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HomeMy WebLinkAboutPD-149-97THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON DN: ROTH.GPA REPORT Meeting: General Purpose and Administration Committee File # A-) �) c� Date: Monday, October 20, 1997 Res. 444 Report #: PD- 149 -97 File #: DEV 94 -054 (X -REF: OPA 94- 007 /D)By -law # Subject: REGIONAL OFFICIAL PLAN AMENDMENT APPLICATION REZONING & SITE PLAN APPLICATION APPLICANT: ALAN BERK ON BEHALF OF W. E. ROTH CONSTRUCTION LIMITED PART LOT 28, CONCESSION 2, FORMER TOWNSHIP OF DARLINGTON FILE: DEV 94 -054 (REVISED) AND OPA 94 -007 /D (REVISED) Recommendations: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD- 149 -97 be received; 2. THAT the Official Plan Amendment Application submitted by Alan Berk on behalf of W. E. Roth Construction Limited to amend the Regional Official Plan to permit a gas bar and ancillary kiosk be DENIED; 3. THAT the application to amend the Comprehensive Zoning By -law 84 -63 of the former Town of Newcastle, as amended, submitted by Alan Berk on behalf of W. E. Roth Construction Limited to permit a gas bar and ancillary kiosk be DENIED; 4. THAT the Region of Durham be requested to approve those portions of the Clarington Official Plan deferred for consideration of Application OPA 94 -007 /D specifically: i) Section 10.10 as it applies to the subject site (Deferral No. 27); and ii) the land use designation for the subject site shown on Map Al as "General Agricultural Area" (Deferral No. 29); and 5. THAT the Durham Region Planning Department and all interested parties listed in this report and any delegation be advised of Council's decision. 1. APPLICATION DETAILS 1.1 Applicant: Alan Berk REPORT NO. PD-149-97 PAGE 2 1.2 Owner: 1.3 Rezoning: 1.4 RegionalOPA: 1.5 Area: W. E. Roth Construction Limited from "Agricultural (A)" to a zone appropriate to permit the development of a gas bar with a kiosk. from "General Agricultural Area" to a designation appropriate to permit the above. 1.471 ha (3.635 acres) 2. BACKGROUND 2.1 On October 21, 1994 the Planning and Development Department received an application to amend Comprehensive Zoning By -law 84 -63 in order to permit the development of a gas bar with a kiosk and a 600 square metre building for an eating establishment and a convenience commercial use. On November 10, 1994 the Planning and Development Department was advised by the Region of Durham of a Regional Official Plan Amendment to permit the above uses. A Public Meeting was held on January 23, 1995, at which time comments and concerns both in support and in opposition to the applications were heard. 2.2 On July 18, 1996 the applicant revised the rezoning application to delete the 600 square metre eating establishment and convenience commercial use. On September 27, 1996 the Planning and Development Department was advised by the Region of Durham of the same revision to the Regional Official Plan Amendment. 2.3 The proposal is situated on a 1.471 hectare (3.635 acre) parcel of land located immediately northeast of the Courtice Road /Bloor Street intersection within Part Lot 28, Concession 2, former Township of Darlington. The subject parcel of land is part of a much larger property with a municipal address of 2149 Courtice Road. The proposal suggests access from both of the intersecting streets. REPORT NO. PD-149-97 PAGE 3 2.4 The Clarington Official Plan was approved by the Council of the Regional Municipality of Durham with deferrals on Wednesday, September 25, 1996. The policy section on service stations as it relates to this proposal was shown as Deferral No. 27 and the land use designation for the site as shown on Map Al was identified as Deferral No. 29 in the Clarington Official Plan. 3. PUBLIC NOTICE AND PUBLIC MEETING 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 120 metre (394 feet) distance. As a result of the public notification process, the Planning and Development Department received two (2) counter inquiries, one (1) telephone inquiry and written submissions from approximately fifty (50) households. One counter inquiry from a member of Ebenezer United Church, was a request for more information about the revised application and comments that were critical of the proposal. The second counter inquiry was from a couple that lived nearby. They were critical of the proposal for many reasons and questioned why the revised proposal, which was more limited in land uses and land consumption, nevertheless had exactly the same land parcel boundaries. The written submissions from the fifty (50) households emphasize the contradiction between the proposal and the designations for the site, and the lack of a need to have a gas bar at that particular site. 3.2 A Public Meeting under the requirements of the Planning Act was held for the revised applications on October 7, 1996. Three (3) individuals spoke in opposition to the revised proposal. REPORT NO. PD-149-97 PAGE 4 The first speaker made the following points: • inappropriate use of the land; • use contrary to Regional Official Plan designation; • no municipal services at the site; • in the future, Tooley Creek to the east could become a receptacle for leaking gas tanks; • alternative commercial development locations with more appropriate zoning available in Courtice along Highway 2; • the adjacent intersection already has a poor safety record and access off an 80 km /h road will be difficult; • the rural atmosphere of the church and neighbourhood would be ruined through gasoline fumes and the sound of cars being turned off and started; and • that he spoke for about 50 of the proposal's neighbours. The second speaker made the following points: • the revised application can be viewed as "the thin edge of the wedge" for introducing urban uses into an agricultural area; • there are other better locations for a gas station; • the target market is not the immediate neighbourhood; • the Highway 401 / Courtice Road gas station was closed recently due to a lack of business; • the integrity of the Clarington Official Plan must be maintained; and • that she spoke for her family and her neighbours. The third speaker made the following points: • the proposal is a drastic land use change; • the proposal is premature; • it does not fit with the rural setting of the church and neighbourhood; and REPORT NO. PD- 149 -97 PAGE 5 • that he spoke on behalf of the Congregation Committee of Ebenezer United Church dealing with the issue. The applicant for the proposal, Mr. Alan Berk spoke in support of the proposal. He made the following points: • we have followed an unusual design /marketing strategy, eliminating the 600 square metre convenience commercial store and coffee /donut shop, just to accommodate the neighbourhood's wishes; • many issues have been /will be addressed through compliance with the requirements of the regional and local public works departments and other government agencies; • the urban boundary does not make sense, a collector road boundary would be better; • Courtice Road is a major access to and from Highway 401, is of an urban nature, and currently requires auto services on both of its sides; • the site has not been used for agriculture for many years; • the site is only at the edge of the area designated "General Agricultural Area "; and • the Highway 401 /Courtice Road gas station failed because it was unseen, aging and not user - friendly and ours will be the opposite of this. 4. OFFICIAL PLAN CONFORMITY 4.1 Within the Durham Regional Official Plan, the subject land is designated as "General Agricultural Area ". Land so designated shall be used predominantly for agriculture and farm - related land uses. The proposed land use does not conform to this designation, hence the Regional Official Plan Amendment Application. 4.2 Within the Clarington Official Plan, the subject land is located within the "General Agricultural Area" designation. However, the land use designation was deferred J3 REPORT NO. PD- 149 -97 PAGE 6 at the request of the applicant to allow for consideration of the Regional Official Plan Amendment Application. It should be noted that in the Clarington Official Plan, service stations are not allowed in rural areas such as "General Agricultural Areas ". 5. ZONING BY -LAW COMPLIANCE 5.1 Within Comprehensive Zoning By -law 84 -63 of the former Town of Newcastle, as amended, the subject land is zoned "Agricultural (A) ". This zone permits agriculture and a variety of other extensive land uses such as: conservation, forestry, commercial kennels, fur farms and riding stables. However, the proposal of a gas bar is not a permitted use, hence the rezoning application. 6. AGENCY COMMENTS 6.1 The rezoning and site plan applications were circulated to various agencies and other departments by the Planning and Development Department. Ontario Hydro and the Clarington Fire Department had no objection. The Clarington Economic Development Office had no comment. Other comments received to date are as follows. 6.2 Clarington Public Works Department - Engineering Division offered the following comments. An 8.0 metre road widening, to be dedicated to the Municipality, is required on Bloor Street. The required road widening must be dedicated, free and clear of any encumbrances, to the Municipality. The Owner will be responsible for providing illumination for any proposed entrances onto Bloor Street. The Applicant's Engineer will be required to prepare a Grading and Drainage Plan that details the configuration of the on -site storm sewer system (minor system) and the conveyance of the overland flow (major system) from this site. REPORT NO. PD- 149 -97 PAGE 7 The Applicant will be responsible for the cost of designing and reconstructing, on Bloor Street (roadside), the outfall ditch (roadside) which facilitates the future drainage of the proposed development and provides a "local service connection ". The details of the design and construction of these works shall be prepared by the Applicant's Engineer and submitted to the Director of Public Works for approval. The Applicant must deposit with the Municipality, in an amount approved by the Director of Public Works, a performance guarantee which covers the cost of reconstructing the outfall ditch, and servicing and connecting the drainage from the proposed severances to an approved outfall. The Applicant must enter into, with the Municipality, a development agreement which includes all requirements of the Public Works Department regarding the engineering and construction of all internal and external works and services related to this site plan. The Applicant will be required to make application for property access in conjunction with this proposal. The Applicant is responsible for any costs necessary to facilitate the construction of an entrance from the subject property to Bloor Street. The cost of providing a connecting access may include utility relocation, culverts, ditching, restoration, etc. The Applicant will also be responsible for the illumination of this entrance. The entrance to the subject property must be constructed to the following minimum standard: Surface Asphalt - 40 mm HL 3 Base Asphalt - 50 mm HL 8 150 mm Granular A 300 mm Granular B Entrance Width - 9.0 metres Entrance Radius - 6.0 metres Barrier Curb - as per N -501 A performance guarantee estimate is required for the external works, listed below, which form a connection to the development. The Applicant's Engineer is responsible for providing this estimate. 1. Entrance construction; 2. Entrance illumination; and 3. Roadside ditch reconstruction. UJ�� REPORT PD -149-97 ; All works and services must be designed and constructed in accordance with the Municipality of Clarington Design Criteria and Standard Drawings, provisions of the Municipality Development By -law #92 -015 and all applicable legislation, and to the satisfaction of the Director of Public Works. That the Applicant meet all the requirements, financial or otherwise, of the Public Works Department. 6.3 Clarington Public Works Department - Parks Division stated the 2% parkland dedication requirement is to be accepted as cash -in -lieu and the funds realized credited to the Parkland Reserve Account and that an approved landscape plan be developed. 6.4 The Regional Planning Department stated in a letter received November 22, 1996 that in light of agricultural policies in the Provincial Policy Statement non -farm uses such as service stations are allowed in agricultural designations provided there is a demonstrated need for additional land to be designated to accommodate the proposed use and there are no reasonable alternative locations which avoid the use of agriculturally designated land. Furthermore, the "applicant has not as yet demonstrated that the requirements of the Provincial Policy Statement have been met ". In response to a needs analysis study submitted by the applicant, the Regional Planning Department has forwarded updated comments. The above department stated in a letter received September 4, 1997, that the Provincial Policy Statement allows for non -farm uses under certain conditions and that consideration of "alternative locations is based on a hierarchy of alternatives ". The first alternative are those locations which are already designated for such proposed uses; the second, those locations which are outside of agriculturally designated areas; and finally, those locations which are located within agriculturally designated areas. Consideration of alternative locations needs to be as broad as the market area UJ0 REPORT NO. PD- 149 -97 PAGE 9 applicable to the proposed use. If the gas bar is intended to provide service to the residents of the Courtice Urban Area and surrounding rural areas, as indicated in the needs analysis study, then the alternative locations should include all the lands in or around the existing or designated urban area. The Planning Department noted that the report fails to satisfactorily address consideration of alternative locations within the Courtice Urban Area which are already designated for such uses as that proposed. The department further states that one of the points used in the report to support the contention that there is a lack of alternative locations within the Courtice Urban Area, is based on Section 10.9.2 a) of an earlier draft of the Clarington Official Plan. This policy permitted service stations only at the intersection of arterial roads. However, this policy is not in the approved Clarington Official Plan. The Regional Planning Department concluded the Clarington Official Plan provides ample opportunity for the development of service stations and gas bars, such as that proposed by the applicant, on the lands within the Courtice Urban Area itself, rather than in the surrounding agricultural areas. The needs analysis does not satisfactorily demonstrate the need for additional land to be designated to accommodate the proposed use. 6.5 The Regional Works Department reiterated their comments of December 8, 1994 which stated the following. Municipal water and sanitary sewer services are not readily available to the site and that there are no plans to change this situation. Therefore, private wells and septic systems will have to be used. Bloor Street has been identified as a future Type "A" arterial road in the Regional Official Plan and therefore, Clarington should acquire a 8.22 m road widening across the total Bloor Street frontage. Regarding Courtice Road, the applicant should convey sufficient road widening to the Region to provide for 18 metres from the centreline of the right -of -way. Ultimately, this intersection will be reconstructed with raised centre median islands and then, access to both Bloor Street and Courtice Road will be restricted to right -in, right -out operation only. The applicant will be required to submit six copies of detailed site servicing plans to the Region for entrance Jf REPORT NO. PD- 149 -97 PAGE 10 approval prior to the issuance of a building permit. Based on the foregoing, the Department had no objection to the further processing of the application. 6.6 The Regional Health Department had no objections to the proposal but, did require a site plan showing tile bed location and design. 6.7 Central Lake Ontario Conservation stated that within the area a Master Drainage Plan/Watershed Plan for the Tooley Creek watershed is needed but, given the relatively minor nature of the proposed development they are prepared to support the intended use. The Authority also stated that prior to final approval of the site plan a report should be prepared to address the following issues: • pollution /spill controls to be implemented on site; • perhaps stormwater quantity controls but, definitely "an indication of pre and post development flows (for storms up to and including the Regional Storm) "; • a grading and drainage plan to be submitted for approval, which shows there is no increase in flow passing onto adjacent private lands and the extent of on -site ponding; and • stormwater quality controls, as per the Fisheries Act, including measures to ensure there is no harmful alteration, disruption or destruction of fish habitat, and /or the discharge of deleterious substances into waters frequented by fish or that unavoidable fish habitat destruction is dealt with through the provision of appropriate compensation (which is determined in consultation with the Department of Fisheries and Oceans). Appropriate quality control measures are to be used on site both during and after construction and so, the applicant is to provide a plan /report which demonstrates the methods to be used on a temporary and permanent basis to address water quality issues such as increases in sediment or other suspended solids, pollutants from spills or other thermal impacts. The design of water quality treatment facilities should employ best management practices. The site is subject to Ontario Regulation 145/90, with written permission from the Authority being required prior to starting any filling or grading. REPORT NO. PD-1 49-97 PAGE 11 6.8 The Ministry of Agriculture and Food stated in their November 10, 1994 comments on the original proposal: • surrounding uses to the northeast and the southeast are agriculture with several non -farm residences present and there is no conflict with the Agricultural Code of Practice; • that the existing use is agriculture and that according to Canada Land Inventory Mapping the site has Class 1 Soil; • the use proposed should not be permitted in the agricultural area and it should be directed to the urban area or to a non - agricultural designation; and • the Ministry "recommends the proposed amendment not be approved ". 6.9 Consumers Gas red -lined one copy of the site plan to show all of their existing gas facilities on the site. 6.10 Comments remain outstanding from: • Bell Canada (comments on original proposal only) 7. STAFF COMMENTS 7.1 The Regional Planning Department staff expressed in their comments on the Official Plan Amendment application that the Agricultural Lands Consumption Justification Study failed to satisfactorily demonstrate support for the approval of this proposal. Staff would concur with this assessment. 7.2 The applicant has on two occasions questioned the selection of Courtice Road as the easterly boundary for the Courtice Urban Area. This boundary was REPORT NO. PD- 149 -97 PAGE 12 established through the preparation of the 1991 Durham Region Official Plan and was similarly identified in the Clarington Official Plan. 7.3 Courtice Road is identified with the Clarington Official Plan as a Type "A" Arterial Road. It is designed to efficiently move large volumes of traffic at moderate to high speeds over relatively long distances. Such roads provide the highest level of service and vehicle operating speed relative to other types of arterial roads. The policies within the Clarington Official Plan that involve service station uses imply that locations shall not create vehicular congestion nor should they impede traffic flows. No supporting documentation was submitted addressing these concerns. 7.4 Notwithstanding, it is staff's position that Courtice Road provides the clear, concise and decisive limit between the Green Space - Agricultural Area designations within the Clarington and Regional Official Plans that is needed to identify the distinct separation of the two urban areas of Courtice and Bowmanville. 7.5 It is staff's position that the newly approved Clarington Official Plan provides sufficient opportunities for the development of service stations and gas bars on lands located within the Courtice Urban Area for this type of commercial use rather than consuming the surrounding agriculturally designated lands. 8. CONCLUSIONS 8.1 In consideration of the comments contained within this report, staff respectfully recommends the Official Plan Amendment Application be recommended to the Region of Durham for DENIAL and that the Rezoning Application be DENIED. REPORT NO. PD- 149 -97 PAGE 13 Respectfully submitted, Franklin Wu, M.C.I.P., R.P.P., Director of Planning and Development BR *LT *FW *cc Attachment #1 - Key Map Attachment #2 - Site Plan October 7, 1997 Reviewed by, Interested parties to be notified of Council and Committee's decision: Robert E. Young 2131 Courtice Road COURTICE, Ontario L1 E 2M8 Oleh Semen Stasyszyn Roberta Marie Stasyszyn 1863 Bloor Street East COURTICE, Ontario L1 E 2M9 Tony & Zena Baksh 2101 Courtice Road COURTICE, Ontario L1 E 2M8 Jim & Carol Quirk 2207 Hancock Road COURTICE, Ontario L1 E 2M3 Dean & Marjorie Worden 1218 Trulls Road COURTICE, Ontario L1 E 2S4 Ralph & Maryan Buzza 2252 Courtice Road COURTICE, Ontario L1 E 2M8 Mr. & Mrs. John Barnes 2173 Baseline Road R.R. #2 BOWMANVILLE, Ontario L1 C 3K3 Marie & Edmund Adams 41 Inglis Avenue COURTICE, Ontario L1 E 2G7 Terry Robert & M.A. Ormiston Southview Farms 1738 Bloor Street COURTICE, Ontario L1 E 2N1 Brian & Betty Ormiston 1594 Courtice Road COURTICE, Ontario L1 E 2N1 Margot Top Group 8, Box 34, R.R. #6 BOWMANVILLE, Ontario L1 C 3K7 Carolyn & Neil Metcalf 1849 Bloor Street COURTICE, Ontario L1 E 2M9 REPORT NO. PD-149-97 PAGE 14 Marjorie & Walter Tink Margaret G. Down 64 Clayton Crescent 10 -155 Glovers Road BOWMANVILLE, Ontario L1 C 4N8 OSHAWA, Ontario L1 G 7A4 Patricia Jermey Larry & Dorothy Smith 65 Hemmingway Drive 122 Centrefield Drive COURTICE, Ontario L1 E 2E6 COURTICE, Ontario L1 E 1 L4 Jack & Shirley Locke Ken & Edna Pamment 2193 Courtice Road 2165 Courtice Road COURTICE, Ontario L1 E 2M8 COURTICE, Ontario L1 E 2M8 William & Frances Andrew L. A. & Carol Clement 1987 Bloor Street, R.R. #2 2231 Hancock Road BOWMANVILLE, Ontario L1 C 3K3 COURTICE, Ontario L1 E 2M3 Ken & Janet Spencer Robert Merrin 82 Centrefield Drive 21 Living Court COURTICE, Ontario L1 E 1 K6 COURTICE, Ontario L1 E 2V6 Ms. Elliott Alex Buksa 20 Robert Adams Drive 2265 Hancock Road COURTICE, Ontario L1 E 1 V8 COURTICE, Ontario L1 E 2M3 Monica Johns William & Evelyn Reid 1718 Nash Road 1776 Bloor Street COURTICE, Ontario L1 E 21-8 COURTICE, Ontario L1 E 2M9 Gwendolyn E. Muir Fay A. Henry 1775 Highway No. 2 1711 Bloor Street COURTICE, Ontario L1 E 2M4 COURTICE, Ontario Li E 2N1 Elaine Kinsman Richard & Charlotte Hughes 1725 Bloor Street 1786 Bloor Street COURTICE, Ontario L1 E 2N1 COURTICE, Ontario L1 E 2M9 Gay Property Management Sadie M. Courtice 103 Athol Street East 2433 Courtice Road OSHAWA, Ontario L1 H 1 J8 COURTICE, Ontario L1 E 2M8 W.E. Roth Construction Ltd. Stan & Libby Racansky 1500 Highway No. 2 3200 Hancock Road COURTICE, Ontario L1 E 2T5 COURTICE, Ontario L1 E 2M1 REPORT NO. PD- 149 -97 PAGE 15 Richard Hughes, Representative Board of Stewards, Ebenezer United Church 1669 Courtice Road COURTICE, Ontario L1 E 2P9 Mr. & Mrs. Bryan Staal 1788 Bloor Street COURTICE, Ontario L1 E 2M9 Raymond Osborne 1775 Bloor Street COURTICE, Ontario L1 E 2M9 Al Canfield 2181 Courtice Road COURTICE, Ontario L1 E 2M8 Donald C. George 1040 Beaufort Avenue OSHAWA, Ontario L1 G 1 G6 I. Pegg 55 White Cliffe Drive COURTICE, Ontario Ebenezer United Church Board of Stewards c/o Kay Moore 9 Church Street BOWMANVILLE, Ontario L1 C 1S2 Wesley J. Oke 25 Oke Road COURTICE, Ontario L1 E 2V1 Mrs. Gladys Short 2115 Courtice Road COURTICE, Ontario L1 E 2M8 Gordon A. Vinson 22 Old Kingston Road COURTICE, Ontario L1 E 2R8 W.S. & Noreen Paterson 1909 Bloor St. East R.R. #2 BOWMANVILLE, Ontario L1 C 3K3 Lloyd & M. Eileen Down L1 E 1T2 1687 Baseline Road West COURTICE, Ontario L1 E 2S6 Jean B. & Wally McKnight 1719 Darlington Park Rd. COURTICE, Ontario L1 E 2P7 Mr. & Mrs. Wesley Down 726 Townline Rd. South R.R. #4 OSHAWA, Ontario Li H 7K6 R. Brooks & Bernice L. Pearce 1883 Bloor Street R.R. #2 BOWMANVILLE, Ontario Li C 3K3 Alan Berk 650 King Street East OSHAWA, Ontario L1 H 1 G5 W. & Eileen A. Sanderson 87 Kingswood Drive COURTICE, Ontario L1 E 1 Z3 Jim Turk 2207 Hancock Road COURTICE, Ontario L1 E 2M3 Ebenezer United Church Trustees c/o Rae Pickell 1464 Courtice Road COURTICE, Ontario L1 E 2M8 Doug Schneider 416 Taunton Road West, R.R. #1 OSHAWA, Ontario Li H 7K4 bU -) REPORT NO. PD-149-97 PAGE 16 Roy V. & Beverly A. Balson 131 Easthaven Street OSHAWA, Ontario Li G 6K4 Mr. H.F. & Mrs. A.C. Preston 869 Grandview Drive South OSHAWA, Ontario L1 H 8G9 Elmer & Margaret Down R.R. #4 OSHAWA, Ontario L1 H 7K6 K. Hawke 163 Labrador Drive OSHAWA, Ontario Li H 7E4 John, Marlene & Glenn Waters 1882 Bloor Street East R.R. #2 BOWMANVILLE, Ontario L1 C 3K3 Wayne & Pat Beckett 6705 Holt Road BOWMANVILLE, Ontario L1 C 3K4 Barbara Popodyn 1895 Bloor Street COURTICE, Ontario L1 E 21VI9 Mr. & Mrs. T. Peoples 29 Longwood Court COURTICE, Ontario L1 E 1 R9 Bernice Gay 300 Mary Street Apt. 310 OSHAWA, Ontario L1 G 5C8 Alex L. Muir 1805 Highway 2 COURTICE, Ontario L1 E 2M4 Mr. & Mrs. Bruce Johnson 29 Stagemaster Crescent COURTICE, Ontario L1 E 2Y7 Mr. & Mrs. Osborne 1835 Bloor Street COURTICE, Ontario L1 E 2M9 Leonora Nicholls 1915 Bloor Street East R. R. #2 BOWMANVILLE, Ontario L1 C 3K3 Graham Gardner 31 Stagemaster Crescent COURTICE, Ontario L1 E 2Y7 Anthony & Stephanie Maiorino 28 Stagemaster Crescent COURTICE, Ontario L1 E 2Y7 0� (I'I ATTACHMENT #1 VA SUBJECT SITE LOT 30 LOT 29 LOT 28 LOT 27 Q oN 0 oz Q� w J U V W � � U ry z Z = O U B OOR EET z 0 I N w U Z O U S COURTICE DEV. 94 -054 KEY MAP OPA 94 -007 /D ATTACHMENT #2 7- OVI 4o Q Z� .,E E 11-71 7 " IN C\li Q L's or) V) z o A, 0 U) W Lli LLJ Lu LLJ 27 T. LU 00 ' o 41 '1 <0� D A, it � Srii 7.4 rr LO H inos avo'd 3ou8noo" LU 666