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Report to: Development Services Committee        &= nbsp;         Date of Meeting:  = September 19, 2006

 

 

SUBJECT:    = ;            &n= bsp;         RECOMMENDATION REPORT

      = ;            &n= bsp;            = ;             <= /span>Application for Temporary Use Zoning By-law Amendment to Permit Offices, Contractor Yar= ds and Outdoor Storage of New Vehicles

            =             &nb= sp;            =        Cosini Properties Inc.    &nbs= p; 

            =             &nb= sp;            =        201, 203 and 205 Langstaff Road= East, and 3 and 5 Essex Avenue, Thornhill

            =             &nb= sp;            =        File Number: ZA 06-120440

 

PREPARED BY:    =            Doris Cheng, Planner II - West District, ext. 2331

 

 

RECOMMENDATION:

THAT th= e staff report entitled “Application for Temporary Use Zoning By-law Amendmen= t to Permit Offices, Contractor Yards and Outdoor Storage of New Vehicles, 201, = 203 and 205 Langstaff Road East, and 3 and 5 Essex Avenue, Thornhill File Numbe= r ZA 06-120440”, be received.

&n= bsp;

AND THA= T the application as submitted by Cosini Properties Inc. (ZA 06-120440), be refus= ed.

&n= bsp;

AND THA= T By-law Enforcement take action to ensure the property is brought into conformity w= ith the existing zoning.

 

EXECUTIVE SUMMARY:

The application is for a Temporary Use Zo= ning By-law Amendment to permit the existing office, contractor yard and outdoor storage of new vehicles in a Residential zone (R1- 201, 203, and 205 Langstaff Road East) and a Rura= l Industrial zone with a holding provision ((H)R.IND.–3 and 5 Essex Avenue). It is recommended that this application be refused for the following reasons:<= span style=3D'mso-spacerun:yes'> 

 

1)      The proposed zoning amendmen= t to permit offices, contractor yards and outdoor storage of new vehicles as a temporary use does not comply with the temporary use criteria s= et out in the Official Plan and Thornhill Secondary Plan as follows:

i.      =             &nb= sp;  The existing office, contractor yard and outdoor storage of new vehicles are not compatible with the adjacent residential neighbours and the surrounding residential community.  Adequa= te buffers have not been provided to screen the use from the cemetery or the e= xisting adjacent residences either in terms of visual impacts from the outdoor stor= age of new vehicles, building materials, construction equipment, or from the du= st generated or the noise impacts from the activity generated related to the use.  Furthermore, the use con= tributes to the erosion of the physical and residential character of the area.<= /o:p>

ii.      =              The illegal operation of the existing outdoor storage of new vehicles and the contractor office and storage yard have entailed investments and alterations to the subject properties, not permitted by the Markham Official Plan and Thornhill Secondary Plan.  The existing use on the property is unlawful, inappropriate and contrary to the criteria for temporary uses. 

iii.         = The unlawful stripping of the land, outdoor storage of new vehicles and the contractor’s office and yard have contributed to a general proliferat= ion of illegal outdoor storage uses in the area.  The proposal is not consistent wit= h the Town’s objectives for improvement and redevelopment of the area, and = is contrary to the Official Plan and Secondary Plan.

2)      The application = does not conform to current Official Plan or Secondary Plan Policies and the applica= tion is considered premature until the Langstaff Use Study is completed and recommendations are adopted by Council.

 <= /o:p>

FINANCIAL CONSIDERATIONS:

No direct financial impact= s on the Town have been identified at this time.

 

 

PURPOSE:

The pur= pose of this report is to provide information regarding applications submitted by Cosini Properties Inc. for a Temporary Use Zoning By-law for 201, 203, and = 205 Langstaff Road East<= /st1:Street>, as well as 3 and 5 Essex A= venue, all of which are within the Thornhill Secondary Plan Area.

 

BACKGROUND:

Property and Area Context<= /b>

The pro= perties subject to the application are located on two separate street frontages, wi= th connecting rear yards.  All of the proper= ties are situated within the Thornhill Secondary Plan Area (Figure 1). 

  • The properties with municipal addres= ses 3 and 5 Essex Drive are situated on the west side of Essex Avenue, south of = Langstaff Road East, north of = the Holy Cross Cemetery Mausoleum, and east of the GO railway line. 
    • 3 Essex Avenue has a lot fron= tage of 40 metres (131.5 feet) and a lot area of approximately 0.53 hectar= es (1.32 acres).  The resid= ential building was built in 1964.  The site also contains a detached garage and storage shed, bot= h of which appear to be used for storage purposes.
    • 5 Essex Avenue has a lot fron= tage of 30.48 metres (100 feet) and lot area of approximately 0.4 hectares= (1 acre).  The residential building was built in 1932.  The site also contains a detached garage and storage shed, bot= h of which appear to be used for storage purposes.

&n= bsp;

  • It appears that the dwellings on both properties are currently being used as contractor offices and the rear yards are being used for the outdoor storage of new vehicles for an offsite business.  To facilitate the storage of vehicles, the rear of the properties have be= en stripped of vegetation and topsoil, fenced off with a 1.2 metre chain = link fence, and surfaced with gravel and asphalt grindings.  There is no delineation betwee= n rear lot lines with the adjacent properties fronting onto Langstaff Road East.   Adjoining these properties are= :
    • To the north, a vacant property (<= st1:Street w:st=3D"on">11 Essex Avenue) and a residential property (17 Essex Avenue).  Beyond this property lies 21 Essex Avenue which was subject to a temporary use by-law amendment which was denie= d by Development Services Committee on February 21, 2006.
    • To the south, Holy Cross Cemetery and Mausoleum.
    • To the west, various single detach= ed residential dwellings which are currently occupied (4, 10, 12, 18, an= d 22 Essex Avenue).  At the rear of these propert= ies lies 2-8 and 14 Esse= x Avenue which is the Essex<= /st1:PlaceName> Industrial Plaza.  This plaza contains several commercial/industrial units.
    • To the east, 201, 203, and 205 Langstaff Road East which are part of the subject application. Beyond these properties are occupied residential dwellings, the Langstaff Woodlot, and Bayview Avenue.

 

  • The subject properties with the municipal addresses 201, 203, and 205 Langstaff Road East are situated= on the west side of Lang= staff Road East as it curves southward.  The properties are west of Bayview Avenue, east of the GO railway line and Essex Avenue, and north of the Holy Cross Cemetery. 
    • 201 Langstaff Road has a lot frontage of 30.48 metres (100 feet) and lot area of approximately 0.4 hectares (1 acre).  The residential building was built in 1949 and is currently being used as= a contractor office.
    • 203 Langstaff Road has a lot frontage of 30.48 metres (100 feet) and a lot area of approximately 0= .4 hectares (1 acre).  The residential building was built in 1967 and is currently being used as= a contractor office.
    • 205 Langstaff Road has a lot frontage of 38.89 metres (127.58 feet) and a lot area of approximately 0.52 hectares (1.28 acres).  The residential building was built in 1965 and is currently vacant.

 

All of the properties fronting onto Langstaff Road are using the lands to store contractor equipment and materials and the rear yards are being used for the outdoor storage of new vehicles for an offsite business.  To facilitate the storage of vehic= les, the rear of the properties have been stripped of vegetation and topsoil, fe= nced off with a 1.2 metre chain link fence, and surfaced with gravel and asphalt grindings.  There is no deline= ation between rear lot lines with the adjacent properties fronting onto Essex Avenue.  Adjoining these properties are:

    • To the north, a residential dwelli= ng (199 Langstaff Road East – occupancy undetermined and 193 Langstaff Road East - occ= upied) and a vacant property (195 Langstaff Road East – File ZA 06-120219).  Beyond these properties is Highway 407.
    • To the south, Holy Cross Cemetery and Mausoleum.
    • To the west, 3 and 5 Essex Avenue which are part= of the subject application and 11 Essex Avenue is a vacant lot.  Beyond these properties are = single detached residential dwellings which are currently occupied (4, 10, 1= 2, 18, and 22 Essex Ave= nue) and the Essex Industrial Plaza (2-8 and 14 Essex Avenue).
    • To the east, are occupied resident= ial dwellings, the Langstaff Woodlot, and Bayview Avenue.

 

The app= lication is for a Temporary Use Zoning By-law Amendment to legally permit the existi= ng operation of offices, a contractor’s business and the outdoor storage of new vehicles.  Information at the = Land Registry Office indicates that the subject properties were purchased between 2001 and 2005 and the sites are currently being used as contractor offices, contractor yard and to store new vehicles.=  

 

By-law Enforcement Program

The Town’s By-law Enforcement Department is currently implementing a prog= ram to review the uses operating in the Langstaff Redevelopment Area.  The implementation of this program= has resulted in orders to comply being issued on the subject properties, as wel= l as properties situated within close proximity, including 139, 195, 196, 197, 1= 98, 199, and 206 Langstaff Rd East.  The intent of this program is to bring properties into conformity with the zoni= ng by-law.  In many cases, proper= ties situated in the Langstaff Area that are currently zoned Rural Industrial (R.IND),  Rural Industrial wit= h a holding provision [(H) R.IND.] or Residential (R1) are being used for either the outdoor storage of vehicles or as contractor yards.  While a number of property owners = have recently brought forward applications for a temporary use to permit non-conforming uses, Council has been consistent in refusing the applications.  The most recent application, submitted by the owner of 196 and 198 Langstaff Road East, was seeking temporary use zoning to permit a landscaping and snow removal business on l= ands currently zoned Residential (R1).  This application was refused by the Development Services Committee at their June 6, 200= 6 meeting. 

 

Cosini Properties Inc. has also submitted Temporary Use By-law Amendment applications for 139 Langstaff Road East<= /st1:Street> (ZA 06-120174) and 195 Lan= gstaff Road East (ZA 06-120219) which have been circulated and reviewed by all Town departments and external agencies.=

 

Proposal is for temporary use permission to allow offices, contractor yar= ds and the outdoor storage of new vehicles <= o:p>

The applicant is proposing to amend the Zoning By-law to temporarily permit the operation of an office, contractors’ yard and the outdoor storage of = new vehicles.  The existing proper= ties were created for residential purposes, however the respective buildings on each = of the properties are either vacant or being used as contractors’ offices.    

 <= /o:p>

Official Plan

The subject lands are designated “Urban Residential” in the Official Plan and are further refined by the Thornhill Secondary Plan to “Medi= um Density Housing”.  The s= ubject properties are situated within the Langstaff Redevelopment Area, as identif= ied in Section 14.1 of the Thornhill Secondary Plan, which details the policies= for lands within this area.  The g= eneral intent of the “Medium Density Housing” designation is to provide for new residential communities comprised primarily of multiple forms of residential uses and associated commercial uses.  This designation applies to the ma= jority of lands located to the east of the CN railway to <= st1:address w:st=3D"on">Bayview Ave, excluding the Langstaff Woodlot.       

 

Industrial or commercial uses and  storag= e are not provided for in the Urban Residential or Medium Density Housing designations.  However, both t= he Official Plan and Thornhill Secondary Plan include policies to provide for = uses that do not conform, on a temporary basis, provided the proposed use meets = the conditions identified in section 7.3 e) of the Official Plan and section 14= .3 of the Thornhill Secondary Plan.        =  

 

Applicable Zoning By-law

The properties at 3 and 5 Esse= x Avenue are zoned Rural Industrial with a holding provision [(H)R.IND.] under By-law 2551, as amended.  This category permits industrial uses, including manufacturing, processing, packaging, bottling, printing, repairing or warehousing which are conducted wholly within enclosed buildings and which = are not dangerous, obnoxious, or require municipal water supply or municipal sanitary sewers.  Show rooms a= nd offices are also permitted under the R.IND zone category.  Retail sales, providing that they = are accessory to permitted wholesale outlets and industrial uses conducted on t= he same premises, are allowed.   storage, of only new goods and materials, is permitted in the rear y= ard, providing that goods and materials are being used in conjunction with a permitted rural industrial use. 

 

The properties at 201, 203, and 205 Langstaff Road East are zoned Residential (R1) under By-law 2551, as amended.  This category permits a single family detached dwelling, a place of worship, an elementary school, parks or public utilities.    

 

Se= ction 3.6 of By-law 2551, as amended, prohibits junk yards, motor vehicle salvage, wrecking or storage yards, the storage of used lumber or building materials, kennels, or garbage disposal of domestic or industrial waste.  An amendment to the zoning by-law = for all of the properties has been requested to permit offices, contractor yards and the outdoor storage of new vehicles, on a temporary basis.

    

St= aff are undertaking a review of Secondary Plan policies in the Langstaff Area<= /o:p>

The Langstaff Land Use Study = is underway.  Phase One has been = completed and recommendations are anticipated in the first quarter of 2007.  The purpose of the study is to rev= iew the appropriateness of the current Retail Warehouse (west of the CNR line) and Medium Density Housing (East of t= he CNR line) designations set out in the Thornhill Secondary Plan, in light of development trends over the past decade and rec= ent proposals including the proposed YRTP transitway improvements, the proposal= by the Region to acquire lands west of the CNR line for a transit works yard, = and incoming proposals for high density residential uses both east and west of = the CNR line.  This study may reco= mmend changes to the existing Langstaff designations and/or policies as set out in the Thornhill Secondary Plan and the Official Plan (Revised 1987).  Applications that do not conform to current Official Plan or Secondary Plan Policies are considered premature u= ntil this study has been completed and recommendations adopted by Council. 

 

 

OPTIONS/ DISCUSSION:


Official Plan = Policies

As= set out in both the Town of Markham Official Plan= and the Thornhill Secondary Plan, a temporary use by-law may be enacted to allo= w a use that is not provided for by the Official Plan, provided that it meets t= he conditions identified in Section 7.3 e) of the Official Plan and Section 14.3(c) of the Thornhill Secondary Plan.&n= bsp; As discussed below, outdoor storage and contractor’s yards, wi= th no associated business on the same lot contravenes key criteria established= in both of these documents.

 

Town of Markham Official Plan

 <= /p>

Se= ction 7.3 (e) of the Town of Markham Official Plan establishes the following conditions for permitting temporary uses: 

 

  1. Council may pass by-laws to authoriz= e the temporary use of land, buildings or structures for an appropriate purp= ose that is not permitted under the land use designation as shown on Sched= ule “A” – LAND USE, for a period of up to three years.

 

The proposal is not an appropriate use for the land, buildings or structures on= the property.  The area is designa= ted Urban Residential under the Official Plan.=   The establishment of this use conflicts with the policies outlined f= or the Urban Residential designation which provides for residential uses on the lands.

 

  1. Council, when enacting a Zoning By-l= aw permitting a temporary use, shall require that the proposed use is of a temporary nature and shall not entail any major construction or invest= ment on the part of the owner so that the owner will not experience undue hardship in reverting to the original use upon the termination of the temporary use provisions.  Requirements may be made in the By-law for provisions to restore buildings, sites, structures or uses to those in effect before enactme= nt of the By-law.

 

According to aerial photography, the contractor offices, contractor yards and the out= door storage of new vehicles have been in operation as early as 1995 on 205 Langstaff Road East<= /st1:Street> and in operation on all of the subject properties by 2005.  Consequently, the properties do no= t meet this test.  All of the propert= ies have been substantially altered by altering the grades, stripping all vegetation and replacing it with gravel and asphalt grindings to accommodate the storage of contractor’s equipment and supplies and new vehicle storage at the rear of the properties.&nbs= p; The properties have been fenced off with a 1.2m chain link fence and= lockable gate securing the access.  Sta= ff are concerned that a significant amount of vegetation has been removed from the subject property between 1995 and 2005 to accommodate the storage of new vehicles, contractor’s equipment and supplies.  These actions represent a signific= ant investment and loss of amenity, which does not comply with the intent of a “temporary” use as set out in the Official Plan and Thornhill Secondary Plan.    <= o:p>

 

    iii.      =       Council may extend a Zoning By-law permitting a temporary use for further periods of up to three (3) years each, in accorda= nce with the provisions of the Planning Act, R.S.O. 1990, c. P. 13, provided such extension does not jeopardize the long term development intentions for the subject lands/area as specified in this Plan.

 

This provision does not apply at this time.&nbs= p; However, permission, even for a first 3 year period will legally establish the use and could jeopardize the long term possibilities for the site.

 

Secondary Plan

 

The Thornhill Secondary Plan (Section 14.3 c) expands on the Official Plan polices.  This section identif= ies certain tests against which an application for temporary use should be evaluated:

<= ![if !supportLists]>i)   &n= bsp;          “Not disruptive to neighbouring property own= ers and the general area...”

 

To ensure that t= he temporary use is compatible with the surrounding neighbourhood, the Seconda= ry Plan requires that the use should not be disruptive to the neighbouring property owners.  Visual impac= ts, noise, dust, parking and traffic, amongst other nuisance factors, are of particular concern. 

 

Staff are of the= opinion that the subject businesses are not compatible, benign or neutral interim temporary uses in relation to the residential uses adjacent to the subject properties.  The mitigative me= asures provided to screen the subject property from the adjacent residential prope= rties and the cemetery do not adequately address the negative impacts of the outd= oor storage of new vehicles, contractor’s equipment and materials, and the activity associated with such businesses.&= nbsp; These mitigative measures include a chain link fence along the south= ern property line and along the perimeter of the new vehicle storage area.  To the rear of the property, there= is no property delineation between 201, 203, and 205 Langstaff Road East and 3 and <= st1:Street w:st=3D"on">5 Essex Avenue.  Landscaping is absent along all pr= operty lines, except across the frontage of the properties which is comprised of r= emnant residential landscape planting, some mature trees, shrubs and weeds.  The  storage of contractor materials, equipment and new vehicles are poorly screened from the cemetery, road and rear of the property, and the audible and physical impacts from contractor operations and the loading and un-loading= of new vehicles are not adequately abated.&nb= sp; The adjacent properties on Essex Avenue and Langstaff Road and within the surro= unding area currently remain residential.  Therefore, staff concludes that the proposed temporary use and curre= nt outdoor storage for a contractor’s yard with no associated business on the sa= me lot is not compatible with the designated adjacent residential uses in the area, nor is it sufficiently buffered from neighbouring properties.

 

<= ![if !supportLists]>ii)   &= nbsp;        “Any new buildings and site improvements sho= uld be temporary and minimal in nature”.=  

 

The existing properties were= created for the purposes of residential dwellings.=   To accommodate the current contractor offices, storage yards and the outdoor storage of new vehicles, the subject lands have undergone several alterations to accommodate t= he illegal use.  These alterations include the removal of all vegetation on site, altering the grading of the site, stripping all topsoil from the property, providing a surface comprise= d of gravel and asphalt grindings to accommodate the outdoor storage, and the installation of fencing along portions of the perimeter.  These modifications have resulted = in significantly changing the character of the subject properties and constitu= te a significant investment.

<= o:p> 

<= ![if !supportLists]>iii)   =        “Existing, significant vegetation should not= be removed to accommodate temporary uses”.

 

This policy is i= ncluded in the Thornhill Secondary Plan in order to protect the natural environment= .  It is evident by examining aerial = photos from 1995 to 2005 (Figures 3, 5 and 6) that a significant number of trees w= ere once located on the subject properties.&nb= sp; Between 1995 and 2005, the majority of the trees have been removed to accommodate the outdoor storage on the property.   The only remaining vegetatio= n on site includes a few trees and shrubs along the front of the properties, gra= sses within the boulevard, and some weeds and shrubs at the edges of the propert= ies adjacent to the cemetery.  The properties in their entirety have been stripped of soil and surfaced with gravel.  This has obliterated = the vegetative community that was once present. 

 

iv)   &= nbsp;      “Uses that require upgrading of existing municipal services should not be considered in the context of temporary uses”.

 

There are no municipal services to be constructed or improved at this time.<= /o:p>

 

<= ![if !supportLists]>v)   &n= bsp;        “Generally, extensive paving of parking facilities should not be essential or necessary to accommodate a temporary use”.

 

The entire site has been surfaced with gravel to accommodate outdoor storage related to contractor’s equipment and material without the requisite Town approvals or permits.  Although the owner proposes no significant changes to the site, the Town’s By-law requires that the = site be treated and maintained with a stable surface to prevent dust or loose particles from travelling off site.  Therefore, the current use is in contravention of the by-law and policies of the Secondary Plan.

<= o:p> 

<= o:p> 

<= o:p> 

The Langstaff Area has been = targeted within the TRCA’s Terrestrial Natural Heritage System Strategy (TNHSS= )

TRCA Staff have targeted portions of the Langstaff Area within their Terrestrial Natural Heritage System Strategy (TNHSS) (Figure 7).  The TNHSS= is a policy initiative that aims to increase natural forest cover within the TRCA’s jurisdiction by identifying and evaluating natural heritage systems through assessing the status of habitats and species within those areas.  The assessment of habitats and species is conducted by certifi= ed ecologists with ecological data collected from aerial photography and field investigations, and mapping and monitoring of species and habitat condition= s.  The objectives of the TNHSS are to give clear direction for data collection, land acquisition, ecological restoration and stewardship in ord= er to ensure greater protection and enhancement of our natural areas.

 

TRCA staff has determined that portions of the properties subject to this Temporary Use Zoning By-law application fall within the TNHSS target area (Figure 7).  TRCA sta= ff have also expressed c= oncerns about the protection of tableland woodlots within this area and although th= ey are not formerly regulated by Ontario Regulation 166/06 (Development, Interference with Wetlands and Alterations to Shorelines and Watercourses) = they anticipate working together with the Town of Markham to ensure the continued protection and enhancement of this area through any redevelopment plans or related planning application/process.

 

FINANCIAL TEMPLATE (Separate Attachment):

Not applicable

 

ENVIRONMENTAL CONSIDERATIONS:

Aerial photograp= hy suggests the property once contained a number of mature trees which were removed between 1995 and 2005.  It is speculated that the entire site has been stripped of vegetation and surf= aced with gravel to accommodate the contractor’s yard since the acquisitio= n of the lands between 2001 and 2005. &nbs= p; Environmental considerations include the impact of removing all vegetation from the site which alters the overland flow routes of storm wat= er, erosion, and the dust and particulates generated from stripping the site and vehicle access and activity.   <= /span>

 

ACCESSIBILITY CONSIDERATIONS:

Not applicable

 

ENGAGE 21ST CONSIDERATIONS:

The proposal does not alig= n with any of the seven Corporate Goals.

 

BUSINESS UNITS CONSULTED AND AFFECTED= :

The applications have been circulated to various Town departments and external agencies, and any comments received to date are reflected in this report. 

 <= /o:p>

 

 

CONCLUSIONS

Based on this analysis, staff= are of the opinion that this application should be refused, as it does not meet= the criteria for a temporary use set out by the Mar= kham Official Plan and the Thornhill Secondary Plan, for the following reasons:<= o:p>

 

 

1)   The proposed zoning amendment to permit offices, contractor yards and outdoor storage of new vehicles as a t= emporary use does not comply with the temporary use criteria set out in the Official Plan and Thornhill Secondary Plan as follows:

i.      =             &nb= sp;  The existing office, contractor yard and outdoor storage of new vehicles are not compatible with the adjacent residential neighbours and the surrounding residential community.  Adequa= te buffers have not been provided to screen the use from the cemetery or the existing adjacent residences either in terms of visual impacts from the out= door storage of new vehicles, building materials, construction equipment, or from the dust generated or the noise impacts from the activity generated related= to the use.  Furthermore, the use contributes to the erosion of the physical and residential character of the area.

ii.      =              The illegal operation of the existing outdoor storage of new vehicles and the contractor office and storage yard have entailed investments and alterations to the subject properties, both of which are not permitted for temporary uses by the Markham Official Plan and Thornhill Secondary Plan.  The existing use on the property is unlawful, inappropriate and contrary to the criteria for temporary uses.  =

iii.         = The unlawful stripping of the land, outdoor storage of new vehicles and the contractor’s office and yard have contributed to a general proliferat= ion of illegal outdoor storage uses in the area.  The proposal is not consistent wit= h the Town’s objectives for improvement and redevelopment of the area, and = is contrary to the Official Plan and Secondary Plan.

2)   &n= bsp;  The application does not conform to current Official Plan or Seconda= ry Plan Policies and the application is considered premature until the Langsta= ff Use Study is completed and recommendations are adopted by Council. <= span lang=3DEN-CA style=3D'font-family:Arial;mso-ansi-language:EN-CA'>

 

 

RECOMMENDED

 = ;            &n= bsp;            = ;  BY:    _______________________= _        &= nbsp; ________________________

        &= nbsp;           &nbs= p;                 =  Valerie Shuttleworth, M.= C.I.P, R.P.P      &= nbsp;       =    Jim Baird, M.C.I.P, R.P.P

        =             &nb= sp;                  =       Director, Planning & Urban Design         =        Commissione= r, Development      &= nbsp;           &nbs= p;            &= nbsp;           &nbs= p;            &= nbsp;            &= nbsp;           &nbs= p;            &= nbsp;           &nbs= p;            &= nbsp;             &= nbsp;       Services=

 

DO= CUMENT:

\\MARKHAM.CA\APPS\AMANDADOCS\PLANNING\SAVEPATH\2= 2417738070.DOC

 

= ATTACHMENTS:

Figu= re 1 – Location Map

            =             &nb= sp;            =            Figure 2 – Area Context and Zoning

Figu= re 3 – Air Photo – 2005

            =             &nb= sp;            =            Figure 4 – Site Plan

            =             &nb= sp;            =            Figure 5 – Air Photo – 1995

            =             &nb= sp;            =            Figure 6 – Air Photo – 2002

  =             &nb= sp;         Figure 7–TRCA Terrestrial Natu= ral Heritage System     &nb= sp;            =             &nb= sp;              Strategy Targeted= Area (TNHSS)

            =             &nb= sp;            =            =

AP= PLICANT/AGENT:        &= nbsp; Ben Quan

            =             &nb= sp;            =            QX4 Investments Limited

            =             &nb= sp;            =            17 Bauer Crescent

            =             &nb= sp;            =            Markham, ON  L3R 4= H3

            =             &nb= sp;            =            Phone # (905) 477-0007

            =             &nb= sp;            =            Fax # (905) 479-4517

        &= nbsp;           &nbs= p;            &= nbsp;           &nbs= p;  E-mail: ben.quan@rogers.com <= /span>

 

 

FIGURE 1:  Location Map

 

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Report to: Development= Services Committee =             &nb= sp;            =             &nb= sp;         Date of Meeting:  September 19, 200= 6

 

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