HomeMy WebLinkAboutPSD-046-14 If this information is required in an alternate accessible format, please contact the Municipal
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Gafingffll Report
Planning Services
Meeting: General Purpose And Administration Committee
Date: September 8, 2014 Resolution: C � - � By-law:
Report#: PSD-046-14 File #s: ZBA 2013-0031, C-C 2013-0002
Subject: Applications for Zoning By-law Amendment and Draft Plan of Condominium
to Permit a 79 unit Stacked Townhouse Development in Courtice
Applicant: H & H Properties Inc.
Recommendations:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
a) That Report PSD-046-14 be received;
b) That the application to amend Zoning By-law 84-63 submitted by H & H Properties Inc.
for the development of 79 unit medium density residential development be approved;
c) That the application for Draft Plan of Condominium submitted by H & H Properties Inc.
be supported, subject to the conditions deemed appropriate by the Director of Planning
Services, at such time as Site Plan approval has been issued;
d) That a By-law to remove the (H) Holding Symbol be forwarded to Council for approval at
such time as the applicant has entered into a Site Plan Agreement;
e) That the Region of Durham Planning and Economic Development Department and
Municipal Property Assessment Corporation be forwarded a copy of Report PSD-046-14
and Council's decision; and
f) That all interested parties listed in Report PSD-046-14 and any delegations be advised
of Council's decision.
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Submitted by
Reviewed by: - �
Da ' J. Crome, MCIP, RPP Franklin Wu,
Director of Planning Services Chief Administrative Officer
Municipality of Clarington
Report PSD-046-14 Page 2
Report Overview
Report PSD-046-14 recommends approval of a proposed 79 unit stacked condominium
townhouse project designed with private garages and driveway parking as well as visitor
parking spaces, and common indoor and outdoor amenity areas.
The site is located in the vicinity of Townline Road and Bloor Street in Courtice and in close
proximity to transit. It is an infill site which would contribute towards the Municipality's
intensification target. This development will provide an alternative form of housing in Courtice
rather than the traditional single and semi-detached homes. More diverse housing types
provides for housing choices for various levels of affordability and age.
Application Details
1. Owner/Applicant: H & H Properties Inc.
2. Agent: D. G. Biddle and Associates
3. Proposal: To permit a 79 unit medium density residential development
consisting of 8, two-storey buildings, an indoor clubhouse, 2 outdoor
amenity areas and indoor and outdoor parking.
4. Area: 2.13 hectares
5. Location: Townline Road and Gord Vinson Avenue, Courtice, being Part Lot
35, Concession 2, former Township of Darlington (see Figure 1 on
following page).
Background
6. H & H Properties Inc. submitted a rezoning application and draft Plan of Condominium to
permit a 79 unit medium density residential development consisting of 8 two-storey
stacked townhouse buildings in condominium tenure. Seven buildings will contain 10
units each, 1 building contains 9 units and an indoor clubhouse. Each unit has its own
individual exterior access and indoor parking. There are two outdoor amenity areas in
the centre of the site, a total of 166 resident parking spaces plus 20 visitor parking
spaces. The development proposes a single driveway entrance to the site from Gord
Vinson Avenue and an emergency access to Townline Road. The density for this site is
37.5 units per net residential hectare which is considered medium density by the
provisions of the Clarington Official Plan.
Municipality of Clarington
Report PSD-046-14 Page 3
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Figure 1: Property Location
7. H & H Properties Inc. is the owner of 4.09 hectares of land bounded by Townline Road,
Bloor Street and Gord Vinson Avenue. There are three development components for
these lands (Figure 1 above).
i. The recently approved severances for 6 lots (112 link homes)fronting onto Gord
Vinson Avenue.
ii. The lands subject to this application which would occupy 2.13 hectares in the centre
of the site.
iii. Lands comprising 1.88 hectares which are along the Bloor Street Regional Corridor
and would be subject to a commercial/mixed-use application in the future.
Municipality of Clarington
Report PSD-046-14 Page 4
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Figure 2: Layout for proposed stacked townhouses
Municipality of Clarington
Report PSD-046-14 Page 5
Land Characteristics and Surrounding Uses
8. The subject site is currently vacant and slopes from north-east to south-west. It has
frontage on Gord Vinson Avenue and Townline Road (see Figure 3 below).
NOTICE
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Figure 3: View of site looking east from Townline Road
9. The surrounding uses are as follows:
North - vacant lands owned by the applicant and beyond, urban residential
South - urban residential
East - one single detached dwelling, barns and pasture
West - urban residential in the City of Oshawa
Provincial Policy
Provincial Policy Statement
10. 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.
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. 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.
11. Infrastructure and public service facilities shall be provided in a coordinated, efficient
and cost effective manner. The use of existing infrastructure and public service facilities
should be optimized where feasible before considering developing new infrastructure
and public service facilities.
12. A land use pattern, density and mix of uses should be provided that minimize the length
Municipality of Clarington
Report PSD-046-14 Page 6
and number of vehicle trips and supports the development of viable choices and plans
for public transit.
13. The subject lands are adjacent to the existing built-up area and will make use of existing
infrastructure and public service facilities. The applications are consistent with the 2012
Provincial Policy Statement.
Provincial Growth Plan
14. Urban areas are encouraged to develop as complete communities with 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 definition of a complete
community states that it will meet "people's needs for daily living throughout an entire
lifetime by providing convenient access to an appropriate mix of jobs, local services, a
full range of housing and community infrastructure including affordable housing, schools,
recreation and open space for their residents. Convenient access to public
transportation and options for safe, non-motorized travel is also provided."
15. The subject lands are within the built-up area for Courtice. By 2015 a minimum of 40%
of all residential development occurring annually will be within the built-up area,
measured across the Region of Durham.
Official Plans
Durham Regional Official Plan
16. The Durham Regional Official Plan designates the subject lands as "Living Areas".
Development of communities is permitted with defined boundaries, incorporating the
widest possible variety of housing types, sizes and tenure to provide living
accommodations that address various socio-economic factors. Living Areas shall be
developed in a compact form through higher densities along arterial roads. The Bloor
Street Regional Corridor is generally defined so that it would apply to the third phase of
these lands, this proposal would be complementary.
Clarington Official Plan
17. In the Clarington Official Plan the subject lands are designated as "Urban Residential"
with a Medium Density Symbol. The lands are within the Bayview Neighbourhood, which
has a population allocation of 4500 and a housing unit target of 1625 including 300
medium density units.
18. The Medium Density designation allows a density of 31 to 60 units per net residential
hectare. The predominant form of housing is townhouses, triplex/quadruplex and low
rise apartments to a maximum of 4 storeys. The locational criteria specifies that medium
density developments should generally be located within 100 metres of arterial/collector
road intersections.
Municipality of Clarington
Report PSD-046-14 Page 7
19. Medium and high density residential development will be reviewed on the basis of the
following site development criteria:
• The site is suitable in terms of size and shape to accommodate the proposed density
and building form;
• The proposed development is compatible with the surrounding neighbourhood in
terms of scale, massing, height, siting, setbacks, shadowing, and the location of
parking and amenity areas;
• Adequate on-site parking, lighting, landscaping and amenity areas are provided; and
• The impact of traffic on local streets is minimized.
20. Bloor Street (Regional Road 22) is a Type 'A' Arterial Road and Townline Road is a
Type 'B' Arterial Road. Type 'A' Arterial Roads are designed to move large volumes of
traffic at moderate to high speeds over long distances. Type 'B' Arterial Roads are
designed to move significant volumes of traffic at moderate speeds from one part of the
municipality to another. Arterial Roads shall be designed to provide full continuous
movements, limit private access, provide for public transit, provide sidewalks on both
sides and cycling where possible.
21. The application conforms to the Clarington Official Plan policies.
South-west Courtice Secondary Plan
22. The site is in the South-West Courtice Secondary Plan. Within the Secondary Plan the
lands fronting onto Bloor Street and Townline Road are designated Medium Density
Residential.
23. The goals of the 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 forms to meet evolving needs of current and future residents.
24. The applications conform with the Secondary Plan policies.
Zoning By-law
25. Zoning By-law 84-63 zones the subject lands "Holding- Urban Residential ((H)R1) Type
One". An application for rezoning is required to permit the proposed development.
Summary of Background Studies
Planning Justification Report
26. Prepared by D.G Biddle & Associates, the Planning Justification Report states that the
proposed development will consist of 8 two-storey stacked townhouses in condominium
tenure. The buildings will have high quality appearance which surrounds a central
amenity area with generous landscaping. Each unit will have individual access and
parking.
27. The form of the proposed buildings would be classified as "Medium Density". The
proposed net density is 37.5 units per hectare.
Municipality of Clarington
Report PSD-046-14 Page 8
28. The Report states that the proposal is consistent with Provincial, Regional, and
Municipal planning policies. Supporting documentation, including the Environmental Site
Assessment, Site Servicing and Grading Report, Noise Impact Study, and Traffic Impact
Study conclude that the development will not have a negative impact on the surrounding
natural environment or adjacent land uses. The existing roads are adequate to
accommodate traffic generated by this site. The report concluded that the proposed
condominium, stacked townhouse is appropriate for the site and neighbourhood.
Phase I Environmental Site Assessment
29. A Phase I Environmental Site Assessment was prepared by Geo-logic, dated June
2012. The Environmental Site Assessment included a site inspection and historical
information searches such as air photos, land title search, Ministry of Environment and
other environmental information databases. Based on the information collected no Areas
of Potential Environmental Concern were identified and therefore no further investigation
is warranted.
Traffic Report
30. A Traffic Impact Study was prepared by TranPlan Associates, dated October 2013.
31. The study considered traffic volumes for the 13 single detached dwellings on Gord
Vinson Avenue and the townhouse site.
32. The forecast peak hour trip generation by the proposed development will be 62
inbound/outbound trips in the AM peak hour and 66 inbound/outbound in PM peak hour.
In general, 90% of the vehicular traffic is expected to travel to/from the east on Gord
Vinson Avenue and travel to/from north/south on Townline Road to Bloor Street for east-
west distribution.
33. Traffic volumes were projected to 2019 based on potential growth in the area. The report
concluded that the intersections of Gord Vinson Avenue and Bloor Street and Townline
Road and Bloor Street will maintain a good level of service during the AM and PM peak
hours. The site traffic will add very minor increases to the average intersection volume.
34. The report recommended:
• an Emergency Vehicle Access from the site onto Townline Road;
• a sidewalk on the north side of Gord Vinson Avenue between Townline Road and
eastern limits of the site; and,
• monitoring of future traffic levels on Bloor Street to determine additional capacity
requirements, i.e. Additional lanes and/or signal timing adjustments for east-west
movements during peak hours.
Noise Impact Study
35. A Noise Impact Study was prepared by D.G. Biddle & Associates, dated August 2013.
The study was undertaken to ensure that appropriate abatement measures will be used
to reduce noise levels to Ministry of Environment minimum design criteria for both the
dwellings and the outdoor amenity area.
Municipality of Clarington
Report PSD-046-14 Page 9
36. The source of noise is generated from vehicular traffic on Townline Road and Bloor
Street. Due to the nature of the stacked or apartment style condominium buildings
individual outdoor amenity areas are not provided. To abate noise within the dwelling,
various units must be constructed with forced air heating system and ducting, sized to
accommodate a central air conditioning unit. Warning clauses will be registered on title.
These will be added into the development agreement.
37. The report also recommended various building components and construction materials
to reduce outdoor noise levels.
Public Submissions
38. The statutory Public Meeting was held on January 6th, 2014. No one spoke in opposition
or support of the applications. The majority of the drawings were posted on the
Municipality of Clarington website prior to the Public Meeting and remain on the
Planning Services web page at the present time.
39. Staff have received subsequent emails and phone calls from four individuals.
• One individual is concerned that the development will increase traffic. She also
stated drivers do not obey the stop sign at Gord Vinson Avenue and Fenning Drive.
There are too many townhouses in the area.
• One individual inquired about the timing of construction for the project.
• One individual objects to the proposal but did not provide a basis for the objection.
• One individual expressed concerns with increased traffic and that the condominiums
will have a negative impact on property values.
40. On Thursday December 5, 2013, the applicant hosted an Information Night at the South
Courtice Arena. Notice was provided by the applicant via Facebook to The Courtice
Residents Against High Density as well as in the December 3, 2013 issue of Clarington
This Week. There were seven area residents in attendance. No significant concerns
were raised by those who attended.
Agency Comments
Region of Durham
41. The Region of Durham Planning and Economic Development Department advises that
the subject site is designated "Living Areas". Living Areas shall be used predominantly
for housing purposes. Communities shall be developed to incorporate the widest variety
of housing types, sizes and tenure to provide living accommodation that address various
socio-economic factors. The Regional Official Plan supports intensification and
redeveloping existing areas, particularly along arterial roads. The development is
permitted by the policies of the Regional Official Plan.
42. Under the delegated Provincial Plan responsibilities the Region advises that the Noise
Impact Study is satisfactory. As a condition of approval the noise provisions identified in
the noise report will be implemented through the site plan agreement. The Phase 1
Municipality of Clarington
Report PSD-046-14 Page 10
Environmental Site Assessment reported that there were no areas of potential
environmental concerns identified and that no further site investigation is required.
43. The Regional Works Department advises that municipal services are available from the
existing 200 mm watermain and 200 mm sanitary sewer on Gord Vinson Avenue.
44. Regional staff is satisfied with the Traffic Impact Study as the development does not
have a significant impact on Regional Roads.
45. The developer must ensure that the internal roads are designed to structurally support
the weight of a fully loaded refuse collection vehicle.
Kawartha Pine Ridge District School Board
46. The Kawartha Pine Ridge District School Board advised that three elementary pupils
might be generated by the proposed development and would attend Dr. G.J. McGillivray
Public School (JK to grade 6) and Courtice Intermediate School (grades 7 and 8) and
approximately four secondary pupils that might be generated and attend Courtice
Secondary School (grades 9 to12).
47. The proposed sidewalk on the north side of Gord Vinson Avenue should be extended to
the northwest corner of the westernmost Gord Vinson Avenue/Eastfield Crescent
intersection. This will facilitate pedestrian access to Dr. G.J. McGillivray Public School by
way of the existing crossing location at Bloor Street and Meadowglade Road.
Central Lake Ontario Conservation
48. The Authority advises that there are no natural heritage features or natural hazard
mapped on the property. The stormwater management scheme is acceptable. The
property is not within an area subject to Ontario's Regulation 42/06, therefore, a permit
from Central Lake Ontario Conservation would not be required for development activities
located on the site. Central Lake Ontario Conservation has no objection to the approval
of the rezoning, site plan or condominium applications as proposed.
Other Agencies
49. Enbridge Gas and Bell offered no objection.
Departmental Comments
Emergency and Fire Services
50. The Emergency and Fire Services have no objection to the rezoning application.
Engineering Services
51. The Engineering Services has indicated that the Traffic Impact Study in support of this
application has been reviewed and deemed acceptable to the Municipality of Clarington.
The Functional Servicing Report confirms that existing sanitary and storm sewer
connections (which were installed at the time that Gord Vinson Avenue was
reconstructed) are being utilized. A new domestic and fire waterline service will be
brought in from Gord Vinson Avenue.
Municipality of Clarington
Report PSD-046-14 Page 11
52. A new sidewalk was constructed in 2012 from Eastfield Drive to Fenning Drive on the
north side of Gord Vinson Avenue. A sidewalk from Townline Road to the entrance of
the subject lands was a requirement of a development agreement for the severances
earlier this year. The applicant will be required to complete the connectivity between
those two sidewalks as part of this development.
53. The Site Grading Plan is generally acceptable and conforms to the Conceptual Grading
Plan for the medium density development and the balance of the lands. The Stormwater
Management confirms that these lands will be developed in conformity with the
Robinson Creek Master Drainage Study and that all required infrastructure is in place.
The Site Plan has confirmed that there is sufficient on-site parking for the residents and
visitors.
54. The applicant will be required to provide an appropriate cash contribution in lieu of the
normal parkland dedication. Some of the required parkland dedication for this
development was credited as an over-dedication to the recently draft approved plan of
subdivision, also within the Bayview neighbourhood and abutting Roswell Park.
Discussion
55. The stacked townhouse block, or"Big House" as they are referred by the applicant, is a
concept developed in the United States. Each Big House contains one, two or three
bedroom units with ground floor units as well as walk-ups to a second floor. Each unit is
accessed from an exterior door or through a private garage, thus distinguishing it from
an apartment. The only existing stacked townhouse development in Clarington is
Parkwood Village on Nash Road.
56. The Municipality of Clarington "Amenity Guidelines for Medium and High Density
Residences" requires 4 square metres of outdoor amenity area per dwelling unit. There
is a total of 385 sq. metres of outdoor landscaped amenity space. The two outdoor
amenity areas as well as the indoor clubhouse are consistent with the Municipality's
Amenity Guideline requirements. The two storey buildings are surrounded by landscape
treatments. There are sufficient parking spaces on-site for both residents and visitors in
accordance with the Municipality's Zoning By-law. The laneway side of the buildings will
consist of multiple driveways, garages and doors while the internal or rear side will be
finished similar to a smaller-scale apartment facade.
57. The applicant is preparing to submit applications for the vacant lands abutting the south
side of Bloor Street. Connectivity between the two sites is important, however vehicular
connections are difficult to achieve given the grade. Staff have requested a pedestrian
connection, which consists of a staircase integrated into the landscaped area between
the two sites. The location of a staircase is difficult to place at this time until the proposal
on the adjacent lands is better understood. The applicant will be required to secure for
the stairs through the site plan agreement.
58. The proposed medium density development is located in close proximity to Bloor Street.
This use would be complementary to future uses along the Bloor Street Regional
Corridor. It is consistent with the policies of both Regional and Clarington Official Plan
which encourages medium and high density uses to be located in close proximity to
Municipality of Clarington
Report PSD-046-14 Page 12
corridors where people's needs can be met on a daily basis and public transportation is
readily available. The density remains relatively low for medium density development
because it is an inefficient layout with single-loaded lanes around the perimeter of the
site.
59. The lands are within the built boundary of the Growth Plan. The Growth Plan
encourages intensification in the built-up areas. This proposed development would
facilitate the intensification targets established in the Growth Plan and is therefore
consistent.
60. Complete communities have a variety of housing choices to accommodate its diverse
population base. Traditionally, Courtice's residential development has been
predominantly composed of single and semi-detached homes with a mixture of street
townhouses. While there has been opposition in Courtice to high density housing forms,
a mature community will have more diverse neighbourhoods that provide a range of
housing choices at varying levels of affordability and ages. This development is a
modest step: it is a multi-family development with the appearance of being a mansion
sized home. However, it will likely appeal to the same demographic as other
condominium townhouses.
61. The applicant will be required to enter into a site plan agreement within the Municipality,
wherein all details with respect to the buildings site servicing and landscaping will be
addressed. The Draft Conditions of Condominium will be issued by the Director of
Planning Services once the details of the Site Plan, and the Site Plan Agreement have
been finalized.
Tax Status
62. The Finance Department advises that taxes are paid in full.
Concurrence
63. Not Applicable
Conclusion
64. In consideration of the findings of all supporting studies, comments received from
circulated agencies and area residents, and based on review of the proposal, staff
recommends that the proposed rezoning be supported, the enabling zoning by-law
amendment be approved (Attachment 1) and that the Draft Plan of Condominium be
supported, subject to conditions deemed appropriate by the Director of Planning
Services once the Site Plan has been finalized.
Strategic Plan Application
65. The recommendations contained in Report PSD-046-14 conform to the Strategic Plan.
Staff Contact: Cynthia Strike, Principal Planner, 905-623-3379 ext. 2410 or
cstrike@clarington.net
Municipality of Clarington
Report PSD-046-14 Page 13
Attachments:
Attachment 1 - Zoning by-law Amendment
The following is a list of the interested parties to be notified of Council's decision:
H & H Properties Inc.
Glenn Genge, D.G Biddle &Associates
Beth Gauthier
Ronald & Susan Young
Janice Jones
Prestonvale Heights Neighbourhood Association
Hugh Neill
Pam Guta
Stan Found
Susan Vialva
Jason Riddell
Helena Arnold
Gloria Vieira
Attachment 1 to
Municipality of Clarington Report PSD-046-14
Corporation of the Municipality Of Clarington
By-Law Number 2014-
being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for
the Corporation of the Municipality of Clarington
Whereas the Council of the Corporation of the Municipality of Clarington deems it advisable to
amend By-law 84-63, as amended, the Corporation of the Municipality of Clarington for ZBA
2013-0031;
Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of
Clarington enacts as follows:
1. Section 14.6"Special Exceptions—Urban Residential Type (R3)Zone" is hereby
amended by adding thereto new Special Exceptions as follows:
Section 14.6.25 Urban Residential Exception (R3-25)Zone
Notwithstanding Sections 2, 14.1, 14.2, 14.3 and 14.4 d) and e)those lands zoned R3-
25 on Schedules to this By-law shall only be used for stacked townhouses in
accordance with the following definition and regulations for Link Townhouses.
a. Definition
i) Dwelling, Stacked Townhouse: shall mean one of a group of three or more
dwelling units which are separated vertically and/or horizontally, provided
that each dwelling unit has a separate entrance and fronts on an improved
public street or on a private street.
b. Special Yard Requirements
i) Separation between buildings (minimum) 8 metres
C. Dwelling Unit Area (minimum) 64 square metres
d. Lot Coverage (maximum) 35%
2. Schedule"4"to By-law 84-63 as amended, is hereby further amended by changing the
zone designation from:
"(Holding) Urban Residential Type One (R1)Zone"to"(Holding) Urban Residential
Exception (R3-25)Zone".
3. Schedule"A"attached hereto shall form part of this By-law.
4. This By-law shall come into effect on the date of the passing hereof, subject to the
provisions of Section 34 and 36 of the Planning Act.
By-law passed in open session this_day of_, 20_.
Adrian Foster, Mayor
Anne Greentree, Municipal Clerk
Municipality of Clarington
Report PSD-046-14 Page 15
This is Schedule "A" to By-law 2014- ,
passed this day of , 2014 A.D.
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