Loading...
HomeMy WebLinkAboutFebruary 9, 2011. . •. , •�- �- ,_��,_ . �_.�:� � ., ..,. -, _ . , I��:�����\[ .� . Page Number (I) Adoption of Agenda (II) Adoption of Minutes from January 19, 2011 1-7 (III) Reports (Deferred at the January 19, 2011 meeting) 8-12 P/CA 03/11 — P. Lambrinos 1958 Glendale Drive (Lot 33, Plan 521) City of Pickering 2. P/CA 04/11 — D. Lazaridis 13-18 519 Sheppard Avenue (North Part of Lot 30, Broken Frontage Concession Range 3, Parts 2 and 6, Plan 40R-23855) City of Pickering 3. P/CA 05/11 — C. Marshall 19-23 1897 Woodview Avenue (Part Lot 24, Plan 329, Block 45, Part Block 44, Plan 40M-1700, Part 2, 3, 4, 40R-17588) City of Pickering (IV) Adjournment ACCe55ible For information related to accessibility requirements please contact PICKER�G LesleyDunne T. 905.420.4660, e�Aension 2024 TTY 905.420.1739 Email Idunne@cityofpickering. com .-.� �r��=�: i _ .-.. A �— �j:��� r ���►1_��\�,� Pending Adoption Present: Tom Copeland David Johnson — Chair Eric Newton — Vice Chair (arrived at 7:05 pm) Bill Utton Shirley Van Steen Also Present: Ross Pym, Secretary-Treasurer Lesley Dunne, Assistant Secretary-Treasurer Mila Yeung, Assistant Secretary-Treasurer (I) Appointment of Chairoerson (II) (III) Moved by Bill Utton Seconded by Shirley Van Steen Committee of Adjustment Meeting Minutes O1 Wednesday, January 19, 2011 7:00 pm Main Committee Room That David Johnson be appointed as Chairperson for a 1 year term. Carried Unanimously Appointment of Vice Chairoerson Moved by Tom Copeland Seconded by Bill Utton That Eric Newton be appointed as Vice Chairperson for a 1 year term. Carried Unanimously Appointment of SecreTarv-Treasurer Moved by Shirley Van Steen Seconded by Tom Copeland That Ross Pym be appointed as Secretary-Treasurer. Carried Unanimously � � �,���_� _... ...�;�:�� � �C�:��M��1\C Committee of Adjustment Meeting Minutes Wednesday, January 79, 2011 7:00 pm Main Committee Room (IV) Appointments of AssisWnt Secretarv-Treasurers Moved by Shirley Van Steen Seconded by Bill Utton That Mila Yeung, Lesley Dunne and Jean Finn be appointed as Assistant Secretary-Treasu rers. Carried Unanimously (V) Adoption of Rules of Procedure Moved by Bill Utton Seconded by Tom Copeland That the Rules of Procedure for the Committee of Adjustment be adopted. Carried Unanimously (VI) Adoption of Aaenda Moved by Bill Utton Seconded by Shirley Van Steen That the agenda for the Wednesday, January 19, 2011 meeting be adopted. Carried Unanimously (VII) Adoption of 2011 Meetinq Schedule Moved by Shirley Van Steen Seconded by Tom Copeland That the Committee of Adjustment Meeting Schedule for 2011 be adopted. Carried Unanimously (VIII) Adoption of Minutes Moved by Eric Newton Seconded by Bill Utton That the minutes of the 15th meeting of the Committee of Adjustment held Wednesday, November 3, 2010 be adopted. Carried � i����:� � � ���\/�C���� (IX) Reports Committee of Adjustment Meeting Minutes Wednesday, January 79, 2011 03 7:00 pm Main Committee Room 1. P/CA 01/11 — C. Rees 502 Downland Drive (Part Lot 127, Plan M1017, Part 26, 40R-2237) City of Pickering The applicant requests relief from Zoning By-law 2511, as amended by By-law 4354f73 to permit an existing side yard width of 0.6 metres and proposed lot coverage of 34 percent, whereas the by-law requires a minimum side yard width of 1.2 metres and maximum lot coverage of 33 percent. The applicant requests approval of these variances in order to obtain a building permit for a sunroom addition onto the rear of the existing detached dwelling. The Secretary-Treasurer outlined comments received from the City of Pickering Planning 8 Development Department recommending approval subject to conditions. Written comments were received from the City's Development Control Manager expressing no concerns. Written comments were received from Councillor Kevin Ashe in support of the application. Ivars Kulitis, agent, was present to represent the application. No further representation was present in favour of or in objection to the application. Moved by Bill Utton Seconded by Shirley Van Steen That application P/CA 01 /11 by C. Rees, be Approved on the grounds that the side yard width of 0.6 metres and lot coverage of 34 percent are minor variances that are desirable for the appropriate development of the land, and in keeping with the general intent and purpose of the Official Plan and the Zoning By-law, subject to the following conditions: 1. That these variances applies only to the development proposed, as generally sited and outlined on the applicanYs submitted plans with this application. 2. That the applicant obtains a building permit for the proposed sunroom addition construction by January 18, 2013, or this decision shall become null and void. Carried Unanimously � � i���-:� _—. �}r N..].F ��,�,• *l�\1NC\��� 2. P/CA 02/11 — J. Priest 673 Front Street (Part Lot 4, Block E, Plan 65) City of Pickering Committee of Adjustment Meeting Minutes Wednesday, January 79, 2011 7:00 pm Main Committee Room The applicant requests relief from Zoning By-law 2511, to permit an existing lot frontage of 9.1 metres and an existing lot area of 373 square metres and proposed side yard widths of 0.3 metre and 1.2 metres to the proposed new detached dwelling, whereas the by-law requires a minimum lot frontage of 15.0 metres, a minimum lot area of 460 square metres and minimum side yard widths af 1.5 metres. The applicant requests approval of these variances in order to obtain a building permit for a new detached dwelling. The Secretary-Treasurer outlined comments received from the City of Pickering Planning & Development Department recommending approval subject to conditions and to a revised north side yard width of 0.6 metres. Written comments were also received from the City's Development Control Manager indicating the request to permit a 0.3 metre side yard width should not be permitted as it would result in an encroachment onto the neighbouring property during construction, side yard fencing would restrict any access along the north side yard of the dwelling, potential for storm drainage issues and roof overhang would also be matters of contention. Helen Kok, James Priest, and John Reeves were present to represent the application. Barry Farquharson of 675 Front Road submitted a letter and was present in objection to the application. Helen Kok explained there are several existing properties in the surrounding area that have side yard widths of 0.3 metres or less, the proposed dwelling has been designed for adequate south side yard width and overhang concerns and will rebuild fences once construction is completed. John Reeves provided photos showing examples of other surrounding homes in the area that have side yard widths of 0.3 metres or less and explained the property has a natural north to south slope. — - o ;:�i��--ll'=; - � � I���J�.����I1C J Committee of Adjustment Meeting Minutes Wednesday, January 19, 2011 05 7:00 pm Main Committee Room Barry Farquharson expressed several concerns with the application; the north side yard width of 0.3 metres and the impact on his property during construction, maintenance and the overFlow allowance, the retaining wall along the driveway and would like it relocated to the south side of the building, damage to the fencing during construction and would like reassurance it will be replaced at the owners expense not his, questioned if the hvo proposed fire places will be wood burning or gas, what the timeframe for the demolition and construction of the new dwelling and indicated the footprint of his property on the applicants plan is incorrect. He noted a 0.6 metre or 0.9 metre side yard width next to his property would be more appropriate. Moved by Bill Utton Seconded by Eric Newton That application P/CA 02/11 by J. Priest, be Approved on the grounds that the existing lot frontage of 9.1 metres, existing lot area of 373 square metres, the proposed south side yard width of 1.2 metres and north side yard of 0.6 metre to the proposed new detached dwelling are minor variances that are desirable for the appropriate development of the land, and in keeping with the general intent and purpose of the Official Plan and the Zoning By-law, subject to the following conditions: 1. That these variances applies only to the proposed detached dwelling, as generally sited and outlined on the applicanYs submitted plans with this application subject to the revised north side yard width. 2. That the applicant obtains a building permit for the proposed construction by January 18, 2013, or this decision shall become null and void. Carried Unanimously 3. P/CA 03/11 — P. Lambrinos � 1958 Glendale Drive (Lot 33, Plan 521) City of Pickering The applicant requests relief from Zoning By-law 3036 to permit a maximum height of 5.2 metres for a proposed detached garage, whereas the by-law requires a maximum building height of 3.5 metres for any accessory structure in a residential zone. r� i����7;�. - _�l�\���\��� Committee of Adjustment Meeting Minutes Wednesday, January 19, 2011 7:00 pm Main Committee Room The applicant requests approval of this variance in order to obtain a building permit. The Secretary-Treasurer outlined comments received from the City of Pickering Planning 8 Development Department recommending refusal. Written comments were also received from the City's Development Control Manager expressing no concerns. Peter Lambrinos, owner, was present to represent the application. William Churchill of 1962 Glendale Drives was present in favour of the application. Brad Suckling of 1213 Canborough Crescent, Richard Janusz of 1209 Canborough Crescent and Stan Andrews of 1215 Canborough Crescent were present in objection to the application. Peter Lambrinos explained the application that the proposed increased height of the detached garage is required to accommodate a vehicle lift for the purposes of restoring vintage vehicles. The design will match the proposed one-storey dwelling, and does not agree that the property is over developed. In response to a question from a resident, Peter Lambrinos indicated that he will not be putting in a pit rather than a lift because of the eMra expense. Peter Lambrinos indicated he can build the proposed garage wider and would look at the possibility of reducing the height and is willing to meet with the neighbours to hear their concems. William Churchill advised he reviewed the application and feels it is not out of character to the surrounding neighbourhood and that it is far enough away from the property lines. Brad Suckling explained he lives directly behind the subject property and expressed several concerns with the application; the height of the proposed garage, visual appearance affecting the enjoyment of rear yard, noise from the air tools and vintage cars, the future use of the proposed detached garage being conveAed to an auto repair shop and light penetration from subject property's driveway. Richard Janusz expressed several concerns with the application; the height of the proposed garage, potential of the detached garage being used as a repair shop if the house is ever sold and noise from the air tools and vintage cars. Stan Andrews expressed concerns with the application; the height of the proposed garage and having to look at a wall and noise from the air tools and vintage cars. .} r� �����7.�� �li�\1��\_���� Moved by Bill Utton Seconded by Shirley Van Steen Committee of Adjustment Meeting Minutes Wednesday, January 79, 2017 (? 7 7:00 pm Main Committee Room That application P/CA 03/11 by P. Lambrinos, be Deferred until the neM meeting to provide an opportunity for the applicant to meet with neighbours and City staff. Carried Unanimously (X) Adiournment Moved by Eric Newton Seconded by Bill Utton That the 1st meeting of 2011 the Committee of Adjustment be adjourned at 7:55 pm and the next meeting of the Committee of Adjustment be held on Wednesday, February 9, 2011. Carried Unanimously Date Assistant Secretary-Treasurer c"y °� Report to �g ' ; Committee of Adjustment I Application Number: P/CA 03N1 Meeting Date: February 9, 2011 (Deferred from the January 19, 2011 Meeting) From: Ross Pym, MCIP, RPP Principal Planner— Development Review Subject: Committee of Adjustment Application P/CA 03/11 — Amended P. Lambrinos 1958 Glendale Drive (Lot 33, Plan 521) � City of Pickering Application: The applicant, as amended requests relief from Zoning By-law 3036 to permit a maximum height of 4.5 metres for a proposed detached garage, whereas the by-law requires a maximum building height of 3.5 metres for any accessory structure in a residential zone. The applicant requests approval of this variance in order to obtain a building permit. Recommendation: The Planning 8 Development Department considers the request to permit a maximum height of 4.5 metres for a proposed detached garage to be a major variance that is undesirable for the appropriate development of the land and not keeping with the general intent and purpose of the Zoning By-law and therefore recommends Refusal of the proposed variance. Comment: Official Plan and Zoning By-law Pickering O�cial Plan —"Urban Residential — Low Density Area" within the Liverpool Neighbourhood Zoning By-law 3036 —"R3" — Third Density Residential Zone Report P/CA 03/11 — Amended (Deferred from the January 19, 2011 Meeting) Background February 9, 2011 Page 2 � 9 • the subject application was deferred at the January 19, 2011, Committee of Adjustment meeting in order for the applicant to consider a revised proposal • on January 25, 2011, the application was amended to request an accessory building height of 4.5 metres for the proposed garage Appropriateness of the Application Accessory Structure Height Variance • the intent of the maximum accessory building height of 3.5 metres is to minimize the visual impact of accessory buildings on abutting properties and on the streetscape, and to ensure other yards are not signifcantly obstructed by these structures on the property • the applicant has advised that the requested height is required to accommodate a lift for the purposes of restoring vintage vehicles • the proposed detached garage of 4.5 metres would create a massing that would have a negative visual impact on abutting properties • opportunities to provide enclosed vehicle parking will be made available as the applicant plans to construct a new raised bungalow wdh an attached three-car garage • the proposal for an oversized two car detached garage when the property also provides a three car attached garage is considered overdevelopment for the property . the Department is also concerned that the height and size of the proposed garage will have the potential to encourage other uses that would not comply with the Zoning By-law . the intent of the zoning by-law would not be maintained Date of Report: February 2, 2011 Com nts prepared.� i ��2 Ashley rwood rl i AY:RP:Id w���.a��a�o>„ �k � �� Enclosures �� �[v/'y�' Ross Pym, MCIP,l2PP Principal Planner— Development Review E�i € � a N § 24.4 m Proposetl � F Garage 8�5 m Q �a l�6 1 a o 0 w x w r- � nit a maxim � g height oi4.5 � for a proposetl Information Compiled from Applicants Submitted plan P/CA 03N1 P. Lambrinos Proposetl One Storey Dwelling 3.7 m I m w..��_1 I`� - � - yi .� m... �---� °�€$� 7.7 m u 6 11 �I i I$ ' I > g � . yI � a I ._ �i—I �o.�. s � ` � �� { try�d rI � � mms mzvwz: vroeocee M�� cp o�axke�oa aiennme a oevaiwm.m oevenm.m. Vlanmipinlorma�ion Serviwa MappinpaN De¢Igq Fe0.2 3011. zz Information Compiled from Applicants Submitted plan P/CA 03N1 P. Lambrinos �17�=�-`--'=°� _____r___1__r_r_�1� _-__. .__________._...___.' . _.___.____.__ ..._ .. i so�.. E.E..,� i -� i i t i i . . �� i ��. i i i . i . ._, . .., � i — 8.5 m � ���.,_...._____- �, . . . . .:� . -. . ... i i.. . „ , , ��, i i , i ... . .<�..,.. ' i .. ;. '�=�I�..o.....'."' i '....'� i �= -� _ _ ____ � mi: map �re: o�e�cee ey ue cav a ai���s �a�m.re a oe.eioomem cepw�em. �a��me imo�aiio� serwe: mavv��e aoa oe:ie�, ceo. z. aoi i. C�� °� Report to ' ; Committee of Adjustment I KE Application Number: P/CA 04/11 13 Meeting Date:February 9,2011 From: Ross Pym, MCIP, RPP Principal Planner— Development Review Subject: Committee of Adjustment Application P/CA 04/11 D. Lazaridis 519 Sheppard Avenue (North Part of Lot 30, Broken Frontage Concession Range 3, Parts 2 and 6, 40R-23855) City of Pickering Application: The applicant requests relief from Zoning By-law 3036, to permit a reduced westerly side yard width of 1.2 metres, a rear yard depth of 4.0 metres and a maximum lot coverage of 3S percent for a proposed two-storey dwelling with an uncovered deck, whereas the by-law requires a minimum side yard width of 1.8 metres, a minimum rear yard depth of 7.5 metres and a maximum lot coverage of 33 percent. The applicant requests approval of this variance in order to obtain a building permit for the proposed detached dwelling. Recommendation: The Planning & Development Department considers the proposed reduced westerly side yard width of 1.2 metres, a rear yard depth of 4.0 metres and a maximum lot coverage of 38 percent to be minor variances that are desirable for the appropriate development of the land, and in keeping with the general intent and purpose of the Official Plan and the Zoning By-law, and therefore recommends Approval of the proposed variances, subject to the following conditions: 1. That these variances applies only to the proposed two storey building with an uncovered rear deck, as generally sited and outlined on the applicanYs submitted plans with this application. 2. Prior to the approval of a building permit, the owner provides to the City's satisfaction the easement within the lands described as Part 6, 40R-23855 has been abandon or the decision to permit the 1.2 metre west side yard width shall become null and void. 3. That the width of the proposed rear deck does not exceed 5.0 metres. 4. That the applicant obtains a building permit for the proposed construction by February 9, 2013, or this decision shall become null and void. l. 4 Report P/CA 04/11 February 9, 2011 Page 2 Comment: Official Plan and Zoning By-law Pickering Official Plan —"Urban Residential Area — Low Density Area" within the Woodlands Neighbourhood Zoning By-law 3036 —"R3" — Third Density Residential Zone Background The Committee of Adjustment has previously approved applications for development of this property. Application P/CA 05/OS recognized a reduced easterly side yard width of 1.5 metres and a reduced lot frontage of 17.0 metres. Application P/CA 52/07 recognized a reduced westerly side yard width of 1.2 metres and a maximum lot coverage of 38 percent. The applicant was unable to satisfy the conditions of the approved decisions which caused the variances to lapse. Appropriateness of the Application Side Yard Width Variance • the intent of the side yard width requirement in the zoning by-law is to maintain an appropriate buffer space between dwellings and adjacent lots, and to provide adequate access to the rear yard of lots • the applicant is proposing to erect a dwelling and rear yard deck on lands that were previously encumbered by an easement that has been abandoned . development is typically not permitted on easements • an adequate buffer space and access will be maintained along the west side yard, however the applicant must provide written confirmation to the satisfaction of the Planning DepaRment which will allow any development within the easement . the intent of the zoning by-law would be maintained Rear Yard Depth Variance . the intent of the minimum 7.5 metres rear yard depth is to ensure that a useable amenity space is provided in the rear yard, and to provide an appropriate buffer space between structures on abutting properties • an adequate amenity space in the rear yard would be maintained . restricting the width of the deck will ensure the property will provide suffcient area to provide soft landscaping • the intent of the zoning by-law would be maintained Report P/CA 04/11 Lot Coverage Variance February 9, 2011 Page 3 15 • the intent of the maximum building lot coverage requirement is to ensure the maintenance of an appropriate amount of yard space (amenity area) uncovered by buildings on a lot and to regulate the maximum size and mass of buildings on a lot • an adequate amenity area would to be maintained • the intent of the zoning by-law would be maintained Input From Other Sources Manager, Development Control Date of report: February 2, 2011 . ��- . -.. -. . . '_� .��- AY:RP:Id ,�,�-„ a� Enclosures . a 3.05 metre wide easement exists on the west side of the lot • although there are no initial concerns with the recommended variance, the placement of the proposed dwelling would not be permitted within the easement /`���(�J"y�� Ross Pym, MCIF, RPP Principal Planner — Development Review zc 27 1 To permit a west sitle yartl witl�h of 12 metres 12m E m v N Information Compiled from Applicants Submitted plan P/CA 04N 1 D Lazaridis SHEPPARD AVENUE 17.4 m E � v PROPOSED TWO � STOREY DWELLING �I I To permit a lot I I coveage of 38 percenl � rearyard EI metres to � i deck I � � i 17.4 m � .._.._�,. _„_ � . N rn'is mapwas vmaucea W m. uha amueans aie�nmt b owewomem oenenmen�, ad�m�e imorm.m� san;ms Meoo��q e�e oe:g�, aa��anzs. xon. � Information Compiled from Applicants Submitted plan PICA 04/11 D Lazaridis � mis m.o.'�• o�aume M m. cnvw Pkue�na alannng a oeacbpmem oec.mmem. PUnninp I�RUmatim Service[ Mepprg enE cesg^, January 35. ]011. �w °¢ Report to ' ; Committee of Adjustment ER Application Number: P/CA 05/11 i 9 Meeting Date: February 9, 2011 From: Ross Pym, MCIP, RPP Principal Planner— Development Review Subject: Committee of Adjustment Application P/CA 05/11 C. Marshall 1897 Woodview Avenue (Part Lot 24, Plan 329, Block 45, Part Block 44, Plan 40M-1700, Part 2, 3, 4, 40R-17588) City of Pickering Application: The applicant requests relief from Zoning By-law 3036 to permi[ a lot frontage of 24 metres, a lot area of 1,644 square metres, a front yard depth of 4.5 metres, side yard widths of 12 metres and a lot coverage of 33 percent, whereas the by-law requires a minimum lot frontage of 60 metres, a lot area of 8,000 square metres, a front yard depth of 12.0 metres, a minimum side yard widths of 3.0 metres and a maximum lot coverage of 10 percent. The applicant requests approval of this variance in order to obtain a building permit for a proposed two-storey dwelling. Recommendation: The Planning & Development Department are not supportive of a 12 metre side yard widths and recommends that the application be amended to allow side yard widths of 1.8 metres. If the application is amended the following is recommended. The Planning & Development Department considers the proposed lot frontage of 24 metres, lot area of 1,644 square metres, front yard depth of 4.5 metres, side yard widths of 1.6 metres and lot coverage of 33 percent to the proposed two-storey dwelling to be minor variances that are desirable for the appropriate development of the land, and in keeping with the general intent and purpose of the Official Plan and the Zoning By-law, and therefore recommends Approval of the proposed variances, subject to the following conditions: 1. That these variances applies only to the proposed two-storey dwelling, as generally sited and outlined on the applicanYs submitted plans with this application subject to the revised side yard widths. 2. That the applicant obtains a building permit for the proposed construction by February 8, 2013 or this decision shall become null and void. 2� Report P/CA 05/11 Background: February 9, 2011 Page 2 The Committee of Adjustment on April 7, 2010, approved an application for a lot frontage of 24.5 metre, a lot area of 1,405 square metres, a rear yard depth of 7.5 metres, a side yard width of 2.6 metres and a lot coverage of 18 percent. These variances are related to the existing building on the proposed lot. As a condition of approval the applicant was required to obtain a final clearance for a future land severance. Land Division application LD 051/10 was approved by the Region of Durham Land Division Committee for a proposed severance that is different from the lot depicted on the subject Committee of Adjustment application (P/CA 05/11). Comment: O�cial Plan and Zoning By-law Pickering Official Plan — Urban Residential Areas — Low Density Areas within the Highbush Neighbourhood � Zoning By-law 3036 — "A" — Agricultural Appropriateness of the Application Lot Frontage Variance • the intent of the minimum lot frontage requirement is to ensure a usable lot size that is compatible with the surrounding area • the proposed retained lot is an existing lot frontage that is in keeping with the size of existing lots within the surrounding area • the intent and purpose of the zoning by-law would be maintained Lot Area Variance . the intent of the minimum lot area requirement is to ensure a usable lot size that is compatible with the surrounding area • the proposed retained lot area is the result of the existing and proposed lot configuration of the-property • the intent of the zoning by-law would be maintained Front Yard Depth Variance • the intent of the front yard depth requirement is to provide an adequate buffer space between street activiry and to provide an adequate landscaped area within the front of the property Report P/CA 05/11 February 9, 2011 Page 3 z j • the proposed 4.5 metre front yard depth to the proposed dwelling is in keeping with the character and front yard depth of existing lots on Woodview Avenue • the intent of the zoning by-law would be maintained Side Yard Widths Variance • the intent of the minimum side yard width of 3.0 metres is to provide an appropriate buffer space between structures on abutting properties • the proposed side yard widths of 1.2 would not be appropriate development of the land . in consideration of the size of the lot the side yard widths should provide a proportional separation belween abutting properties • the proposed 1.2 metre side yard width is the standard for dwellings on lots having a lot frontage of 12.0 metres to 15.0 metres and is not considered appropriate for a lot providing a lot frontage of 24 metres • given the size of the proposed dwelling the minimum side yard widths must be increased to reflect the lot and building size . side yard widths of 1.8 metres for the land would provide an appropriate buffer belween the existing dwellings and the abutting properties • the intent of the zoning by-law would be maintained Lot Coverage Variance • the intent of the maximum lot coverage requirement is to ensure the maintenance of an appropriate amount of amenity area uncovered by buildings and to regulate the maximum size and mass of buildings on a lot • the proposed 33 percent lot coverage would provide an appropriate lot coverage for a lot greater than 1,600 square metres • an acceptable amount of amenity space would be provided • the intent of the zoning by-law would be maintained Date of report: February 2, 2011 Comments prepared by: Mil�Yeun�� Planner I MY:RP:Id o»avo>n.<« Enclosures �a� � Ross Pym, MCIP, R� Principal Planner — Development Review 2 Information Compiled from Applicants Submitted plan P/CA OS/11 C. Marshall To permi� a lo� fmntage of 24.0 metres µ� � W ti ti � U Z 66 ; o Q ; go z W v o� ��� �.., \ N � / � 3� �� � a3 " OMM450„ X � � To permit a fronl yaN tlepth of 6.5 metres to ihe 1.2 `F`: antl � , lot � ya ,,, PART 1 To permil a bl area of 1,644 metres squaretl 23 \ � lMS mep wes prWUce00y Me Cdy ol PI }mng Rannl�g d O¢velopmmf CepaMmt, Plannm0lnbrme�un ServlmsMappnBenE CesIBn.Oec.P2 R011.