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HomeMy WebLinkAboutPSD-054-13 Clarbgton REPORT PLANNING SERVICES DEPARTMENT Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: October 28, 2013 Resolution#: -9°9 1 By-law#: 1 -- Report#: PSD-054-13 File#: 18T-94027 AND ZBA2013-0018 Subject: APPLICATIONS TO AMEND A DRAFT APPROVED PLAN OF SUBDIVISION AND TO AMEND THE ZONING BY-LAW APPLICANT: CLARET INVESTMENTS LIMITED & 1361189 ONTARIO LIMITED RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-054-13 be received; 2. THAT the application for an Amendment to a Draft Approved Plan of Subdivision 18T- 94027 submitted by WDM Consultants on behalf of Claret Investments Limited and 1361189 Ontario Limited be supported subject to conditions as contained in Attachment 1; 3. THAT the Zoning By-law Amendment application submitted by WDM Consultants on behalf of Claret Investments Limited and 1361189 Ontario Limited be approved as contained in Attachment 2; 4. THAT a By-law authorizing the removal of the (H) Holding symbol be approved for lots within a future registration once all provisions contained within the Official Plan with respect to the removal of the (H) Holding Symbol are satisfied; 5. THAT the Durham Regional Planning Department and Municipal Property Assessment Corporation be forwarded a copy of Report PSD-054-13 and Council's decision; and 6. THAT all interested parties listed in Report PSD-054-13 and any delegations be advised of Council's decision. CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T 905-623-3379 REPORT NO.: PSD-054-13 PAGE 2 Submitted b Reviewed by: QV U. Crome, MCIP, RPP Franklin Wu Director, Planning Services Chief Administrative Officer ATS/CP/nl/df 16 October 2013 REPORT NO.: PSD-054-13 PAGE 3 1. APPLICATION DETAILS 1.1 Owner/Applicant: Claret Investments Limited and 1361189 Ontario Limited 1.2 Agent: WDM Consultants 1.3 Proposal: Proposed Amendment to a Draft Approved Plan To adjust the lotting pattern resulting from decreased road widths and removal of the parkette block. The revisions result in an additional 10 residential units. Proposed Zoning By-law Amendment To place lands in appropriate zones reflecting the revisions to the lotting pattern and to amend setback and lot coverage regulations in the entire subdivision, including the registered plan, the draft approved plan and the additional 3.3 metre strip south of Lots 23 and 37. 1.4 Area: Subject to Amendment to Draft Approved Plan: 2.191 hectares Subject to Zoning By-law Amendment: 9.375 hectares. 1.5 Location: North of George Reynolds Drive, east of Courtice Road, being in Part of Lot 28, Concession 3, Former Township of Darlington, Courtice (see Figure 1). 2. BACKGROUND 2.1 In 1994, Courtice Heights Development filed subdivision application 18T-94027 located in the northerly portion of Hancock Neighbourhood in Courtice. It was approved by the Ontario Municipal Board July 28, 1999. 2.2 The original Hancock Neighbourhood Design Plan was approved on September 10, 1998. Over time, many factors prompted the need to review and update the Hancock Neighbourhood Design Plan including: • Identification of Provincially Significant Wetlands by the Ministry of Natural Resources; • Release of Provincial Growth Plans and Regional Official Plan Amendment to implement Provincial Policy (ROPA 128); • Needs of the local school boards; and • Approved alignment of the East Durham Link to Highway 407. 2.3 The Hancock Neighbourhood Design Plan was revised on April 17, 2013 following the approval of Official Plan Amendment No. 80 (PSD-015-13). ;U m 0 0 /V Property Location Map(Courtice) Z 0 /V Courtice Urban Boundary (n 0 Subject 6 Site CA HOLYROD DRIVE 01 . ....... GEORGE RE"NCLDS DRIVE �4 CD Z SKINNER CT rr 1 U) LLI ELMER ADAMS DRIVE C) I GLENMEW 0 Z Cr BROOME- 0 _n N LLI ........*." :Z LLI 0 LET- .BERT HOAR LjkMAV CJ_73 :D VESTMORE ST izz 0 C) Z 0 ELMER ADAMS DRIVE ui >J Q) J}JJJ0 .......... LLI " ZZ IJ- 5 0 Q) Lands Subject to Rezoning Application G Lands Subject to Subdivision Application C3) 5 El Lots Registered as Plan 40M-2496 C) �Irdhmental;P d ,roteion Area),,,)Y-, m ZBA 2013-0018 4 REPORT NO.: PSD-054-13 PAGE 5 2.4 Official Plan Amendment No. 80 to the Clarington Official Plan dealt with amendments impacting the subject plan of subdivision, specifically it: • Eliminated the need for 26 metre collector roads: Firstly, the extension of Harry Gay Drive, north of George Reynolds Drive, a portion of which is now a walking trail and servicing corridor through the wetland, and the remainder, a local road; Secondly, the east-west connection along the top of the subdivision which was originally planned as the Adelaide Avenue extension; and • Adjusted housing and population targets to allow for proposed revisions. 2.5 The Hancock Neighbourhood Design Plan revisions impacted the draft approved plan of subdivision, specifically it: • Amended road widths from 26 metres to 20 metres; • Removed the parkette; and • Adjusted road and lotting pattern. 2.6 Since the amendments, Phase 1 of the subdivision has been registered as Plan 40M- 2496 and construction is underway. The remaining lands require approval of the requested amendments to the draft approved plan and rezoning. The proposed changes are as a result of efficiencies achieved given the reduction in road widths and the removal of the parkette block. The wide/shallow lots on Street A were replaced with traditional depth 12 metre wide singles. The amendments would increase the total number of units from 151 to 161 (see Figure 2). 2.7 The purpose of the rezoning application is to: • Implement the revisions to the lotting pattern; • Rezone a small strip of land (3.3 metres wide) just south of the draft plan of subdivision to be incorporated as exterior side yards to register lots 23 and 27; and • Revise lot coverage and setbacks in the subdivision to allow for greater flexibility. 3. LAND CHARACTERISTICS AND SURROUNDING USES 3.1 The subject lands are currently vacant. A portion of the draft plan of subdivision is now registered as Plan 40M-2496 (see Figure 1). Servicing of the lands and construction of the roads is underway. 3.2 The surrounding uses are as follows: North - Significant Woodlands and Provincially Significant Wetlands South - Dwellings on existing lots of record East - Significant Woodlands and Provincially Significant Wetlands West - Dwellings on existing lots of record REPORT NO.: PSD-054-13 PAGE 6 Figure 2 i ii N,T,SR 1Ji N)T, th n 346m e T , 3( H . J2 4' <..99 _U O g4 v,u95 10(1 ;� - ._6 AREA TABLE ED LL _(.7 ............... to lnl_ 1'(0 _8, _ v, 87 92 M `-W8 '6+ e RHO nW 7^1P. rs .N T"Al a now _. yi h Alt :89 90 UNIT cWM s,m n3 a .._....{ 94 S RLET D •1•••< 1t,FH M1U,1`.'i DII,3i CJ �''� 'V ' __ ',.. x „ x ,; 13L Ck , „ +1 m ,o, ° 1 41 RA KNA c N 4, bo iil 6( c�cl c t c a _ c a c ..'In17,,.... 23 ;.I - t8 - �n;3c BLOCK 116 1,, 34 2E - 1.fl IJ O BLOCK 117 I i '•' FUTURE { a ROAD WIDENING. _...�...._.I...� ',--l7E�ELOPMENF -�` 35 "25 IF20,= i ���� .._ 0.056 HA 1 0.029 HA Pn a 36 " 24 _.._..__.....__...i F i REUSED DRAFT PUW OF PROPOSED SUBDIVISION i PART OF LOT IB,CONCESSIONS \�,, 1 1 \\ ...._._�,1--...._.._ :, Now MUNICIPALITY Of CWtiNGTON •,,�\ ',1 REGIONAL MUNICIPALIY Of DURHAM : i ..............__.........__�.......�_.......\_.__.._..._...._...._ .11.__._..1'\,.' \ 1 BOUSPIELDs INC. 1 1 1\ t�yfly� :,c 4. PROVINCIAL POLICY 4,1 Provincial Policy Statement (PPS) The PPS identifies settlement areas as the focus of growth. Land use patterns shall be based on densities and a mix of land uses that efficiently use land, resources and infrastructure. Energy efficiency and improved air quality is promoted by a compact urban form, a mix of uses and utilization of public transit. Natural features, surface water features and ground water features shall be protected. The applications are consistent with the PPS. 4.2 Provincial Growth Plan The subject lands are within the greenfield area as defined by the provincial Growth Plan. The Growth Plan establishes the target of 50 jobs and residents combined per net hectare in the greenfield area. Both targets are measured across the Region of Durham. The Growth Plan encourages the creation of complete communities that are compact and transit-supportive, offering a diverse mix of land uses, a range and mix of employment and housing types, high quality public open space and easy access to local stores and services. The Growth Plan supports the identification and protection of natural heritage features and areas that complement, link, or enhance natural systems. REPORT NO.: PSD-054-13 PAGE 7 The proposed development, with the 10 additional lots, will result in approximately 52 residents per hectare and conforms to the Growth Plan. 5. OFFICIAL PLANS 5.1 Durham Regional Official Plan The Durham Regional Official Plan designates the lands as "Living Areas". Key Natural Hydrologic and Heritage Features and High Aquifer Vulnerable areas exist in the area. Lands within the "living area" designation shall be used predominantly for housing purposes incorporating the widest possible variety of housing types, sizes, and tenure. Living Areas shall be developed in a compact form through higher densities and by intensifying and redeveloping existing areas, particularly along arterial roads. Key natural heritage and hydrologic features are to be protected. Greenfield areas in the Lake Ontario Shoreline municipalities shall develop at a minimum gross density of 50 persons and jobs combined per hectare. The applications conform to the Durham Regional Official Plan. 5.2 Clarington Official Plan Within the Clarington Official Plan, the subject lands are designated Urban Residential which are predominantly used for housing purposes. Lands are within the Hancock Neighbourhood, which has a current population allocation of 3400 and a housing unit target of 1225. The subject lands are within 120 metres of natural heritage features including watercourses, significant woodlots and provincially significant wetlands as identified on Map C1, Natural Heritage System. The subject site is within the Lake Iroquois Beach. The wetlands are part of the Harmony-Farewell Iroquois Beach Wetland Complex, a Provincially Significant Wetland. Appropriate studies in support of the original draft approval have been previously completed to the satisfaction of the Central Lake Ontario Conservation Authority and the Municipality of Clarington and the OMB. The amendment to Draft Approval and the rezoning will not adjust any boundaries abutting identified natural features, and no further analysis of natural features was required. The Transportation Map identifies Courtice Road as a Type A Arterial Road. All other roads are local roads. The applications conform to the Clarington Official Plan. 6. ZONING BY-LAW 6.1 Zoning By-law 84-63 zones the subject lands a number of urban residential zones; all subject to (H) Holding Symbol. The proposed Zoning By-law Amendment would rezone the lands to allow for the proposed amendment to Draft Approval, and would increase REPORT NO.: PSD-054-13 PAGE 8 permitted lot coverage, and adjust setbacks to match those typically applied in more recent subdivision proposals. 7. PUBLIC SUBMISSIONS 7.1 Prior to the Public Meeting held on September 9, 2013, one individual contacted staff regarding the application with concerns about road widths, drainage/water, and loss of parkland, and another individual had questions with regard to impacts on a neighbouring property. To address questions and concerns, background information was provided on the update to the Hancock Neighbourhood Design Plan and Official Plan Amendment No. 80. 7.2 No members of the public spoke in opposition or in support of the applications at the public meeting. No residents have contacted staff since the public meeting. 8. AGENCY COMMENTS 8.1 Regional Planning Department The Regional Planning Department has no objection to the proposed amendments and has provided conditions of approval to be cleared by the Region prior to registration of the plan. 8.2 Regional Works Department The Region of Durham Works Department notes that municipal services are available to service the additional lots. The developer will be required to enter into a subdivision agreement with the Region for the installation of the water and sanitary sewer services for the additional lots. 8.3 Central Lake Ontario Conservation Authority (CLOCA) CLOCA has no objection to the proposed changes to the lot layout resulting in additional lots or changes to the zoning provisions. 8.4 Other agencies Kawartha Pine Ridge District School Board, Canada Post and Rogers Cable offer no objections. 9. DEPARTMENTAL COMMENTS 9.1 Emergency and Fire Services Emergency and Fire Services has no objection. REPORT NO.: PSD-054-13 PAGE 9 9.2 Engineering Services Engineering Services has no objection to the proposed revisions to the Draft Approved Plan or the Zoning By-law provisions. The department is satisfied with stormwater water management for the development. 9.3 Operations Department The Operations Department has no objection. 10. DISCUSSION 10.1 The principle of the changes to the draft approved plan of subdivision and most elements of the rezoning have been previously established through the approval of Official Plan Amendment No. 80 and the update to the Hancock Neighbourhood Design Plan which took into account the reduction in road widths, removal of the parkette and revisions to the lotting pattern. 10.2 The approved Official Plan Amendment No. 80 and revisions to the Hancock NDP were part of a public process with a Public Meeting held on December 10, 2012 and two (2) Open Houses held on June 14, 2012 and October 10, 2012 to seek input on changes. At the public meeting, for the subject applications, held on September 9, 2013, no members of the public spoke in opposition or in support of the applications. 10.3 The proposed Zoning By-law Amendment would place the lots in the existing R1-74 Zone for the 15.0 metre lots, a new R2-78 Zone for the 12.0 metre lots and a new R1-90 Zone for the 18.0 metre semi/link lots. All zones will provide for setbacks adjacent to the street, as follows: minimum 2.0 metres to porch; 4.0 metres to dwelling; and 6.0 metres to the attached garage. The regulations will allow dwellings and porches to be located closer to the street and prevents attached garages from dominating the streetscape. A reduced interior yard setback of 0.6 metres on one side, and 1.2 metres on the other side, for the 12.0 metre lots would be permitted by the R2-78 Zone. This reduction to the interior side yard setback, together with the lot coverage provisions, is more consistent with recent approvals and provides more flexibility to the builder when siting the various models on lots. Given the grades in the subdivision, a maximum height of the unenclosed porch floor is set at 1.0 metre to prevent many steps at the front of the dwelling. Steps can be incorporated elsewhere in the dwelling, by sinking the front foyer, as an example. Garage projections will vary. Fifty percent of the garages in each zone can project a maximum of 1.25 metres from the front wall of the dwelling. This will ensure a variety of designs and projections along the streetscape. Maximum permitted lot coverage in the newly created zones has been increased to accommodate covered porches, decks and detached accessory structures (garden REPORT NO.: PSD-054-13 PAGE 10 sheds). The increase in lot coverage is supported by a technical review of stormwater management calculations by the consulting engineer. The minimal increase in impervious area is not anticipated to have an adverse impact on the receiving storm drainage system or overland flow routes. 10.4 The proposed amendments to the Zoning By-law regarding lot coverages and setbacks are consistent with the approach taken in other more recently approved subdivisions in Clarington. 10.5 No concerns have been raised by staff or agencies. 10.6 The applicant has provided their concurrence on the amending conditions of draft approval and draft zoning by-law amendment. 10.7 All taxes payable to the Municipality of Clarington have been paid in full. 11. CONCURRENCE — Not Applicable 12. CONCLUSION 12.1 Staff recommend support for amending the conditions of draft approval for draft plan of subdivision 18T-94027 (Attachment 1) and that the draft zoning by-law amendment (Attachment 2) be passed. CONFORMITY WITH STRATEGIC PLAN The recommendations contained in this report conform to the general intent of the following priorities of the Strategic Plan: Promoting economic development X Maintaining financial stability Connecting Clarington Promoting green initiatives Investing in infrastructure Showcasing our community Not in conformity with Strategic Plan Staff Contact: Anne Taylor Scott, Planner II Attachments: Attachment 1 - Proposed Amending Conditions of Draft Approval Attachment 2 - Proposed Zoning By-law Amendment REPORT NO.: PSD-054-13 PAGE 11 List of interested parties to be advised of Council's decision: Claret Investments Limited 1361189 Ontario Limited William Manson, WDM Consultants Pam Callus Pauline White ATTACHMENT 1 TO REPORT PSD-054-13 AMENDMENT TO CONDITIONS OF DRAFT APPROVAL FILE NO.: 18T-94027 DATE: AUGUST 27, 2013 Conditions of draft approval for the subject plan as issued on July 28, 1999 are hereby amended as follows: 1. Condition 1 is deleted and replaced with the following: "The Owner shall have the final plan prepared on the basis of the red-lined revised proposed draft plan of subdivision 18T-94027 prepared by Bousfields Inc. identified as drawing number 9152-5-1 RL, dated April 23, 2013, which illustrates twenty (20) lots having a minimum lot frontage of 15.0 metres for single detached dwellings, twenty-one (21) lots having a minimum lot frontage of 12.0 metres for single detached dwellings, and four (4) lots having a minimum lots frontage of 18.0 metres for semi-detached dwellings, for a total of 49 dwelling units on 2.19 hectares." 2. Condition 16 is deleted and replaced with the following: a) The Owner shall be 100% responsible for the cost of any architectural design guidelines specific to this development, as well as 100% of the cost for the "Control Architect" to review and approve all proposed models and building permits, to the satisfaction of the Director of Planning Services. b) No building permit shall be issued for the construction of any building on any residential lot or block on said plan, until the architectural control guidelines for the development and the exterior architectural design of each building and the location of the building on the lot has been approved by the Municipality of Clarington. c) No residential units shall be offered for sale to the public on said plan until such time architectural control guidelines and the exterior architectural design of each building has been approved by the Director of Planning Services. 3. Condition 22 is amended by deleting ": a) the extension of Street "A" from the north limit of plan 18T-92014 northerly to the south limit of this plan of subdivision; and b) the Owner constructing". 4. Condition 24 is amended by deleting "68L" and replacing with "42". 5. Condition 32 is amended by deleting "22" and replacing with "17" and deleting "The relocation of some lots in this area may be required." 6. Conditions 33, 34, 49 and 50 are amended by deleting "22" and replacing with 17". 7. Condition 45 is amended by deleting "and for the construction of the parkette (Block 125). 8. Condition 52 is deleted and replaced with the following: "The Owner shall agree in the Agreement, to grant to the telecommunication provider any easements that may be required for telecommunication services. Easements may be required subject to final servicing decisions. In the event of any conflict with existing telecommunication facilities or easements, the Owner shall be responsible for the relocation of such facilities or easements." 9. Condition 66 is amended by deleting "Regional Municipality of Durham" and replacing with "Municipality of Clarington". 10. Conditions 9, 23, 27, 29, 31, 66 a) and 66 c) are deleted and all other conditions there after will be renumbered consecutively. 11. Condition 66 b) is amended by deleting "48a), 48b), 48c), 49a), 49b), 49c), 50a) and 50b)" and replacing with "42a), 42b), 42c), 43a), 43b), 43c), 44a) and 44b)". 12. Condition 66 d) is amended by deleting "51, 54, 55, 56, 57, 58, 59, 60, 61, 621 63, 64, and 65" and replacing with 48, 49, 50, 51, 52, 53, 54, 55, 56, 57, 58, and 59". ATTACHMENT TO REPORT PSD-054-13 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 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 2013-0018; NOW THEREFORE BE IT RESOLVED THAT, the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. Section 12.4 "SPECIAL EXCEPTIONS — URBAN RESIDENTIAL TYPE ONE (R1) ZONE" is hereby amended by adding thereto,the following new Special Exception 12.4.90: "12.4.90 URBAN RESIDENTIAL EXCEPTION (R1-90)ZONE Notwithstanding Sections 3.1 j. iv); 12.1; 12.2 a., b., c., d. i), ii), iii),f., h., and i. ii),those lands zoned R1-90 on the Schedules to this By-law shall only be used for semi-detached dwellings and home occupations therein and shall be subject to the following zone provisions: a) Lot area (minimum) 540 square metres b) Lot Frontage (minimum) i) Interior Lot 18 metres ii) Exterior Lot 21 metres c) Yard Requirements (minimum) i) Front Yard 6.0 metres to private garage or carport; 4.0 metres to dwelling; 2.0 metres to porch ii) Exterior Side Yard 6.0 metres to private garage or carport; 4.0 metres to dwelling; 2.0 metres to porch iii) Interior Side Yard 1.2 metres with private garage or carport; 3.0 metres without private garage or carport d) Lot coverage(maximum) i) 1 Storey a) Dwelling 50 percent b)Total of all buildings and structures 55 percent ii) All Other Residential Units a) Dwelling 45 percent b)Total of all buildings and structures 50 percent e) Height(maximum) i) 1 Storey 8.5 metres ii) All other residential 10.5 metres f) Height of floor deck of unenclosed porch above finished grade(maximum) 1.0 metre g) Garage Requirements I) All garage doors shall not be located any closer to the street line than the dwelling's front or exterior wall or covered porch except that 50% of the lots zoned R1-90 may have garage doors project to a maximum of 1.25 metres from the dwelling's front wall or exterior side wall or covered porch. ii) The outside width of the garage shall be a maximum of 40% of the width of the lot." 2. Section 13.4 "SPECIAL EXCEPTIONS — URBAN RESIDENTIAL TYPE TWO (R2) ZONE" is hereby amended by adding thereto,the following new Special Exception 13.4.78: 13.4.78 URBAN RESIDENTIAL EXCEPTION (R2-78)ZONE Notwithstanding Sections 3.1 j. iv); 13.2 a., c. i), ii), iii), e., g., and h., those lands zoned R2-78 on the Schedules to this By-law shall be subject to the following zone provisions: a) Lot area(minimum) 360 square metres b) Yard Requirements (minimum) i) Front Yard 6.0 metres to private garage or carport; 4.0 metres to dwelling; 2.0 metres to porch ii) Exterior Side Yard 6.0 metres to private garage or carport; 4.0 metres to dwelling; 2.0 metres to porch iii) Interior Side Yard with private garage or carport 1.2 metres on one side,0.6 metres on the other side; without private garage or carport,3.0 metres on one side 0.6 metres on the other side d) Lot coverage(maximum) I) 1 Storey a) Dwelling 50 percent b)Total of all buildings and structures 55 percent ii) All Other Residential Units a)Dwelling 45 percent b)Total of all buildings and structures 50 percent e) Height(maximum) i) 1 Storey 8.5 metres ii) All other residential 10.5 metres f) Height of floor deck of unenclosed porch above finished grade (maximum) 1.0 metre g) Garage Requirements i) All garage doors shall not be located any closer to the street line than the dwelling's front or exterior wall or covered porch except that 50% of the lots zoned R2-78 may have garage doors project to a maximum of 1.25 metres from the dwelling's front wall or exterior side wall or covered porch. 3. Schedule "4" to By-law 84-63, as amended, is hereby further amended by changing the zone designation from: "Agricultural (A)Zone"to"Urban Residential Exception (R2-78)Zone"; "Holding — Urban Residential Exception ((H) R1-41) Zone" to "Holding — Urban Residential Exception ((H)R1-90)Zone"; "Holding — Urban Residential Exception ((H) R1-41) Zone" to "Holding — Urban Residential Exception ((H)R2-78)Zone"; "Holding — Urban Residential Exception ((H) R1-41) Zone" to "Urban Residential Exception (R1-90)Zone"; "Holding — Urban Residential Exception ((H) R1-41) Zone" to "Urban Residential Exception (R2-78)Zone"; "Holding—Urban Residential Exception ((H) R2-12)Zone"to"Holding- Urban Residential Exception ((H)R1-74)Zone"; "Holding—Urban Residential Exception ((H) R2-12) Zone"to"Holding - Urban Residential Exception ((H)R2-78)Zone"; "Holding — Urban Residential Exception ((H) R2-12) Zone" to "Urban Residential Exception (R2-78)Zone"; "Holding—Urban Residential Exception ((H) R2-19)Zone"to"Holding- Urban Residential Exception ((H) R1-74)Zone"; "Holding—Urban Residential Exception ((H) R2-20)Zone"to"Holding - Urban Residential Exception ((H)R2-78)Zone"; "Holding — Urban Residential Exception ((H) R2-20) Zone" to "Urban Residential Exception (R2-78)Zone"; "Holding—Urban Residential Exception ((H) R2-21) Zone"to"Holding- Urban Residential Exception ((H) R2-78)Zone"; "Holding—Urban Residential Exception ((H) R2-21)Zone"to"Holding -Urban Residential Exception (R2-78)Zone'; and "Holding — Urban Residential Exception ((H) R2-19) Zone" to "Environmental Protection (EP)Zone". 4. Schedule"A" attached hereto shall form part of this By-law. 5. This By-law shall come into effect on the date of the passing hereof, subject to the provisions of Section 34 of the Planning Act. BY-LAW passed in open session this day of 2013. Adrian Foster, Mayor Patti L. Barrie, Municipal Clerk This is Schedule to By-law 2013- passed day of all MW HOUR • % • AN 1i ■ 1'a■.. ,iiii utlj�'v„/III III III!!:IIIIIIII IIII!!!f �_ ��`a�"' , �\���,,. rlr��iliipQ� ©�� ► l,.lili{IYIC{ilYilYillVita ►�__...� �irr:vac,:u Iltr_ -'�1 Mil"` � %�J�►-•I/`lam 111J11 -n_u=__ "'iau//6(]�Y��I �/ _� �=I!!i0!IiR,!!.i_•`\3!i9l•� _ ____=___ 1111111111\ _ -_Mllnry., �:res!laua t __IIL181111111 -III 1 � _�IANNII"_ � i 1111111•IIIIIII� � ��: �\ III1111111L..P p\\ :11111( •'.- p p111I `\� d.�Y� IIIIII 11 1111 i _ ,�T f.'lllllllllla _ ■ .L9 M Ti■ ::irs�W II�III �pta,taF"?.v ...� it �• A 1111111 � 111111 11.111111• ��1111111111 IIIIII� T