a street measured along the street line. (9) (a) “Lot” means an area of land fronting on a street which is used or intended to be used as the site of a building, or group of buildings, as the case may be, together with any accessory buildings or structures, or a public park or open space area, regardless of whether or not such lot constitutes the whole of a lot or block on a registered plan of subdivision; (b) “Lot Coverage” means the percentage of lot area covered by all buildings on the lot; (c) “Lot Frontage” means the width of a lot between the side lot lines measured along a line parallel to and 7.5 metres distant from the front lot line. (10) “Parapet Wall” means the portion of an exterior wall extending above the roof. (11) “Porch” means a roofed deck or portico structure attached to the exterior wall of a building; a basement may be located under the porch. (12) “Private Garage” means an enclosed or partially enclosed structure for the storage of one or more vehicles, in which structure no business or service is conducted for profit or otherwise. (13) (a) “Yard” means an area of land which is appurtenant to and located on the same lot as a building or structure and is open, uncovered, and unoccupied above ground except for such accessory buildings, structures, or other uses as are specifically permitted thereon; (b) “Front Yard” means a yard extending across the full width of a lot between the front lot line of the lot and the nearest wall of the nearest main building or structure on the lot; (c) “Front Yard Depth” means the shortest horizontal dimension of a front yard of a lot between the front lot line and the nearest wall of the nearest main building or structure on the lot; (d) “Rear Yard” means a yard extending across the full width of a lot between the rear lot line of the lot, or where there is no rear lot line, the junction point of the side lot lines, and the nearest wall of the nearest main building or structure on the lot; (e) “Rear Yard Depth” means the shortest horizontal dimension of a rear yard of a lot between the rear lot line of the lot, or where there is no rear lot line, the junction point of the side lot lines, and the nearest wall of the nearest main building or structure on the lot; Draft By-law No. XXXX/19 Page 4 (f) “Side Yard” means a yard of a lot extending from the front yard to the rear yard, and from the side lot line to the nearest wall of the nearest main building or structure on the lot; (g) “Side Yard Width” means the shortest horizontal dimension of a side yard of a lot between the side lot line and the nearest wall of the nearest main building or structure on the lot; (h) “Interior Side Yard” means a side yard. (14) “Wall, Front” means the wall of the dwelling closest to the front lot line. 5. Provisions (1) Uses Permitted (“S4-17” Zone) No person shall within the lands designated “S4-17” on Schedule I attached hereto, use any lot or erect, alter, or use any building or structure for any purpose except the following: (a) Detached Dwelling (2) Zone Requirements (“S4-17” Zone) No person shall within the lands designated “S4-17” on Schedule I attached hereto use any lot or erect, alter or use any building except in accordance with the following provisions: “S4-17” Zone (a) Number of Lots (maximum) 2 lots (b) Lot Frontage (minimum) 10.0 metres (c) Lot Area (minimum) 305.0 square metres (d) Front Yard Depth (minimum) 6.0 metres (e) Side Yard Depth (minimum) 1.2 metres, and 0.6 of a metre on the other side (f) Rear Yard Depth (minimum) 7.5 metres (g) Building Height (maximum) 9.0 metres (h) Lot Coverage (maximum) 45 percent Draft By-law No. XXXX/19 Page 5 “S4-17” Zone (i) Parking Requirements (minimum) A minimum of 2 parking spaces per dwelling unit for resident, one of which must be provided within an attached private garage (j) Driveway Width (maximum) Maximum driveway width shall not exceed the width of the exterior walls of the private garage (k) Garage Requirements Minimum one private garage per lot attached to the mail building, the vehicular entrance of which shall be located not less than 6.0 metres from the front lot line (l) Interior Garage Size (minimum) Each parking space within a private garage shall have a minimum width of 3.0 metres and a minimum depth of 6.0 metres provided; however, the width may include one interior step and the depth may include two interior steps (m) Garage Projection A maximum of 1.5 metres projection beyond the wall containing the main entrance to the dwelling unit (3) Special Provisions (a) Projections such as window silts, chimney breasts, fireplaces, belt courses, cornices, plasters, 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 of a metre or half the distance of the required yard, whichever is less; (b) Porches and associated stairs not exceeding 1.0 metres in height above established grade may encroach a maximum of 2.0 metres into the required front yard; (c) Balconies not exceeding 3.5 metres in height above grade may encroach a maximum of 2.0 metres into the required front and rear yard; Draft By-law No. XXXX/19 Page 6 (d) Decks and associated stairs not exceeding 1.0 metre in height above grade may encroach a maximum of 2.0 metres into the required front and rear yard provided they are setback 0.6 of a metre from a side lot line; (e) A bay, box or bow window, with or without foundations, having a maximum width of 4.0 metres may encroach into any required yard to a maximum of 0.6 of a metre or half the distance of the required yard, whichever is less. 6. Section 37 Provisions (1) An indexed cash contribution of $40,000.00 to be paid to the City to be allocated towards the necessary upgrades to Balsdon Park; (2) In the event the cash contribution referred to in Section 6.(1) of this By-law has not been used for the intended purposes within 3 years of the By-law coming into force and effect, the cash contribution may be redirected for another purpose, at the discretion of the Director, City Development, in consultation with the Ward Councillor(s), provided that the purposes will benefit the community in the vicinity of the lands; (3) Pursuant to Section 37 of the Planning Act, and subject to compliance with this By-law, the increase in density of the development is permitted beyond that otherwise permitted on the subject lands shown on Schedule I to this By-law in return for the provision by the owner, at the owner’s expense of the facilities, services and matters set out in Section 6.(1) of this By-law and which are secured by one or more agreements pursuant to Subsection 37(3) of the Planning Act that are in a form and registered on title to the lands, to the satisfaction of the City Solicitor; (4) The owner shall not use, or permit the use of, a building or structure erected with an increase in density pursuant to this By-law unless all provisions and obligations in this By-law are met; and (5) Despite Section 5.(2)(a) of this By-law, an additional lot is permitted upon execution and registration on title of a Section 37 agreement pursuant to Section 6.(3) of this By-law. 7. By-law 2511 By-law 2511, as amended, is hereby further amended only to the extent necessary to give effect to the provisions of this By-law as it applies to the area set out in Schedule I attached hereto. Definitions and subject matters not specifically dealt with in this By-law shall be governed by relevant provisions of By-law 2511, as amended. Draft By-law No. XXXX/19 Page 7 8. Effective Date This By-law shall come into force in accordance with the provisions of the Planning Act. By-law passed this XX day of XXXX, 2019. ___________________________________ David Ryan, Mayor ___________________________________ Susan Cassel, City Clerk Draft Draft Liverpool RoadGull Crossing Ilona Park Road Commerce Street S4-17 Clerk Mayor Schedule I to By-Law Passed This Day of i NXXXX/19 XXrd XXXX 2019 30.5m 30.5m30.5m 30.5mDraft Draft Liverpool RoadBrowning Avenue Ilona Park Road Annland Stre e tFron t Road Foxglove Avenue Shearer Lane Balaton AvenueLuna Court Krosno BoulevardDouglas AvenueMonica Cook Place Commerce Street HelenCre s c e n t Pleasant StreetWharf Street Hewson DriveOld Orchard Avenue Broadview Street Progress Frenchman's Bay East Park Balsdon Park Alderwood Park Frenchman's Bay Rate Payers Memorial Park 1:4,000 SCALE: © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.;© Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City Development Department Location Map File: Applicant: Property Description: THIS IS NOT A PLAN OF SURVEY. Date: Sep. 19, 2019 ¯ E SubjectLands L:\PLANNING\01-MapFiles\A\2018\A 13-18 Allan Kent Cameron\A13_18_LocationMap.mxd A 13/18 Allan Kent Cameron Lot 2 and Part of Block A, Plan 407 (715 Liverpool Road) Attachment #1 to Report #PLN 24-19 Liverpool RoadGull Crossing Browning Avenue Ilona Park Road Annland St re e t Bayview Street Fron t Road Foxglove Avenue Shearer Lane Balaton AvenueLuna Court Krosno B oulevardDouglas AvenueMonica Cook Place Commerce Street HelenCre s c e n t Pleasant StreetWharf Street Hewson DriveOld Orc hard Avenue Broadview Street 1:4,000 SCALE: © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.;© Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City Development Department Air Photo Map File: Applicant: Property Description: THIS IS NOT A PLAN OF SURVEY. Date: Sep. 19, 2019 L:\PLANNING\01-MapFiles\A\2018\A 13-18 Allan Kent Cameron\A13_18_AirPhoto.mxd ¯ A 13/18 Allan Kent Cameron Lot 2 and Part of Block A, Plan 407 (715 Liverpool Road) E SubjectLands Attachment #2 to Report #PLN 24-19 6XEPLWWHG6LWH3ODQ &LW\'HYHORSPHQW 'HSDUWPHQW 6HSFULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. $ $OODQ.HQW&DPHURQ$SSOLFDQW 3URSHUW\'HVFULSWLRQ '$7( )LOH1R L ot 2 and Part of Block A, Plan 407 (715 Liverpool Road) L:\Planning\01-MapFiles\A\2019 Attachment #3 to Report #PLN 24-19 L:\Planning\01-MapFiles\A\2019'$7($SSOLFDQW3URSHUW\'HVFULSWLRQ)LOH1RFULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT.&LW\'HYHORSPHQW'HSDUWPHQW6XEPLWWHG&RQFHSWXDO(OHYDWLRQ$$OODQ.HQW&DPHURQLot 2 and Part of Block A, Plan 407(715 Liverpool Road)6HSWAttachment #4 to Report #PLN 24-19