PLANNING COMMITTEE AGENDA

Transcription

1 PLANNING COMMITTEE AGENDA Planning Committee Meeting Monday, March 30, 2015 Tom Davies Square COUNCILLOR FERN CORMIER, CHAIR Lynne Reynolds, Vice-Chair 4:30 P.M. CLOSED SESSION, COMMITTEE ROOM C-11 5:30 P.M. OPEN SESSION, COUNCIL CHAMBER Council and Committee Meetings are accessible. For more information regarding accessibility, please call or DECLARATIONS OF PECUNIARY INTEREST AND THE GENERAL NATURE THEREOF Recommendation to meet in Closed Session to deal with two (2) Proposed or Pending Acquistion or Disposition of Land Matters: Surplus School Board Land, Bancroft Drive, Sudbury; and Surplus School Board Land, Notre Dame Avenue, Hanmer in accordance with the Municipal Act, 2001 s.239(2). (RECOMMENDATION PREPARED) RECESS DECLARATIONS OF PECUNIARY INTEREST AND THE GENERAL NATURE THEREOF MATTERS ARISING FROM THE "CLOSED SESSION" At this point in the meeting, the Chair of the Closed Session, Councillor Reynolds, will rise and report the results of the Closed Session". The Committee will then consider any recommendations. PLANNING COMMITTEE ( ) 1 of 66

2 PUBLIC HEARINGS 1. Report dated March 17, 2015 from the Acting General Manager of Growth & Development regarding Application for rezoning in order to permit a lot addition, 197 Brookside Road, Chelmsford Victor Dubois. (RECOMMENDATION PREPARED) Alex Singbush, Senior Planner 2. Report dated March 17, 2015 from the Acting General Manager of Growth & Development regarding Application for rezoning in order to permit a limited range of commercial uses in an existing office building zoned I(26), Institutional Special, 584 Clinton Avenue - LIUNA Local 493 Property Corporation. (RECOMMENDATION PREPARED) Mauro Manzon, Senior Planner 3. Report dated March 17, 2015 from the Acting General Manager of Growth & Development regarding Application for rezoning in order to permit an approximate 0.16 ha (0.39 acre) expansion of Maplecrest Cemetery onto abutting aggregate resource lands, 595 Simmons Road, Dowling City of Greater Sudbury & Belanger Ready Mix Ltd. (RECOMMENDATION PREPARED) Mauro Manzon, Senior Planner 4. Report dated March 17, 2015 from the Acting General Manager of Growth & Development regarding Application for Rezoning in order to permit a warehouse and automotive glass replacement shop, 140, 142 & 146 Eyre Street, Sudbury - Gilles Boyer. (RECOMMENDATION PREPARED) Glen Ferguson, Senior Planner CONSENT AGENDA (For the purpose of convenience and for expediting meetings, matters of business of repetitive or routine nature are included in the Consent Agenda, and all such matters of business contained in the Consent Agenda are voted on collectively. A particular matter of business may be singled out from the Consent Agenda for debate or for a separate vote upon the request of any Councillor. In the case of a separate vote, the excluded matter of business is severed from the Consent Agenda, and only the remaining matters of business contained in the Consent Agenda are voted on collectively. Each and every matter of business contained in the Consent Agenda is recorded separately in the minutes of the meeting.) ROUTINE MANAGEMENT REPORTS PLANNING COMMITTEE ( ) 2 of 66

3 C-1. Report dated March 12, 2015 from the Acting General Manager of Growth & Development regarding Road Closure and Declaration of Surplus Land - Frood Road, Sudbury. (RECOMMENDATION PREPARED) ADDENDUM CIVIC PETITIONS QUESTION PERIOD AND ANNOUNCEMENTS NOTICES OF MOTION ADJOURNMENT TANYA THOMPSON, DEPUTY CITY CLERK LISA LOCKEN, COMMITTEE ASSISTANT PLANNING COMMITTEE ( ) 3 of 66

4 COMITÉ DE PLANIFICATION ORDRE DU JOUR Réunion du Comité de planification 30 mars 2015 Place Tom Davies COUNCILOR FERN CORMIER, PRÉSIDENT(E) Lynne Reynolds, Vice-président(e) 16H 30 SÉANCE À HUIS CLOS, SALLE DE RÉUNION C-11 17H 30 SÉANCE PUBLIQUE, SALLE DU CONSEIL Les réunions du Conseil municipal et des comités sont accessibles. Pour obtenir plus de renseignements au sujet de l'accessibilité, veuillez composer le ou faire parvenir un courriel à l'adresse DÉCLARATION D INTÉRÊTS PÉCUNIAIRES ET LEUR NATURE GÉNÉRALES Recommandation à réunir à huis clos pour faire face à deux (2) projetée ou en cours d'acquisition ou disposition de questions foncières conformément à la Loi de 2001 article 239 (2). (RECOMMANDATION PRÉPARÉE) SUSPENSION DE LA SÉANCE QUESTIONS DÉCOULANT DE LA SÉANCE A HUIS CLOS Le président de la séance à huis clos, le conseiller Reynolds, se lève maintenant et en présente les résultats. Le Comité examine ensuite les recommandations. COMITÉ DE PLANIFICATION ( ) 4 of 66

5 AUDIENCES PUBLIQUES 1. Rapport directeur général intérimaire de la croissance et du dévelop, daté du 17 mars 2015 portant sur Demande de rezonage afin de permettre une lot addition, 197 chemin Brookside, Chelmsford - Victor Dubois. (RECOMMANDATION PRÉPARÉE) Alex Singbush, planificateur principal 2. Rapport directeur général intérimaire de la croissance et du dévelop, daté du 17 mars 2015 portant sur Demande de rezonage afin de permettre une, nombre restreint d usages commerciaux dans un immeuble à bureaux existant zoné I(26), zone institutionnelle spéciale, 584 avenue Clinton - LIUNA Local 493 Property Corporation. (RECOMMANDATION PRÉPARÉE) Mauro Manzon, planificateur principal 3. Rapport directeur général intérimaire de la croissance et du dévelop, daté du 17 mars 2015 portant sur Demande de rezonage afin de permettre une approximatif 0.16 ha (0.39 acre) agrandissement du Cimetière Maplecrest sur les terrains attenants de ressources en agrégats, 595 chemin Simmons, Dowling - Ville Du Grand Sudbury & Belanger Ready Mix Ltd. (RECOMMANDATION PRÉPARÉE) Mauro Manzon, planificateur principal 4. Rapport directeur général intérimaire de la croissance et du dévelop, daté du 17 mars 2015 portant sur Demande de zonage règlement municipal d utilisationafin de permettre un entrepôt et atelier de remplacement de vitres de véhicule automobile, 140, 142 & rue Eyre, Sudbury - Gilles Boyer. (RECOMMANDATION PRÉPARÉE) Glen Ferguson, planificateur principal Ordre du jour des résolutions (Par souci de commodité et pou accélérer le déroulement des réunions, les questions d'affaires répétitives ou routinières sont incluses a l ordre du jour des résolutions, et on vote collectivement pour toutes les question de ce genre. A la demande d une conseillère ou d un conseiller, on pourra traiter isolément d une question d affaires de l ordre du jour des résolutions par voie de débat ou par vote séparé. Dans le cas d un vote séparé, la question d affaires isolée est retirée de l ordre du jour des résolutions ; on ne vote collectivement qu au sujet des questions à l ordre du jour des résolutions. Toutes les questions d affaires à l ordre du jour des résolutions sont inscrites séparément au procès-verbal de la réunion) RAPPORTS DE GESTION COURANTS C-1. Rapport directeur général intérimaire de la croissance et du développement, daté du 12 mars 2015 portant sur Fermeture de routes et déclaration de terrains excédentaires - chemin Frood, Sudbury. (RECOMMANDATION PRÉPARÉE) COMITÉ DE PLANIFICATION ( ) 5 of 66

6 ADDENDA PÉTITIONS CIVIQUES PÉRIODE DE QUESTIONS ET ANNONCES AVIS DE MOTIONS LEVÉE DE LA SÉANCE TANYA THOMPSON, GREFFIÈRE MUNICIPALE ADJOINTE LISA LOCKEN, ASSISTANTE DU COMITÉ COMITÉ DE PLANIFICATION ( ) 6 of 66

7 Presented To: Planning Committee Request for Decision Application for rezoning in order to permit a lot addition, 197 Brookside Road, Chelmsford Victor Dubois Presented: Monday, Mar 30, 2015 Report Date Tuesday, Mar 17, 2015 Type: Public Hearings File Number: 751-5/15-1 Recommendation THAT the City of Greater Sudbury approves the application by Victor Dubois to amend Zoning By-law Z by changing the zoning classification from "R2-2", Low Density Residential Two to "R1-5", Low Density Residential One on those lands described as Part of PIN , Parcel S.W.S., Lot 95, Plan M-436, Lot 3, Concession 3, Township of Balfour subject to the following condition: 1. That prior to the enactment of the amending by-law the applicant shall provide the Planning Services Section with a copy of a registered survey of the lands to be rezoned in order to enable the preparation of the amending by-law. STAFF REPORT Applicant: Victor Dubois Location: Part of PIN , Parcel SWS, Lot 95, Plan M-436, Lot 3, Concession 3, Township of Balfour, 197 Brookside Road, Chelmsford Signed By Report Prepared By Alex Singbush Senior Planner Digitally Signed Mar 17, 15 Reviewed By Eric Taylor Manager of Development Approvals Digitally Signed Mar 17, 15 Recommended by the Division Mark Simeoni Acting Director of Planning Services Digitally Signed Mar 17, 15 Recommended by the Department Paul Baskcomb Acting General Manager of Growth & Development Digitally Signed Mar 17, 15 Recommended by the C.A.O. Doug Nadorozny Chief Administrative Officer Digitally Signed Mar 17, 15 Application: To amend By-law Z being the Zoning By-law for the City of Greater Sudbury by changing the zoning classification from R2-2", Low Density Residential Two to R1-5", Low Density Residential One in order to permit a lot addition. Proposal: The applicant is proposing an approximate 722 m² (7,772 sq. ft.) addition to the property located at 268 Omer Street and the lands are being rezoned to avoid the creation of a split zoned property. 7 of 66

8 Official Plan Conformity: The subject property is designated as Living Area I in the City of Greater Sudbury Official Plan. Within these areas, a range of residential uses are permitted subject to the rezoning process. Applications for rezoning in Living Area 1 are reviewed based on criteria established under Section of the Plan, including such matters as the suitability of the site, proposed density and built form, land use compatibility, the availability of on-site parking and the traffic impact on local streets. The Plan also places a strong emphasis on maintaining compatibility with surrounding uses. New residential development should form a good fit with the existing physical character of established residential areas, which in this case is predominantly single family. Site Description & Surrounding Land Uses: The subject property is located on the south side of Brookside Road in Chelmsford. The lands proposed to be severed are occupied by a 45.8 m² (493 sq. ft.) detached garage constructed in The lands to be retained are occupied by a small storage shed; the dwelling that previously occupied the property has been demolished. The site is bounded by lands zoned R1-5, Low Density Residential One that are occupied by single family homes with the exception of 194 Irene Crescent, to the south of the subject lands, which MPAC indicates is a duplex dwelling. Background: On October 20, 2014 the City s Consent Official granted conditional approval to application B0094/2014, an application to consolidate a triangular portion of the property with the abutting lands at 268 Omer Street together with a right-of-way for access over an approximate 93.6 m² (1, sq. ft.) north-east portion. The conditions of approval included a condition requiring that the owner apply for an d receive final approval for a rezoning which zones the severed lands R1-5, Low Density Residential One prior to the issuance of a final consent certificate. The owner has submitted the application to rezone the subject lands in order to fulfill the consent condition. Departmental & Agency Comments: Development Engineering We have no objection to changing the zoning classification from R2-2, Low Density Residential Two to R1-5, Low Density Residential One, in order to permit a lot addition. Roads and Transportation Services No concerns. Building Services No objections. Nickel District Conservation Authority No concerns or objection. Neighbourhood Consultation: The applicant was advised of the City s policy which recommends that applicants consult with their neighbours, ward councillor and key stakeholders to inform area residents on the application. As of the date 8 of 66

9 of this report no inquiries with respect to the application have been received by the Planning Services Division. Planning Considerations: The subject lands are to be rezoned from "R2-2", Low Density Residential Two to "R1-5", Low Density Residential One. The lands to be retained, 197 Brookside Road, will continue to meet the minimum lot area, lot frontage and lot depth standards of By-law Z for lots in the R2-2 zone. Summary The proposed rezoning conforms to the Official Plan. This application for "R1-5", Low Density Residential One zoning is appropriate at this location and the Planning Services Division recommends that the application to amend By-law Z be approved subject to the condition noted. 9 of 66

10 RU LOT 3 CON R R R3.D36(3) P 207 Ontario R Eve R Omer LOT 3 CON 3 R Brookside R R R Irene 185 R P Rita 359 R R Rushbrooke Sycamore Growth and Development Department 371 Ü Ontario Eve Omer Irene Brookside St Onge Subject Property being PIN , Pcl SWS, Lot 95, Plan M-436, Lot 3, Con. 3, Twp. of Balfour, 197 Brookside Road, Chelmsford, City of Greater Sudbury Rita NTS 751-5/15-01 Sketch 1 10 of 66 Date:

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12 PHOTO 1 SUBJECT LANDS, 197 BROOKSIDE ROAD, VIEWED LOOKING SOUTH FROM BROOKSIDE ROAD PHOTO OMER STREET, WEST OF THE SUBJECT PROPERTY, VIEWED LOOKING SOUTH FROM BROOKSIDE ROAD (SIDE VIEW) 751-5/15-1 PHOTOGRAPHY MARCH 8, of 66

13 PHOTO BROOKSIDE ROAD, NORTH OF THE SUBJECT LANDS, VIEWED LOOKING NORTH EAST FROM BROOKSIDE ROAD PHOTO BROOKSIDE ROAD, EAST OF THE SUBJECT LANDS, VIEWED LOOKING SOUTH FROM BROOKSIDE ROAD 751-5/15-1 PHOTOGRAPHY MARCH 8, of 66

14 Presented To: Planning Committee Request for Decision Application for rezoning in order to permit a limited range of commercial uses in an existing office building zoned I(26), Institutional Special, 584 Clinton Avenue - LIUNA Local 493 Property Corporation Presented: Monday, Mar 30, 2015 Report Date Tuesday, Mar 17, 2015 Type: Public Hearings File Number: 751-6/15-1 Recommendation THAT the City of Greater Sudbury approves the application by LIUNA Local 493 Property Corporation to amend Zoning By-law Z by changing the zoning classification from "I(26)", Institutional Special to a revised "I(26)", Institutional Special on those lands described as PIN , Parcels & S.E.S., Lots 241 to 247, Plan M-60, Part 6, Plan 53R-9906 in Lot 4, Concession 4, Township of McKim, subject to the following conditions: 1. That the permitted uses in the I(26) zone be amended by adding offices, custom print or copy shop, personal service shop, commercial recreation centre, veterinary clinic and scientific or medical laboratory; and, 2. That prior to the adoption of the amending by-law, the owner shall address the following condition to the satisfaction of the Director of Planning Services: i) Install a Precast Test Maintenance Hole (GSSD ) or Maintenance Access Chamber (GSSD ) on the sanitary sewer service on the private property side of the property line. Signed By Report Prepared By Mauro Manzon Senior Planner Digitally Signed Mar 17, 15 Reviewed By Eric Taylor Manager of Development Approvals Digitally Signed Mar 17, 15 Recommended by the Division Mark Simeoni Acting Director of Planning Services Digitally Signed Mar 17, 15 Recommended by the Department Paul Baskcomb Acting General Manager of Growth & Development Digitally Signed Mar 17, 15 Recommended by the C.A.O. Doug Nadorozny Chief Administrative Officer Digitally Signed Mar 17, 15 STAFF REPORT Applicant: LIUNA Local 493 Property Corporation Location: PIN , Parcels & S.E.S., Lots 241 to 247, Plan M-60, Part 6, Plan 53R-9906 in Lot 4, Concession 4, Township of McKim (584 Clinton Avenue, Sudbury) Application: 14 of 66

15 To amend By-law Z being the City of Greater Sudbury Zoning By-law from "I(26)", Institutional Special to a revised "I(26)", Institutional Special. Proposal: Application for rezoning in order to add the following uses to the existing site-specific zoning: offices (professional, business and medical), custom print or copy shop, personal service shop, commercial recreation centre, veterinary clinic and scientific or medical laboratory. The rezoning is requested in order to utilize surplus office space. Official Plan Conformity: The subject property is designated as Living Area 1, which allows a range of residential uses subject to rezoning. The Living Area designation also permits a limited range of local commercial uses, such as convenience stores and personal services shops. The proposal to utilize the surplus floor area for a limited range of commercial use has been submitted under the provisions of Section of the Official Plan concerning the conversion of existing buildings. In some instances, a suitable use for a surplus building may not conform to the underlying land use designation. In order to provide some flexibility in the adaptive reuse of existing building stock, the Plan permits new uses to be established by rezoning without an Official Plan Amendment provided that the following conditions area addressed: a. the surplus building is suitable for the proposed use with respect to Building Code regulations; b. off-street parking is adequate; c. the proposed use is compatible with surrounding land uses with regard to noise, fumes, smoke, odours, traffic hours of operation, signs and other undesirable features; d. the neighbouring conforming uses are protected, where necessary, by the provision of landscaping, buffering or screening; e. parking, driveways, loading areas are improved, relocated, and buffered as warranted; f. wherever possible, the aesthetic appearance of the building and property is improved and maintained; g. sewer and water capacities are adequate to serve the new use; h. for conversion to residential uses, the proposed density is appropriate for the area and amenities are adequate; and, i. a Site Plan Control Agreement may be required prior to the enactment of an amending by-law. Conformity with the Official Plan is based on the above noted considerations. Site Description & Surrounding Land Uses: The subject property is located in the Flour Mill neighbourhood. The area presents a mix of uses but is predominantly residential in nature. The surrounding residential blocks are zoned "", Low Density Residential Two. The entire property is located in a designated flood plain, as is the surrounding area. The subject property has a total area of m2 (33,880 sq ft.), with 37 m (121 ft.) of frontage on Clinton Avenue and a depth of 85 m (280 ft.) along Perreault Street. An existing one-and-a-half storey building with a total floor area of m 2 (13,284 sq. ft.) occupies the site. Approximately 604m2 (6,500 sq ft) of gross floor area is occupied by LIUNA in the form of an institutional/office use. The remainder of the building is 15 of 66

16 currently vacant (approximately 630m 2 or 6,784 sq ft.) Parking areas are located in front of the building along Clinton Avenue and in the easterly rear yard along Perreault Street. The site plan indicates 34 parking spaces. Residential uses abut to the east, west and south. An institutional use is located north of the subject property on the opposite side of Perreault Street (Abundant Life Spiritual Healing Centre of Sudbury). Departmental & Agency Comments: Development Engineering This property is currently serviced with municipal water and sanitary sewer. The owner is required to install a Test Maintenance Hole on the private property side of the property line. We have no objection to changing the zoning classification provided the owner meets the following condition: The Owner must install a Precast Test Maintenance Hole (GSSD ) or Maintenance Access Chamber (GSSD ) on the sanitary sewer service on the private property side of the property line. Roads and Transportation No concerns. Drainage Section No concerns. Building Services We can advise that Building Services has no objection to this application other than the following comments for the applicant s information: 1. Once this amendment has been approved, the applicant shall apply for a building permit for any building alterations/tenant improvements. 2. Drawings submitted for building permit review shall be prepared by a qualifed designer in conformance with the Ontario Building Code, CGS by-laws and to the satisfaction of the Chief Building Official. 3. Depending upon the new occupancies, a change of use permit may be required. Conservation Sudbury (Nickel District Conservation Authority) Conservation Sudbury has no objection to the rezoning. However, please note that the property is in a designated flood plain. Neighbourhood Consultation: The owner s agent was advised of the City s policy recommending that applicants consult with their neighbours, ward councillor and key stakeholders to inform area residents on the application prior to the public hearing. A neighbourhood information session was conducted on March 11, 2015 at the LIUNA building. As of the date of this report, two phone calls have been received by Planning Services from adjacent property owners. Although not opposed to the rezoning, the residents expressed concern about the adequacy of on-site parking, the local traffic impact, and the impact on sanitary sewer flows. No written 16 of 66

17 submissions have been received. Background: The existing building was originally constructed in During the 1950s until the late 1960s, the property was used for the storage, maintenance and repair of buses. The 1958 Comprehensive Zoning By-law for the City of Sudbury zoned the property "M1", Light Industrial. The implementation of By-law changed the zoning classification from M1 to "R3", Multiple Residential consistent with the surrounding neighbourhood. The bus company was thereby rendered a legal non-conforming use. In 1967 the Committee of Adjustment approved a change in legal non-conforming use in order to permit the manufacture, repair and assembly of snowmobiles on the property (File A485/67). This use continued until 1981, at which time approval was granted to permit the sale, distribution and storage of waterworks equipment (File A19/81). In 1984, another application for a change in legal non-conforming use was approved to permit a home renovations business (File A182/84). In 1989 the property was purchased by the Sudbury Regional Hospital. A Site Plan Control Agreement was registered in May An off-site clinic operated on the premises for a number of years. The implementation of By-law Z changed the zoning classification of the subject property to "I", Institutional in recognition of this use. Following the sale of the property in 2007, an application for rezoning was approved in order to permit a business office for a computer services company (File 751-6/07-1). The Institutional Special zoning, I(26) permits all institutional uses as well as a computer software business. The property was purchased by the current owner in December Planning Considerations: Evaluation of proposed new uses a. Offices Hours of operation for most offices are typically during the day, with less demand for parking compared to other commercial uses such as retail and restaurants. No land use conflicts have been created by the existing office use, which will continue to occupy approximately half of the building. The full range of office uses (medical, professional and business) can be supported on this basis. b. Custom print or copy shop A personal/business service would not generate large volumes of customer traffic. It may also serve the convenience needs of local residents and businesses. c. Personal service shop Personal service shops such as beauty salons, barber shops and laundromats are neighbourhood commercial services that are deemed appropriate in a residential setting. Furthermore, local commercial uses are permitted in Living Areas under the Official Plan. d. Commercial recreation centre A use that would encompass fitness centres and other participatory athletic facilities, such as a martial arts club. More likely to be used during off-peak hours, thereby mitigating concerns related to parking. e. Veterinary clinic This use is considered to be acceptable provided the use is restricted to inside the building and no 17 of 66

18 dwelling units being proposed. A veterinary clinic does not include a kennel, which is not permitted. f. Scientific or medical laboratory A scientific or medical laboratory is similar to an office use; however, there is the potential for hazardous wastes to be discharged into the City s sanitary sewer system. This use can therefore be supported provided a test manhole is installed as per the Staff recommendation. Parking The site plan agreement registered on title indicates 34 parking spaces. The existing office use occupies approximately half of the building. A site visit revealed only three cars on the lot during a typical business day. Planning Services has no concerns related to on-site parking provided that the owner adheres to the requirements of the Site Plan Control Agreement. Servicing Given the additional commercial uses being sought for the property, Development Engineering requires that a maintenance access chamber (test manhole) to be installed as per City requirements. This will bring the property into compliance with the City s Sewer Use By-law The test manhole will allow the monitoring of sanitary sewer flows, and is deemed necessary given that some uses have the potential to generate hazardous waste (e.g., medical office and scientific/medical lab). It is recommended that the test manhole be installed prior to the adoption of the amending by-law. Summary The limited range of commercial uses can be supported as proposed. This will allow the owner to utilize surplus office space and also make the building more viable over the long term. Residents could also benefit from an expanded range of personal services geared to the convenience needs of the neighbourhood. The application conforms to Official Plan policies related to the conversion of existing buildings through adaptive reuse. Although located in a flood plain, Conservation Sudbury has no objection to the proposal, as no new development is proposed. Prior to the establishment of any new use, the owner is advised to contact Building Services concerning the need for building permits and/or change of use permits. Planning Services recommends that the application for rezoning be approved subject to the conditions outlined in the Recommendation section of this report. 18 of 66

19 Omer Legault Omer Legault C Junction Creek C2 OSP FD 700 R3-1 LOT 5 CON 5 M1-1 M1-1 P P LOT 4 CON 5 OSP / Wilma St Charles Dell C2 242 St George C2 C2 King C2 Nolin Omer Legault 260 Omer Legault C2 C2 C2 LOT 5 CON 4 C2 C Notre Dame C2 Junction Creek M1-1 P Clinton Perreault I Dell LOT St George CON / /2 R3(14) C2 C2(78) C2(39) 680 M1-1 M1-1 C2(64) P C2(64) P P P P P C1 C1 I(26) C2(87) C2 P 463 C1(7) / P Queen P C / P Junction Creek C Wilma St Charles Dell Notre Dame Junction Creek King Clinton Perreault 496 Dell St George Percy 328 Whissell Percy Whissell OSP Growth and Development Department M2 Subject Property being PIN Pcls & 45814, Lot 241 to 247, Plan M-60, Pt 6, Plan 53R-9906, Lot 4, Con.4, Twp. of McKim, 584 Clinton Avenue, Sudbury, City of Greater Sudbury NTS Sketch /15-1 Date: of 66

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21 PHOTO CLINTON AVENUE, SUDBURY VIEW OF SUBJECT PROPERTY FROM CLINTON AVENUE PHOTO 2 CLINTON AVENUE, SUDBURY ADJACENT RESIDENTIAL USES ON EAST SIDE OF CLINTON AVENUE 751-6/15-1 PHOTOGRAPHY MARCH 2, of 66

22 PHOTO 3 CLINTON AVENUE, SUDBURY RESIDENTIAL USES ON CLINTON AVENUE OPPOSITE SUBJECT LAND PHOTO CLINTON AVENUE, SUDBURY VIEW OF CORNER SIDE YARD ALONG PERREAULT STREET 751-6/15-1 PHOTOGRAPHY MARCH 2, of 66

23 PHOTO PERREAULT STREET, SUDBURY INSTITUTIONAL USE ON NORTH SIDE OF PERREAULT STREET OPPOSITE SUBJECT LAND PHOTO CLINTON AVENUE, SUDBURY VIEW OF REAR YARD AND PARKING AREA BEHIND BUILDING 751-6/15-1 PHOTOGRAPHY MARCH 2, of 66

24 PHOTO 7 PERREAULT STREET, SUDBURY ADJACENT RESIDENTIAL USES ON SOUTH SIDE OF PERREAULT STREET 751-6/15-1 PHOTOGRAPHY MARCH 2, of 66

25 Presented To: Planning Committee Request for Decision Application for rezoning in order to permit an approximate 0.16 ha (0.39 acre) expansion of Maplecrest Cemetery onto abutting aggregate resource lands, 595 Simmons Road, Dowling City of Greater Sudbury & Belanger Ready Mix Ltd Presented: Monday, Mar 30, 2015 Report Date Tuesday, Mar 17, 2015 Type: Public Hearings File Number: 751-4/14-2 Recommendation THAT the City of Greater Sudbury approves the application by City of Greater Sudbury & Belanger Ready Mix Ltd. to amend Zoning By-law Z by changing the zoning classification from "RU", Rural to "I(S)", Institutional Special on those lands described as PIN & Part of PIN , Parcel 8828 S.W.S. and Part of Parcel 9145 S.W.S., in Lot 6, Concession 2, Township of Dowling, subject to the following conditions: 1. That Real Estate Services provide the Development Approvals Section with a registered survey plan outlining the lands to be rezoned to enable the preparation of an amending zoning by-law; and, 2. In addition to the uses permitted in the I, Institutional zone, an aggregate extractive use shall also be permitted on westerly lands identified as a part on a registered survey plan. No accessory industrial use shall be permitted. STAFF REPORT: Applicant: Signed By Report Prepared By Mauro Manzon Senior Planner Digitally Signed Mar 17, 15 Reviewed By Eric Taylor Manager of Development Approvals Digitally Signed Mar 17, 15 Recommended by the Division Mark Simeoni Acting Director of Planning Services Digitally Signed Mar 17, 15 Recommended by the Department Paul Baskcomb Acting General Manager of Growth & Development Digitally Signed Mar 17, 15 Recommended by the C.A.O. Doug Nadorozny Chief Administrative Officer Digitally Signed Mar 17, 15 City of Greater Sudbury & Belanger Ready Mix Ltd. Location: PIN & Part of PIN , Parcel 8828 S.W.S. and Part of Parcel 9145 S.W.S., in Lot 6, Concession 2, Township of Dowling (595 Simmons Road, Dowling) Application: To amend By-law Z being the City of Greater Sudbury Zoning By-law from "RU", Rural to "I(S)", 25 of 66

26 Institutional Special. Proposal: Application for rezoning in order to permit an approximate 0.16 ha (0.39 acre) expansion of Maplecrest Cemetery onto abutting aggregate resource lands. The rezoning will also recognize the existing cemetery. The City has an Agreement of Purchase and Sale with Belanger Ready Mix Ltd. to acquire the above noted lands. A temporary reduction in the required 30 metre buffer is proposed to allow the extraction of aggregates on the lands to be conveyed, subject to MNR approval. Once extraction is complete, restoration work will be conducted to the satisfaction of the City, and the owner will request MNR that the 25 metre wide strip of land to be transferred to the City be surrendered from the aggregate licence. A buffer will be retained on the most westerly 5 metre strip. The proposed construction is outlined on the attached sketch prepared by C2S Engineering. Official Plan Conformity: The subject land is designated as Aggregate Reserve and is subject to the policies of Section of the Official Plan. The relevant policy in Section is set out below. 1. The primary use of lands designated as Aggregate Reserve will be pit and quarry operations. Other uses that do not preclude the possibility of future expansion and extraction may also be permitted. Lands designated Aggregate Reserve are to be protected from uses and/or activities that may hinder the future expansion and extraction of aggregates. The protection of known aggregate resources will take precedence, wherever possible, over any land use that would prevent their future expansion and extraction. Conformity with the Official Plan is based on a review of the above noted policies which are applicable to the application under review. Site Description & Surrounding Land Uses: The subject properties are located on the south side of Simmons Road just west of New Cobden Road. The area is not serviced by municipal water or sanitary sewer. Simmons Road is constructed to a rural standard. Total area of the existing cemetery is 0.81 ha (2 acres), with 127 m (417 ft.) of frontage and an approximate depth of 63 m (207 ft.). Lands to be consolidated with the cemetery have an area of 0.16 ha (0.39 acre), with 25 m (82 ft.) of frontage and an approximate depth of 63 m (207 ft.). The surrounding area comprises part of the Aggregate Reserve. Aggregate extractive uses in the form of pits are the predominant use in the surrounding area, as illustrated on the attached aerial photo. There are no residential uses in close proximity to the site. Departmental & Agency Comments: Development Engineering No objection. Roads and Transportation Section No concerns. Building Services No objection. Ministry of Natural Resources 26 of 66

27 No concerns. Neighbourhood Consultation: A neighbourhood meeting was not conducted in advance of the hearing based on the location of the subject land, which is surrounded by active pit operations. There are no residential uses in close proximity. Background: On February 3, 2015 a report from the Manager of Cemetery Services concerning the expansion of Maplecrest Cemetery was presented to the Community Services Committee. The following Recommendation CS was approved by the Committee and subsequently ratified by Council on February 24, 2015: WHEREAS Maplecrest Cemetery in Dowling is reaching capacity; AND WHEREAS the abutting owner, Belanger Ready Mix Ltd., has offered the City of Greater Sudbury their land to the west of the cemetery at no cost, in exchange for reducing the buffer zone between the cemetery and their open pit; AND WHEREAS the additional land will add approximately 30 years of useful life to the cemetery; AND WHEREAS under the Funeral, Burial and Cremation Services Act 2002, the expansion of a cemetery requires approval of the municipality; THEREFORE BE IT RESOLVED THAT the City of Greater Sudbury approve the expansion of Maplecrest Cemetery at 595 Simmons Road in Dowling by 0.16 ha (0.39 acres); AND THAT Cemetery Maintenance By-law be amended to add the legal description of the additional land. Planning Considerations: The proposal allows for a minor expansion of the cemetery without impacting the viability of the Aggregate Reserve. Mutual benefits are extended to both parties: the public interest is served through the expansion of cemetery capacity, while the owner of the land to be conveyed benefits from the short-term extraction of aggregates within the current 30m wide buffer and the subsequent reinstatement of a 5 metre wide buffer, which is subject to MNR approval of an amendment to the existing aggregate licence. Land use impacts The application is supported based on the following observations: The cemetery expansion is minor in scale and does not negatively impact the aggregate resource base; Landscaping and buffering will be restored to effectively screen the aggregate operation from the public use; New lot creation is not proposed; The proposal is in keeping with longstanding uses in the area, which include both the cemetery (+80 years) and extensive aggregate operations; No natural heritage features are present on the subject land based on Schedule 4 of the Official Plan; and, 27 of 66

28 There are no traffic impacts given the minor scale of development Provincial Policy Statement Under Section 2.5 of the PPS, mineral aggregate operations shall be protected from development and activities that would preclude or hinder their expansion or continued use or which would be incompatible for reasons of public health, public safety or environmental impact. In known deposits of mineral aggregate resources and on adjacent lands, development and activities which would preclude or hinder the establishment of new operations or access to the resources shall only be permitted if: a) resource use would not be feasible; or, b) the proposed land use or development serves a greater long-term public interest; and, c) issues of public health, public safety and environmental impact are addressed. In this case, the scale of development is minor and no new land use is proposed. The owner intends on requesting an amendment to the aggregate licence to allow extraction within the existing buffer as an interim activity prior to rehabilitating the lands and transferring them to the City. The continued operation of adjacent aggregate pits is not impacted. Furthermore, the proposal addresses a public interest in extending the useful life of the cemetery. The application is deemed consistent with the 2014 Provincial Policy Statement. Summary Ministry of Natural Resources has approved the proposal in principle. However, formal approvals will be required at each stage of the process to maintain compliance with the Class A Aggregate Licence for the Belanger pit. Planning Services recommends that the application for rezoning be approved subject to the conditions outlined in the Recommendation section of this report. 28 of 66

29 Pine Ida Emile M H2RU Dump LOT 7 CON 3 H2M5 M5 LOT 6 CON 3 LOT 5 CON 3 EP H2M5(2) 644 New Cobden Simmons RU H2M5(3) LOT 7 CON 2 LOT 6 CON 2 New Cobden LOT 5 CON 2 M5(3) M5 Riverside Main Oak Lane 144 Leonard Growth and Development Department Dump New Cobden Simmons Subject Property being PIN & part of , Pcls 8828 SWS & Pt Pcl SWS, Lot 6, Con.2, Twp. of Dowling, Simmons Road, Dowling, City of Greater Sudbury New Cobden NTS Sketch /14-2 Date: of 66

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32 PHOTO SIMMONS ROAD, DOWLING VIEW OF CEMETERY ENTRANCE WITH LAND TO BE CONVEYED IN BACKGROUND PHOTO SIMMONS ROAD, DOWLING WESTERLY LANDS TO BE CONVEYED TO CITY 751-4/14-2 PHOTOGRAPHY MARCH 11, of 66

33 PHOTO SIMMONS ROAD, DOWLING VIEW OF LANDS TO BE CONVEYED FROM STREET LINE PHOTO 4 SIMMONS ROAD, DOWLING AGGREGATE OPERATION OPPOSITE SUBJECT PROPERTY 751-4/14-2 PHOTOGRAPHY MARCH 11, of 66

34 PHOTO SIMMONS ROAD, DOWLING VIEW OF BELANGER PIT ABUTTING CEMETERY TO THE SOUTH 751-4/14-2 PHOTOGRAPHY MARCH 11, of 66

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38 Presented To: Planning Committee Request for Decision Application for Rezoning in order to permit a warehouse and automotive glass replacement shop, 140, 142 & 146 Eyre Street, Sudbury - Gilles Boyer Presented: Monday, Mar 30, 2015 Report Date Tuesday, Mar 17, 2015 Type: Public Hearings File Number: 751-6/14-35 Recommendation THAT the City of Greater Sudbury approves the application by Gilles Boyer to amend Zoning By-law Z to change the zoning classification from "R2-2", Low Density Residential Two to "R2-2(S)", Low Density Residential Two Special on those lands described as PIN , Lots 49 & 50, Plan 8S, Lot 7, Concession 3, Township of McKim, subject to the following conditions: 1. That the only permitted uses on the westerly 15.7 metre depth of Lot 49, Plan 8S and on the westerly 18 metre depth of Lot 50, Plan 8S shall be single-detached dwellings and a driveway providing access to a permitted warehouse use; 2. That the only permitted use within the existing building located on the easterly portion of Lots 49 and 50, Plan 8S shall be warehousing; 3. That the number of parking spaces on Lots 49 and 50, Plan 8S shall be a total of three parking spaces; 4. That the existing buildings as located on the lot shall be permitted; Signed By Report Prepared By Glen Ferguson Senior Planner Digitally Signed Mar 17, 15 Reviewed By Eric Taylor Manager of Development Approvals Digitally Signed Mar 17, 15 Recommended by the Division Mark Simeoni Acting Director of Planning Services Digitally Signed Mar 17, 15 Recommended by the Department Paul Baskcomb Acting General Manager of Growth & Development Digitally Signed Mar 17, 15 Recommended by the C.A.O. Doug Nadorozny Chief Administrative Officer Digitally Signed Mar 17, That the owner enters into a site plan agreement with the City and register the agreement on title prior to the passage of an amending by-law to the satisfaction of the Director of Planning Services. STAFF REPORT Applicant: Gilles Boyer 38 of 66

39 Location: PIN , Lots 49 & 50, Plan 8S, Lot 7, Concession 3, Township of McKim (140, 142 & 146 Eyre Street, Sudbury) Application: To amend By-law Z being the Zoning By-law for the City of Greater Sudbury by changing the zoning classification of the subject lands from "R2-2", Low Density Residential Two to "R2-2(S)", Low Density Residential Two Special. Proposal: The application is to permit a warehouse and automotive glass replacement shop in the existing building at the rear of the subject lands in addition to those uses permitted on the lands under the R2-2 Zone. Official Plan Conformity: The subject lands are designated Living Area 1 in the Official Plan for the City of Greater Sudbury. Living Area 1 includes residential areas that are fully serviced by municipal water and sewer and are to be the primary focus of residential development. The Living Area 1 designation permits a range of low, medium and high density residential uses as well as local commercial uses. Section of the Official Plan contains policies which address the conversion of existing buildings in the City. Specifically, Section applies, where an existing building or structure, used for a non-conforming use, cannot economically, practically or reasonably be converted or adapted to a use in conformity with the Official Plan land use designation. Before passing a by-law to allow for the conversion of a building or structure, Council will be satisfied that the following will be fulfilled to safeguard the wider interests of the public: The surplus building is suitable for the proposed use with respect to Ontario Building Code regulations; 1. Off-street parking is adequate; 2. The proposed use is compatible with surrounding land uses with regard to noise, fumes, smoke, odours, traffic hours of operation, signs and other undesirable features; 3. The neighbouring conforming uses are protected, where necessary, by the provision of landscaping, buffering or screening; 4. Parking, driveways, loading areas are improved, relocated and buffered as warranted; 5. Wherever possible, the aesthetic appearance of the building and property is improved and maintained; 6. Sewer and water capacities are adequate to serve the new use; 7. For conversion to residential uses, the proposed density is appropriate for the area and amenities are adequate; and, 8. A site plan control agreement may be required prior to the enactment of an amending by-law. The application conforms in part to the Official Plan for the City of Greater Sudbury subject to a review of the above noted land use planning considerations. 39 of 66

40 Site Description & Surrounding Land Uses: The subject lands are located on the east side of Eyre Street between Albert Street to the north and Victoria Street to the south. The lands have a total lot area of 607 m2 (6,534 ft2) with a lot depth of m (127 ft) and approximately 30 m (100 ft) of lot frontage onto Eyre Street. The lands contain two single-detached dwellings along with a non-residential building containing an automotive glass replacement shop in the easterly rear yard. Surrounding uses are urban residential in nature with a general mix of built forms being that of single-detached dwellings, duplex dwellings and multiple dwellings. There are a number of institutional uses in close vicinity to the lands and a more general mix of land uses exist to the east at Lorne Street. Departmental & Agency Comments: Building Services There is insufficient parking on this site to accommodate the proposed uses. Development Engineering This property is currently serviced with municipal water and sanitary sewer. No objections to the rezoning provided that the following condition is met by the owner: 1. The owner must install a Precast Test Maintenance Hold (GSSD ) or Maintenance Access Chamber (GSSD ) on the sanitary sewer service on the private property side of the property line. This test man-hole has been included on the March 28, 2012 plans submitted by the owner for the site plan agreement, which has not been registered, as the owner has not provided an estimate for the cost of the on-site works or the related deposits to the City. Drainage No concerns. Operations No concerns. Roads, Traffic & Transportation No concerns provided that sufficient parking can be provided on site to satisfy by-law requirements. Public Consultation: The owner was advised of the City s policy recommending that applicants consult with their neighbours, ward councillor and key stakeholders to inform area residents on the application prior to the public hearing. At the time of writing this report, no phone calls and no written submissions with respect to this application have been received by the Planning Services Division. Planning Considerations: Background The owner has previously applied to rezone these lands (File # 751-6/10-35) in order to permit a warehouse and automotive glass replacement shop. Planning Committee recommended on January 11, 2011 (# ) that only the warehouse use be permitted along with those uses otherwise permitted in the R2-2 Zone. A copy of the January 11, 2011 staff report and Planning Committee minutes are attached. Council ratified this position on January 12, Prior to the enactment of the amending by-law there was a condition that the owner enters into a site plan agreement with the City. As the site plan agreement was 40 of 66

41 not finalized, the amending by-law was not passed and the prior approval lapsed. This current application for rezoning (File #751-6/14-35) seeks the same approval that was sought in the previous application insofar as requesting that a warehouse and automotive glass replacement shop be permitted in addition to those uses permitted in the R2-2 Zone. Provincial Policy Statement 2014 Municipalities in the Province of Ontario are required under Section 3 of the Planning Act to ensure that decisions affecting planning matters are consistent with the Provincial Policy Statement 2014 (PPS). Staff has reviewed the PPS 2014 and is satisfied that no matters of provincial interest are impacted should the rezoning be approved as recommended by staff. Official Plan Section of the Official Plan contains policies which address the conversion of existing buildings in the City. Before passing a by-law to allow for the conversion of a building or structure, Council is to be satisfied that a number of matters be fulfilled in order to safeguard the wider interests of the public. Staff has reviewed these policies and has the following comments:. 1. Building Suitability The application was circulated to Building Services and there would appear to be no issues with respect to accommodating the proposed uses from the perspective of the Ontario Building Code. Any new construction or demolition work would require building permits. 2. Adequate Off-Street Parking The submitted sketch depicts three parking spaces that would be located between the existing dwellings on the westerly portion of the lands and the non-residential building located on the easterly portion. Staff notes that the sketch provided for the current rezoning application does not depict the floor areas that would be dedicated to the proposed warehousing and automotive glass replacement shop uses. The previous application (File # 751-6/10-35) did include this information and staff confirmed that a total of 17 parking spaces would be required for the two dwellings and the warehouse/automotive glass replacement shop. There has been no indication from the owner that they intend to abandon their request for the automotive glass replacement shop use. Staff therefore is of the opinion that the same number of parking spaces would be required under the current application. Based on the above, the lands do not appear capable of accommodating an appropriate number of parking spaces given the proposed overall use of the land being that of two single-detached dwellings, a warehouse and an automotive glass replacement shop. Staff is concerned that the shortage of parking spaces will have a negative impact on Eyre Street and the surrounding residential neighbourhood. 3.Compatibility of Proposed Use Staff remains concerned with respect to introducing an automotive-related land use within the context of a local street in a residential neighbourhood. Nuisance issues with respect to insufficient parking and noise are of concern. The warehousing use is not expected to generate as much on-site activity and carries a lower parking space requirement under By-law Z. Staff would also note that both Building Services and Roads, Traffic and Transportation have noted parking concerns in their comments. 4. Neighbouring Conforming Uses It is noted that the non-residential building is located in the rear of the lands. The lot line to the east of this building along the laneway is fenced. There appears to be minimal impact on properties to the south and to the west given the location of the non-residential building on the lands. The existing dwellings on the lands would not be further negatively impacted should a warehouse use be permitted. The operation of an automotive glass replacement shop would generate more on-site traffic and parking requirements, as well as potential noise impacts. In order to accommodate a non-residential use in the rear of the lands, staff is also of the opinion that both dwellings be retained in order to provide screening to the residential streetscape which exists along Eyre Street. 41 of 66

42 5. Parking, Driveways, Loading Areas Staff notes that in order to minimize the impacts of an expanded non-residential use on the lands that only a warehouse can be supported and not an automotive glass replacement shop. 6. Aesthetic Appearance The owner has not identified or proposed any changes to the existing buildings on the subject lands. Previously, there was some discussion with the owner around the removal of the existing dwelling known municipally as 140 Eyre Street when the previous rezoning was considered (File # 751-6/10-35). Staff maintains that removal of this dwelling remains undesirable as it would make the non-residential use more visible to the established residential neighbourhood which exists in this area of the City. With the two dwellings on the lands as they exist today, the non-residential use of the property in the rear is well screened and buffered from Eyre Street. 7. Sewer & Water Capacity Development Engineering has advised that the lands are fully serviced and have requested that a Precast Test Maintenance Hold (GSSD ) or Maintenance Access Chamber be installed prior to passing an amending by-law. 8. Conversion to Residential Uses The owner is not proposing to convert the non-residential building to a residential use and as such this criterion is not applicable to the application. 9. Site Plan Control If the rezoning is approved, it would be appropriate as a condition of approval prior to the amending by-law being passed that the owner enter into a site plan agreement with the City in order to ensure that the parking, landscaping and fencing on the lands be maintained. Staff notes this is especially important given the non-residential building that is present on the lands which is recommended to permit only a warehouse. Based on a review of the above matters, staff is concerned that permitting an automotive glass replacement shop in addition to the two single-detached dwellings and a warehouse use would be inappropriate and would not conform with the conversion of existing buildings policies in the Official Plan. Staff does however support the conversion of the building to that of a warehouse provided that the two dwellings remain on the lands. The conversion to a warehouse would be in conformity with the policies contained in the Official Plan. Zoning By-law The applicant is requesting that the subject lands be rezoned from "R2-2", Low Density Residential Two to "R2-2(S)", Low Density Residential Two Special. Staff has reviewed the development proposal in light of this request and confirms that the requested "R2-2(S)" Zone would be appropriate should the rezoning be approved to recognize the existing two single-detached dwellings and a warehouse use in the rear. Staff has noted in the recommendation section of this report that several site-specific development standards will need to be incorporated into an amending by-law. Specifically, these are as follows: 1. That the only permitted uses on the westerly 15.7 metre depth of Lot 49, Plan 8S and on the westerly 18 metre depth of Lot 50, Plan 8S shall be single-detached dwellings and a driveway providing access to a permitted warehouse use; 2. That the only permitted use within the existing building located on the easterly portion Lots 49 and 50, Plan 8S shall be warehousing; 3. That the number of parking spaces on Lots 49 and 50, Plan 8S shall be a total of three parking spaces; 42 of 66

43 and, 4. That the existing buildings as located on the lot shall be permitted; Summary Staff has reviewed the development proposal and is satisfied that it conforms to the Official Plan for the City of Greater Sudbury provided that the rezoning only permits the existing two single-detached dwellings along with a warehouse use in the rear of the lands. Staff is concerned that permitting an automotive glass replacement shop in addition to the two single-detached dwellings and a warehouse use would be inappropriate and this scenario would not conform with the conversion of existing buildings policies in the Official Plan. The Planning Services Division therefore recommends that the application to amend By-law Z being the City of Greater Sudbury Zoning By-law in order to permit two single-detached dwellings and a warehouse use on the lands be approved subject to the conditions noted in the recommendation section of this report. 43 of 66

44 R2-2 Maclachlan Whittaker Eyre R2-2 Regent Maclachlan Albinson Whittaker R2-2 Regent Spruce R2-2 Albinson Ernest R2-2 OSP OSP R2-2 R2-2 R R2-2 R R2-2 R2-2(16) R LOT 7 CON Albert I R2-2 Victoria (4) R R R I Eyre Spruce I I C Applegrove (7) Lougheed P Oak LOT 6 CON H15C2(81) Victoria 281 Willow Walnut (7) Growth and Development Department M M Ü Oak Albert Victoria Walnut Victoria Subject Property being PIN , Lots 49 & 50, Plan 8S, Lot 7, Con. 3, Twp. of McKim, 140, 142 & 146 Eyre Street, Sudbury, City of Greater Sudbury Rudd Isabel Lougheed Willow Hazel Alder Lorne NTS 751-6/14-35 Sketch 1 44 of 66 Date:

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46 PHOTO 1 SUBJECT LANDS AS VIEWED FROM EYRE STREET LOOKING EAST PHOTO 2 EXISTING SINGLE DETACHED DWELLING LOCATED ON THE SOUTHERLY PORTION OF THE SUBJECT LANDS 751-6/14-35 PHOTOGRAPHY MARCH 11, of 66

47 PHOTO 3 EXISTING SINGLE DETACHED DWELLING LOCATED ON THE NORTHERLY PORTION OF THE SUBJECT LANDS PHOTO 4 EXISTING NON-RESIDENTIAL BUILDING LOCATED IN THE REAR OF THE SUBJECT LANDS, INCLUDING AREA WHERE TWO PARKING SPACES ARE PROPOSED 751-6/14-35 PHOTOGRAPHY MARCH 11, of 66

48 PHOTO 5 AREA FOR THIRD PARKING SPACE BETWEEN THE REAR OF THE SINGLE DETACHED DWELLING AND THE NON-RESIDENTIAL BUILDING 751-6/14-35 PHOTOGRAPHY MARCH 11, of 66

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