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Home My WebLink AboutMay 5, 2014 Cali o� Planning & Development Committee Agenda Monday, May 5, 2014 PI KERING Council Chambers 7:00 pm Chair: Councillor Ashe Part "A" Pages Information Reports Information Report No. 06-14 1-23 Subject: Draft Plan of Subdivision SP-2014-02 Draft Plan of Condominium CP-2014-02 (Related Files: Draft Plan of Subdivision SP-2013-03 and Zoning By-law Amendment A 6/13) E. Ovide Holdings (Altona) Inc. 1973 and 1981 Altona Road Part "B" Planning & Development Reports • 1. Director, City Development, Report PLN 09-14 24-43 Draft Plan of Subdivision SP-2013-02 Zoning By-law Amendment Application A 5/13 2364722 Ontario Inc. Part of Lot 26, Concession 1 (1915 Fairport Road) Recommendation 1. That Draft Plan of Subdivision Application SP-2013-02, submitted by 2364722 Ontario Inc., on lands being Part of Lot 26, Concession 1, to establish a residential plan of subdivision for 14 lots, 6 blocks to be combined with adjacent lands for future lots, a block for Fairport Road widening and the extension of Gablehurst Crescent, as shown on Attachment#2 to Report PLN 09-14, and the implementing conditions of approval, as set out in Appendix I, be endorsed; and , • Accessible For information related to accessibility requirements please contact PICVE NG Linda Roberts Phone: 905.420.4660 extension 2928 TTY: 905.420.1739 Email: Iroberts( oickerina.ca Cat/ o� Planning & Development Committee Agenda Monday, May 5, 2014 PICKERING Council Chambers 7:00 pm Chair: Councillor Ashe 2. Further, that Zoning By-law Amendment Application A 5/13, submitted by 2364722 Ontario Inc., to implement the Draft Plan of Subdivision SP-2013-02 be endorsed with the provisions contained in Appendix II to Report PLN 09- 14; and that staff be authorized to finalize and forward the implementing Zoning By-law Amendment to Council for enactment. (II) Other Business (III) Adjournment • cliff 00 Information Report to Planning & Development Committee PICKERING Report Number: 06-14 Date: May 5, 2014 From: Catherine Rose Chief Planner Subject: Draft Plan of Subdivision SP-2014-02 Draft Plan of Condominium CP-2014-02 (Related Files: Draft Plan of Subdivision SP-2013-03 and Zoning By-law Amendment A 6/13) E. Ovide Holdings (Altona) Inc. 1973 and 1981 Altona Road 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding applications for draft plan of subdivision and draft plan of condominium, submitted by E. Ovide Holdings (Altona) Inc., to create a single development block to facilitate a common element condominium consisting of 40 townhouse units accessed by a private road. 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 applications, ask questions of clarification and identify any planning issues. This report is for information and no decisions on these applications are being made at this time. Staff will bring forward a recommendation report for consideration by the Planning & Development Committee upon completion of a comprehensive evaluation of the • proposal. 2. Background • on December 2, 2013, an Information Meeting was held for Draft Plan of Subdivision SP-2013=03 and Zoning By-law Amendment A 6/13 • these applications were submitted by E. Ovide Holdings (Altona) Inc. to facilitate residential developments on four separate properties located in the area of Finch Avenue and Altona Road, within the Rouge Park • Neighbourhood • • Information Report No.11-13 was prepared for that meeting; the Report outlined applicable official plan policies, zoning information, staff and resident comments to-date (see Appendix I, Information Report No. 11-13) • Attachment#1 to Information Report No. 11-13 shows the location of the four parcels 1 Information Report No. 06-14 Page 2 • although the applicant proposed to develop one of the four parcels (Parcel C) as a common element condominium, the applicant decided not to submit applications to implement the condominium tenure as part of their original submission • the applicant has now decided that they would like to proceed with the applications to create the common element condominium to ensure that the lands in Parcel C are developed concurrently with the other parcels • accordingly, the applicant has submitted applications for draft plan of subdivision and condominium to facilitate a common element townhouse development on Parcel C 3. Property Location and Description • the subject lands are located on the east side of Altona Road, south of Finch Avenue within the Rouge Park Neighbourhood (see Location Map, Attachment#1 to Information Report No. 06-14) • the property has an area of approximately 1.05 hectares with approximately 154 metres of frontage along Altona Road • mature trees exist in random locations across the site and along the properties lines • abutting the subject lands: to the north are vacant commercial lands; to the south is a Hydro corridor; to the west across Altona Road is a proposed townhouse development; and to the east are environmental lands 4. Applicant's Proposal • the applicant's proposal is to develop a common element condominium consisting of a total of 40 townhouse units accessed by a private road; the proposal also includes 10 visitor parking spaces and an outdoor amenity area • the applicant has submitted a draft plan of subdivision application to create a single development block for all of the lands; this is a technical requirement to allow the applicant to create the privately-owned parcels and the parcels for the common elements of the development through a process called "lifting part lot control" • the applicant has also submitted a draft plan of condominium application to create the tenure of the parcels in the development 5. Comments Received 5.1 Resident Comments • a Public Open House was held on November 19, 2013, and a Statutory Public - Information Meeting was held on December 2, 2013, regarding the residential developments on four separate properties • the key concerns raised by area residents for Parcel C included the following: • concern with the number of units proposed for the townhouse development • inquired about the height and design of the townhouse units; and • the location of sidewalks and connections to open space areas 2 Information Report No. 06-14 Page 3 • members of Planning & Development Committee requested that the applicant: • give consideration to the impact of construction on the overall community and development of the subject lands concurrently; and • meet with the landowner to the north of the subject lands to investigate if development can occur at the same time 6. Planning & Design Section Comments The following matters have been identified by staff for further review and consideration: • both of these applications are technical in nature but require a Statutory Public Information Meeting under the Planning Act • Section 6.0 of Information Report No. 11-13 (see Appendix I) outlines matters that have been identified by staff for further review and consideration • at this time staff have not identified any specific concerns with the proposed draft plan • revisions to the draft plan of condominium may be required to reflect the final zoning and site design for the subject lands • the applications for Draft Plan of Subdivision SP-2014-02 and SP-2013-03, Draft Plan of Condominium CP-2014-02 and Zoning By-law Amendment A 6/13, submitted by E. Ovide Holdings (Altona) Inc. to facilitate future residential development on four separate properties will be brought forward to a subsequent Planning & Development Committee Meeting in a comprehensive report 7. Procedural Information • written comments regarding this proposal should be directed to the City Development Department • oral comments may be made at the Public Information Meeting • all comments received will be noted and used as input to a Planning Report prepared by the City Development Department for a subsequent meeting of Council or a Committee of Council • any member of the public who wishes to reserve the option to appeal Council's decision must provide comments to the City before Council enacts any by-law for these proposals • any member of the public who wishes to be notified of Council's decision regarding this proposal must request such in writing to the. City Clerk 8. Owner/Applicant Information • the owner of the subject lands is E. Ovide Holdings (Altana) Inc., represented by Malone Given Parsons Ltd. • 3 . Information Report No. 06-14 Page 4 Appendix Appendix I: Information Report No.11-13 Attachments 1. Location Map 2. Applicant's Submitted Plan — Draft Plan of Subdivision SP-2014-02 3. Applicant's Submitted Plan — Draft Plan of Condominium CP-2014-02 • Prepared By: Approved/Endorsed By: Cristina Celebre, MCIP, RPP Catherine Rose, MCIP, RPP Senior Planner— Development Review Chief Planner & H:rita•e i esh Surti, MCIP, RPP • Manager, Development Review & Urban Design • CC:jf Attachments Date of Report: April 15, 2014 Copy: Director, City Development 4 Appendix I To Information Report No. 06-14 Information Report No. 11-13 5 Citq 00 - Information Report to - - - Planning & Development Committee PICKERING' Report Number: 11-13 Date: December 2, 2013 From: Catherine Rose Chief Planner Subject: Draft Plan of Subdivision SP-2013-03 Zoning By-law Amendment A 6/13 E. Ovide Holdings (Altona) Inc. Parcel A - 199, 207, 215, 219 and 223 Finch Avenue Parcel B - 1978 Altona Road Parcel C - 1973 and 1981 Altona Road Parcel D - 335 and 339 Finch Avenue 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding applications for a draft plan of subdivision and a zoning by-law amendment submitted by E. Ovide Holdings (Altona) Inc. to facilitate a future residential development on four separate properties located in the area of Finch Avenue and Altona Road within the Rouge Park Neighbourhood. 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 applications, ask questions of clarification and identify any planning issues. This report is for information and no decisions on these applications are being made at this time. Staff will bring forward a recommendation report for consideration by the Planning & Development Committee upon completion of a comprehensive evaluation of the proposal. 2. Property Location and Description • the four separate properties are located in the vicinity of Finch Avenue and Altona Road within the Rouge Park Neighbourhood (see Location Map, Attachment#1) Parcel A • located on the south side of Finch Avenue, east of 199, 207, 215, 219 Woodview Avenue and 223 Finch . • the properties have a combined area of approximately Avenue 0.65 of a hectare 6 Information Report No.11-13 Page 2 • to the north and to the west of the subject lands are low density residential development consisting of detached dwellings fronting onto Nature Haven Crescent, Finch Avenue and Woodview Avenue • to the south and to the east is a natural heritage system • the subject lands currently support two detached dwellings both of which are proposed to be demolished Parcel B • located on the west side of Altona Road immediately 1978 Altona Road south of Shadow Place • the property has an area of approximately 0.56 of a hectare • immediately to the north is an established medium density residential subdivision consisting of semi-detached dwellings fronting onto Shadow Place • to the west are environmental lands and to the south is a residential property containing a detached dwelling • the subject lands currently supports a detached dwelling which is proposed to be demolished Parcel C • located on the east side of Altona Road, south of 1973 and 1981 Finch Avenue Altona Road • the properties have a combined area of approximately 1.05 hectares • abutting the subject lands to the south is a Hydro corridor and to the east are environmental lands • the Rouge Park Neighbourhood Development Guidelines identified a potential dwelling to have heritage significance at 1973 Altona Road • the property is not listed or designated on the City of Pickering Municipal Heritage Register • the applicant has recently obtained a demolition permit and has demolished the dwelling located at 1973 Altona Road Parcel D • located on the south side of Finch Avenue, east of 335 and 339 Finch Altona Road Avenue • the subject properties have a combined area of approximately 0.37 of a hectare • to the north, east and west of the subject lands are low density residential development consisting of detached dwellings fronting onto Mapleview Court and Finch Avenue and to the south are environmental lands • a detached dwelling is located on the subject lands, • which is proposed to be demolished 7 Information Report No.11-13 Page 3 3. Applicant's Proposal • the lands outside the proposed development limits, within the natural heritage systems and their associated buffers were conveyed to the Toronto and Region Conservation Authority when the properties were purchased from Infrastructure Ontario which created four separate developable properties • the applicant is proposing to facilitate the future development of the four properties for residential purposes • the table below summarizes the applicant's proposal for each of the four properties (see Applicant's Submitted Plans, Attachments#2 and #3) Parcel A • applications for Draft Plan of Subdivision and Zoning By-law Amendment • to permit a residential development consisting of 13 lots for detached dwellings having a minimum lot frontage of 12.8 metres fronting Finch Avenue Parcel B • applications for Draft Plan of Subdivision and Zoning By-law Amendment • to permit a residential development of 22 townhouse units having a minimum lot frontage of 6.0 metres fronting the extension of Shadow Place Parcel C • application for a Zoning By-law Amendment to facilitate the future creation of a common element condominium development consisting of a total of 40 townhouse units accessed by a private road • the proposal also includes 10 visitor parking spaces and an outdoor amenity area Parcel D • application for a Zoning By-law Amendment to facilitate the future creation of 3 new lots through land severance for detached dwellings having a minimum lot frontage of 15.0 metres fronting onto Finch Avenue 4. Policy Framework 4.1 Durham Regional Official Plan • the Durham Regional Official Plan designates the subject lands as Urban Residential —"Living Areas" and shall be used predominately for housing and related uses • the plan states that "Living Areas" shall be developed in compact form through higher density and by intensifying and redeveloping existing areas • the applicant's proposal appears to comply with the policies and provisions of the Durham Regional Official Plan 8 Information Report No.11-13 Page 4 4.2 Pickering Official Plan • the subject lands are within the Rouge Park Neighbourhood and are designated "Urban Residential — Low Density Areas", which provides for housing and related uses • the Official Plan states that in establishing performance standards regard shall be had for protecting and enhancing the character of the established neighbourhoods by considering matters such as building height, yard setbacks, lot coverage, access to sunlight, parking provisions and traffic implications should be considered • Low Density Areas permit a density of up to 30 units per net hectare • the overall combined density for the four properties is 29.6 units per net hectare • the net residential density for each of the individual properties are as follows: • Parcel A - 20 units per net hectare • Parcel B - 39.3 units per net hectare • Parcel C - 38.1 units per net hectare • Parcel D - 8.1 units per net hectare • the Rouge Park Neighbourhood policies discourage designs which require the use of reverse frontages, berms and significant noise attenuation fences adjacent to Finch Avenue and Altona Road and require new development have regard for the Rouge Park Management Plan • Schedule II —Transportation Systems designates both Finch Avenue and Altona Road as "Type B Arterial Roads", which typically requires a right-of-way width of 30 to 36 metres; a road widening on Finch Avenue is required 4.3 Rouge Park Neighbourhood Development Guidelines • the Roug e Park Neighbourhood Development Guidelines (see Roug e Park Neighbourhood Tertiary Plan, Attachment#4) establishes the following goals to ensure developable lands are developed in a cohesive well-designed neighbourhood: • Finch Avenue will serve as the backbone of the Neighbourhood; development adjacent to this primary road should establish a strong visual and physical relationship with the street • development must maintain a connection with surrounding natural areas; neighbourhood design within developable areas must be done in a manner that retains visual and physical (where appropriate) connections to these areas • residential areas feature a variety of.housing types of high-quality design arranged on efficient street patterns; housing types may include detached, semi-detached, townhomes, and multi-unit dwellings which contribute to a lotting pattern and streetscape that are aesthetically pleasing, diverse, encourage social interaction within a neighbourhood, and support safe environments 9 Information Report No.11-13. Page 5 • the following development standards for the neighbourhood that are applicable for the subject properties are as follows: • new.development along Finch Avenue and Altona Road should employ innovative and urban design techniques to humanize the street, mitigate the effects of traffic, and present an attractive frontage along these roads • alternate development standards such as reduced right-of-ways and private lanes will also be considered • sidewalks will be required on at least one side of all new public roads • for condominium developments, a pathway system should provide convenient pedestrian access to appropriate areas within the site as well as connections to public sidewalks and streets • the Tertiary Plan identifies potential trail access locations that will link with new development with these trail systems • opportunities to secure an adequate right-of-way for these future trail systems, as well as links to the Neighbourhood will be considered in the review of the subdivision and site designs as the area develops • the guidelines recognizes that the Rouge Park Neighbourhood has a small developable area, and in certain circumstances in which a development proposal may be able to fulfill the objectives of the Development Guidelines, yet exceed the minimum allowable residential density established by the Official Plan, the transferring of residential units from one property to another within the neighbourhood will be considered 4.4 Zoning By-law 3036 • the properties are currently zoned "A"— Rural Agriculture Zone, within Zoning By-law 3036, as amended, which permits various agriculture uses as well as one detached dwelling on a lot providing a minimum lot frontage of 60 metres and minimum lot area of 0.8 of a hectare • the applicant has requested Residential Zone categories be applied to the subject properties to permit the residential development which allows site specific amendments related to lot frontage, lot area, setbacks, building height, lot coverage, parking and other appropriate zoning provisions as required • an amendment to the zoning by-law is required to implement the applicant's proposal 5. Comments Received 5.1 Resident Comments • staff have received phone and counter inquires requesting details on the applicant's proposal; however, no written correspondence has been received • a Public Open House was scheduled on November 19, 2013 to allow the public to learn more about the proposals as well as review and comment on the plans that the applicant has submitted • comments from the Public Open House will be presented at the Public Information Meeting 10 • Information Report No.11-13 Page 6 5.2 Agency Comments • None received in response to the circulation date 5.3 City Departments Comments • None received in response to the circulation date 6. Planning & Design Section Comments The following matters have been identified by staff for further review and consideration: • ensuring the proposal is in conformity with the Pickering Official Plan, Rouge Park Neighbourhood and Rouge Park Neighbourhood Development Guidelines • ensuring the proposal addresses appropriate lotting patterns, yard setbacks, building height, lot coverage, and lot frontage and area • evaluating the appropriateness of the minimum 5.0 metre lot frontages for the townhouse units proposed on lands located within Parcels B and C (see Lot Frontage Map — Parcels B and C, Attachment#6) • evaluating the appropriateness of the minimum 12.0 metre and 15.0 metre lot frontages proposed for the lots fronting Finch Avenue on lands located within Parcels A and D (see Lot Frontage Map — Parcel A, Attachment#5 and Lot Frontage Map — Parcel D, Attachment#7) • reviewing the appropriateness of transferring residential units to Parcels B and C which exceeds the minimum density requirements of the Official Plan • reviewing traffic impacts on local and regional roads and on-site traffic management to ensure appropriate traffic movements • exploring the appropriateness to provide access to future trail systems • reviewing the appropriateness the use of holding symbol "H" in the implementing by-law for the proposed common element condominium development on Parcel C to ensure agreements such as a subdivision and site plan are entered into between the City and the owner • ensuring the landowner pays its proportionate share of the cost of the Rouge Park Neighbourhood Study and the cost of the stormwater management pond to the south • ensuring that the required technical submissions and reports meet City standards 7. Information Received - Full scale copies of the plans and studies listed below are available for viewing at the offices of the City of Pickering, City Development Department: • Planning Justification Report • Transportation Study • Phase 1 &2 Archaeological Assessment • Functional Servicing Study • Phase 1 Environmental Site Assessment • Noise Report 11 Information Report No.11-13 Page 7 • Tree Inventory Report • Scoped Environmental Impact Report 8. Procedural Information 8.1 General • written comments regarding this proposal should be directed to the City Development Department • oral comments may be made at the Public Information Meeting • all comments received will be noted and used as input to a Planning Report prepared by the City Development Department for a subsequent meeting of Council or a Committee of Council • any member of the public who wishes to reserve the option to appeal Council's decision must provide comments to the City before Council enacts any by-law for these proposals • 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 9. Owner/Applicant Information • the owner of the subject lands is E. Ovide Holdings (Altona) Inc., represented by Malone Given Parsons Ltd. Attachments 1. Location Map 2. Applicant's Submitted Plan - Parcels A and B 3. Applicant's Submitted Plan - Parcels C and D 4. Rouge Park Neighbourhood Tertiary Plan 5. Lot Frontage Map — Parcel A 6. Lot Frontage Map — Parcels B and C 7. Lot Frontage Map — Parcel D 12 Information Report No.11-13 Page 8 Prepared By: Approved/Endorsed By: ORIGINAL SIGNED BY ORIGINAL SIGNED BY Cristina Celebre, MCIP, RPP Catherine Rose, MCIP, RPP Senior Planner— Development Review Chief Planner &Heritage ORIGINAL SIGNED BY Nilesh Surti, MCIP, RPP. Manager, Development Review & Urban Design CC:Id Attachments Date of Report: November 14, 2013 Copy: Director, City Development 13 Attachment# ! to . information Re rrt# I I- 12 . 111 r..E)Crl Z a 2• N O 1.6 N O O In 0 r I O cc co W J dl 1- Q ,-,/ ..1 O o o 0 . I ¢ OZ �gzz co _ ® CO '7'Z 000.x.-- O \-13813 6 Now w COURT *��' > .�wog W �OOOO� O d l00000� 1,�I'I U iI�` , , °� N ¢ OH02i N 1 VNOl]V OVO . VN011d _ I� ....-- ..----\ 1OOOO' T co a =L. 00•�•�•0.0♦0004 \ 1 N o S ; Cws~ 4 O C) ° • W �d=:.....4, C) N co ,s,,,> - 0) — °N ' SHADOW C r i zo . i P1144# \ (Y- o .< aj ig . 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Ilir 0 0 CC mill II II iiii ' i NI ■ii '-i -iir •.R pp -411111111111 ----- IIIIIIIPINPr Q Z CRES `MAPLEVE 112 c FINCH AVENUE = JhACE cc ' 1 ,••. 00 ►•iiiiiiiiiiii� ��• • \.. •►0••0.0••••00•••••, G '•••• •'. w--PROPERTY / V\6) C) z 0 , J Q ��wf ICI IIIIII01111� _(7) c�RR\� ip ■48.4 — ^0�� \A,00 11111111111 = 1 IIIIIIIIIIIIIIIIII - SPARROW till 1- i N 1 _.f— , Location Map City o¢ A ti FILE No:SP-2014-02 & CP-2014-02 F. : -'.!'r g: APPLICANT: E. Ovide Holdings (Altona) Inc. CO hi �� L PROPERTY DESCRIPTION: 1973 & 1981 Altona Road ( N Pt. Lot 32, Con 1, City Development Pt. of Pt. 3, 40R-25868) DATE: Mar.20,2014 Department Data Sources: BTeronet Enterprises Inc. d Its u Allen. All rights Reserved. Not o plop of survey. SCALE 1.5,000 PN-14 2013 MPAC and Its suppliers. All rl'ghts Reserved. Not 0 plan of Survey. 21 Attachment# 2 to Information Reoort#. d6_ i 9 \ vi- N a \ 1(4144*= N O \ • O ■s to \ c0 \� co a J ,ao`iegn` \ 4r— N O N F, \ o CC 8s \ C� 11.1 0— ff` f �cW 4. 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'0 - F N 33- N 7.,Nosic4-N 1Nn8 rn SlINI 8 1m' N Zs� j.8D Ol Z N N FI 118 ,IN - ZNOQ18 - II l7,P �- 11.0 --- - m so T W CI 6.0 6.0�61.0�6.0 6.0 6.0 7 LO4 6.0 6.0 6.0 6.0 6.0 6.017,$.7.s-91 35eoer} N LLl W NF I. I i i 1 iNpS 817�OryL ? I K '1 14-94 UU A. 1994 CI a. F-0_ • L 1 SF341 M11Z1.9491N \ ,a cn Z. •0�tZl?S9 Cil_---'' ce . ...-.-- .. w--•-•.-• z 0 W OOaO avo i YNO11d W a O w = J d CC f,° Cn L a a .LLB • I __ T 4. 1 1NV01jddV A8 03NM0 SONVI a3H10 I 1 1 I Ec II;-�+: o 7®I � a) Q, eI . co V lllr f� 23 city.4 „s.: Report to Planning & Development Committee PICKERING Report Number: PLN 09-14 Date: May 5, 2014 From: Thomas Melymuk Director, City Development Subject: Draft Plan of Subdivision SP-2013-02 Zoning By-law Amendment Application A 5/13 2364722 Ontario Inc. Part of Lot 26, Concession 1 (1915 Fairport Road) Recommendation: 1. That Draft Plan of Subdivision Application SP-2013-02, submitted by 2364722 Ontario Inc., on lands being Part of Lot 26, Concession 1, to establish a residential plan of subdivision for 14 lots, 6 blocks to be combined with adjacent lands for future lots, a block-for Fairport Road widening and the extension of Gablehurst Crescent, as shown on Attachment#2 to Report PLN 09-14, and the implementing conditions of approval, as set out in Appendix I, be endorsed; and 2. Further, that Zoning By-law Amendment Application A 5/13, submitted by 2364722 Ontario Inc., to implement the Draft Plan of Subdivision SP-2013-02 be endorsed with the provisions contained in Appendix II to Report PLN 09-14, and that staff be authorized to finalize and forward the implementing Zoning By-law Amendment to Council for enactment. Executive Summary: The subject lands are located on the east side of Fairport Road, between Glenanna Road and Bonita Avenue within the Dunbarton and Liverpool Neighbourhoods (see Location Map, Attachment#1). 2364722 Ontario Inc., known as Williamsberg Estates, has submitted applications for a Zoning By-law Amendment and Draft Plan of Subdivision proposing a residential subdivision consisting of 14 lots for detached dwellings, 6 blocks to be combined with adjacent lands for future residential lots, a block for Fairport Road widening and the extension of Gablehurst Crescent (see Submitted Plan, Attachment#2). The proposal demonstrates appropriate infill development, maintains the character of the established stable neighbourhood, and implements the policies of the Official Plan. The development demonstrates appropriate lot sizes and lot frontages and is in keeping with the established lotting pattern along Fairport Road and Gablehurst Crescent. The recommended performance standards will ensure that the size, scale and height of the proposed dwellings will be compatible with the existing neighbourhood. 24 Report PLN 09-14 May 5, 2014 Subject: 2364722 Ontario Inc. (SP-2013-02, A 5/13) Page 2 The concerns raised by residents have been addressed including the compatibility with the established neighbourhood, construction activities, tree loss and grading and drainage issues. Accordingly, staff recommends that Council endorse Zoning By-law Amendment Application A 5/13, Draft Plan of Subdivision SP-2013-02 and the related conditions of approval. Financial Implications: No direct costs to the City are anticipated as a result of the recommendations of this report. 1. Background 1.1 Property Description The subject property is located on the east side of Fairport Road, between Glenanna Road and Bonita Avenue (see Location Map, Attachment#1). The subject lands are approximately 1.02 hectares in area, with approximately 67 metres of frontage along Fairport Road and a depth of approximately 152 metres. The property supported a residential dwelling, which was demolished in the fall of 2013. There are mature trees that are scattered on the property and along the south property line. Low density residential development, consisting of detached dwellings, surrounds the subject lands. 1.2 Applicant's Proposal The applicant has submitted applications for approval of a Draft Plan of Subdivision and an implementing Zoning By-law Amendment to facilitate a residential. development consisting of 14 lots for detached dwellings and 6 blocks to be combined with adjacent lands (owned by John Boddy Homes) for future residential lots. The proposal also includes the completion of Gablehurst Crescent and a 3.44 metre road widen_ing along Fairport Road (see Submitted Plan, Attachment#2). • 2. Comments Received 2.1 Public comments from the October 7, 2013 Public Information Meeting and in written submission At the October 7, 2013 Public Information Meeting, approximately 17 residents attended the meeting and 8 residents voiced concerns with the proposed development. Specifically, the concerns identified are as follows: • the loss of mature trees • compatibility of the size and scale of the proposed dwellings with the existing homes within the immediate neighbourhood 25 Report PLN 09-14 May 5, 2014 Subject: 2364722 Ontario Inc. (SP-2013-02, A 5/13) Page 3 • impacts of grading and drainage on adjacent properties • increased traffic and decreased street safety with the completion of Gablehurst Crescent • the length of time for construction for the entire development, including the 6 blocks • impacts of construction activities including access, parking of construction vehicles, noise and dust; and • preference for the construction access to be from Fairport Road rather than the extension of Gablehurst Crescent 2.2 City Departments &Agency Comments Region of Durham • the proposal complies with the Living Area designation policies of the Regional Official Plan • based on the review of the Phasel & 2 Environmental Site Assessment Reports, the Region requires a Record of Site Condition to be filed with the Ministry of the Environment • the Stage 1 & 2 Archaeological Assessment reports indicated that no archaeological resources were identified on the subject lands; a clearance letter from the Ministry of Tourism, Culture and Sport is required • sanitary and water services are available to the subject lands • the Region has no objection to the applications, and has provided conditions of draft approval . Durham Region • no objection to the applications Transit Engineering & • generally satisfied with the development proposal Public Works • the subdivision agreement will address matters such as but not limited to, road construction, easements, traffic management, construction management, grading and stormwater management Durham District • no objection to the applications School Board • elementary students will be accommodated within an existing school facility Durham Catholic • no objection to the applications District School • elementary students will be accommodated at Board St. Elizabeth Seton Catholic School 26 Report PLN 09-14 May 5, 2014 Subject:_ 2364722 Ontario Inc. (SP-2013-02, A 5/13) Page 4 3. Planning Analysis • 3.1 The proposal conforms to the density provisions and infill policies of the Pickering Official Plan The Pickering Official Plan designates the subject property as "Urban Residential — Low Density Areas" within the Dunbarton and Liverpool Neighbourhoods. Lands within this designation are intended primarily for housing at a net residential density of up to and including 30 units per net hectare. The proposal is to create a total of 14 lots for detached dwellings resulting in a density of approximately 20 units per net hectare. The density falls within the permitted density range and is appropriate for an infill development in this area. The Official Plan states that City Council shall encourage infill development of vacant or underutilized blocks of land and the provision of compact housing form, having regard to housing type, architectural design and cost-effective development standards. The proposed development will result in an appropriate land use, lotting pattern that is in keeping with the established lotting pattern within the neighbourhood and the completion of Gablehurst Crescent. 3.2 The proposal is consistent with the Dunbarton Neighbourhood Development Guidelines and the recommended performance standards will ensure the character of the established residential neighbourhood is maintained The Official Plan recognizes that in establishing performance standards, restrictions and provisions for residential development, particular regard shall be had to protecting and enhancing the character of established neighbourhoods, considering such matters as lot frontage, building height, yard setback, lot coverage, access to sunlight, parking provisions and traffic implications. The applicant is proposing five lots along Fairport Road with a minimum lot frontage of 13.4 metres. Although this frontage is 0.1 of a metre less than the minimum lot frontage identified in the Dunbarton Neighbourhood Development Guidelines for this section of Fairport Road, the proposed frontage is consistent with the intent of the Guidelines. The lot frontage character along the east side of Fairport Road will be maintained. Proposed lot frontages along the extension of Gablehurst Crescent range between 12.8 and 15.8 metres. Existing lot frontages on Gablehurst Crescent range from 9.4 to 15.7 metres (see Existing Lot Frontage Map, Attachment#3). The proposed lot frontages are within the range of the lot frontages on the street. The Dunbarton Guidelines include an objective to establish maximum dwelling heights of 9.0 metres for lots along Fairport Road. Existing zoning for the surrounding properties provides for a maximum building height restriction of 12 metres. City Development staff recommend restricting the maximum building height to 10.0 metres taking into consideration proposed grading. This will result in similar building heights as existing dwellings within the immediate area. 27 Report PLN 09-14 May 5, 2014 Subject: 2364722 Ontario Inc. (SP-2013-02, A 5/13) Page 5 The applicant will also be maintaining similar building setbacks and lot coverage standards as properties in the immediate neighbourhood. Appendix II of this report outlines the recommended performance standards for the zoning by-law. The proposed lotting pattern and development standards will ensure an appropriate built form that is compatible with the established residential development along Fairport Road and Gablehurst Crescent and is consistent with the Dunbarton Guidelines. 3.3 The proposed lot pattern, housing siting and the extension of Gablehurst Crescent will result in the removal of the majority of existing trees Residents expressed concerns with the loss of mature trees from the subject lands: The City has a Tree Protection By-law (By-law Number 6108/03) that applies to areas designated as shorelines and stream corridors, wetlands and other significant environmental areas. The subject lands are not within the area regulated by the City's Tree Protection By-law. The applicant has submitted a Tree Inventory and Assessment Report, which surveyed and evaluated 86 trees on the property that are proposed to be removed. Approximately 15 mature trees will be preserved along the south perimeter of the property and only saplings and shrubbery will be removed. Due to the proposed lotting, house siting and the extension of Gablehurst Crescent, the majority of the existing trees will be removed. The applicant has agreed to provide a financial contribution for the trees that are to be removed. 3.4 Construction activities are required to comply with an approved Construction Management Plan Residents expressed a concern with the construction activity and impacts on the surrounding area. The applicant will be required to submit a construction management plan,which addresses the following: details of erosion and sedimentation control during construction; parking of construction vehicles; storage of construction and building materials; location of construction trailer; type and . timing of construction fencing; and mud and dust control on all roads within and adjacent to the site. The primary construction access will be from Fairport Road and the applicant has advised that construction activity may begin as early as this fall and the length of time for construction for the entire development, including the 6 blocks, is approximately 2 years. 28 Report PLN 09-14 May 5, 2014 Subject: 2364722 Ontario Inc. (SP-2013-02, A 5/13) Page 6 3.5 Proposed grading and drainage from the development will not impact adjacent properties Residents expressed a concern with the proposed grading and drainage from the development and the impacts on abutting properties. The City's Engineering & Public Works Department has advised that they are generally satisfied with the preliminary grading plan, and detailed grading plans will be required as a condition of final approval. These plans will be reviewed by City staff to ensure compliance with City standards. The required detailed grading plan for the development will ensure that grading and drainage from the development will not impact adjacent properties. 3.6 The extension of Gablehurst Crescent is appropriate and supported by Staff The extension of the Gablehurst Crescent is supported by staff as it provides for the completion of the street and neighbourhood. The site was considered when the adjoining roads were constructed and the existing storm and sanitary sewers were sized to accommodate drainage from this site. 3.7 The 6 blocks are expected to be developed concurrently with the remaining lots The draft plan of subdivision proposes 14 lots for detached dwellings and 6 blocks fronting the extension of Gablehurst Crescent. The blocks are intended to be combined with the adjacent vacant blocks to the north and east, owned by John Boddy Homes, for the creation of future lots. The applicant advises that the 6 blocks will be developed concurrently with the 14 lots. The 6 blocks will be zoned with the same "S2" or"S4" zoning as the existing vacant blocks on abutting lands. An (H) - Holding Symbol will be.placed on the blocks and will be removed by City Council once the blocks are combined with the lands to the north and east to create complete lots fronting onto Gablehurst Crescent. 3.8 Other matters identified by area residents have been addressed by the applicant • Area residents also identified other concerns regarding increased traffic and street safety. The proposed development will result in some additional vehicles on the roads. However, the City's Engineering & Public Works Department has advised that the increase will not result in adverse traffic impacts on the existing streets and intersections. A municipal sidewalk will be installed along the north and east sides of the extension of Gablehurst Crescent to provide a safe and accessible path for pedestrians. 29 Report PLN 09-14 May 5, 2014 Subject: 2364722 Ontario Inc. (SP-2013-02, A 5/13) Page 7 4.0 Sustainability implications have been reviewed Staff's review of the application against the City's Draft.Sustainability Development Guidelines resulted in a score below the Level 1 standard. Given the small scope of the application, there is limited opportunity to achieve Level 1. The proposed development will utilize existing services along Fairport Road and Gablehurst Crescent. Further opportunities exist for the applicant to implement additional sustainable options through future building permit processes. 4.1 Technical matters to be addressed as conditions of subdivision approval To ensure appropriate development, City, Region and agency requirements will be imposed as conditions of approval for the subdivision application. These conditions will address matters such as, but not limited to, on-site grading, landscaping, tree preservation, fencing, stormwater management and construction management. The conditions of approval set out in Appendix Ito this Report, address these (and other) matters. It is recommended that Council endorse these conditions. 4.2 Zoning by-law to be finalized and forwarded to Council for enactment Staff support the rezoning application and recommends that the site specific implementing by-law, containing the standards outlined in Appendix II, be brought before Council for enactment following approval of the draft plan of subdivision. The lots along Fairport Road (Lots 1-5) will be zoned in an "S2" —site specific category requiring a minimum lot frontage of 13.0 metres and a minimum front yard depth of 6.0 metres to the main front wall of the dwelling. Lots fronting the extension of Gablehurst Crescent (Lots 6 -14) will also be zoned in an "S2" - site specific category but requiring a minimum lot frontage of 12.5 metres and a minimum front yard depth of 4.5 metres to the main front wall of the dwelling. To facilitate the development of the Blocks, these lands will be zoned the same category as the adjacent vacant lands. Blocks 16, .17 and 18 will be zoned "S2" with an (H) — Holding Symbol and Blocks 15, 19 and 20 will be zoned "S4" also with an (H) — Holding Symbol. The intent of the zoning by-law is to implement specific performance standards including minimum lot frontage, lot area, yard setbacks, lot coverage and maximum building height to ensure that the proposal complements existing built pattern such as form, height and position relative to the street and to facilitate dwelling designs that would maintain the character of the existing residential neighbourhood. 4.3 Applicant's Comments The applicant has been advised of the recommendations of this report. Appendices 30 Report PLN 09-14 May 5, 2014 Subject: 2364722 Ontario Inc. (SP-2013-02, A 5/13) Page 8 Appendix I Recommended Conditions of Approval for. Draft Plan of Subdivision SP-2013-02 Appendix II Recommended Performance Standards for Zoning By-law Amendment A 5/13 Attachments 1. Location Map 2. Submitted Plan 3. Existing Lot Frontage Map Prepared By: Approved/Endorsed By: Le- G Cristina Celebre, MCIP, RPP Catherine Rose, MCI RPP Senior Planner— Development Review Chief Planner & H rita 2 e PI )� Nilesh Surti, MCIP, RPP Thomas Mel uk, CIP, R Manager, Development Review Director, City Dev-lopment & Urban Design CC:jf Recommended for the consideration of Pickering City Council 2Z, 2014 Tony Prevedel, P.Eng. Chief Administrative Officer 31 Appendix Ito Report PLN 09-14 Recommended Conditions of Approval for Draft Plan of Subdivision SP-2013-05 32 Recommended Conditions of Approval for . Draft Plan of Subdivision SP-2013-05 General Conditions 1. The Owner shall prepare the final plan generally on the basis of the draft plan of subdivision prepared by Walker, Nott, Dragicevic Associates Limited, dated November 2013, on lands being Part of Lot 26, Concession 1, City of Pickering, for the creation of 14 lots for detached dwellings, 6 blocks, road widening and roadways, and bearing the City's recommendation stamp. Subdivision Agreement 2. That the Owner enters into a subdivision agreement with and to the satisfaction of the City of Pickering to ensure the fulfillment of the City's requirements, financial and otherwise, which shall include, but not necessarily be limited to the conditions outlined in this document. Zoning 3. That the implementing by-law for Zoning By-law Amendment Application A 5/13 becomes final and binding. Street Names 4. That street names and signage be provided to the satisfaction of the Region and the City. Development Charges & Inspection Fee 5. That the Owner satisfies the City financially with respect to the Development Charges Act. 6. That the Owner satisfies the City for contributions for development review and inspection fees. Phasing 7. That if this subdivision is to be developed by more than one registration, the Owner submits a plan showing the proposed phasing, all to the satisfaction of the City. Dedications/Transfers/Conveyances 8. That the Owner conveys to the City, at no cost: (i) Block 21 for road widening purposes 33 Recommended Conditions of Approval (SP-2013-05) Page 2 Architectural Control 9. That the Owner, prior to the preparation of the subdivision agreement, engages a control architect, to the satisfaction of the Director, City Development, who will prepare'a siting and architectural design statement to the City's satisfaction, approve all models offered for sale and certify that all building permit plans comply with the City's approved statement. The siting and architectural design statement will become a schedule to the subdivision agreement. Stormwater • 10. That the Owner satisfies the Director, Engineering & Public Works Department respecting stormwater drainage and management system to service all the lands in the subdivision, and any provision regarding easements. 11. That the Owner satisfies the Director, Engineering & Public Works Department for contributions for stormwater management maintenance fees. 12. That the Owner satisfies the Director, Engineering & Public Works Department that all stormwater management and erosion and sedimentation control structures are operating and will be maintained and in good repair during the construction period. Grading 13. That the Owner satisfies the Director, Engineering & Public Works Department respecting the submission and approval of a grading control plan. 14. That the Owner satisfies the Director, Engineering & Public Works Department respecting the submission and approval of a geotechnical soils analysis. 15. That the Owner satisfies the Director, Engineering & Public Works Department respecting authorization from abutting landowners for all off site grading. Fill & Topsoil 16. The City's Fill &Topsoil Disturbance By-law prohibits soil disturbance, removal or importation to the site unless a permit has been issued. No on-site works prior to draft plan approval is permitted. A Fill & Topsoil Disturbance Permit will be required should grading works proceed prior to the subdivision agreement being executed. Road Allowances 17. That the Owner satisfies the Director, Engineering & Public Works Department respecting the construction of roads with curbs, storm sewers and boulevard designs which would include reconstruction of the sidewalk along Fairport Road and a sidewalk on the north and east sides of Gablehurst Crescent. 34 • Recommended Conditions of Approval (SP-2013-05) Page 3 Construction/Installation of City Works & Services 18. That the Owner satisfies the Director, Engineering & Public Works Department respecting the construction of roads, storm sewers, pedestrian walkways, sidewalks and boulevard designs through a site servicing plan. 19. That the Owner satisfies the City respecting arrangements for the provision of all services required by the City. 20. That the Owner satisfies the appropriate authorities respecting arrangements for the provision of underground wiring, street lighting, cable television, natural gas and other similar services. 21. That the cost of any relocation, extension, alteration or extraordinary maintenance of existing services necessitated by this development shall be the responsibility of the Owner. 22. The Owner shall provide for the extension of such sanitary sewer and water supply facilities which are external to, as well as within, the limits of this plan, that are required to service this plan. In addition, the Owner shall provide for the extension of sanitary sewer and water supply facilities within the limits of the plan which are required to service other developments external to this subdivision. Such sanitary sewer and water supply facilities are to be designed and constructed according to the standards and requirements of the Region of Durham. All arrangements, financial and otherwise for said extensions are to be made to the satisfaction of the Region and are to be completed prior to final approval of this plan. Easements 23. That the Owner conveys to the City, at no cost, any easements as required and any reserves as required by the City. 24. That the Owner conveys any easement to any utility provider to facilitate the installation of their services in a location(s) to the satisfaction of the City and the utility provider. 25. That the Owner arranges at no cost to the City any easements required on third party lands for servicing, and such easements shall be in a location as determined by the City and/or the Region and are to be granted upon request at any time after draft approval. 26. That the Owner satisfies the Director, Engineering & Public Works Department with any required easement for works, facilities or use rights that are required by the City. 35 Recommended Conditions of Approval (SP-2013-05) Page 4 Construction Management Plan 27. That the Owner makes arrangements with the City respecting a construction management plan, such Plan to contain, among other things: (i) details of erosion and sedimentation controls during all phases of construction and provide maintenance requirements to maintain these controls as per the City's Erosion & Sediment Control Guideline for Urban Construction; (ii) addressing the parking of vehicles and the storage of construction and building materials during servicing and house construction, and ensuring that such locations will not impede the flow of traffic or emergency vehicles on either existing streets or the proposed public street; (iii) assurance that the City's'Noise By-law will be adhered to and that all contractors, trades and suppliers are advised of this By-law; (iv) the provision of mud and dust control on all roads within and adjacent to the site; (v) type and timing of construction fencing and existing trees to be retained; (vi) location of construction trailers; and (vii) details of the temporary construction access. Fencing 28. That the Owner satisfies the City with respect to the provision of temporary fencing around the entire perimeter of the subject lands during construction, prior to the commencement of any works. Landscaping 29. That the Owner submits a street tree planting plan to the satisfaction of the City. 30. That the Owner satisfies the Director, City Development with the submission of a tree preservation plan which will illustrate the protection of trees and other natural features where appropriate;with specific attention to preservation in all public open spaces prior to the approval of a preliminary grading plan. Compensation Plan 31. Prior to final approval of the draft plan, or any phase thereof, the Owner shall provide to the City, a financial contribution for the purposes of off-site planting of native, self-sustaining vegetation. Such planting shall be on publically-owned lands held by the City of Pickering. 36 Recommended Conditions of Approval (SP-2013-05) Page 5 Engineering Plans 32. That the Owner ensures that the engineering plans are coordinated with the streetscape/siting and architectural control statement, and further, that the engineering plans coordinate the driveway, street hardware and street trees to ensure that conflicts do not exist, asphalt is minimized and all objectives of the streetscape/siting and architectural control guidelines can be achieved. 33. That the Owner,satisfies the City respecting the submission of appropriate engineering drawings that detail, among other things: City services; roads; storm sewers; sidewalks; lot grading; streetlights; fencing and tree planting; measures to protect the existing trees to be retained; and financially-secure such works. Noise Attenuation 34. That the Owner satisfies the requirements of the Ministry of Environment regarding the approval of a noise study recommending noise control features to the satisfaction of the Region of Durham and the City of Pickering. 35. That the Owner agrees in the subdivision agreement to implement noise control measures and warning clauses as recommended in the noise report as approved by the City of Pickering. Development Blocks 36. That the Owner satisfies the City with respect to a program or undertaking for the disposition of Bocks 15 to 20, inclusively, or acquisition of abutting part lots prior to registration. This may require properties merging on title and no building permit shall be requested until any land assembly has been completed to the satisfaction of the City. 37. Until such time as the blocks referred to above, are developed, the Owner shall keep and maintain those blocks, or so many of them as remain undeveloped, in a clean and orderly fashion, to the satisfaction of the City at no expense to the City. Parkland Dedication 38. That the Owner satisfies the City with respect to the payment of cash-in-lieu in accordance with the parkland dedication requirements of the Planning Act. Fire 39. That the Owner agrees that no development will proceed on any land until adequate services are available including adequate water pressure to the satisfaction of the City's Fire Services Division. 37 Recommended Conditions of Approval (SP-2013-05) Page 6 Canada Post 40. That the Owner, through the approval of the Utility Coordination Plan for the location, enters into an agreement with Canada Post Corporation for the provision of a Community Mailbox including technical specifications, notice requirements and financial terms. 41. That the Owner agrees to determine and provide a suitable temporary Community Mailbox location, if required, to the satisfaction of the City. Model Homes 42. That the Owner enters into a model home agreement with the City, if applicable for this draft plan. All model homes must satisfy all requirements of the siting and architectural design statement. Plan Revisions 43. The Owner acknowledges and agrees that the draft plan of subdivision and associated conditions of approval may require revisions, to the satisfaction of the City, to implement or integrate any recommendation resulting from studies required as conditions of approval. 44. That the Owner revises the draft plan, as necessary to the satisfaction of the City, to accommodate any technical engineering issues which arise during the review of the final engineering drawings. Required revisions may include revising the number of residential building lots or reconfiguring the roads or lots to the City's satisfaction. 45. That the Owner agrees to implement the requirements of all studies that are required by the City for the development of this draft plan of subdivision to the satisfaction of the City. Other Approval Agencies 46. That any approvals which are required from the Region of Durham or any utility for the development of this plan be obtained by the Owner, and upon request written confirmation be provided to the City as verification of these approvals. 38 Appendix II to Report PLN 09-14 Recommended Performance Standards for Zoning By-law Amendment Application A 5/13 39 Recommended Performance Standards for Zoning By-law Amendment Application A 5113 That the implementing zoning by-law to permit detached dwelling lots in accordance with the following provisions: • A. Lots fronting the extension of Gablehurst Crescent— "S2" site specific zone a. minimum lot frontage of 12.5 metres b. minimum lot area of 400 square metres c. maximum building height of 10.0 metres d. minimum front yard depth of 4.5 metres to the main wall of the dwelling and 6.0 metres to the garage e. minimum rear yard depth of 7.5 metres f. minimum interior side yard width of 1.2 metres g. maximum lot coverage of 38 percent h. maximum projection of the garage from the front wall containing the main entrance to the dwelling shall not exceed 2.0 metres in length i. any unenclosed porches not exceeding 1.5 metres in height above established grade, may encroach a maximum of 2.0 metres into the required minimum front yard j. any uncovered decks, platforms and steps not exceeding 1.5 metres in height above established grade, may encroach a maximum of 3.0 metres into the required rear yard k. minimum one private garage per lot attached to the main building B. Lots fronting Fairport Road — "S2" site specific zone a. minimum lot frontage of 13.0 metres b. minimum lot area of 400 square metres c. maximum building height of 10.0 metres d. minimum front yard depth of 6.0 metres to the main wall of the dwelling and 6.0 metres to the garage e. minimum rear yard depth of 7.5 metres f. minimum interior side yard width of 1.2 metres g. maximum lot coverage of 38 percent h. maximum projection of the garage from the front wall containing the main entrance to the dwelling shall not exceed 2.0 metres in length i. any unenclosed porches not exceeding 1.5 metres in height above established grade, may encroach a maximum of 2.0 metres into the required minimum front yard j. any uncovered decks, platforms and steps not exceeding 1.5 metres in height above established grade, may encroach a maximum of 3.0 metres into the required rear yard k. minimum one private garage per lot attached to the main building, C. Blocks 15 - 20 fronting the extension of Gablehurst Crescent a. "S2" and "S4" zones, subject to an (H) holding symbol to be removed once the_part blocks are combined with the abutting part lots to the north and east to create complete lots D. Model Homes a. a maximum of 3 model homes together with not fewer than two parking spaces per Model Home, may be constructed on the lands set out in Schedule I attached to this By-law prior to the division of those lands by registration of a plan of subdivision b. Model Home shall mean a dwelling unit which in not used for residential purposes pursuant to an agreement with the City of Pickering 40 AT3A+C rT#.' 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WINGAR DEN CRESCENT s, ,' "= .'. w 1e111 tip `-.7L,', I Q /+� Location Map 00 _ s_ FILE No: SP-2013-02 &A 05/13 _ , !_!- k APPLICANT: 2364722 Ontario Inc. t KM KI E4110 C PROPERTY DESCRIPTION:1915 Fairport Road(Concession 1, City Development Part of Lot 26) DATE:Apr.3,2014 Data Sources: Teranet Enterprises Inc. and Its suppllere. All rights Reserved. Nat a plan of survey. SCALE 1:5,000 PN-7 8 2013 MPAC and its suppliers. All nghts Reserved. Not a plan of Survey. 41 TAt ..V • ArgitiM ett s.......,--TO, 1 REPOiTif PL.-W- . • 1- .. i.:IIIIE:i:N36ts'3a . cLZF ',. c___ "Iviilq9JS_7ei, •r• (NI <.)- ....,H,-..., ., , Dui 2,=- ,.,,...... • . wifO ifi I P: ..,,",!. 4r -...:.',.. ..::.:,,.. - 0_ ''..•-•. --" , A •, _„ „ Cli 1- < r:-. I kn3:' '.-_, . ,. -:,;.: ;;..' .F. ., 0 9 I.NO01 El ' ;- ;c. . .f.,,;„ '9 1.-)10019--- 4... '.3 .!'''., Y:i. • ': f.,■ 8'.1.i. 0.•'• , , f: 0 0L, k ., :, • fl ' i-- ., _1":4,, . -, _ '- - • 1 ,, -0 _ ,, . , 0 ,•,,, 1. ._••!- •,,...i: - - • 4 .61. 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W CM CI M N I OC PROPERTY DESCRIPTION:1915 Fairport Road(Concession 1, City Development Part of Lot 26) DATE: Apr.8,2014 Data Sources: i o SCALE 1:2,000 PN-7 20r3 MPEAnC era s Inc.Incu. lned rs.s All surpgphlt ReArvgdh.ts NResa vpeadn. Nt Sa urvpeya.n of srvey. 43