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HomeMy WebLinkAboutInformation Report 11-2064 4 DICKERING Information Report to Planning & Development Committee Report Number: 11-20 Date: August 10, 2020 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Zoning By-law Amendment Application A 04/20 Ann Harbour Estates Ltd. Part Lot 22, Range 3 B.F.C.; Now Part 1, 40R-20148 (631 Liverpool Road) 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding an application for Zoning By-law Amendment, submitted by Ann Harbour Estates Ltd., to permit a permanent private school use and four apartment dwelling units. This report contains general information on the applicable Official Plan and other related policies and identifies matters raised to date. This report is intended to assist members of the public and other interested stakeholders to understand the proposal. The Planning & Development Committee will hear public delegations on the application, ask questions of clarification, and identify any planning matters. This report is for information and no decision is being made at this time. Staff will bring forward a recommendation report for consideration by the Planning & Development Committee upon completion of a comprehensive evaluation of the proposal. 2. Property Location and Description The subject property is located on the east side of Liverpool Road, south of Wharf Street within the Bay Ridges Neighbourhood (see Location Map, Attachment #1). The property has an area of approximately 0.11 of a hectare with approximately 18 metres of frontage along Liverpool Road. The property currently contains a 3 -storey mixed-use building with a total gross floor area (GFA) of approximately 950 square metres. The existing uses within the building include a temporary private school occupying the basement and ground floor; a dwelling unit and an accessory dwelling unit occupying the second and third floors. Twenty parking spaces are located at the rear of the property, and vehicular access is provided from Liverpool Road. Surrounding land uses include (see Air Photo Map, Attachment #2): North: To the north are detached dwellings fronting Liverpool Road and Wharf Street. West & To the west and south is the Nautical Village development consisting of live -work South: units fronting Liverpool Road. East: To the east is the Provincially Significant Frenchman's Bay Coastal Wetland Complex (also referred to as Hydro Marsh). Information Report No. 11-20 Page 2 3. Previous Minor Variance Approval to permit a private school on a temporary basis On August 22, 2018, the Committee of Adjustment approved Minor Variance Application P/CA 29/18 to permit a private school on a temporary basis for a period of 2 years, subject to the following conditions: a. That the variance for a private school shall only be approved for a temporary period of 2 years (expiring on August 22, 2020). b. That the variance for the private school shall only be permitted to operate within the ground floor and basement of the existing mixed-use building as illustrated on the approved site plan, dated February 9, 2018. c. That the private school shall be limited to a maximum gross leasable floor area of 335 square metres. d. That the private school shall not exceed a maximum of 50 students. e. That the private school shall be permitted to operate from September 1St to July 1St between the hours of 7:00 am and 6:00 pm. f. That no other non-residential uses be permitted to operate on the subject property concurrent to the hours of operation of the private school as noted in Condition e) above. g. That failure to comply with and maintain the conditions of the Committee will render the approved variance null and void. h. That the operator of the proposed private school shall make arrangements to use passenger vans for transportation of students whenever possible, to minimize the amount of vehicular movement required for access and egress. 4. Applicant's Requested Amendments The applicant has submitted a rezoning application to permit a permanent private school use with a maximum of 50 students and 4 rental apartment dwelling units. No additional floor area is proposed through this application (see Approved Site Plan, Attachment #3). The private school is presently operated by the Montessori Learning Centre with 6 staff members and a current enrollment of 43 students. The school operates from 9:00 a.m. to 4:30 p.m., and services grades 4 to 8. The private school will have 2 classrooms, 1 in the basement with a maximum occupancy of 20 students and the second classroom on the ground floor with a maximum occupancy of 30 students (see Submitted Floor Plans, Attachments #4 and #5). The proposal includes the conversion of the existing dwelling unit and the accessory dwelling unit into 4 apartment dwelling units. Pedestrian access to the units is provided from 2 common corridors/stairwells and an elevator. The second and third floors will each have 2 apartment dwelling units ranging in size between 111 square metres and 187 square metres (1,105 square feet to 2,016 square feet). A total of 282.5 square metres (3,041 square feet) of shared outdoor amenity area is provided on the roof of the building for both the private school and the occupants of the dwelling units (see Submitted Floor Plans, Attachments #6, #7 and #8). Information Report No. 11-20 Page 3 The operator of the private school currently provides a shuttle option from remote locations to pick-up and drop-off students at the school property. This shuttle contributes to limiting additional traffic during drop-off and pick-up times along Liverpool Road. The applicant proposes to maintain the existing number of parking spaces, which exceeds the minimum required spaces. The parking requirements within Zoning By-law 2520, as amended, for the proposed uses are as follows: 5. Policy Framework 5.1 Durham Region Official Plan The Region of Durham Official Plan (ROP) designates the subject lands as "Living Areas". The "Living Areas" designation shall be used predominately for housing purposes. The plan also states that lands within the Living Areas designation shall be developed in compact form through higher densities and by intensifying and redeveloping existing areas. In the consideration of development applications in "Living Areas", regard shall be had for the intent of the ROP to achieve a compact urban form, including intensive residential, office, retail and service and mixed uses along arterial roads. The applicant's proposal conforms to the policies and provisions of the ROP. 5.2 Pickering Official Plan The subject property is designated as "Urban Residential Areas — Low Density" within the Bay Ridges Neighbourhood. The property is further identified as being within the Liverpool Road Corridor within the Liverpool Road Waterfront Node. Lands within the Liverpool Road Corridor are restricted to uses including retailing of goods and services, restaurants, offices, and community, cultural and recreational uses, to serve the tourist, recreational, boating and other community needs. Lands within the Liverpool Road Corridor are permitted the establishment of residential uses up to a maximum of 55 units per net hectare, subject to the condition that the design and construction of the ground floors facing the street are to be easily converted to accommodate a range of uses, including the retailing of goods and services, and offices, by incorporating the Ontario Building Code construction requirements applicable to commercial uses. The proposal will result in a residential density of approximately 36.4 units per hectare. Details of the rezoning application will be assessed against the policies and provisions of the Official Plan during the further processing of the application. Parking Ratio Required Parking Spaces Multiple Family Vertical (apartment dwelling unit) 1.75 spaces per dwelling unit for occupants and visitors 7 parking spaces Private School 1.0 space per 10 students, plus 1.0 space for each staff 11 parking spaces Total Required parking to be provided on-site 18 spaces Existing Parking on-site 20 spaces (including one accessible parking space) 5. Policy Framework 5.1 Durham Region Official Plan The Region of Durham Official Plan (ROP) designates the subject lands as "Living Areas". The "Living Areas" designation shall be used predominately for housing purposes. The plan also states that lands within the Living Areas designation shall be developed in compact form through higher densities and by intensifying and redeveloping existing areas. In the consideration of development applications in "Living Areas", regard shall be had for the intent of the ROP to achieve a compact urban form, including intensive residential, office, retail and service and mixed uses along arterial roads. The applicant's proposal conforms to the policies and provisions of the ROP. 5.2 Pickering Official Plan The subject property is designated as "Urban Residential Areas — Low Density" within the Bay Ridges Neighbourhood. The property is further identified as being within the Liverpool Road Corridor within the Liverpool Road Waterfront Node. Lands within the Liverpool Road Corridor are restricted to uses including retailing of goods and services, restaurants, offices, and community, cultural and recreational uses, to serve the tourist, recreational, boating and other community needs. Lands within the Liverpool Road Corridor are permitted the establishment of residential uses up to a maximum of 55 units per net hectare, subject to the condition that the design and construction of the ground floors facing the street are to be easily converted to accommodate a range of uses, including the retailing of goods and services, and offices, by incorporating the Ontario Building Code construction requirements applicable to commercial uses. The proposal will result in a residential density of approximately 36.4 units per hectare. Details of the rezoning application will be assessed against the policies and provisions of the Official Plan during the further processing of the application. Information Report No. 11-20 Page 4 5.3 Zoning By-law 2520, amended by By-law 5938/02 The subject lands are currently zoned "MU -13" within Zoning By-law 2520, amended by By-law 5938/02, which permits a mix of uses including bed and breakfast; business and professional offices; club; day nursery; personal service shop; retail store; restaurant — type A, and a detached dwelling along with an accessory dwelling unit. In addition to the list of permitted uses, in 2015 the Committee of Adjustment approved Minor Variance Application P/CA 94/14 to permit a commercial school on the subject property. As noted in Section 3 of this report, on August 22, 2018, the Committee of Adjustment approved Minor Variance Application P/CA 29/18 to permit the existing private school on a temporary basis for a period of 2 years. The applicant is seeking a site-specific exception to permit a permanent private school and a maximum of 4 apartment dwelling units. 6. Comments Received 6.1 Residents Comments As of the writing of this report, no comments have been received from the public. 6.2 Agency Comments 6.2.1 Region of Durham — Planning Department As of the writing of this report, no comments have been received from the Region of Durham Planning and Economic Development Department. 6.3 City Departments Comments 6.3.1 Engineering Services As of the writing of this report, no comments have been received from Engineering Services. 7. Planning & Design Section Comments The following is a summary of key concerns/issues or matters of importance raised to date. These matters, and others 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: • ensuring conformity with the Bay Ridges Neighbourhood policies, and the Liverpool Road Waterfront Node Development Guidelines; • reviewing the appropriateness of locating the outdoor amenity area on the roof of the building to ensure surrounding properties are not adversely impacted by noise, privacy and overlook; • ensuring the conditions imposed by the Committee of Adjustment are included in the site-specific zoning by-law amendment or an amending site plan agreement; • ensuring sufficient on-site parking is provided for the proposed mix of uses; and • ensuring the traffic generated by the proposed mix of uses will not impact the operation of Liverpool Road and the intersection of Wharf Street and Liverpool Road. Information Report No. 11-20 Page 5 Further issues may be identified following receipt and review of comments from the circulated departments, agencies and public. The City Development Department will conclude its position on the application after it has received and assessed comments from the circulated departments, agencies and public. 8. Information Received Full-scale copies of the plans and studies listed below are available for online viewing at pickering.ca/devapp or in-person by appointment at the office of the City of Pickering, City Development Department: • Planning Rationale Report, prepared by RAI Architect Inc., dated March 16, 2020 • Site Plan, prepared by RAI Architect Inc., dated March 18, 2020 • Site Screening Questionnaire • Traffic Review, prepared by GHD, dated March 16, 2020 9. Procedural Information 9.1 General • written comments regarding this proposal should be directed to the City Development Department; • oral comments may be made at the Electronic Statutory Public Meeting; • all comments received will be noted and used as input to a Planning Report prepared by the City Development Department for a subsequent meeting of Council or a Committee of Council; • any member of the public who wishes to reserve the option to appeal Council's decision must provide comments to the City before Council adopts any by-law for this proposal; and • 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. 10. Owner/Applicant Information The owner of the property is Ann Harbour Estates Ltd. and is represented by RAI Architects Inc. Attachments 1. Location Map 2. Air Photo Map 3. Approved Site Plan 4. Submitted Floor Plan: Basement 5. Submitted Floor Plan: First Floor 6. Submitted Floor Plan: Second Floor 7. Submitted Floor Plan: Third Floor 8. Submitted Floor Plan: Roof Information Report No. 11-20 Page 6 Prepared By: Approved/Endorsed By: Felix Chau Planner I NileshSurti, MCIP, RPP Manager, Development Review & Urban Design FC:NS:Id Date of Report: July 22, 2020 44, Catherine Rose, MCIP, RPP Chief Planner Commerce Street Wharf Street i -o f0 0 0 0 0 Broadview Street Annland Street Alderwood Park Beachfront Park Subject Lands N C4 4 Location Map File: A 04/20 PICKERING City Development Department Applicant: Ann Harbour Estates Ltd. Property Description: Part Lot 22, Range 3 B.F.C.; Now Part 1, 40R-20148 (631 Liverpool Road) Date: Apr. 17, 2020 O The Corporation of the Qty of Plckenng Produced(in part) under l ioense from. O 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.; SCALE. 1.3,000 THIS IS NOTA PLAN OF SURVEY Attachment #1 to Information Report 11-20 L:\PLANNING\01-MapFiles A\202MA 04-20 Ann Harbour Estates Ltd \A04_20 LocationMap. mxd Attachment #2 to Information Report 11-20 iuuiim® iir MEMO IT1Plita1giilircl Commerce Street .01 r•r• r Broadview Street Iffillillit ;NOM Air Photo Map Ibimailiniti Annland Street 1 Wharf Street N 0 73 rlifiaL 43 EL. UM EUM =MA >E. Cd# 4 Air Photo Map File: A 04/20 PICKERI NG City Development Department Applicant: Ann Harbour Estates Ltd. Property Description: Part Lot 22, Range 3 B.F.C.; Now Part 1, 40R-20148 (631 Liverpool Road) Date: Jul. 09, 2020 © e Corporation of the Cdy o Pmkenng Produced Qn part) under hcenserrom:© Queens Footer, Ontano MInstry of Natural Resources. All rgtits reserved.;© Her Majesty the Queen In Right of Canada, Department of Natural Resources. Al rights reserved., ©Teranet Enterprises Inc. and 0s supplers all rights reserved.,© Municipal Property Assessment Corporation and 05 suppliers all rg h5 reserved, SCALE: 1.3,000 SJ THIS IS NOT A PLAN O F SURVEY. • LPLANNING\01-MapFllestA2020)A. 04-20 Ann Harbour Estates Ltd )A04_20_AlrPhoto.roxd Attachment #3 to Information Report 11-20 MAINTAINEDIOC BOARD FENCE TO BE 631U'SRPOOL R090R OF— 4 -STOP. SWOg�^m WRING CONSTRUCTOR EX Roma 510N ED .COMING FENCE BOPG9 PBC o.xoa 0 71' 15' "NO SIGN CONC. CURB STOPS (TVP.) o.s5o is E : O. , 3E48 3056 J SOA N]1'3]'S0"E c x o LoO.S Y % �LLo I I-_7. '� OE ITHNIC,E '9NGLE LANE 1 ,--mff OF ASPHALT _ Y �� 12. STOP o o o 2.80 .HiaEH'MRE FF rvc: CWC an TRAFFIC $ PROCEED WTN '1 ASPHALT ORIVEWAT FAS NETEP _ 0.C. > _.._CaiC. CURB „. TePICN , OMB CA EOH' SIGN RF DEPT_ ASPS Fl . / CU.o CENTRE PTO. UNE \ i Al_ / �/ [v >haEPrzrr¢ ° .. -rte STE ED ai .Y • 3285 tr.: M ' 4.59 \ \ NI\ CUM sTURP ODDS ! 387 808186 RECYCLE O,,1 \ o LINE OF BLDG ASPHALT PARNN5 AREA BOYil— — EDGE OF ASPHALT — �� \ IO EXIO I xN 3 ENCLOSUREIllak 0 \ STOREY Nid 15,26 SETBACK 1., it / MIMING I 1.65 4.00 BARRIER Fl18 20.78 Ps. O PI rld rc& Z T 274 REL. = 79.55 REL. = ]8.55 *pm X SOYA \ Om ._ ( �. 1.99 DIKE POSTS. _ — m COVERED PORCH 5 LAN160AP O,C. Z Cr (4 TOTAL) _ 521 \ s m B.F. SIGN. SFE BErAIL MA a \\\\ . 9111 -- •iv DE, . nn... •-•-) L CWC. BARRER N 72'40 20 E CURB PHASE 1 K 60.03 0 APPROVED FOR SPA PHASE 2 REZONING PHASE 29 — IS • - rH\ L. r' ' 00e , � 42ID AND 3RD FLOd19 ABM PARKING 2ND AND 3RD FLOORS ABOVE PARKING 0 NEW 2ND AND V 5 3RD STOREY -i ADa110N {ABOVE 1.90. PARKING) SITE STATISTIC. ZONING CATEGORY: 11013 631 LIVERPOOL ROAD, PICKERING ONTARIO GROSS FLOOR AREA (m2): atm=NO FLOOR SECOND FI OCR 711100 FLOOR TOTAL AL/DRESS: LOT AREA: = 1107.5 m2 (11,921.1 >p./N.} 0 PHASE 1 E%ISTNG BUILDING 238.94 262.89 223.67 725.5 0 PHASE 2P NEW ADDITION 0 134.48 90 224.48 LANDSCAPED OPEN SPACE: = 8.898 OF LCT AREA (2nd & 3851) �y7� PLAN TOTAL 238.94 397.37 313.67 948.98 .171EN DIMMING COVERAGE: = 21.6% OF LOT AREA GFA: - 907.14 m2 (INCLUDES 1sT, 2nd AND 3rd FLOORS) I .seiSCALE 1'175 ® PROPOSED OCCUPANCIES - 2 STOREY ASSEMBLY (PRIVATE SCHOOL) BASEMENT/GROUND FLR. : ' 334.87 m2 (INCLUDES 111 FLOOR AND BASEMENT) max. 2. 1 STOREY SINGE APARTMENT (RESIDENTAL) SECOND FLOOR PARKING REQUIRED: PARKING PROYI DEO: 2A 1 STOREY SINGLE APARTMENT (RESIDENTAL) THIRD FLOOR 50 STUDENTS O 1 SPACE PER 10 STUDENTS - 5 SPACES 13 SPACES PROVIDED FOR COMMERCIAL 6 STAFF 19 1 SPACE PER STAFF = B SPACES 7 SPACE PROVIDED FOR RFSIOFNTIAI (TOTAL NUMBER OF THE APARTMENT - 4) 4 DWELLING UNITS O 1 75 PER UNIT = 7 SPACES 20 SPACES PROVIDED INCLUO. 1 B.F. SPACE - 111% OF REVD TOTAL REQUIRED - 18 SPACES Approved Site Plan City 4 File No: A 04/20 P I C K E R I N G Applicant: Ann Harbour Estates Ltd. Property Description: Part Lot 22, Range 3 B.F.C.; Now Part 1, 40R-20148 City Development (631 Liverpool Road) Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: July 21, 2020 L:\Planning\01-Map F i les\A\2020 Attachment #4 to Information Report 11-20 L:\Planning\01-Map F i les\A\2020 M114 • SPRINKLER/NI IELHACAL - IMI LOVER U. 4 - _ ;.• _. _ " {"9"d I ; \ Vmar 'N'' 7— _ 0110 CLOSET RD C�P — - _ --- __.11 CORRIDOR III • CORRIDOR No 2 "TA1R Not SLY tt LOCKER ROOM IO .• OVERAll AREA -21281 SIT 411 PANTRY (2.29o58 S. r.) L WWI PRIVATE SCHOOL No.2 Top of DATUM o -11'11. -0" t Ro cR CDR�I . ,,= _/ tom_.. -' "i tllull1 ELEVATOR- • RECEPION I 1 c4WmoL:9105 €I CLOSET . ELEVATOR ✓ I B101 O O d :.1 Submitted Floor Plan: Basement C`t2 4 File No: A 04/20 P I C K E R I N G Applicant: Ann Harbour Estates Ltd. Property Description: Part Lot 22, Range 3 B.F.C.; Now Part 1, 40R-20148 City Development (631 Liverpool Road) Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: July 21, 2020 L:\Planning\01-Map F i les\A\2020 Attachment #5 to Information Report 11-20 L:\Planning\01-Map F i les\A\2020 1= CORR .2 RISHIMEDMMORMF L am nb.1 mu V I _ \ MP. IMA • ]M94 SM .9 I' ' ® BCYB 3/5 -c Submitted Floor Plan: First Floor CelY 4 File No: A 04/20 P I C K E R I N G Applicant: Ann Harbour Estates Ltd. Property Description: Part Lot 22, Range 3 B.F.C.; Now Part 1, 40R-20148 City Development (631 Liverpool Road) Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: July 21, 2020 L:\Planning\01-Map F i les\A\2020 Attachment #6 to Information Report 11-20 LAPlanning a p F i l e s W \2020 _ o VANC li ROW 11 OYER NCLOSET O PETRO II 1�11 k ' W Ix i -- ---- PANTRY 0.0511 I _. III10 II . IhRCXPAICAL I L________::_' �lui1ll�_ :,4'''L �I _____ - --------- luurur _ BCH 6 (TO, or SLAB) AREA=2016 S.F. , cam® \ J I \'-..-.-J . II'I 11 1 LAUNDRY Not xo1 r..� .� H03 No \ B41N No,3 \ III LI .C. 4-4 I I o - I= Nn. Lei JUL��1ll�1t� -VI Epm"� �v �, lt wAvr NEON - _ , I i il -- r u . No.1 BEDROOM UNIT #2 NoCAM �- I AREA=1195 S.F.11 MG O xa, o I a "m¢EUN 1- 1 I " �� MI Ka Na.n" i 20.I ECNOON xos ® REM x® . [, -I %COIIO FLOOR RAU Al2; evxe ;: _ .. Submitted Floor Plan: Second Floor C`t2 4 File No: A 04/20 P I C K E R I N G Applicant: Ann Harbour Estates Ltd. Property Description: Part Lot 22, Range 3 B.F.C.; Now Part 1, 40R-20148 City Development (631 Liverpool Road) Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: July 21, 2020 LAPlanning a p F i l e s W \2020 Attachment #7 to Information Report 11-20 L:\Planning\01-Map F i les\A\2020 DM& NCOIAI� G Em - —— _- — M.h -_ I - --_ -- -o =-___-__ �����■�■■ ---------- -- ,_,__ - _ rmeR a __ YA q Jl MryE ;IG1 ... • HIn oA(Top - Zr-,o' UNIT 3 °') i AREA=1786 S.F. 0 110' NO AIMED BM I 106 I COMM aemoaM rel s 6 Ai H 0 Hod Ir - MTh No.3 _ .—. Y- Ib1 � ® Mal S , Na, o al � _ MI6 RM.KIV - 19i WnIY = 22'-S' (Top of SAO \ I ELf/FT,R I CORPoDOR r � l ''II I` = BACila LCONr Y - nmEM UNIT #4 R z-AREA=1252 S.F. 311 1 oz 1 MD 1 CO/ I ORM - sumo NO2 1- 1 1' AEnRocu No.1 - EIEYATCR 1 I Na4 1BECCO0A1 -]d,-INO Nay Oe� I e 1H o-LOCR al 1 0, A7.1 ante 3Ii6' = i -a' Submitted Floor Plan: Third Floor Cell 4 File No: A 04/20 P I C K E R I N G Applicant: Ann Harbour Estates Ltd. Property Description: Part Lot 22, Range 3 B.F.C.; Now Part 1, 40R-20148 City Development (631 Liverpool Road) Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: July 21, 2020 L:\Planning\01-Map F i les\A\2020 Attachment #8 to Information Report 11-20 �mmmmmmmr 7mmmmmm Nat MOW MIX KM • ii ii ii iilii li ii ii ii 51,4;11..2 DARN = V -r PRIVATE SCHOOL ALIENITY AREA = 1665 SF I nmutu Ill mnmlmmmmmmm TOTAL AMENITY AREA = 3041 SF nMI, DARN = 3(_1. LU AlO ROOF RAN BILE 3(16'.1'4 flfVAf/A nIIIllL'1=1' vtlInIIWVllIllIWllII�nInIIWVlllllllllll11 1111111111111111111111111111111111111111111117 mmmmmmmmmmmmmm RESIDENTS AMENITY AREA = 1176 SF 0 11WWWVIIVWI-IUDWWWWWWWWWWll1ll 1IllUWW1 Lr _.11111111111111111 112111E111111111111 PICKERING City Development Department Submitted Floor Plan: Roof File No: A 04/20 Applicant: Ann Harbour Estates Ltd. Property Description: Part Lot 22, Range 3 B.F.C.; Now Part 1, 40R-20148 (631 Liverpool Road) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: July 21, 2020 L:\Planning\01-Map F i les\A\2020