The Corporation of the Municipality of Leamington

Transcription

1 The Corporation of the Municipality of Leamington Items for Consideration: Public Meeting Agenda Zoning By-law Amendment Tuesday, October 14, 2014 Commencing at 6:05 PM In Leamington Council Chambers 1. Zoning By-law Amendment #97 for 268 Seacliff Drive, Keepsake Plants Ltd. a. Notice of Public Meeting dated September 23, 2014 Pages 2 to 3 b. Council Resolution C and Report PLA 49/14 dated August 29, 2014 regarding Zoning By-law Amendment ZBA # 97, Keepsake Plants Ltd, 268 Seacliff Drive (ARN ). Report previously presented to Council at the September 22, 2014 Council Meeting. Pages 4 to 11 c. Comments received from the Essex Region Conservation Authority dated October 6, 2014 for ZBA #97 Pages 12 to 13 d. Comments received from the County of Essex dated October 7, 2014 for ZBA # 97 Page 14 e. Correspondence dated October 9, 2014 from local residents Pages 15 to 18 Note: Petition was received objecting to the proposed rezoning signed by 71 local residents. The entire petition was circulated to Council members. The petition reads as follows, We, the undersigned are 100% in opposition to the proposed zoning by-law amendment to the property at 268 Seacliff Drive known as Keepsake Plants. Page 1 of 18

2 THE CORPORATION OF THE MUNICIPALITY OF LEAMINGTON NOTICE OF A COMPLETE APPLICATION AND PUBLIC MEETING TO CONSIDER A ZONING BY-LAW AMENDMENT ZBA# SEACLIFF DRIVE TAKE NOTICE that the Council of The Corporation of the Municipality of Leamington will hold a public meeting concerning a proposed zoning by-law amendment under the provisions of the Planning Act, R.S.O on Tuesday, October 14 th, 2014 at 6:00 pm in the Council Chambers at the Municipal Building. THE PURPOSE of the proposed amendment is to change the zoning on the subject property as a condition of consent application B/19/13 to reflect the intended use of both the severed and retained lands. The current R1-17 zoning allows a greenhouse, wholesale and retail store, as well as the residential uses. The amendment proposes to eliminate the agricultural uses on the entire property and add additional uses in accordance with the provisions of Section 7.12 of the Official Plan. The amendment seeks to change the zone of the severed lands (5.021 ha) to a Residential Holding Zone (R1H) to allow future residential uses. The amendment also proposes to change the zone of the retained parcel (0.511 ha, including office building and single detached dwelling) to allow the following uses within the existing office building: offices, including medical and professional and a retail store. It is proposed that the following uses be permitted upon site plan approval: personal and other services, laboratory, clinics, animal hospital, day care and day nursery subject. ANY PERSON may attend the public meeting and/or make written or verbal representation either in support of or in opposition to the proposed zoning by-law amendment. IF A PERSON or public body does not make oral submissions at the Public Meeting or make written submissions to The Corporation of the Municipality of Leamington before the by-law is passed, the person or public body is not entitled to appeal the decision of Council of The Corporation of the Municipality of Leamington to the Ontario Municipal Board. IF A PERSON or public body does not make oral submissions at the Public Meeting or make written submissions to The Corporation of the Municipality of Leamington before the by-law is passed, the person or public body may not be added as a party to the hearing of an appeal before the Ontario Municipal Board unless, in the opinion of the Board, there are reasonable grounds to do so. ADDITIONAL INFORMATION relating to this matter is available for review at the Municipal Office for The Corporation of the Municipality of Leamington, during regular office hours. Please contact Danielle Truax, Manager of Planning Services, for further information. DATED at the Municipality of Leamington this 23 rd day of September, TRACEY PILLON-ABBS DIRECTOR OF DEVELOPMENT SERVICES MUNICIPALITY OF LEAMINGTON 111 ERIE STREET NORTH LEAMINGTON, ONTARIO N8H 2Z9 TELEPHONE: (519) Page 2 of 18

3 s :: 'o:: IJJ en '<( 'o:: 'U Legend ZBA#97 ~ Keepsake Plants Ltd. 268 Seacliff Dr. W ( ) COPYRIGHT THIS IS NOT A LEGAL PLAN OF SURVEY & IS NOT TO SCALE. This map is the property of the Corporation of the Municipality of Leamington and may not be reproduced without expressed permission and authorization. The user ofthis map assumes all risk associated with it. AH efforts have been made to ensure accuracy and completeness, however no guarantees can be made. Provided by the: Municipality of Leamington - GIS Services 111 Erie Street North, Leamington, Ontario NBH 2Z9 TEL: (519) FAX: (519) Page 3 of 18

4 Inter-Office Memo To: Cc: Director of Development & Community Services Tracey Pillon-Abbs Manager of Planning Services Danielle Truax Planning Services Assistant Carol Derksen From: Manager of Legislative Services Kim Siddall X X X For Your Information Requires Your Attention Legislative Services will forward by-law for signatures Please forward copy of notice of decision to Legal Services X Please forward copy of notice of Public Meeting As per Confirming By-law Please be advised that the Council of The Corporation of the Municipality of Leamington, at its meeting held Monday, September 22, 2014 enacted the following resolution: No. C That Zoning By-law Amendment Application ZBA #97 (Keepsake Plants Ltd.) to change the zone of the severed lands from the Residential Zone (R1-17) to Residential Holding Zone (R1H) and to amend the permitted uses for the Residential Zone (R1-17) on the retained lands was reviewed and deemed to be complete pursuant to the requirements of the Planning Act; And that Administration be directed to schedule the required Public Meeting; And that if no concerns are raised at the public meeting the Clerk be directed to forward the amending by-law to Council for consideration. (PLA-49-14) Page 4 of 18

5 Report PLA/49/14 To: From: Mayor and Members of Council Danielle Truax, Manager of Planning Services Date: August 29, 2014 Re: Zoning By-law Amendment ZBA#97 Keepsake Plants Ltd. 268 Seacliff Drive (ARN ) Aim: To provide Council with information regarding an application to amend Zoning By-law # for property located at 268 Seacliff Drive West and to request that the required Public Meeting be scheduled. Background: Staff has received an application to amend the zoning for land described as Part Lot 3, Broken Front Concession being Part Lot 15, Plan 402 located at 268 Seacliff Drive (see inserted key map). The subject property is the location of the former Keepsake Plants Ltd. greenhouse operation and office which was struck by a tornado in June After the tornado, the severely damaged greenhouse ranges were removed leaving the office building and a single detached dwelling intact on-site. The application has been submitted as a condition of approval for consent application B/19/13 which was given provisional consent by the Committee of Adjustment in August, The purpose of consent application B/19/13 was to separate the balance of the land from the office building and single detached dwelling which are left on-site. The severance created a ha (12.4 acre) parcel of land with m ( ft.) frontage on Seacliff Drive extending south towards the lake, which was the area formerly occupied by the greenhouses. The severed lands contain a large storage building and are subject to a number of private easements for access and servicing in favour of abutting properties. The retained lands (highlighted in yellow on the inserted key map) measure 107 m (351 ft) by m (156.7 ft) parcel and are ha (1.26 acres) in area which includes the existing office building, parking area and single detached dwelling. Page 5 of 18

6 Page 2, PLA-49-14, ZBA #97 (Keepsake Plants Ltd.) Proposal Lands Subject to Zoning Amendment As a condition of the consent, both the severed and retained lands must be rezoned for their intended use. The entire property is site specifically zoned R1-17 to permit a greenhouse operation, a wholesale and retail store and accessory uses, in addition to the residential uses permitted in subsection of this By-law. The lands are located in an area serviced by municipal water and private on-site septic systems. The applicants have submitted an application to rezone the severed lands from R1-17 to R1(h). The proposed zoning will remove the permitted greenhouse, wholesale and retail store from the list of permitted uses and place the property in an R1 Holding zone. The R1 zone will permit residential uses and allow single detached dwellings to be constructed on Page 6 of 18

7 Page 3, PLA-49-14, ZBA #97 (Keepsake Plants Ltd.) the lands. The holding symbol will prevent the use of the property for residential purposes until the Municipality is satisfied that the lands can be developed appropriately. Based on the size and location of the severed parcel, the lands are appropriate for a small residential infilling development which would be complimentary to the existing development pattern in the area. Development could be considered at a time in the future when adequate sanitary servicing can be provided and other matters such as traffic movement and natural heritage issues have been addressed through the applicable process under the Planning Act, such as a plan of subdivision. Until that time the property will remain vacant, no new agricultural uses can be established and the existing storage building can be used only by the owner for that purpose. The current site specific R1-17 zoning will remain with the retained parcel and will be amended to remove the agricultural uses and to add additional uses which will allow the existing office building to be used appropriately. The proposed zoning will also allow the residential use of the existing single detached dwelling. The applicants have applied to add the following uses to the zoning of the subject property: Retail store Offices, including professional and medical Personal and other services Clinics Laboratory, including medical laboratory Animal Hospital Day Care, Day Nursery The application has been submitted together with a Planning Justification Report (PJR) prepared by Karl Tanner, Planner Dillon Consulting Limited. The PJR is in support of the proposed amendment and finds that it is consistent with the PPS, that it conforms to the residential land use policies of the Official Plan and that it meets the intent of Zoning Bylaw # Administration has reviewed the PJR and is in support of the opinion provided within the report. Comments: Provincial Policy Statement (PPS): The subject property is located within an identified Settlement area as shown in the planning documents for the County of Essex and the Municipality of Leamington. The proposed amendment will allow for the efficient use of lands in a manner that provides for an appropriate mix of land uses which can be appropriately serviced. The application does not seek to enlarge the settlement area and is not removing lands from the agricultural area. The zoning will allow for the appropriate redevelopment of a portion of the property in a manner that is complimentary to the area and which can be adequately serviced by the existing infrastructure. The proposed amendment will allow for future residential development opportunities to occur in accordance with the direction of the Official Plan at a time when the appropriate services are available. The proposed amendment does not impact the natural heritage features which have been identified as being on the subject property. Page 7 of 18

8 Page 4, PLA-49-14, ZBA #97 (Keepsake Plants Ltd.) The proposed amendment is consistent with the direction of the PPS in particular those sections addressing development and land use patterns, settlement areas, levels of servicing, and long term economic prosperity. County of Essex Official Plan 2005 (County OP): It is noted that the PJR submitted with the application does not address the land use policies contained within the Official Plan for the County of Essex. The subject lands are shown as a Secondary Settlement Area on Schedule A2 of the County OP. Secondary Settlement areas are built up areas which have been designated in local OP s for development over the long term planning period. Secondary areas have been historically designated within local OP s with varying types of land use designations and levels of service. The land use goals contained within the County OP establish that all types of land uses be permitted within Secondary Settlement areas subject to local land use designations. Growth is not to be directed to these areas, but to allow for development that is appropriate given the services available. No new development is proposed at this time and will only be permitted by the Municipality upon the removal of the Holding symbol when all development criteria have been satisfied. The proposed amendment will allow for limited range of uses within the existing building that can appropriately accommodate traffic movement, parking and on-site services. The proposed amendment conforms to the land use policies Secondary Settlement areas, as contained within the County of Essex Official Plan. Leamington Official Plan, 2008 (OP): The subject property is designated for residential land uses as shown on Schedule A-6A of the Leamington OP. The land use goals for residential areas within the OP are to provide a broad range of residential structures in order to meet the needs of households for the planning period. The zoning of the severed lands for future residential uses when adequate services are available conforms to the residential land use goals. The goals of the OP also seek to protect existing residential areas from non-residential redevelopment pressures. The former agricultural use of the property was a nonconforming use which was permitted under the site specific zoning. The proposed amendment seeks to eliminate the non-conforming agricultural uses, while allowing other non-conforming uses which are more compatible with the residential area. Section 7.12 of the OP allows Council to consider permitting a range of similar uses that meet the following criteria: a) the zoning does not permit any change of performance standard that aggravates any situation detrimental to adjacent complying uses; b) the use does not pollute the air or water to the extent of interfering with the normal enjoyment of property; c) the use does not interfere with the desirable development or enjoyment of the adjacent area; d) the use does not constitute a danger to surrounding uses and persons because of its hazardous nature or traffic generated; Page 8 of 18

9 Page 5, PLA-49-14, ZBA #97 (Keepsake Plants Ltd.) A rezoning to permit another use may only be permitted where the proposed use is more compatible with, or conforms to, the land use policies and designations contained in this Plan. In considering the proposed amendment, the existing and permitted land uses in the surrounding area were noted. The subject properties are bound by existing agricultural uses and severed residential lots along the north side of Seacliff Drive. The surrounding area south of Seacliff Drive has been developed for the most part with single detached dwellings and small pockets of existing legal non-conforming agricultural uses. In the long term it is expected that the agricultural uses in the area south of Seacliff Drive will cease to exist and permitted residential uses will be established where servicing allows. The proposed amendment meets the criteria established to consider allowing uses that are as or more compatible with the surrounding area. Leamington Zoning By-law #890-09: The land is currently zoned Residential Zone (R1-17) on Map 57 of Zoning By-law # which permits a greenhouse operation, a wholesale and retail store and accessory uses in addition to the uses permitted in subsection of this By-law. The proposed amendment will result in the following zoning: 1. Severed Lands R1(H) i. eliminate the permitted agricultural uses; ii. allow the lands to be used for residential uses; iii. allow a single detached dwelling as a permitted structure; iv. establish that the standard R1 zone provisions are applicable; & v. Place the property in a holding zone to prevent development until the municipality is satisfied that all development conditions have been addressed. 2. Retained Lands R1-17 i. eliminate the permitted agricultural uses; ii. allow the lands to be used for the permitted retail and office uses, including professional and medical offices iii. establish the following permitted uses upon the completion of a traffic impact analysis and approval of a site plan amendment: Personal and other services Clinics Laboratory, including medical laboratory Animal Hospital Day Care, Day Nursery iv. establish that the permitted structures shall be those existing on the date of the passing of the by-law; v. permit the existing residential use within the existing single detached dwelling; vi. establish that all zone provisions (lot area, frontage, setbacks, coverage) shall be as they existed on the date of the passing of the by-law; & vii. establish that required parking spaces for the permitted uses shall be in accordance with Section 4.38 of the Zoning By-law. Page 9 of 18

10 Page 6, PLA-49-14, ZBA #97 (Keepsake Plants Ltd.) The new uses are considered to be as or more compatible than the permitted greenhouse operation with the surrounding residential uses located on the south side of Seacliff Drive. Greenhouse operations have evolved to be quite intensive and often include facilities for shipping and packaging, warehousing, energy generation, worker accommodations, offices, truck storage and repair. The requested uses will be able to be accommodated within the existing building and in some cases could offer a direct service to the residents in the area. The new uses for the retained lands do trigger a requirement to complete a traffic impact study for the review and approval of the County of Essex, in consultation with the Municipality. However due to the wide range of uses proposed, a traffic impact study would not be effective until it was known what use would actually be on-site. It is suggested that the new uses are only permitted once a traffic impact study has been completed and the owner has entered into a site plan agreement with the Municipality. Financial Impact: The application has no financial impacts to the Municipality. Conclusion: Administration has completed their review of the proposed application as part of the consideration of the provisional consent given by the Committee of Adjustment. As set out in the Planning Act, a complete application includes any prescribed information identified in the regulations of the Planning Act and any additional information required by the municipality, as identified in its official plan. No further information is required in consideration of the application at this time. Therefore, it is Administration s opinion that: i) The application is consistent with the policy statements issued under subsection 3 (1) of the Planning Act. ii) The application conforms to or does not conflict with any applicable provincial plan or plans. iii) The development proposed is in keeping with the overall goals and policies of the Official Plan. iv) The proposed amendment does meet the criteria used when considering applications to amend the zoning by-law. Administration suggests that this matter should now proceed to a public meeting. The date for the required public meeting is requested to be scheduled and notice of the public meeting will be circulated to all commenting agencies, municipal departments and abutting landowners within 120 m (400 ft) of the subject property. Notice will also be posted on site. All information will be made available to the public and commenting agencies for review prior to the public meeting. It is anticipated that the Public Meeting can be scheduled for Tuesday, October 14 at 6:00 p.m. to be held in the Council Chambers. Page 10 of 18

11 Page 7, PLA-49-14, ZBA #97 (Keepsake Plants Ltd.) The purpose of the public meeting will be to receive input from residents with respect to the proposed amendments to the zoning of the property. If no concerns are raised at the public meeting, it is requested that Council consider the amending by-law the evening of the public meeting. However, if concerns are raised at the public meeting, a final report and recommendation will be prepared by Administration addressing the concerns raised by residents, commenting agencies and presented to Council for consideration. Upon Council making a decision and providing the required Notice with respect to the requested Zoning By-Law amendment there is a 20 day appeal period where objections can be submitted to the Ontario Municipal Board (OMB). Upon receipt of an appeal, the OMB is required not only to have regard to Council s decision, but the basis on which the decision is made. In order to ensure that the OMB has regard to Council s decision, Council should be able to demonstrate that its decision was fully supported by relevant information and that the information was considered by Council. Recommendation: That Zoning By-law Amendment Application ZBA#97 (Keepsake Plants Ltd.) to change the zone of the severed lands from the Residential Zone (R1-17) to Residential Holding Zone (R1H) and to amend the permitted uses for the Residential Zone (R1-17) on the retained lands was reviewed and deemed to be complete pursuant to the requirements of the Planning Act; And that Administration be directed to schedule the required Public Meeting; And that if no concerns are raised at the public meeting the Clerk be directed to forward the amending by-law to Council for its consideration. (PLA-49-14) Respectfully submitted, Danielle Digitally signed by Danielle Truax, Manager of Planning Services Truax, DN: cn=danielle Truax, Manager of Planning Manager Services, o, ou, =dtruax@leamingt of Planning on.ca, c=us Date: Services 11:07:46-04'00' Danielle Truax Manager of Planning Services Tracey Pillon- Abbs, Director of Development Services Tracey Pillon-Abbs Director of Community and Development Services Digitally signed by Tracey Pillon-Abbs, Director of Development Services DN: cn=tracey Pillon-Abbs, Director of Development Services, o, ou, =tpillonabbs@leamington.ca, c=us Date: :30:23-04'00' :dt Peter Neufeld, CAO Digitally signed by Peter Neufeld, CAO Date: :36:36-04'00' Page 11 of 18

12 October 6, 2014 Ms. Tracey Pillon-Abbs, Director of Development Services Municipality of Leamington 111 Erie St. N., Leamington ON N8H 2Z9 Dear Ms. Pillon-Abbs: RE: Notice of Public Meeting to Consider Zoning By-Law Amendment (ZBA-97) - ; 268 Seacliff Drive; ARN: ; PIN: ; Applicant: Keepsake Plants Ltd; Regulated Area: Lake Erie. The following is provided for your information and consideration as a result of our review of the above referenced Notice of Public Meeting to Consider Zoning By-Law Amendment (ZBA-97). We acknowledge the purpose of this application is to amend the zoning of the subject lands (identified in the application as the severed lands ) to allow for a future residential subdivision and also acknowledge the proposed amendment for the retained lands to allow additional commercial uses. For the owner s information, the southern portion of the above noted lands are subject to our Development, Interference with Wetlands and Alteration to Shorelines and Watercourses Regulations under the Conservation Authorities Act, (Ontario Regulation No. 158/06). Prior to any construction or site alteration, or other activities affected by the regulations, the property owner will be required to obtain a Permit and/or Clearance from the Essex Region Conservation Authority. We also have specific concerns regarding any future development being proposed in close proximity to the Lake Erie shoreline bluffs. Please be advised, that any development proposed near this area will be subject to setback hazard limits from the top of bluff. Dependent upon the proposal, it may be necessary for proponents to obtain the services of a qualified engineer to provide shoreline engineering solutions to overcome the effects of bluff and shoreline erosion. We also note that due to the intended future residential development proposed on the severed parcel, and the potential intensified use of the retained parcel, we are concerned with the potential impact of the quality and quantity of runoff from these overall sites, and any potential drainage outlets. For the owner s information, in advance of any further planning or development applications, we would advise of the following: the southern limit of the severed property may support habitat of endangered species and threatened species. As per Section of the PPS, 2014 Development and site alteration shall not be permitted in habitat of endangered species and threatened species, except in accordance with provincial and federal requirements. All species listed as endangered or threatened (aquatic species,.../2 Page 12 of 18

13 Ms. Tracey Pillon-Abbs, Director of Development Services October 7, 2014 Page 2 plants, mammals, birds, reptiles, amphibians, etc.) as well as their related habitats, are protected under the provincial Endangered Species Act. It is the proponent s responsibility to exercise due diligence in ensuring that all issues related to the provincial Endangered Species Act and its regulations have been addressed. Inquiries regarding the applicability of the Endangered Species Act to the property should be made to Aylmer District office of the OMNR ( ESAScreeningRequest.AylmerDistrict@ontario.ca). Based on our review, we have no objections to this application for Re-Zoning. If you should have any questions or require any additional information, please do not hesitate to contact the ERCA office by phone at (519) or by fax at (519) Thank you. Sincerely, Mike Nelson Watershed Planner /cor Page 13 of 18

14 OCT/07/2014/TUE 02:42PM County of Essex FAX No P. 001 ~~ Countyof ~-Essex Office of the Manager, Planning Services William J. King, AMCT, MCIP, RPP Manager, Planning Services I October 7, 2014 Ms. Tracey Pillon Abbs Director of Planning Services Municipality of Leamington 111 Erie Street North Leamington, Ontario N8H 2Z9 Dear Ms. Pillon Abbs: RE: ZBA-97-14, Keepsake Plants Ltd. Part Lot 3, Concession BF. Registered Plan 402, Registered Plan 12R 2544 Parts 1 to 4. South Side of County Road No. 20. West of Fraser Road, Municipal Number Seacliff Drive Please be advised that the County has reviewed the aforementioned application and the comments provided are engineering related only. This application has not been reviewed from a planning perspective. County Road 20 was formerly King's Highway 18 until it was transferred to the County of Essex. No new accesses will be permitted to County Road No. 20 as a result of this submission. The minimum setback for any proposed structures on this property must be 85 feet from the centre of the ROW of County Road 20 in the case of a dwelling, and 105 feet from the centre of the right of way in the case of an accessory building. Permits are necessary for any changes to existing entrances and structures, or the construction of new structures adjacent to County Road No. 20. We are requesting a copy of the Decision of the aforementioned application. Thank you for your assistance and cooperation in this matter. Manager, I MCIP, RPP Page 14 of Fairview Ave. West, Essex, Ontario N8M 1Y6; Phone: , Ext. 1329; Fax TIY : bkinq@countyofessex.oo ca

15 October 9, 2014 ocr o s 201' Attention: Mayor, Deputy Mayor, and Councillors The residents surrounding the property of Keepsake Plants located at 268 SeacliffDrive West have signed a petition on file ZBA# 97. A public meeting has been scheduled for October 14,2014 at 6:00pm by the Municipality of Leamington in a letter sent to residents dated the 23rd of September The residents who have signed the petition oppose the amendment to change the zoning of the retained parcel (.0511 ha, including the office building and single detached dwelling) to allow the following uses within the existing office building: offices, including medical and professional and a retail store which includes personal and other services, laboratory, clinics, animal hospital, day care and day nursery subject. The residents surrounding the Keepsake property are opposed to but not limited to the following points: -the proposed amendment is not compatible with the neighbourhood -will impact everyone's day-to-day living -will decrease surrounding property values -will drive away property resale in this area -this type of proposed development should be kept in urban areas, not rural -impact proposed high-end subdivision negatively -will scar the neighbourhood forever -will put a strain on an already high traffic road -commercial space is already sitting empty throughout the downtown district -what types of businesses can fall under personal and other services? Attached to this cover letter is a four page petition signed by the residents that surround the Keepsake Property, the notice of a public meeting sent out to residents by the corporation of the municipality of Leamington, an article published by local media in Leamington, an regarding clinics and the type of clinics that would be permitted if the rezoning did pass. Page 15 of 18

16 New Property Use After Tornado By Jason Viau on September 29, 2014 ~.. ' '... Developers are seeking to re-zone the former Keepsake Plants site in Leamington for commercial and office use. (Photo Courtesy Town of Leamington) After being ravaged by a tornado in 2010, a large piece of land in Leamington may be getting new life. Property owners of the former Keepsake Plants greenhouse on Seacliff Dr. are proposing to add retail and office space. Developers also want to eventually turn the back part of the property into a residential subdivision. Karl Tanner, a partner with Dillon Consulting Limited, says the property is currently sitting vacant. "It's generating very little tax revenue," says Tanner. "It will provide the opportunity for new and improved uses on the property, uses that are likely more compatible with the surrounding area."??.? Page 16 of 18

17 The consulting firm will hold a public meeting in the coming weeks, then leamington Council will decide if the property should be re-zoned. Tanner hopes to have the commercial and office space ready for January. Page 17 of 18

18 Outlook.com Print Message Page 1 of7 RE: ZBA # SeacliffDr. From: Robert Tatomir (robert@future-homes.com) Sent: October :04:04 PM To: 'Danielle Truax' (dtruax@leamington.ca) Cc: 'Tracey Pillon-Abbs' (tpillon-abbs@leamington.ca) Thx, if so and that should occur that would be a very big mistake and a travisty to all the quality residetial neighbours. R From: Danielle Truax [mailto:dtruax@leamington.ca] Sent: October :45PM To: Robert Tatomir Cc: Tracey Pillon-Abbs Subject: RE: ZBA # eacliff Dr. Good Afternoon Mr. Tatomir Based on the definition below, it does appear that clinics which provide treatment would be permitted, including a methadone clinic. The purpose of the public meeting scheduled for October 14, 2014 is to provide residents an opportunity to express any concerns they may have with the proposed uses. Please encourage your client to attend the public meeting or to submit the same in writing for consideration by Administration and Council prior to any decision being made. I am also available to meet with your clients to discuss the proposed zoning or to receive their concerns directly. Regards, Danielle Truax Manager of Planning Services Page 18 of 18