HomeMy WebLinkAboutPSD-011-14 Clarftwn REPORT
PLANNING SERVICES DEPARTMENT
PUBLIC MEETING
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: February 24, 2014 Resolution#: 09-1 "°-/ ° By-law#:
Report#: PSD-011-14 File#: COPA2013-0005, ZBA2013-0036 & SC2013-0004
Subject: APPLICATIONS FOR AN OFFICIAL PLAN AMENDMENT, ZONING BY-LAW
AMENDMENT AND DRAFT PLAN OF SUBDIVISION TO PERMIT THE
DEVELOPMENT OF 82 SINGLE DETACHED DWELLINGS
APPLICANTS:20012544 ONTARIO LIMITED (HALMINEN) & 289143 ONTARIO
LIMITED (FREEDMAN)
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-011-14 be received;
2. THAT the applications to amend the Clarington Official Plan and Zoning By-law 84-63,
submitted by 20012544 Ontario Limited and 289143 Ontario Limited for the
development of Draft Plan of Subdivision S-C-2013-0004 continue to be processed and
that a subsequent report be prepared;
3. THAT all interested parties listed in Report PSD-011-14 and any delegations be advised
of Council's decision.
Submitted by: Reviewed bye..
Davi . Crome, MCIP, RPP Franklin Wu
Director, Planning Services Chief Administrative Officer
TW/CP/df
14 February 2014
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T 905-623-3379
REPORT NO.: PSD-011-14 PAGE 2
1. APPLICATION DETAILS
1.1 Owner: 20012544 Ontario Limited (Halminen) and 289143 Ontario Limited
(Freedman)
1.2 Agent: D.G. Biddle & Associates
1.3 Proposal: Official Plan Amendment
To amend Schedule A-2 to delete the provisions for a Public Elementary
School and a Separate Elementary School in favour of the underlying
"Urban Residential" designation; amend Map A Land Use of the South-
West Courtice Secondary Plan by deleting the provisions for a Public
Elementary School and a Separate Elementary School and replacing them
with Low Density Residential; amend Table 9-2 to increase the Low Density
housing targets, as well as the total for the Bayview Neighbourhood and
Courtice Urban Area; and amend Map H1 Neighbourhood Planning Units
Courtice Urban Area by increasing the population of the Bayview
Neighbourhood.
Proposed Draft Plan of Subdivision
The proposed Draft Plan of Subdivision includes 82 lots for single
detached dwellings, a 0.07 ha Park Block to be added to Rosswell Park.
Zoning
To change the current zoning to permit the development of the proposed
Draft Plan of Subdivision.
1.4 Area: 4.55 ha (11.24 ac)
1.5 Location: The Subject lands are located on the south side of Southfield Avenue,
east of Fenning Drive and west of Rosswell Park.
2. BACKGROUND
2.1 On December 20, 2014, Staff received applications to amend the Clarington Official
Plan and Zoning By-law 84-63 along with an application requesting approval of a Draft
Plan of Subdivision for the development of 82 single detached dwellings.
2.2 The subject lands were previously approved as Public Elementary School and Separate
Elementary School sites within Draft Plan of Subdivisions 18T-89037 and 18T-95023.
Both the Kawartha Pine Ridge District School Board and the Peterborough Victoria
Northumberland Catholic District School Board had determined that the lands would not
be needed to accommodate students within this area of Courtice.
REPORT NO.: PSD-011-14 PAGE 3
2.3 The applicant has submitted a Planning Justification Report, Geotechnical Report,
Phase I Environmental Site Assessment and a Functional Servicing Report in support of
the subject applications.
Figure 1: Site Location
Property Location Map(Courtice)
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3. LAND CHARACTERISTICS AND SURROUNDING USES
3.1 The subject site is currently vacant. A large amount of topsoil was stockpiled on site
from development of earlier phases of the subdivisions. The topsoil is currently being
removed.
3.2 The surrounding uses are as follows:
North - Residential
South - Residential and a Stormwater Management Pond
East - Rosswell Park and Residential
West - Residential
REPORT NO.: PSD-011-14 PAGE 4
View of the Site looking South on Southfield Drive
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4. PROVINCIAL POLICY
4.1 Provincial Policy Statement
4.1.1 The Provincial Policy Statement encourages planning authorities to create healthy
liveable and safe communities by accommodating an appropriate range and mix of
residential, employment, recreational and open space uses to meet long term needs.
4.1.2 Policy related to Settlement Areas, states that new development shall occur adjacent to
built up areas and shall have compact form, a mix of uses and densities that allow for
the efficient use of land, infrastructure and public services.
4.1.3 The Housing Policies state that Planning authorities are required to provide for a range
of housing types and densities with a ten year supply of lands which are designated.
New housing is to be directed to locations where infrastructure and public services are
or will be available. A full range of housing types and densities shall be provided to meet
projected requirements of current and future residents of the regional market area.
4.1.4 Infrastructure and public service facilities shall be provided in a coordinated efficient and
cost effective manner. Planning for these shall be integrated with planning for growth so
that they are available to meet current and projected needs. The use of existing
infrastructure and public service facilities should be optimized where feasible before
considering developing new infrastructure and public service facilities.
REPORT NO.: PSD-011-14 PAGE 5
4.2 Provincial Growth Plan
4.2.1 The Provincial Growth Plan encourages municipalities to manage growth by directing
population growth to settlement areas. Municipalities are encouraged to create
complete communities that offer a mix of land uses, employment and housing options,
high quality open space, and access to stores and services.
Growth is to be accommodated in transit-supportive communities to reduce dependence
on the automobile through the development of mixed use, pedestrian-friendly
environments. Growth shall also be directed to areas that offer municipal water and
wastewater systems. Municipalities should establish an urban open space system within
built up areas.
The subject lands are within the `built-up' area. By 2015, a minimum of 40% of new
development is intended to be directed to the built up area annually, measured across
the Region of Durham.
5. OFFICIAL PLANS
5.1 Durham Regional Official Plan
The Durham Region Official Plan designates the subject lands as Living Areas which
are to be developed to incorporate the widest possible variety of living accommodations
that address various socio-economic factors.
In consideration of development applications in designated Living Areas, regard shall be
had for the intent of this plan to achieve the following:
• A compact urban form;
• The use of good urban design principles;
• The provision of convenient pedestrian access to public transit, educational
facilities and parks;
• A grid pattern of roads;
• The provision and distribution of parks, trails and pathways and educational
facilities;
• The types and capacities of the existing municipal services, infrastructure and the
feasibility of expansion; and
• The balance between energy efficiency and cost.
5.2 Clarington Official Plan
The Clarington Official Plan designates the subject lands as a Public Elementary School
and a Separate Elementary School. The lands are within the South West Courtice
Secondary Plan which also identifies the site of a Public Elementary and Separate
Elementary School.
REPORT NO.: PSD-011-14 PAGE 6
The lands are within the Bayview Neighbourhood, which has a population allocation of
4500 and a housing unit target of 1625, including 1150 low density units. The applicant
is requesting to amend the land use schedules to replace the Public Elementary and
Separate Elementary School symbols with a low density residential designation and to
increase the population allocation to 4750, and increase the low density units to 1250.
The goals of the South-West Courtice Secondary Plan are to provide a residential living
environment that promotes a desirable quality of life and social interaction; and to
provide a broad range of housing to meet evolving needs of current and future
residents.
Southfield Drive and Fenning Drive are both designated as collector roads which serve
to funnel traffic from the subdivision and park out to Bloor Street, Townline Road, and
Prestonvale Road all of which are designated as arterial roads.
The Growth Management policies require new development in established
neighbourhoods to be designed to respect and reinforce the physical character
having regard to the pattern of lots, streets and blocks, the size and configuration of
lots, building types of nearby properties, the height and scale of buildings and the
setback of buildings from the street, rear and side yards.
To become a more sustainable community, the Growth Management policies look to
minimizing the consumption of energy and resources to lessen the impacts of residents
on the natural environment. The Municipality will promote energy efficiency and
conservation in new development. This can be achieved in part, by implementing green
development standards incorporating energy efficiency, water conservation, enhanced
indoor air quality, use of non-toxic and recycled content building products, renewable
energy sources, green roofs, landscaping and tree planting programs and low energy
appliances.
6. ZONING BY-LAW
6.1 Zoning By-law 84-63 zones the subject lands Urban Residential Exception (R1-42) Zone
which only permits a public school as defined in the by-law. A Zoning By-law
amendment will be required in order to implement the proposed amendment to draft
approval.
7. SUMMARY OF BACKGROUND STUDIES
7.1 The Planning Justification Report states that the proposed low density development is a
compatible addition to the existing neighbourhood as it is predominately low-density
single detached.
The existing municipal infrastructure, which includes an adjacent neighbourhood park
and stormwater management pond, will be utilized by the residential development.
Townline Road is a Type B Arterial Road designed to handle high traffic volumes and
will provide efficient access to the future residential use. Traffic from the development is
REPORT NO.: PSD-011-14 PAGE 7
not expected to have any significant impact on the adjacent road infrastructure. Bus
transit and a future GO Train station are located close by.
It is noted that the subject site is well suited for the development of an infill low-density
residential project. It generally complies with Residential Density Standards set out in
Table 9-1 of the Clarington Official Plan. The proposed density is within the 10-30 unit
per net hectare range for the low density category. The location is consistent with the
general location criteria internal to neighbourhoods.
7.2 The Phase I Environmental Site Assessment, prepared by Geo-Logic Inc. concluded
that there are no potential environmental concerns with the subject lands.
8.PUBLIC NOTICE AND SUBMISSIONS
8.1 Public notice was given by mail to each landowner within 120 metres of the subject
property and a public meeting notice was installed on the property in the centre of each
street frontage.
8.2 As of the writing of the report two inquiries on the proposal were received. One was
general in nature. The other expressed concern with the overcrowding of Dr. G.J.
MacGillivray Public School, and the potential increase in traffic in the neighbourhood.
9. AGENCY COMMENTS
9.1 Canada Post, Enbridge and Rogers Cable Communications Inc., have no objections to
the proposal. Standard conditions have been requested for inclusion in the Conditions
of Draft Approval.
9.2 The Central Lake Ontario Conservation Authority generally does not have any
objections to the development of this site as a residential plan of subdivision. They
have also reviewed the applications for Official Plan Amendment and rezoning and offer
no objection to those applications.
It was suggested that opportunities to incorporate Low Impact Development measures
into this subdivision design should be investigated to provide functions such as water
quality treatment and to reduce runoff from the site. Conditions have been provided for
inclusion in the Conditions of Draft Approval.
9.3 The Kawartha Pine Ridge District School Board advised that the proposed subdivision
would generate 21 elementary students and up to 9 secondary students. Students
would attend Dr. G.J. MacGillivray Public School (JK to Grade 6), Courtice Intermediate
School (Grades 7 and 9) and Courtice Secondary School (Grades 9 to 12).
The school board requires public sidewalks for all proposed streets to facilitate
pedestrian access to Dr. G.J. MacGillivray Public School.
REPORT NO.: PSD-011-14 PAGE 8
10. DEPARTMENTAL COMMENTS
10.1 Emergency and Fire Services
No fire safety concerns found on the submitted drawings.
10.2 Engineerinq Services
Clarington Engineering Services advised that prior to final approval of the proposed
draft plan of subdivision the applicant will be required to satisfy the Engineering
Services Department regarding the following concerns and conditions.
The Functional Servicing Report complies with the original stormwater management
scheme for the Robinson Ridge Phase 2 development (when the subject lands were
proposed to be school blocks). The Functional Servicing Report addresses servicing in
this development including the utilization of previously constructed service stubs. The
plan is satisfactory to the Municipality, but must also be approved by the Region of
Durham.
The applicant has submitted a Preliminary Grading Plan. The plan proposes grading on
external lands for which permission must be granted prior to draft approval. Staff
continue to work with the consultant to make minor improvements to the otherwise
satisfactory plan.
The applicant has submitted an on-street parking plan which demonstrates more than
sufficient on-street parking spaces.
The parkland dedication is identified as Block 83. Additional parkland dedication will be
required, and we require that Block 83 be expanded to the north to the satisfaction of
the Director of Engineering Services.
Fencing must be installed adjacent to the existing park and adjacent to the stormwater
management pond to Municipal standard and to the satisfaction of the Director of
Engineering Services.
11. DISCUSSION
11.1 Conformity with provincial, regional and municipal policies will be determined upon
completion of the review of the studies submitted in support of the application by all
relevant departments and agencies.
11.2 The applicant will be required to prepare a Sustainability Plan to address the Growth
Management Policies contained in Section 5A of the Clarington Official Plan. The
Sustainability Plan should consider the protection and enhancement of the natural
environment, energy efficiency, conservation, improved stormwater management, and
REPORT NO.: PSD-011-14 PAGE 9
pedestrian infrastructure. This plan must also address how the pedestrian and bicycle
routes identified on Map A Land Use of the South West Courtice Secondary Plan will be
incorporated into this development.
11.3 Initial review of the parkland dedication provided through the previously approved plans
of subdivision (18T-89037 and 18T-95023), compared with the increase in residential
units indicate that addition parkland contributions are required. Staff will review this
item further with the applicants and their agent.
12. CONCURRENCE — Not Applicable
13. CONCLUSION
13.1 The purpose of this report is to provide background information on the proposed 82 unit
subdivision submitted by 20012544 Ontario Limited (Halminen) & 289143 Ontario
Limited (Freedman) for the Public Meeting under the Planning Act. Staff will continue
processing the application including the preparation of a subsequent report upon
resolution of the identified issues.
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: Tracey Webster, Senior Planner
Attachments:
Attachment 1 - Proposed Official Plan Amendment
Attachment 2 - Proposed Draft Plan
List of interested parties to be advised of Council's decision:
Glenn Genge, D.G. Biddle & Associates Limited
Debbie Allen
Sandy Brittain
ATTACHMENT 1
TO REPORT PSD-011-14
AMENDMENT NO.
TO THE MUNICIPALITY OF CLARINGTON OFFICIAL PLAN
PURPOSE: The purpose of this amendment to the Municipality of Clarington
Official Plan is delete two elementary school sites on Map A2 Land
Use, Courtice Urban Area, within the Bayview Neighbourhood, in
favour of a Residential designation to allow a low density residential
subdivision development. The Durham District School Board and
the Durham Separate School Board have determined that the two
school sites are no longer required. The Amendment also adjusts
the housing and population targets for the Bayview Neighbourhood
and re-designates the lands within the "South West Courtice
Secondary Plan" from "Public Elementary School " and "Separate
Elementary School" to "Low Density Residential".
LOCATION: The subject site is located south of Southfield Avenue and east of
Fenning Drive within the Bayview Neighbourhood of the Courtice
Urban Area. The site is within Blocks 157, 158 and 169 Plan 40M-
2113 and Block 163, Plan 40M-2178 and Part Lot 34, Concession 1
Former Township of Darlington, Municipality of Clarington,
BASIS: This amendment is based on the resolution of the General Purpose
and Administration Committee on with respect to
Official Plan Amendment Application
ACTUAL
AMENDMENT: The Municipality of Clarington Official Plan is hereby amended by:
i) amending Map A2, Land Use, Courtice Urban Area, as
indicated on Exhibit 1 "attached to this amendment as
follows;
a) deleting the "Public Elementary School' and the
"Separate Elementary School" symbols in favour of the
underlying "Urban Residential" designation;
ii) amending Map A Land Use in the "South West Courtice
Secondary Plan", as indicated on Exhibit "2", to redesignate
the two elementary school sites from "Public Elementary
School" and "Separate Elementary School" to "Low Density
Residential";
iii) amending Table 9-2 as indicated by
a) adjusting the housing targets for the Courtice,
Bayview Neighbourhood (N11) Housing Targets as
follows:
Housing Units
Low From "1150" to "1250"
Total From "1625" to "1725" ;
b) adjusting the Total Courtice Housing Units from
Low From "8875" to 8975"
Total From "13220" to "13402"
The appropriate lines of Table 9-2 shall read as follows:
Table 9-2
Housing Targets by Neighbourhoods
Housing Units
Urban Area
Neighbourhoods Low Medium High Intensification Total
Courtice 1250 300 125 50 1725
N11 Bayview
TOTAL 8975 1770 550 2025 13402
iv) By amending Map H1 "Neighbourhood Planning Units —
Courtice Urban Area" as shown on Exhibit "3" to this
amendment by increasing the population for the Bayview
Neighbourhood from 4500 to 4750.
IMPLEMENTATION: The provisions set forth in the Municipality of Clarington Official
Plan, as amended regarding implementation of the Plan shall
apply to this Amendment.
INTERPRETATION: The provisions set forth in the Municipality of Clarington Official
Plan, as amended, regarding the interpretation of the Plan shall
apply to this Amendment.
EXHIBIT"I"
AMENDMENT No. TO THE MUNICIPALITY OF • OFFICIAL
MAP A2: LAND USE, COURTICE URBAN AREA
DELETE OM
PUBLIC
ELEMENTARY
SCHOOL
DELETE
SEPARATE
ELEMENTARY
SCHOOL
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EXHIBIT"2"
AMENDMENT No. TO THE MUNICIPALITY OF CLARINGTON OFFICIAL PLAN
MAP A: LAND USE,SOUTH WEST COURTICE SECONDARY PLAN
LLILLU
/ PLANNING AREA BOUNDARY
BLOOR ST.s :: .i;:;'�/�• Imo" FUTURE URBAN RESIDENTIAL
LOW DENSITY RESIDENTIAL
MEDIUM DENSITY RESIDENTIAL
HIGH DENSITY RESIDENTIAL
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NEIGHBOURHOOD PARK
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REDESIGNATE F F ",'"l�' PROTECTION AREA
FROM: a _ STORM WATER FACILITY
"PUBLIC ELEMENTARY
PUBLIC
SCHOOL" i SECONDARY SCHOOL
PUBLIC
TO: - ®ELEMENTARY SCHOOL
SEPARATE DENSITY RESIDENTIAL" ''•• ----------------=--------- ELEMENTARY SCHOOL
H r Q NEIGHBOURHOOD CENTRE
2 `` ]I w 3�•'::�.;.' • -_-_-.'---'_-�.---- UTILITIES
' ,NP•,••• f R HERITAGE HOUSE
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REDESIGNATE -I t.•:•:•:•;•;•:• I w aRTERIAI aonos TYPE a
FROM: ' - J ARTERIAL ROADS TYPE 8
"SEPARATE ELEMENTARY i i` > —— — ARTERIAL ROADS TYPE C
SCHOOL" > z --------- COLLECTOR ROADS
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TO: F- F LOCAL ROAD ACCESS
"LOW DENSITY RESIDENTIAL" I
, I ; �, INTERSECTION IMPROVEMENT
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EXHIBIT"3"
AMENDMENT No. TO THE MUNICIPALITY OF CLARINGTON OFFICIAL PLAN
MAP H1 NEIGHBOURHOOD PLANNING UNITS COURTICE URBAN AREA
I
1
12 i
FAREWELL
HEIGHTS i
(tr
3 4 N
WORDEN HIGHLAND 6
(3900) (4100) 5 HANCOCK
GLENVIEW (3400)
n 3100
UWMC MElI
YJN6 STREE
1
10 TOWN
DARLINGTON
No CEMRE
04 S i-:
EMILYSfOWE
(6100) AVONDALE
URBAN BOUNDARY
9 (3600)
PENFOUND Q NEIGHBOURHOOD BOUNDARY
(3950)
f (1000) POPULATION
J*) BEE SECTION 17.6
<J 6L001i 6I11Ek7
BAYVIEW 0 270 460 920 1,380 1,840
(4500) Metres
AMEND POPULATION
' FROM 4500 TO 4750
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NEIGHBOURHOOD PLANNING UNITS LAKE ONTARIO
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OFFICIAL PLAN
MUNICIPALITY OF CLARINGTON
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