RE: Zoning By-law Amendment for Proposed Institutional Development, Dunnville (Ghandi)

Transcription

1 HALDIMAND COUNTY Report PED-PD of the General Manager of Planning and Economic Development For Consideration by RE: Zoning By-law Amendment for Proposed Institutional Development, Dunnville (Ghandi) OBJECTIVE: To propose an amendment to the Town of Dunnville Zoning By-law 1-DU 80 to facilitate the construction of a 60 bed nursing home. RECOMMENDATIONS: 1. THAT Report PED-PD Re: Zoning By-law Amendment for Proposed Institutional Development, Dunnville (Ghandi) dated December 1, 2014 be RECEIVED; 2. THAT application PLZ-HA to amend the Town of Dunnville Zoning By-law 1- DU 80 to (i) rezone the subject lands from General Industrial (MG) Zone & Urban Residential Type 2 (R2) Zone to Neighbourhood Institutional - Holding (IN-H) Zone with a series of special provisions to facilitate institutional development BE APPROVED for reasons outlined in Report PED-PD ; 3. THAT the Zoning By-law attached to Report PED-PD BE PASSED; 4. THAT the holding provision removal by-law attached to Report PED-PD BE PASSED and the General Manager of Planning and Economic Development be granted authority to remove the holding provision when all conditions relating to the matter are satisfactorily addressed; 5. THAT servicing allocation in the amount of 21.8 m 3 /day of water and 18.8 m 3 /day of wastewater be assigned to the subject proposal; 6. THAT Council approve an easement over the Dunnville Multi-Purpose Facility site to facilitate the provision of municipal servicing to the subject lands as generally shown on Attachment 4; 7. THAT Council authorize staff to negotiate the sale of a portion of land at the Dunnville Multi-Purpose Facility site, to the applicant, to facilitate the establishment of a sidewalk from the development to Forest Street as generally shown on Attachment 4, at the appraised value, with a future report to be brought forward by the Support Services Division authorizing the transaction; Date of Meeting: January 13, 2015 Page 1 of 35

2 8. AND THAT the proposal is deemed to BE CONSISTENT with the Provincial Policy Statement (2014), and the Growth Plan for the Greater Golden Horseshoe. Prepared by: Reviewed by: Meagan Ferris Planner, BES Date: December 1, 2014 Respectfully submitted: Mike Evers, MCIP, RPP, BES Manager, Planning & Development Approved: Craig Manley, MCIP, RPP General Manager Planning & Economic Development Department Donald G. Boyle Chief Administrative Officer Date of Meeting: January 13, 2015 Page 2 of 35

3 BACKGROUND: The intent of this application is to amend the Town of Dunnville Zoning By-law 1-DU 80 to facilitate the construction of a three storey, 60 bed nursing home on the subject lands. The subject lands consist of two separate lots which are being consolidated by the proponent (Ashwin Ghandi). A map showing the entire site subject to the proposal can be seen within Attachment 4. The applicant is proposing to divide the structural development on this site into two (2) phases. Phase 1 is intended to contain 50 beds and phase 2 is intended to contain 10 beds reserved for a dementia care unit. The proposed nursing home will provide a range of assisted living amenities to its residents, including but not limited to, meal preparation and laundry and cleaning services. A large communal bathroom with a lift is also proposed for those that may require assistance with personal care. Each unit within the structure is intended to contain certain private amenities (i.e. washrooms and kitchenettes). The development of this site is expected to provide approximately 6 staff members, including an Administrator, Practical Nurse and Personal Support Workers. The specific intent of this proposal is as follows: i. Rezone the subject lands from General Industrial (MG) Zone & Urban Residential Type 2 (R2) Zone to Neighbourhood Institutional Holding (IN-H) Zone; ii. To request relief from the minimum rear yard setback of 9 metres (29.5 feet) of the nursing home to permit a reduced rear yard setback of 7.3 metres (24 feet); iii. To request relief from the maximum height provisions of the zoning by-law, which allows a maximum height of 2 storeys, to permit a height of 3 storeys; iv. Request relief from specific parking provisions to allow parking area to be constructed within 1.0 metre (3.3 feet) of abutting residentially zoned lands (By-law requires 4.5 metres (14.8 feet); v. Propose that an easement of up to 8 metres (26.2 feet) in width (on Dunnville Multipurpose Building site) be approved by Council to facilitate the establishment of servicing infrastructure; and vi. Acquisition of a strip of land from the Dunnville Multi-Purpose Building site for the purposes of constructing and maintaining a sidewalk from the development to Forest Street for easier access to the downtown area. It is important to note that if approved, this proposal will be required to go through the site plan approval process, which will allow County staff the opportunity to ensure that the site will function effectively both on site and in relation to adjacent properties. Planning staff are further recommending that this proposal be placed under a holding provision ( H ) to ensure that site plan approval is obtained, the necessary land transactions are finalized and servicing capacity is available. The H provision will also ensure that the County will receive a copy of the Record of Site Condition (RSC) for the subject lands which deals with the on-going site (soil) clean-up. This is required as records indicate that the majority of the subject lands was a manufacturing / industrial type use. It is understood that the process of obtaining a RSC has been initiated by the current property owner. Planning staff would also like to add, that as per report CS-SS , there will be an exchange of lands from the proposal site to the County to be incorporated in the multi-purpose building property to the east. The lands represent small parcels along the easterly boundary which are not included / required for the development plan for the nursing home. LAND LOCATION AND DESCRIPTION: The subject lands are located on the south side of Cross Street East within the urban area of Dunnville. The balance of the subject lands are legally described as Plan 69, Part Lot 7, 8, North of Forest Street; Plan 987, Part Lots 1, 3 & 5, Part Lane Closed, Reference Plan 18R3665, Part 2 & 5; with no municipal address. The lands municipally known as 114 Cross Street East, Date of Meeting: January 13, 2015 Page 3 of 35

4 Dunnville are described as Plan 987, Part Lot 1. A General Location Map has been included in this report as Attachment 1. The configuration of the subject lands can be seen in Attachment 4. The subject lands are adjacent to existing residential development to the north, south, and west, with the Dunnville Multi-Purpose Facility and its parking lot located to the east. Frontage and access to the subject lands is on Cross Street East via a newly proposed driveway and via an existing laneway that is owned and currently maintained by the County. The subject lands, specifically the lot known municipally as 114 Cross Street East, currently contain a dwelling and accessory structure, which are intended to be removed. The balance of the lands are vacant of any structures. ANALYSIS: Planning staff have determined key planning issues related to this application as the following: 1. Provincial Policy: Provincial Policy Statement (2014) The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest in relation to land use planning and development within the Province of Ontario. The policies within this document focus on building healthy, liveable, safe and strong communities that are sustainable and resilient. The PPS provides direction that settlement areas, such as the urban area of Dunnville, shall be the focus of growth and development, and that its vitality and regeneration shall be promoted. Within settlement areas, communities are sustained by accommodating a mix of densities, and an appropriate range and mix of land uses, including residential and institutional uses (i.e. long term care / nursing homes), that efficiently use land and resources, are appropriate for and efficiently use infrastructure and public facilities, and support intensification and redevelopment. The PPS further provides general policy direction for municipalities regarding the promotion of intensification and redevelopment, while also taking into consideration existing building stock and areas, such as brownfield sites. This proposal represents an opportunity for intensification and infill within the built boundary and the redevelopment of a brownfield site that is underutilized and vacant. This proposal will also support a use that is compatible and appropriate in relation to the existing surrounding land uses and will efficiently utilize existing infrastructure and public facilities within Dunnville. Planning staff are of the opinion that this proposal is in conformity with the intent and purpose of the Provincial Policy Statement (2014). Growth Plan for the Greater Golden Horseshoe (2006) The Growth Plan for the Greater Golden Horseshoe is the framework for implementing the Government of Ontario s vision for building stronger and prosperous communities by controlling growth until The Growth Plan s emphasis is in part on building strong, vibrant and complete communities with an emphasis on directing growth to built-up areas through intensification and the overall optimization of the existing land supply. This development proposal is consistent with the Growth Plan as it will support intensification within an established settlement area and within the built boundaries, and will effectively utilize a parcel of land that is currently underutilized. This proposal conforms to the intent and purpose of the Provincial Growth Plan and supports the overarching objective of the Province. Date of Meeting: January 13, 2015 Page 4 of 35

5 2. County Policy: Official Plan Policy The subject lands are designated as Residential in the Haldimand County Official Plan and are located within the built boundary of the urban area of Dunnville. The Residential designation is expected to accommodate attractive and functional neighbourhoods, including providing a variety of housing and community facilities supportive of a residential environment. The predominant land use within this designation is to be residential development, in all forms; however, communityoriented institutional uses, such as supportive living for seniors (long-term care facilities, nursing homes) are also permitted. The subject application is representative of supportive senior housing. At a general level, the residentially designated areas within the County s urban communities are expected to accommodate attractive and functional neighbourhoods that provide a variety of housing forms and community facilities supportive of a residential environment. Development is to proceed in an orderly and phased manner contiguous to existing development and is to take into consideration the availability of services. At the general level, the Official Plan is supportive of this type of project. The key planning issue associated with this application relates to the compatibility of the proposed use in terms of form, density, intensity of activity and character relative to residential and other land uses in the vicinity. The principle of compatibility refers to the ability of uses to co-exist with one another without causing undue discomfort or loss of enjoyment of property. It does not mean that there should be no impacts or that adjacent uses need be the same but rather that any impacts are reasonable. Where issues of compatibility are dependent upon the demonstration that acceptable mitigation can be achieved through reasonable measures, the public interest requires that a complete and proper assessment of the issue and the acceptability of any such mitigation be determined before a principle of use decision is made. This detailed analysis is completed through the examination of various Official Plan sections below. Within the Residential designation, institutional uses are subject to specific criteria that have been developed to ensure that future institutional development is appropriately incorporated into the residential area. The criteria applicable are as follows: a) The use should generally be located in proximity to an arterial or collector road; The subject lands have direct access to Cross Street East and are located in close proximity to Cedar Street (i.e. approximately 55 metres) and Tamarac Street (i.e. approximately 270 metres), which are collector roads. A traffic brief prepared by F.R. Berry & Associates concludes that the existing road network in this area will be able to effectively accommodate additional traffic that is well below the full capacity of each road. Engineering Services staff (Traffic Technologist) has reviewed the study and are agreeable with its conclusions. b) Adequate on-site parking must be provided, including provision for drop-off and pick-up facilities, where required; The total number of parking spaces required, as per the Zoning By-law, is dependent on the number of beds. This proposal requires 32 parking spaces and of the required 32 parking stalls, 2 accessible parking spots are required. This includes parking for staff and visitors. All of the required parking stalls are proposed to be located on-site, which can been seen in the concept plan in Attachment 2. The concept plan also shows a total of 34 parking stalls on site, including 4 accessible parking stalls; however, the location of the drop-off and pick-up area are not identified. This proposal will be required to go through the site plan approval process, so the drop-off and pick-up areas, if required, will be defined at the site plan stage. Date of Meeting: January 13, 2015 Page 5 of 35

6 c) Screening and buffering shall be implemented in accordance with subsection 5.F.1)1. of this Plan, as appropriate; Section 5.F.1)1. The policies of the Official Plan set out suggested mitigation measures that should be considered when a new use is being introduced adjacent to an existing sensitive land use (i.e. residential). While the proposed development itself is considered sensitive and not expected to introduce any impacts that will significantly depreciate the use and enjoyment of adjacent uses (i.e. odour, dust, etc.), it will increase the intensity of use at the site and the level of activity that neighbours are accustomed to. As such, the criteria in the Official Plan should be applied and a fulsome assessment of compatibility is required. The criteria are as follows: o Separation of uses by increased setbacks; The proposed development is intended to be setback substantially from Cross Street. (i.e. approximately 40 metres (131.2 feet)). The closest point of any building to a residential property line at the north end of the site would be approximately 15 metres (49 feet). The intent is also to utilize much of the space at the north end of the site (an area that approximates the size of a residential lot) as landscaping area, and as such this proposal will maintain a large separation of uses along the front property line. This will also serve to provide a unique and attractive enhancement to the streetscape in this neighbourhood. In effect, the view from the street will be dominated by landscaping with the buildings pushed to the rear of the site, somewhat screened from view by street fronting residential. In the rear (south) of the development, the closest point of any structure will be approximately 7 metres (22.96 feet) from the rear property lines of the abutting residential lands. Further to this, the primary amenity space area is to be located at the southeast corner of the site which will maximize the setback to abutting residential development. The location of the landscaped space provided in the southeast portion of the lot will further provide a separation of uses. Lastly, with regards to parking, planning staff are recommending that a minimum of 1 metre (3.3 feet) setback be established to ensure that an appropriate buffer (be it natural or privacy fencing) can be erected to further assist in the separation of uses on this property (i.e. visually). All of this combines to establish an appropriate separation of uses through increased setbacks, the location of amenity space and the use of buffers. An example of how the development would integrate with abutting development is shown at Attachment 5. o Screening and buffering such as landscape strips, architectural screening, fences, and berms); Attached to this report is a concept plan (Attachment 2), which visually sets out how this site is intended to be developed. The plan demonstrates that there is sufficient space and opportunity to accommodate adequate screening and buffering through a variety of landscaping techniques (trees, shrubs, fencing, etc.). These types of landscaping details will be required to be addressed at the site plan review stage. As part of the proposal to facilitate the development of this site, relief is requested from the setback requirements for parking to permit a reduced setback of 1 metre (3.3 feet). The Zoning By-law requires that non-residential zone parking lots are setback 4.5 metres (14.8 feet) from any interior lot line of an abutting residential zone. The intent of this provision is to ensure that residential Date of Meeting: January 13, 2015 Page 6 of 35

7 dwellings are buffered from adjacent parking lots that may have a higher impact (i.e. commercial uses). Planning staff are of the opinion that the intent of the Zoning By-law can be appropriately and effectively achieved through the use of alternative buffering, such as landscaping and privacy fencing, and are further of the opinion that the relief is minor in nature, appropriate, and maintains the intent and purpose of the Zoning By-law as the proposed parking is for a use that is akin to a residential type use which has a significantly lower activity level than commercial (i.e. number of stops / starts; arrivals / departures, etc.). Further, in relation to dwellings located west and south of the subject lands, multiple dwellings have existing detached garages and sheds located in the rear yards which provide an existing form of buffering between existing uses and this proposal. The buffering of these lots will be further augmented with landscaping and fencing as noted. Staff is of the opinion that the development of this site can be appropriately screened and buffered from existing uses. o Location of lighting so that it is deflected away or shielded from adjacent land sensitive uses; The plan available to staff at the time of writing this report does not indicate where lighting will be located on the subject lands. However, this aspect will be addressed at the site plan stage through the provision of a detailed photometrics plan. This plan will ensure that the design and location of lighting will not negatively impact neighbouring properties. o Proper location of parking areas, loading areas and outdoor storage; and Parking is proposed to be located primarily along the existing alleyway / laneway to provide access to Cross Street. The location of parking on the subject lands, in planning staff s opinion, is appropriate, as the main parking area will make use of an existing publicly owned laneway. To further mitigate any perceived impact of the parking areas in relation to the use and enjoyment of adjacent properties, natural buffers and/or privacy fencing will be required to be included through the site plan process. In addition to the addition of buffering and fencing, there are existing buffers that will assist in mitigating any impacts of parking, loading area and/or outdoor storage. For example, there are dwellings surrounding the proposed parking area (to the south and west) that have accessory structures that provide an existing form of buffering of the dwellings and amenity space from the proposed parking area. Some of these dwellings (to the west) are also deep set lots that are further buffered from the future use of the laneway and proposed parking lot as the dwellings are located closer to the road (away from the laneway / parking areas) and there is additional amenity space separating the uses. The concept plan provided to staff does not detail specific loading areas or the location of outdoor storage; however, if a loading area and outdoor storage is proposed, these details will be required to be addressed at the formal site plan stage to appropriately situate and mitigated any potential impacts on surrounding land uses. o The provision of safe access for pedestrians with minimal interference from vehicles. Date of Meeting: January 13, 2015 Page 7 of 35

8 Pedestrian and vehicular access will primarily be via Cross Street. In order to divide this access, the proponent has proposed sidewalks from Cross Street to the front entrance (via the main driveway) and proposes to establish pavement along the front and north west side of the structure to provide appropriate and separate access to/on the subject lands for pedestrians. It should further be noted that the proponent has proposed the incorporation of a sidewalk from the rear of the development over lands to be acquired from the County s multi-purpose building site to provide pedestrian access to Forest Street. The establishment of a sidewalk, from a planning perspective, represents a key element of design that provides an opportunity to improve the connectivity of this development to the downtown core. A direct connection to Forest Street and ultimately a more direct access to the downtown centre can be achieved by establishing the proposed sidewalk and promotes active transportation by making the development more accessible for pedestrians. d) Buildings are designed in a manner that reflects the character of the neighbourhood in which it is proposed, including consideration of the nature, scale and density of existing development in the vicinity. The stability of older residential neighbourhoods needs to be protected by encouraging infill development to be undertaken in a manner that is in character with the existing development in the area. In the subject case, traditional forms of development in the general surrounding area serve to create a mixed use area which would accommodate the proposed development. More specifically there are proposed and existing higher density residential developments to the south side of Forest Street, including several proposed 3.5 storey apartment buildings, an existing landscape / garden centre to the south and a large County office facility (i.e. the Dunnville Multi Purpose Facility) located immediately south east of the subject lands. An aerial photo at Attachment 6 demonstrates the varied land uses. In terms of uses immediately adjacent to the subject lands, the land uses consist primarily of residential development that varies in architectural style and height (i.e. 1 to 2.5 storeys). Staff are of the opinion that the type of use, height and design of the structure will not drastically alter the character of the existing neighbourhood for the following reasons: o Footprint / Lot coverage The building footprint and lot coverage of the proposed development will be less than the Dunnville Multi Purpose Facility and similar to what it is for adjacent multi-unit residential developments (in some cases less than). As such, the relationship of development area to site area would be in line with that of other developments in the surrounding area. o Location of proposed structure The buildings are proposed to be significantly setback from Cross Street, providing an additional buffer from the front property line / Cross Street and from the existing residential development along the street. The location of the building and the intent to utilize the northerly portion of the site as green space will bring the proposed structure closer to the Dunnville Multi-Purpose Facility and provide a more appealing view from the street. The design and orientation of the structure also ensures that half of the units will be overlooking the Dunnville Multi-Purpose Facility, not residential dwellings which further adds to this proposal s compatibility with surrounding land uses. Date of Meeting: January 13, 2015 Page 8 of 35

9 o Design The design of the proposed structure can be seen in the attached elevation plans (Attachment 3). It is evident that the structures will have a strong similarity to a residential development (i.e. exterior finishes, windows and balconies), rather than an institutional use, which is further enhanced through the inclusion of amenity space and landscaping. The proposed design of the structure will assist in the blending of the new use with adjacent land use. o Outdoor amenity space The proposed amenity space, particularly in front of the proposed structure, provides a natural buffer from the street, while also providing an attractive view from the street. The majority of active amenity space will be located in the southeast corner of the subject lands and is situated in a way that there is some buffering of this space from a majority of the adjacent land uses, providing a more secluded outdoor space. This will further reduce the impact of the development on adjacent land uses. o Existing laneway / alleyway This proposal further intends to utilize a laneway that is owned and maintained by the County along the westerly property boundary. Presently, this laneway provides access to some rear garages of dwellings located on Cedar Street. It is important to emphasize that the use of the laneway by adjacent residents will not change. However, the laneway is proposed to be used as a secondary access for parking and emergency services to service this development. The need to provide a u- shaped access in the front of the structure and the placement of parking along the laneway, further maximizes the building s setbacks from residential properties located north and west of this proposal. The Official Plan (OP) also contains policies relating to Special Needs Housing (SNH). The policies speak specifically to the need to improve access to and enhance provision of SNH, such as that for seniors. The OP permits SNH in the Residential designation subject to criteria that are nearly identical to those outlined above. The one main difference in the SNH criteria set is that it also includes a requirement that such uses are to be integrated within the community and be located in proximity to other community facilities and necessary support services. In that regard, the infill nature of development and proximity to the service / amenity centre of Dunnville (i.e. the downtown) create a clear conformity with this requirement. The subject development would be required to obtain site plan approval which represents one of the key implementation tools to address site design and layout, building arrangement, etc. and to include mitigation measures such as perimeter landscape screening or buffering, fencing, lighting controls, and the location of visitor parking and outdoor amenities. While a preliminary concept plan has been provided that intends to provide a representation of the development (Attachment 2), a formal site plan application has not been received and site design features could be subject to change. It is expected that perimeter landscaping / visual screening (e.g. fencing) will be requirements of the development in order to minimize impact to abutting lands in terms of visual appearance, privacy, etc. A more detailed review will be completed at the site plan stage to ensure appropriate landscape materials are used, grading and drainage are maintained on site, and overall that the site functions well. In addition, elevation plans will be required as part of a site plan submission, which would provide an opportunity for staff to review specific building details such as window locations, use of balconies and proposed roof lines. It should be noted that this site represents somewhat of a transitional space between the Dunnville Multi-purpose Building (DMPB), which consists of offices, (Emergency Services, Ontario Provincial Police, etc.) and the lower density residential areas to the west and northwest. It will Date of Meeting: January 13, 2015 Page 9 of 35

10 serve to provide a look, feel and function that is more akin to residential than what is currently visible at the DMPB site. It also would represent a step down in terms of height from the multiresidential developments on the south side of Forest Street which will be close to 4 storeys in height. A final note regarding compatibility relates to the zoning change itself. The current zoning on the subject lands is General Industrial (MG). This particular zone permits a wide variety of high impact uses, by right, including uses that would not only be out of character with the neighbourhood, but incompatible with adjacent land uses and this general area. The rezoning of this site to Neighbourhood Institutional (IN) Zone will remove the possibility for incompatible land uses on the site and will further permit a use that is a lower intensity and more compatible within this residential neighbourhood and the surrounding area. 3. Functional Servicing Report (FSR): Site functionality matters include water and wastewater servicing, grading, drainage, stormwater management and traffic impacts. The functional servicing report (FSR) is a high level analysis that seeks to address the functional capabilities of a site for a specific development in terms of stormwater management, grading / drainage, and servicing. In terms of function, the proponent has submitted a FSR to demonstrate that the increased density proposed for the site is appropriate. A FSR was submitted with the Zoning By-law amendment application and was prepared by AMEC Environment & Infrastructure. This document concludes that this proposal will be able to be developed appropriately and in keeping with County requirements provided some key findings are implemented. In particular, a unique approach to municipal servicing and stormwater management are proposed. In regards to municipal servicing, the FSR proposes a connection to services (water and sanitary) on Forest Street, through the County-owned lands that contain the Dunnville Multi-Purpose Facility, within a proposed 6 metre easement. The main rationale for this approach is due to existing constraints on Cross Street that make servicing this new development from that point unfeasible. The applicant s design engineering has indicated that servicing the subject lands from Cross Street is problematic for the following reasons: Watermain there are longstanding capacity and pressure issues that would require significant upgrades to the system to accommodate the project; and Wastewater the method of sanitary conveyance that would be required would include the use of pumps which is generally not supported due to concerns of malfunction (especially with power outages). County staff have reviewed the Cross Street challenges and concur with the constraint findings. The solution proposed by the design engineer would require servicing across a portion of the access driveway of the County s multi-purpose building which fronts onto Forest Street. This servicing option requires an easement to be approved by the County. Through additional discussions with the proponent s Engineer and internal discussions within the County, staff are satisfied that the site will be able to be appropriately serviced via the proposed servicing option set out by AMEC Environment & Infrastructure. Staff have concluded that a maximum easement of 8 metres width would be required (i.e. could be less). Conclusions regarding the exact easement size are to be completed at the site plan stage. County staff will work directly with the proponent s Engineer to complete the required analysis and to reach an agreement on the easement size. The formal creation of the easement would be completed at the site plan approval stage. It is important to highlight that the establishment of an easement for servicing infrastructure, all of which will be located under ground, will not limit access to and from the Dunnville Multi- Purpose Facility, nor will it impact the overall functionality of the site or compromise the integrity of the existing County building. Vehicles (and pedestrians) could still traverse this area in much Date of Meeting: January 13, 2015 Page 10 of 35

11 the same manner as they do present day. The establishment of an easement over County property requires approval from Council; therefore, planning staff has included within the recommendations of this report that an easement be approved. If approved, staff from the Support Services Division will draft the easement to include the County s standard terms and conditions as well as any provisions necessary to protect the interest of the County. In regards to stormwater management (quantity and quality control), an alternative in the form of an underground storage tank with the use of an oil/grit separator is proposed. While this solution is generally acceptable, additional details will be required as part of the site plan approval process. The tank / system would be located wholly within the property boundaries and not on any part of the County s property and on-going maintenance would be the responsibility of the proponent. A traffic brief prepared by F.R. Berry & Associates, was also submitted with this proposal. The brief draws the conclusions that the proposed development would generate traffic volumes that would be well within the capacity of the local street system and there are no significant traffic impacts anticipated. The Engineering Division has reviewed this brief and is satisfied with the conclusions drawn and that the street will be able to handle the additional traffic flow. Capacity Allocation Within an urban area, Official Plan policies require that new development generally proceed on full municipal services. The intent of this proposal is to utilize existing municipal services. The proponent has submitted a servicing allocation request to planning staff. Currently, there is servicing capacity available to allocate to this proposal. A recommendation for the approval of servicing capacity to the proposed development has been included in this report and represents the total amount of capacity required for both phases of this development. 4. Remediation of Site Contamination: The majority of the subject lands were used as a former textile manufacturing operation (Dominion Textiles). Due to the former industrial uses of the site, soil contamination had occurred. As part of the on-going development review process and planning for the project, the proponents have been undertaking an environmental remediation program. In that regard, they have retained the services of Golder Associates Ltd. to complete the assessment of the site and pursue the filing of a Record of Site Condition (RSC) with the Ministry of Environment which would verify that the lands are suitable for the intended development. At the time of writing this report it is understood Golder Associates Ltd. is working on the filing of the RSC, but staff have no confirmation that the Ministry of Environment has accepted the RSC. Due to the uncertainty of the RSC status, planning staff have added a Holding provision on the subject lands that can be lifted once a number of requirements, including the provision of a copy of a filed / accepted RSC, have been received by County staff. 5. Site Plan Approval: To ensure that the development incorporates compatibility measures, is functional and has a high quality design development on this site is required to go through the formal site plan review and approval process. These plans will show how the site will function in terms of access, parking, refuse collection and snow storage location, landscaping and buffering, and lighting. The site plan process will also ensure key technical matters are addressed such as grading, stormwater management and servicing of the site, so as to minimize impacts on adjacent lands. This process gives the County the opportunity to review, comment, and ultimately approve how the subject lands will be developed and how it will function. Date of Meeting: January 13, 2015 Page 11 of 35

12 During the Zoning By-law amendment process, the proponent expressed an interest in establishing a sidewalk from the subject lands over the far westerly side of the driveway entrance to the County s Dunnville Multi-Purpose Facility. The intent is to establish a sidewalk in order to provide direct access to Forest Street from the subject lands and improve the integration of the facility in the community and walkability factor. As noted, the sidewalk would be located at the west side along the property line between the County s property and the adjacent residential dwelling so as to maximize separation from the main driveway/lane. In order to accommodate this proposal, a portion of the County s property would need to be sold to the proponent to ensure all construction, maintenance and liability pertaining to such rests with the appropriate party. It is estimated that a strip of land between approximately 1.2 metres to 1.5 metres in width would be required. Staff is recommending via this application report, that Council authorize the Manager of Support Services, or delegate, to negotiate the sale of the required land at the appraised value, with all required survey expenses to be borne by the applicant. If negotiations are successful, staff will report back to Council to declare the property surplus and seek formal authorization of the sale. Subsequently, a by-law will be presented to Council for final authorization. It is further important to note, that the lands identified as 114 Cross Street (shown on Attachment 4), which are intended to be fully utilized and integrated with the proposed design and functionality of the subject lands (i.e. driveway design, amenity space, and location of proposed stormwater management tank), will need to legally merge and become part of the entire site. This will also be addressed in the site plan approval process. 6. Town of Dunnville Zoning By-law 1-DU 80: The subject lands currently have a dual zoning. The majority of the property is currently zoned as General Industrial (MG) Zone and the property known as 114 Cross Street East is currently zoned as Urban Residential Type 2 (R2) Zone. This application intends to: i. Rezone the subject lands from General Industrial (MG) Zone & Urban Residential Type 2 (R2) Zone to Neighbourhood Institutional Holding (IN-H) Zone; ii. To request relief from the minimum rear yard setback of 9 metres (29.5 feet) of the nursing home to permit a reduced rear yard setback of 7.3 metres (24 feet); iii. To request relief from the maximum height provisions of the zoning by-law, which allows a maximum height of 2 storeys, to permit a height of 3 storeys; and iv. Request relief from subsection (d) of the zoning by-law, which limits the location of a parking lot within a non-residential zoned lands that abuts a residential zone to a 4.5 metres (14.8 feet) setback, to permit a setback of no less than 1.0 metre (3.3 feet). The Neighbourhood Institutional (IN) Zone permits uses which consist of a school, community centre, nursing home, cemetery, place of worship including an accessory dwelling unit, day nursery, one dwelling unit in a permitted building and a one family dwelling house located on a separate lot. A copy of the Zoning Review Chart is located in Attachment 9. This proposed Zoning By-law amendment, in staff s opinion, is appropriate and represents good planning. The rezoning of the subject lands will put the site into one consistent zone and permit a use that is compatible with the underlying Residential designation and adjacent land uses. The request for a reduced rear yard setback is applicable to the first phase portion of development. The rear of the site backs onto the rear yard of abutting residential lots. Although reduced, a substantial setback will be maintained to ensure the usability and amenity space on the subject lands is not hindered. Planning staff are also of the opinion that the relief in height and the reduction of the setback requirements for parking lots are appropriate. There is a range of height in the adjacent residential land uses. There is also a higher density development located south of the subject lands. In staff s opinion, there is no perceived negative impact to the overall character of the area with the requested relief. In relation to the setback for parking, planning staff are of the opinion that a Date of Meeting: January 13, 2015 Page 12 of 35

13 setback no less than 1.0 m (3.3 feet) of the parking lot to the property line will provide an efficient amount of space to erect a privacy fence and/or establish a buffer. Planning staff have prepared a By-law to rezone the subject lands and request relief from certain provisions within the Zoning By-law. This By-law can be seen in Attachment 7. Planning staff are also recommending that this proposal be subject to a Holding (H) provision, as seen in Attachment 8 to ensure technical details are addressed via the granting of site plan approval, that there is sufficient municipal servicing capacity (water and wastewater) available for the development, that a Record of Site Condition is received, that the land sale of the proposed sidewalk and the creation of the servicing easement on the Dunnville Multi-Purpose Facility site is completed, and confirmation is received that the originally approved property transfers (via report CS-SS ) to the County are completed prior to development taking place. Planning Opinion: Planning staff has reviewed the proposal relative to the Provincial and County policy frameworks and are of the opinion that this proposal is compatible and appropriate development for the area; will provide an opportunity for infill and intensification development within the built boundary; and will redevelop a vacant brownfield site to a more appropriate use. In addition, any design and functionality aspect of this proposal, including landscaping and buffering of the use from adjacent properties, will be appropriately addressed through the site plan review process. The development of an institutional use of this nature within this area is, in staff s opinion, compatible, and represents good planning. BUDGET/LEGAL IMPLICATIONS: Not applicable. INTERDEPARTMENTAL IMPACTS/CIRCULATION COMMENTS: Building Controls and By-law Enforcement: Rear yard setback and building height require relief. Parking space dimensions and snow storage area not shown on the plans; two way traffic width under the County Design Criteria is required to be a minimum of 6.7 m; proposed parking areas (front, back and scooter parking) are not consistent with subsection (d); no visitor parking areas proposed; building separation issues between phase 1 and phase 2. Planning Comment: Many of these comments will be addressed at the site plan stage, including the parking stall and driveway width dimensions, classifications, etc. The scooter parking proposal has since been removed and an amended concept plan was submitted (that included as part of this report). The pavement where the scooter parking was originally located (i.e. Directly behind phase 1), is intended to be designed using semi-permeable landscaping blocks. Emergency Services: Road widths and turning radius as per Design Criteria. Concerned with: turning radius for emergency vehicles, the location of the fire hydrant, access for fire equipment on the north west side of the building (i.e. separation from road to building by parking and paved area), the main entrance canopy obstructs placement of emergency vehicles. Planning Comment: The plan submitted is a concept plan. The subject lands will be required to go through the formal site plan approval process. The concerns expressed by Emergency Services staff can be effectively addressed at the site plan stage through alterations to the proposed plans via the reduction of the proposed curbing and paving on the site to increase the Date of Meeting: January 13, 2015 Page 13 of 35

14 road widths and turning radius for emergency vehicles, relocating the fire hydrant, and removing or reconfiguring the front entrance canopy and associated island to address all concerns. Planning and Development (Development & Design): No issues with the zoning change. Adjustments to the Functional Servicing Report (FSR) are required which include the need to upgrade the existing laneway, provide additional stormwater management information; show the garbage and snow storage / collection areas, provide road width and radius for emergency services vehicles. Planning Comment: These concerns can be effectively addressed at the more technical review stage (i.e. site plan approval process). The proponent is aware that adjustments and additional information in relation to the FSR will be required at the time of submission of the site plan application. Roads Operations: The laneway must be paved so it can be properly maintained for the increased traffic; maintenance agreement for Winter Control of laneway to be taken over by property owner; identification of snow storage area; entrance permits required for both entrances; and a new sidewalk on Cross Street in front of driveway to laneway to ensure proper drainage. Planning Comment: The comments provided by the Road s Division will be addressed at the site plan stage through the site plan review process and/or a site plan agreement. Support Services: Comments from Support Services include the requirement for an easement to be created for servicing infrastructure and a future report to deal with any potential transfer of lands relating to sidewalk installation. Planning Comment: These comments are included in the Analysis section above. Facilities and Parks Operations: Facilities and Parks Operations staff have indicated that fencing should be erected along the full easterly property line to divide the subject lands from the Dunnville Multi-Purpose Facility to ensure the independent functionality of both sites. Planning Comment: This requirement will be addressed at the site plan review process. Haldimand County Hydro: Contact Haldimand County Hydro engineering for electrical design. Manufacturer delivery time for transformers can be up to 20 weeks. Mississaugas of the New Credit Council: No comments received. Six Nations Council: No comments received. Public Comments Public Open House - Proponent Staff have been advised that the proponent held a neighbourhood meeting on July 22, 2014 to discuss the proposed development on the subject lands. It is understood that approximately 60 persons were in attendance and that many positive comments were received. Some of the comments noted by the proponent during this meeting were in relation to setbacks of the proposed building and the residential lots located in rear of the property; parking; and it was identified that there is an interest in establishing a sidewalk from the development to Forest Street. Additionally, Date of Meeting: January 13, 2015 Page 14 of 35

15 the agent for the proponent has indicated that there were many questions about the types of (care / assistance) services that would be provided and the types of units proposed. Circulation Correspondence received is as follows: (1) An was received from an adjacent property owner. The concerns highlighted were regarding issues with privacy, the front entrance and traffic, concerns with trespassing, the location of the parking lot abutting property owner s backyard, lighting, and the potential impacts of construction on the existing dwelling. The correspondence submitted to staff can be seen attached to this report (Attachment 10). (2) The proponent has submitted a letter of support for this proposal which can be found attached to this report at Attachment 11. Planning Comment: Site plan approval will be required prior to any development taking place on the subject lands. This process will allow County staff the opportunity to review and approve the plans proposed on the site and further ensure that the concerns noted in the abutting landowner s are addressed. In staff s opinion, these concerns can largely be addressed by adding privacy fencing and natural buffers / landscaping. However, the concerns regarding property damage are not planning related. The developer and contractor will have a legal obligation to ensure that any damage to adjacent properties as a result of construction are appropriately managed. LINKS TO STRATEGIC PLANS: The proposal was reviewed in the context of the Growth Management objectives of the Community Strategic Plan. It meets the Growth Management objectives by helping to facilitate growth in a cost effective and environmentally appropriate manner. CONCLUSION: Planning staff are of the opinion that this proposal is consistent with the Provincial Policy Statement (2014), the Provincial Growth Plan, the Haldimand County Official Plan, and maintains the intent and purpose of the Town of Haldimand Zoning By-law 1-H 86. The development proposal for this site will redevelop this vacant parcel of land and provide an opportunity for infill development and the redevelopment of a brownfield site into a community-orientated institutional use that is, in planning staff s opinion, appropriate and compatible with the surrounding lands uses. It is therefore recommended that this application be approved, subject to the rationale set out within this report. A public meeting has been scheduled to correspond with the presentation of this report. A public notice sign has been posted at the site and was visible when the Planner conducted a site visit ATTACHMENTS: 1. General Location Map (Map 1). 2. Location of Lands Affected: Owner s Sketch (Revised). 3. Location of Lands Affected: Elevation Plans (North & West. 4. Location of Lands Affected: Aerial Map. Date of Meeting: January 13, 2015 Page 15 of 35

16 5. Location of Lands Affected: Aerial Map with Concept Plan Overlay. 6. Location of Lands Affected: Aerial Map (General Area). 7. Draft Zoning By-law, with Holding (H), including Map A and B. 8. Draft Holding Removal By-law, Including Maps A & B. 9. Zoning Review Chart. 10. Letter of concern. 11. Letter of support. REQUIRED AND RECEIVED COMMENTS FROM: Yes or Not applicable Clerk s Community Services Department Finance Health & Social Services Department Human Resources Information Systems Legal Public Works Department Planning & Economic Development Department Support Services Other Not applicable Not applicable Not applicable Not applicable Not applicable Not applicable Not applicable Not applicable Not applicable Yes Not applicable CLERK S DIVISION REVIEW - Zoning By-law Amendment for Proposed Institutional Development, Dunnville (Ghandi) COUNCIL IN COMMITTEE: RECOMMENDATION NO Approved Approved with Amendments Defeated Deferred Other COUNCIL: RESOLUTION NO: Approved Approved with Amendments (Noted below) Defeated Deferred Other Amended Recommendation(s): Council Direction: Clerk s Division Action Taken: Date of Meeting: January 13, 2015 Page 16 of 35

17 , Attachment 1 Date of Meeting: January 13, 2015 Page 17 of 35

18 , Attachment 2 Date of Meeting: January 13, 2015 Page 18 of 35

19 , Attachment 3 Date of Meeting: January 13, 2015 Page 19 of 35

20 , Attachment 4 Date of Meeting: January 13, 2015 Page 20 of 35

21 , Attachment 5 Date of Meeting: January 13, 2015 Page 21 of 35

22 , Attachment 6 Date of Meeting: January 13, 2015 Page 22 of 35

23 , Attachment 7 THE CORPORATION OF HALDIMAND COUNTY By-law No. /15 Being a by-law to amend Zoning By-law 1-DU 80, as amended, of the Town of Dunnville in the name of Ashwin Ghandi. WHEREAS Haldimand County is empowered to enact this by-law, by virtue of the provisions of Sections 34 and 36 of the Planning Act, R.S.O. 1990, C. P13, as amended; WHEREAS this by-law conforms to the Haldimand County Official Plan; NOW THEREFORE, the Council of The Corporation of Haldimand County enacts as follows: 1. THAT this by-law shall apply to the lands described as Plan 69, Part Lot 7, 8, North of Forest St; Plan 987, Part Lots 1, 3 & 5, Part Lane Closed, Reference Plan 18R3665, Part 2 & 5 and Plan 987, Part Lot 1, and being shown as the Subject Lands on Maps A and B attached hereto to form a part of this by-law. 2. THAT Schedule A4-B to Zoning By-law 1-DU 80, as amended, is hereby further amended by rezoning Part 1 as shown on Map B attached to this by-law from Urban Residential Type 2 (R2) to Neighbourhood Institutional Holding (IN-H) and rezoning Part 2 as shown on Map B attached to this by-law from General Industrial (MG) to Neighbourhood Institutional Holding (IN-H). 3. THAT Schedule A4-B to Zoning By-law 1-DU 80, as amended, is hereby further amended by identifying the Subject Lands which are shown as Parts 1 and 2 on Map A and B attached hereto and forming part of this by-law, as having reference to Subsection THAT the following subsection shall be added to Section 37 (Special Provisions for Particular Parcels of Land) of said By-law 1-DU 80: That on the lands delineated as having reference to this subsection, the following provisions shall apply: a) Notwithstanding the provisions of Section 32.2 (c) (iv), the minimum rear yard setback is 7.3 metres. Date of Meeting: January 13, 2015 Page 23 of 35

24 By-law No. /15 Page 2 b) Notwithstanding the provisions of Section 32.2 (d), the maximum building height shall be 3 storeys. c) Notwithstanding the provisions of Section (d), the minimum setback for a parking lot shall be 1.0 metres. 5. THAT the Holding H provision shall remain in place on the Subject Lands on Maps A and B attached to this by-law until such time as the following has been completed: a) Site plan approval has been granted; b) Sufficient municipal servicing capacity (water and wastewater) is available for the development; c) A Record of Site Condition has been provided; d) That the land sale of the proposed sidewalk and the creation of the servicing easement on the Dunnville Multi-Purpose Facility site be completed; and e) Confirmation be received that the originally approved property transfers (via report CS-SS ) to the County are completed. 6. AND THAT this by-law shall take force and effect on the day of passing. READ a first and second time this 19th day of January, READ a third time and finally passed this 19th day of January, MAYOR CLERK Date of Meeting: January 13, 2015 Page 24 of 35

25 Date of Meeting: January 13, 2015 Page 25 of 35

26 Date of Meeting: January 13, 2015 Page 26 of 35

27 PURPOSE AND EFFECT OF BY-LAW /15 The subject lands are located on the south side of Cross Street East within the urban area of Dunnville. The balance of the subject lands are legally described as Plan 69, Part Lot 7, 8, North of Forest St; Plan 987, Part Lots 1, 3 & 5, Part Lane Closed, Reference Plan 18R3665, Part 2 & 5; with no municipal address. The lands municipally known as 114 Cross St. E., Dunnville are described as Plan 987, Part Lot 1. The purpose of this by-law is to facilitate the construction of a 3 storey, 60 bed proposal for a nursing home on the subject lands this will be divided into two phases. Phase 1 intends to house 50 beds with phase 2 intended for 10 beds. The intent of the Zoning By-law amendment is: i. Rezone the subject lands from General Industrial (MG) Zone & Urban Residential Type 2 (R2) Zone to Neighbourhood Institutional Holding (IN-H) Zone; ii. To request relief from the minimum rear yard setback of 9 metres (29.5 feet) of the nursing home to permit a reduced rear yard setback of 7.3 metres (24 feet); iii. To request relief from the maximum height provisions of the zoning by-law, which allows a maximum height of 2 storeys, to permit a height of 3 storeys; iv. Request relief from subsection (d) of the Zoning By-law, which limits the location of a parking lot (i.e. within a non-residential zoned land that abuts a residential zone) to a 4.5 metres (14.8 feet) setback, to permit a setback of no less than 1.0 metre (3.3 feet); and to v. Propose that an easement of up to 8 metres (26.2 feet) in width (on Dunnville Multipurpose Building site) be approved by Council to facilitate the establishment of servicing infrastructure The holding provision has been affixed to the zoning and is to remain in place until such time as the following has been completed: a) Site plan approval has been granted; b) Sufficient municipal servicing capacity (water and wastewater) are available for the development; c) A Record of Site Condition has been provided; d) That the land sale of the proposed sidewalk and the creation of the servicing easement on the Dunnville Multi-Purpose Facility site be completed; and e) Confirmation be received that the originally approved property transfers (via report CS-SS ) to the County are completed. In the Haldimand County Official Plan the subject lands are designated as Residential and located within urban area of Dunnville. The Residential designation permits all forms of residential development and community-oriented institutional uses. The Neighbourhood Institutional (IN) Zone permits a school, community centre, nursing home, cemetery, place of worship including an accessory dwelling unit, day nursery, one dwelling unit in a permitted building and a one family dwelling house located on a separate lot. Report Number: File Number: Related File: Name: Roll #: PED-PD PLZ-HA N/A Brelco Investments Limited (Owner); Ashwin Ghandi (Applicant) and Date of Meeting: January 13, 2015 Page 27 of 35

28 , Attachment 8 THE CORPORATION OF HALDIMAND COUNTY By-law No. /15 Being a by-law to amend the Town of Dunnville Zoning By-law 1-DU 80, as amended, in the name of Ashwin Ghandi. WHEREAS Haldimand County is empowered to enact this by-law, by virtue of the provisions of Sections 34 and 36 of the Planning Act, R.S.O. 1990, c.p.13, as amended; AND WHEREAS this by-law conforms to the Haldimand County Official Plan; AND WHEREAS the Council of the Corporation of Haldimand County deems it appropriate to delegate authority to the General Manager of Planning and Economic Development to remove a Holding H provision from the zoning of certain lands. NOW THEREFORE, the Council of The Corporation of Haldimand County enacts as follows: 1. THAT this by-law shall apply to the lands described as Plan 69, Part Lot 7, 8, North of Forest St; Plan 987, Part Lots 1, 3 & 5, Part Lane Closed, Reference Plan 18R3665, Part 2 & 5 and Plan 987, Part Lot 1, and being shown as the Subject Lands on Maps A and B attached hereto to form a part of this by-law. 2. THAT Schedule A4-B to Zoning By-law 1-DU 80 of the Town of Dunnville, as amended, is hereby further amended by removing the Holding H provision from the Subject Lands as shown on Maps A and B attached hereto to form a part of this by-law at such time as the General Manager of Planning and Economic Development is satisfied that all conditions relating to the Holding H provision have been met and the said General Manager issues a memo to the same effect. 3. AND THAT this by-law shall take force and take effect on the date of passing. READ a first and second time this 19th day of January, READ a third time and finally passed this 19th day of January, MAYOR CLERK Date of Meeting: January 13, 2015 Page 28 of 35

29 Date of Meeting: January 13, 2015 Page 29 of 35

30 Date of Meeting: January 13, 2015 Page 30 of 35

31 PURPOSE AND EFFECT OF BY-LAW NO. /15 The subject lands are located on the south side of Cross Street East within the urban area of Dunnville. The balance of the subject lands are legally described as Plan 69, Part Lot 7, 8, North of Forest St; Plan 987, Part Lots 1, 3 & 5, Part Lane Closed, Reference Plan 18R3665, Part 2 & 5; with no municipal address. The lands municipally known as 114 Cross St. E., Dunnville are described as Plan 987, Part Lot 1. The purpose of this By-law is to remove the Holding- H provision from zoning on the subject lands at such time as the General Manager of Planning and Economic Development is satisfied that site plan approval is granted, sufficient municipal servicing capacity (water and wastewater) are available for the development to proceed, that the Record of Site Conditions has been submitted, confirmation that the land sale of the proposed sidewalk and the creation of the servicing easement on the Dunnville Multi-Purpose Facility site is completed; and confirmation that the originally approved property transfers (via report CS-SS ) to the County are completed. In the Haldimand County Official Plan the subject lands are designated as Residential and located within urban area of Dunnville. The Residential designation permits all forms of residential development and community-oriented institutional uses. The Neighbourhood Institutional (IN) Zone permits a school, community centre, nursing home, cemetery, place of worship including an accessory dwelling unit, day nursery, one dwelling unit in a permitted building and a one family dwelling house located on a separate lot. Report Number: File Number: Related File: Name: Roll #: PED-PD PLZ-HA N/A Brelco Investments Limited (Owner); Ashwin Ghandi (Applicant) and Date of Meeting: January 13, 2015 Page 31 of 35

32 , Attachment 9 Zoning Review Chart Owner: Brelco Investments Ltd Applicant: Ashwin Ghandi Application #: PLZ-HA- Assessment Roll #: and (114 Cross St. E) Location of Property: Plan 69, Part Lot 7 & 8, North of Forest St. Plan 987, Part Lots 1, 3 & 5, Part Lane Closed, Reference Plan 18R3665, Part 2 & 5, No municipal address Plan 987, Part Lot 1; 114 Cross St. East, Dunnville Current Zoning: General Industrial (MG) Applicable Zoning By-law: Town of Dunnville Zoning By-law 1-DU 80 and Urban Residential Type 2 (R2) Proposed Zoning Amendment: To rezone the subject lands (including 114 Cross St.) to Neighbourhood Institutional (IN) Zone to facilitate the construction of a 2 phase, 60 bed, 3 storey nursing home. Development Standards Required for IN Zone Proposed Deficiency Minimum Lot Area sq. m ( sq. ft); 600 sq. m ( sq. ft) if connected to public sanitary sewer system Approx acres ( sq. m) - Minimum Lot Frontage 30 m (38.4 ft); 18 m (59.1 ft) if connected to public sanitary sewer system Approx m (105.2 ft) - Yard 7 m. (23 ft) Approx m (130.4 ft) - Minimum Interior Side Yard (Left & Right) 3 m. (9.8 ft) Approx m (14.1 ft) L - Minimum Setback Front Approx m (38.2 ft) - R Minimum Rear Yard 9 m. (29.5 ft) 7.38 m (24.2 ft) m (5.3 ft) Maximum Building Height 11 m. (36.1 ft) 13 m (42.7 ft) + 2 m (6.6 ft) Minimum Usable Floor Area 40 sq. m. per dwelling unit; 70 sq. m for a one family dwelling house Approx sq. m (1 681 sq. ft) - Parking (spaces): 0.52 per bed (approx. 32) 34 (including 2 accessible parking spots) - Date of Meeting: January 13, 2015 Page 32 of 35

33 7.2.3 (d): For non-residential zones, no parking lot shall be located closer than 4.5 m of any interior lot line abutting a residential zone Signatures: Planner: Date of Meeting: January 13, m (14.8 ft) 1.0 m (3.3 ft) m (11.5 ft) Building Inspector: Page 33 of 35

34 , Attachment 10 Date of Meeting: January 13, 2015 Page 34 of 35

35 , Attachment 11 Date of Meeting: January 13, 2015 Page 35 of 35