HomeMy WebLinkAboutPSD-032-07
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REPORT
PLANNING SERVICES
Meeting:
Date:
GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Monday March 5, 2007
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By-law #: ::)..CJO) -O~::I
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IMPLEMENTATION OF PRINCIPLES OF UNDERSTANDING WITH
HALLOWAY HOLDINGS LIMITED: TRANSFER OF CERTAIN RESERVES
File #: SPA 2005-022
Report #:
PSD-032-07
Subject:
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Council receive and approve this report;
2. THAT Council pass a by-law declaring the lands shown as Parts 2, 3, 4, 5 and 6 on
Reference Plan 40R-24257 to be surplus (Attachment 4);
3. THAT subject to Recommendation 4, after notice is given to the public pursuant to By-
law 95-22 of the proposed sale of Parts 2, 3, 4, 5 and 6 on Reference Plan 40R-24257
to Halloway Holdings Limited for a nominal consideration, Council pass a by-law to
authorize the Mayor and Municipal Clerk on behalf of the Municipality of Clarington to
execute the transfer of Parts 2, 3, 4, 5 and 6 on Reference Plan 40R-24257 to Halloway
Holdings Limited for a nominal consideration (Attachment 5);
4. THAT Staff and the Municipality's solicitor be directed to complete the transfer referred
to in Recommendation 3 after the payment referred to in paragraph 8 of the Principles
of Understanding dated March 1, 2006 between the Municipality of Clarington and
Halloway Holdings Limited ("Halloway Principles") has been made to the Municipality in
accordance with the aforesaid paragraph 8; and
5. THAT Staff and the Municipality's Solicitor be authorized to take all necessary actions to
implement the intent of paragraphs 8 and 10 of the Halloway Principles.
Submitted by:
David . Crome, M.C.I.P., R.P.P.
Director of Planning Services
Reviewed by: C~ ~
Franklin Wu,
Chief Administrative Officer
DJC*sn
February 27, 2007
CORPORATION OF THE MUNICIPALITY OF ClARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T (905)623-3379 F (905)623-0830
REPORT NO.: PSD-032-07
PAGE 2
1.0 BACKGROUND
1.1 At its meeting held on March 1, 2006, Council approved the recommendations
contained in Report PSD-027 -06. At that time, Council adopted Official Plan
Amendment 43 to implement the Commercial Policy Review for the Municipality and
also adopted Official Plan Amendment 44 to amend the Bowmanville West Town Centre
Secondary Plan. At the meeting, Council also passed Zoning By-law Amendment 2006-
047 which, among other things, implemented the Bowmanville West Town Centre
Secondary Plan, as amended and the Principles of Understanding between Halloway
Holdings Limited ("Halloway") and the Municipality dated March 1, 2006 ("Halloway
Principles") as they apply to the Halloway lands as generally described below.
1.2 The Halloway Principles deal with the development of Halloway's lands located between
Regional Highway No.2, Green Road, the unopened Concession 2 Road Allowance
and Clarington Boulevard shown on the map contained in Attachment 1 ("Halloway
Lands"). The development is to include a home improvement store proposed to be
owned and operated by Home Depot. The development of the Halloway Lands is shown
on the Concept Plan for Development contained in Schedule C of the Halloway
Principles. The Concept Plan for Development is also contained in Attachment 2 to this
report.
1.3 Prior to Official Plan Amendment 44 coming into force, the Bowmanville West Main
Central Area Secondary Plan had provided for Uptown Avenue to be extended north-
westerly through the proposed Home Depot site to intersect with Street H. The latter
street was to be located on the unopened Concession 2 Road Allowance referred to
above.
1.4 Halloway's predecessor in title to the easterly portion of the Halloway Lands on the west
side of Clarington Boulevard was Willsonia Industries Limited ("Willsonia"). Willsonia
had transferred to the Municipality and constructed at its cost the portion of Clarington
Boulevard located between Regional Highway No. 2 and the northerly limit of the
intersection of Clarington Boulevard and Uptown Avenue. Willsonia had also dedicated
and constructed Uptown Avenue easterly from Clarington Boulevard and developed the
Cineplex Odeon Theatre, East Side Mario's, and Burger King on the east side of
Clarington Boulevard. The transfer and construction of the public streets by Willsonia
was required by the provisions of a Servicing Agreement with the Municipality dated
May 24, 1994. It is registered on the title to the Willsonia lands. It has been amended by
the First and Second Amending Agreements.
1.5 The Second Amending Agreement to the Servicing Agreement is dated June 2, 2003. It
was made after Halloway had purchased the Willsonia lands and provided for Halloway
to assume certain of Willsonia's obligations under the Servicing Agreement as
amended. These included responsibility for the payment of the cost of the extension of
Clarington Boulevard from its intersection with Uptown Avenue to the southerly limit of
the Concession 2 Road Allowance.
REPORT NO.: PSD-032-07
PAGE 3
1.6 In order to protect the north-westerly extension of Uptown Avenue through the portion of
the Halloway lands acquired from Willsonia, the Second Amending Agreement to the
Servicing Agreement required the transfer of the 0.3 meter reserves shown as Parts 2,
3, 4, 5 and 6 on Reference Plan 40R-24257 ("Reserves") to the Municipality. The
Reserves were transferred to the Municipality by Instrument No. DR228537. The
Reserves are shown on the map contained in Attachment 1.
1.7 The intent of the transfer of the Reserves was to protect the Municipality's interests in
the planned north-westerly extension of Uptown Avenue. At the same time, however,
paragraph 6.1 of the Second Amending Agreement to the Servicing Agreement
provided in part that the Municipality agree to consider road patterns other than those
shown in the Urban Design Guidelines contained in the Bowmanville West Main Central
Area Secondary Plan.
1.8 The Concept Plan for Development provides for the termination of Uptown Avenue at its
intersection with Clarington Boulevard and the construction of a new public street, the
Stevens Road Extension on the unopened Concession 2 Road Allowance which abuts
the northerly limit of the Halloway lands. The Stevens Road Extension is intended to
replace the function of Uptown Avenue as an east-west component of the planned grid
system of public streets paralleling Regional Highway NO.2. Official Plan Amendment
44 (which now is in force) in effect also replaced the previously planned north-westerly
extension of Uptown Avenue from Clarington Boulevard with the Stevens Road
Extension.
1.9 Paragraph 10 of the Halloway Principles (Attachment 3) provides for the Reserves to be
transferred to Halloway for a nominal consideration, subject to the Municipality releasing
Halloway, among other things, from certain contractual obligations respecting Uptown
Avenue as provided in the Servicing Agreement, as amended, in return for the payment
by Halloway of $200,000.00 to the Municipality for this release as provided in to
paragraph 8 of the Halloway Principles (Attachment 3).
1.10 Paragraph 8 of the Halloway Principles provides that the payment of $200,000.00 to the
Municipality is the consideration for the release of Halloway's obligation provided for
under the Servicing Agreement as amended to dedicate certain lands required for and
to construct at its cost the part of the north-westerly extension of Uptown Avenue from
Clarington Boulevard. The payment is to be made on or before the expiry of the 30 day
period following the latest to occur of the removal of the H (Holding) symbol from the
zoning of the Home Depot site shown as Precinct "Y" on the Concept Plan for
Development, and the granting of final site plan approval for the planned home
improvement site. On the receipt of the payment, Halloway's contractual obligations
respecting the extension of Uptown Avenue westerly from Clarington Boulevard are
deemed to be released. In addition, the Municipality is required to execute a good and
valid release of the provisions of the Servicing Agreement as amended, respecting the
dedication and construction of the extension of Uptown Avenue for registration in the
Land Registry Office.
REPORT NO.: PSD-032-07
PAGE 4
2.0 COMMENTS
2.1 Subsection 268(1) of the Municipal Act, 2001 requires every municipality to pass a by-
law establishing procedures, including the giving of notice to the public governing the
sale of land. By-law 95-22 established these procedures for the Municipality of
Clarington. It was passed under the predecessor of the Municipal Act, 2001 and
continues in force.
2.2 Subsection 268(3) of the Municipal Act, 2001 requires that before selling any land, the
Municipality shall,
(a) by by-law or resolution declare the land to be surplus;
(b) obtain at least one appraisal of the fair market value of the land; and
(c) give notice to the public of the proposed sale.
2.3 However, subsection 268(8) excludes the following classes of land for which an
appraisal is required before the Municipality may sell it among others:
- land 0.3m or less in width in connection with an approval or decision under the
Planning Act; and
- land that does not have direct access to a highway if sold to the owner of land
abutting that land.
2.4 In the case of land which is proposed to be sold owned by the Municipality, section 2 of
By-law 95-22 requires that at least one appraisal of the fair market value of the land
should be obtained before Council decides to sell it, unless an appraisal is not required
under the Act. The Municipality's Solicitor advises that an appraisal of the Reserves is
not required under the Act and therefore, an appraisal of the Reserves is not required
under section 2 of By-law 95-22. As noted above, paragraph 10 of the Halloway
Principles provides for the transfer of the Reserves to Halloway for a nominal
consideration once the conditions specified in that paragraph are satisfied.
3.0 RECOMMENDATIONS
3.1 Staff recommend that after complying with the notice provIsions of By-law 95-22,
Council pass a by-law declaring that the Reserves are surplus.
3.2 Staff recommend that Council pass a by-law authorizing the Mayor and Municipal Clerk
on behalf of the Municipality to execute the transfer of the Reserves to Halloway for a
nominal consideration in order to implement the land use plan for the development of
the Halloway lands as set out in Official Plan Amendment 44 and in the Concept Plan
for Development contained in the Halloway Principles.
3.3 Staff also recommend that Council direct Staff and the Municipality's Solicitor to
complete the transfer of the Reserves to Halloway after the payment of $200,000.00 is
made to the Municipality pursuant to paragraph 8 of the Halloway Principles.
REPORT NO.: PSD-032-07
PAGE 5
3.4 Staff recommend that Staff and the Municipality's Solicitor be authorized to take all
necessary actions to implement the intent of paragraphs 8 and 10 of the Halloway
Principles.
Attachments:
Attachment 1
Attachment 2 -
Attachment 3 -
Map
Concept Plan for Development
Section 8 and 10 Excerpts from the Halloway Holdings Limited Principles
of Understanding with the Municipality of Clarington
By-law declaring Parts 2, 3, 4, 5 and 7 on Plan 40R-24257 surplus
By-law to authorize execution of a transfer of Parts 2, 3, 4, 5 and 6 on
Plan 40R-24257 to Halloway Holdings Limited
Attachment 4 -
Attachment 5 -
List of interested parties to be advised of Council's position:
Robert Hann, Halloway Holdings Limited
Brent Clarkson, MHBC Planning Limited
Sylvain Rivet, Home Depot of Canada Inc.
Attachment 1
to Report PSD-032-07
Road Allowance between Concessions 1 & 2
Future
Home Depot
Site
Theatre
Parking
Lots
Parts 2 6 inclusive
Plan OR-24257
to be Transferred
(0.30 reserve)
Uptown Avenue
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File: SPA 2005-022
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Attachment 2
to Report PSD-032-07
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Attachment 3
to Report PSD-032-07
PRINCIPLES OF UNDERSTANDING
THESE PRINCIPLES OF UNDERSTANDING ("Principles") made as of the 1st day of
March, 2006.
BETWEEN:
HALLOWAY HOLDINGS LIMITED
(hereinafter called the "Owner")
OF THE FIRST PART
- and -
THE CORPORATION OF THE
MUNICIPALITY OF CLARINGTON
(hereinafter called the "Municipality")
OF THE SECOND PART
WHEREAS:
A. At its meeting held on March 1, 2006, the Council of the Municipality adopted Official
Plan Amendment Nos. 43 and 44 ("OPA 43" and "OPA 44") and passed Zoning By-law
Amendment Nos. 2006-046 and 2006-047 as recommended in Report #PSD-027-06. Copies of
OPA 43, OPA 44, Zoning By-law Amendment Nos. 2006-046 and 2006-047 are contained in
Schedule "A" hereto;
B. The Owner is the owner in fee simple of the lands described under PINs 26613-0106,
26613-0107, 26613-0033, 26613-0034 and 26613-0035 for instruments registered in the Land
Registry Office for the Land Titles Division of Durham (No. 40) ("Land Registry Office").
12
required release. The transfer to the Municipality of any lands to be exchanged for
any portion of the alignment of Private Road C shall be in fee simple absolute,
free and clear of all encumbrances and restrictions except Permitted
Encumbrances provided for in Schedule "G".
(c) For the purpose of these Principles the term "Total Floor Area" has the same
meaning as it has for the purposes of the Municipality's Zoning By-law, By-law
84-63, as amended, except that in the case of lands within a Large Format
Commercial (C8) Zone established by Zoning By-law Amendment 2006-047, the
area of a permitted "garden centre" as defined in section 22A.l(a)(vi) which is
added to the aforesaid By-law 84-63 by section 2 of Zoning By-law Amendment
2006-047, shall be excluded from the calculation of the Total Floor Area of
buildings or structures, provided that the required parking is provided..
Payment to the Municipality as Consideration for the Release of
Contractual Oblh!:ations Respectine the Uptown Avenue Extension
8. On or before the day that is thirty (30) days after the latest to occur of (1) the date of
Final Approval of the Planning Documents to permit the Owner's Commercial Lands to
be developed for retail commercial and service uses, (2) the removal of the H (Holding)
symbol from the provisions of Zoning By-law Amendment 2006-047 as it applies to
Precinct "Y" shown on the Concept Plan for Development, and (3) the granting of final
site plan approval of a home improvement store building on the aforesaid Precinct "Y",
the Owner shall pay to the Municipality the sum of Two Hundred Thousand
($200,000.00) Dollars in cash or by negotiable cheque. The payment is consideration for
the release by the Municipality of the Owner's obligation to dedicate a portion of the
lands referred to in Recital B and to construct thereon at its cost, the extension of Uptown
Avenue westerly from Clarington Boulevard. The contractual obligations of the Owner
are contained in the Servicing Agreement between the Municipality, Willsonia Industries
Limited and Clarington Place Limited dated May 24, 1994 as amended by the First
Amending Agreement between the Municipality, Clarington Place Limited and Willsonia
Industries Limited and as further amended by the Second Amending Agreement between
13
the Municipality, the Owner and Willsonia Industries Limited dated June 13,2003. (Both
the Servicing Agreement and the First Amending Agreement are contained in Schedule
"G" in Instrument No. D472409 The Servicing Agreement as amended by the First
Amending Agreement and the Second Amending Agreement collectively are referred to
as the "Servicing Agreement As Amended".) A copy of the Second Amending
Agreement is registered in the Land Registry Office as Instrument No. DR228472. On
receipt of the aforesaid payment, the obligations of the Owner respecting the aforesaid
extension of Uptown Avenue shall be deemed to be released and the Municipality shall
forthwith, and in any event, no later than thirty (30) days following its request of
documentation from the Owner, execute a good and valid release of the provisions of the
Servicing Agreement As Amended, respecting the dedication and construction of the
aforesaid extension of Uptown Avenue and such other documents prepared by the Owner
as may be required to implement the intent of this sentence. Upon the transfer of Precinct
"Y" with the consent of the Durham Land Division Committee pursuant to paragraph 3
above, the Municipality shall prepare and execute all such documents (including, without
limitation, the passing and registration of any required by-laws to permit the execution
and registration of such documentation), as are required to release the following
instruments from title to Precinct "Y": (i) Instrument No. D472409 as amended by
Instrument Nos. D540060 and LT970915; and (ii) Instrument No. DR228472, each as it
may be amended, and such other documents as may be required to implement the intent
of this sentence. The by-laws, documentation and other documents shall be registered on
title by the Owner at its cost. Prior to releasing the aforesaid Instruments from title to
Precinct "Y", the Municipality and the Owner shall execute such amendments to the
aforesaid Instruments as the Municipality's Director of Planning Services, acting
reasonably, considers to be necessary to preserve the Servicing Agreement as Amended
in their application to lands that are not included within Precinct "Y". The Owner shall
prepare and deposit on title at its cost a reference plan of survey which shows Precinct
"Y". The Owner shall pay the Municipality its reasonable costs for legal fees and
disbursements in connection with the implementation of this paragraph forthwith after
written notice requesting payment is given by the Municipality to the Owner.
14
Implementation of Concept Plan for Development Throueh Site Plans
9.
(a)
The Owner will prepare or will require successors in title of any part of the
Owner's Commercial Lands to prepare site plans for the development of its lands
that are consistent with the Concept Plan for Development. The Municipality and
the Owner irrevocably authorize the Municipality's Director of Planning Services,
acting reasonably, and after prior consultation with the Owner, to amend the
Concept Plan for Development, if necessary, by revising it to respond
appropriately to issues that may be raised by the Owner, the Municipality's staff
or commenting agencies in reviewing and commenting upon applications for site
plan approval made by the Owner or by an "Assuming Owner" (as hereafter
defined) pursuant to section 41 of the Planning Act. The site plans shall be
submitted to the Municipality for approval under section 41 of the Planning Act.
Without limiting the generality of the foregoing, the provisions of paragraphs 6
and 7 and Schedule "F" of these Principles referable to Private Road C shall be
repeated in each site plan agreement(s) required to be made as a condition of any
site plan approval under section 41 of the Planning Act. It is understood and
agreed that the Owner in subsequent submissions as part of the site plan approval
process for buildings other than the proposed home improvement store on
Precinct "Y", will make its submissions consistent with the Concept Plan for
Development. The Municipality will seek to accommodate the needs oftenants or
prospective tenants of the Owner by making decisions that will respect their needs
while making decisions that are consistent with the Concept Plan for
Development. The Owner will not ask the Municipality to approve nor will the
Owner refer or appeal any site plan that is not consistent with the Concept Plan
for Development to the Ontario Municipal Board, provided that on the
implementation ofthis paragraph 9(a) in respect of either Precinct "X" or Precinct
"Y" through the completion of the development thereof in accordance with the
Concept Plan for Development, the requirement of this paragraph 9(a), shall
terminate.
15
(b) The Municipality acknowledges that Drawings A-lOO, Revision 4, dated January
6, 2006, Drawing A3.0, revised February 27, 2006, and Drawing A7.l, revised
December 20, 2005 which show the proposed home improvement store, garden
centre, associated facilities, landscaping, parking and elevations are consistent
with the Concept Plan for Development as it applies to Precinct "Y" shown on it.
(c) The Owner covenants with the Municipality it will require a transferee of Precinct
"Y"'.
(i) to build a home improvement store building on Precinct "Y" which meets
Leadership in Energy and Environmental Design Green Building Rating
System version 1.0 (LEED Canada-NC 1.0) for LEED basic certification
by the Canada Green Building Council (CaGBC);
(ii) before requesting the issuance of a building permit for a home
improvement store building on Precinct "Y", to submit with their
application for a building permit,
1. proof of registration of the project with the Canada Green Building
Council (CaGBC), and
2. copies of the LEED registration information and the LEED Project
Checklist/Scorecard from the LEEDS Accredited Professional
architect identifying the list of items incorporated in the design,
construction and operation to meet LEED Canada-NC 1.0;
(iii) to submit copies of all Technical Reviews of the project by CaGBC
including the Preliminary LEED Review and Final LEED Review
forthwith after each Technical Review ofthc project is made; and
16
(iv) to provide all the architectural enhancements, including brick pre-cast
panels and store facings set out in the letter to the Municipality's Mayor
John Mutton from Brent Clarkson dated July 13, 2005, unless otherwise
agreed to by the Municipality's Director of Planning Services (a copy of
this letter is contained in Schedule "J" attached hereto.),
provided that on the implementation of this paragraph 9( c) in respect of Precinct
"Y" through the completion of the development thereof in accordance with the
Concept Plan for Development, the requirements of this paragraph 9( c) shall
terminate.
Release of Certain Reserves
10. Subject to compliance with the Municipal Act, 2001, the Municipality hereby covenants
and agrees with the Owner that, without fettering it in the exercise of its legislative
discretion, it is the intention of the parties that not later than thirty (30) days after the date
of Final Approval of the Planning Documents, the Municipality shall pass a by-law
authorizing the transfer by the Municipality to the Owner of the lands described in
Instrument Number DR228537 (the "Reserve Lands"). The transfer shall be effected not
later than thirty (30) days after the date of Final Approval of the Planning Documents but
not sooner than the obligation set out in paragraph 8 hereof has been performed by the
Owner and the Municipality shall prepare, execute and register such documents as are
required to transfer the Reserve Lands by the Municipality to the Owner for a nominal
consideration, in fee simple, free and clear of any encumbrances. The transfer shall be
duly stamped with the Certificate of Compliance required pursuant to Municipal Act,
2001 for the transfer of the Reserve Lands as aforesaid. The Municipality shall do such
further acts and things as may be required in order to transfer the Reserve Lands to the
Owner for a nominal consideration as aforesaid. The Owner shall pay the Municipality's
legal fees and disbursements not to exceed $300.00. The Owner shall pay GST and Land
Transfer Tax, if any.
Attachment 4
To Report PSD-032-07
THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
BY-LAW NO. 2007-
being a by-law to declare Parts 2, 3, 4, 5 and 6 on Plan 40R-24257 to be
surplus pursuant to section 268(3) of the Municipal Act, 2001, S.O. 2001,
c.25, as amended
WHEREAS at its meeting on March 19, 2007, Council of the Municipality of Clarington
received and approved Report PSD-032-07;
NOW THEREFORE BE IT RESOLVED THAT the Council of The Corporation of the
Municipality of Clarington enacts as follows:
1. THAT Parts 2,3,4,5 and 6 on Plan 40R-24257 are hereby declared surplus.
By-law read a first time this day of
2007
By-law read a second time this day of
2007
By-law read a third time and finally passed this day of
2007
Jim Abernethy, Mayor
Patti L. Barrie, Municipal Clerk
THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
BY-LAW NO. 2007-
being a by-law to authorize the Mayor and Municipal Clerk on behalf of the
Municipality of Clarington to execute a transfer of Parts 2, 3, 4, 5 and 6 on
Plan 40R-24257 to Halloway Holdings Limited
WHEREAS at its meeting on March 19, 2007, Council of the Municipality of Clarington
received and approved Report PSD-032-07;
NOW THEREFORE BE IT RESOLVED THAT the Council of The Corporation of the
Municipality of Clarington enacts as follows:
1. THAT the Mayor and Municipal Clerk are authorized on behalf of The
Corporation of the Municipality of Clarington to execute a transfer of Parts 2, 3, 4,
5 and 6 on Plan 40R-24257 to Halloway Holdings Limited for a nominal
consideration.
By-law read a first time this
day of
2007
By-law read a second time and passed this
day of
2007
By-law read a third time and finally passed this
day of
2007
Jim Abernethy, Mayor
Patti L. Barrie, Municipal Clerk
Attachment 5
To Report PSD-032-07