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HomeMy WebLinkAboutPSD-058-18 Clarbgton PI nnin Services Planning Se ces Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Report To: Planning and Development Committee Date of Meeting: June 25, 2018 Report Number: PSD-058-18 Resolution Number: PD-143-18 File Number: ZBA 2017-0020 By-law Number: 2018-064 Report Subject: An application by Eiram Development Corporation to amend the Zoning By-law to permit 61 townhouses and a mixed-use building containing 8 apartments and commercial floor area at the south-west corner of Mearns Avenue and Concession Road 3, Bowmanville Recommendations: 1. That Report PSD-058-18 be received; 2. That the application to amend the Zoning By-law submitted by Eiram Development Corporation be approved and that the Zoning By-law contained in Attachment 1 to Report PSD-058-18 be passed; 3. That the Durham Regional Planning and Economic Development Department and Municipal Property Assessment Corporation be forwarded a copy of Report PSD-058-18 and Council's decision; and 4. That all interested parties listed in Report PSD-058-18 and any delegations be advised of Council's decision. Municipality of Clarington Report PSD-058-18 Page 2 Report Overview It is recommended that the Zoning By-law amendment proposed by Eiram Development Corporation to permit a mixed-use development at Mearns Avenue and Concession Road 3 in Bowmanville, be approved. The rezoning application is to facilitate the proposal that includes: • 69 residential units (61 townhouses and 8 apartment units). • 849 square metres of commercial space. Staff will continue to work with the applicant through the site plan approval process to ensure that the design of the site and buildings implement the Municipality's urban design policies. 1 . Application Details 1.1. Owner/Applicant: Eiram Development Corporation 1.2. Agent: Innovative Planning Solutions 1.3. Proposal: To permit a mixed-use development, consisting of residential and commercial uses. The proposal comprises: x 43 Townhouses x 18 back-to-back townhouses x 8 apartment units x 849 square metres of commercial space x Neighbourhood square x Private amenity areas 1.4. Area: 1.81 ha 1.5. Location: Southwest corner of Mearns Avenue and Concession Road 3, Bowmanville 1.6. Roll Number: 181702006008073 1.7. Within Built Boundary: No 2. Background 2.1 On May 24, 2017, Eiram Development Corporation submitted an application for a proposed Zoning By-law Amendment. The application was deemed complete on July 5, 2017. Municipality of Clarington Report PSD-058-18 Page 3 2.2 The application was initially for 71 residential units (59 townhouses, 12 apartment units and 1,200 square metres of commercial floor area). Since that time, the applicant has revised their submission to address staff, agency and public comments. The revisions include relocating the site entrance from Concession Road 3 further east to address grading concerns and adds a second entrance from Mearns Avenue to improve site functionality and traffic circulation (Figure 1). A sidewalk connecting Champine Square to Mearns Avenue has been added at the south end of the property. The revisions reduce the number of residential units from 71 to 69 due to the smaller mixed use building footprint. 2.3 The Municipality received the following reports in support of the application: x Planning Justification Report x Traffic Impact Study x Phase One Environment Site Assessment x Noise Study x Functional Servicing Report These reports have been revised to address staff, agency and public comments. Additional details are required at the site plan application stage regarding grading and servicing, however the reports are sufficient for the purpose of this application. 3. Land Characteristics and Surrounding Uses 3.1 The subject property is a vacant site and has a significant slope that descends to the east. 3.2 The surrounding uses are as follows: North - Wooded Valleyland north of Concession Road 3 South - Single detached dwellings East - Agricultural land on the east side of Mearns Avenue West - Single detached dwellings and a walkway connecting to Champine Square and Freeland Avenue. Municipality of Clarington Report PSD-058-18 Page 4 i'(6reek Wooded Valleyland s' ..- Concession Road 3 (D c c 43 � - = 7 Q Agricultural � 7 n � (Future Residential B 38 N 35 �1143 Townhouses 13 U14 18 Back-to-Back Townhouses 44 Mixed Use Building 34 (1 st floor- 849 sq m commercial 2nd floor-8 residential units) 31 Residential 2a 30 Neighbourhood Square Amenity Area � 61 27 26 Walkway Freeland Avenue WZIBA 2017-0020 Figure 1: Revised concept plan and the surrounding area 4. Provincial Policy Provincial Policy Statement 4.1 The Provincial Policy Statement identifies settlement areas as the focus of growth. New development taking place adjacent to the existing built-up areas shall be based on densities and a mix of land uses that efficiently use land, resources, infrastructure and public service facilities. 4.2 Municipalities must provide a variety of housing types and densities and a range of housing options that are affordable to the area residents. Municipality of Clarington Report PSD-058-18 Page 5 4.3 Healthy and active communities should be promoted by planning public streets to be safe, meet the needs of pedestrians, foster social interaction and facilitate active transportation and community connectivity. Compact and diverse developments promote active modes of transportation such as walking and cycling. 4.4 Based on the criteria described above, this development is consistent with the Provincial Policy Statement. Provincial Growth Plan 4.5 The Provincial Growth Plan directs development to settlement areas. The subject site is within the designated Greenfield area. The Provincial Growth Plan promotes compact Greenfield communities to reduce the rate at which land is consumed. Transit- supportive and pedestrian-friendly developments should be concentrated along existing and future transit routes. 4.6 The policies of the Growth Plan direct municipalities to establish an urban form that makes optimum use of infrastructure along corridors to support the achievement of complete communities and support public transit. Development of complete communities is encouraged by promoting a diverse mix of land uses, a mix of employment and housing types, high quality public open space and easy access to local stores and services. Population and employment growth will be accommodated where existing municipal services and infrastructure are available or will soon be available. 4.7 This development conforms to the Provincial Growth Plan. 5. Official Plans Durham Regional Official Plan 5.1 The subject site is designated "Living Areas" in the Regional Official Plan. This designation is primarily for housing purposes. Limited retailing of goods and services, in appropriate locations, as components of mixed use developments may also be permitted. 5.2 Living Areas shall be developed in a compact form through higher densities and locations along arterial roads shall be developed as mixed use areas. Particular consideration is to be given for supporting and providing access to frequent public transit. Clarington Official Plan 5.3 The Clarington Official Plan designates the subject lands "Urban Residential" and "Neighbourhood Centre". The subject site is located within a Local Corridor designated along Concession Road 3 and is adjacent to the intersection of two arterial roads at the edge of the neighbourhood. Municipality of Clarington Report PSD-058-18 Page 6 5.4 Housing is to be the predominant use of lands designated "Urban Residential". Other uses may be permitted that by the nature of their activity, scale, design, compatibility and location are supportive of and serve local residents. 5.5 Multi-unit residential development applications will include the following: x Multiple vehicular accesses from a public street shall generally be provided for each townhouse block and each apartment block; x Each condominium corporation block shall have direct street frontage and direct vehicular access to a public street without reliance on easements through another condominium corporation block; x In order to achieve a mixture of housing types, adjacent multi-unit residential unit types shall not replicate the same built form; x Townhouses sited on blocks shall generally not exceed 50 units and apartment blocks shall not exceed 2 buildings; and x Street townhouses shall generally not comprise more than 6 attached units. 5.6 Neighbourhood Centres serve as a focal point for a residential neighbourhood. They are to provide an appropriate range of retail and service uses to meet day to day retail and service needs of local residents. The maximum gross leasable floor space permitted in a Neighbourhood Centre is 5,000 square metres. Mixed-use development is encouraged in Neighbourhood Centres. 5.7. Local Corridors are one component of Priority Intensification Areas. 5.8 Local Corridors shall be developed to provide for: x Residential and/or mixed use developments with a wide array of uses in order to achieve higher densities, and transit oriented development; x Other uses that are complementary to the intended function of the Corridor; and, x Site design that is sensitive to the existing neighbourhood. 5.9 Local Corridors are to achieve a minimum density of 40 units per net hectare with building heights of 2-6 storeys. Corridors must create a public realm that accommodates a range of higher density residential uses, complemented by compatible retail, service and institutional uses. Corridors will be designed to support public transit and a variety of transportation modes, accommodating the pedestrian as a first priority. 5.10 Commercial development within Local Corridors shall be a minimum height of two storeys. Within the Local Corridor, stores shall not exceed 300 square metres. 5.11 Development within Neighbourhood Centres and Local Corridors will have buildings sited near the street with direct access to the street. Density and built form within local corridors will be sensitive to existing local character and will be scaled to create compatible, attractive and functional places with a distinctive community image. Municipality of Clarington Report PSD-058-18 Page 7 5.12 Neighbourhood Centres are "gathering places" and shall incorporate public squares wherever possible. Public squares are for public use and will be designed as a high quality and interactive urban environment. Amenities such as landscaped areas, benches, refuse containers, public art and other elements that enhance the social and physical environment are required. Public squares shall be constructed either as a public parklet or as part of a commercial development with the right of public access to the square secured by appropriate means. 5.13 The proposal, which includes a mixture of housing forms, commercial space and a public square, is consistent with the "Urban Residential" and "Neighbourhood Centre" policies of the Clarington Official Plan. The proposed development provides a total density of 38.5 residential units per hectare and contributes toward achieving minimum density of 40 units per net hectare the targets for Local Corridors. 6. Zoning By-law 6.1 Zoning By-law 84-63 zones the subject lands Agricultural (A). The applicant is seeking an amendment to the Zoning By-law to accommodate the proposed mixed use development, which will implement the Clarington Official Plan. 7. Summary of Background Studies The studies submitted in support of the application have been updated since the original submission. Planning Justification Report 7.1 The applicant provided a revised Justification Report in April, 2018 with an overview of the development proposal. The Planning Justification Report identifies the site as being suitable for the proposed mixed use development. Some of the potential benefits identified by the applicant include: x The subject lands are located in the Bowmanville Urban Area currently designated for mixed-use development with full municipal servicing available. x The proposed development will facilitate employment growth in the community. x The proposed development includes a neighbourhood square and amenity areas. x The Planning Justification report states that the proposed development conforms to the Provincial Policy statement, Growth Plan, Durham Region Official Plan and the Municipality of Clarington Official Plan and that the proposal represents good planning. Environmental Noise Feasibility Study 7.2 The Noise Study assesses both noise from road traffic and stationary sources in accordance with Ministry of Environment and Climate Change (MOECC) guidelines. To mitigate noise impacts from transportation sources, the study recommends that unit 1 and the residential units in Building A require mandatory air conditioning. The study also Municipality of Clarington Report PSD-058-18 Page 8 recommends that units 2 to 7, 27 to 35 and 39 to 56 be designed with provision for adding central air conditioning systems in the future. Various sound barrier are also required. To mitigate noise impacts from stationary sources, rooftop mechanical equipment at the commercial building will require acoustic screens or a parapet sound barrier. These mitigation requirements will be confirmed once details of tenant operations and mechanical unit selections have been established. Traffic Impact Study 7.3 The Traffic Impact Study assessed current and future traffic conditions to and from the site, and the anticipated impact on the surrounding road network as a result of the proposed residential and commercial development. The study concluded that the proposed development will not cause any operational issues and will not add significant delay or congestion to the local road network. Phase One Environmental Site Assessment (ESA) 7.4 The Phase One ESA found that a Phase Two ESA is not warranted at this time. Potentially Contaminating Activities were not identified to have occurred on this site or within the broader study area. Therefore, no Areas of Potential Environmental Concern were found. Functional Servicing Report 7.5 The Functional Servicing Report identifies existing municipal services in the vicinity of the subject property. Watermains will need to be extended along Mearns Avenue and Concession Road 3 frontages to complete the circuit. Sanitary sewer services are proposed to be extended along the Mearns Avenue frontage only. Storm drainage will be provided by connecting into an existing storm sewer located at the south end of the subject property. The report concludes that no major difficulties are anticipated with grading however the detailed grading design has not yet been prepared and is proposed to be submitted at the site plan application stage. 8. Public Submissions 8.1 Three residents contacted Staff raising concerns and/or objections to the application as follows: x Traffic congestion generated by new residential traffic without appropriate widening of roads. x Concerns with the wait time to reach Highway 401 due to an increase in residential development. x Concerns with the proposed back to back townhouse units. x Concerns with the location/design of the amenity area. x The residential use where commercial development was anticipated. These concerns will be discussed in Section 11. Municipality of Clarington Report PSD-058-18 Page 9 8.2 Following the preparation of the Public Meeting report (PSD-065-17) staff received three inquiries from the public regarding the application. These inquires sought more information about the proposed mixed—use development and offered no comments or concerns. 9. Agency Comments Regional Municipality of Durham 9.1 Durham Planning agrees that the proposed uses are consistent with Provincial planning policies and conform to the Region of Durham Official Plan. 9.2 The Region requires that the Noise Study be updated to reflect the revised site plan. The updated study should include an additional table showing mitigated sounds levels for traffic noise. 9.3 The Region has reviewed a Phase 1 Environmental Site Assessment (ESA). The study concluded that a Phase 2 ESA is not required. The Region requires that the applicant submit a Certificate of Insurance in addition to the Reliance Letter by WSI Canada Inc. 9.4 The Regional Works Department has submitted comments on the requirements to service the site. Services are available in close proximity to the site but must be extended to the site. 9.5 The nearest bus stop is located on Freeland Avenue, west of Mearns Avenue and within the 400 metres of the site, which is consistent with the guiding principles of the Durham Region Transit Five Years Strategy. Conservation Authority 9.6 The Conservation Authority does not object to the Zoning By-law Amendment application. Comments related to capacity of the receiving storm water management facility, plus design measures on site to achieve the required volumes, water quality and quantity and erosion control will need to be addressed through the detailed design process. Other Agencies 9.7 Veridian and Enbridge have no objections. 10. Departmental Comments Engineering Services 10.1 The Engineering Department has no objection in principle to the proposed zoning amendment and offers the following comments: x The Traffic Impact Study has been revised for the updated concept plan and is satisfactory. Municipality of Clarington Report PSD-058-18 Page 10 x The Functional Servicing Report has been reviewed and Staff are generally in agreement with the findings and recommendations. x Staff have reviewed the preliminary grading plan for this development, specifically the northwest corner of the site. The preliminary grading is satisfactory as submitted. x Review of the detailed design for the development will occur through the site plan approval process. Emergency and Fire Services 10.2 The Emergency and Fire Services Department have no objection to this application. Operations 10.3 The Operations Department have no objection to the proposed zoning change and have provided comments that can be implemented at the site plan approval stage. Building Division 10.4 The Building Division has no objections to this application. 11 . Discussion Neighbourhood Centre — Commercial Uses and Neighbourhood Square 11.1 The subject site is a remnant parcel from the Eiram subdivision developed in the late 1980's and early 1990's to the west and south of the site. It is an area of transition from the existing residential neighbourhood to future residential development that will occur to the north and east. In a Local Corridor designation, the maximum permitted commercial unit floor area is 300 m2. The revised concept plan includes 849 m2 of commercial space, which means a minimum of three commercial units. The proposed mixed use building is adjacent to a 307 m2 neighbourhood square located at the northeast corner of the site near the intersection of Mearns Avenue and Concession Road 3. Staff will work with the applicant to ensure that the design of the commercial units provide large windows and direct entrances from the sidewalk facing the neighbourhood square. Local Corridor 11.2 Concession Road 3 is an evolving Local Corridor designated in the Clarington Official Plan. A number of medium density residential and commercial uses are found or will be developed to the west on Concession Road 3. The subject site provides an anchor to the eastern end of the corridor. Existing transit service is located along Freeland Avenue but this is anticipated to relocate northerly to Concession Road 3 as residential development proceeds in the north end of Bowmanville. The proposed overall density of 38.5 residential units per hectare contributes to achieving the minimum density of 40 units per net hectare Local Corridor target in the Clarington Official Plan. Municipality of Clarington Report PSD-058-18 Page 11 Entrance Location 11.3 The site plan concept provided with the initial submission showed two entrances to the site. One entrance from Concession Road 3 near the northwest corner of the site and one from Mearns Avenue centrally located along that frontage. The revised concept plan provides a centralized entrance along Concession Road 3 away from the northwest corner where the existing grade is most challenging. Policies of the Official Plan require each residential condominium block to have direct vehicular access to a public street avoiding reliance on lands outside of the condo corporation's control for site access. This is not to say that there cannot also be shared accesses. The revised concept plan provides an additional entrance along Mearns Avenue near the south end of the site for accesses to the townhouses exclusively. Pedestrian Connectivity 11.4 The revised concept plan provides pedestrian connections throughout the site. A walkway along the south end of the site would connect to the existing pathway that leads to Champine Square and Freeland Avenue. A walkway would be provided along the building face adjacent to the neighbourhood square that connects with the sidewalks on Concession Road 3 and Mearns Avenue. The network of on-site sidewalks would be well connected both internally and externally. Amenity Areas 11.5 The revised plan includes a total of 1,099 m2 of amenity areas. The main amenity area (447 ml) has been relocated to be central to the property and will serve as a focal point of the development when entering from the northern driveway off of Mearns Avenue. 11.6 Two additional amenity areas (652 m2) are planned along the walkway at the south end of the property, which connects Champine Square to Mearns Avenue. Staff will work with the applicant so that these amenity areas are designed to be usable and visually pleasing. Parking and Loading 11.7 The plan includes 69 parking spaces to meet the requirement for providing visitor parking and commercial parking. Two parking spaces are provided at each townhouse for the use of the occupant. One loading space is provided for the mixed use building. The proposed concept complies with the minimum requirements for parking and loading spaces. Placement of the Buildings and Setbacks 11.8 The townhouses along Mearns Avenue will have a minimum setback of 4 metres from that street line. The main entrances to those townhouses will face Mearns Avenue. The townhouses at the west side of the property will provide a minimum 7.5 metre setback to the westerly property line. This will provide a typical rear yard for those units and separation from the dwellings to the west on Champine Square. The mixed use building Municipality of Clarington Report PSD-058-18 Page 12 will have a minimum 2 metre setbacks from Concession Road 3 and Mearns Avenue to allow for landscaping and/or a walkway. Noise and Disturbance 11.9 The land uses considered for this site are in keeping with those permitted within the Urban Residential, Neighborhood Centre and Local Corridor designations. The proposed development will implement the mitigation measure regarding transportation noise source guideline limits and rooftop mechanical equipment mitigation requirements of the Environmental Noise Feasibility Study for the proposed Mixed-use development. Public Concerns Addressed 11.10 The following sections address the public concerns listed in Section 8. Traffic Concerns 11.11 Traffic generated by the new development is not expected to be a problem. Municipal roads adjacent to the site are expected to continue operating below capacity. A concern was raised about the time required to reach a Highway 401 interchange due to increased residential development in Bowmanville. This is an ongoing concern of the Municipality particularly as to when Regional Roads are widened to accommodate increasing traffic volume. Staff are working in coordination with Regional staff to provide additional road capacity with future improvements to north-south roads. Unit Mix and Amenity Space 11.12 The proposed development would provide a mixture of housing types including townhouses and apartments. Back to back townhouses are relatively new to the Municipality but were recently approved in the MODO South development. The main amenity space has been located central to the site and adjacent to the back to back units where it will serve the needs of the townhouse residents and away from the surrounding residents. Residential Use where Commercial Development was anticipated 11.13 Since 1996 the Official Plan has designated the site to allow commercial uses and medium density residential uses. The commercial space was limited to a maximum of 1,000 square metres. The proposal is for 849 square metres. There are a greater number of residential units than originally contemplated but this is within the range of potential development that is permitted. 11.14 Staff have reviewed all public comments and have addressed them to the extent possible. The concerns of the public will continue to be taken into account during the site plan approval process. Municipality of Clarington Report PSD-058-18 Page 13 12. Concurrence Not Applicable. 13. Conclusion In consideration of all agency, staff and public comments, it is respectfully recommended that the application to permit the construction of the mixed-use development be approved. 14. Strategic Plan Application The recommendations of this Report conform to the Strategic Plan action to support a variety of affordable mixed housing types and community design attributes that support our residents at every stage of life and across all abilities. It also supports the Strategic Plan objective to provide for walkable mixed-used neighbourhoods. Submitted by: Reviewed by: David J. Crome, MCIP, RPP Andrew C. Allison, B.Comm, LL.B Director of Planning Services CAO Staff Contact: Ruth Porras, Senior Planner/Urban Designer ext. 2412 or rporras(a)-clarington.net, Mitch Morawetz, Planner, ext. 2411 or mmorawetz(o)_clarington.net. RP/MM/COS/nl $ W W D F K P H Q W V $ W W D F K P H Q W = R Q L Q J % \ O D Z $ P F The following is a list of the interested parties to be notified of Council's decision: Jeff Piotrowski Cheryl Cain Stephen Naylor Andrew McLeod Jason Taylor Karen Blackstock Attachment 1 to Report PSD-058-18 Corporation of the Municipality of Clarington By-law Number 2018- being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for the Corporation of the Municipality of Clarington Whereas the Council of the Corporation of the Municipality of Clarington deems it advisable to amend By-law 84-63, as amended, of the Corporation of the Municipality of Clarington for ZBA 2017-0020; Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. Section 14.6 "Special Exceptions — Urban Residential Type Three (R3) Zone" is hereby amended by adding thereto, the following new Special Exception Zone 14.6.56 as follows: "14.6.56 Urban Residential Exception (R3-56) Zone Notwithstanding the provisions of Section 3.16 d., 14.1 and 14.4, those lands zoned "R3-56" on the Schedules to this By-law shall be subject to the following zone provisions: a. Residential Uses i) Link townhouse dwelling; and ii) Dwelling units as part of a building containing a permitted non- residential use(s) b. Non-Residential Uses i) Commercial School; ii) Eating Establishment, Dine-in; iii) Financial Office; iv) Veterinarian Clinic; and v) All non-residential uses permitted in 17.1 b. C. Density i) minimum 35 units per net hectare ii) maximum 40 units per net hectare d. Lot coverage (maximum) 50 percent e. Landscaped Open Space (minimum) 30 percent i) A Landscaped Open Space area of at least 300 square metres is required as a neighbourhood square, which must abut a Street Line and a non-residential or mixed-use building. f. Private Street Width (minimum) 6.5 metres g. Outdoor Amenity Space (minimum) 12 square metres per unit h. Building Height (maximum) 12 metres i. Number of Storeys (minimum) 2 storeys j. Regulations for Townhouse Dwellings i) Front Yard setback (minimum) 3 metres ii) Exterior Side Yard setback (minimum) 4 metres iii) Interior Side Yard setback (minimum) 7.5 metres iv) Rear Yard setback (minimum) 9 metres v) For the purpose of establishing regulations for each Townhouse Dwelling unit, the following specific regulations shall apply as if each unit is located on a lot: a) Where a Townhouse Dwelling lot is a through lot with frontage on both a Public Street and a Private Street, the lot line along the Public Street shall be deemed the Front or Exterior Side Lot Line. b) Lot area (minimum) 110 square metres c) Lot frontage on a Public or Private Street (minimum) 6 metres d) Yard Requirements (minimum) (i) Front or Exterior Side Yard adjacent to a Private Street (a) Garage 6 metres (b) Dwelling 4 metres (c) Porch 2 metres (ii) Rear Yard 7.5 metres 4 metres where adjacent to a Private Street Nil where a building has a common wall with any building on an adjacent lot in the same zone (iii) Side Yard 1.5 metres Nil where a building has a common wall with any building on an adjacent lot in the same zone k. Regulations for non-residential or mixed-use buildings i) Yard Requirements (minimum) a) Front Yard (i) Minimum 2 metres (ii) Maximum 4 metres b) Exterior Side Yard (i) Minimum 2 metres (ii) Maximum 12 metres C) Interior Side Yard 7.5 metres d) Rear Yard 7.5 metres ii) Floor Area (minimum) 1,600 square metres iii) Total Floor Area of each unit (maximum) 300 square metres iv) At least one entrance for each business shall be located in Street Fagade. 3. Schedule `3' to By-law 84-63, as amended, is hereby further amended by changing the zone designation from: "Agricultural (A) Zone" to "Urban Residential Exception (R3-56) Zone" as illustrated on the attached Schedule `A' hereto. 4. Schedule `A' attached hereto shall form part of this By-law. 5. This By-law shall come into effect on the date of the passing hereof, subject to the provisions of Section 34 of the Planning Act. By-Law passed in open session this day of , 2018 Adrian Foster, Mayor C. Anne Greentree, Municipal Clerk This is Schedule "A" to By-law 2018- , passed this day of , 2018 A.D. CONCESSION RD 3 CONCESSION RD 3 CHM4,4 71 92 68 Z 67 94 66 M 65 96 64 fA 63 98 62 A 61 1n C2 5R a 59 104 5 ;a 57 Z 54 m 55 IW [108 5253 Q 50 51 112 49 tA 114 46 475 OG a 3 LU _ 7 � N N NrC7Cuj � �i9 M Q (D O N O N Q c 0 0 O O Q r r r r r r Q Q Q T Q r r r r r r r r r FREELAND AVENUE 933 07 1 C'7 LO ti Q r co u-) r1_ Q O O Q r r r r r r r r r r 9 4 3 30 6 5 Zoning Change From "A"To "R3-56" w. T s Bowmanville • ZBA 2017-0020 • Schedule 3 Adrian Foster,Mayor C.Anne Greentree,Municipal Clerk