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HomeMy WebLinkAboutPD-170-92 1"hi COSHA7'1O ~ T'h{ 7• ~ltJ OF M11~lCAS°~L DN: CLARET.GPA s~ r Meeting: General Purpose and Administration Committee Fire # f Ian-(1,„ ( t~ ~~fe: Monday, July 2 0, 1992 f~es• - PD-170-92 DEV 90-104 (X-REF: 18T-90046) F~eport File : . Subject: REZONING APPLICATION AND PLAN OF SUBDIVISION CLARET INVESTMENTS PART LOT 31, CONCESSION 2, FORMER TOWNSHIP OF DARLINGTON FILE: DEV 90-104 (X-REF: 18T-90046) ~~orr~~r~cftior~a It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD-170-92 be received; 2. THAT the Region of Durham be advised that the Town of Newcastle recommends approval of the draft plan of subdivision 18T-90046, dated April 3, 1992 subject to the conditions contained in Attachment No. 1 to this report; 3. THAT the Mayor and Clerk be authorized by By-law to execute the Subdivision Agreement between the owner of the proposed draft plan of subdivision 18T-90046 and the Corporation of the Town of Newcastle at such time as an Agreement has been finalized to the satisfaction of the Director of Public Works and the Director of Planning and Development; 4. THAT the attached amendment to By-law 84-63 be APPROVED and that the Holding (H) symbol be removed by By-law upon execution of the Subdivision Agreement; 5. THAT the By-law for the commercial component on Block 16 be passed once a Site Plan Agreement has been executed; and 6. THAT the interested parties listed in this report and any delegation be advised of Council's decision. 1. APPLICATION DETAILS 1.1 Applicant: Claret Investments, Rexgate Holdings, William Tonno Construction and Rossland Park Limited. 1.2 Agent: W.D.M. Consultants 0 ~ ~ PA PIER lTVI51S P~i~JtE~.... liEGYCLFO PAPEq REPORT NO. PD-170-92 PAGE 2 1.3 Subdivision: Seeking approval to develop two (2) single family dwelling units, and twelve (12) street townhouse units for a total of fourteen (14) units. In addition, the application proposes to create .two (2) future residential blocks to be developed with abutting properties, one (1) commercial block proposed -for medical and business office uses and one (1) open space block. 1.4 Rezoning: From Urban Residential Type One (R1) to an appropriate zone or zones in order to implement the above noted developments. 1.5 Area: .902 hectares (2.22 acres) 2. BACKGROUND 2.1 In December of 1990, the Town of Newcastle Planning and Development Department was advised by the Region of Durham of an application for approval of a Plan of Subdivision by WDM Consultants. In December of 1990, WDM Consultants also filed an application with the municipality to amend the Town of Newcastle Comprehensive. Zoning By-law 84-63 in order to implement the proposed plan of subdivision. 2.2 A Public Meeting was held on Monday, April 8, 1991 with respect to the subject application at which time one area resident expressed concerns over the size of the Minor Open Space block. Subsequently, the application has been substantially revised by increasing the Minor Open Space block from 10 metres to 30 metres and reducing the number of access points onto Trull's Road. Therefore, the Planning and Development Department advised the applicant that a second ....3 REPORT NO. PD-170-92 PAGE 3 Public Meeting was warranted. The second Public Meeting was held on Tuesday May 19, 1992. No one spoke in opposition to the application at the second Public Meeting. 2.3 The subject property is a .902 hectare (2.22 acres) parcel located on the west side of Trulls Road, south of Highway No. 2, but is more formally described as Block 136, Registered Plan lOM-820. 3. PUBLIC NOTICE AND SUBMISSIONS 3.1 Pursuant to Council's resolution of July 26, 1982 and the requirements of the Planning Act, the appropriate signage acknowledging the application was installed on the subject lands. In addition, the appropriate notice was mailed to each landowner within the prescribed distance. 3.2 As of the writing of this report, the Planning and Development Department has received one written submission from an area resident who expressed concern over tree preservation in the Minor Open Space portion of the proposed plan of subdivision. The Planning and Development Department advised the area resident that a tree preservation plan would be required through the draft plan approval process. 4. OFFICIAL PLAN CONFORMITY 4.1 Within the Durham Regional Official Plan, the subject property is designated Residential. The primary use of lands so designated is intended to be for residential purposes. In addition, Section 8.1.2.1 (c) of the Durham Regional Official Plan permits limited office, retail and personal services uses under the residential designation. Therefore, the application would appear to conform with the Durham Regional Official Plan. ....4 J ~ ?.7 REPORT NO. PD-170-92 PAGE 4 4.2 Within the Courtice Major Urban Area, the Town of Newcastle Official Plan establishes a maximum of 15 units per net residential hectare for Low Density Residential development, a maximum of 40 units per net residential hectare for Medium Density development and a maximum of 80 units per net residential hectare for High Density Residential development. The applicants are proposing to develop the .902 hectare (2.22 acre) parcel at an overall density of 39.12 units per net residential hectare which falls within the medium density range as defined by the Town of Newcastle Official Plan. The Neighbourhood Development Plan for Courtice South does not identify specific areas for medium and high density development in order to permit greater flexibility in subdivision design. Medium Density residential development is intended to be located adjacent to existing low density residential uses. 4.3 The Town of Newcastle Official Plan also establishes a target population of 4300 for the "2B" Neighbourhood. The proposed plan of subdivision has been reviewed within the context of the target population. Staff have estimated that "2B" Neighbourhood has an area of approximately 117 hectares (289.1 acres) that can be developed. Therefore, given the target population of 4300, it can be determined that the "2B" Neighbourhood can develop at approximately 12.3 units per gross residential hectare in order to maintain the target population. The proposed draft plan of subdivision has a gross area of .902 hectares (2.22 acres) and a total of 16 units which equates to a density of 17.74 units per gross residential hectare. Although the applicant is proposing a density which is higher than the neighbourhood average, staff advise that the proposed density is comparable to the westerly abutting subdivisions (18T-89080 and 18T-90035). In addition, the higher density can be permitted since the integrity of the ....5 1 ~ . ~ 1 REPORT NO. PD-170-92 PAGE 5 target population of 4300 would be maintained. Therefore, the proposal can be considered to be in conformity with the Town of Newcastle Official Plan. 5. ZONING BY-LAW COMPLIANCE 5.1 Within the Town of Newcastle Comprehensive Zoning By-law 84- 63, the subject property is zoned "Urban Residential Type One (R1)". The current zone category would permit the development of the subject lands with single and two-family dwellings. As the applicants are proposing to develop a portion of the subject property with street townhouses and a commercial development, the applicants have applied to amend the zoning by-law. 6. AGENCY COMMENTS 6.1 The proposed plan of subdivision was circulated to various agencies by the Durham Regional Planning Department. Concurrently, the Town of Newcastle Planning and Development Department undertook a circulation of the proposed zoning by- law amendment. The following provides a brief synopsis of comments received. 6.2 The Central Lake Ontario Conservation Authority has advised that the southern portion of the plan is traversed by a headwater tributary of Robinson Creek and that portions of the plan are affected by the tributary's floodplain. The applicant proposes to channelize the water course and fill lands surrounding the open space block in order to contain the flood prone area. The Authority has advised that the associated engineering report and tree preservation report has been found to be acceptable and therefore, the Authority offers no objection to the application. 6.3 The Ministry of Natural Resources has advised that Robinson ..6 ~:+i REPORT NO. PD-170-92 PAGE 6 Creek is a significant fish habitat and therefore requested that the owners prepare a preliminary stormwater drainage and erosion control report. Subsequently, the Ministry has advised that the report has been found to be acceptable in principle and therefore, offer no objection to the proposal. 6.4 The balance of the circulated agencies which provided comments were the Town of Newcastle Public Works Department, Town of Newcastle Fire Department, the Town of Newcastle Community Services Department, Regional Planning Department, Regional Works Department, Public School Board, Separate School Board, Ontario Hydro, Bell Canada and Ministry of the Environment.. None of these agencies have provided objectionable comments with respect to the subject application. 7. STAFF COMMENTS 7.1 The applicant has revised the application on two separate occasions in an attempt to address the concerns of various commenting agencies regarding the width of the Open Space block and direct access onto Trulls Road. The Open Space block is designated as Minor Open Space in the Courtice South Neighbourhood Development Plan and is traversed by a headwater tributary of Robinson Creek. The applicant has finalized the size of the Open Space block in consultation with the local Conservation Authority and the Authority has advised that they have no objections. 7.2 With respect to direct access, Staff advised the applicant that Trulls Road is a Type "B" arterial and direct access onto Type "B" arterials is not desirable from a planning perspective. As a result, the applicant revised the application to include a future commercial block in an attempt to reduce the number of access points onto Trulls road. Staff have discussed the commercial block at great length with the ....7 t REPORT NO. PD-170-92 PAGE 7 applicant and although a By-law will not be forwarded until a Site Plan Agreement has been finalized the Planning Department has determined that the following regulations would be applied: 1. Permitted uses (a) medical or dental clinic (b) business or professional office 2. Setbacks (a) Front yard (minimum) 7.5 metres (b) Rear yard (minimum) 7.5 metres (c) Floor Area (maximum) 500 square metres (d) Height (maximum) 10 metres (e) Landscaped Open Space (minimum) 20 percent 8. CONCLUSION 8.1 In consideration of the comments contained within this report, the Planning and Development Department would have no objection to the approval of the proposed Plan of Subdivision, subject to the conditions of draft approval as contained. in Attachment No. 1 annexed hereto. Staff advise for the Committee's information that red-line revisions were not required to the proposed draft plan of subdivision. 8.2 Furthermore, the Planning and Development Department would have no objection to the approval of the attached zoning by- law amendment to implement the plan. The amending zoning by- law provides for the appropriate zone categories to implement the above noted Plan of Subdivision (18T-90046). Staff note that the amending by-law for the commercial component will be forwarded following the execution of Site Plan Agreement and that the removal of the "Holding (H) symbol will require Council approval following the registration of the Subdivision Agreement. ....8 w ~ L.. REPORT NO. PD-170-92 PAGE 8 Respectfully submitted, Recommended for presentation to the Committee Franklin Wu, M.C.I.P. Lawrence E. Kots fi Director of Planning Chief Administra~i`~~e and Development Officer WM*FW*cc Attachment # 1 - Conditions of Draft Plan Approval Attachment # 2 - Key Map Attachment # 3 - Proposed Draft Plan of Subdivision 9 July 1992 Interested parties to be notified of Council and Committee's decision: WDM Consultants Jutta Schneider 10 Clematis Road 9 Poolton Crescent WILLOWDALE, Ont. M2J 4X2 COURTICE, Ont. LlE 2H4 Joseph McKenna 13 Poolton Cres. COURTICE, Ont. LlE 2H4 ' } ;~,F ATTACHMENT NO. 1 CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION PLAN IDENTIFICATION 1. That this approval applies to draft Plan of Subdivision 18T-90046 prepared by J. D. Barnes dated April 3, 1992 showing Lots 1 to 2 inclusive for single family detached dwellings, Lots 3 to 14 inclusive for street townhouse dwellings, Block 18 for Open Space, Block 16 for commercial use, and various blocks for residential reserve, road widening, site triangle etc. FINAL PLAN REQUIREMENTS 2. That all streets within the Plan of Subdivision shall be dedicated as public highway and shown as such on the final plan. 3. That all streets shall be named to the satisfaction of the Town of Newcastle and shown on the final plan. REQUIREMENTS TO BE SATISFIED PRIOR TO SUBDIVISION AGREEMENT 4. That the Owner shall retain a qualified landscape architect to prepare and submit a Landscaping Plan to the Director of Public Works and the Director of Planning and Development for review and approval. The Landscaping Plan shall reflect the design criteria of the Town as amended from time to time. 5 . That the Owner shall retain a qualified Engineer to prepare and submit a Hydrogeologist Report to the Director of Planning and Development to demonstrate that the proposed development will not adversely impact the existing wells in the surrounding areas. 6. That the Owner shall retain a professional engineer to prepare and submit a Master Drainage and Lot Grading Plan to the Director of Public Works for review and approval. All plans and drawings must conform to the Town's Design Criteria as amended from time to time. ;-~ -; ~ -2- CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION REQUIREMENTS TO BE SATISFIED PRIOR TO SUBDIVISION AGREEMENT (CONT'D~ 7. That the Owner shall retain a qualified consultant to prepare and submit a Tree Preservation plan to the Director of planning and Development for review and approval. REQUIREMENTS TO BE INCLUDED IN SUBDIVISION AGREEMENT 8. That the Owner shall enter into a Subdivision Agreement with the Town and agree to abide by all terms and conditions of the Town's subdivision agreement, including, but not limited to, the requirements that follow. 9. That all easements, road widening, and reserves as required by the Town shall be granted to the Town free and clear of all encumbrances and in a form satisfactory to the Town's solicitor. 10. That the Owner shall pay to the Town at the time of execution of the subdivision agreement, two percent (2%) cash-in-lieu of parkland dedication for commercial development. 11. That the Owner shall pay to the Town, development charges in accordance to the Town's Development Charge By-law as amended from time to time. 12. That the Owner shall provide and install sidewalks, street lights, temporary turning circles etc. as per ,the Town's standards and criteria. 13. That the Owner shall cause all utilities, including, hydro, telephone, Cable TV, etc. to be buried underground for both primary and secondary services. ...3 ~t -3- CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION REQUIREMENTS TO BE INCLUDED IN SUBDIVISION AGREEMENT ~CONT~D~, 14. That the Owner shall provide the Town, at the time of execution of the subdivision agreement, unconditional and irrevocable Letters of Credit, with respect to Performance Guarantee, Maintenance Guarantee, Occupancy Deposit and other guarantees or deposit as may be required by the Town. 15. That the Owner shall adhere to architectural control requirements of the Town. 16. That prior to the issuance of building permits,. access routes to the subdivision must be provided to meet Subsection 3.2.5.2(6) of the Ontario Building Code and, that all watermains and hydrants are fully serviced and the Owner agrees that during construction, fire access routes be maintained according to Subsection 2.5.1.2 of the Ontario Fire Code, storage of combustible waste be maintained as per Subsection 2.4.1.1 and open burning as per Subsection 2.6.3.4 of the Ontario Fire Code. 17. The Owner agrees that where the well or private water supply of any person is interfered with as a result of construction or the development of the subdivision, the Owner shall at his expense, either connect the affected party to municipal water supply system or provide a new well or private water system so that water supplied to the affected party shall be of quality and quantity at least equal to the quality and quantity of water enjoyed by the affected party prior to the interference. 18. That Block 18 be dedicated to the Town gratuitously and that a 3 metre walkway be developed to the satisfaction of the Director of Community Services. 19. That the applicant assumes all costs for provision, installation and location of Community Mailboxes to service this subdivision, in a manner satisfactory to the Director of Public Works. ...4 J -4- CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION REQUIREMENTS TO BE INCLUDED IN SUBDIVISION AGREEMENT (CONT'D) 20. That all works and services are designed and constructed in accordance with the Town of Newcastle Design Criteria and Standard Drawings and all applicable legislation and to the satisfaction of the Director of Public Works. 21. That the storm drainage works necessary for this plan of subdivision are constructed in accordance with the "Draft" Robinson Creek Master Drainage Study, dated January 1991, prepared by G. M. Sernas and Associates Ltd. , and as finally approved by the Director of Public Works. 22. That the construction of Bushford Street, from Block 15 southerly to the existing portion of Bushford Street, shall be constructed in conjunction with the development of Plan 18T-90035 and cost shared by those developers benefitting. 23. That the applicant enter into a subdivision agreement with the Town including all requirements of the Public Works Department regarding the engineering and construction of all internal and external works and services related to this plan of subdivision. In addition, the subdivision agreement shall include a "Staging Plan" and all necessary provisions that will control the sequential development of this subdivision in conjunction with the construction of Trulls Road and any external works or services necessary to service this development to the satisfaction of the Director of Public Works. 24. That the applicant's engineer prepares a Lot Grading and Drainage Plan that details the configuration of the storm sewer system (minor system) and the conveyance of the overland flow (major systems) from this site. In addition, this grading and drainage plan should specify the location of the storm connection and to which storm sewer system the applicant proposes to connect. At such time that we receive this information, we may review same and determine the financial implications that this site may have on the Town with regards to the Town's Development Charges By-law. ...5 } l~ -5- CONDITIONS OF APPROVAL OF FINAL-PLAN REGISTRATION REQUIREMENTS TO BE INCLUDED IN SUBDIVISION AGREEMENT (CONT'D) 25. That the applicant meet all the requirements of the Public Works Department, financial and otherwise. 26. That the applicant meet all the requirements of the Central lake Ontario Conservation Authority, financially or otherwise. 27. That the applicant meet all the requirements of Bell Canada, financially or otherwise. 28. That the applicant meet all the requirements of the Ministry of Natural Resources, financially or otherwise. 29. That the applicant meet all the requirements of Ontario Hydro, financially or otherwise. t'~ ;jj~ ~ V ) ATTACHMENT -#2 SUBJECT SATE A F LOT 32 LOT 3 i LOT 30 I NASH ROAD -~ ~ R1 ,_~-~~ EP R1 ~ Rt R4 I -~~ I - HIGHWAY ~ ~ N°- 2 -~- =--~ -_..._ R! ~--- ~ -- ~ R1 ; ~H)Rti w~R3~ ~ C2 ~ ~ -_,_.. I R1 a a p ;H)R1 ~ Q 3 I 1 H ~ 0 - - R 2 i i i (V H _ ~ J C1 ~ S _ R1 - 1 J i tH) 1 ~ - RI U R2 - ~ .E ~ Z i ti 4 z ~ ~ ~ 0 ~ -~ - ~H~Ra P ~ EP ~.5- ~ ~ (H} ~ 1 W R2-2 - ~-2 I U ~P ~ i ~ Z O I~ v _ ~ ~ - I~ ~ C - ~ - ~..5, R? R 5 R2-2 a " (H)R1 ~ o so roo zoo xc..~ ~E1( ~ ~ ~ _ _ . ® 0 ~ rev. 9® 1~4 18 ~ 94 .4 ATTACHMENT #3 i l,~ ~ _ i 44y ~ I L'~ ti~aa,., i.n rr P~g I i/~ ~ ~.I ` v I 1 Q ~ ' ~ I /'1"r~ .j J ~``VV~ I rtmo ~ W / y ~ "J ~ ~ O ~ • \ IIw, lv NwC+5111 e ~ - ''~~y ~ ~ KEY PLAN m °0 .=o sop - PROPOSED o /O H+E[~n onN _ '.- D - _ ---~ ~ DRAFT PLAN ~ 14 oN OF SUBDIVISION ~ BLOCK 136, REGISTERED PLAN IOM-820 - 13 ~ TOWN OF NEWCASTLE = w -- ~ F- 12 I QQ I g ~ i (lormerly TOWN OF DARLINGTON ) ~ I ~ \ D L~1~ ~ ~ _ g REGIONAL MUNICIPALITY OF DURHAM - ~ ~ m zli o I- u. D - N p I© I4 - C n SCA; E I~ 500 b• O ~ ~ 9 i sr J ~ O ~ e~\~~ 4. i J.D. BARNES LIMITED - 1990 a BLOCK /6 p t).. 2 I ~ to ~ T I O ~ RELEVANT INFORMATION •--I 4 CD ~- N : "'1 ]0661 SINGLE OETACNEO itE$IDENiIAI OS ( ~ I LOR 1 ANO 2 = 0 09K ro BL~MK 25 ~ f U o ' STREET TOWNHOUSES _ O' LOTS 1 TO 19 ® = 025C r„ r CO (oi[O DK'sac[18 ROA05 = 0109 r•. z ~ W GREENBELT BLOCK IB O. iBy n ~ -~ _ ~ W I - 3 - t RESi0EN71Al RESERVE I \I [11= BIDCK$ IS ANO 17 = O.OSS ro I I\ y~ ~ J \ LOCK20 - ~ ~ ' I .~~_J CON4ERCIAL BLOCK K; = 0.199 n< OPEN SP+CEI 6 1 T w c.~.[n-E~ 2 l ' ® ~ ~ a I\ TOTAL AREA = 0.902 ro r ~ I O o3 x 5 [ ~ (7 W ~ , rY • 3 ~ ` a \ ADDITIONAL INFORMATION 4 1 4 ~ © ~ ASTREO~U,;IREO VNDER SECTION 50 (2) OF THE PLANNING 1 0 I I~ 3 2 sQ „ ~ ~ (al SEE PLAN I L~-- ' ® (DI SEE PLAN ANO KEY PLAN ' (cl SEE PLAN ANO KEY PLAN Mo -~ (a) SEE LaNO USE SCHEDULE . ! I (cl SEE PLAN BLLt`K /03 BLOCK R / 111 SEE PLAN ----- 4 lpl SEE PLAN xo ~ LOT Inl PIPED WATER iD BE WSTALLED J/ ~ QII r,.•az•a•/ ---- 3/ -_--~- U) $aNOY-Clan CONCESS/ON IIl SEE PLaN (tl 54NITARY ANO S70RM SEWERS TO OE IN$iALLEO {p~ i 2 (I) SEE PLAN EX/STING I (q ^ I RES/GENT/AL -- ONNER~S CERTIFICATE I p +E,IK eEOKT[eED 0 ~e5 O<tH[ AAXGT L4Q5 weer WrlMlff JO 4 I J4vm,Jr46 TO PII[PU[ 0 AO41T +00.1/T K•N O< 119WtSHIN 1W QQ o - --- , _ --- zo Lr ~I f:EXG ATE NOCDINGS LIMITED 6 ro 'EREO I ~ PLAN /OM-B20 ~ Pwa-xa:=ratFaa[~T________ J2 ~ craT= us---------------- 29 ~ CLARET INVESTMENTS LIMITED m . _ Pais-.:@a~iu-.«a«a------- ~ WILLIAM TONNO CONSTRUCTION LINKED ROSSIAND PARK LIMITED SANOR/NGNAM DRIVE SURVEYOR'S CERTIFICATE 1 N:e[m c[er4r r4u rN[ eawlD•mts v nc E4n m e[ zVeolvla> ..c I.Ke e[E+rKwvle ro m[ .of+c[Nr Eons •et •cwe+rnT l+.o «+r+[cr[r zlosrN oN rNlz n.N SURVEYING AIAPPItiG ~I~ I IAND INf ORMATION $(RVIClS TNrc[ [x orss;v. 5/~-/~7) ~~jj{{ ~.D BARNES [[D,N [a+. ,.-r. / W. II11 vnn DMr+fln E4 ---- --- D....1. N4 ~;.,,.I4., I a~n •n= u1 E DN: CLARET.GPA THE CORPORATION OF THE TOWN OF NEWCASTLE BY-LAW NUMBER 92- being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for the Corporation of the Town of Newcastle. WHEREAS the Council of the Corporation of the Town of Newcastle deems it advisable to amend By-law 84-63, as amended, of the Corporation of the Town of Newcastle. • NOW THEREFORE BE IT RESOLVED THAT the Council of the Corporation of the Town of Newcastle enacts as follows: 1. Schedule "4" to By-law 84-63 as amended, is hereby further amended by changing the zone designation from: "Urban Residential Type One (R1)" to "Holding - Urban Residential Type One ((H)R1)" "Urban Residential Type One (Ri)" to "Holding - Urban Residential Type Two ( (H) R2) " "Urban Residential Type One (R1)" to "Holding - Urban Residential Type .Three ((H)R3)" "Urban Residential Type One (R1)" to "Environmental Protection (EP)" 2. Schedule "A" attached hereto shall form part of this By law. 3. 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 read a first time this day of 1992. BY-LAW read a second time this day of 1992. BY-LAW read a third time and finally passed this day of 1992. MAYOR • CLERK ~1 i A This is Schedule "A" to By-law 92 - , passed this ~ day, of ,1.992 A.D. . LOT 31 , CONCESSION 2 ~I r r~ 9~ RJ; 9 Q I ,.J°, ; /o i I _ 'r` ~r``~nr~l ~ ~ ~ Q ~'_~'- ZONING CHANGE FROM'RI'TO'(H)RI' _ ZONING CHANGE FROM' RI'TO'(H)R2' ~ J C'%//~ ZONING CHANGE FROM'RI'TO'(H)R3' -~„ ,H °=-f- ~ ry o~(^ ZONINGCHANGE FROM'RI'TO'EP' m ~ ~+~^~is~~~,~ ^~1~~ ~ ZONING TO REMAIN'RI' ~aX~o ~ _ ~ ar ~ _I ri ~ ~ FX/Sr/,W' r RES/RCMML °~...1 b nF°~renec ~ ~ ~ n~_ row `tl'^ , • Mayor n x u SANG14/hY,'NAM OR/VE II Clerk ~ ~ a -- LOT 32 LOT 31 LOT 30 . ~ 7 r ` I NASH ROAD I -- --I • J~ I EP Rl R~ R4 I i HIGHWAY~~ N$ 2 ` 1 , c2 R~ ^ U 1H1R1 ~wJRJ~ RI ~ NC ;H)R1 IQ ~ R2 x x3 x ~ ~ _ ~ ~ ~ CI N s q s- R - IHJ ~ I RI ' R2 ~ i ~ 3 g ° ~ R ZO ~ (H R3 /P ~ EP R2.2 ~a ~ ~ ~H~~~ W EF J~2 ~ Z - ~ I lR3•a ~ ~ U Rz 'I I't'ems, R2 R a R2-2 ~ I COURTICE (H)Rt C; 1. ~!,eO m 60m