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HomeMy WebLinkAboutOctober 19, 2006p►GENDA STAT'UTORY PUBLIC INFORMATION MEETING Thursday, October 19, 2006 7:00 pm Statutory Public Information Meeting Agenda Pursuant to the Planning Act Thursday, October 19, 2006 Council Chambers - 7:00 pm Chair - Councillor Dickerson (1) ZONING BY-LAW AMENDMENT APPLICATION A 07/06 PAGE CANADIAN NATURAL POWER INC. 526 KINGSTON ROAD 1-10 NORTH PART OF LOT 30, RANGE 3 B.F.C. CITY OF PICKERING Explanation of application, as outlined in Information Report No. 10-06 by Planning Staff. 2. Comments from the applicant. 3. Comments from those having an interest in the application. 4. Response from applicant. 5. Staff response. (2) ZONING BY-LAW AMENDMENT APPLICATION A 08/06 11-22 NEROTAL LTD., EMIX LTD., LAKERIDGE PROPERTIES INC., AND THE REGIONAL MUNICIPALITY OF DURHAM PART OF LOT 24, CONCESSION 1 (40R-16455, PARTS 1& 5, 40R-12678, PARTS 1& 2, 40R-12678 PARTS 6 TO 9, & 40R-12678, PART OF PART 4 AND PART 5 & 40R-22390, PART 1) (1097, 1099, 1101, 1101A & 1103 KINGSTON ROAD) CITY OF PICKERING Explanation of application, as outlined in Information Report No. 11-06 by Planning Staff. 2. Comments from the applicant. 3. Comments from those having an interest in the application. 4. Response from applicant. 5. Staff response. L~t~f a~ _ ~ ~ PI rKERII~I-NG INFORMATION REPORT NO. 10-06 FOR PUBLIC INFORMATION MEETING OF October 19, 2006 IN ACCORDANCE WITH THE PUBLIC MEETING REQIJIREMENTS OF THE PLANNING ACT, R.S.O. 1990, chapter P.13 .t ~4 ' tl l 1 SUBJECT: Zoning By-law Amendment Application A 07/06 Canadian Natural Power Inc. 526 Kingston Road North Part of Lot 30, Range 3 B.F.C. City of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION - the subject property is approximately 0.13 hectares ini size, located on the north side of Kingston Road, east of Rosebank Road (see Attachment #1 - Location Map); - the subject property is currently vacant and is surrounded by commercial and residential uses; - in 2005, the abutting property to the north and east - 542 Kingston Road was rezoned and approved for a draft plan of subdivision (A13/04 and S-P-2004- 05) for 13 detached dwellings and 22 townhouses; - the draft plan of subdivision on 542 Kingston Road is Phase 1 of the proposed freehold (unit) common etement condominiunn (road) project and a site plan application has been received. 2.0 APPLICANT'S PROPOSAL - the applicant's original submission, circulated for comment on September 28, 2006, proposed to amend the existing ;zoning on the subject property to allow 9 townhouses and 1 detached dwelling (see Attachment #2 - Original Submitted Conceptual Site Plan); - however, as a result of discussions by the applicant with representatives of a community working group, the submitted conceptual plan was revised to propose 2 detached dwellings and 6 townhouse units along the west property line, and a pair of semi-detached dwellings 1'acing Kingston Road (see Attachment #3 - Firs# Revised Conceptual Site Plan); then the plan was further revised to propose 2 detached dwellings and 6 townhouses . i.: L;3 Information Report No. 10-06 Page 2 along the west property line, and 3 townhouse units facing Kingston Road (see Attachment #4 - Second Revised Conceptual Site Plan); - this proposal represents Phase 2 development associalted with the approved draft plan of subdivision for 542 Kingston Road; - Phase 1 and 2 are proposed to share the sarrie common element condominium internal roads, visitor parking areas and landscaping elements; - 2 parking spots are proposed for each dwelling unit; - 14 visitor parking spaces are proposed for the entire deWelopment; - the applicant has submitted conceptual elevation and floor plans for the townhouses (see Attachment #5 - Conceptual Elevation and Floor Plans); - the applicant has not yet requested to proceed with land severances to create each individual parcel or to amend the approved draft plan of subdivision to incorporate the second phase of development. 3.0 OFFICIAL PLAN AND ZONING 3.1 Durham Reqional Official Plan the Durham Regional Official Plan designates this area as "Urban Areas - Living Area," where development is intended to be predominately for housing; the applicant's proposal appears to conform with this designation; 3.2 Pickerinq Official Plan - the subject property is designated "Mixed Use Areas - Mixed Corridors" within the Woodlands Neighbourhood; - this designation allows residential development; - Kingston Road is under the jurisdiction of the Region of Durham and is a Type 8 Arterial Road, which is the second highest order arterial road designed to carry moderate volumes of traffic at moderate speed; - Kingston Road is also identified as Transit Spines and is subject to Kingston Road Corridor Urban Design and Development Guidelines; - the Woodland Neighbourhood policy specifies that despite the density range allowed for Mixecl Use Area - M:xed Corridors Area, a maximum residential density af 55 units per hectare is required for lands located on the north side of Kingston Road that are designated Mixed Use Area and abut low density development; - the proposed development of Phase 1 and 2 together provides a net density of approximately 55.1 units per hectare, which is slightly over the required maximum density; 3.3 Zoninq By-law 3036 the subject property is currently zoned "R3" - Resideni:ial Detached Zone by Zoning By-law 3036, as amended; "R3" zoning allows one detached dwelling on each lot INhich has its frontage onto a public road; Information Report No. 10-06 . Pag~' 9 ~ - an amendment ta the zoning by-law is required for the proposed residential freehold common element condominium development. 4.0 RESULTS OF CIRCULATION 4.1 Resident Comments - area residents organized a community working group and have met with the applicant to address their initial concerns such as the type of dwelling, built form, and building height; - these initial discussions resulted in the applicant's revised plans; 4.2 Aaencv Comments - no agency comments have been received to date; 4.3 Staff Comments - in reviewing the application to date, planning staff has identified the following matters for further, review and consideration: • assess the sufficiency of parking supply and the appropriateness of its location on-site; • determine whether or not a.ny limitations (e.g. type and number of dwellings, especially with respect to the proposed 3 townhouse units in the southwest area of the plan, setbacks, height, etc) for the proposed development should be included in the zoning by-law; • ensure compatibility with the Woodland Neighbourhood policies, specifically the maximum density of 55 units per hecl:are; • confirm the status of the site plan application for Phase 1, and ensure the development for both phases occurs in a coordinated manner; • through the review process, determine whether additional information or studies are recluired; - this Department will conclude its position on the application after it has received and assessed comments from agencies and the public. 5.0 PROCEDURAL INFURMATION - written comments regarding this proposal should be dir-ected to the Planning & Development Department; - oral comments may be made at the Public Information IWleeting; - all comments received will be noted and used as input in a Planning Report prepared by the Planning & Development Department for a subsequent meeting of Council or a Committee of Council; Information Report No. 10-06 Page 4 - if you wish to reserve the option to appeal Council's decision, you must provide comments to the City before Council adopts any by-law; - if you wish to be notified of Council's decision regarding this proposal, you must request sucri in writing to the City Clerk. 6.0 OTHER INFORMATION 6.1 Appendix No. I - list of neighbouncood residents, associations, agencies and City Departments that have commerited on the applications at the time of writing report; 6.2 Information Received - copies af the applicant's submitred plans are available for viewing at the offices of the City of Pickering Planning & Development Department; - the City of Pickering has received the following technical information / reports on the proposed application: • Environmental Site Assessment Phase 1, prepared by Soil Engineers Ltd., dated July 2005; • A Soil Investigation For Proposed Townhouse Development, prepared by Soil Engineers Ltd., dated March 2005. 6.3 Propertv Principal - this application was submitted by Richard Weldon, on behalf of Canadian Natural Power Inc. ~ Joyc h Planner I L~ (01~ ' Lynda T ylor, nnc1, RPP Manager, Development Review JY:Id Attachments Copy: Director, Planning & Uevelopment 0 0 5 APPENDIX NO. I TO INFORMATION REPORT NO. 10-06 COMMENTING RESIDENTS AND LANDOWNERS (1) none received to date COMMENTING AGENCIES (1) none received to datE; COMMENTING CITY DEPARTMENTS (1) none received to datE; ATTACHMENT#I To REPOUAI-iLLIO. i N CA TAIL I vQ ~ PLACE RAINY OAti' 0 ~ a < X m c ~ m o STEEPLE HILL 0 ~ ~ 2 C~ J ~ZQ PO ° u ~ RTY ~ Y Z Q m N ~ N O ~ ROAD p0~ / ~PO ~ N O S' K~Nc' ~ a 0 ~ Z O ~ R~,,P11SE ~ G C o~~'T 2 0 0 2 ~ Y Z Q m W V) ~ ~qN Of ~ O Ci ty of Pickering Planning & Development Department PROPERTY DESCRIPTION NORTH PART LOT 30, B.F.C., RANGE 3, PART 1 40R-9195 OWNER CANADIAN NATURAL POWER iNC. DATE SEPT. 18, 2006 DRAWN BY JB ~ FILE No. A 07/06 SCALE 1:5000 CHECKED BY HK ~ T ~t Enlerprisat Inc. a"d its auppliera. 2005 MPAC nntl it~ supplie.a. All ri htR NI riqhts Raaanetl. Not a plon of .~~.Y. e~ervetl. Nol a plon o/ Survs . PN~V AT'i'AGH,41 ENT #_j_T0 WFORMA7iONREPORT# lb"- d_b INFORMATION COMPlLED FROM APPLICANTS SUBMITTED PLAN - A 07/06 Original Submitted Conceptual Site Plan I r+'s~m _ 11, 1 r 1 ~ 1 ~ 1 I ~ ■ w amwt =Y ~ K e . , ■ ■ ■ p ■ ■ i 1 ■ i 1 ■ ■ ■ ■ ■ ■ ■ ■ ■ r ■ ~ ■ ■ ■ ■ ■ ■ ■ ■ ■ . ' . PHA s............ 1, I ■ \ 1 ~ \ \ ; ■ ~ ` . 4 e x. . ~ ■ sf~~' ■ ■ ■ ■ ~ ■ . . ~ ■ . ..a........ir ■ . ~ . ~ ■ ~ . i Full scale -copies of the Appiicant's Submitted Plan are available for viewing at the offices of the City of Pickering Planning & Development Department ~0~ 0 0 I P IV 7HlS A[AP WAS PRODUCED BY THE C/TY OF P/CXER/NG, P(.9NN/NC dc DEYELOPM£NT DEPARTMENr /NFORAL4T/ON .k SUPPoRT SERl9CE5 SEP7EMBEE 20, 2006. p fL ~ ArrACHM5NT#...LT0 . ' "4evnK*4aTit7NREP0R''# I'~'~ t~.._. ~'i.. L-.. INFORMAXION COMPILED FROM APPLICANT'S 005 REVISED SUBMITTED PLAN A 07/06 - CAMADIAN NATURAL POWER INC First Revised Conceptual Site Plan ;l , / yL 1 / , ~k ~'q l ~ ` 4 ~ ~ . ~ . / / / / / THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING & DEVELOPMENI" DEPARTMENT, PLANNING INFORMATION SERVICES DIVISION MAPPING AND DESIGN, OCTOBER 6, 2006. ArMaW0T#-LT0 IM11FORMATfON REPOffr# ._I~~ INFORMATION COMPILED FROM APPLICANT'S REVISED SUBMITTED PLAN A 07/06 - CbNADIAN NATURAL POWER INC Seccrnd Revised Conceptual Site Pian ~ N THIS MAP WA5 PRODUCED BY THE CITY OF PICKERING PLANNING 8 DEVELOPMENT DEPARTMENT, PLANNING INFORMATION SERVICES DIVISION MAPPING AND DESIGN, OCTOBER 6, 2006. ANTRiCHMEN'C #-~-10 IIdFG~lIAI'IO~9 S~~°#1~..ti.--~- INFORMA,TION COMPILED FROM APPLICANT'S SUBMITTED ELEVATION PLAN PLAN A 07/06 - CANADIAN NATURAL POWER INC TYPICAL. SILIE ELEVATION _1.~.. FRONT EI..EVA1`ION _.w..l - ....L. 1 L~~~~ 2 LEv~~ ~ PLaNS rYPE B THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT, PLANNING INFORMATION SERVICES DIVISION MAPPING AND DESIGN, OCTOBER 6, 2006. C~ 1:~ CLfq O~ I rKERIN INFORMATION REPORT NO. 11-06 FOR F'UBLIC INFORMATION MEETING OF October 19, 2006 IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O. 1990, chapter P.13 SUBJECT: Zoning By-law Amendment Application A 08/06 Nerotal Ltd., Emix Ltd., Lakeridge Properties Inc., and The Regianal Municipality of Durham Part of Lot 24, Concession 1 (40R-16455, F'arts 1& 5, 40R-12678, Parts 1& 2, 40R-12678, Parts 6 to 9, & 40R-12678, Part of Part 4 and Part 5& 40R-22390, Part 1) (1097,1099, 1-101, 1101A, & 1103 Kingston Road) City of Pickeririg 1.0 PROPERTY LOCATION AND DESCRIPTION - the five properties subject to this application total an approximate land area of 4.0 hectares in sire; - the subject properties are located at the southeast corner of Kingston Road and Dixie Road (see Attachment #1 - Location Map); - residential uses Eire located to the north, across Kingston Road, Brookdale Centre Inc. landv are located to the east (proposed Home Depot), mixed industrial-commer-cial uses are located to the west, across Dixie Road, and Highway 401 and residential uses are located to the south; - the properties affected by this application are currently occupied by: • Tucker's Marketplace Restaurant (1097 Kingston Road - Emix Ltd.); • Two-Storey - Office/Retail Building (1099 Kingston Road - Emix Ltd.); • Three-Storey - Office/Retail Building (1101 Kingston Road - Nerotal Ltd.); • Vacant Larid -(1101A Kingston Road - Lakeridge Properties Inc.); • Vacant Larid -(1103 Kingston Road - Regional Municipality of Durham); (see Attachiment #2 - Air Photo of Property Layout); - all of the properties subject to this zoning amendment application currently have special-commercial zoning which allows for a mix of retail-commercial, office, and restaurant uses, and are subject to floor area limitations and restrictions. Information Report No. 11-06 Page 2 2.0 AMENDMENT PROPOSAL the applicant proposes to amend the existing zoning by-laws pertaining to the subject properties to permit additional commercial uses, revise the uses currently permitted, and remove the existing gross leasable floor area limitations and restrictions; requested uses to be added through zoning by-law amendment Application A 08/06 are: • assembly hall; • commercial club; • commercial school; • day nursery; • discount department store; • drug store; • dry cleaninig depot; • garden centre associated with a home improvement centre; • general merchandise store; • grocery store; • outdoor storage, display and sale of retail and garden centre products; • personal service shops; • restaurant Type A; • retail store; • service store; • video store; this application is also requesting that uses currently permitted (refer to Table A in Section 3.4) be revised to allow for a broader range of uses, which will allow for better marketing/leasing flexibility, and that floor area restrictions and limitations on commercial uses and business/professional office uses be removed to aid in diversifying the properties from a land use perspective. 3.0 OFFICIAL PLAN AND ZONING 3.1 Durham Reqional Official Plan the Durham Regional Official Plan identifies the subject lands as being designated "Speclial Policy Area - A (Pickering)"; this designations goal is to maximize the areas highway exposure as a main street and gateway to the Region and to intensify development in a manner that will not adversely affect similar development within the Main Central Areas of the City of Pickering; the subject application will be assessed against the policies and provisions of the Durham Region O-Fficial Plan during the further processing of the application; Information Report No. 11-06 3.2 3.3 Page 3 0 1 5 Pickerinq Official Plan - the Pickering Official Plan designates the subject lands as "Mixed Use Areas - Mixed Corridors Areas"; - permissible uses within "Mixed Use Areas - Mixed Corridors Areas" include, amongst others, a variety of uses including residential, retailing of goods and services, offices and restaurants; -"Mixed Use Areas - Mixed Corridors Areas" are intended to have the widest variety of uses and the highest level of activities in the City when compared to other designations; - the Pickering Official Plan establishes an intensification prerequisite in terms of a minimum and maximum density range and a maximum floor space index (FSI) for "Mixed Use Areas - Mixed Corridor Areas"; - the density requirement is over 30 and up to and including 140 dwelling units per net hectare and the maximum FSI of 2.5; - the proposed application has an overall FSI of 0.5, based on the developed lands within this application; - the FSI could fluctuate depending on future development of the lands owned by the Lakeridge Properties Inc. and the Regional Municipality of Durham; - the subject lands are within the Town Centre Neighbourhood of the Official Plan; - the Pickering Official Plan encourages the highest mix and intensity of uses and activities in the City to be in this neighbourhood; - the subject lands are within a Detailed Review Area and the City has adopted the Town Centre West Development Guidelines which envelop the subject lands (see Section 3.3); - Schedule II of the Pickering Official Plan -"Transportation System" designates Highway 401 as a"Freeway", Kingston Road where it abuts two of the five properties as a"Type B Arterial Road" and a"Transit Spine", and Dixie Road south of Kingston Road as a"Local Road"; - Type B Arterial Roads are designed to carry moderate volumes of traffic at moderate to high speeds and have some access restrictions; - A Transit Spine is where a higher level of transit service is to be encouraged; - Local Roads generally provide access to individual properties and carries local traffic; - Schedule III of the Pickering Official Plan -"Resource Management" designates a portion of 1101 Kingston Road as being "Shorelines and Stream Corridors"; - Shorelines and Stream Corridors identify lands that may be prone to water impacts, such as flooding, erosion and slope instability; - the subject application will be assessed against the policies and provisions of the Pickering Official Plan during the further processing of the application; Town Centre West Development Guidelines the Town Centre! West Development Guidelines were adopted by City of Pickering Council on February 20, 1995; the Development Guidelines identify matters such as the land use mix and arrangement, the scale and intensity of use, the transportation/internal roads network, engineering matters and community design requirements; the Development Guidelines also addresses building setbacks and build-to-lines, building heights, vehicular circulation, access, and parking; oiq Information Report No. 11-06 Page 4 - the Development Guidelines establish certain overall principles for the areas development and they include a mix of use, an internal road network pattern, connections to the existing Town Centre Neighbourhood and adjacent neighbourhoods, a variety of housing and office building types and a pedestrian and open space network; - the internal road rietwork planned for the Town Centre West Neighbourhood is an integral component in this area and is necessary to adequately serve the needs of future residents and businesses as they will provide internal linkage between various access points around the perimeter of the Town Centre West Neighbourhood (see Attachment #3 - Development Guidelines Land Use Plan); - the applicant's proposal may require a modification to the Town Centre West Development Guidelines as the applicant has requested that the road pattern be revised to remove the east/west public street identified as "Road A" (see Attachment #4 - Development Guidelines Proposed Road Network); 3.4 Zoninq By-law 3036 - the subject properties are currently zoned "SC-18", "SC-19", "SC-33", and "SC-34" - Special Commercial Zone by By-law 3036, as amended by By-law 2641 /88 and By-law 4621 /95; - the table below outlines the uses which are currently permitted on the subject properties: Table A- Current Permitted Uses on Subiect Properties 1097 1099 1101 1101A 1103 Kingston Kingston Kingston Kingston Kingston Road Road Road Road Road (SC-18) (SC-33) (SC-34) (SC-19) (SC-19) Business Office Commercial-Recreational Establishment Duplicating Shop Financiallnstitution Furniture & Major Appliance Store Home Improvement Centre Light Manufacturing & Equipment Supplier ProfessionalOffice Place of Amusement/Entertainment Restaurant - Type B Restaurant - Type !F ~ Information Report No. 11-06 Page P, 1 ~ - the applicant proposes to amend the existing zoning by-law on the subject properties to permit additional commercial uses, broaden the uses currently permitted to increase marketing/leasing flexibility, and remove the existing gross leasable floor area limitations and restrictions in order that all properties have the same permitted uses, development provisions, restrictions, and limitations; 4.0 RESULTS OF CIRCULATION 4.1 Resident Comments - no resident comments have been received to date; 4.2 Aqencv Comments - no agency comments have been received to date; 4.3 Staff Comments The following list identifies matters and issues to date, which require further review and examination by staff: • review of the proposed uses to be introduced to the subject properties to determine their appropriateness; • review of the existing uses on the subject properties to examine their purpose and function; • review of the current floor areas of existing development and future development and determine if floor area restrictions and/or limitations should be applied to certain uses; • submission of a Retail Market Study in order to review and assess the impacts of this zoning amendment on the existing retail areas and to ensure that proposed retail uses would not negatively impact Pickering's downtown core; • review of the current parking requirements of the zoning by-law and determine if the established requirements are appropriate or if they should be updated to provide a coherent parking standard over all of the properties subject to this application; • ensure the application can achieve a high level of sustainable components; • provide specif%c zoning provisions in the amending zoning by-law which will foster and maintain the principles of the Town Centre West Development Guidelines; • review of the impacts of the Toronto and Region Conservation Authority (TRCA) flood mapping of Pine Creek on the development potential of the subject lands and the achievement of the broader development vision for the Town Centre West area; ~ ~ InformatiotnVeport No. 11-06 Page 6 • review the application against the Council adopted Town Centre West Development Guidelines to ensure that development respects the fundamental elements and principles of the Town Centre West Development Guidelines, specifically with respect to road patterns as the internal road network is an integral component of development in this neighbourhood; This Department will conclude its position on the application after it has received and assessed comments from the circulated departments, agencies and the public. 5.0 PROCEDURAL INFORMATION - written comments regarding this proposal should be directed to the Planning & Development Department; - oral comments may be made at the Public Information Meeting; - all comments received will be noted and used as input in a Planning Report prepared by the Planning & Development Department for a subsequent meeting of Council or a Committee of Council; - if you wish to reserve the option to appeal Council's decision, you must provide comments to the City before Council adopts any by-law for this proposal; - if you wish to be notified of Council's decision regarding this proposal, you must request such in writing to the City Clerk. 6.0 OTHER INFORMATION 6.1 Appendix No. I - list of neighbourhood residents, community associations, agencies and City Departments that have commented on the applications at the time of writing report; 6.2 Information Received - copies of a Planning Analysis Report prepared by The Biglieri Group Ltd. is available for viewing at the offices of the City of Pickering, Planning & Development Department; 0 1 7 Information Report No. 11-06 Page 7 6.3 Propertv Principal The owners/applicants of the properties subject to this application are Emix Ltd., Nerotal. Ltd., Lakeridge Properties Inc., and the Regional Municipality of Durham, and the agent for this application is Tom Rees from the The Biglieri Group Ltd. le ~V'e owski Z JnGe ff Rn I ne II Lynda aylor, M P, RPP Manager, Deve opment Review GXR: jf Attachments Copy: Director, Planning & Development APPENDIX NO. I TO INFORMATION REPORT NO. 11-06 COMMENTING RESIDENTS AND LANDOWNERS (1) none received to date; COMMENTING AGENCIES (1) none received to date; COMMENTING CITY DEPARTMENTS (1) none received to date. ATTP►GhEMENT#. t-TO INFCIRMATrON REP'3RT# o~ G~ oP 2 m ~~R\N ~ S~ COURT RAMBLEBERRY AVE. z w ~ o N g w ~ g Z Q MEADOW p ~ z J a N W ~ Z CRES. r °G U m O ~ Z w m i¢ Q ~ ROAD EG/ON F 1103 DURHA m LAKERIDGE 1101a PROPERTIES INC. 1097 G~O oPO a 1101 NEROTAL 0 1099 LTD. ~ EMIX LTD. X 40*N 0 N~GH~ p,Y c.N.RS REE'~ ~ P~~^f B ~ w > w PNZER o ~ v~ Z WAYFARER LAN E o o a ~ REE~ c ~ V) ~q0 City of Pickering Planning & Development Department PROPERTY DESCRIPTION N/A OWNER VARIOUS DATE SEPT. 13, 2006 DRAWN BY JB ~ FILE No. A 08/06 o a SCALE 1:5000 CHECKED BY GR N Teronat Enhrpriae* Ine. ontl i4 •uppli~rs. All riphtf Rer~rvstl. NotSuo plon ol .,,rv.Y. 2005 MPAC ontl ils auppli~rs. All ri ht- Rea-nrd. Not o lan e( rv~ . PN_8 ~ ~ ~ Q~ CL O L 0- 4- 0 ~ ~ Q. co L CY) 0 -i-+ 0 ~ ~ 5... ~ ATTACBiMENT ##,~.~O nerabmineTlPfm RFPnR"6' Ifi_ / 0(a z Q J n W ~ D r) z Q J I U) a) c 75 ~ V -N ~ ~ E Q. 0 ~ ~ W ~ V^!, W ~ i ~ c W U c ~ 0 ~ fTr%CEi6UEN°C# -3 TO EFORT# / " ca J ! Q \ U ~ w ~ ~ Q ~ U W C) Z a w v w w w z« a ~ o u o aW o o w ~ w z W p U ft~ O X Z W t~ ~ W a g w w w w n o~ o o~ z w > > > > cn o ~ o a ~ a x w x w x w x w~1- 0 o D i IY :~2~~n. z m a J of G U I I I~ I I 0- ~ 0 D I I 0,21 '1 ~1 r' ~.r ~ ATT'P~~HMENT~--LT0 INF(3RMATIOh@ REPORT# ~I ' INFORMATION COMPILED FROM TOWN CENTRE WEST DEVELOPMENT GUIDELINES A 08/06 - EMIX LTD., NEROTAL INC., LAKERIDGE HEALTH, REGION OF DURHAM IEGEND ROADWAV SPECIALLY iRFATEO ROADWAY ~p RICNT-OF-WAV WIDTH 3 OtOCK NUMOER p ROAD DESIGNATION see Council Modification (iv) \ n f,, ~~~soo qb ~ , .i l//` M~'• D i 200 a `Y'-~'~ i • 5 zoo . ...r-~-~ ~ 100 ~ 70.0 IF~ b 6 ~ 3. , ` ' i'--- ~ _-J _ i - ~ ~ ROAD A REQUESTED TO BE REMOVED FROM THE TOWN CENTRE WEST DEVELOPMENT GUIDELINES f THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT, PLANNING INFORMATION SERVICES DIVISION MAPPINGAND DESIGN, OCTOBER 11, 2006.