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Information Report 12-20
Information Report to Planning & Development Committee Report Number: 12-20 Date: October 5, 2020 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Revised Zoning By-law Amendment Application A 13/17 (R2) Avonmore Ventures Inc. Part of Lot 18, Concession 3 (North of William Jackson Drive, South of the CPR Corridor) 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding a revised application for Zoning By-law Amendment, submitted by Avonmore Ventures Inc., to permit a residential condominium development. This report contains general information on the applicable Official Plan and other related policies, and identifies matters raised to date. This report is intended to assist members of the public and other interested stakeholders to understand the revised proposal. The Planning & Development Committee will hear public delegations on the revised application, ask questions of clarification and identify any planning issues. This report is for information and no decision on this application is being made at this time. Staff will bring forward a recommendation report for consideration by the Planning & Development Committee upon completion of a comprehensive evaluation of the proposal. 2. Property Location and Description The subject lands are located on the east side of Brock Road, north of William Jackson Drive and south of the Canadian Pacific Railway (CPR) Corridor within the Duffin Heights Neighbourhood (see Location Map, Attachment #1). The subject lands comprise 2 properties, having a combined area of approximately 1.99 hectares of which approximately 1.22 hectares are developable. The remaining environmentally sensitive lands, having an area of approximately 0.77 of a hectare, are to be conveyed to the Toronto and Region Conservation Authority (TRCA). The lands have approximately 42 metres of frontage along Brock Road, and no road frontage along William Jackson Drive. In order to access the development from William Jackson Drive, a permanent easement from the City of Pickering is required. A single storey detached dwelling currently occupies the site, which is proposed to be removed. Mature trees and other vegetation are located along the northern and eastern limits of the subject lands, and within the valley lands associated with the Urfe Creek (see Air Photo Map, Attachment #2). Surrounding land uses include: North: CPR Corridor, and further north vacant lands designated as “Open Space Systems – Seaton Natural Heritage System”. East: Urfe Creek and associated valley lands designated as “Open Space System – Natural Areas”. Information Report No. 12-20 Page 2 South: An existing medium density residential subdivision comprising freehold semi-detached and townhouse dwelling units. A future Village Green is located between the residential subdivision and Brock Road, to be constructed by the City. Vacant lands owned by Infrastructure Ontario immediately to the south of proposed apartment building. West: Across Brock Road, vacant lands designated as “Mixed Use Areas – Mixed Corridors”. The lands at the northwest corner of Brock Road and Zents Drive, which are owned by the City, are planned for a future Fire Hall and headquarters. 3. Background In 2017, Avonmore Ventures Inc. submitted an application for a zoning by-law amendment to facilitate a residential condominium development consisting of 178 stacked townhouse units within 7 residential blocks as shown in Figure 1 below. Included in the application, was 0.3 of a hectare of land owned by Infrastructure Ontario, which the applicant was in the process of acquiring. Figure 1: Original Concept Plan (2017) A public open house was held on February 22, 2018, and a statutory public meeting was held on April 3, 2018. The following is a list of key concerns/comments that were expressed by the area residents regarding this proposal: concerned with the loss of mature vegetation and wildlife habitat, and that the removal of the vegetation will result in excess noise and vibration impacts on the existing res idential properties in the area; commented that the proposal will increase traffic congestion in the area, and that vehicular access be aligned with the north-bound portion of William Jackson Drive and designed as a three-way stop; and concerned about the lack of park space and outdoor private amenity within the proposal and within the Duffin Heights Neighbourhood to serve both existing and future residents. Environmental Lands to be conveyed to TRCA Crash Wall Townhouse Blocks Townhouse Blocks Information Report No. 12-20 Page 3 In response to concerns raised, the applicant submitted a revised zoning by-law amendment application on December 21, 2018, to facilitate a residential condominium development containing a total of 205 units consisting of a 7-storey apartment building and 5 residential townhouse blocks. The principal access for the residents was proposed from William Jackson Drive, and a second access was proposed for emergency and fire services east of the principal access as shown in Figure 2 below. The application also proposed a 2.1 metre high concrete crash wall for protection along the CP Rail corridor. Figure 2: Revised Concept Plan (2018) A second statutory public meeting was held on April 1, 2019. The following is a list of key concerns/comments that were expressed by the area residents at the Planning & Development Committee: concerned that the proposed three-way stop will create traffic congestion along William Jackson Drive; concerned with the loss of trees and lack of tree protection; requested that the subject lands remain as green space; concerned with privacy issues given the height of the building; concerned that the proposed crash wall design is too low; concerned with the proximity to the CP Rail tracks and safety concerns; concerned that there is not sufficient bus service in the area to accommodate new residents with reduced parking standards; concerned about the potential noise impacts of garage vent fans ; concerned about vibration impacts of the proposed development and surrounding area when the mature vegetation removed; requested additional boulevard planting along William Jackson Drive; requested clarification on the types of units and tenure (rental or condominium); and requested clarification if accessible units will be provided. Information Report No. 12-20 Page 4 4. Applicant’s Revised Proposal (July 2020) The applicant is now requesting another revision to their zoning by-law amendment application to facilitate a residential condominium development containing a total of 212 units. This revision is necessitated as a result of a request to utilize the Bonus Zoning provisions of the City’s Official Plan to increase the maximum permitted density beyond what is allowed by the Official Plan, from 140 units per net hectare to 174 units per net hectare, in exchange for the provision of a community benefit under Section 37 of the Planning Act. Section 5.5 of this report provides further information on the City’s Bonus Zoning Policies. The revised proposal removes the IO lands from the proposal, located south east of subject lands fronting William Jackson Drive. As shown on the Revised Concept Plan below on Figure 3 and in Attachment #3, this proposal consists of an 8-storey building containing 130 apartment units and 82 stacked townhouse units within 5 residential blocks. The apartment building is proposed to be located on the easterly portion of the developable lands and the townhouses are located on the westerly portion of the subject lands. The applicant has indicated that the valley lands associated with the Urfe Creek, including required buffer lands, as shown as Block 2 on Figure 3 below, will be conveyed to the TRCA. The environmental lands are approximately 0.77 of an hectare in size . Figure 3: Revised Concept Plan Parkettes s Berm Area 8-Storey Apartment Building Townhouse Blocks Environmental Lands to be conveyed to TRCA Block 2 Underground access Information Report No. 12-20 Page 5 Figure 4: Revised Rendering Plan The CPR corridor is located adjacent to the lands along the northern property line. The buildings are setback approximately 25 metres from the CPR corridor, and a berm is proposed to be constructed within the setback. The berm is 3.0 metres above the grade at the property line for protection along the CP Rail corridor. The previous submission proposed a crash wall design. Vehicular site access is proposed via a three-way stop controlled intersection from William Jackson Drive, west of Starboard Mews. Given that the lands do not have frontage along William Jackson Drive, an access easement for a 6.5 metre wide private road to the development is required from the City of Pickering through a portion of the future village green immediately to the south. Resident parking is provided within a single level underground garage accessed from the apartment building. Surface parking spaces are also provided for residents and visitors. Rooftop patio areas and balconies are proposed for the stacked townhouse units, and balconies are proposed for the apartment units as shown on Revised Rendering Plan, Attachments #4 & #5 and Figure 4 above. Two parkettes are proposed on the north side of the apartment building having a total area of 390 square metres (see Revised Rendering Plan, Attachments #5). The table below summarizes the key details of the proposal: Total Area 1.99 hectares Total Net Developable Area 1.22 hectares Density 174 units per net hectare (Density Bonus Request) Floor Space Index 1.37 Total Number of Units Apartment Building: 130 units Stacked Townhouses: 82 units Total: 212 units Information Report No. 12-20 Page 6 Number of Storeys & Building Height Apartment Building: 8-storeys (26 metres) Stacked Townhouses: 4-storeys (13 metres) Total Outdoor Amenity Space – Private Parkette 390 square metres located within 2 separate outdoor amenity areas Residential Parking Ratio Apartment Building: 1.0 space per unit Stacked Townhouses: 1.0 space per unit Total: 212 parking spaces Visitor Parking Ratio Apartment Building: 0.2 spaces/unit Stacked Townhouses: 0.2 spaces/unit Total: 43 parking spaces Bicycle Parking 65 bicycle parking spaces for the apartment units located within the underground parking garage Total Parking 255 parking spaces The proposal will be subject to site plan approval and an application for draft plan of condominium will be required at a later date. 5. Policy Framework 5.1 Region of Durham Official Plan The Regional Official Plan (ROP) designates the subject lands as “Living Areas” with a “Regional Corridor” overlay along Brock Road. Living Areas shall be developed predominately for housing purposes. Limited office development and limited retailing of goods and services, in appropriate locations, as components of mixed use developments, are also permitted. In the consideration of development proposals, regard shall be had to achieving a compact urban form, including intensive residential, office, retail, service and mixed uses along arterial roads, in conjunction with present and potential transit facilities. Regional Corridors shall be planned and developed in accordance with the underlying land use designation, as higher density mixed use areas, supporting higher order transit services and pedestrian oriented design. Regional Corridors are intended to support an overall, long-term density target of at least 60 residential units per gross hectare and a floor-space index (FSI) of 2.5, with a wide variety of building forms, generally mid-rise in height, with some higher buildings, as detailed in municipal official plans. Brock Road is designated as a Type ‘A’ Arterial Road and High Frequency Transit Network in the ROP. Type ‘A’ Arterial Roads are designed to carry large volumes of traffic at moderate to high speeds, have some access restrictions and generally have a right -of-way width ranging from 36 to 45 metres. Roads designated High Frequency Transit Network are recognized for planned High Occupancy Vehicle (HOV) lanes, or buses in mixed traffic, with transit signal priority at major intersections and other measures to ensure fast and reliable transit service. Information Report No. 12-20 Page 7 5.2 Pickering Official Plan The Pickering Official Plan designates the developable portion of the subject lands as “Mixed Use Areas – Mixed Corridors” within the Duffin Heights Neighborhood. Mixed Use Areas are recognized as lands that have or are intended to have the widest variety of uses and highest levels of activity in the City. The Mixed Corridors designation is intended primarily for residential, retail, community, cultural and recreational uses at a scale serving the community, and provides for a range of commercial uses and residential development at a density range of over 30 units up to and including 140 units per net hectare and a maximum FSI up to and including 2.5. The following table outlines the maximum permissible and proposed density for the development. Units per Net Hectare Resulting Total Number of Units Maximum permitted density by the City’s Official Plan 140 units/ha 170 units Proposed Maximum Density 174 units/ha 212 units Difference between maximum permitted density and proposed density additional 34 units/ha additional 42 units To facilitate the proposal, the applicant is requesting an increase in the maximum permitted density by 34 units per net hectare, which results in an additional 42 units beyond the maximum permitted density within the City’s Official Plan. The proposed development has a net residential density of approximately 174 units per net hectare and an FSI of 1.37. The portion of the subject lands containing the Urfe Creek and associated valley lands and buffers are designated as “Open Space – Natural Areas”. Lands designated as part of the open space system are intended to be used primarily for conservation, restoration, environmental education, recreation and ancillary purposes. As noted above, these lands will be conveyed to the TRCA through the site plan approval process. 5.3 Duffin Heights Neighbourhood Policies The Duffin Heights Neighbourhood policies of the Pickering Official Plan require a broad mix of housing by form, location, size and affordability within the neighbourhood. Policies for the Mixed Use Areas – Mixed Corridors designation in this neighbourhood require the following: new development to provide a strong and identifiable urban image by establishing buildings closer to the street, providing safe and convenient pedestrian access and requiring all buildings to be multi-storey; higher intensity multi-unit housing forms on lands adjacent to Brock Road and restrict grade related residential development to lands adjacent to collector or local roads ; and require proponents of new development abutting or containing existing naturalized open space features designated Natural Areas, to submit an Edge Management Plan to the satisfaction of the City, in consultation with the TRCA, that: Information Report No. 12-20 Page 8 address the protection of the natural heritage features and functions from the impacts of any new development through such mechanism as tree management, tree preservation, invasive species management, construction management and stormwater management; and identifies road and engineering designs that maintain the ecological integrity of the tableland coniferous and mixed forest. The Duffin Heights Neighbourhood policies of the Pickering Official Plan also require landowners to demonstrate how the proposal is consistent with the Duffin Heights Environmental Servicing Plan to the satisfaction of the Region, City and TRCA. As a condition of approval, the landowners are required to become a party to the cost sharing agreement for Duffin Heights or receive an acknowledgement from the Trustee of the Duffin Heights Landowners Group Inc. that the benefitting landowner has made satisfactory arrangements to pay its proportion of the shared development costs. The application will be assessed against the Duffin Heights Neighbourhood policies and provisions of the Pickering Official Plan during the further processing of the application. 5.4 Duffin Heights Neighbourhood Guidelines The Duffin Heights Neighbourhood Development Guidelines provide design objectives for the neighbourhood. The intent of the Guidelines is to further the objectives of the Official Plan and to achieve the following: an accessible pedestrian-oriented residential area, distinct in character and harmonious with the larger neighbourhood; a streetscape which is attractive, safe and encourages social interaction with the neighbourhood; a central focus to the neighbourhood which is safe, lively and attractive; a diversity of uses to support neighbourhood and City functions; preserve and maintain the ecological function of the tableland forest and valleylands; promote site development and building/construction that is consistent with the City’s Sustainable Development Guidelines; and a mix of housing types, forms, affordability and tenure on a variety of lot frontages. The developable portion of the subject lands are delineated as Brock Road Streetscape on the Tertiary Plan, which encourages higher density, mid -rise and mixed use buildings with a high level of architectural quality. The application will be assessed against the provisions of the Duffin Heights Neigbourhood policies and Development Guidelines during the further processing of the application. Information Report No. 12-20 Page 9 5.5 Bonus Zoning Policies Section 37 of the Planning Act authorizes municipalities with appropriate Official Plan provisions to pass zoning by-laws for increases in height or density beyond what is permitted by the zoning by-law, in return for the provision by the applicant of community benefits. 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 specific 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 c onsidering 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; and the compatibility of any increase in density and/or height with the chara cter 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. The applicant is proposing to use the Bonus Zoning provisions of the City’s Official Plan to permit an additional 42 units beyond the maximum permitted density by the Official Plan. In return for the additional density, the applicant is proposing a cash contribution that may be used to assist the City in the acquisition of IO lands located adjacent to the site to provide additional open space, community facility or other community benefits to the Duffin Heights Neighbourhood. The City is currently assessing the appropriateness of the applicant’s request to use the density bonus provisions of the Official Plan and the proposed community benefit. Information Report No. 12-20 Page 10 5.6 Zoning By-law 3037 The subject lands are currently zoned “A” – Rural Agriculture Zone within Zoning By-law 3037, as amended, which permits a detached dwelling, home occupation and various agricultural and related uses. The applicant is requesting to rezone the developable portion of the subject lands to an appropriate residential zone category with site-specific performance standards to facilitate the proposal. The lands associated with the Urfe Creek, including the required buffer lands, are to be rezoned to “OS” – Open Space Areas. 6. Comments Received 6.1 Resident Comments As of the writing of this report, no comments or concerns have been received from the public regarding the revised application. Resident comments were received regarding previous submissions as noted in Section 3 of this report. 6.2 Agency Comments At the time of writing this report, no comments have been received from the Region of Durham – Planning & Economic Development Department and Canadian Pacific Railway (CPR). 6.2.1 Toronto and Region Conservation Authority (TRCA) TRCA has no objection to the approval of the revised Zoning by-law amendment subject to minor revisions; TRCA requires an easement to access the environmental lands that are planned to be conveyed to the TRCA (shown as Block 2 on Figure 4). 6.3 City Department Comments 6.3.1 Engineering Services Department no comments received at the time of writing this report 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 address by the applicant prior to a final recommendation report to Planning & Development Committee: ensure conformity with the City’s Official Plan and Duffin Heights Neighbourhood policies; assess the suitability and appropriateness of the site for the proposed increase in density; determine if the proposed community benefit (cash contribution to assist the City in the acquisition of IO lands for additional open space lands) for the additional increase in density and the suitability for the community; require an appraisal of the land to determine the value of Section 37 contribution; ensure the proposal addresses the goals and objectives of the Duffin Heights Neighbourhood Development Guidelines with respect to building siting and setbacks; building heights and massing; orientation of the dwelling units fronting the future village green; architectural features and materials; on-site landscaping, and pedestrian connectivity within and external to the site; Information Report No. 12-20 Page 11 ensure the proposal is compatible with the surrounding established residential area; assess the appropriateness and suitability of the proposed parking ratios for resident and visitor parking; assess whether the size, location and configuration of the proposed private outdoor amenity spaces are appropriate; review on-site circulation to ensure appropriate turnarounds for fire trucks and waste collection vehicles; assess the location and design of the proposed access to ensure: that there are no operational issues with the proposed 3-way stop; that it provides for safe and appropriate access to the site for vehicles and pedestrians, including emergency access for fire services; and that it is designed in accordance with City standards; ensure that the berm design protection along the CP Rail corridor is acceptable to CPR; explore opportunities for the development to include affordable or rental units ; ensure the proposal complies with TRCA’s policies and regulations, and that the limits of development, including appropriate buffer areas adjacent to the Urfe Creek, are provided to the satisfaction of the TRCA; ensure that appropriate compensation (financial and replacement planting) is provided for the removal of the existing vegetation and loss of ecosystem services; and ensure that the applicant becomes a party to the cost sharing agreement for Duffin Heights or receives an acknowledgement from the Trustee of the Duffin Heights Landowners Group Inc., that the benefiting landowner has made satisfactory arrangements to pay its proportion of the shared development cost. Further issues may be identified following receipt and review of comments from the circulated departments, agencies and public. The City Development Department will conclude its position on the application after it has received and assessed comments f rom the circulated departments, agencies and public. 8. Information Received Copies of the plans and studies submitted for the revised application and listed below are available for viewing on the City’s website at pickering.ca/devapp or in person at the office of the City of Pickering, City Development Department: Covering Letter, prepared by the Biglieri Group Ltd., dated June 30, 2020 Conceptual Site Plan and Underground Parking Plan, dated June 22, 2020 Revised Renderings and Elevation Plans, dated August 4, 2020 Environmental Noise and Vibration Impact Study, prepared by Aercoustics Engineering Ltd., dated August 10, 2020 Addendum to the Environmental Impact Study, prepared by Beacon Environmental Limited, dated August 5, 2020 Functional Servicing and Stormwater Management Report, prepared by Lithos Group Inc., dated August 11, 2020 Transportation Impact Study, prepared by TMIG Ltd., dated June 20, 2020 Sustainability Report, prepared by The Biglieri Group Ltd., dated August 21, 2020 Information Report No. 12-20 Page 12 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 Information Meeting; all comments received will be noted and used as input to a Planning Report prepared by the City Development Department for a subsequent meeting of Council or a Committee of Council; any member of the public who wishes to reserve the option to appeal Council’s decision must provide comments to the City before Council adopts any by-law for this proposal; 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 this property is Avonmore Ventures Inc. and is represented by The Biglieri Group Ltd. Attachments 1. Location Map 2. Air Photo Map 3. Revised Concept Plan 4. Revised Rendering Plan 5. Revised Rendering Plan Prepared By: Approved/Endorsed By: Cristina Celebre, MCIP, RPP Catherine Rose, MCIP, RPP Principal Planner, Development Review Chief Planner Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design CC:ld Date of Report: September 18, 2020 W ill iam J a c k s on Dri ve Huckleberry CrossingBrockRoadCarousel DriveRex Heath Drive Tally Street Zents Drive Taunton Road ForbrockStreet © 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: A 13/17 (R2) Date: Sep. 17, 2020 ¯ E Avonmore Ventures Inc. Part of Lot 18, Concession 3 (William Jackson Drive) Subject Lands L:\PLANNING\01-MapFiles\A\2017\A 13-17 Avonmore Ventures Inc\A13_17(R2)_LocationMap.mxd 1:4,000 SCALE: THIS IS NOT A PLAN OF SURVEY. Infrastructure OntarioOwned LandsE Starboard MewsEarl Grey AvenueCarousel Mews Calico Mews Attachment #1 to Information Report 12-20 W i l l i am J a c k s o n Dr i ve JackpineC ros s ing Huckleberry CrossingBrockRoadCarousel DriveCalico Mews Rex Heath Drive Mayapple CrossingCarousel Mews Tally Street EarlGreyAvenueZents Drive Starboard MewsTaunton Road ForbrockStreet 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: Aug. 26, 2020 L:\PLANNING\01-MapFiles\A\2017\A 13-17 Avonmore Ventures Inc\A13_17(R2)_AirPhoto.mxd ¯ A 13/17 (R2) Avonmore Ventures Inc. Part of Lot 18, Concession 3 (William Jackson Drive)ESubjectLands Attachment #2 to Information Report 12-20 L:\Planning\01-MapFiles\A\2017 Aug 26, 2020DATE: Applicant: Property Description: File No: Revised Concept Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 13/17 (R2) Avonmore Ventures Inc. Part of Lot 18, Concession 3 (William Jackson Drive) N Attachment #3 to Information Report 12-20 L:\Planning\01-MapFiles\A\2017 Sept 17, 2020DATE: Applicant: Property Description: File No: Revised Rendering Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 13/17 (R2) Avonmore Ventures Inc. Part of Lot 18, Concession 3 (William Jackson Drive) Looking northwest from William Jackson Drive Attachment #4 to Information Report 12-20 L:\Planning\01-MapFiles\A\2017 Sept 17, 2020DATE: Applicant: Property Description: File No: Revised Rendering Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 13/17 (R2) Avonmore Ventures Inc. Part of Lot 18, Concession 3 (William Jackson Drive) Looking southwest BROC K R O A D Attachment #5 to Information Report 12-20