HomeMy WebLinkAboutInformation Report 14-05IN 14411WINaMKI
INFORMATION REPORT NO. 14-05
FOR PUBLIC INFORMATION MEETING OF
June 16, 2005
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT: City Initiated:
Zoning By-law Amendment Application A 15/05
To Restrict Institutional Uses on lands Zoned
"Rural Agricultural Zone — A" in Zoning By-laws 3036 and 3037
City of Pickering
1.0 BACKGROUND
- currently, churches, educational institutions, hospitals and other institutional
uses are permitted on lands with agricultural zoning. Building permits can be
obtained for uses permitted by the zoning, following site plan review;
- the provisions of the zoning by-laws that permit institutional uses on
agricultural zoned lands may not conform with the City of Pickering or Region
of Durham Official Plans;
- City of Pickering agricultural zoning has not been amended to conform to the
1997 City of Pickering Official Plan due to delays in undertaking a
comprehensive revision of City zoning by-laws;
- lands in the rural area that are zoned agricultural by By-laws 3036 and 3037
could be developed for large-scale institutions that could negatively impact
neighbouring agricultural or rural settlement lands;
- lands in the urban area that are zoned agricultural under By-law 3036
comprise large parcels, mainly along Brock Road in the Brock Ridge and
Duffins Heights Neighbourhoods, and scattered parcels north of Highway 401.
Development of these parcels for large-scale institutional uses could
prejudice the implementation of Council -adopted Development Guidelines for
efficient road access and servicing options in newly urbanizing areas and may
not be compatible with neighbouring uses throughout urban Pickering;
- staff had received a number of inquiries about possible location of large-scale
institutional uses on agricultural zoned lands in rural and urban areas;
- staff discussed these concerns with Council at a Management Board meeting
with the conclusion that action was warranted;
Information Report No. 14-05 Page 2 -' J
1.1 Interim Control By-law
- on October 18, 2004, Council adopted Interim Control By-law 6385/04 to
restrict institutional uses, for a one-year period, on those lands zoned "Rural
Agricultural Zone - A" in By-laws 3036 and 3037;
- the lands included large parts of Duffins Heights and Brock Ridge
Neighbourhoods and other scattered parcels in the urban area of Pickering
north of Highway 401 and those parts of the rural area not otherwise
restricted from this type of development by Provincial Zoning Orders or
ownership by either the Federal or Provincial Governments; (see Attachment
#1 - By-law 6385/04);
1.2 Land Use Policy Study
- on October 18, 2004, Council passed Resolution #130/04 to direct staff to
review land use planning policies to evaluate the appropriateness of
institutional uses of all lands zoned "Rural Agricultural Zone — A" in By-laws
3036 and 3037 in the City (see Attachment #2 - Resolution # 130/04);
- the workplan included study of:
• conformity of current zoning with the City and Regional official plan
policies in the rural and urban areas;
• policies of surrounding municipalities on this matter;
• appropriate development standards for institutional uses suitable on
lands zoned "Rural Agricultural Zone — A", if necessary; and,
• appropriate zoning for existing institutional uses with "Rural Agricultural
Zone — A" zoning as exceptions to any new policy;
- the workplan also suggested that, once the study was complete, a notice be
circulated for a Statutory Public Meeting to review the study findings and any
proposed amendments;
- the Public Meeting should be held before the summer of 2005 so that
recommended amendments can be enacted by Council to come into force by
October 18, 2005.
2.0 CITY'S PROPOSAL
- the City now proposes to implement the findings of the land use planning
policy study by amending Zoning By-laws 3036 and 3037 to:
• remove institutional uses as permitted uses on lands Zoned "Rural
Agricultural Zone — A" by Zoning By-laws 3036 and 3037; and,
• recognize existing institutional uses on lands zoned "Rural Agricultural
Zone — A" as legal conforming uses.
16, Information Report No. 14-05 Page 3
3.0 CURRENT ZONING PROVISIONS
3.1 Zoning By-law 3036
- "Institutional" uses permitted in the "Rural Agricultural Zone — A" include
churches, church halls, public and private schools, public or institutional
buildings, public and private hospitals and cemeteries;
- By-law 3036 is the parent by-law for lands located; 1) between Highway 401
and the CPR railway tracks in the South Urban Area; and, 2) between the
CPR tracks and Concession 3 within the Seaton Area east of West Duffins
Creek and within the rural lands west of West Duffins Creek (see Attachment #5
& #6;
- the following existing institutional uses, shown on Attachments #5 and #6, are
located on lands zoned "Rural Agricultural Zone — A" by By-law 3036:
• Pickering Islamic Centre, 2065 Brock Road;
• White & Erskine Cemetery, 902 Finch Avenue;
• Woodruffs Cemetery, 2265 Brock Road;
• Post Cemetery, south-west corner Brock Road and Kingston Road; and,
• Erskine Cemetery, 886-888 Finch Avenue;
3.2 Zoning By-law 3037
- "Institutional" uses permitted in the "Rural Agricultural Zone — A" include
churches, public and private schools, educational and religious institutions,
research laboratories under the jurisdiction of a university or government
authority, public and private hospitals, sanitaria and clinics;
- By-law 3037 is the parent by-law for the rural lands north of the lands
governed by By-law 3036. By-law 3037 lands encompass the northerly parts
of the Seaton lands and the lands west of West Duffins Creek, the Federal
lands, Oak Ridges Moraine lands and the rural lands located between the
Federal lands and the Whitby border, north of Ajax (see Attachments #5 & #6);
- the following existing institutional uses, also shown on Attachments #5 & #6,
are located on lands zoned "Rural Agricultural Zone — A" by By-law 3037;
• Mount Zion Church, 300 Eighth Concession Road;
• Altona Mennonite Cemetery and Church, 5475 Sideline 30; and,
• Hindu Cultural Centre, 2590 Brock Road;
3.3 Provincial Zoning Orders
- Minister's Zoning Orders (MZO's) Number 1 and Number 2 (O Reg. 102/72
and O Reg. 19/74) do not permit institutional uses on an 'as -of -right' basis on
the parts of the rural area east of the federal lands and two smaller areas to
the south-east and south-west;
Information Report No. 14-05 Page 4
- although municipal by-laws permit a broader range of uses and impose less
restrictive standards than the MZO provisions, the more restrictive provisions
of the MZO's over -rule municipal zoning;
- the MZO's would not prevent the City from amending its by-laws to remove
permitted institutional uses.
4.0 STUDY FINDINGS
4.1 Policies for Institutional Uses on Agriculturally Zoned Land in Neighbouring
Municipalities
Policies of surrounding municipalities* were reviewed to determine whether each
of their respective agricultural zoning permits institutional uses, with the following
findings:
- none of the canvassed municipalities permit institutional uses in their
agricultural zoning on an 'as -of -right' basis;
- Ajax and Markham each permit several rural institutions by site-specific
zoning;
- Whitby requires institutional zoning; and,
- Uxbridge requires a 'community facility' zoning category;
the Towns of Ajax, Whitby, Markham and Whitchurch-Stouffville, the City of
Oshawa and the Township of Uxbridge.
4.2 Conformity of Current Zoning (for Institutional Uses) with Official Plans
and Provincial Legislation
4.2.1 Rural Areas
4.2.1.1 Conformity with the Durham Regional Official Plan (DROP)
- the DROP contains the following land use designations applicable in
Pickering's rural areas (see Attachment #7 - Map 3: Durham Region
Official Plan Designations in Pickering Rural Area):
• Countryside, in the Oak Ridges Moraine;
• Permanent Agricultural Reserve;
• Major Open Space;
• Federal Airport Lands and Federal Airport Special Study Area; and,
• Hamlet and Country Residential Subdivision designations;
- institutional uses are not permitted in the Permanent Agricultural Reserve
designation, the Federal Airport Lands or the Federal Airport Special
Study Area lands;
10 Information Report No. 14-05 Page 5
institutional uses are permitted on lands that were designated Countryside
by the 2004 Regional Official Plan amendment that implements the
Provincial Oak Ridges Moraine Plan;
institutional uses are permitted on lands designated Major Open Space, or
Hamlets and Country Residential Subdivisions;
the DROP provides that local municipal official plans can be more
restrictive than Regional policies;
Zoning Changes to Achieve Conformity
- in order to bring Pickering's agricultural zoning into conformity with the
policies of the DROP, institutional uses should be removed as permitted
uses from Pickering's agricultural zoning on lands designated Permanent
Agricultural Reserve, Federal Airport Lands and Federal Airport Special
Study Area lands by the DROP. In addition, institutional uses could also
be removed from agricultural zoning on lands with Major Open Space, or
Hamlet and Country Residential Subdivision designations;
- existing institutional uses should be permitted as exceptions.
4.2.1.2 Conformity with City of Pickering Official Plan (POP)
the POP includes the following land use designations that apply in the rural
area (see Attachment #8 - Map 4: Pickering Official Plan Designations in
the Rural Area):
• Agricultural Areas,
• Seaton Urban Study Area;
• Major Open Space — Natural Areas & Active Recreational Areas;
• Rural Settlements: Country Residential, Rural Clusters & Rural
Hamlets designations;
institutional uses are not permitted in Agricultural Areas, Seaton Urban
Study Area, Major Open Space: Natural Areas and Rural Settlements:
Country Residential designations;
institutional uses are permitted only in Major Open Space: Active
Recreational, Rural Settlements: Rural Hamlet and, for existing
institutional uses, only in Rural Settlements: Rural Cluster designations;
in addition, the City is currently processing Official Plan amendments to
implement the Growth Management Study and to implement Oak Ridges
Moraine legislation. Neither of these initiatives will be impacted by this
process to restrict new institutional uses on lands zoned "Rural
Agricultural Zone — A';
Information Report No. 14-05 Page 6 19
Zoning Changes To Achieve Conformity
- in order to bring agricultural zoning into conformity with the POP,
institutional uses should be removed as permitted uses from Pickering's
agricultural zoning on lands designated Agricultural Areas, Seaton Urban
Study Area, Major Open Space: Natural Areas and Rural Settlements:
Country Residential. In addition, institutional uses could be removed from
lands designated Major Open Space: Active Recreational Areas, Rural
Settlements: Rural Hamlet and Rural Settlements: Rural Cluster
designations;
Major Open Space
- all four sites with the designation Major Open Space: Active Recreational
are used for golf courses and contain no institutional uses;
Rural Hamlets
- although a number of small-scale institutional uses are located on Rural
Settlements: Rural Hamlet designations, their redevelopment as
large-scale institutions or the addition of new large-scale institutions on
other hamlet sites could potentially have significant negative impacts on
existing hamlet residential uses;
- institutional uses should be removed on an 'as -of -right' basis from lands
zoned "Rural Agricultural Zone — X on lands designated Rural
Settlements: Rural Hamlet;
- a proponent of an institutional use will retain the right to apply for zoning
approval for a specific institution and the City will then have the ability to
evaluate the individual merits of such proposals on existing hamlet
residents;
Rural Clusters
- since there are no existing institutional uses on lands designated Rural
Settlements: Rural Cluster, removal of as -of -right zoning for institutional
uses will not impact existing uses but will permit decisions to be made on
specific proposals following consideration of their individual merits;
Recommendation
- it is recommended that institutional uses be removed as permitted uses
from lands zoned "Rural Agricultural Zone — K in all of the lands subject to
Zoning By-law 3037 and in those rural lands subject to Zoning By-law 3036
that are located north of the CPR tracks, except for existing institutional
uses.
0 0 Information Report No. 14-05 Page 7
4.2.1.3 Provincial Greenbelt Act and Greenbelt Plan
although the Greenbelt Plan permits institutional uses on lands designated
Rural Areas and Hamlets by the Greenbelt Plan if such use is permitted by
municipal official plans, the Greenbelt Plan does not limit municipal
policies that are more stringent than the Greenbelt Plan;
4.2.2 Urban Areas
4.2.2.1 Conformity with Durham Regional Official Plan
all of the DROP land use designations that govern land use in the urban
areas of Pickering permit institutional uses;
4.2.2.2 Conformity with Pickering Official Plan
- the POP also includes a number of land use designations for urban areas
that all permit institutional uses, in addition to a broad range of other urban
uses;
- through site specific rezoning requirements uses and development
standards are designed to ensure that orderly development occurs that is
compatible with neighbouring land uses and respects good urban design;
- retention of agricultural zoning on the edges of urbanized areas has
served the purpose well of permitting continuation of the rural uses until
urban development is properly conceived and has not prejudiced the
achievement of suitable urban development, until now;
- the existence of agricultural zoning that permits large-scale urban
institutional development on an 'as -of -right' basis could prevent the City
from achieving well -considered principles of orderly urban development for
its urbanizing neighbourhoods;
Conformity With Official Plan Neighbourhood Policies and Development
Guidelines:
Brock Ridge Neighbourhood
Location
Brock Ridge Neighbourhood comprises the lands north and east of West
Duffins Creek, south of the Hydro Right-of-way (near Third Concession)
and west of the Ajax boundary, north of Finch Avenue (see Attachment #3 -
Duffins Precinct Tertiary Plan);
Information Report No. 14-05
Policies
Page 8 n
- the Neighbourhood policy identifies the area east of Brock Road and south
of Ganatsekiagon Creek as a Detailed Review Area for which
development guidelines were required in order to achieve community
design objectives and encourage increased intensity of development.
- lands within this area are designated mainly as Urban Residential Areas:
Medium Density Areas with a portion in the middle as Mixed Use Areas:
Community Node;
- Official Plan policies for Brock Ridge Neighbourhood identify the Duffins
Precinct as a Detailed Review Area for which development guidelines are
required prior to permitting major development within the area which will
include determination of appropriate intersection and entranceways onto
Brock Road;
- a key element shown on Map 23 of the Official Plan is a proposed new
road east of Brock Road;
Development Guideline Objectives
in August 1997, Council adopted the Duffins Precinct Development
Guidelines for the area;
the Development Guidelines include a Tertiary Plan that identifies a
framework for a medium density residential community structured around
a proposed road to the east of Brock Road;
Impact of Existing Zoning
the current "Rural Agriculture Zone — A" zoning permits institutional uses
on an 'as -of -right' basis, which impacts the ability of the City to implement
the Neighbourhood Policies and the Duffins Precinct Development
Guidelines;
with such uses permitted on an 'as -of -right' basis, landowners could obtain
building permits for single uses on one or more properties without a
requirement that the road be provided. Since centre medians may be
installed on Brock Road to control left turn movements, inefficient traffic
movements would result for users of these properties, if developed on an
individual basis rather than through the comprehensive block and road
pattern in the Duffins Precinct Development Guidelines;
Recommendation
- it is recommended that institutional uses be removed as permitted uses on
an 'as -of -right' basis on lands zoned "Rural Agricultural Zone — K. Owners
would continue to have the ability to apply for individual rezonings to which
the City could respond appropriately and achieve implementation of
orderly and comprehensive development for this area by reviewing
applications to achieve the Development Guidelines;
<- = Information Report No. 14-05
Duffin Heights Neighbourhood
Page 9
- a similar situation exists in Duffin Heights Neighbourhood as in the Brock
Ridge Neighbourhood;
- in 2003, the Region of Durham approved the City of Pickering Official Plan
Amendment for urban uses in the Duffin Heights Neighbourhood and City
Council's Duffin Heights Neighbourhood Development Guidelines came
into force at the same time;
- the Duffin Heights Development Guidelines include a Tertiary Plan that
identifies a modified grid pattern of roads to achieve orderly and efficient
development (see Attachment #4);
- as in the Duffins Precinct of the Brock Ridge Neighbourhood, current
zoning would permit the establishment of large-scale institutional uses on
large land parcels that would prevent achievement of the pattern of roads
identified on the Tertiary Plan;
- for the same reasons as in the Duffins Precinct of Brock Ridge
Neighbourhood, institutional uses should be removed as permitted uses
on an as -of -right basis from any "Rural Agricultural Zone - A" in the
Neighbourhood;
Scattered Parcels With Agricultural Zoning in Other Urban Neighbourhoods
- other lands that still have agricultural zoning are located mainly along the
northern edge of the urban area, close to the CPR tracks, in Rouge Park
Neighbourhood, Altona Forest area, and a few other small scattered sites
mainly between Sheppard and Finch (see Attachment #1);
- the Civic Centre, park and Recreation Complex lands also have "Rural
Agricultural Zone — A" zoning;
- as urban development along the northern edge of Pickering's South Urban
Area continues, the area with agricultural zoning continues to shrink. The
new urban development in such areas is mainly low density residential
with carefully designed development standards that ensure compatibility
with surrounding uses. Such compatibility could be impacted if abutting
agricultural lands were developed for large-scale institutional uses;
Zoning changes to achieve conformity:
any development that may be proposed for the undeveloped parcels
should be carefully planned to be compatible with existing urban uses.
Retention of institutional uses on an 'as -of -right' basis maintains a
continuing risk of large-scale institutional development with possible
negative impacts on surrounding land uses;
it is recommended that institutional uses be removed from the "Rural
Agricultural Zone — A" as permitted uses in the urban lands of By-law
3036;
Information Report No. 14-05
4.4 Continued Agricultural Zoning On Urban Lands
�n
Page 10
- it is recommended that remaining 'Rural Agricultural Zone — A" lands in the
urban area be reviewed as part of the comprehensive zoning by-law review to
remove other risks of zoning that may be incompatible with urban
development;
4.5 Zoning For Existing Institutions on Lands Zoned "Rural Agricultural Zone —A"
it is recommended that existing institutional uses continue to be permitted as
exceptions to the amended 'Rural Agricultural Zone — A" zone category.
5.0 SUMMARY OF RECOMMENDATIONS
It is recommended that:
1. Institutional uses be removed as permitted uses on lands Zoned "Rural
Agricultural Zone — A" by Zoning By-laws 3036 and 3037.
2. Existing institutional uses on lands zoned 'Rural Agricultural Zone — A"
continue to be permitted as legal conforming uses.
3. The remaining "Rural Agricultural Zone — A" lands in the urban area be
reviewed as part of the comprehensive zoning by-law review to remove other
risks of zoning that may be incompatible with urban development.
4. As part of a future work program, evaluate parking standards for places of
religious assembly for inclusion in future by-laws.
6.0 PROCEDURAL INFORMATION
6.1 General
- written comments regarding this proposal should be directed to the
Planning & Development Department;
- oral comments may be made at the Public Information Meeting;
- all comments received will be noted and used as input in a Planning Report
prepared by the Planning & Development Department for a subsequent
meeting of Council or a Committee of Council;
- if you wish to reserve the option to appeal the decision on this Amendment,
you must provide comments to the City before Council adopts any by-law for
this proposal;
214 Information Report No. 14-05
7.0 OTHER INFORMATION
7.1 Attachments
Page 11
1. Interim Control By-law 6385/04
2. Council Resolution #130/04
3. Duffins Precinct Tertiary Plan
4. Tertiary Plan — Duffin Heights Neighbourhood
5. Map 1: Lands Subject to By-laws 3036 and 3037
6. Map 2: Rural and Urban Areas Subject to Zoning By-laws 3036 and 3037
7. Map 3: Durham Region Official Plan Designations in Pickering Rural Areas
8. Map 4: Pickering Official Plan Designations in Rural Areas
276;?=aa,r_�
Steve Gaunt, MCIP, RPP
Senior Planner
SG:jf
Attachments
Copy: Director, Planning & Development
Lynda aylor, MCI , P
Manager, Development Review
ATTP*UJ NTO1 Tfl
INFORMATION REP017f tf y
!J
THE CORPORATION OF THE CITY OF PICKERING
BY-LAW NO. 6385104
Being an "Interim Control By-law" passed pursuant to Section 38(1) of
the Planning Act, R.S.O. 1990, as amended, for lands in the City of
Pickering
WHEREAS the Council of The Corporation of the City of Pickering, pursuant to Section
38(1) of the Planning Act, RS.O. 1990, as amended, has passed Resolution 130/04,
directing that a review or study be undertaken in respect of land use planning policies
for Institutional Uses in Agricultural Zones for various lands in the City of Pickering;
AND WHEREAS Section 38(1) of the Planning Act, R.S.O. 1990, as amended,
authorizes the Council of a local municipality to pass an "Interim Control By-law" to
prohibit the use of land, buildings or structures within the municipality or within any
defined area or areas thereof for, or except for, such purposes as areset out in the
By -Law,
AND WHEREAS the Council of The Corporation of the City of Pickering deems it
appropriate to pass an "Interim Control By -laud' for those lands designated Interim
Control Area on Schedule I attached hereto;
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF
PICKERING HEREBY ENACTS AS FOLLOWS:
1. SCHEDULEI
Schedules I & II attached to this By-law, with notations and references shown
thereon, is hereby declared to be part of this By-law.
2. AREA RESTRICTED
The provisions of this By-law shall apply to those lands zoned 'A — Rural
Agricultural Zone' and designated "Interim Control Area" on Schedules I & II
attached hereto.
3. GENERAL PROVISIONS
No building, land or part thereof shall
moved or structurally altered except in
requirements of this By-law.
4. DEFINITIONS
In this By-law
hereafter be used, occupied, erected,
conformity with the provisions and / or
(1) "Interim Control By-law" shall mean a by-law as defined in Section 38(1)
of the Planning Act, R.S.O. 1990, as amended;
(2) "Interim Control Area" shall mean those lands crosshatched on Schedule I
attached hereto; and,
5. PROVISIONS
(1) Uses Permitted ("Interim Control Area")
,JTACHMENT# T9
-2- .
rNFO,RAMATION REPORT# /Y _ d
(a) existing lawful uses;
(b) minor additions to existing lawful uses;
(c) for lands subject to Zoning By-law 3036:
(i) agricultural uses as set out in Section 7.1.2;
(it) accessory agricultural residential uses as set out in Section 7.1.2.1;
(iii) recreational uses as set out in Section 7.1.3; and,
(iv) business uses as set out in Section 7.1.4.2 in Zoning By-law 3036;
and,
(d) for lands subject to Zoning By-law 3037:
(i) residential uses as set out in Section 6.1:1;
(it) home occupation uses as set out in Section 6.1.1.1;
(iii) agricultural uses as setoutlin Section 6.1.2;
(IJ) accessory agricultural residegtial uses as set out Section 6.1.2.1;
(v) recreational uses as set out in Section 6.1.3; and,
(vi) business uses as set out in Section 6.1.4.2 of Zoning:By-law 3037.
(2) Zone Reeuirements ("Interim Control Area")
No person shall, within.the "Interim Control Area" identified on Schedules I & II
attached hereto, use any lot or erect, alter or use. any building .or structure
unless it complies.with the zone requirements for "Rural Agricultural Zone k
set out in Sections 7.2, 7.3 and 7.43n Zoning By-law 3036 or Sections 6.2
and 6.3 of Zoning By -16w 3037 respectively unless such uses.legally existed
on the day prior to the date of the, passing of this by-law.
6. BY-LAW APPLICABILITY
Definitions and subject matters not specifically dealt with in this Interim Control
By-law shall be governed by relevant provisions of Zoning By-law 3036 as
amended, and Zoning By-law 3037 as amended.
7. EFFECTIVE DATE
This By-law shall take effect from the day of. passing hereof and shall remain in
effect for one (1) year from the date of passing hereof, unless repeated or
extended in accordance with the provisions of the Planning Act, R:S.O. 1990, as
amended.
BY-LAW read a first, second, and third time and finally passed this, IB day of
Octobe r 2004.
Bruce Taylor,
JTAC{MENT# I TO �[
""M4:a4�,r,+y REPORT#�Li.��
2'7
28
AmaimENT# TO
INFORMATIONRERORT# 'o
T
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INTERIM CONTROL AREA
SCHEDULE II TO BY-LAW 6385/04
PASSED THIS 18
DAY OF October 2004
ATMOWENT0.9—TO
INFORMATION REPORTO LZ:2�
29
CORPORATE SERVICES DEPARTMENT
CLERK'S DIVISION RECEIVE®
MEMORANDUM
October 19, 2004
TO: Neil Carroll, Director, Planning & Development
FROM: Bruce Taylor, City Clerk
SUBJECT: Referrals from the Council Meeting of October 18, 2004
0 CT 2 0 2004
CITY OF PICKERING
PLANNING & DEVELOPMENT
DEPARTMENT
Please be advised that the Council of the City of Pickering passed Resolution #130104, at the
Council Meeting of October 18, 2004, as follows:
That staff be directed to undertake a review of the land use planning policies to
evaluate the appropriateness of institutional uses for all lands zoned "A — Rural
Agricultural' in By-laws 3036 and 3037 in the City, including lands identified on
Schedules I and II in the proposed Interim Control By-law with respect to zoning
conformity with the current official plan designations, and uses to be permitted in the
zoning by-laws.
. Taylor
BT:dw
Copy: T.J. Quinn, Chief Administrative Officer
E. Buntsma, (Acting) Chief Administrative Officer
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