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HomeMy WebLinkAboutPSD-029-07 q!!fillgton REPORT PLANNING SERVICES Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Report #: PSD-029-07 File #: 18T-86012 G P H ~ ;)~ ( - 07 By-law #: Date: Monday, March 26,2007 Subject: PROPOSED AMENDMENT TO DRAFT APPROVED PLAN OF SUBDIVISION APPLICANT: 464367 ONTARIO LTD. RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-029-07 be received; 2. THAT the application for the proposed Amendment to Draft Approved Plan of Subdivision 18T- 86012, submitted by 464367 Ontario Ltd. be APPROVED as per Attachment 1, subject to the conditions of Draft Approval, as contained in Attachment 2; 3. THAT the Mayor and Clerk be authorized by By-law to enter into an agreement with the Owners and the By-law be forwarded to Council for approval at such time the Owners are prepared to proceed with this development; 4. THAT a By-law to remove the "Holding (H)" Symbol be forwarded to Council at such time as the Owners have entered into a subdivision agreement with the Municipality; 5. THAT a copy of this Report and Council's decision be forwarded to the Region of Durham Planning Department and Municipal Property Assessment Corporation (MPAC); and 6. THAT all interested parties listed in this report and any delegations be advised of Council's decision. Submitted by: avi . Crome, M.C.I.P., R.P.P. Director, Planning Services Reviewed bQ~-3 ~ _ ranklin Wu Chief Administrative Officer BRlCP/DJC/df 19 March 2007 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T (905)623-3379 F (905)623-0830 REPORT PLANNING SERVICES Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: Monday, March 26, 2007 Report #: File #: By-law #: PSD-029-07 18T-86012 Subject: PROPOSED AMENDMENT TO DRAFT APPROVED PLAN OF SUBDIVISION APPLICANT: 464367 ONTARIO LTD. RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-029-07 be received; 2. THAT the application for the proposed Amendment to Draft Approved Plan of Subdivision 18T- 86012, submitted by 464367 Ontario Ltd. be APPROVED as per Attachment 1, subject to the conditions of Draft Approval, as contained in Attachment 2; 3. THAT the Mayor and Clerk be authorized by By-law to enter into an agreement with the Owners and the By-law be forwarded to Council for approval at such time the Owners are prepared to proceed with this development; 4. THAT a By-law to remove the “Holding (H)” Symbol be forwarded to Council at such time as the Owners have entered into a subdivision agreement with the Municipality; 5. THAT a copy of this Report and Council’s decision be forwarded to the Region of Durham Planning Department and Municipal Property Assessment Corporation (MPAC); and 6. THAT all interested parties listed in this report and any delegations be advised of Council's decision. Submitted by: _________________________ Reviewed by: _________________________ David J. Crome, M.C.I.P., R.P.P. Franklin Wu Director, Planning Services Chief Administrative Officer BR/CP/DJC/df 19 March 2007 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T (905)623-3379 F (905)623-0830 REPORT NO.: PSD-029-07 PAGE 2 1.0 APPLICATION DETAILS 1.1 Applicant/Owner: 464367 Ontario Ltd. (Bob Craig) 1.2 Proposed Amendment to Draft Approved Plan of Subdivision: The number of residential units is being reduced from nine (9) to seven (7) 1.3 Plan Area: 3.65 hectares (9.02 acres) 1.4 Location: Tyrone, north of Concession Road 7, west of Liberty Street North and east of Tyrone Community Centre and Park. 2.0 BACKGROUND 2.1 On August 8, 2006, 464367 Ontario Ltd. (Bob Craig) submitted the subject application to amend the Draft Approved Plan of Subdivision to the Planning Services Department. 2.2 The previous draft approved plan, as amended August 24, 1989, provided for nine (9) lots with a minimum lot area of 0.3 ha (0.75 acres). Planning and other regulatory standards have changed since then and to help facilitate final approval of this subdivision, the applicant has brought the plan into conformity with current standards and this has resulted in the proposal being revised downward to seven (7) detached units. 2.3 A hydrogeological study done by Gibson Associates, was submitted in support of the proposal’s individual private water supply and sewage disposal systems. This Study was peer reviewed by another hydrogeological consultant, Gartner Lee Limited under the supervision of the Regional Health Department. 3.0 LAND CHARACTERISTICS AND SURROUNDING USES 3.1 The subject property is within the Hamlet of Tyrone and is vacant. It has a ridge forming a drainage divide, which runs diagonally across the property northwest-southwest. 3.2 The surrounding land uses are as follows: North - vacant South - detached dwellings East - detached dwellings West - Tyrone Community Centre and Park REPORT NO.: PSD-029-07 PAGE 3 4.0 PROVINCIAL POLICY 4.1 Provincial Policy Statement The proposal when built will round out the Hamlet of Tyrone in its northwest quadrant. This is consistent with the Statement’s requirement for settlement areas to be the focus of growth and for their vitality and regeneration to be promoted. The proposal is not a Hamlet expansion but instead represents development within the Hamlet limits. 4.2 Greenbelt Plan Development within hamlets such as Tyrone, identified in local Official Plans, is not subject to the policies of the Greenbelt Plan. The Clarington Official Plan policies govern the development of new lots within the existing hamlet boundary. The Greenbelt Plan permits development of hamlets subject to appropriate water and sewage services. 4.3 Provincial Growth Plan The Plan states new multiple lots for residential development will be directed to settlement areas. The proposal conforms since it is in the settlement area of the Hamlet of Tyrone. 5.0 OFFICIAL PLANS 5.1 Regional Official Plan The Regional Official Plan designates the subject property as part of a Hamlet. This proposal conforms. 5.2 Clarington Official Plan The Clarington Official Plan designates the subject property as Hamlet Residential. The proposed use conforms. This amendment to draft approved plan of subdivision application was accompanied by a comprehensive report analyzing the area’s hydrogeological regime, assessment of both the long-term suitability for wells, and soils for private sewage disposal (septic systems) and surface drainage. This report was subjected to a peer review process conducted by a consultant working for the Region and in short, the findings were validated. 6.0 ZONING BY-LAW 6.1 Zoning By-law 84-63 zones the subject property “Holding – Residential Hamlet ((H) RH)” with the exception of the east end of the subdivision road allowance which is “Residential Hamlet (RH) Zone”. This proposal conforms. REPORT NO.: PSD-029-07 PAGE 4 7.0 PUBLIC SUBMISSIONS 7.1 In response to the public notice, the Planning Services Department has receivedthree written submissions, all expressing a concern with the potential effect the proposal may have on the quantity and quality of nearby well water. 7.2 One submission suggested that through development of three previous subdivisions in Tyrone, many residents experienced a water shortage that did not previously exist. There is concern there will be a loss of water supply due to excavations for the - roads, swales and septic beds, for this proposal. The resident wanted assurance on who will resolve potential water problems. The submission also suggested that a new subdivision such as the proposal would increase property taxes. 7.3 A second submission noted that in the last 10 years, three subdivisions have been built in the area generating water issues for at least three older residences in the area. It is feared that with the building of seven additional homes to the north, the quantity and quality of water for existing residents might be impacted from drilling of new wells or excavation disturbance. Assurance was requested on who was responsible for the costs of corrective actions. The existing residents should not have to pay for drilling new wells. In addition, it was suggested that funds should be allocated to Tyrone for improvements as the result of this new subdivision. This included repairing sidewalks that are in disrepair, and improving parks that only have bare necessities. 7.4 A third submission noted their family had resided south of the proposal for more than five years and had never had an issue/problem with their well, and their major concern was that the proposal might affect their well. 7.5 The property owner at the southwest corner of the proposed subdivision street and Liberty Street North intersection requested a second driveway to his property from the new street. He also suggested willingness to dedicating the corner of his property at the above intersection as a daylight sight triangle. 7.6 A review and discussion of the public submissions is contained in the staff comments section of this report. 8.0 AGENCY COMMENTS 8.1 The application to amend the Draft Approved Plan of Subdivision was circulated to various agencies and other departments by the Planning Services Department. Clarington Emergency and Fire Services, the Clarington Building Division, the public school board, Enbridge and Rogers Cable all had no objections. Other comments received are as follows. 8.2 The separate school board requested safe pedestrian routes and street crossings as well as traffic planning to facilitate school bus movements. The seven dwelling units of the REPORT NO.: PSD-029-07 PAGE 5 subdivision should not significantly increase traffic in the area and obviously will have a little less impact than the currently approved nine (9) unit subdivision. The walkway to Tyrone Community Centre and Park should improve safety for child pedestrians in the area. 8.3 Regional Health has worked with Regional Planning to formulate the Region’s revised Conditions of Draft Approval. 8.4 Clarington Engineering Services Department has no objection to Amending Draft Approval. A 5.0 metre x 5.0 metre sight triangle is required on the south side of the intersection of the subdivision street and Liberty Street North. A preliminary Grading Plan has been accepted by the Engineering Services Department. Stormwater from Lots 5, 6 and 7 will be handled through a drainage easement on a property at the north-east corner of the site. The Grading Plan provides for the majority of the drainage from Lots 1 – 4 to be diverted from the north-east to the Venton Court drainage ditch. Engineering Services provided a standard list of conditions for draft approval. 8.5 Central Lake Ontario Conservation is satisfied with the drainage scheme for the purpose of draft approval. Details will be finalized at the detailed engineering stage. The Authority has provided its Conditions of Draft Approval requiring, prior to on-site work or final approval of the plan, the submission to the Authority and Clarington, and approval from same, for reports on conveyance of stormwater in accordance with provincial guidelines, proposal impact on water quality for fish and wildlife after mitigation, erosion and sedimentation control in accordance with provincial guidelines and the Canada Fisheries Act. The Authority requires the subdivision agreement stipulate the Owner is to maintain all stormwater and erosion/sedimentation structures in a manner satisfactory to the Authority. 9.0 STAFF COMMENTS 9.1 A hydrogeological study was prepared by Gibson Associates in support of the application to reduce the number of residential units from nine (9) to seven (7). The peer review consultant has agreed with the findings that seven (7) lots is supported with an adequate supply of potable water and without causing adverse affects on existing and proposed wells. The seven (7) lots are also acceptable from a groundwater impact perspective for the proposed septic systems. 9.2 Gibson Associates has stated that the native silt till on the property has low permeability. Basement excavations are expected to penetrate the water table but are expected to be open for a relatively short duration. As such, the distance drawn down effect will be modest such that any adverse impact is not expected to extend beyond the individual lot boundaries. Other types of excavations are generally shallow and are not expected to penetrate the water table or have a measurable adverse impact. To help address the concerns raised by neighbouring residents, the consultant recommended a framework for well monitoring to be paid for by the applicant. A well quality and quantity monitoring report is a condition of draft approval. REPORT NO.: PSD-029-07 PAGE 6 9.3 Gibson Associates has written a letter that provides a framework for a multi-stage well monitoring program which includes the following: initial well monitoring be conducted on a bi-weekly basis for a minimum period of 6 ? weeks (four circuits of monitoring) to establish a firm basis for subsequent comparison. Thereafter, predevelopment monitoring would be carried out at monthly intervals. In the period when the subdivision’s wells are being installed it is recommended that ? monitoring be increased to weekly intervals. The monitoring program would incorporate each new drilled well as they are completed. After new well installation, monitoring of the existing private wells would continue on ? a monthly basis for a period of at least six months after the new drilled wells have been installed. A monitoring report would be prepared for the Regional Health Department and the ? Municipality after the post-development monitoring and sampling phase. Staff has included conditions of draft approval dealing with well monitoring and well interference. In addition, the Region of Durham Well Interference Policy requires the developer, at his expense, to provide a water supply of equal quality and quantity to any homeowner whose well is impacted as a result of development on adjacent lands. 9.4 Staff endorses the walkway provided in the plan. Through discussion with the applicant the walkway has been widened from that originally proposed and is flared even wider towards the connection with the park. The conditions require that the applicant submit an energy management plan to identify how the applicant will implement energy conservation measures. In addition to standard landscaping requirements for the road allowance, the conditions of draft approval provide for the Owner to plant a minimum of five (5) trees per lot. 9.5 Clarington Finance advises that for the subject lands all taxes have been paid. 10.0 CONCLUSIONS 10.1 In consideration of the comments received from area residents, the circulated agencies, Provincial policy and the Clarington Official Plan, as summarized in this report, staff respectfully recommends that the proposed amendment to draft approved plan of subdivision 18T-86012, be approved subject to the conditions of draft approval contained in Attachment 2. Attachments: Attachment 1 - Proposed Amended Draft Plan of Subdivision and Key Map Attachment 2 - Revised Conditions of Draft Approval REPORT NO.: PSD-029-07 PAGE 7 List of interested parties to be advised of Council's decision: 464367 Ontario Ltd. Paul Rowan Tammy and Paul Hamilton Gerald Taylor Richard and Patricia Woodcock Debbie Phillips Attachment 2 To Report PSD-029-07 CONDITIONS OF DRAFT APPROVAL DRAFT PLAN OF SUBDIVISION 18T-86012 1. The conditions of draft approval for 18T-86012, issued on April 15, 1987, and as amended, firstly on June 11, 1987, secondly on January 26, 1989, thirdly on August 24, 1989, and fourthly on May 11, 1990, be rescinded and replaced with the following conditions. PLAN IDENTIFICATION 2. The Owner shall have the final plan prepared on the basis of approved draft plan of subdivision 18T-86012, prepared by D.G. Biddle & Associates Limited identified as project number 105137, and drawing number DP-1, dated December 2005, as revised for the first time, dated January 2007, with the Plot Date of January 19, 2007, which illustrates seven (7) lots for single detached dwelling units, a local road and a 6.0 metre wide walkway. FINAL PLAN REQUIREMENTS 3. The Owner shall dedicate the road allowances included in this draft plan as public highways on the final plan. 4. The Owner shall name road allowances included in this draft plan to the satisfaction of the Regional Municipality of Durham and the Municipality of Clarington. 5. The Owner shall dedicate a single 5.0 metre x 5.0 metre daylight sight triangle on the southwest corner of the intersection of the subdivision’s road allowance and Liberty Street North. 6. All land dedications, easements, sight triangles and reserves as required by the Municipality for this development must be granted to the Municipality free and clear of all encumbrances and in a form satisfactory to the Municipality’s Solicitor. REQUIREMENTS TO BE SATISFIED PRIOR TO SUBDIVISION AGREEMENT 7. The Owner shall submit plans showing the proposed phasing to the Region of Durham and the Municipality of Clarington for review and approval if this subdivision is to be developed by more than one registration. REQUIREMENTS TO BE INCLUDED IN SUBDIVISION AGREEMENT 8. The Owner shall enter into a Subdivision Agreement with the Municipality and agree to abide by all terms and conditions of the Municipality’s standard subdivision agreement, including, but not limited to, the requirements that follow. 9. The Owner will be required to provide appropriate cash contribution in lieu of the parkland dedication in accordance with the requirements of the Planning Act. 10. The Owner shall retain a qualified landscape architect to prepare and submit a Landscaping Plan for the proposed road allowance to the Director of Engineering Services and the Director of Planning Services for review and approval. The Landscaping Plan shall reflect the design criteria of the Municipality as amended from time to time. In addition, the Owner agrees to plant five (5) trees per lot that would meet the Municipality’s design criteria. 11. The Owner shall dedicate Block 8 on the draft plan to the Municipality of Clarington as public walkway on the final plan. 12. The Owner shall grant such easements as may be required for utilities, drainage and servicing purposes to the appropriate authorities. 13. The Owner shall submit the following information to the Municipality of Clarington for approval: i) a grading and control plan; ii) a siting and architectural design report and implementing site plans and architectural drawings; and iii) a well monitoring/well interference report. 14. The Owner shall retain a professional engineer to prepare and submit a Master Drainage and Lot Grading Plan to the Director of Engineering Services for review and approval. All plans and drawings must conform to the Municipality's Design Criteria as amended from time to time. 15. The Owner shall provide and install roads, walkways, street lights, etc. as per the Municipality’s standards and criteria. 16. The Owner shall cause all utilities, including, hydro, telephone, Cable TV, etc. to be buried underground. 17. Prior to the issuance of building permits, access routes to the subdivision must be provided to meet Subsection 3.2.5.2(6) of the Ontario Building Code and, that all watermains and hydrants are fully serviced and the Owner agrees that during construction, fire access routes be maintained according to Subsection 2.5.1.2 of the Ontario Fire Code, storage of combustible waste be maintained as per Subsection 2.4.1.1 and open burning as per Subsection 2.6.3.4 of the Ontario Fire Code. 18. All works and services must be designed and constructed in accordance with the Municipality of Clarington Design Criteria and Standard Drawings, provisions of the Municipality Development By-Law and all applicable legislation and to the satisfaction of the Director of Engineering Services. 19. The Owner agrees to undertake a well monitoring program, acceptable to the Regional Health Department and the Municipality of Clarington, for both water quality and quantity of neighbouring wells. The monitoring shall begin a minimum period of 6 weeks (four circuits of monitoring) prior to any road construction, lot grading or well construction. The monitoring shall continue and intensify during the period of well installation. The monitoring shall continue on a monthly basis for a period of a year. 20. The Owner agrees that where the well or private water supply of any person is interfered with as a result of the subdivision, the Owner shall at his expense, either connect the affected party to municipal water supply system or provide a new well or private water system so that water supplied to the affected party shall be of quality and quantity at least equal to the quality and quantity of water enjoyed by the affected party prior to the interference. 21. The Owner shall provide the Municipality, unconditional and irrevocable, Letters of Credit acceptable to the Municipality’s Treasurer, with respect to Performance Guarantee, Maintenance Guarantee, Occupancy Deposit and other guarantees or deposit as may be required by the Municipality. 22. The Owner shall pay to the Municipality, the development charge in accordance to the Development Charge by-law as amended from time to time, as well as payment of a portion of front end charges pursuant to the Development Charge Act if any are required to be paid by the Owner. 23. The Owner supply on disk, in a CAD format acceptable to the Municipality a copy of the proposed Plan of Subdivision as Draft Approved and the 40M-Plan. 24. The Owner agrees to include a clause in any Agreement of Purchase and Sale advising future owners of the Municipality’s Gate Access Policy to Municipal Open Space. 25. The subdivision agreement between the Owner and the Municipality of Clarington shall contain, among other matters, a provision requiring this development complies with the principles of the Municipality of Clarington General Architectural Design Guidelines. Specifically, building permit for the seven (7) lots will be reviewed for compliance with the following architectural features: Main entrances; ? Windows; ? Wall cladding; ? Exterior colour; and ? Architectural detail. ? 26. The Owner must place in all agreements of purchase and sale for the lots, a warning: “Existing and potential future agricultural operations are being conducted in the surrounding lands, in compliance with the Clarington Official Plan and Zoning By-law, other municipal and regional by-laws, and provincial legislation.” 27. The Owner shall submit an Energy Management Plan to the satisfaction of the Director of Planning outlining various means that the Owner will implement to support energy conservation in the subdivision and house design. 28. The subdivision agreement between the Owner and the Municipality of Clarington shall contain, among other matters, the following provision: the Owner agrees that the display and marketing materials to be used for this development shall be submitted to the Director of Planning Services and the Director of Engineering Services for approval. Said plans and materials must receive approval prior to issuance of a building permit for a sales facility or model home to be constructed on any Part of the Lands; 29. The Owner shall satisfy all requirements, financial and otherwise, of the Municipality of Clarington. This shall include, among other matters, the execution of a subdivision agreement between the Owner and the Municipality of Clarington concerning the provision and installation of roads, services, drainage and other local services. 30. Prior to final approval, the proponent shall engage a qualified professional to carry out, to the satisfaction of the Ministry of Culture, an archaeological assessment of the entire development property; and mitigate, through preservation or resource removal and documentation, adverse impacts to any significant archaeological resources found. No demolition, grading or other impacts to any significant archaeological resources shall take place on the subject property prior to the Ministry of Culture confirming that all archaeological resource concerns have been met including licensing and resource conservation requirements. 31. The Owner shall satisfy the requirements of the Regional Health Department with the provision of private sewage disposal systems and drilled wells. The implementation of this condition shall involve the inclusion of appropriate provisions in the Regional Subdivision Agreement pertaining to private sewage disposal systems and drilled wells. 32. The Owner agrees to comply with the following requirements of the Regional Health Department to be included in the Subdivision Agreement between Owner and the Municipality of Clarington: a) each drilled well is to be constructed in the recommended target aquifer that is referred to as the Deep Overburden Aquifer. This aquifer appears to have two zones 10-21 metres and 18-46 metres and both appear to be adequate for domestic use. The wells shall be certified by the Region of Durham’s hydro- geologist as acceptable qualitatively under the Ontario Drinking Water Standards and quantitatively as per MOE recommended minimum rate of 13.7 litres/minute; b) the developer shall strictly adhere to the lot grading and servicing plan as submitted by D.G. Biddle & Associates Limited, entitled Preliminary Lot Grading Plan, identified as project number 105137 and drawing number LG-1, dated June 2006, as revised in January 2007, with the Plot Date of January 19, 2007; c) the developer shall retain a qualified professional engineer/designer who specializes in the design of private sewage systems. The engineer/designer shall produce and provide the design of the private sewage systems in accordance with the Ontario Building Code for each lot to the Regional Health Department for review and approval; d) the developer’s engineer/designer shall conduct on-site soil tests on the primary sewage system area for all lots to determine its permeability. The engineer shall provide analysis of the soil tests describing grain size analysis, co-efficient of permeability and estimated percolation “T” times to the Regional Health Department in support of the sewage system design; e) the developer shall ensure that all existing drilled/test wells that will not be used for a drinking water supply within 15 metres of the proposed prime and reserve tile bed must be decommissioned in accordance with Ontario Regulation 903 under the Ontario Water Resources Act; f) there shall be no construction of accessory buildings or swimming pools in the prime and reserve tile bed areas, or in locations less than the minimum setbacks in accordance with the Ontario Building Code; g) imported sand fill to be used for leaching bed construction shall be tested to ensure the percolation rate is between 6-10 minutes/centimetre. A design rate of no less than 10 minutes/centimeter shall be used to calculate the length of leaching bed pipe to be used; and h) the subdivision shall be limited to seven lots assuming that each lot will have a maximum effluent discharge of 3000 litres/day/lot. 33. Prior to any on-site grading or construction or final approval of the plan, the Owner shall submit to, and obtain approval from, the Municipality of Clarington and Central Lake Ontario Conservation Authority, for reports describing the following: a) the intended means of conveying storm water flow from the site, including use of storm water techniques which are appropriate and in accordance with provincial guidelines; b) the anticipated impact of the development on water quality, as it relates to fish and wildlife habitat, once adequate protective measures have been undertaken; and c) the means whereby erosion and sedimentation and their effects will be minimized on the site during and after construction in accordance with provincial guidelines. The report must outline all actions to be taken to prevent an increase in the concentration of solids in any water body as a result of on-site or other related works, to comply with the Canada Fisheries Act. 34. The Owner shall satisfy all financial requirements of the Central Lake Ontario Conservation Authority. This shall include Application Processing Fees and Technical Review Fees owing as per the approved Authority Fee Schedule. 35. The subdivision agreement between the Owner and the Municipality shall contain, among other matters, the following provisions; a) The Owner agrees to carry out the works referred to in Conditions 33 and 34, to the satisfaction of the Central Lake Ontario Conservation Authority; b) The Owner agrees to maintain all storm water management and erosion and sedimentation control structures operating and in good repair during the construction period, in a manner satisfactory to the Central Lake Ontario Conservation Authority; and c) The Owner agrees to advise the Central Lake Ontario Conservation Authority 48 hours prior to commencement of grading or the initiation of any on-site works. 36. Prior to final approval of this plan for registration, the Director of Planning Services for the Municipality of Clarington shall be advised in writing by: a) The Regional Municipality of Durham, how Conditions have 4, 7, 30, 31 and 32 have been satisfied; and b) The Central Lake Ontario Conservation Authority, how Conditions 33, 34 and 35 have been satisfied. NOTES TO DRAFT APPROVAL 1. If final approval is not given to this plan within three years of the draft approval date, and no extensions have been granted, draft approval shall lapse and the file shall be CLOSED . Extensions may be granted provided valid reason is given and is submitted to the Director of Planning Services for the Municipality of Clarington well in advance of the lapsing date. 2. As the Owner of the proposed subdivision, it is your responsibility to satisfy all conditions of draft approval in an expeditious manner. The conditions of draft approval will be reviewed periodically and may be amended at any time prior to final approval. The Planning Act provides that draft approval, may be withdrawn at any time prior to final approval. 3. All plans of subdivision must be registered in the Land Titles system within the Regional Municipality of Durham. 4. Where agencies’ requirements must be included in the local municipal subdivision agreement, a copy of the fully executed agreement should be sent to the agencies in order to facilitate their clearance of conditions for final approval of this plan.