HomeMy WebLinkAboutPD-84-96THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
DN: DEVWW2.GPA
REPORT
Meeting: General Purpose and Administration Committee File #��_
Date: Monday, June 3, 1996(-
Res. # 11r X rA
Report #: PD -84 -96 File #: 18T -87086 & DEV 96 -002 By -law # 1_ __ //3
Subject: REVISIONS TO DRAFT PLAN APPROVALAND ZONING BY -LAW AMENDMENT
APPLICANT: CARRUTHERS AND SMITH
PART LOT 13, CONCESSION 2, FORMER TOWN OF BOWMANVILLE
MIDDLE ROAD AND SCUGOG STREET
FILE: 18T -87086 & DEV 96 -002
Recommendations:
It is respectfully recommended that the General Purpose and Administration
Committee recommend to Council the following:
1. THAT Report PD -84 -96 be received;
2. THAT the proposed revisions to Draft Approved Plan of Subdivision 18T -87086
submitted by Tunney Planning on behalf of Robert Carruthers and Elizabeth Smith
dated January 1996, as red -line revised, as per attachment No. 2 be APPROVED
subject to the conditions of Draft Approval contained in this Report;
3. THAT the Mayor and Clerk be authorized, by By -law, to execute a Subdivision
Agreement between the Owner and the Municipality of Clarington at such time as
the Agreement has been finalized to the satisfaction of the Director of the Public
Works and Director of Planning;
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 a Subdivision
Agreement;
5. THAT a copy of this Report and Council's decision be forwarded to the Region
of Durham Planning Department; and
6. THAT all interested parties listed in this report and any delegation be advised of
Council's decision.
1. APPLICATION DETAILS
1.1 Applicant: Carruthers /Smith
1.2 Agent: Tunney Planning Inc.
576
....2
REPORT NO. PD -84 -96 PAGE 2
1.3 Rezoning Application: from "Agricultural (A)" to an appropriate zone to permit
the development of 9 single detached lots.
1.4 Subdivision Application: proposes 32 single family dwelling units, 126 semi-
detached /link units for a total of 158 units.
1.5 Land Area: .75 ha (1.8 acres)
2. LOCATION
2.1 The subject property is located in the triangle formed by the intersection of Middle
Road and Scugog Street. It comprises part of Lot 13, Concession 2, former Town
of Bowmanville.
3. COMMENTS
3.1 On May 6, 1996, General Purpose and Administration Committee considered PD-
67-96 which recommended approval of an application for rezoning and
amendment to draft approval for a total of ten semi - detached /linked units on the
subject lands. Following the delegation of Bethany Gale and Committee's
consideration of the report, the Committee recommended, "THAT Report PD -67 -96
be referred back to staff for review of the density of the proposal."
3.2 The delegation raised a number of concerns with respect to the application as
follows:
i) the density of the development is too high;
ii) estimated student generation being too low;
iii) re- alignment of Scugog Street will be an inconvenience to residents;
iv) the destruction of woods and wildlife;
v) construction of semi - detached units limits home buying options;
vi) providing residents an opportunity to plan their neighbourhoods; and
vii) retaining peaceful, stable neighbourhoods.
In addition, a petition containing 21 names was submitted in objection to the
proposed 10 lots. ....3
577
REPORT NO. PD-84-96 PAGE ffl
3.3 In consideration of the Committee and Council's decision, the applicant has
revised the application as per Attachment No. 2. The revised plan is now
proposing nine single family dwelling lots. Five units are suggested to front on
the south side of the re- aligned Scugog Street with a minimum frontage of 14.1
m (46.2 ft). The remaining four units would be part of a cul -de -sac, to be
developed in conjunction with the adjacent plan of subdivision (18T- 88051), and
would have a minimum frontage of 10.5 m (34.4 ft).
3.4 As noted in PD- 67 -96, the lands subject to the rezoning application were originally
identified as a block for future development in draft approved plan of subdivision
18T- 87086. Since that time the development application on the west side of
Scugog Street (18T- 88051) has been draft approved. Approval of 18T -88051
included a road pattern, similar to the subject application, involving the subject
lands and part of the Scugog Street road allowance for residential lots. Should
the subject applications be approved a minor revision to the previous draft
approval for 18T -88051 is required. The owner of 18T -88051 has submitted a
revised plan that is consistent with the subject application.
3.5 No land use was specified for the subject lands at the time of the original draft
approval of 18T- 87086, hence the zoning of the subject lands has remained
Agricultural (A).
3.6 Most of the concerns raised by the delegation, items i to v, were previously
addressed by staff report in PD -67 -96 (Attachment No. 5). The subject lands
which form part of the original 17.238 ha, went through an extensive public
consultation process, with resident group meetings at the Durham Christian High
School. These meetings were held in addition to the required public meetings
and prior to draft approval of applications in the area generally bounded by
Fourth Street, Scugog Street, Concession Rd 3, and the mid -point between
5%
REPORT NO. PD -84 -96 PAGE 4
Liberty Street and Middle Road. Development which has been approved and
supported by staff has taken into consideration existing residents, as well as
policies contained in the Official Plan.
3.7 Staff have no objection to the application as originally submitted, and remain
supportive of the application as revised. The proposed lots are compatible with
both the surrounding, previously draft approved lots, and the existing residences
located on Scugog Street and on Mill Lane. The revised proposal has a density
of 12 uph, well below the 30 uph permitted in the Official Plan.
4 RECOMMENDATION
4.1 In consideration of the comments contained within said report and PD- 67 -96, it
is recommended that the application for amendment to draft approval be
supported, subject to revised conditions of draft approval, as contained in
Attachment No. 3, and that the application for zoning by -law amendment to
implement the proposed revisions be approved.
Respectfully submitted,
J t ('( �i
Reviewed by,
Franklin Wu, M.C.I.P., R.P.P., W. H. Stockwell
Director of Planning Chief Administrative
and Development Officer
CP *FW *cc
Attachment No. 1
- Key Map
Attachment No. 2
- Subject Lands and Proposed Lotting
Attachment No. 3
- Conditions of Draft Approval
Attachment No. 4
- Zoning By -law Amendment
Attachment No. 5
- PD -67 -96
May 27, 1996
5 %
....5
REPORT NO. PD -84 -96 PAGE 5
Interested parties to be notified of Council and Committee's decision:
Robert Carruthers
R. R. No. 1,
BOWMANVILLE, Ontario
L1C 3K2
Gale Bethany
21 Mill Lane
BOWMANVILLE, Ontario
L1C 3K2
Elizabeth Smith
8 Lester Place
CAMBRIDGE, Ontario
N1 R 2P9
0 so 0
LOT 14 LOT 13 LOT 12
�Gc
• '• IN
J
Q
Z
_0
O
W
ry
u
°Oa�� p�E DEV, 96 -002
Attachment No. 1
M
Subject Site and Proposed Lotting
I ! I
1
��-'' �'�, �r�'• +r�.. rat
4 r
I
a �
z j J 0 1a Q i/)
t,
2' 3
1 o
� v tu ;V0
IT
1 0•� �11� ''JI9'-
0-0 8 =
<<
0.0
1 1 hyi�
1
I � 1
Attachment No. 2
5,8 2
REVISED CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION
PLAN IDENTIFICATION
Condition 1 be revised as follows:
i) That this approval applies to draft Plan of Subdivision 18T -87086 prepared
by Tunney Planning Inc. dated revised May 1996 as per the attached plan
showing 31 lots for single family dwellings, 63 lots, 126 units for
semi - detached or linked dwellings, a block for a park and various blocks for
future development, road widening and 0.3 m reserve.
2. Condition 4 be revised to reflect Block 109 to 113 inclusive for road widening.
3. Condition 5 be revised to reflect Blocks 104 to 108 inclusive for 0.3 metre reserves.
4. Condition 11 be replaced with the following wording:
The applicant's engineer will be responsible to provide a Lot Grading and Drainage
Plan that details the conveyance of storm drainage, both minor and major, systems
from this subdivision. In addition, this grading and drainage plan should specify the
location of the storm connection and to which existing storm sewer the applicant
proposes to connect. At such time that we receive this information, we may review
it and determine the financial implications that this site may have on the
Municipality's By -law. Further comment may be necessary before final approval of
the subdivision agreement to deal with this matter.
5. That the following new conditions to draft approval be added:
i) The portion of Scugog Street situated between Mill Lane and Middle Road
must be closed by By -law prior to development of any of the lands directly
affected by this proposed amendment. The closure of this portion of Scugog
Street will be subject to the approval of Council and must be carried out in
accordance with the Municipality's Road Closure Policy and to the
satisfaction of the Director of Public Works. The required road closure
cannot occur until the "new" section of Scugog Street to the north has been
physically opened for use by vehicular traffic.
ii) To ensure the smooth flow of traffic along Scugog Street, the applicant/owner
must make best efforts to ensure and to phase, to the satisfaction of the
Director of Public Works, the house construction activities such that they do
not impede or interfere with vehicle traffic. The issuance of building permits
should be subject to an approved house construction phasing plan.
Page 2
iii) The applicant must contribute an appropriate share of the cost of oversized
storm sewer and stormwater management works necessary to service the
drainage of this plan of subdivision. The applicant's costs will be determined
in the Northwest Bowmanville Master Drainage Study, prepared by G. M.
Sernas and Associates, and as finally approved by the Director of Public
Works.
iv) That the Northwest Bowmanville Master Drainage Study be approved by the
Director of Public Works prior to the development of this plan of subdivision.
v) That all residential lots sharing a common property line with the future
Separate Secondary School be fenced with a 1.8 metre high chain link fence.
C 0 N C E S S I 0
R O,A D
L ,3
r — — — —
no
rn
S T E E T A"!
J e JI;� . ; ! I 1 1 1 1 1 1 1 1 1 -T
�j
H HIT,
"f —4
I SIFT R A n, m.
rn
ti
VI
CA\
r\
IX
Iju
F Yl
MILL LANE
585
A 'S 'o
10
585
Attachment No. 4
THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
BY -LAW NUMBER 96-
being a By -law to amend By -law 84 -63, the Comprehensive Zoning By -law for the former
Town of Newcastle.
WHEREAS the Council of the Corporation of the Municipality of Clarington has
recommended approval to the Region of Durham of the proposed revisions to Draft Plan
of Subdivision 18T- 87086.
WHEREAS the Council of the Corporation of the Municipality of Clarington deems it
advisable to amend By -law 84 -63, as amended, of the former Town of Newcastle to
implement the redline revised Draft Plan of Subdivision.
NOW THEREFORE BE IT RESOLVED THAT the Council of the Corporation of the
Municipality of Clarington enacts as follows:
1. Schedule "3" to By -law 84 -63 as amended, is hereby further amended by changing the
zone designation from:
"Agricultural (A)" to "Holding Urban Residential Exception ((H)R2 -8"
"Agricultural (A)" to "Holding Urban Residential Exception ((H)R2 -9"
as shown on the attached Schedule "A" hereto.
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 1996.
BY -LAW read a second time this day of 1996.
BY -LAW read a third time and finally passed this day of 1996.
MAYOR
CLERK
586
This is
Schedule "A"
to
By —law 96— 0
passed
this day
of
0 1996 A.D.
LOT 14 LOT 13 LOT 12
ONC ESSM ROAD 3
°a co O
W
oN
z
O
w
U
Q z
z 0
O U
C9
W
4
0
ST.
P4101 PTA
BOWMANVILLE
LOT
13
PROPOSED
S01/000 STREET
N 71'49'10" E
67.4
•O)
7
x
O
N
o,
Z
4r-
kA
O
3
Lo V
z
m
�
a
O
U
N 5�3 �Od'
ZONING
CHANGE
FROM
"A"
TO "(H)R2 -9"
® ZONING
CHANGE
FROM
"A"
TO "(H)R2 -8"
0
10 20
40
Mayor
25 20 15 10 5 0
Clerk
LOT 14 LOT 13 LOT 12
ONC ESSM ROAD 3
°a co O
W
oN
z
O
w
U
Q z
z 0
O U
C9
W
4
0
ST.
P4101 PTA
BOWMANVILLE
Attachment No. 5
DMCAMurrnERsT(M� CORPORATION OF THE MUNICIPALITY OF CLARINGTON
REPORT
Meeting: General Purpose and Administration Committee File #
Date: Monday, May 6, 1996 Res. #
Report #: PD -67 -96 File #: DEV 96-002 and 18T -87086 By -law #
Subject: REVISIONS TO DRAFT APPROVAL AND REZONING APPLICATION
APPLICANT: CARRUTHERS AND SMITH
PART LOT 13, CONCESSION 29 FORMER TOWN OF BOWMANVILLE
MIDDLE ROAD AND SCUGOG STREET
FILE NO.: 18T -87086 AND DEV 96-002
Recommendations:
It is respectfully recommended that the General Purpose and Administration
Committee recommend to Council the following:
1. THAT Report PD -67 -96 be received;
2. THAT the proposed revisions to Draft Approved Plan of Subdivision 18T -87086
submitted by Tunney Planning on behalf of Robert Carruthers and Elizabeth Smith
dated January 1996, as per Attachment No. 2 be APPROVED subject to the
Revised Conditions of Draft Approval contained in this Report;
3. THAT the Mayor and Clerk be authorized, by By -law, to execute a Subdivision
Agreement between the Owner and the Municipality of Clarington at such time as
the Agreement has been finalized to the satisfaction of the Director of the Public
Works and Director of Planning;
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 a Subdivision
Agreement;
5. THAT a copy of this Report and Council's decision be forwarded to the Region
of Durham Planning Department; 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: Carruthers /Smith
1.2 Agent:
1.3 Rezoning Application:
1.41 Land Area Zoning:
1.5 Revised Plan of Subdivision:
1.6 Land Area Subdivision:
2. LOCATION
PAGE 2
Tunney Planning Inc.
From "Agricultural (A)" to an appropriate zone
to permit the development of 5 semi-
detached /link lots (10 units).
.7 ha (1.8 acres)
28 single family dwelling units, 65 semi-
detached /link lots (130 units) for a total of 158
units
10.845 ha (26.8 acres)
2.1 The subject properly is located in the triangle formed by the intersection of Middle
Road and Scugog Street. It comprises part of Lot 13, Concession 2, former Town
of Bowmanville.
3. BACKGROUND
3.1 The lands subject to the revision to the draft approved plan of subdivision and
subject to the rezoning application were originally identified as a block for future
development located on the most southerly portion of the draft approved Plan of
Subdivision 18T- 87086. Plan of Subdivision 18T -87086 was originally draft
approved in October 1990 for 212 units. No land use was specified for the
subject lands at the time of the original draft approval, hence the lands were left
as a block and the zoning of the subject lands has remained Agricultural (A). The
owner has now applied to subdivide and rezone the future development block.
3.2 The Public Meeting for the rezoning application was held on April 1, 1996. In
addition to the applicant, one individual spoke on the subject application.
Bethany Gale expressed the following concerns:
> traffic from Scugog Street and Middle Road;
> the grading of the marsh and impacts on the wildlife; and
589
REPORT NO.: PD -67 -96
4.1
4.2
5.
5.1
5.2
PAGE 3
> the density of the proposal being too high, should not permit more
than three homes on the parcel.
These issues will be addressed in the Staff Comments section of this report.
EXISTING AND SURROUNDING USES
The existing site is currently vacant.
Surrounding land uses are as follows:
South: Vacant land subject to draft approved residential development
application (18T- 88051) and existing residential fronting on Scugog
Street.
East: Vacant land subject to draft approved residential development
application (18T- 87087).
North: Vacant land subject to draft approved development application (18T-
87086).
West: Vacant land subject to draft approved residential development
application (18T- 88051).
OFFICIAL PLAN POLICIES
Within the Durham Regional Official Plan the subject property is designated Living
Area within the Bowmanville Urban Area boundary. Said designation shall permit
the development of communities with defined boundaries, incorporating the
widest possible variety of housing types, sizes and tenure. The proposal appears
to conform.
Within the former Town of Newcastle Official Plan the subject property is
designated "Low Density Residential" in neighbourhood 2D of the Bowmanville
Urban Area. The application generally conforms with the low density residential
policies and the neighbourhood population target.
590
REPORT NO.: PD -67 -96
PAGE 4
5.3 Within the Municipality of Ciarington, Council- adopted Official Plan, the subject
properly is designated "Urban Residential" within the Knox neighbourhood (No.
8) of the Bowmanville Urban Area. The application appears to generally conform
with the neighbourhood population target and the low density residential policies.
6. ZONING
6.1 The current zoning on the subject properly is Agricultural (A). Said zoning does
not permit the development of urban residential lots as proposed, hence the
rezoning application.
7. AGENCY COMMENTS
7.1 In accordance with departmental procedure, the subject application was
circulated to a number of agencies and departments for comment. The Fire
Department, the Parks Division of the Public Works Department and the Separate
School Board all advised they have no objection to the proposal.
7.2 The Clarington Public Works Department, Engineering Division advised they have
no objection to the proposed amendment to draft approval and rezoning
application subject to a number of conditions of draft approval. Approval of the
proposed plan of subdivision will necessitate the closure by By -law of the portion
of Scugog Street situated between Mill Lane and Middle Road. The applicant
must initiate this process and that portion of the road allowance must be closed
by By -law prior to development of any of the lands directly affected by this
proposed amendment. In addition, prior to the closure of Scugog Street, the
realignment of Scugog Street, to the north, must physically be opened for use.
7.3 Any housing development on the new section of Scugog Street will be subject to
an approved house construction phasing plan approved by the Municipality to
ensure smooth flow of traffic along Scugog Street. The applicant must contribute
an appropriate share of the cost of the oversized storm sewer and stormwater
REPORT NO.: PD -67 -96
PAGE 5
management works necessary for this development. The applicant's share is
determined in the Northwest Bowmanville Master Drainage Study. Lot grading
and drainage plan for both the minor and major systems from this subdivision
must be prepared.
7.4 The Central Lake Ontario Conservation Authority has provided comments advising
they have no objection in principle to the development. Development of the
proposal must conform to the Northwest Bowmanville Master Drainage Study.
Authority Staff note the subject lands are occupied by a small watercourse. The
watercourse will be eliminated once lands upstream develop, until such time as
appropriate conveyance works are in place, development of this parcel must
accommodate the incoming drainage. In addition, the lands are subject to
Ontario Regulation 145/90 requiring written permission prior to any filling or
grading on site.
7.5 Regional Works Staff advised that municipal services are currently not available
to the subject property, however, are part of the works to be installed through a
servicing agreement for St. Stephens High School on Middle Road.
7.6 The Public School Board advised that this development will yield approximately
3 students for the Lord Elgin Public School. The Lord Elgin Public School is
currently over capacity with 11 portables on site. The School Board did not
object to the application.
8. STAFF COMMENTS
8.1 The land subject to rezoning was originally draft approved as Block 192 for
"Future Development ". The applicant, at that time, was considering developing
the block commercially together with the abutting portion of the Scugog Street
road allowance and lands in subdivision 18T- 88051. The applicant is no longer
interested in pursuing commercial development on this block and has proposed
a
592
REPORT NO.: PD -67 -96
PAGE 6
a lotting scheme as indicated on Attachment No. 2, Staff are generally satisfied
with the proposed concept. The owner of the adjacent lands (18T- 88051), is also
agreeable to the proposed lotting and has submitted proposed revisions to his
plan to ensure the two plans harmonize.
8.2 At the Public Meeting concerns were raised with respect to traffic, density and the
environment.
a) The proposed revision does not change the road alignment of Middle Road
and Scugog Street from that which was previously draft approved. in
addition, four of the ten units do not have direct access to Scugog Street,
as they are on a cul -de -sac with indirect access to the future Type C
arterial, Longworth Avenue.
b) The proposed five lots, ten units have a density of 13.3 units per ha (uph),
well below the 30 uph permitted in the designation. In addition, the lots
require part of the Scugog Street road allowance to complete their land
area requirements.
c) The Conservation Authority has no objection to this development and did
not consider this area as having high environmental sensitivity.. With the
development of the surrounding lands to the north and south, the
triangular parcel would not retain its marshy characteristics. Its function,
as a wildlife habitat, would also withdraw.
9. CONCLUSION
9.1 In consideration of'the submissions received from the different departments and
agencies, and based on the comments contained within said report, it is
recommended that the application for amendment to draft approval be supported,
subject to revised conditions of draft approval, and that the application for zoning
by -law amendment to implement the proposed revisions be approved.
k
593
REPORT NO.: PD -67 -96
Respectfully submitted,
Franklin Wu, M.C.I.P., R.P.P.
Director of Planning
and Development
CP *FW *df
29 April 1996
Reviewed by,
W.H. Stockwell
Chief Administrative
Officer
Attachment No. 1: Key Map
Attachment No. 2: Conditions of Draft Approval
Attachment No. 3: Zoning By -law Amendment
Interested parties to be notified of Council and Committee's decision:
Robert Carruthers
R.R. #1
Bowmanville, Ontario.
U C 3K2
Gale Bethany
21 Mill Lane
Bowmanville, Ontario.
L1 C 3K2
Elizabeth Smith
8 Lester Place
Cambridge, Ontario.
N1 R 2P9
PAGE 7
•i
v
r/// // SUBJECT PROPERTY
LOT 14 LOT 13 'LOT 12
BOO WlV1ANVILLE DEV, 96-002
KEY fulAf'
ATTACHMENT #1
595
N
z
0
w
U
O
Irmo,
ATTACHMENT #2
REVISED CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION
Plan Identification
1. Condition 1 be revised as follows:
1. That this approval applies to draft Plan of Subdivision 18T -87086 prepared
by Tunney Planning Inc. dated revised January 1996 as per the attached
plan showing 28 lots for single family dwellings, 65 lots, 130 units for semi-
detached or linked dwellings, a block for a park and various blocks for
road widenings and 0.3 metre reserve.
2. Condition 4 be revised to reflect Blocks 106 to 109 inclusive for road widening.
3. Condition 5 be revised to reflect blocks 100 to 105 inclusive for 0.3 metre
reserves.
4. Condition 11 be replaced with the following wording;
The applicant's engineer will be responsible to provide a Lot Grading and
Drainage Plan that details the conveyance of storm drainage, both minor and
major, systems from this subdivision. In addition, this grading and drainage plan
should specify the location of the storm connection and to which existing storm
sewer the applicant proposes to connect. At such time that we receive this
information, we may review it and determine the financial implications that this site
may have on the Municipality's By -law. Further comment may be necessary
before final approval of the subdivision agreement to deal with this matter.
5. That the following new conditions of draft approval be added:
i) The portion of Scugog Street situated between Mill Lane and Middle Road
must be closed by By -law prior to development of any of the lands directly
affected by this proposed amendment. The closure of this portion of
Scugog Street will be subject to the approval of Council and must be
carried out in accordance with the Municipality's Road Closure Policy and
to the satisfaction of the Director of Public Works. The required road
closure cannot occur until the "new" section of Scugog Street to the north
has been physically opened for use by vehicular traffic.
ii) To ensure the smooth flow of traffic along Scugog Street, the
applicant /owner must make best efforts to ensure and to phase, to the
satisfaction of the Director of Public Works, the house construction
activities such that they do not impede or interfere with vehicle traffic. The
issuance of building permits should be subject to an approved house
construction phasing plan.
Me!
C O N C E S S I O N
ALI
T _l - I C�I_.j 1- -
ti
'�•` \L.L� �— '�.• —i t_L.LJ.1J a "' � —.fir C._
/ IS
v
O
— — — — — — — rl �, I
y
to
z `" Ire \\
A F- - --
UWE-
kL_JJ�'1
rim a
J L
N o.
r
�I
II
y
q A I
= m
y� I�
__
o i m I
r• H ° II o
m
• �I
�- II
'l6
it —
M
J r-- l$I�rel-- l i
J LI Li L 1J l_
rT1- 1 "rrTr7
C-I ,4H�(iY
'i�II IFIi IiTfL� r�k n T_
fTl rf I I I i-T it
111 L) i�.U'1
�I
a is
ti
n
4 �
VIA <
ofs
A
I L
;.D-Q
597
i ' W I,��•
'O
597
This is
Schedule "A"
to
By —law 96— ,
passed
this day
of
, 1996 A.D.
LOT 13
PROPOSED
501/000 STREET
�c ti
o
N
C)
Z
0
�n
a
w
to
0
Z
0
0
U
55�Z�d
N
® ZONING CHANGE FROM "A" TO "(H)R1"
0 10 20 40
25 20 15 105 0 Clerk
Mayor
BOWMANVILLE
LOT 14 LOT 13 LOT 12