12 10 2014 2014-OPA-01 & 2014-ZBA-02 (Lover's Harbour Inc.)i4io���ta�ont�
NOTICE OF PUBLIC MEETING
FOR PROPOSED AMENDMENTS TO THE OFFICIAL
PLAN AND ZONING BY-LAW
OF THE TOWNSHIP OF ORO-MEDONTE
2014-OPA-01 & 2014-ZBA-02
(Lover's Harbour Inc.)
TAKE NOTICE that the Council of the Corporation of the Township of Oro-Medonte will hold a Public Meeting
on Wednesday December 10, 2014, at 7:00 p.m. in the Municipal Council Chambers. The purpose of the
Public Meeting is to obtain public comments on proposed Amendments to the Official Plan and the Zoning
By-law, under Sections 17 and 34 of the Planning Act, R.S.O. 1990 c. P. 13.
THE PURPOSE of the proposed Official Plan Amendment is to amend the the Township's Official Plan for a
Site Specific Rural designation to permit lot creation. This Amendment proposes additional wording in
Section C2.3 that would permit the creation of two new residential lots with minimum lot frontage requirements
of 21.0 metres and minimum lot area requirements of 0.13 hectares respectively for the lands shown on the
Site Plan dated June 16, 2014 attached to this Notice, known as 298-302 Shanty Bay Road and legally
described as Plan 1, E Pt Lot 16, W Pt Lot 16, Pt Blk H and RP 51 R-37843, Part 1, and Pt Lots 15 and 16,
Pt Blk H, Township of Oro-Medonte.
THE PURPOSE of the proposed Zoning By-law Amendment would be to permit site specific Residential
and Local Commercial zones specific to the frontage and area requirements proposed for the three
residential lots and site specific setbacks for the Local Commercial zone and would amend the existing
Local Commercial Exception 116 (LC'116) and Residential One (111) Zones as follows:
1. A Residential One Exception (R1'-) Zone to permit three residential lots with minimum lot frontages
of 21.0 metres and minimum lot area of 0.13 hectares;
2. A Local Commercial Exception (LC'116) Zone that would continue to permit the motor vehicle
repair garage and would recognize a minimum rear yard setback requirement of 4.87 metres.
The above -noted Official Plan and Zoning By-law Amendments are proposed in order to accommodate the
re -development of the existing local commercial uses and the development of three residential lots.
A KEY MAP illustrating the location of the subject lands is provided with this Notice.
ANY PERSON may attend the public meeting and/or make written or verbal representation either in support
of, or in opposition to, the proposed Amendments. If a person or public body that files an appeal of a decision
of the Township of Oro-Medonte in respect of the proposed Amendments does not make oral submission at
the Public Meeting, or make written submissions to the Township before the proposed Amendments is
adopted, the Ontario Municipal Board may dismiss all or part of the appeal.
If you wish to be notified of the decision of the Township of Oro-Medonte in respect to the proposed Official
Plan and Zoning By-law Amendments, you must make a written request to the address below.
WRITTEN SUBMISSIONS should be directed to:
Township of Oro-Medonte
148 Line 7 South
P.O. Box 100, Oro, Ontario LOL 2X0
Attn: J. Douglas Irwin, Clerk
ADDITIONAL INFORMATION relating to the proposed Official Plan and Zoning By-law Amendments is
available for inspection between 8:30 a.m. and 4:30 p.m, at the Township of Oro-Medonte Administration
Building. For further information, contact the Planning Department at 705-487-2171.
DATED at the Township of Oro-Medonte this 19th day of November, 2014
Andria Leigh, MCIP, RPP
Director of Development Services
SUBJECT AREA MAP
^ 1
N
O
i
Q
(� ��
V / � _,
m`� o
x �+
r a. a
D p N
Z � O
� N
ca W
"a
b
N
�c
�G71� n
Lake Simcoe Region
conservation authority
A Watershed for life
April 17, 2014
Andria Leigh, MCIP, RPP
Director Development Services
Township of Oro-Medonte
Oro, Ontario
LOL 2X0
Dear Ms. Leigh:
Subject: Official Plan and Zoning By -Law Amendments
File 2014-OPA-01 & 2014-ZBA-02
298-302 Shanty Bay Road
Township of Oro-Medonte, County of Simcoe
Thank -you for circulating the Official Plan and Zoning By -Law amendments to the Lake
Simcoe Region Conservation Authority (LSRCA) for our review. We have reviewed
these applications in the context of the Provincial Policy Statement (PPS) and Lake
-Simcoe Protection-P--Ian-(LSP-P--}.---------------------__------ _-------_- — __ _ _--
Based -on existing-enviro.nmental-mapping-the-subject properties-ar-e-located-outside: -
• Any natural hazard lands such as floodplain
• Any natural heritage features such as wetlands
• Any area governed by Ontario Regulation 179/06
On this basis, the LSRCA has no objection to the approval of these applications.
We note that through the municipal site plan process a storm water management report
will be required to address water quality and quantity controls as per Section 4.8 DP
and 4.9 DP of the LSPP.
Please acfii' e us of any decision on this application.
Si
CharteskF. Bur est MCIP, RPP
Senior P n a ordinator
Copy: Innopative Planning Solutions, Darren Vella
120 Bayview Parkway, Box 282 Tel: 905.895.1281 1,800.465.0437 Web: www.LSRCA.on.ca
Newmarket, Ontario L3Y 4X I Fax: 905.853.5881 ( E -Mail: Info@LSRCA, on. ca
Proud winner of the International Thiess Riverprize Member of Conservation Ontario
c, �� I
County of Simcoe Main Line (705) 726-9300
COUNTY OF Planning Toll Free 1-866-893-9300
S1 COUNTY
1110 Highway 26, Fax (705) 727-4276 PLANNING`
Midhurst, Ontario LOL 1X0 simcoe.ca
March 28, 2014
Andria Leigh
Director of Development Services
Township of Oro-Medonte
148 Line 7S, Box 100
Oro, Ontario LOL 2X0
Dear Ms. Leigh
RE: Proposed Official Plan and Zoning By-law Amendments
Porter & Lover's Harbour Inc.
Part of Lot 1, Concession 1 East Penetanguishene Road
(298, 300, 302 Shanty Bay Road, County Road 20)
Former Township of Oro
Now Township of Oro-Medonte
Thank you for consulting with the County of Simcoe and providing copies of the Applicant's Planning
Justification Report, Hydrogeology and Servicing Feasibility Evaluation, and Functional Servicing Report for
review. The proposed Zoning By-law amendment seeks site-specific setbacks, area and frontage for three
residential lots and a commercial lot proposed to be created. The proposed Official Plan amendment seeks
to redesignate the subject lands from the Township's 'Rural' designation to a 'Rural — Subject to Special
Provisions' designation to permit the creation of two additional residential lots from one existing residential
lot and one existing commercial lot.
The subject property is designated Rural and is therefore subject to the Rural and General policies of the
Simcoe County Official Plan (SCOP). County Official Plan policies 3.6.7 and 3.6.11 permit lots created by
consent, however County Official Plan policy 4.8.2.5 restricts entrances from a County Road to residential
lots created after June 30, 1996, except in accordance with County of Simcoe By-law 5544. Section 2.5.2 of
the County Entrance By-law No. 5544 states, "New entrances shall not be permitted to individual lots
created on County Roads following June 30, 1996, except in urban settlement areas designated in Official
Plans". The subject lands are not within a settlement area designated in the Township's Official Plan.
The County in a letter dated April 26, 2010 provided similar comments regarding a proposed consent
application on the subject lands. The County's by-law further states in section 2.5.3, "Where a subdivision
or individual lot fronts on both a County Road and a Local Road, the entrance will be from the Local Road,
where feasible". Lots created as a result of the proposed Zoning By-law and Official Plan Amendments
should have frontage on the local road (Colborne Street).
Although the current properties have multiple access points onto the County Road, County Entrance By-law
5544 states, "One legally existing entrance to each lot of record at the time of the passage of this by-law will
be permitted". Furthermore County Official Plan policy 4.8.2.6 states "The existence of multiple entrances to
a parcel of land does not imply that additional lots can be created".
PLD -003-001
County staff therefore advise lot creation on County Road 20 cannot be supported and encourage the
Applicant consider an alternative lot configuration for the subject lands as the proposal is contrary to the
roads policies of the County Official Plan and the requirements of the County Entrance By-law 5544.
The Applicant should also be made aware the County would request the dedication of land for road widening
purposes as a condition of lot creation adjacent to a County road. In addition, please note the County
Setback By-law No. 5604 states, "No person shall locate, install or rebuild any building or structure within 15
metres form the Highway". Structures include septic systems and garages. Any new structures must be
located 15 metres back from the County right-of-way. Further consultation with the County regarding site
plan and road widening requirements is encouraged.
If you require any further information, please do not hesitate to contact me, rachelle.hamelin@simcoe.ca or
726-9300, ext.1315 or Paul Murphy, paul.murphy@simcoe.ca, ext. 1371.
Sincerely,
The Corporation of the County of Simcoe
ealvtvz,�_
Rachelle Hamelin
Planner III
cc. Bruce Hoppe, Manager of Development Planning
Paul Murphy, Engineering and Planning Technician
------Darren-Vella, Innovative -Planning -Solutions ---
December 5, 2014
Douglas Irwin, Clerk
Township of Oro-Medonte
148 Line 7 South
P.O. Box 100
Oro, Ontario LOL 2X0
Dear Mr. Irwin,
(By Email Only)
RE: Proposed Amendments to the Official Plan and Zoning By-law
Township File Nos. 2014-OPA-01 and 2014-ZBA-02
Lover's Harbour Inc.
298-302 Shanty Bay Road
Thank you for circulating the County of Simcoe regarding the above -noted applications. County staff
--
-have-reviewed -the-applications -in- conjunction -with previously --submitted materials- and-provide-the-
following
provide- the -following comments. The proposed Official Plan amendment seeks to redesignate the subject lands
---- -from-the-T-ownship'-s 'Rural' -designation- -to a 'Rural ---Subject to Special -Provisions' -designation to -permit - -
the creation of two (2) additional residential lots on the subject lands, for a total of four (4) residential lots
and one (1) commercial lot on the subject lands. The proposed Zoning By-law amendment seeks site-
specific setbacks, area and frontage for three residential lots and site specific setbacks for the commercial
lot. It is noted that the above amendments to the Official Plan and Zoning By-law are to accommodate
the redevelopment of an existing commercial use and the development of three residential lots.
County Transportation and Engineering staff have reviewed the above noted applications and are
generally satisfied with the proposed conceptual site pian. It is noted that no new entrances onto County
Road 20 will be created as a result of this plan. Staff would appreciate an opportunity to review and
comment on the site plan control application for the subject land when it is submitted. Through this
process, the County may request that the applicant complete the following prior to site plan approval:
1. The applicant shall transfer to the Corporation of the County of Simcoe ("County"), at no
cost, a feesimple, unencumbered interest in the following:
• A road allowance widening along the entire frontage of the subject property
adjacent to County Road 20 to provide a 15.25 metre right-of-way from the centre
line of County Road 20.
• A daylight (sight) triangle measuring 15 metres east -west x 15 metres north
south at the north-west comer of the property adjacent to County Road 20 and
Colbome Street.
PLD -003-001
�A
co�UN" o , ` ""
County of Simcoe
Planning
Main Une (705) 726-9300
Toll Free 1-866-893-9300
IMC26,
OE
Fax X1276 PLANNING
',
Midhurst Ontario LOL 1X0
s mcoa.ca
-,.�•--
December 5, 2014
Douglas Irwin, Clerk
Township of Oro-Medonte
148 Line 7 South
P.O. Box 100
Oro, Ontario LOL 2X0
Dear Mr. Irwin,
(By Email Only)
RE: Proposed Amendments to the Official Plan and Zoning By-law
Township File Nos. 2014-OPA-01 and 2014-ZBA-02
Lover's Harbour Inc.
298-302 Shanty Bay Road
Thank you for circulating the County of Simcoe regarding the above -noted applications. County staff
--
-have-reviewed -the-applications -in- conjunction -with previously --submitted materials- and-provide-the-
following
provide- the -following comments. The proposed Official Plan amendment seeks to redesignate the subject lands
---- -from-the-T-ownship'-s 'Rural' -designation- -to a 'Rural ---Subject to Special -Provisions' -designation to -permit - -
the creation of two (2) additional residential lots on the subject lands, for a total of four (4) residential lots
and one (1) commercial lot on the subject lands. The proposed Zoning By-law amendment seeks site-
specific setbacks, area and frontage for three residential lots and site specific setbacks for the commercial
lot. It is noted that the above amendments to the Official Plan and Zoning By-law are to accommodate
the redevelopment of an existing commercial use and the development of three residential lots.
County Transportation and Engineering staff have reviewed the above noted applications and are
generally satisfied with the proposed conceptual site pian. It is noted that no new entrances onto County
Road 20 will be created as a result of this plan. Staff would appreciate an opportunity to review and
comment on the site plan control application for the subject land when it is submitted. Through this
process, the County may request that the applicant complete the following prior to site plan approval:
1. The applicant shall transfer to the Corporation of the County of Simcoe ("County"), at no
cost, a feesimple, unencumbered interest in the following:
• A road allowance widening along the entire frontage of the subject property
adjacent to County Road 20 to provide a 15.25 metre right-of-way from the centre
line of County Road 20.
• A daylight (sight) triangle measuring 15 metres east -west x 15 metres north
south at the north-west comer of the property adjacent to County Road 20 and
Colbome Street.
PLD -003-001
The applicant shall submit to the satisfaction of the County's Transportation and
Engineering Department a preliminary reference plan (1 copy and 1 electronic copy) which
sets out the road widening and daylight (sight) triangle to be transferred to the County.
Upon approval, the County will instruct the surveyor to deposit the reference plan in the
Land Registry Office for Simcoe County and request the surveyor provide the County with
1 copy and 1 electronic copy of the deposited reference plan.
All costs associated with the land transfer, including costs relating to surveying, legal fees,
and disbursements, agreements, HST, etc. shall be fully borne by the applicant. The
applicant shall employ a Solicitor, entitled to practice law in Canada, being a member of
the Law Society of Upper Canada to facilitate the transfer of the real property and in effect
represent both parties in the subject transaction, at no cost to the Corporation of the
County of Simcoe. The Solicitor shall carry transfer insurance that will indemnify the
transfer. The applicant must contact the County for detailed transfer specifications.
Prior to stamping of the deed by the Township of Oro-Medonte the Applicant shall obtain
written clearance from the County for the above -noted condition.
The County of Simcoe is requesting the road widening and daylight (sight) triangle
pursuant to section 53(12) of the Planning Act and such land will form part of the highway
to the extent of the designated widening in accordance with section 31(6) of the Municipal
-- - - - - Act, 2001: _The widening of -County -Road -20 and -the -daylight -(sight) -triangle are -required -
pursuant to the County's standards for the construction and is consistent with proper
safety standards.
2. The County of Simcoe Entrance By-law No. 5544 regulates the construction, alteration or
change in the use of any private or public entranceway, gate or other structure or facility
that permits access to a County road. The Applicant will be required to apply for an
Entrance Permit for each entrance onto County Road 20 as a condition of the County's
approval.
3. The County of Simcoe Setback By-law No. 5604 regulates the location of buildings and
other structures within 45 metres of lands adjacent to County Roads. Any new buildings
and other structures must be located 15 metres from any requested road allowance
widening. Structures include; wells; septic systems and fields; retaining walls; etc. A
variance must be requested for any structures closer than 15 metres.
If you require any further information, please do not hesitate to contact me at 705-726-9300, ext. 1360 or
Dan. Kingsbur Simcoe.ca.
Sincerely,
The Corporation of the County of Simcoe
a r ~
Dan Kingsbury, M , RPP
Planner 11
CC. Cameron Sellers, Innovative Planning Solutions (By Email Only)
Andria Leigh, Township of Oro-Medonte (By Email Only)
Derek Wltlib, Township of Oro-Medonte (By Email Only)
Rachelle Hamelin, County of Simcoe (By Email Only)
Paul Murphy, County of Simcoe (By Email Only)
Information on Kelly's Auto Body in Barrie, ON L4M 1E6 - (705) 728-7700 Page 1 of 2
Pages ca
Kelly's Auto Body Information & Reviews - Barrie, ON L4M 1E6
Kelly's Auto Body
Trouvez des diens sur Google.
Rejoignez Google Mon Entreprise.
300 Shanty Bay Rd
Barrie, Ontario L4M 1E6
Phone: (705) 728-7700
Fax Number: n/a
�O ►� 31t G1 Search
1
You may want to review the products and
services of other companies in Barrie, Ontario,
besides Kelly's Auto Body. We do provide
information, reviews and ratings, maps and
driving directions on other Barrie Body Shops
companies and businesses that service the
Barrie area. When making decisions please
consider the pricing options.
Up to $7000 off / o% 96 Mths Other Services in Barrie, Ontario
- --—Or-illia Hyundai is -the -smart ------- -- ----- ---
choice
Business Hours: n/a
Categories
Location of Kelly's Auto Body
DEC p-lU�4 1
c;ro;
http://www.zipperpages.ca/Kelly_s Auto Body-of-Barrie_O`N/6601288.ht... 27/11/2014
General Outline of our
300 Shanty Bay Road
DEC a 2014
T Oa`;'c3l-- P t
The applicant is requesting a zoning change to allow a multi-million $ residential
development proposal. We support the residential portion but object to the
commercial and continued use of the body shop/garage as follows:
1. The application is not conforming to the Lake Simcoe Protection Act ... new
policy 1.2.6.1, Oro-Medonte land use bylaws, and the Ministry of
Environment regulations
2. The site has previous safety issues with the Fire Department and Ministry of
Environment,
I The site has a previous and ongoing use an auto body and paint shop
- -4-----The-site-parking-is-congested-and-encroaching-on-to-busy-Shanty-Bay-Rd- --
and does not comply with street set -backs, Oro-Medonte parking bylaws
5. Consider that recreational trails and school buses stop at the corner of
Colborne and Shanty Bay Rd.: Safety is an issue, with traffic and people.
There was a fatal accident near the site a few years ago.
6. Apartments above the body shop are not retrofitted or safe for the
occupants and also require parking, causing congestion at that site.
7. Apartments do not meet Oro-Medonte bylaws for mixed
commercial/industrial residential use
8. The site has an illegal paint exhaust stack and paint booth
9. The applicant seeks to register antiquated zoning without conforming to
the Lake Simcoe Protection Act which protects all of us, the environment.
10. Since this is Watershed lands, the applicant must meet the proper criteria
for operating this type of hazardous business.
11. No site inspection has been done by the town and no Level 2
Environmental Survey has been offered by the applicant.
12. Since this land was used as an auto body and paint shop for over 50 years,
we are concerned that the land and the building are contaminated.
13. The culverts for industrial water run off, and drainage from older septic
systems run directly into Lake Simcoe via Colborne St.
14. The applicant is asking for new residential lots, without addressing the
parking and vehicle congestion that they will create in the future.
15. The grandfather zoning of the body shop does not conform to the essence
of the neighbourhood being waterfront residential and recreational.
The undersigned agree that additional consultation and evidence of land use
planning is required before any request for rezoning can be considered.
N_a.me Addr_e_ss
4:- 6s glfoelelc % �IZlwt-�-
6. OX&m- "S
A a Or
t 5 Leo tiO� iyl cc UL &-Q,
10.
Re: 2014-OPA-01 & 2014-ZBA-02 Proposed Zoning Ammendments
We are a group of concerned citizens who live in the area and enjoy the quiet
nature of the neighbourhood as a residential and recreational area. This area is
part of the Lake Simcoe Waterfront Protection Planning Act, and is part of the
watershed zoning for this area. This watershed area extends from Baycrest to
Penetanguishene Rd and past Colbourne St.
300 Shanty Bay Road
About the mid -1950's Mr. Graves built the shop and created Graves Auto Body
where he operated a paint and body shop for about 40 years. Since his
retirement various other businesses have leased and operated painting and body
shop activities from the same location.
Several years ago the lands were sold. The new owner is asking the town and
residents of the area -if-Ke—can -Kave-the privilege to request additional -zoning-- ----
rights o_n these lands: to allow additional residential lots for development and the
expansion of zoning for the body shop.
The continued operation of the body shop/garage is not compatible with the
residential rezoning. The shop is a dinosaur containing contaminants from 60
years of operation. The surrounding lands may also be contaminated with lead
and chromium, two nasty components used in paint back then. Above the body
shop are two apartments for which the combined mixed use of industrial and
residential is not legal, and is dangerous to the occupants.
The Ministry of the Environment and the Fire Department have both been
involved in the past regarding this property.
Our main concern is the local commercial expansion and rezoning of a R1 to a
LC116 with a rear yard setback of a minimum of 4.87 metres(to allow another
residential lot) and to permit three residential NEW lots with minimum lot
frontages of 21.0 metres. As neighbours, we are very concerned about the lack of
planning and site approval for this zoning. Parking space is a concern, since the
garage on the lot contains several apartments above it, that need parking, and
then a garage space with added vehicles and traffic in and out of the lot. The
driveway does not meet the Oro- Medonte bylaws. There is definitely not enough
parking to accommodate this type of activity and this business. The driveway
encroaches to the busy Shanty Bay Rd now, (see survey) and creates problems.
There is storage now, with boats and trailers, and believe this could be another
problem in the future, with traffic and more storage. We understand the request
for new residential lots, but are concerned with the continued industrial use of
the property. The applicant should look at the parking that now exists and also,
across the street is the waterfront trail, which is very busy in the warmer months.
A few years ago the properties were sold just after the first owner was in dispute
with the Ministry of Environment, and the fire marshall, since the paint shop and
booth were not in compliance with the fire regulations, and the safety to the
tenants with the apartments upstairs. The vent stack and paint booth are both
illegal now and do not conform to MOE standards, as well as fit into a communit}
of recreation and residential use.
After the recent sale, the paint shop and vehicle body repair was continued. This
was never a vehicle repair shop, but a paint and body work shop. There were a
few complaints from neighbours, as to the noise, the smell and fumes omitting
from the paints and vent stacks, the lack of compliance with the Ministry of
Environment and Lake Simcoe Conservation, Lake Simcoe Waterfront Protection
Act and lack of safety with the apartments as they are not retrofitted. This is a
very busy area, with school buses back and forth and actually stop at the corner
of Colbourne and Shanty Bay Rd on both north and south sides of Shanty Bay Rd.
There is also a recreational trail across the street from this garage site, and
parking is very limited on this driveway. In fact, that parking lot is encroaching on
the already busy Shanty Bay Rd. SEE Survey..
With all the new construction on Barrie Terrace, the corner of Shanty bay Rd and
Colbourne has become very difficult, with construction trucks, buses and bikes
from the trails
Safety is also a great concern as there was a fatal accident that occurred shortly
after, leaving one person dead. The parking lot is very small and many cars would
back up onto busy Shanty Bay Rd, holding up traffic, while they juggle cars in and
out of the lot.
The existing building contains an illegal paint booth and stack, both which are not
licenced. The area surrounding this building is environment sensitive with the
lake and trail access directly in front of the this building/ garage. There are also
several apartments above the existing garage and no sprinkler system was ever
installed. See Oro Medonte Bylaws below
Paragraph 5.5 of the oro medonte by-law
5.5 APARTMENT DWELLING UNITS ACCESSORY TO A COMMERCIAL USE
Notwithstanding any other provisions of this By-law, apartment we ing units —_--- ---
that-ar-e—in-the
same building as a permitted commercial use in the Local Commercial (LC) and
General
Commercial (GC) Zones are permitted provided:
a) the floor area of the apartment dwelling units does not exceed 33% of the
gross floor
area of the principal use on the lot;
b) the minimum floor area of the apartment dwelling unit is 50 square metres
(538
square feet);
c) the maximum floor area of the apartment dwelling unit is 70 square metres
(753.5
square feet);
d) the apartment dwelling unit has a means of egress to the outside that is
separate from
any means of egress for another dwelling unit or any commercial use; and,
e) a window opening in the apartment dwelling unit having an area of 0.30 square
metres (3.23 square feet) is located above grade
Level Two Environmental Survey: l r n d ti ew
Since this land was Graves Auto Body for over 50 years, a Level Two
Environmental Survey must be obtained in order to determine the nature and
extent of contamination on the site and its residential neighbours. We, as
residents in the area, are very concerned of soil and runoff contamination as well
as air pollution. With all the new residential construction in the area, we believe
__.__ —thisdoes_not conform_to_an_y_standard.s:_ Watersh_e_d,._Res'r_dentia.l_,_Sa_f_ety_and______---
Environment being our major concern.
Highest and Best Use:
The highest and best use of the land would be residential only and tear down and
eliminate the body shop and its grandfathered zoning. No one wants to live next
to a body shop/garage. By eliminating the garage, and converting the entire
property to residential, it would best conform to the neighbourhood and capture
the essence of why we live here. We enjoy fresh air, the lake and its surrounding
beauty. We would like to enhance that beauty. That's what makes the residential
lots attractive to a potential buyer. To the applicant and planning, please
reconsider this application.
There is already an existing Egon Mtors at the corner of Colbourne and Shanty Rd,
and is already busy with traffic from that location.
We feel this "garage" or paint and body shop, does not conform to the
neighbourhood standards of residential. There is a new addition to the Lake
Simcoe protection act policy 1.2.5.1. ( see below) states the use of auto body and
its regulations, and the land use to be compatible with proper conforming and at
least 60 metres setback from neighbouring residential. The garage, body shop,
would have to be designed to buffer noise, odours and contaminants. With the
new residential lots, this zoning may not comply, as a 60 metres setback is
required. See Below for more details
After speaking with Tim Krsul, Ministry of Enviroment (see below), here are just
some suggestions.
There should be a site inspection of the paint booth, and vent stacks, which are
not licenced and should be removed.
There needs to be a Level 2 Environmental survey, which was never done upon
closing. The new residential lots may have contamination, and is a concern to the
residents.
This land area is considered to be Watershed land" and extends from Baycrest
and Penetanguishene rd to Colbourne. Culverts and water drainage are needed to -----
further --development is -to -happen.
We are also concerned about runoff and drainage from the garage, and the age
and condition of the septics for all the properties in question.
We are making some suggestions, as we are not concerned with the residential
application, but are very concerned with the "garage, and or autobody" use. We
would like the stacks and paint booth to be removed, and ask the applicant to
reconsider the garage use with the apartments, to make that another residential
use. It would certainly conform to neighbourhood, and there would be less civil
strife over this variance, if granted.
Right now, the area is desirable with its lakes and trails, and recreational areas,
which bring tourism to Barrie and Oro-Medonte. Expanding on an antiquated
industrial use, does not meet the Lake Simcoe Protection act, whose citizens,
governments, businesses and industries are stewards of the land, water, and the
natural heritage.
See below comments from the Ministry below:
From: "Krsul, Tim (MOECC)" < >
Date: November 26, 201410:06:39 AM EST
To: " If
<
Subject: RE Your Request for Information about the LSPP in Oro
Hello Linda,
Wonderful to talk to you today on the telephone. Some rules that come to mind when we generally
discussed your issue with a development application in your neighbourhood. From your description of
your property location I believe the lands to the north of Shanty Bay Road east of Crestwood Drive and
west of Colborne Street, south of Baycrest Drive are within the boundary of the Lake Simcoe Protection
Plan as described in made under the , 2008.
A document that may be useful to you in preparing your arguments about land use compatibility is the
. Policy 1.2.6.1 may be a good source policy for your consideration.
1.2.6 Land Use Compatibility
1.2.6.1 Major facilities and sensitive land uses should be planned to ensure they are
appropriately designed, buffered -and- or separated -from each of er to prevent_--- -- —
or mitigate adverse effects from odour, noise and other contaminants, minimize
- r skto public-health=and-safety,-and-to-ensure=the-long=term-viability of -major ---- --
facilities.
I have also sourced the table below to give some benchmark for a minimum separation distance from a
paint spray booth. This table is from that Regulation is in place to support
Registrations of Automotive Refinishing Activities. The Regulation does not apply to all automotive
refinishing activities. An owner of an Automotive Refinishing Activity can also apply to the Ministry for
an Environmental Compliance Approval and demonstrate that unique equipment or operations (not
contemplated by the Regulation) can be operated without having an adverse effect.
There are a number of interesting articles available through a web search under the terms D -series
Guidelines or Incompatible Land Use Ontario. Just keep in mind that they may predate the 2014 PPS
that I gave you the link to above.
Best
DISTANCE FROM FACILITY'S PROPERTY BOUNDARY
Item
Column 1
Column 2
Facility -wide coating application rate under normal
operation (litres per hour)
Distance (m)
1.
< 2
0
2.
> 2 to:5 3
0
3.
J>3to<4
38
4.
4to<_5
55
5.
5to<_6
75
TABLE 2
DISTANCE FROM NOISE RECEPTOR'S PROPERTY BOUNDARY - INDOOR
FANS
Item
Column 1
Column 2
Distance (m)
Number of spray booths in the facility
Distance (m)
1.
1
40
2•
2
55
3.
3
75
TABLE 3
DISTANCE FROM NOISE RECEPTOR'S PROPERTY BOUNDARY - OUTDOOR
FANS
Item
Column 1
Column 2
Distance (m)
Number of spray booths in the facility
Distance (m)
1.
1
60
2.
2
85
3.
3
120
Tim Krsul - Ontario Ministry of the Environment and Climate Change - Barrie District Office - 54 Cedar Pointe Drive - Unit 1201 - Barrie, ON,
L4N5R7 - (905) 836-2751
DISTANCE FROM FACILITY'S PROPERTY BOUNDARY
Item
Column 1
Column 2
Distance (m)
Facility -wide coating application rate under normal
operation (litres per hour)
Distance (m)
1.
52
3. 3
2.
>2to<_3
20
3.
> 3 to:5 4
38
4.
> 4to<_5
55
5.
> 5 to _< 6
75
TABLE 2
DISTANCE FROM NOISE RECEPTOR'S PROPERTY BOUNDARY - INDOOR
FANS
Item Column 1
Column 2
Number of spray booths in the facility
Distance (m)
1. 1
40
2. 2
55
3. 3
75
TABLE 3
DISTANCE FROM NOISE RECEPTOR'S PROPERTY BOUNDARY — OUTDOOR
FANS
Item Column 1
Column 2
Number of spray booths in the facility
Distance (m)
1. 1
60
2. 2
85
3. 3
1120
Tim Krsul -Ontario Ministry of the Environment and Climate Change -Barrie District Office - 54 Cedar Pointe Drive -Unit 1201 -Barrie, ON,
L4NSR7 - (905) 836-2751
____. ___We _also feel_this"ga_rage" does not conform to neighbourhood standards and
safety regulations. There is a new addition to the Lake Simcoe Protection Act
policy-12.6T—states the use of auto-body-and-itsregulations and`land--use to -be
compatible with proper conforming and at least 60 metres in setbacks from
neighbouring residential. The garage would have to be designed to buffer noise,
odour and contaminants.
Why not make this a residential zoning, and conform to what is existing in the
neighbourhood now. We do not object to the two lots, but object to three, as this
will create more problems with this lot, as this will create more density than there
already is, without making accommodations for the parking and traffic problem.
General Outline of our Concerns:
1. Not conforming to the Lake Simcoe Protection Act ... new policy 1.2.6.1
2. Previous Safety issues with fire marshall and Ministry of Enviroment,
3. Always was used an autobody and paint shop
4. Parking is congested and encroaching on to busy Shanty Bay rd.and does
not comply with Oro medonte parking bylaws
5. Recreational trails, and school bus stops at the corner of Colbourne and
Shanty bay rd. Safety is an issue, with traffic and people. Fatal accident at
the site a few years ago.
6. Apartments need parking and are not retrofitted, causing congestion at
that site.
7. Apartments do not meet oro medonte bylaws
8. illegal paint stack and paint booth
9. Antiquated zoning without conforming to the Lake Simcoe Protection Act
which protects all of us, the environment.
10. Watershed lands and must meet the proper criteria for operating this
business
11. No site inspection was done and no environmental study Level 2 was done.
12. This land was used as a autobody for over 50 years, we are concerned the
land is contaminated.
13. -No cu vents for water rung , and drainage f&—o -_ er septic systems or an
- - - - - oJ_d bu-i.lding,- -- - --- --. - - -
14. Asking for new residential lots, without addressing the parking and vehicle
congestion that will create in the future.
15. Does not conform with the essence of the neighbourhood being
waterfront residential and recreational.
The Lake Simcoe Protection Plan and Act states:
"Where there is greater cooperation, Leadership, and responsibility among all
parties to protect the Lake Simcoe Watershed for present and future
generations.
Where citizens, governments, businesses and industries are stewards of the
land, water and natural heritage.
We are asking that the applicant reconsider his application and take responsibility
for the nature of the land, the proper cleanup of the land surrounding area. We
would like to remain a safe and quiet residential community.
— e
�r.s
POW J!
.: _ gist _
Ilk
L/ f-/ —> fC U- -Wol
� ( ,fir• 'F ' �
F
.w�
• W
Poll) 10 fl-l"f "Mq
PUBLIC MEETING
posed Amendments to
unship of Oro-Medonte
Official Plan and
Zoning By-law 97-95
December 10, 2014
APPLICATIONS 2014-OPA-01 & 2014-ZBA-02
Lover's Harbour Inc.
298-302 Shanty Bay Road
Township of Oro-Medonte
2014-OPA-01 & 2014-ZBAmO2
Purpose of Meeting - To obtain public
comments on proposed amendments to the
Township's Official Plan and Zoning By-law 97-95,
as amended.
The proposed amendments would apply to
la s located at 298,. 300 & 302 Shanty Bay
R ad, described as Plan 1., E Pt Lot 16., W Pt Lot
Pt Blk H and RP 51 R-37843, Part 1, and Pt Lots
and 16, Pt Blk H, Township of Oro-Medonte.
2014-OPA-01 & 2014mZBAmO2
The Official Plan Amendment proposes additional
wording in Section C2.3 that would permit the creation
of two new residential lots.
The Zoning By-law Amendment proposes the following;
A ne Residential One Exception (R1 *-) Zone to permit
resi ential lots with minimum lot frontages of 21.0 metres
a , d minimum lot area f 0. 13hectares;
mend the existing Local Commercial Exception 116
(LC* 116) Zone to continue to permit the motor vehicle
repair garage, recognize a minimum rear yard setback of
4.87 metres, recognize a minimum lot area of 0.1 15
hectares, and minimum frontage of 28.5 metres.
114-OPA-01 & 2014mZBAmO2
.4
n
Shanty Bay Road — 0.26 ha (0.65 ac), 43 m (141 ft) frontage
Shanty Bay Road — 0.2 ha (0.49 ac), 28.5 m (93.5 ft) frontage
Shanty Bay Road — 0.21 ha (0.51 ac), 32 m (105 ft) frontage
isting)
2014-OPA-01 & 2014-ZBA-02
17.
a
LOT 1 ';LOT
P.
2
1,362m2
1,326ml
0.33 ac.
i 0,33 ac.'
Cirtl�
D
t0a8Gfwe waU
�•... lor-Athon
�coaabis wPi
`J lion
2000 sq. fit.
Existing ,�� �
L3 Garage -)o p
1,316m -
0.32 ac.�„
- F
PEIf
V�T:
LO 2000 sq�"—
�- C/)
153 x ' LOT 4 ,, w
1,240 m 13.93 Z
- -- 0 0.31 ac.,-"
i A On 0
ilo o m
SHANTY BAY ROAD
& 2014mZBA-02
OFFICIAL PLAN
w Dural Designation
w Permitted uses:
® Agriculture & related uses
® Single detached dwellings
® Bed and breakfast
establishments, home
occupations & industries
w Institutional uses
® Existing tourist commercial
uses
2014-OPA-01 & 2014-ZBAmO2
Space
t&
Residential One
Residential One
k -i
C
U
o
v
O :;
E
U
{CC`
a
v
REU
O
t&
Residential One
Residential One
k -i
C
U
o
m
E
U
a-
Residential On RQS�dej-,t'sa10
Zoning Bylaw
298 & 302 Shanty Bay Road
are zoned Residential One
(R1) Zone.
300 Shanty Bay Road is
zoned Local Commercial
Exception 116 (LC* 116) Zone
which permits a motor
vehicle repair garage in
addition to other permitted
uses in the LC Zone.
2014-OPAmOl & 2014-ZBAmO2
RI Zone permitted uses:
Single and Semi-
detached dwellings
Home occupations,
private home daycare
w LC Zone permitted uses:
Banquet halls
Busines offices
Com ercial schools
Con enience retail
sto s
C , stom workshops
�seums
ersonal service
Day nurseries
Dry cleaning distribution
depots
Financial institutions
Funeral homes
Hotels
Medical clinics
shops
Residential care homes
Private clubs
Private schools
Recreational uses
Repair shops
Restaurants
Retail stores
Service shops, light
Veterinary clinics
Local Commercial Exception 116 Zone lists a motor vehicle
repair garage as an additional permitted use
2014mOPAmOl & 2014mZBAmO2
Public Notice Sign
l IM
AfF
-
y
oh PA 1101 Wiml
iCiO 'A
r- aii7w
i
S
�'oc•.:,:...
-.�...�.
■ ._�9
.ice"r ---
lEk a
r
mlw
Ell
0
N •
iCiO 'A
r- aii7w
ZIIFll 4�UPA�Ul ZU1 4�ZBAmO2
1 -.4
W
i
,i
-00
aSr.�s •c• � \� CT�-..!~ m2 `lV� �.
;�
I i EA 15 0 1 WIM I i VZOWU I i EA IVA am fi
IMP WIF
PIN
- it
I
2014-OPA-01 & 2014mZBAmO2
This is a summary of Applications 2014-OPA-01 and
2014-ZBA-02 which propose to re -designate and rezone
the subject lands to;
rzthe creation of 2 new residential lots having
ied lot ares and frontages
'cognize the modified lot area,, frontage and
ucture setbacks of an existing commercially -zoned
roperty,
UESTIONS OR COMMENTS FROM THE PUBLIC AND
MEMBERS OF COUNCIL WILL NOW BE HEARD
0
m
11"'le .-
0
JIM--
ALI
I i �11�1 IMP
INNOVATIVE rt,ANNING SOLUTIONS
SUBJECT LANDS
000
0000
0.006
0000
6600•
•••*
0000
• •
Two PARCELS
2 S B SHANTY BAY
• DWELLING
• 1 DRIVEWAY
• ACCESSORY
STRUCTURE
300-302 SHANTY
BAY
COMMERCIAL
STRUCTURE (2
APARTMENTS ABOVE)
3 DRIVEWAYS PARC
2 RESIDENTIAL
DWELLINGS
2 SEPTIC SYSTEMS
VARIOUS ACCESSORY
STRUCTURES
Ll -IF 1-1
298 SHANTY -BAY- 4-
RPAD
300 SHANTY BAY
ROAD
" — - at
302 SHANTY BAY
ROAD
30-2 SHANTY BA k."
ROAD
INNOVATIVE PLANNING SOLUTIONS
APPLICATION CONTEXT
•
•
S ITE:
FRONTAGE:
67.2m COLBORNE
1 04.6m SHANTY BAY
ROAD
�_1To".
0.7 HECTARES (1.7
ACRES)
DETACHED RESIDENTIAL
DWELLINGS
TWO-STOREY COMMERCIAL
BUILDING WITH
APARTMENTS ABOVE
MULTIPLE ACCESSORY
STRUCTURES
SURROUNDING:
CITY OF BARRIE
RESIDENTIAL
RURAL RESIDENTIAL
SHORELINE RESIDENTIAL
COMMERCIAL PLAZA
LAND USE DESIGNATION &
ZONING BY-LAW
TOWNSHIP ❑F ORD-MEDONTE
OFFICIAL PLAN SCHEDULE "A"
TOWNSHIP OF OR❑-MED❑NTE
ZONING BYLAW SCHEDULE A-1
•••
0000
0000•
0000
0000•
0••0
0000
• •
1
INNOVATIVE PLANNING SOLD
CONCEPTUAL SITE PLAN
- nv
fey•
Rio $CLOTS ---
1,362m�
0.33 ac. w,.w. 0-33
y
fi awkw A y U)
LLT W
i - z
.8 qri 0.31 ac' Q
o 0
- - M
o �
O
SHANTY BAY ROAD
•••
0000
0000
0000
0000•
•000
0000
• •
• COMMERCIAL
1 EXISTING COMMERCIAL
STRUCTURE
1 EXISTING ACCESS TO
REMAIN
ti RESIDENTIAL
4 RESIDENTIAL LOTS TOTAL
1 EXISTING DWELLING TO
REMAIN
LOTS OF SAME CHARACTER
AS SURROUNDING LOTS
ALONG SHANTY BAY ROAD
• CLEAN-UP EXISTING NON-
CONFORMING USE OF TWO
DWELLINGS AND ONE
COMMERCIAL FACILITY ON A
SINGLE LOT
• 5.0M ROAD WIDENING ON
SHANTY BAY ROAD
0 1 5.0M SIGHT TRIANGLE
■m=2r-A=i jl�dm
v
lk
7 i
INNOVATIVE PLANNING SOLUTIONS
■■=7l%=lrjll wm
y
t -
7.ri
INNOVATIVE PLANNING SOLUTIONS
OFFICIAL PLAN ���•
00000
0000
AMENDMENT APPLICATION ::::'
r s
Fxis[ing
to
mil
F-
U)
LiJ
do
104.64
TOTAL BITE AREA
oan.c,.r�.ef
SHANTY BAY RL _
a CTS S7 LAW406 TO BE PIAL PRO"WOW RURAL TO RURAL
APPLICATION PROPOSES TO REDESIGNATE FROM:
• RURAL (R) TO RURAL SUBJECT TO SPECIAL
PROVISIONS (R*SP)
ZONING BYLAW
AMENDMENT APPLICATION
las SM
J
-. 4-1 ''
0
_..+
+ +
+ + +
U rs.l 1
_
+ + +
+ + +
'
+ + +
r
ry
21.55 21,50
-f- '+ +' +
'
104.64
!R PJ"
®:MX
0 7Mf� »wA
SHANTY BAY ROAD•��«��
DpA! tt,ttlaDdfM117ME •.RRAlL.VdD�IdYli
Ar)snre
oAM fist �fl
4t Tom�oMec raaeH►wta�c►a
I ttat,"*mm7n LOW CONAWWL. spe"
1111OffltllOM tlC j 2eN!
G7t.
GA
Lamlammmm"mm LOCKCOwmwoN;
F
tin►t'tuimre to ae: L
omw ter_ mm
3
4YM 1r (�t711q
H
W
Ir
m
0
APPLICATION PROPOSES TO
REZONE FROM:
• RESIDENTIAL 1 (R 1 ) TO
RESIDENTIAL 1 SPECIAL
PROVISIONS (R1 *S P);
• LOCAL COMMERCIAL
(LC* 1 1 6) To LOCAL
COMMERCIAL SPECIAL
PROVISIONS (LC*S P);
• LOCAL COMMERCIAL
(LC* 1 1 6) To LOCAL
RESIDENTIAL 1 SPECIAL
PROVISIONS (R1 *S P); AND
R 1 ZONING COMPARISON
* Required Special Provision highlighted in yellow
R1 *SP would permit:
• Residential lots to possess a minimum lot frontage of
21.0 metres; and
• A minimum lot area of 0.12 hectares
•••
0000
0000•
0000
0000•
0000
• •
PROVISION
REPUIREMENT
PROVIDED
PROVIDED
PROVIDED
PROVIDED
Lot Area (min)
0.2 ha
0.13 ha
0.13 ha
0.13 ha
0.12 ha
Lot Frontage (min)
30 m
21.5
21.5
21.3 m
25.8 m
Front Yard (min)
7.5 m
> 7.5 m
> 7.5 m
> 7.5 m
>7.5
Interior Side Yard
2.5 m
2.5 m
2.5 m
> 2.5 m
2.5
(min)
Exterior Side Yard
4.5 m
N/A
N/A
N/A
>4.5 m
(min)
Rear Yard (min)
7.5m
>7.5m
>7.5m
>7.5m
>7.5m
Dwelling Unit 1s'
90 m2
>90 m2
>90 mz
> 90 m2
> 90 m2
Floor Area (min)
Height (max)
11 m
< 11 m
< 11 m
< 11 m
< 11 m
* Required Special Provision highlighted in yellow
R1 *SP would permit:
• Residential lots to possess a minimum lot frontage of
21.0 metres; and
• A minimum lot area of 0.12 hectares
•••
0000
0000•
0000
0000•
0000
• •
LOCAL
ZONING
•••
COMMERCIAL 00000
••••
0000•
COMPARISON
0000
• •
PROVISION LC
Lot Area (min)
REQUIREMENT
1850 m2
..
1153M2
Lot Frontage (min)
30 m
28.52 m
Front Yard (min)
7.5 m
3.79 m
Interior Side Yard (min)
3.0 m
>3.0 m
Rear Yard (min)
7.5 m
>7.5 m
Height (max)
11 m
< 11 m
* Required Special Provision highlighted in yellow
• LC*SP would permit:
• A minimum lot area of 11 50 m2
• A minimum lot frontage of 28.0 m
• A minimum front yard setback of 3.7 metres
LEGAL NON-
CONFORMING
USE
TOWNSHIP OF ORO-MEDONTE ZONING BYLAW
NON -CONFORMING USES
•••
••••
0.000
0900
0000•
0000
A non -conforming use is defined as a use that exists on a property but which is not
permitted in the zone in which the property is located. Section 34(9) of the Planning
Act states that no zoning by-law can prevent the use of any land, building or
structure for any purpose prohibited by the by-law if such land was lawfully used on
the day of the passing of the by-law, so long as it continues to be used for that
purpose. However, expansions to a legal non -conforming use will require the
approval of an amendment to the zoning by-law or the approval of the Committee of
Adjustment before it can occur.
Provincial
Policy
Statement
r
PLANNING POLICY
000
996*
0000•
0000
00000
••00
••00
0 0
• APPLICATION IS CONSISTENT WITH PLANNING
POLICIES BY:
* REJUVENATION OF SITE AND AREA.
* COMPATIBLE WITH THE SURROUNDING LANDSCAPE
LOT DESIGN OF THE SAME CHARACTER & FABRIC AS
NEIGHBOURING LOTS
* CAN BE SUSTAINED BY RURAL SERVICE LEVELS
;4 MAINTAINING SUITABLE SITE FOR EMPLOYMENT USES
DEVELOPMENT WILL ENHANCE THE SUBJECT LANDS AND CREATE
A HIGHER PROPERTY STANDARD
PLANNING POLICY
000
0000
0000•
0000
0000
•
• APPLICATION IS CONSISTENT WITH PLANNING
POLICIES BY:
ct MAINTAIN RURAL RESIDENTIAL CHARACTERISTICS
4 No IMPACT TO NATURAL CHARACTER / VEGETATION
* APPROPRIATE SCALE OF DEVELOPMENT
& ENHANCE STREETSCAPE
CONTRIBUTE TO VISUAL AND ECONOMIC ENHANCEMENT OF THE
TOWNSHIP.
(a) Lake Simcoe Region
conservation authority
LAKE S I M C❑ E I •••
Thank -you for circulating the Official Plan and Zoning By -Law amendments to the Lake
Simcoe Region Conservation Authority (LSRCA) for our review.. We have reviewed
these applications in the context of the Provincial Policy Statement (PPS) and Lake
Simcoe Protection Plan (LSPP).
Based on existing environmental mapping the subject properties are located outside:
• Any natural hazard lands such as floodplain
• Any natural heritage features such as wetlands
• Any area governed by Ontario Regulation 179/06
On this basis, the LSRCA has no objection to the approval of these applications.
We note that through the municipal site plan process a storm water management report
will be required to address water quality and quantity controls as per Section 4.8 DP
and 4.9 DP of the LSPP.
Please acme us of any decision on this application.
Sinderel
CharfesT, Bur est( M1CIPf RPP
Senior Marinkio Nordinator
REG 10 N
•••••
CONSERVATION
••••
AUTHORITY
•
Thank -you for circulating the Official Plan and Zoning By -Law amendments to the Lake
Simcoe Region Conservation Authority (LSRCA) for our review.. We have reviewed
these applications in the context of the Provincial Policy Statement (PPS) and Lake
Simcoe Protection Plan (LSPP).
Based on existing environmental mapping the subject properties are located outside:
• Any natural hazard lands such as floodplain
• Any natural heritage features such as wetlands
• Any area governed by Ontario Regulation 179/06
On this basis, the LSRCA has no objection to the approval of these applications.
We note that through the municipal site plan process a storm water management report
will be required to address water quality and quantity controls as per Section 4.8 DP
and 4.9 DP of the LSPP.
Please acme us of any decision on this application.
Sinderel
CharfesT, Bur est( M1CIPf RPP
Senior Marinkio Nordinator
CONCLUSION
• PROPOSAL AIMS TO IMPROVE AND REJUVENATE A HIGHLY
VISIBLE, DECAYING AREA OF THE TOWNSHIP
•••
0000
0000•
•00•
0000•
••00
0000
• •
• CREATES SINGLE FAMILY DWELLINGS ON LOTS OF THE SAME
CHARACTERISTICS AS SURROUNDING LOTS
• CREATES LARGE DAYLIGHTING TRIANGLE AND ROAD WIDENING
• CORRECTS EXISTING LEGAL -NON CONFORMING SITUATION
WHEREBY TWO DWELLINGS AND ONE COMMERCIAL STRUCTURE
EXIST ON A SINGLE PARCEL OF LAND
• DEVELOPMENT CONSISTENT WITH ALL LEVELS OF PLANNING
POLICY.
THANK YOU
105-55
.18
17. LOT 3
1,316m
0.32 ac- w-41
LOT 1 �OT2
1,362mz 1,326M2 xmslb24"
rk
0-33 ac. wp0.33 ac
w- t3f*
vwbr rw*
iocaoon br,~
LOT 5
1, 153
kx-mlc�
j
4,8 71
pDssbie
%*Prx "ar�4
"ON sq I ft
LOT �4
13-93
031 ac
.00
AV 15-00
IA
000
0000
00006
0000
00900
0000