COASTALSTRATA INSIGHTS IN TIME STRATA INSPECTION REPORT. 11/2 Wilson Street, Wollongong NSW. Date of report Thursday, 7 September 2017

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1 COASTALSTRATA STRATA INSPECTION REPORT 11/2 Wilson Street, Wollongong NSW Date of report Thursday, 7 September 2017 Prepared by Craig Baylis Contact (02) info@coastalstrata.com.au coastalstrata.com.au Following is your Strata Inspection Report. Our reports provide valuable knowledge, reassurance and insights into the strata scheme and potentially the power for you to negotiate the purchase price. If you have any questions please get in touch on or info@coastalstrata.com.au Yours sincerely,! Craig Baylis Managing Director Coastal Strata INSIGHTS IN TIME Page 1 of 11

2 COASTALSTRATA CONTENTS PROPERTY PROFILE REPORT SUMMARY BUILDING FINANCIAL INSURANCE PEOPLE CONTACT US 11 ATTACHMENTS coastalstrata.com.au info@coastalstrata.com.au (02) Page 2 of 11

3 COASTALSTRATA PROPERTY PROFILE CLIENT SUMMARY Instructions from Vendor Property address Active Property Conveyancing Kizstall Pty Limited 11/2 Wilson Street, Wollongong NSW Strata plan number 9779 Lot number 11 Date the strata records were inspected Thursday, 7 September 2017 STRATA MANAGING AGENT Name Chris Darby Strata Address Website 55 Kembla Street, Wollongong NSW strata@chrisdarby.com.au Phone number coastalstrata.com.au info@coastalstrata.com.au (02) Page 3 of 11

4 COASTALSTRATA REPORT SUMMARY This brief summary is supplied to allow a quick and superficial overview of the top issues within the report. This summary is not the report and cannot be relied upon on its own. You should read the full inspection report for more information. BUILDING Building repairs At a meeting in April 2017 the strata scheme approved a tender from Contractors United of $448,668 for building repairs including painting, foyer update and roof membrane restoration. The contract was signed on the 16/08/2017 and the strata scheme will shortly have to pay a deposit of $44,000. It appears that once the deposit has been paid the works should commence shortly after with the quote noting an expected project duration of weeks. FINANCIAL Total levies per quarter $754 Special levies There are no current special levies. Administrative fund $3,309 Capital works fund $616,129 The building works are being funded by a special levy of $340,000 which was due in 3 monthly instalments until July Lot 11 s special levy totalling $15,300 has been paid. Capital works fund forecast As noted in the Other Building Matters section significant building works at a cost of $448,000 will shortly be commencing. The works will be paid from the Capital Works Fund which has a current balance of $616,000. It is suggested that on completion of the works that the strata scheme obtain an updated Capital Works Fund plan to provide guidance on what future maintenance is required and the levies required for such. PEOPLE Pets by-law Special by-laws relating specifically to your lot Residents must obtain written permission from the owners corporation in order to keep a pet. Visit coastalstrata.com.au/free-tools-tips/ to download a download pet application form There are no special by-laws that relate specifically to your lot. coastalstrata.com.au info@coastalstrata.com.au (02) Page 4 of 11

5 COASTALSTRATA BUILDING STRATA PLAN SUMMARY A strata scheme is a building or group of buildings divided into lots, which can either be individual units, car spaces, storage areas etc. When you buy a lot, you own the individual lot as well as share the ownership of common property with people who own the other lots. Number of units 20 Number of lots 20 Unit entitlement of your lot Aggregate unit entitlement Community Association or Stratum Development This strata plan is not a part of a larger development such as within a BMC Stratum Development or a Community Association. REPAIRS & MAINTENANCE Below is a snapshot of any major repairs and maintenance carried out within the last five years. If you require further information on the condition of the lot you are purchasing you may wish to obtain a Building Inspection Report from another provider. The owners corporation are responsible to repair and maintain the common property and each owner is responsible to repair and maintain items that are part of their lot No major repairs noted 2016 Balcony door replacement $2,750, replace balcony door unit 7 $1,177, door replacement unit 3 $8,334, upgrade lock system $2, Replace front boundary wall $12,650, install CCTV $8,600, install automated gate $31, Lift refurbishment $84, Lift refurbishment $20,955 coastalstrata.com.au info@coastalstrata.com.au (02) Page 5 of 11

6 COASTALSTRATA REPORTS Owners corporations can obtain a variety of reports to assist in the management, maintenance and repair of the common property. Work Health & Safety Report Asbestos Report Fire safety A WH&S Report was last obtained in The report notes 6 items which may have since been attended to. Attached for your information is an extract from an Asbestos Report. The report notes that asbestos is likely in the roof, and electrical meter boards and access should be controlled to the areas. An Annual Fire Safety Statement was last completed in June 2017 as per requirements. BUILDING DEFECTS Building defects No building defect issues were noted in the files inspected. OTHER BUILDING MATTERS Building repairs At a meeting in April 2017 the strata scheme approved a tender from Contractors United of $448,668 for remediation of water ingress issues to balconies, rooftop and windows. The contract was signed on the 16/08/2017 and the strata scheme will shortly have to pay a deposit of $44,000. It appears that once the deposit has been paid the works should commence shortly after with the quote noting an expected project duration of weeks. The works will include; Replace balcony sliding doors to all units Replace window assemblies with new waterproofing to all units Rooftop waterproofing A link to download a full copy of the contract (119mb) can be provided on request. Lease of rooftop In 2014 the strata scheme commenced a 5 year lease of an area on the roof to Telstra at a fee of $39,940 per year. *See Inspection Report Attachments Pages 2-11 coastalstrata.com.au info@coastalstrata.com.au (02) Page 6 of 11

7 FINANCIAL COASTALSTRATA LEVY FOR YOUR LOT Administrative fund levy $641 Capital works fund levy $113 Total levy per quarter $754 Administrative fund and Capital works fund levy you will need to pay Special levy There are no current special levies. The building works are being funded by a special levy of $340,000 which was due in 3 monthly instalments until July Lot 11 s special levy totalling $15,300 has been paid. Special levy rate 5% % your lot contributes towards special levy amounts raised. Current levies paid to 30/09/2017. The next levy is due on the 1/02/2017. Levies due quarterly from 1/01/2017 OWNERS CORPORATION ASSETS Administrative fund $3,309 Used to pay for day-to-day recurrent expenses such as insurance, strata managers fees, common lawns and garden maintenance etc If the administrative fund is in deficit the budget may need to be increased at the next annual general meeting to repay the deficit and ensure sufficient funds are available when required. Capital works fund $616,129 Formerly called the Sinking fund. Used to pay for expenses such as painting, fencing, driveway repairs, carpets, roofing and guttering Levy arrears $16,710 Strata managers often engage a debt collection agency to pursue owners who are in arrears. coastalstrata.com.au info@coastalstrata.com.au (02) Page 7 of 11

8 COASTALSTRATA CAPITAL WORKS FUND PLAN Owners corporations must prepare a plan of anticipated major expenditure required in the next 10 years. The forecast suggests annual budget amounts aiming to have sufficient funds when repairs are needed. Capital works fund plan As noted in the Other Building Matters section significant building works at a cost of $448,000 will shortly be commencing. The works will be paid from the Capital Works Fund which has a current balance of $616,000. It is suggested that on completion of the works that the strata scheme obtain an updated Capital Works Fund plan to provide guidance on what future maintenance is required and the levies required for such. OTHER FINANCIAL MATTERS Nil *See Inspection Report Attachments Pages coastalstrata.com.au info@coastalstrata.com.au (02) Page 8 of 11

9 INSURANCE COASTALSTRATA Owners corporations must insure the buildings or structures on its common property under a damage policy with an approved insurer. Individual lot owners should consider obtaining a separate insurance policy to insurer their contents, landlords insurance and any other insurances they deem appropriate for their individual needs. INSURANCE POLICY DETAILS Insurer CHU Policy renewal date 26/07/2018 Premium $8,141 Policy number Building sum insured amount $9,485,910 Public liability $20,000,000 OTHER INSURANCE MATTERS Nil *See Inspection Report Attachments Pages 18 coastalstrata.com.au info@coastalstrata.com.au (02) Page 9 of 11

10 COASTALSTRATA PEOPLE BY-LAWS All strata plans are subject to by-laws which are simply a set of rules that promote community living and create guidelines for the use and control of the common property. By-laws can be used to enable the management and control of the common property, to control the use and enjoyment of the lots and the common property or to grant the exclusive use of common property. By-laws applicable to this strata scheme Special by-laws relating specifically to your lot Pets by-law A copy of the by-laws that apply to this strata scheme are attached for your information. There are no special by-laws that relate specifically to your lot. Residents must obtain written permission from the owners corporation in order to keep a pet. Visit coastalstrata.com.au/free-tools-tips/ to download a download pet application form By-laws you may require Do you need to obtain permission from your owners corporation to make common living alterations such as installing a pergola, solar hot water system, skylight etc? MY BYLAW makes it quick and easy for strata owners to seek a decision from their owners corporation by presenting a suite of professionally prepared and immediately available by-laws. mybylaw.com.au MEETINGS Owners corporations are required to have at least one meeting per year, the annual general meeting, where amongst other items the budget and levies are set for the coming year. Owners can attend meetings through social media, video and teleconference such as Skype if the strata manager has these facilities in place. Date the first meeting was held Date the last meeting was held Minutes were only provided from the 1/09/ /04/2017 coastalstrata.com.au info@coastalstrata.com.au (02) Page 10 of 11

11 COASTALSTRATA OWNER OCCUPIERS If an owners corporation has tenants for at least half of the number of lots in the scheme a tenants representative may been appointed. The tenant representative is not entitled to vote on decisions of the committee and may be excluded from the meeting to discuss items such as financial matters. Number of owner occupied units as per the strata roll Tenant representative Units 3,6,15,17 A tenants representative has not been appointed or is not applicable to this strata scheme. OTHER PEOPLE MATTERS Nil *See Inspection Report Attachments Pages CONTACT US If you would like to clarify or discuss any content in this report please contact Coastal Strata on Yours faithfully,! Craig Baylis Managing Director Coastal Strata Legal Disclaimer This inspection report has been prepared by reviewing documents supplied by the owners corporation or by their strata managing agent. No responsibility will be accepted for errors or omissions should the report be found to be incorrect, as it is possible that some of the records were not made available for inspection. The information provided relates to strata schemes within New South Wales only. As legislation can differ between Australian States and Territories this information is not to be construed to apply to any other state or territory. Coastal Strata accepts no liability to a third party in the event that this report is provided to a third party other than the client named in this report. Should a third party become in possession of this report an updated Inspection Report should be obtained. Prohibition On the Provision or Sale of the Report This report may not be sold or provided to any other person without our express written permission, unless the client is authorised to do so by legislation. If we give our permission it may be subject to conditions such as payment of a further fee by the other person and agreement from the other person to comply with this clause. coastalstrata.com.au info@coastalstrata.com.au (02) Page 11 of 11

12 ADDITIONAL RESOURCES STRATA TIPS VIDEOS IN YOUR INBOX For our free strata tips, videos, articles and news head to coastalstrata.com.au/free-tools-tips/ Join our newsletter and always be up to date. BY-LAWS YOU MAY REQUIRE Do you need to obtain permission from your owners corporation to make common living alterations such as renovating a bathroom or installing a pergola, solar hot water system, skylight etc? MY BYLAW makes it quick and easy for strata owners to seek a decision from their owners corporation by presenting a suite of professionally prepared and immediately available by-laws. For more information visit mybylaw.com.au PROPERTY PARTNERS Moving into your strata unit? Here s some property services you may need coastalstrata.com.au/partners/ PET APPLICATIONS Do you need permission from the owners corporation to keep a pet within your unit? We get it. Pets mean everything and your purchase may be conditional on whether you can keep a pet or not. So to save you stress (there s enough already when buying a unit) leave it to us. We ll liaise with the strata manager on your behalf and seek the owners corporation s decision as quickly as possible. For more information download the Pet Application Form at coastalstrata.com.au/free-tools-tips/ FEEDBACK Do you have 30 seconds? We have 2 quick questions to ask for your feedback. Please complete the anonymous survey at surveymonkey.com/r/nhf99yv Thanks for your business. The Coastal Strata Team

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19 SP Wilson Street Wollongong NSW Integrated Job Ref No MINUTES Pre-start Meeting 24 August 2017 Window Replacement, Balcony Waterproofing, Rooftop Remediation Project Team Present at Meeting o Michael Ilievski Integrated Consultancy Group, Contracts Administrator o Chris Cherrie Contractors United, Project Manager o Andrew Darby & Jan Ramirez Strata Managers, Chris Darby Strata o Strata Committee Members Robert George & Graham McLean o Vodafone, Telstra, Optus Representatives Conrad Gall, Paul Davidson, Rashmi Pre-start Meeting P1 Introductions Above persons introduced. P2 Project Communications Formal contract communication is to be via Contractors United, Telstra, & Vodafone to communicate with Integrated Building Committee / Strata Manager to communicate with Integrated and Owners Integrated to communicate with Contractors United, Telstra, Vodafone and Building Committee / Strata Manager Owners to communicate with Building Committee / Strata Attachments Page 7 of 36

20 P3 Contract BC4 Executed and distributed P4 Home Building Compensation Fund (HBCF) HBCF is yet to be provided P5 Contract Deposit Deposit invoice shall be processed prior to works commencement P6 SP9779 Financial Strata has confirmed that the required Contract monies are available. P7 Contract Start Date Contract Start date is TBA P8 Works Program and Staging of Works Duration is 11 weeks (excluding public holidays, Industry RDO s, weekends and inclement weather) Staging is to be at the discretion of Contractors United P9 Notifications Contractors United is responsible for tenant notifications to gain internal access P10 Access SP9779 will arrange free access to Common Property and lift upon works commencement P11 Safety Management Work site safety management is the responsibility of Contractors United P12 Services, Amenities and Storage Electrical and water services are to be from the common property services or from unit premises if Tenant provides approval. Communal amenities are available. Contractors United to maintain these facilities. P13 Request for Information (RFI) Procedure Formal Contract communication is to be via P14 Finish Surfaces Installed materials are to be matched to existing as close as possible Finished colours to be matched as close as possible to existing whilst remaining in accordance with the Scope of Works and Specification. P15 Housekeeping It was agreed by all that the work site is to be kept clean and tidy and that excessive noise and swearing is to be minimal as possible. Aggressive or threatening behavior will not be tolerated. Attachments Page 8 of 36

21 P16 Work Site Designation and Security All access, barricades, and property entry doors are to be kept closed at all times when not in use (inclusive of fire doors). P17 Protection of Property Contractors United is to protect common property from damage during the works however all personal effects in the work vicinity (balconies and rooftop areas) are to be removed and stored by the Residents. Contractors United are to repair and make good any damage that they may cause. P18 Privacy Privacy is the responsibility of the Tenants P19 Approval of Material All new materials installed are to be in accordance with the Scope of Works and Specification. Where matching materials are not available, the Owners are to select from samples provided by Contractors United. P20 Periodic Meetings and Inspections Periodic on-site meetings are to take place weekly or as required at a designated time to be confirmed with Contractors United. Meetings to be conducted by Integrated staff Michael Ilievski Contracts Administrator A representative of Contractors United is to attend all meetings and inspections P21 Extent of Works, Measurement, Inspection and Approval Contractors United are to notify Integrated of expected completion dates to allow for detailed inspection of completed works prior to handover. P22 Progress Claims Contractors United are to provide Integrated with the Progress Claims for assessment on a frequency no less than fortnightly Invoices are only to be submitted after agreement of the Progress Claim quantities have been reached P23 Notice of Variations / Extensions of Times Notifications of Variations must be submitted to Integrated for assessment prior to making a variation claim. Variations will be recorded on a register. P22 Latent Conditions Possible additional issues may be identified during the works. Contractors United are to provide photographs and details of latent conditions for review P23 Finished Work The finished remediated surfaces may differ slightly in texture and appearance to the existing and evidence of repairs may be visible. This is the nature of remedial building works. Attachments Page 9 of 36

22 Site Inspection Items Telstra Telco Assets Waterproofing Methodology The below items were discussed and agreed on site: Adjacent to the lift shaft at the previous location of Telstra assets 2x redundant concrete plinths and a Colorbond gate / fence are to be demolished and removed. At the location of current Telstra assets the redundant cable tray (centrally) and redundant concrete plinth are to be demolished and removed. Waterproofing membrane is to be detailed to the existing concrete plinths with termination at the upturn. A liquid membrane is to be applied to the rear of the plinths adjacent the breezeblock wall due to restricted access and presence of cabling. All cable trays are free to be temporarily propped where possible to enable works to proceed. All to be reinstated upon completion to existing configuration. Exceptional care is to be taken when applying torch-on membrane to prevent damage of all assets and cables due to the heat produced by the gas torches. Contractors United to provide Safe Work Method Statement for assessment. Telstra have removed the padlock to facilitate access for waterproofing works. Padlock has been provided to Contractors United for reinstatement upon completion of works. Optus / Vodafone Telco Assets Waterproofing Methodology At the location of current Optus / Vodafone assets the cabling below the ODU s is to be clipped and fixed as it currently sits on the rooftop membrane and is susceptible to damage / poses a hazard. The structure will not be moved or relocated. An alternative waterproofing method will be provided. Most cable trays are free to be temporarily propped where possible to enable works to proceed. All to be reinstated upon completion to existing configuration. Exceptional care is to be taken when applying torch-on membrane within the vicinity to prevent damage of all assets and cables due to the heat produced by the gas torches. Contractors United to provide Safe Work Method Statement for assessment. Site Instructions / RFI s Nil to Report Variation Requests Request for Variation 1 Waterproofing Detailing Around the Rooftop Telco Assets The Scope of Works is to be amended to enable waterproofing membranes to be installed beneath/around the telecommunications assets which are unable to be removed or relocated. A detailed Variation methodology will be provided shortly. Attachments Page 10 of 36

23 Request for Variation 2 Waterproofing of Unit 18 Balcony Unit 18 was previously excluded from the Scope of Works however it has since been advised that waterproofing is required to the balcony (doors to be retained). A detailed Variation methodology will be provided shortly. Extensions of Time Nil to Report Date of Next Meeting TBA Yours faithfully For and on behalf of Integrated Building Consultancy Norwest ACN Michael Ilievski B.E(Civil) Dip. Eng. Prac. Contract Administrator michael@ibc.net.au Attachments Page 11 of 36

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31 Strata Schemes Management Regulation 2016 [NSW] Schedule 2 By-laws for pre-1996 strata schemes Schedule 2 By-laws for pre-1996 strata schemes (Clause 35) 1 Noise An owner or occupier of a lot must not create any noise on the parcel likely to interfere with the peaceful enjoyment of the owner or occupier of another lot or of any person lawfully using common property. 2 Vehicles An owner or occupier of a lot must not park or stand any motor or other vehicle on common property except with the written approval of the owners corporation. 3 Obstruction of common property An owner or occupier of a lot must not obstruct lawful use of common property by any person. 4 Damage to lawns and plants on common property An owner or occupier of a lot must not: (a) damage any lawn, garden, tree, shrub, plant or flower being part of or situated on common property, or (b) use for his or her own purposes as a garden any portion of the common property. 5 Damage to common property (1) An owner or occupier of a lot must not mark, paint, drive nails or screws or the like into, or otherwise damage or deface, any structure that forms part of the common property without the approval in writing of the owners corporation. Note. This by-law is subject to sections 109 and 110 of the Strata Schemes Management Act (2) An approval given by the owners corporation under clause (1) cannot authorise any additions to the common property. (3) This by-law does not prevent an owner or person authorised by an owner from installing: (a) any locking or other safety device for protection of the owner s lot against intruders, or (b) any screen or other device to prevent entry of animals or insects on the lot, or (c) any structure or device to prevent harm to children. (4) Any such locking or safety device, screen, other device or structure must be installed in a competent and proper manner and must have an appearance, after it has been installed, in keeping with the appearance of the rest of the building. (5)Despite section 106 of the Strata Schemes Management Act 2015, the owner of a lot must maintain and keep in a state of good and serviceable repair any installation or structure referred to in clause (3) that forms part of the common property and that services the lot. 6 Behaviour of owners and occupiers An owner or occupier of a lot when on common property must be adequately clothed and must not use language or behave in a manner likely to cause offence or embarrassment to the owner or occupier of another lot or to any person lawfully using common property. 7 Children playing on common property in building An owner or occupier of a lot must not permit any child of whom the owner or occupier has control to play on common property within the building or, unless accompanied by an adult exercising effective control, to be or to remain on common property comprising a laundry, car parking area or other area of possible danger or hazard to children. 8 Behaviour of invitees An owner or occupier of a lot must take all reasonable steps to ensure that invitees of the owner or occupier do not behave in a manner likely to interfere with the peaceful enjoyment of the owner or occupier of another lot or any person lawfully using common property. Attachments Page 19 of 36

32 Strata Schemes Management Regulation 2016 [NSW] Schedule 2 By-laws for pre-1996 strata schemes 9 Depositing rubbish and other material on common property An owner or occupier of a lot must not deposit or throw on the common property any rubbish, dirt, dust or other material likely to interfere with the peaceful enjoyment of the owner or occupier of another lot or of any person lawfully using the common property. 10 Drying of laundry items An owner or occupier of a lot must not, except with the consent in writing of the owners corporation, hang any washing, towel, bedding, clothing or other article on any part of the parcel in such a way as to be visible from outside the building other than on any lines provided by the owners corporation for the purpose and there only for a reasonable period. 11 Cleaning windows and doors An owner or occupier of a lot must keep clean all glass in windows and all doors on the boundary of the lot, including so much as is common property. 12 Storage of inflammable liquids and other substances and materials (1) An owner or occupier of a lot must not, except with the approval in writing of the owners corporation, use or store on the lot or on the common property any inflammable chemical, liquid or gas or other inflammable material. (2) This by-law does not apply to chemicals, liquids, gases or other material used or intended to be used for domestic purposes, or any chemical, liquid, gas or other material in a fuel tank of a motor vehicle or internal combustion engine. 13 Moving furniture and other objects on or through common property An owner or occupier of a lot must not transport any furniture or large object through or on common property within the building unless sufficient notice has first been given to the strata committee so as to enable the strata committee to arrange for its nominee to be present at the time when the owner or occupier does so. 14 Floor coverings (1) An owner of a lot must ensure that all floor space within the lot is covered or otherwise treated to an extent sufficient to prevent the transmission from the floor space of noise likely to disturb the peaceful enjoyment of the owner or occupier of another lot. (2) This by-law does not apply to floor space comprising a kitchen, laundry, lavatory or bathroom. 15 Garbage disposal An owner or occupier of a lot: (a) must maintain within the lot, or on such part of the common property as may be authorised by the owners corporation, in clean and dry condition and adequately covered a receptacle for garbage, and (b) must ensure that before refuse is placed in the receptacle it is securely wrapped or, in the case of tins or other containers, completely drained, and (c) for the purpose of having the garbage collected, must place the receptacle within an area designated for that purpose by the owners corporation and at a time not more than 12 hours before the time at which garbage is normally collected, and (d) when the garbage has been collected, must promptly return the receptacle to the lot or other area referred to in paragraph (a), and (e) must not place any thing in the receptacle of the owner or occupier of any other lot except with the permission of that owner or occupier, and (f) must promptly remove any thing which the owner, occupier or garbage collector may have spilled from the receptacle and must take such action as may be necessary to clean the area within which that thing was spilled. Attachments Page 20 of 36

33 Strata Schemes Management Regulation 2016 [NSW] Schedule 2 By-laws for pre-1996 strata schemes 16 Keeping of animals (1) Subject to section 157 of the Strata Schemes Management Act 2015, an owner or occupier of a lot must not, without the approval in writing of the owners corporation, keep any animal on the lot or the common property. (2) The owners corporation must not unreasonably withhold its approval of the keeping of an animal on a lot or the common property. Note. This by-law was previously by-law 27 in Schedule 1 to the Strata Schemes (Freehold Development) Act 1973 and by-law 28 in Schedule 3 to the Strata Schemes (Leasehold Development) Act Appearance of lot (1) The owner or occupier of a lot must not, without the written consent of the owners corporation, maintain within the lot anything visible from outside the lot that, viewed from outside the lot, is not in keeping with the rest of the building. (2) This by-law does not apply to the hanging of any washing, towel, bedding, clothing or other article as referred to in by-law Notice board An owners corporation must cause a notice board to be affixed to some part of the common property. 19 Change in use of lot to be notified An occupier of a lot must notify the owners corporation if the occupier changes the existing use of the lot in a way that may affect the insurance premiums for the strata scheme (for example, if the change of use results in a hazardous activity being carried out on the lot, or results in the lot being used for commercial or industrial purposes rather than residential purposes). Attachments Page 21 of 36

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