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Home My WebLink AboutPD-065-00 , .. , , . . Meeting: Date: Report #: Subject: THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON REPORT General Purpose and Administration Committee File # JY:I-~J!;JoYJ tb3 Res. #0I1f- 31() -CO. Monday, July 3, 2000 PD-065-00 File #: ZBA 2000-003 By-law # REZONING APPLICATION APPLICANT: JAMES TREMBLAY AND JOHN TOWN ON BEHALF OF KEN PASRICHA 1587 HIGHWAY 2, COURTICE URBAN AREA FILE NO.: ZBA 2000-003 (X-REF: SPA 2000-002) Reconunendations: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. 2. 3. 4. THAT Report PD-065-00 be received; THAT the application to amend Zoning By-law 84-63, be APPROVED and that the amending by-law, as per Attachment No.4 be forwarded to Council for approval; THAT a copy of this report and Council's decision be forwarded to the Region of Durham Planning Department; and THAT all interested parties listed in this report and any delegations be advised of Council's decision. APPLICATION DETAILS 1. 1.1 1.2 1.3 1.4 1.5 Owner: Ken Pasricha Applicant: James Tremblay and John Town Rezoning: From "Urban Residential Type One (Rl)" to "Urban Residential Exception (R1-51)" Area: 4,537 square metres (1.12 acres) Location: the area subject to the proposal is located at the southeast comer of Highway 2 and Sandringham Drive. The municipal street address is 1587 Highway 2, Courtice. The area is located in Part Lot 32, Concession 2, former Township of Darlington (see Attachment No. I). 622 , 'REPORT PD-06S-00 PAGE 2 ~ 2. BACKGROUND 2.1 On January 18, 2000, the Planning and Development Department received applications to amend Zoning By-law 84-63 and for site plan approval in order to permit the development of a funeral home. 2.2 A public meeting for the rezoning application was held on Monday February 28,2000. A summary of the concerns is provided in Section 5. 2.3 A Traffic Study was submitted in support ofthe application and is summarized below: a) funeral homes typically have afternoon visitations between 2 and 4 p.m. and evening visitations between 7 and 9 p.m.; b) typical procession times are between 9 and 11 a.m. and I and 2 p.m. c) cremation and church services limit processions to approximately 30 to 40 % of all funerals; d) funeral processions will use the Highway 2 access and travel east; and e) the funeral home at the Highway 2/Sandringham Drive intersection will not have any injurious impact on traffic operations and safety. 3. LAND CHARACTERISTICS AND SURROUNDING USES 3.1 The site is currently vacant. The topography of the site is flat. 3.2 The surrounding land uses are as follows: North - Highway 2 and beyond, residential South - residential East residential West - Sandringham Drive and beyond, an auto repair garage 4. OFFICIAL PLAN CONFORMITY Within the Clarington Official Plan, the subject property is designated as Urban Residential Area overlaid by Special Policy Area F. Permitted uses within this designation include medium and high density residential buildings, community facilities, institutional uses and limited office uses. The proposed funeral home is similar in nature to the above uses and would appear to conform to the Official Plan. 5. ZONING BY-LAW COMPLIANCE The subject property is zoned "Urban Residential Type One (R1)" within Comprehensive 623 . 'REPORT PD-065-00 PAGE 3 ~ Zoning By-law 84-63. A funeral services establishment is not a permitted use and hence, this rezoning application. 6. PUBLIC COMMENTS 6.1 Two people spoke in support of the application at the Public Meeting. The main points in support of the application were: . Funeral homes are beautifully kept and landscaped; . This business will enhance Courtice; and . Residents should not have to go outside the area for the provision of funeral services. Five people spoke in opposition to or with concerns for the application. The main points made were: . there is a need for a traffic study and concern about vehicular and pedestrian safety particularly on the Sandringham Drive intersection; . the proposed development could devalue surrounding residential properties; . the use would restrict daily activities; . funeral processions will stop traffic on Highway 2 and create traffic jams; . there is insufficient parking; . there is insufficient sanitary capacity; . the Highway 2 corridor is heavily traveled and that in recent years there have been numerous accidents. Traffic levels can only increase and there may be major disruptions along Highway 2 ifthis proposal is given consideration; . was an environmental impact study done; . was a recent traffic study concerning pedestrian/public safety done; . a funeral home in this heavily residential neighbourhood would create an unsafe environment for any family, especially children; . any entrance or exit along Highway 2 will be a major traffic disruption and Highway 2 lacks clear lighting; . taxes will go up because a funeral home is built across the street creating a need for improved lighting and traffic signals to ensure public safety; . new development should be aesthetically pleasing - there should be no huge funeral home sign or a large bunker-style building or a concrete parking lot; . the site would be lost as green space; . does the proposal involve body storage/preservation and cremation services and if so, how many fridgeslkilns/ovens will be on the premises and concerns about smoke coming from the funeral home; and . will there be enough parking? The applicant/agents Mr. Jamie Tremblay and Mr. John Town, acting for the property owner Mr. Ken Pasricha, spoke in favour of the application. 624 'REPORT PD-065-00 PAGE 4 6.2 A large number of people have either attended the Planning Department, phoned in or provided written comments including residents from the east side of Oshawa. People in support of the application made the following comments: . the funeral home would make little difference to the traffic problems which already exist on Highway 2; . traffic lights at the Highway 2 /Sandringham Drive intersection are needed regardless of this application; . there is a lack of funeral homes in East Oshawa and Courtice. Courtice needs this service and there is no point in having people spend their money for this service in Oshawa; . the location for the funeral home was appropriate, the site was distinctive and easily accessible, People in opposition to or with concerns about the application made the following comments: . what would happen to the extension of Kennedy Drive if the funeral home were approved. One of them also asked about accesses for the property. . there is a need for traffic lights at the Highway 2/Sandringham Drive intersection. 7. AGENCY COMMENTS 7.1 The rezoning application was circulated to VariOUS agencIes and other departments. Hydro One Networks Inc. has no objection to the proposal. Other comments received are as follows. 7.2 The Clarington Public Works Department has no objection to the proposal subject to various conditions. Permission must be obtained from the Region of Durham and the Clarington Public Works Department for the proposed entrances. A complete grading and drainage plan is required and the applicant must enter into a development agreement with the Municipality. A performance guarantee for entrance construction, storm sewer connection and sidewalk restoration is required as is an appropriate cash contribution in lieu of parkland dedication. Various comments and conditions were provided with respect to the site plan. Regarding the traffic impact engineering report, the Clarington Public Works Department has no comment or concern with the report as submitted. 625 'REPORT PD-065-00 PAGE 5 7.3 The Fire Department indicated a fIre hydrant must be within 90 metres of the building perimeter, one (1) parking space at the southeast comer of the property must be eliminated to allow improved turning radius for fIrefIghting equipment and the entrance from Highway 2 is to be a minimum of 6 metres wide (see Attachment No.2). 7.4 The Regional Health Department has no objections to the proposal provided the property is serviced by municipal sanitary sewers and water. 7.5 The Regional Planning Department noted the subject property is designated "Living Area" in the Regional OffIcial Plan and within it lands are predominantly for housing although special purpose commercial uses serving specialized needs on an occasional basis shall be permitted, subject to the inclusion of appropriate provisions and designations in the area municipal official plan. No provincial interests would appear to be affected. Municipal services are available to the subject site, with sanitary just to the south on Sandringham Drive. Access onto Sandringham Drive with a right-in/right-out access onto Highway 2, as shown on a site plan of the property dated April 11, 2000, is acceptable (see Attachment No.2), 7.6 The Regional Works Department has indicated municipal services are available to the site. Frontage and connection charges for both sewer and water on Sandringham are applicable. Services will be provided to the property line by the Region on the basis of actual cost A separate water line for fIre fighting purposes may be required as well as a domestic water line. The Department is aware the Municipality of Clarington is initiating a Corridor Review of Highway 2 between Varcoe Road and Hancock Road in order to define the functionality of the segment Site Plan approval will only be recommended provided a road widening suffIcient to create an 18 metre width from the Highway 2 centreline and a 7 metre by 5 metre daylight (sight) triangle outside the widening at the Highway 2/Sandringham intersection is dedicated, Other site plan application requirements were provided. 626 'REPORT PD-065-00 PAGE 6 The Regional Works Department noted that it is aware the Municipality is initiating a Corridor Review of Highway 2 between Townline and Hancock Roads and that the Municipality has requested the applicant to prepare a traffic impact report for the proposal. Upon reviewing the report, Regional staff offered no objections to the funeral home proposal. As noted in the report, the peak usage of the funeral home will be during the afternoon and evening which does not affect the traditional AM and PM peak hours of Highway 2. It is anticipated that the right-in/right-out, controlled through the use of a trumpet island, will alleviate the traffic impact on Sandringham Drive. Regional staff noted that although there has been mention that the intersection of Sandringham Drive and Highway 2 may require traffic signals at some time in the future, the existing traffic demand does not warrant signalization. Regional staff does not expect the warrant to be met within the next five years. With respect to illumination of the Highway 2 entranceway, if the proponent of the funeral home wishes to illuminate the Highway 2 entranceway, light standards must be located on site and approved through the site plan process. 7.7 The Central Lake Ontario Conservation Authority noted the applicant is to incorporate appropriate stormwater management practices into site design. Comments respecting the revised site plan noted the need for calculations to support the stormwater quantity design proposal, the incorporation of permanent stormwater quality provisions and the submission of a temporary sediment and erosion control plan. 8. COMMENTS 8.1 The subject property is within "Special Policy Area F - King Street Corridor" within the Clarington Official Plan. Special Policy Area F recognizes the lands within it as being predominantly existing residential dwellings situated on larger lots. Special Policy Area F recognizes the redevelopment potential of these lands and the desirability of creating a transit supportive environment along Highway 2 which is a Regional Transit Spine. Special Policy Area F is designated to provide for the intensification of land uses along the King Street corridor. A funeral home would be consistent with the type of limited office development/community facility contemplated for this area. 627 . REPORT PD-065-00 PAGE 7 This proposal has met the intent of the applicable urban design principles of Section 10.3.2 and the site development criteria within Section 10.3.7 of the Clarington Official Plan. It has an attractive architectural fal(ade (see Attachment No.3) and activity areas are on the east side of the building, away from existing residential dwellings. 8.2 In response to the Fire Department comment, the parking area in the southeast comer of the property has been redesigned to allow improved turning radius for firefighting equipment. The Highway 2 access width will be increased to meet their minimum standards as well through the site plan process. 8.3 The necessity of an environmental impact study was raised. The subject property is isolated from all environmental features and such a study is not required. Central Lake Ontario Conservation staff confirmed that such a study is unnecessary. 8.4 A number of concerns were raised pertaining to traffic, street lights and parking. Regional staff in reviewing the traffic impact report offered no objections. Regional staff confirmed that traffic signalization is not warranted at this point in time and further more do not anticipate the warrant will be met within the next five years. The funeral home proponents have confirmed that they will accept the right-in/right-out condition of their entrance and that all funeral processions will commence heading easterly on King Street. The applicant has submitted a site plan containing approximately 10% more parking spaces than required by the Municipality's current zoning by-law. An increase in spaces was proposed to accommodate the anticipated funeral services. 8.5 Concern as to the activities within the funeral home was raised at the public meeting. For clarification purposes, the funeral home is for the temporary storage and preservation (i.e. preparation room for embalming and/or cosmetic application) of human remains. As noted at the "Public Meeting", there cannot be a crematorium or cremation facility on site. A crematorium is only permitted in association with a cemetery operation. Accordingly, the burning of human remains will not occur on site. 628 'REPORT PD-065-00 PAGE 8 8.6 Kennedy Drive currently terminates at the easterly limits of the Pine Ridge Motel property fronting Highway 2. At one time, it was anticipated that Kennedy Drive would be extended to Sandringham Drive. The Official Plan designates these lands for medium and higher density uses. It therefore would see primarily medium or higher density housing blocks in the area. Staff have determined that Kennedy Drive would therefore not be extended much further than its current terminus. Unless the Pine Ridge Motel property re-develops, the extension is unlikely to happen in the near future. Notwithstanding the funeral home proposal, Kennedy Drive, in time could be extended a limited distance to the west terminating east of the funeral home, when the Pine Ridge Motel does re-develop. 8.7 Courtice is a growing community of approximately 20,000 residents with an increasing need for a variety of services. The Clarington Official Plan would permit the establishment of a funeral home at this site. All commenting agencies have offered no objections to the proposal. It is staffs opinion that the proposed development is appropriate, desirable and compatible with the nearby residential areas. 8.8 The Courtice East Highway 2 Corridor Study is being tendered at the present time, Staff have reviewed the impact of approving this development at the present time prior to the study. While this approval does narrow the options which might be considered, it is not considered to be a development which would negatively prejudice the outcome of the study. 9. CONCLUSION It is respectfully recommended that the rezoning application be APPROVED and the by- law adopted as contained in Attachment No.4. Respectfully submitted, Reviewed by, d ~-==-~ Da d rome, M.C.I.P., R.P.P. Director of Planning & Development BR*LDT*DJC*cc June 27,2000 Franklin Wu, M.C.I.P., R.P.P., Chief Administrative Officer 629 . REPORT PD-065-00 PAGE 9 Attachment No.1 Attachment No.2 Attachment No.3 Attachment No.4 Site Location Key Map Site Plan North and West Elevations ofthe Funeral Home Zoning By-law Amendment Interested parties to be notified of Council and Committee's decision: Ken Pasricha 3 Jamieson Crescent WHITBY, Ontario LlR IV2 John and Deborah McLean 2486 Prestonvale Road COURTICE, Ontario LIE I WI Mike and Amanda McKenna 14 Sandringham Drive COURTICE, Ontario. LIE IX4 David and Linda deGelder 411 Gothic Drive OSHA W A, Ontario LI G 7R6 Peter deGelder 53 Lambs Lane BOWMANVILLE, Ontario LlC 3G4 Gary Ravery 14 Stephen Avenue COURTICE, Ontario LIE IZ2 James Gibbons II S trathallan Drive COURTICE, Ontario. LIE lZ2 Paul Clarke 395 Gothic Drive OSHA W A, Ontario LI G 7R6 Mildred Roberts 20 Rockcliffe Street OSHA W A, Ontario LlH 7G6 J. Ferry 4 Kingsway Gate COURTICE, Ontario LIE I YI James Tremblay & John Town 811-31 Wilson Road North OSHA W A, Ontario LIG 7Z5 Gilles Morais 33 Valleycrest Drive COURTICE, Ontario LIE lH7 Laura and Shawn Grace 23 Kennedy Drive COURTICE, Ontario LI E 2H2 G. Peters 164 Eastmount Street OSHA W A, Ontario LI G 6K6 Eric Edwards 78 Short Crescent COURTICE, Ontario LI E 2Z6 Keith Gauthier 602 Down Crescent OSHA W A, Ontario LlH 8K4 63U . REPORT PD-065-00 PAGE 10 Daryl Schofield 5 Mossgrove Court COURTICE, Ontario LIE IP4 Sally Gibbs 11 Soper Creek Drive BOWMANVILLE, Ontario LIC 4G2 Janet B. Fisher 107 Foxhunt Trail COURTICE, Ontario LIE lEI Mr. & Mrs. Ballentine 507 T orrington Crt. Oshawa, Ontario LIG 7L9 Ferdinando Longo 15 Barrington Place COURTICE, Ontario LIE 2K9 Mr. & Mrs. Jack Wilson 344 Labrador Drive Oshawa, Ontario LIH 7E9 Francesco and Elizabetta Longo 1588/1590 Highway 2 COURTICE, Ontario LIE 2R7 Jan Arnold 134 Church Street Stouffville, Ontario L4A 4T8 Phillip Mak 42 Stirling Avenue COURTICE, Ontario LIE IX5 Lynda Brandt 12 Old Cemetery Road Orono, Ontario LOB IMO Jennifer Smith 77 George Reynolds Drive COURTICE, Ontario LI E 2E6 Mr. & Mrs. J. Wegener 1299 SolinaRoad, Courtice, Ontario LIE 2T6 Jane Dyas 68 Sandringham Drive COURTICE, Ontario LIE 1W7 Angelo Mayo 111 Brownstone Cres., Courtice, Ontario LIE2Y3 John Paviciz 1517 Highway No. 2 COURTICE, Ontario LI E 2K2 631 ATTACHMENT '1 _ SUBJECT SITE LOT 32 LOT 31 ~ ---1/ \ /:=] , \ I I I Il CL..U.Ull...-L ,:;,~ D ~l l1 I ~,()< \\JY ~~I ;/ ~~-1i ./ ~ ~ N 7 II"I^<"'D~- I' )"I'T ~- TRAIL -<:,/ -"'~ Lu ~ ~\..----- '-' WUJnsOi' '" ii' \----- ~ VALLlY ~f- \ ~ t=: ~ ~ G4ITE ~f--[j BLACKCREEK TR. ~ ~ ~ I .--Y ~NOSOR ,--..1j' t _ ~ ''->-- ~~ 3 o /' ,<"" f.---....." /" l '" HIGHWAY J1------ ~lj~ !'i ~ -------'11 )..---/ -t= = \~ ~ ~ f \2 l-.-------"- '- =-- ~I t= ~ ~ E:::: ~I Ll-- == 1 \ II J}J'(=:\----- ---.: ~D t= Ol Tl. r;:; ~rt:.~ ~ STIRLING AVEN% ~I-----./ I ~ ~ ~t l ~ 1""1.... r= <<I----- / ~= ~ ) ~ L--------- .... ~\----- I ~ ~ ~ ~ W ~ c - In tT, STRATHAl1AN DRlVEm g ~ t= --1 ~ ...::: I T ni\ \ \ \ \.. lj II \----- ~ ~ \----- <( l--- - 1 [ill \ \ \ L ~ ~ lU\-----lj ~t::: ::;; '" L----- - ~ I-- STEPHEN AVENUE c;:,-I----- ~ f- if--- E~t:::: =~ ~t=I-----./ lIT ~ Iii /... I-----<:~"'__-~ 51t::: . rr L----- -~ I-- '--"""'::j\-----g \ -<5>= e~ , ~L..-- _ \-----1----- DR. EMILY ,J 1-----8 I -li:~ ~~ - " ~ I-- STOWE f........ I;ff-.... f-- 0.. E ",F --,y 12 7---.:t~ ':-I-1fm EL:J1::N?Y - h v r ~./ f= 131-- }..:::(" 1--/;:, SCHOOL '-- ~ == :t r--.:: 'J7TIl v I III ~\----- E ~! IJI I----- \----- r ~71 '4~ffAAtn ..Il0' ~ COURTICE KEY MAP ZBA 2000-003 SPA 2000-002 63c N Z o (f) (f) w U z o u I ,.--- <, ~K ~ 1\ UJ )> z: o ;:0 z C) ::r )> s:: o ;:0 < f'l '," ~ I ~. SRfNlJllI;,llOll u.n sm (1.lIIJlt<<:C(JlI[Iw:;( moss fU1 1flE~ ol8M W<< GROSS WI All[I, BElCM QW:t lW:a::cuPlIN!lOAO VASCAN DESIGN I BUILD ra.{9(5)45b-7UO '..~ i ~ '~.... '~-'lo. '-4-.... -':l:t..... ! "'~.. "'- i "'-~ '../ ~: ~"o;;:. r:.,'". ~IIDOf) __ -'- ... I\,' ~r e 1"";. -- e lla e '~~~ ~ '< . " ~I ~ 0'" ~ ~~T " '........... I .",~ ~ '4~':' ,.., ~U1e so n 1~5~7 so II) 7182 SO n (6&7.2 SO t.I) H.7' 8t75 son (llCt,.9 so III 6178 son (57(.050 III) .. ~"" ---------- _____------~h __ _a,~ ATTACHMENT .2 \1IG\1WA.'I NO. 2 ~ '. '-I.!... ,f!I,oj> 1105H tr,l.'j{N{'IIff) ..~.....w '-1>0 0#1* ~ ,I:r~x&7~Pi""M.>.1rf):j9t~ _ ",,/ 'J~, .. ,~. ~,'" -, ='~... ...... .~Jl- ~,:,:,'::,,~ :;::~ "<9 ':9.1=", ~:~ ...:t,.. ~AS ~ _ J '4~.. ...: SlAJoCCf .....- J: 0'.... ~ - ~ '..~~~~ ~ 0'.... '..~ i ~ I ~, 'In!!' l~' ~ 1)0. ~I .0 ~ PROPOSED FUNERAL ~~ HOME ,~ "i ". ~f b - ,.._~ ~ 1:lUJ~ ~I (, " I ~ o REefS TERcO l 0 1 lOT \ rll.w.uI nK 1:J.4.1~ lll,lISlIlftR. 131.~ U!SfOO1Il1G 1.30.95 \lUl:~ L ~i ~~ ~ :;l! ~. """c~ SlIllJlll) 'v<<-"...-' i:l',-:,,'~ i9or~ $ '. .n. " '~'i Iii I l~; i" - I i ~. . ,- I ' , ~ ,..~1 &f &f 'ODr"- ,. d~ ~ .1)1.11 ~ ~,.x' 1 ,,~ "'" ,- ',- '" .. "" " -~ 0 i \ 113 \ .1).1... 0 'ti- S ,W-~ " t 1H1Jol,l4 '~ , !1'Wf 17 ,~~ , ~ /~ to' 6lrZS'W. [ l'lJI~l ~7_ \~ II C...l -o/.....~ j P LAN """ No, lOM792 C I( -' ~BIO u.,jj,u~r PNll\1l<l;Il(ItIIlfD PAlIklMC AlWUO lNlO!tNl[DHlEA 8)(1 FOR{ACH5S[A1IIIGSI'~lS) .. !l9:!lST(911JSCI.M} lO.JX ~mllANllC[lIOObl.l~ l00I'iARI'OSl-_l.CJ'IIOI1nCJI ml/. 5'l[NlPOSl-~lJ'N[NIfWi' 9':11/. $l(lRIQ:lI(lllIInIlOatl1l!Ol.l00'I'[AII l'OSl-tlV. flllW 10 1; 'I'UI/ I"(:M:~OCV_ ntIt" 70 V. ~CJW:(f'RlMnI.llOOm,*-I:9'(1OIN.LENtlI!14~m) 1tI1/. l'OOII(;JlI(lLIll\OOClf3/lSllS _ """""" FUNERAL HOME .' ~ '..~ ...~ - i , I ~ ~ .... I~ ~ , I~ . . - !e . , <; '-,<< ~ .. , " 1~~~ I '" / :~{i ~ I' - ,- 1fI('>Oo)~o<> O/-t<.~.. 7 -' r- '""" [XlSllNC UM1DlS O/~q PllOPOS[O UfV,4.1(ll1S ~1~U ~=, SITE PLAN IK:/Illl l,~ _18'I':"'5COJ(!lOlWO Dm.:AP!ll1l,2WI "-In: 1 Of I _~ (DO \I L .Z ~~t~- V~../ """'~ ATTACHMENT 113 m' . 0' I i I I : I I .~ , ' NORTH ELEVATION WEST ELEVATION 654 I. ATTACHMENT '4 THE CORPORATION OF THE MUNICIPALITY OF CLARlNGTON BY-LAW NUMBER 2000- _ being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for the Corporation of the former Town of Newcastle . \VHEREAS the Council of the Corporation of the Municipality ofClarington deems it advisable to amend By-law 84-63, as amended, of the Corporation of the former Town of Newcastle to implement ZBA 2000-003. 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 12.4.51 as follows: "12.4.51 URBAN RESIDENTIAL EXCEPTION (R1-51) ZONE Notwithstanding Sections 3.12 a, 3.15 a and 12.1 and those lands zoned "RI-51" on the Schedules to this By-law may, in addition to the other uses permitted in the "Urban Residential Type One (Rt)" Zone, be used for a Funeral Services Establishment and shall be subject to the following zone regulations: a) Front Yard Setback Requirement (minimum) 4.0 metres b) Landscaped Open Space (minimum) 20 percent c) Loading Space Width (minimum) 3.375 metres d) Parking Space Length (minimum) 5.2 metres provided that such a space is perpendicular to a landscaping strip or a sidewalk" 2. Schedule "4" to By-law 84-63 as amended, is hereby further amended by changing the zone designation from: "Urban Residential Type One (Rl)" to "Urban Residential Exception (Rl-51)", as illustrated on the attached Schedule "A" hereto. 3. Schedule "A" attached hereto shall form part ofthis By-law, 4. 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 2000. BY-LAW read a second time this day of BY-LAW read a third time and finally passed this 2000. day of 2000, MAYOR CLERK 6j~ . ' This is Schedule "A" to By-law 2000- , passed this day of .2000 A.D. LOT 32 DURHAM, H<~HW~{97. N64"50 10 E 00 ~ ~ ~ " c:s ~ ~;= ~~ ~Cn ~~ z ill n N 00 ~ o o ill N in ~ z N6S"2S'20"E 57.15 N Z o en en w () z o () I2Z1Z0NING CHANGE FROM "R1" TO"R1-51" Mayor COURTICE LOT 32 b Clerk N Z o (f) (f) w u z o u t