HomeMy WebLinkAboutPSD-014-13 Clarftwn REPORT
PLANNING SERVICES DEPARTMENT
PUBLIC MEETING
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: February 25, 2013 Resolution#: _ lgy - 13By-law#:
Report#: PSD-014-13 File#: COPA 2012-0008, ZBA 2012-0024
Subject: AN APPLICATION TO INCREASE THE LIST OF COMMERCIAL USES
PERMITTED WITHIN EXISTING BUILDINGS ON THE SUBJECT SITE
APPLICANT: EFS INVESTMENTS INC.
RECOMMENDATIONS:
It is respectfully requested that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-014-13 be received;
2. THAT provided there are no significant issues raised at the Public Meeting,
Amendment No. 90 to the Clarington Official Plan submitted by EFS Investments Inc. to
permit additional commercial uses on the subject lands as contained in Attachment 3 to
Report PSD-014-13 be adopted and the By-law adopting the Official Plan Amendment
contained in Attachment 4 to Report PSD-014-13 be passed;
3. THAT the Zoning By-law Amendment application submitted by EFS Investments Inc. be
approved as contained in Attachment 5 to Report PSD-014-13;
4. THAT the Region of Durham Planning Department and Municipal Property Assessment
Corporation be forwarded a copy of this report and Council's decision; and
5. THAT all interested parties listed in Report PSD-014-13 and any delegations be advised
of Council's decision.
Submitted by:
lv�_
Reviewed by:
David rome, MCIP, RPP Franklin Wu,
Directo of Planning Services Chief Administrative Officer
PW/COS/df
13 February 2013
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T 905-623-3379
REPORT NO.: PSD- 014 -13
1.1 Agent:
1.2 Applicant /Owner:
1.3 Proposal:
1.4 Area:
1.5 Location
2. BACKGROUND
MMM Group Limited
EFS Investments Inc.
Page 2
To increase the list of commercial uses permitted within existing
buildings on the subject property.
0.72 Ha
1540 Durham Highway 2, Courtice (Former Hilltop Restaurant)
2.1 On November 19, 2012, MMM Group Limited submitted a Clalington Official Plan
Amendment application and an application to amend Zoning By -law 84 -63, on behalf of
EFS Investments Inc. The reason for these applications is to request permission to
expand the list of permitted commercial uses on this property so that the Owner is
provided with greater flexibility when attempting to lease space within the existing
buildings.
2.2 In February of 1981, Zoning By -law 2111, of the Township of Darlington, was amended
to permit a variety of retail and entertainment uses. In September of 1984, Zoning By-
law 84 -63 took the place of the former Township of Darlington Zoning By -law and many
of the existing land uses were carried forward into the current Zoning By -law. The same
land use rights permitted first in 1981, and then reinforced in 1984, remain in effect on
this property today.
Following the development approvals granted in 1981, the only other development
approval granted for this property was a minor Site Plan approved in 2011 for the
operation of an outdoor patio.
2.3 Over the past several years, the main building on this property has been occupied by a
number of different restaurants. In between each successive tenant, the property has
experienced periods of vacancy. The last restaurant tenant ceased operating from this
site on February 2012 and the property has remained vacant since that time.
2.4 In addition to the commercial uses already permitted on this property, the applications
submitted on behalf of the Owner are seeking permission for the following uses:
• Bank or Financial Office
• Commercial School
• Convenience Store
• Day Nursery
• Dry Cleaning Distribution Centre
• Laundromat
• Medical or Dental Clinic
REPORT NO.: PSD- 014 -13 PAGE 3
• Personal Service Shop
• Professional Office
• Retail Commercial Establishment
• Supermarket
At this time, no new buildings or additions to existing buildings are being proposed.
2.5 In support of this request, the Applicant has submitted the following reports / studies:
• Planning Justification Study;
• Transportation Review; and
• Geotechnical Investigation and Slope Assessment.
2.6 The subject property is located within the Courtice Main Street Secondary Plan
( CMSSP), which was passed by Council on January 28, 2013. Further discussion of
the impact of the CMSSP on the current application is contained in Section 5.2 of
Report PSD- 014 -13.
3. LAND CHARACTERISTICS AND SURROUNDING USES
3.1 The subject property contains three existing buildings and a large surface parking area
(the presence of an enclosed breezeway between the house and the commercial
building does not change the fact that these are separate buildings with the potential to
be occupied by unique and separate uses).
FIGURE 1
View of existing buildings facing northwest
3.2 The surrounding uses are as follows (see Attachment 1 to Report PSD- 014 -13):
North - Black Creek Valley
South - Type "B" Arterial (Highway 2)
Low Density Residential and a Neighbourhood Centre Plaza
East - Low Density Residential and Commercial Converted Dwellings
West - Farewell Creek Valley
O - 0
4. PROVINCIAL POLICY
4.1 Provincial Policy Statement (PPS)
The PPS promotes efficient land use and development patterns while at the same time
ensuring that any development avoids harmful impacts upon both public health and the
environment.
The PPS encourages the use of intensification and redevelopment to broaden the
appropriate mix and range of employment uses.
All of these goals are to be achieved within existing settlement areas and in a manner
which minimizes land consumption and servicing costs. The Applicant's proposed
repurposing of the existing commercial buildings, by extending the list of permitted
commercial uses, will not place an increased burden on municipal infrastructure.
This application conforms with the Provincial Policy Statement.
4.2 Growth Plan for the Greater Golden Horseshoe (Growth Plan)
The Growth Plan requires that population and employment growth be directed to built -
up areas of the community. Built up areas are the lands located inside the Provincially -
defined "Built Boundary". The Built Boundary for the urban areas of Bowmanville,
Courtice, Newcastle and Orono was defined by the Province in 2006. One of the
preferred means of accommodating future growth is through intensification, such as the
introduction of new uses as is being proposed by this application.
This application conforms with the Provincial Growth Plan.
5. OFFICIAL PLANS
5.1 Durham Regional Official Plan
5.1.1 The Durham Regional Official Plan designates this property as "Regional Corridor"
"Regional Corridors" are intended to be developed based on, among other things:
• Compact urban form; and
• A mixture of uses in appropriate locations.
-5.1.2 This proposal conforms with the Durham Regional Official Plan and is exempt from -
approval by the Region of Durham.
5.2 Clarington Official Plan
5.2.1 The Clarington Official Plan designates this property as "Urban Residential" and
"Special Policy Area 'F "'. The "Urban Residential" designation recognizes the historical
and current presence of residential development within the Highway 2 corridor. "Special
Policy Area 'F "' states that properties within the Highway 2 corridor shall be redeveloped
REPORT NO.: PSD- 014 -13 PAGE 5
to higher residential densities than currently exists. Other uses also identified by this
designation include recreation, community facilities, institutional and limited office uses.
Strip retail development is expressly prohibited.
5.2.2 On January 28, 2013, as part of the Official Plan Review process currently underway,
Council approved the Courtice Main Street Secondary Plan (CMSSP). The subject
property is identified as "Commercial Mixed Use" within the CMSSP. While the policy
for the "Commercial Mixed Use" designation generally states that commercial uses shall
only exist as part of a mixed -use building, special designation was granted for the
subject property:
"...the property located at 1540 Durham Highway 2 may be used for retail,
service, office and residential purposes either in a mixed -use building or in a
single use building (Section 5.3.5 Courtice Main Street Secondary Plan)."
5.2.3 Further discussion of the compatibility of each of the requested uses for this site is
contained in Section 11 of Report PSD- 014 -13.
5.2.4 Once the CMSSP is adopted by the Region, a subsequent Zoning By -law Amendment
will be submitted by the Municipality for the entire Courtice Main Street area (including
the subject property) to implement the goals of the CMSSP.
The future Zoning By -law Amendment for the corridor will continue to include all of the
land use permissions granted by this application and will regulate those uses in a form
consistent with the rest of the Courtice Main Street area and the "Commercial Mixed
Use" designation.
6. ZONING BY -LAW
6.1 Currently, Zoning By -law 84 -63 zones the subject lands as "Special Purpose
Commercial (C5) ". The "C5" zone is commonly referred to as a highway commercial
zone since it accommodates a variety of large- format retail (i.e. home improvement
store, furniture and appliance store) and auto - centric uses (i.e. auto dealerships) that
are usually found at high traffic locations such as highway interchanges. No residential
uses are permitted in the "C5" zone.
6.2 Due to the restrictive requirements of the "C5" zone and the incompatibility of applying
the "C5" zone in this area, the Applicant has requested that the zoning for this site be
modified to include additional commercial uses. Specifically, the Applicant has
requested
Retail
• Convenience Store
• Bank or Financial Office
• Retail Commercial Establishment
• Supermarket
REPORT NO.: PSD- 014 -13 PAGE 6
Service
• Commercial School
• Day Nursery
• Dry Cleaning Distribution Centre
• Laundromat
• Personal Service Shop
Professional
• Professional Office
Medical or Dental Clinic
6.3 Further discussion of each of the requested uses is contained in Section 11 of Report
PSD- 014 -13.
7. SUMMARY OF BACKGROUND STUDIES
7.1 Planning Justification Study
7.1.1 It is the Agent's opinion that expanding the list of commercial uses permitted on this site
will not only help the Owner secure stable tenants but also better reflect the planned
character of Courtice. It is the position of the Agent that the clearest way to
accommodate the requests made in these applications is to extend the "Neighbourhood
Centre" designation, currently located at the southeast corner of the intersection of
Highway 2 and Prestonvale Road, to include the subject site.
7.1.2 However, since the drafting of the Agent's Planning Justification Study Official Plan
Amendment 89, for the Courtice Main Street Secondary Plan, has been passed by
Council. Therefore, Planning Staff would note that there is no need for the
redesignation of the subject site to "Neighbourhood Commercial ".
The recommended Official Plan and Zoning By -law Amendments would remain in effect
until final adoption is given to the CMSSP Secondary Plan and an updated Zoning By-
law Amendment is passed for the entire Courtice Main Street area.
7.2 Transportation Review
A comprehensive Traffic Study was deemed by Regional staff to be unnecessary since
the proposed redevelopment is not expected to generate a significant increase in trip
traffic and will continue to utilize the existing access. At the request of the Durham
Regional Works Department, the Applicant provided a review of anticipated impact on
traffic signal operations and queuing at the intersection of Highway 2 and Prestonvale
Road.
The conclusions of the Transportation Review state, that due to the modest increase
anticipated by the redevelopment, traffic mitigation measures are not required at this
time.
REPORT NO.: PSD- 014 -13
7.3 Geotechnical Investigation and Slope Assessment
PAGE 7
Due to the fact that the subject property is located within hazard lands that are regulated
by Central Lake Ontario Conservation Authority (CLOCA) a Geotechnical Investigation
and Slope Assessment was deemed to be required. The results of this study
demonstrate that the proposed expansion of permitted uses, within the existing
buildings, will have no impact on the hazard lands. Prior to the submission of these
applications the Owner worked directly with CLOCA to address all issues identified in
this report.
8. PUBLIC NOTICE AND SUBMISSIONS
8.1 Public notice was given by mail to each landowner within 120 metres of the subject site
and a public meeting notice sign was installed on the property. The public notice was
also posted on the Municipal website and in the Planning Services electronic newsletter.
8.2 At the writing of this report, Staff had received one inquiry from an area business owner
seeking clarification as to the nature of these applications.
9. AGENCY COMMENTS
9.1 Central Lake Ontario Conservation Authority (CLOCA) have advised that they have no
objection to the introduction of additional commercial uses within the existing buildings
on -site. However, in order to acknowledge the information revealed by the
Geotechnical Investigation and Slope Assessment, CLOCA has requested that any part
of the property which is within the erosion hazard area, and does not contain existing
buildings, should be designated and zoned as "Environmental Protection ". This would
include portions of the surface parking lot and vacant lands on the property. The
parking areas accessory to the commercial uses would continue to be permitted within
the hazard lands but no new construction would be permitted in this area of the
property.
10. DEPARTMENTAL COMMENTS
10.1 Emergency Services and the Engineerinq Services Departments
The Emergency Services and the Engineering Services Departments have both
expressed no objection to the proposed applications.
10.2 Finance Department
The Finance Department has confirmed that the taxes on the subject property have
been paid up -to -date.
REPORT NO.: PSD- 014 -13
11. DISCUSSION
PAG E 8
11.1 Based on the historical zoning regulations that apply to this site, along with the recently
approved Courtice Main Street Secondary Plan ( CMSSP), it is Staff's opinion that a re-
evaluation of the permitted uses on this property is both appropriate and necessary.
11.2 Proposed Uses
11.2.1 The Applicant is proposing to broaden the type of commercial tenants that might be
enticed to lease the existing floor space on this site. A comparison of the current and
proposed uses is illustrated in Attachment 2 to Report PSD- 014 -13.
11.2.2 The CMSSP identifies that retail and service are appropriate for properties in the
"Commercial Mixed -Use" designation provided that they are:
• Generally of a convenience nature; and
• Compatible with residential uses or a mixed -use format.
11.2.3 Each of the proposed retail and service uses satisfies the conditions outlined above.
11.2.4 The CMSSP further states that the "Town Centre Commercial" designation shall contain
those retail and service uses which, by their scale and function, are appropriate for a
Town Centre. It is Staff's opinion that when read comprehensively with all of the
policies of the CMSSP a "Supermarket" is not an appropriate use for the subject site
and would be better directed to a property containing a "Town Centre Commercial"
designation.
11.2.5 Professional office uses are permitted within the "Commercial Mixed -Use" designation
and can be readily accommodated within the existing buildings.
11.3 Withdrawn Uses
To meet the direction of the recently approved Secondary Plan, the Owner has
accepted that a number of uses that are currently permitted on this site, which reflect an
inappropriate and outdated form of land use, should be removed. The uses that will no
longer be permitted on this site include:
• Retail sales with outdoor display
• Building Supply Outlet
• Garden and Nursery Sales and Supply
• Motor Vehicle Sales Establishment
11.4 Suitability of Site
11.4.1 The Black Creek and Farwell Creek valley lands separate and create a buffer between
the subject property and the surrounding neighbourhoods to the north and west. Local
residents from the south are separated from the site by Highway 2. While this site is
geographically located along a major arterial near the centre of the urban area, the
physical location of the site, the setback of the buildings within the site and the current
form of development along Highway 2 in this area do not suggest that this site will serve
REPORT NO.: PSD- 014 -13 PAGE 9
as a pedestrian- oriented destination in the near future. Travel to and from this site will
likely remain auto - centric with customers and clients making intentional trips to this site
seeking specific goods or services. This reinforces the point that land uses on this site
should be expanded to offer the greatest possible diversity of use which would draw the
public for intentional shopping or service visits.
11.4.2 The expansion of commercial uses will be the first step to revitalizing this site. Due to
the size and the location of this property, there remains opportunities for the future
introduction of residential uses onto this site, either exclusively or as part of a mixed -use
development. Following the adoption of the Courtice Main Street Secondary Plan the
subsequent Zoning By -law Amendment for this area will provide greater opportunities
for mixed -use development on -site.
11.5 Parking
For the foreseeable future, this site will continue to be accessed mostly by personal
automobiles. The existing 74 parking spaces on this property exceed the 46 parking
spaces required by the Municipality to maintain the "shopping centre" parking space
ratio.
12. CONCLUSION
12.1 With the exception of "Supermarket" each of the proposed uses, requested by the
Applicant, have been found to be: appropriate for the site and surrounding area, of
appropriate scale and in conformity with the goals and objectives of the Courtice Main
Street Secondary Plan.
12.2 The purpose of Report PSD- 014 -13 is to satisfy the requirements for a Public Meeting
under the Planning Act. Provided there are no significant issues raised at the Public
Meeting, and based on the comments in this report, it is recommended that the
proposed Clarington Official Plan Amendment (Attachment 3 to Report PSD- 014 -13)
and Zoning By -law Amendment (Attachment 5 to Report PSD- 014 -13) be approved.
CONFORMITY WITH STRATEGIC PLAN —
The recommendations contained in this report conform to the general intent of the following
priorities of the Strategic Plan:
X Promoting economic development
Maintaining financial stability
Connecting Clarington
Promoting green initiatives
Investing in infrastructure
Showcasing our community
Not in conformity with Strategic Plan
REPORT NO.: PSD- 014 -13 PAGE 10
Staff Contact: Carlos Salazar, Manager, Community Planning and Design
Paul Wirch, Planner II
Attachments:
Attachment 1
- Key Map
Attachment 2
- Land Use Comparison
Attachment 3
- Proposed Official Plan Amendment
Attachment 4
- Clarington Official Plan Amendment Adopting By -law
Attachment 5
- Proposed Zoning By -law Amendment
List of interested parties to be advised of Council's decision:
Ford Wong
Chad John - Baptiste
Mike Qaqish
Attachment 1
To Report PSD- 014 -13
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Attachment 2
To Report PSD- 014 -13
Land Uses
Currently
Permitted
Requested
RETAIL - INTERNAL
Convenience Store
-
X
Limited Retail
- Furniture & appliances
- Beer, liquor and wine outlet
X
-
Retail / Commercial Establishment
-
X
Supermarket
-
X
RETAIL - EXTERNAL
Retail sales with outdoor display
X
-
Building Supply Outlet
X
_
Garden and Nursery Sales and
Supply
X
-
Motor Vehicle Sales Establishment
X
-
RESTAURANTS
Restaurant - All types X X
ENTERTAINMENT
Tavern
X
X
Private Club
X
X
Place of Entertainment
X
X
SERVICES
Bank (Financial Office)
-
X
Second floor offices
X
_
Business, Professional or
Administrative Office
-
X
Commercial School
-
X
Day Nursey
-
X
Dry Cleaning Distribution Centre
-
X
Laundry, Coin - Operated
-
X
Medical or Dental Clinic
-
X
Personal Service Shop
-
X
Veterniarian Clinic
X
X
ACCOMMODATION'
Hotel / Motel X X
OTHER
Place of Worship X X
Attachment 3
To Report PSD- 014 -13
AMENDMENT NO. 90
TO THE MUNICIPALITY OF CLARINGTON OFFICIAL PLAN
PURPOSE: To create an interim exception to the Clarington Official Plan that
will remain in effect until the adoption of the Courtice Main Street
Secondary Plan. The exception will permit an increase to the list of
commercial uses permitted within existing buildings on the subject
property.
LOCATION: 1540 Highway 2, Courtice
Part Lot 33, Concession 2, Former Township of Darlington
Block 11 on Plan M -747
Parts 1 -3 on Plan 10R -1376
BASIS: This amendment is based on the Geotechnical Investigation and
Slope Assessment (May 2012) prepared by V.A. Wood Associates
Limited, the Courtice Main Street Secondary Plan and as further
reviewed by Municipal staff.
ACTUAL
AMENDMENT: The Clarington Official Plan is hereby amended as follows:
11. By adding a new Section 23.14.18 as follows:
Notwithstanding the policies of Section 9 (Residential
Neighbourhoods) and Section 16.8 (Special Policy Area "F"
— King Street Corridor) of the Clarington Official Plan, the
lands located at 1540 Highway 2, Courtice and described by
assessment roll number 1817 -010- 060 - 13367, shall permit
the following uses within the existing buildings on -site:
i) Business, Professional or Administrative Office
ii) Commercial School
iii) Convenience Store
iv) Day Nursery
v) Dry Cleaning Distribution Centre
vi) Eating Establishment
vii) Eating Establishment, Drive -in
viii) Eating Establishment, Take -out
ix) Financial Office
x) Retail / Commercial Establishment
A) Tavern
xii) Private Club
xiii) Place of Entertainment
xiv)
Laundry, Coin - Operated
xv)
Medical or Dental Clinic
xvi)
Personal Service Shop
xvii)
Veterinarian Clinic
xviii)
Hotel
xix)
Motel
xx)
Place of Worship
This exception shall remain in effect until the adoption of the
Courtice Main Street Secondary Plan at which time this
exception will discontinue in favour of the Secondary Plan.
IMPLEMENTATION: The provisions set forth in the Municipality of Clarington Official
Plan, regarding the implementation of the Plan, shall apply in
regard to this Amendment.
INTERPRETATION: The provisions set forth in the Municipality of Clarington Official
Plan, regarding the interpretation of the Plan, shall apply in regard
to this Amendment.
Attachment 4
To Report PSD- 014 -13
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
BY -LAW NO. 2013-
being a By -law to adopt Amendment No. 90 to the Clarington Official Plan
WHEREAS Section 17 (22) of the Planning Act R.S.O. 1990, as amended, authorizes
the Municipality of Clarington to pass by -laws for the adoption or repeal of Official Plans
and Amendments thereto;
AND WHEREAS the Council of the Corporation of the Municipality of Clarington deems
it advisable to amend the Clarington Official Plan to an increase the list of commercial
uses permitted within existing buildings at 1540 Highway 2, Courtice;
NOW THEREFORE BE IT RESOLVED THAT, the Council of the Corporation of the
Municipality of Clarington enacts as follows:
1. That Amendment No. 90 to the Clarington Official Plan being the attached
Explanatory Text is hereby adopted.
2. This By -law shall come into force and take effect on the date of the passing
hereof.
BY -LAW passed in open session this day of , 2013.
Adrian Foster, Mayor
Patti L. Barrie, Municipal Clerk
Attachment 5
CORPORATION OF THE MUNICIPALITY OF CLARINGTON To Report PSD- 014 -13
BY -LAW NO. 2013-
being a By -law to amend By -law 84 -63, the Comprehensive Zoning By -law for
the Corporation of the former Town of Newcastle
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 2012 -0024;
NOW THEREFORE BE IT RESOLVED THAT, the Council of the Corporation of the
Municipality of Clarington enacts as follows:
1
PA
"Section 16.5 SPECIAL EXCEPTIONS — GENERAL COMMERCIAL (C1) ZONE
is hereby amended by adding thereto, the following new Special Exception zone
16.5.35 as follows:
16.5.35 GENERAL COMMERCIAL EXCEPTION (C1 -35) ZONE
Notwithstanding .Section 16.1 b. those lands zoned C1 -35 as shown on the
Schedules to this By -law shall be subject to the following uses and regulations:
a. Permitted Non - Residential Uses
i) Business, Professional or Administrative Office
ii) Commercial School
iii) Convenience Store
iv) Day Nursery
v) Dry Cleaning Distribution Centre
vi) Eating Establishment
vii) Eating Establishment, Take -out
viii) Financial Office
ix) Retail / Commercial Establishment
x) Tavern
xi) Private Club
xii) Place of Entertainment
xiii) Laundry, Coin - Operated
xiv) Medical or Dental Clinic
xv) Personal Service Shop
xvi) Veterinarian Clinic
xvii) Hotel
xiii) Motel
xix) Place of Worship
b. A drive - through facility is not permitted.
C. A portion or all of the required parking for lands zoned C1 -35 may be
accommodated in an abutting EP -2 zone."
"Section 16.5 SPECIAL EXCEPTIONS — GENERAL COMMERCIAL (Cl) ZONE
is hereby amended by adding thereto, the following new Special Exception zone
16.5.36 as follows:
16.5.36 GENERAL COMMERCIAL EXCEPTION (C1 -36) ZONE
Notwithstanding Sections 16.1 a. and 16.1 b. those lands zoned C1 -36 as
shown on the Schedules to this By -law shall be subject to the following uses and
regulations:
a. Permitted Residential Uses — All Residential Uses shall be contained
within buildings and structures which existed as of the date of passing of
this by -law:
i) Dwelling units existing at the date of passing of this by -law; and
ii) Dwelling units as part of a building containing a permitted non-
residential use(s).
b. Permitted Non - Residential Uses — All Non - Residential Uses shall be
contained within buildings and structures which existed as of the date of
passing of this by -law:
i) Business, Professional or Administrative Office
ii) Commercial School
iii) Convenience Store
iv) Day Nursery
v) Dry Cleaning Distribution Centre
vi) Eating Establishment
vii) Eating Establishment, Take -out
viii) Financial Office
ix) Retail / Commercial Establishment
x) Tavern
xi) Private Club
xii) Place of Entertainment
xiii) Laundry, Coin - Operated
xiv) Medical or Dental Clinic
xv) Personal Service Shop
xvi) Veterinarian Clinic
xvii) Hotel
xiii) Motel
xix) Place of Worship
C. A portion or all of the required parking for lands zoned C1 -36 may be
accommodated in an abutting C1 -35 and EP -2 zone.
d. A drive - through facility is not permitted.
e. No additions or expansions to the existing buildings within the lands zoned
C1 -36 zone will be permitted."
3, Schedule "3" to By -law 84 -63, as amended, is hereby further amended by
changing the zone designation from "Special Purpose Commercial (C5) Zone" to
"General Commercial Exception (C1 -35) Zone ", "General Commercial Exception
(C1 -36) Zone ", "Environmental Protection (EP)" and "Environmental Protection
Exception (EP -2)" as illustrated on the attached Schedule "A" hereto.
4. Schedule "A" attached hereto shall form part of this By -law.
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 , 2013.
Adrian Foster, Mayor
Patti L. Barrie, Municipal Clerk
This is Schedule "A" to By -law 2013- ,
passed this day of , 2013 A.D.
REGIONAL HWY 2
Zoning Change From "C5" TO "C1 -35"
Zoning Change From "C5" TO "C1 -36"
Zoning Change From "C5" TO "EP"
® Zoning Change From "C5" TO "EP -2"
Adrian Foster, Mayor
Patti L. Barrie, Municipal Clerk