HomeMy WebLinkAboutPD-70-99
. '.\ ON: PO-7~99
Meeting:
Date:
Report #:
Subject:
THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
REPORT
. General Purpose and Administration Committee
File#
Monday, June 21,1999
Res. #
PD-70-99
File #: DEV 95-020 & 18T-95029
By-law #
REZONING AND PLAN OF SUBDIVISION APPLICATION
APPLICANT: BLACK CREEK DEVELOPMENTS LIMITED
PART LOTS 29/30, CONe. 3, FORMER TOWNSHIP OF DARLINGTON
FILE NO.: DEV 95-020; 18T-95029
Recommendations:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1.
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_THAT RepdrtPD=70-991lereceived;
THAT the draft plan of subdivision application 18T-95029 filed by D. G. Biddle and
Associates on behalf of Black Creek Developments be recommended for approval to
Durham Region Planning Department subject to the conditions contained in
Attachment No.3 of this report;
3.
THAT the rezoning application DEV 95-020 submitted by D. G. Biddle and
Associates on behalf of Black Creek Developments be APPROVED and that the
amending by-law attached hereto be forwarded to Council for adoption;
THAT a by-law to remove the (H) Holding Symbol be forwarded to Council at such
time as the conditions of draft approval have been satisfied; and
5.
rTHA Tall interested parties listed in this report and any delegations be advised of
C:otlncil's decision.
APPLICATION DETAILS
1.
1.1 Applicant: D. G. Biddle and Associates
1.2 Owner: Black Creek Developments Limited
1.3 Rezoning: From - Urban Residential Type One, Holding - Urban Residential
Type Four ((H)R4), Agricultural (A), Agricultural Exception (A-8) and
Environmental Protection (EP).
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1.4 Area:
To - a zone appropriate to permit the development of 115 residential
units comprising of 38 - 15 metre single family detached units, 39 -
12 metre single detached units and 38 semi-detached units. In
addition, a block for parkland (0.48 ha) has been provided as well as
an open space block (4.77 ha)
14.32 ha
2. LOCATION
2.1 The subject lands are located in Part of Lots 29 and 30, Concession 3, former
Township of Darlington. The municipal address of the property is 3200 Courtice
Road. The lands are situated just north of Jane Avenue, Glenview Road and
Westmore Street in Courtice (Attachment No.1). To the west of the subject
property is a registered plan of subdivision 18T-91 006.
3. BACKGROUND
3.1 On March 28, 1995 Staff received an application (DEV 95-020) to amend the
Municipality's Comprehensive Zoning By-law to permit this residential
development. On April 5, 1995 the Municipality received correspondence from the
Region of Durham stating that a subdivision application (18T-95029) had been
submitted for the subject lands.
3.2 The original application comprised 144 medium density units, 10 - 15 m single
detached units, 34 - 12 m single detached units and 28 - 9 m detached units for a
total of 216 units. The original application did not have any dedicated parkland and
had 3.14 ha of open space/valley lands. Numerous revisions have been made to
the plan of subdivision and the plan now reflects the recommendations of the
Environmental Impact Study, the traffic study, public input and Council Resolution
"GPA 270-99 to 289-99" dealing with "Parking in Residential Areas". Generally,
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PAGE 3
with each reiteration of the plan of subdivision more open space and parkland was
provided and fewer residential units were proposed.
3.3 Numerous residents spoke out at the original public meeting held on July 10, 1995
and at subsequent public meetings. Many of the concerns expressed at these
meetings are detailed in Section 7.2 of this Report.
3.4 Due to the environmental sensitivity of the lands, the site was subject to an
Environmental Impact Study. The study has been completed and the results have
been expressed in Staff Report PD-59-98 heard on May 4, 1998. Section 9.1 of this
report briefly summarizes some of the key elements of this EIS.
4. EXISTING AND SURROUNDING USES
Existing Uses:
Surrounding Uses:
Vacant
East
West -
Vacant and existing residential
Registered Plan of Subdivision 18T-91006 and
existing residential
Woodlot and existing residential
Existing residential
North -
South -
5. OFFICIAL PLAN POLICIES
5.1 The subject lands are designated "living Area" in the Durham Region Official Plan.
Within the Clarington Official Plan, the subject lands are designated "Urban
Residential", "Medium Density Residential" and "Environmental Protection Area".
lands designated "Urban Residential" shall not exceed a density of 30 units per net
hectare. Lands Designated "Medium Density Residential" shall not exceed a density
of 60 units per net hectare. The density identified in the C1arington Official Plan
largely recognized the higher density allocated to the lands in the previous Town of
Newcastle Official Plan. In consideration of the environmental sensitivity of the
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PAGE 4
lands and the revisions made to the plan to meet the new "residential parking area"
requirements, the medium density component of this application has been removed
from the plan of subdivision. The tributary and adjacent lands possess the
designation of "Environmental Protection". Development including structures, other
than flood control structures are not permitted on lands so designated.
Development located within or adjacent to a natural feature identified on Map C of
the Official Plan must complete an Environmental Impact Study (EIS). Information
with respect to the EIS is provided in Section 9.2.
6. ZONING BY-LAW PROVISIONS
6.1 The subject lands are zoned "Urban Residential Type One (R1)", "Holding - Urban
Residential Type Four ((H)R4)", Holding - Urban Residential Type Two Exception
((H) R2-3), Agricultural (A), Agricultural Exception (A-B) and Environmental
Protection (EP). Lands zoned 'R4' shall be for apartments, lands zoned 'R2-3' will
only allow single detached dwellings and lands zoned 'Rl' shall allow single and
semi-detached residential units. Agriculturally zoned lands shall be used for farm
and farm related purposes. The 'A-B' zone allows a golf course in addition to
agricultural operations. The 'EP' zone allows conservation and forestation.
7. PUBLIC MEETING
7.1 As noted earlier in the report, a number of residents provided comments when the
original application was submitted. The concerns expressed by the public at the
July 10, 1995 Public Meeting and at subsequent meetings, and those concerns
identified in various letters, can be summarized into a number of issues.
. Environment - Residents expressed concerns about the impact this proposed
development would have on the environment, in particular the woodlot that
now exists. They were also concerned with a loss of green space, removal of
trees, impact on groundwater and impact on air quality.
. Wells - The homes in the area are currently on private services (well and septic).
Residents are concerned that the proposed development will have a negative
impact on their well water. If wells are impacted, residents want assurance that
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REPORT PD-7o-99
PAGE 5
potable water will be provided with no financial burden placed on them
· Traffic - Residents have expressed a great deal of concern with the post
development traffic and the construction traffic that would be generated by this
development. Their concerns are itemized below:
i) the vol ume of traffic;
ii) the safety of the children in areas where there currently exist no
sidewalks;
iii) the ability of the existing condition of the neighbourhood roads to
withstand an increase in traffic;
iv) who will pay for the cost of improvements made to their street;
v) prohibit the extension of Jane Avenue;
vi) do not allow the extension of Fourth Street;
vii) construction traffic be restricted from travelling the roads in their
neighbourhood;
viii) Courtice High School and Courtice North Public School are both located
on Nash Road. What is the impact on traffic volumes on Nash Road if
this development is approved;
ix) requested a traffic study be conducted.
. Compatibility - Some residents were concerned that the proposed development
is not in keeping with the existing neighbourhood. They do not want this
development to impact upon the integrity of the area. They would like to see
the construction of homes on lots with similar lot sizes to the ones existing
today. They are opposed to the higher density components of this proposal.
. School Capacity - Some residents have noted that the nearby schools are
accommodating students in portables and question whether the schools can
support more students.
· Emergency Services - A concern was raised that emergency services are limited
and that new development would further compromise the delivery of emergency
services such as fi re and pol ice protection.
· Property Tax - Many were concerned that this development would have an
impact on their property taxes. They do not feel that they should contribute any
further to the tax base of an increase need for educational and municipal
services generated by this development.
· Park and Fencing - Residents have asked that a parkette be provided in the
neighbourhood and that fencing be erected at the rear of all existing abutting
homes prior to on-site construction.
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8. AGENCY COMMENTS
8.1 In accordance with departmental procedures, the application was circulated to
obtain comments from other departments and agencies. The following agencies
were circulated: Municipality of Clarington Public Works Department; Municipality
of Clarington Fire Department; Ontario Hydro; Peterborough Victoria
Northumberland Clarington Separate School Board, Kawartha Pine Ridge District
School Board; Central lake Ontario Conservation Authority; Durham Region
Planning Department; and Durham Region Works Department.
8.2 The Municipality of Clarington Public Works Department has no objection to the
application. The Works Department is satisfied with the traffic study and agree to
the recommendations and conclusions contained within that study. The following
are conditions which must be satisfied:
. That the 0.3 metre reserves be granted to the Municipality free and clear of any
encumbrances;
. No development will be permitted on Fourth Avenue until the road is physically
connected with Jane Avenue. The developer is responsible for 100% of the
costs associated to provide the requi red road connections. The cost shall
include any works on existing road allowances external to this draft plan which
are necessary to accommodate the proposed development traffic.
. Prior to the authorization to commence the construction of a phase subsequent
to phase 1, the developer shall be prepared to construct George Reynolds Drive
to an urban collector standard from the east limit of this plan of subdivision to
Courtice Road, or the developer has satisfied the Director of Public Works that
he has made every reasonable effort to construct the extension of George
Reynolds Drive.
. That George Reynolds Drive and Street B be constructed to the east limit of the
subdivision. lot 45 will remain frozen until such time that George Reynolds
Drive is extended easterly beyond the limits of the plan of subdivision.
. The Developer is responsible for the construction of Jane Avenue to an urban
road standard from Fourth Avenue northerly to the south limit of this plan of
subdivision in order to facilitate the servicing of lot 25 and phase 2 and phase 3.
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. No development will be permitted until such time as the adjacent draft plan of
subdivision 18T-91006 has been constructed in a manner which provides a road
connection to Trulls Road via George Reynolds Drive.
. The development cannot proceed until the Municipality has approved the
expenditure of funds for the provision of road construction and installation of
sidewalks on Jane Avenue, Fourth Avenue or Westmore Street, as well as any
other external works or services which have been included in the Municipality's
Development Charge By-law and have been deemed necessary by the Director
of Public Works to service this development.
. All stormwater management works are to be constructed to the satisfaction of the
Conservation Authority and the Director of Public Works.
. A Stormwater Management Implementation Report shall be provided by the
applicant for the sequential construction of the stormwater management works
necessary for the entire watershed and the report shall address the impacts of
developing this plan of subdivision in the absence of the balance of the
watershed. Development of this plan of subdivision will not be permitted until
all oversized downstream works necessary to accommodate drainage from the
subject draft plan have been constructed in a manner satisfactory to the Director
of Public Works.
. A Master Grading and Drainage plan be prepared detailing the configuration of
the on-site storm sewer system and the conveyance of the overland flow from
this subdivision.
. A walkway shall be constructed on Block 99 to provide a pedestrian connection
between Block 98 and the adjoining subdivision to the south.
. That Block 100 (park area) and Block 99 be dedicated free and clear of any
encumbrances to the Municipality.
8.3 The Central lake Ontario Conservation Authority has no objection to the
application. They have stated that the application conforms to the provisions of the
Environmental Impact Study and development of the subdivision must follow the
recommendations of the EIS and fulfil the requirements of mitigation. Permits will
be required and the design of the extension of George Reynolds Drive will be
subject to ClOCA approval. The detailed design of the storm water system shall be
completed to the satisfaction of the Authority.
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8.4 The Durham Region Planning Department stated that the application conforms to
the EIS and to all relevant policies contained within the Durham Region Official
Plan.
8.5 The Durham Region Works Department requested that a number of conditions be
included within the subdivision agreement. The conditions include among other
things, the financial obligation of the applicant, completion of sanitary sewer and
water services design to the satisfaction of the Works Department, and the
acquisition and future dedication of all required easements for servicing. These
conditions will be incorporated in the Region's conditions of subdivision approval.
8.6 The School Boards have no objection to the application, however they request that
sidewalks be provided and that the walkways be completed within the first phase of
the subdivision.
9. BACKGROUND STUDIES
9.1 In conjunction with this application, two background studies were conducted. The
first study being the environmental impact study as required by the Official Plan.
The second study is a traffic study. A neighbourhood design plan has also been
completed in accordance with the Clarington Official Plan.
9.2 Environmental Impact Study
A four season environmental impact study was conducted for the lands. The study
determined that the lands are subject to a high water table and that 7 rare vegetative
species were found. Provisions have been incorporated in the draft conditions of
approval to ensure the preservation of the rare vegetative species. Extensive
hydrogeological work was done and the results of that study determined that the site
is a drainage basin in itself and well interference will not occur. The study also
concluded that the site does not contribute groundwater directly to Black Creek.
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The key recommendation of this study was that development may proceed provided
that lands below the elevation of 134 metres remain undeveloped. The report also
recommended that only the developable portion of the Plan of Subdivision will be
subject to the removal of trees. More information regarding the process and
findings of the environmental impact study is available in Report PD-59-98.
The EIS made a number of recommendations with respect to methods of mitigation
to protect the natural features from the proposed development. Included within
these mitigation methods is the staking and relocation of the 7 rare plant species, an
environmental construction management plan, and a planting plan for the edge of
the stormwater pond. The report also recommended the use of trench plugs, the
establishment of a third pipe and foundation weepers, the use of roof leaders and
multiple downspouts to ensure the preservation of ground and surface water flow.
The movement of water under the extension of George Reynolds Drive shall be
facilitated through the use of small horizontal culverts. Also a homeowner
education program will be established to educate landowners about the unique
sensitives associated with the lands. The program will include policies regarding
the disposal of garden refuse and swimming pool water.
9.3 Traffic Study
The applicant conducted a traffic study. The traffic study examined 3 scenarios with
respect to the impact of future traffic numbers and volumes when the proposed
development is built to it's full extent.
Scenario 1 - George Reynolds Drive is built only to Jane Avenue, Jane Avenue
extends from George Reynolds to Westmore Street and the existing access from
Westmore Street to Courtice Road remains open.
Scenario 2 - Jane Avenue extends from George Reynolds Drive to Westmore Street,
the Westmore Street access to Courtice Road remains open, and George Reynolds
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REPORT PD-70-99
PAGE 10
Drive is open from Trulls Road to Courtice Road.
Scenario 3 - Jane Avenue is open from George Reynolds Drive to Westmore Street,
George Reynolds Drive is built from Trulls Road to Courtice Road and the access
from Westmore Street to Courtice Road is eliminated.
The consultant has determined that Scenario 2 results in better compliance with the
transportation policies of the Clarington Official Plan and results in lower traffic
volumes along Fourth Avenue. In addition, Scenario 2 results in better connections
between the local road network and the boundary roads and provides for a grid
street system.
The consultants found that Scenario 1 would be acceptable as an interim condition.
The traffic study made the following conclusions and recommendations
. The additional traffic will not have any operational impact on the existing local
road intersections and no road improvements will be required at the Trulls
Road/Nash Road or Trulls Road/George Reynolds Drive intersections.
. Reconstruction of Fourth Avenue from Nash Road to Westmore Street and the
reconstruction of the Fourth Avenue and Westmore Street intersection is
required.
. Reconstruction of Jane Avenue from the Fourth Avenue extension in the
northern limit of the existing neighbourhood and reconstruction of the Jane
Avenue and Fourth Avenue intersection will be required.
. Sidewalks are to be constructed on Jane Avenue from George Reynolds Drive to
the intersection of the Fourth Avenue extension, on Fourth Avenue, from Fourth
Avenue (at Jane) to the Nash Road intersection and on George Reynolds Drive,
from the western extent of the proposed development to Courtice Road.
. All heavy construction vehicles shall not utilize any portion of Westmore Street
or the southern portion of Jane Avenue from Fourth Avenue to Westmore Street
during construction of the proposed subdivision.
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REPORT PD-70-99 PAGE 11
The cost of road improvements external to this plan of subdivision will be
incorporated within a development charge by-law.
9.4 The submission and approval of a neighbourhood design plan is a requirement of
the Official Plan. The neighbourhood design plan has been approved by the
Director of Planning and the Director of Public Works. Staff Report PD-69-99
provides information regarding the approved neighbourhood design plan.
10. STAFF COMMENTS
10.1 . The appl ication conforms to both the Durham Region Official Plan and the
Clarington Official Plan. The proposal is well within the densities permitted and it
provides a suitable mix of housing types.
10.2 Revisions to the Proposal
This application has been revised significantly since it was originally submitted. The,
applicant has reduced the total number of units by 101. There are no longer any
medium density units. This plan proposes a 0.48 hectare park and the open space
component has increased to 4.77 hectares. The revisions have reflected the
conclusions of the Environmental Impact Study, the Traffic Study, comments from
the Public, and Council's resolution with respect to parking in residential areas.
10.3 Response to the Public's Concerns
With respect to the Public's concerns regarding this proposal Staff have the
following comments.
· Environment - The residents concerns regarding the environmental impact have
been addressed through the environmental impact study. The results of this
study have been briefly summarized in Section 9.2 of this report.
· Wells - The Regional Well Interference Policy ensures that where a residents
well has been adversely impacted upon by a residential development, the
resident will either have their well problems corrected or be connected to
municipal water supply. However, the Region does not cover the cost of
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REPORT PD-7o-99
PAGE 12
bringing the water connection from the road to each individual home. Mr.
Halminen has stated that if wells are impacted, he will cover this cost. This is in
accordance with municipal policy and would be incorporated into the
subdivision agreement. Hence the homeowner does not face any financial
burden for providing himself or herself with potable water.
· Traffic - A traffic study has been conducted. The results of this study are
hilighted in Section 9.3 of this report. Prohibiting the extension of Jane Avenue
and Fourth Street would not be in conformity with the Official Plan which
promotes grid street patterns and discourages the establishment of cul-de-sacs.
· Compatibility - Residents want to see large lots similar to their own within the
proposed development. The existing lots located along Jane Avenue, Westmore
Street, Fourth Street and Glenview Road are serviced by private services hence
requiring a larger lot size. The proposed development will be serviced by
municipal water and sewer services and as such, larger lots are not a
requirement. The applicant has proposed to locate 50 foot single dwelling lots
adjacent to the existing lots rather than build homes on smaller lots. These lots
will be subject to a special zone exception whereby only single detached
dwellings will be permitted. In addition, the applicant has removed the medium
density component entirely from this plan.
· School Capacity - The School Boards do not have any objections to the
approval of this plan of subdivision.
· Emergency Services - The Clarington Fire Department has stated that they have
no objection to this application. The fire station is located close to this site and
24 hour fire service is being implemented
· Property Tax - Taxes are based upon the need of the Municipality as a whole.
Taxes are not based on proximity, and the development of one subdivision will
not have a direct impact on the property taxes of adjacent landholders.
· Park and Fencing - The Municipality does not require fencing to be erected
between residential uses. The Planning Department does not believe that
separation or privacy in the form of fencing is needed between land uses that are
the same. This does not apply between residential uses parks and open space
blocks. In this case, the protection of the environmental features and the
encroachment warrant fencing.
10.4 Zonin~
Staff are recommending that the by-law contained within Attachment No.4 to this
report be approved. In light of residents concerns, Staff have proposed a specific
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REPORT PD-70.99
PAGEt3
zone regulation permitting only single detached dwellings and home occupations
on the lots located on the extension of Fourth Avenue and on the south portion of
the Jane Avenue extension. In addition, it incorporates the recommendation
regarding parking in residential areas adopted by Council on May 10,1999.
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CONCLUSION
11.
11.1 Staff recommend to Durham Region, that the application for draft plan of
subdivision (18T-95029) be approved subject to the conditions of draft plan
approval as contained in Attachment No.3 to this report. Staff also recommend that
rezoning application (DEV 95-020) be approved and the accompanying by-law be
passed. .
Respectfully submitted, Reviewed by,
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Franklin Wu, M.C.I.P., R.P.P.,
Chief Administrative Officer
David J C me, M.C.I.P., R.PJP.
Directo f Planning & Development
HB*DJC*cc
June 17, 1999
Attachment No. 1
Attachment No. 2
Attachment No.3
Attachment No.4
Key Map
Proposed Plan of Subdivision
Draft Conditions of Approval
Proposed Zoning By-law Amendment (Forwarded Separately)
Interested parties to be notified of Council and Committee's decision: .. ._~~__~___
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ATTACHMENT 113
To Report PD-70-99
CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION
PLAN IDENTIFICATION
1. That this approval applies to draft Plan of Subdivision 18T-95029 prepared by D. G.
Biddle and Associates dated (revised) January 1999, showing Lots 1 - 29, 39 - 45,
52 - 53 with 15 m lot frontages, Lots 30 - 38, 46 - 51, 54, 66 - 87, 92 with 12 m
lot frontages and Lots 55 - 65, 88 - 91, 93 - 96' for semi-detached or linked
dwellings, Block 100 for a 0.48 ha park, Block 99 for 4.77 ha of Open Space, Block
101, 102 and 103 to be retained by the applicant, and various blocks for reserve,
road widening, site triangle and walkways.
FINAL PLAN REQUIREMENTS
2. That all streets within the Plan of Subdivision shall be dedicated as public highway
and shown as such on the final plan.
3. That all streets shall be named to the satisfaction of the Municipality of Clarington
and shown on the final plan.
REQUIREMENTS TO BE SATISFIED PRIOR TO SUBDIVISION AGREEMENT
4. That the Owner shall retain a qualified landscape architect to prepare and submit a
Landscaping Plan to the Director of Public Works and the Director of Planning and
Development for review and approval. The Landscaping Plan shall reflect the design
criteria of the Municipality as amended from time to time.
5. That the Owner shall retain a professional engineer to prepare and submit a Master
Drainage and Lot Grading Plan to the Director of Public Works for review and
approval. All plans and drawings must conform to the Municipality's Design Criteria
as amended from time to time. ....2
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CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION
REQUIREMENTS TO BE SATISFIED PRIOR TO SUBDIVISION AGREEMENT (CONT'D)
6. That the Owner shall retain a qualified consultant to prepare a general plan showing
buffers and tree removal areas to the Director of Planning and Development for
review and approval. The plan shall identify those areas to be preserved and fenced
to prevent intrusion of heavy machinery. Trees shall only be removed within the
area directly subject to the residential subdivision.
7. All apparent populations of the seven species of regionally significant plants shall be
marked (staked) and mapped during the summer. All of the perennial plants
deemed to be rare and located within an area of proposed vegetation clearing
should be dug up and carefully transplanted into suitable microhabitat locations
within the area of forest retention. The soil surrounding the rare annual plants
located within an area of proposed vegetation clearing, can be moved to suitable
microhabitat locations within the area of forest retention. Also, the seed capsules
from these species should be collected, opened and the seeds can be randomly
spread near the stormwater pond and in the forest retention area.
8. That a planting plan be developed for the edges of the stormwater management
pond and for the wetland remnant adjacent to George Reynolds Drive incorporating
the transplanting and seeding of the significant plant species identified in Section
5.2 of the Environmental Impact Study.
9. That an Environmental Construction Management Plan be prepared taking into
account all recommendations of the Environmental Impact Study prepared by
Gartner Lee and Associates (1998).
10. That the Owner shall dedicate Blocks 99 and 100 to the Municipality free and clear
of all encumbrances for park purposes. Block 100 shall be used for park purposes.
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CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION
REQUIREMENTS TO BE SATISFIED PRIOR TO SUBDIVISION AGREEMENT (CONT'D)
11. No development will be permitted until such time as the adjacent draft plan of
subdivision 18T-91006 to the west has been constructed in a manner which
provides a road connection to Trulls Road via George Reynolds Drive. The
suitability of any road connection will be subject to the approval of the Director of
Public Works.
12. The applicant must provide the Public Works Department with a Stormwater
Management Implementation Report, which provides for the sequential construction
of the stormwater management works necessary for the entire watershed and
addresses the impacts of developing this plan of subdivision in the absence of the
balance of the watershed.
13. The applicant will be required to submit a Preliminary Grading and Drainage Plan
for the areas adjacent to Jane Avenue and Fourth Avenue. All drainage in these
areas must be self-contained. This required Plan must be approved prior to
approval of this draft plan.
14. The applicant's engineer will be required to prepare a Master Grading and Drainage
Plan that details the configuration of the on-site storm sewer system (minor system)
and the conveyance of the overland flow (major system) from this subdivision.
15. That 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.
J::fl::~
1))1
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CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION
REQUIREMENTS TO BE INCLUDED IN SUBDIVISION AGREEMENT (CONT'D)
16. That all easements, road widenings, and reserves as required by the Municipality be
granted to the Municipality free and clear of all encumbrances.
17. The 0.3 metre reserves indicated on the draft plan as Blocks 104, 105 and 106 be
granted to the Municipality free and clear of any encumbrances and in a form
satisfactory to the Municipality's Solicitor.
18. The developer is required to connect this subdivision plan to the existing road
network by constructing Fourth Avenue, from and including the intersection of
Fourth Avenue and Westmore Street north-easterly, within this plan of subdivision,
to and including the intersection of Fourth Avenue and Jane Avenue.
19. Land acquisition will be required to facilitate the construction of Fourth Avenue at
Jane Avenue. The developer is responsible for 100% of the costs associated to
provide road connections between the subject draft plan and adjacent road network
to the south and west. The cost shall include any works on existing road allowances
external to this draft plan, which are necessary to accommodate the proposed
development traffic, including sufficient road width and an appropriate transition
taper to the existing pavement surface, to the satisfaction of the Director of Public
Works.
20. No development of any kind will be permitted on Fourth Avenue until such time as
the road is physically connected with Jane Avenue to the satisfaction of the Director
of Public Works.
~.. .
. 1 ))2
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CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION
REQUIREMENTS TO BE SATISFIED PRIOR TO SUBDIVISION AGREEMENT (CONT'D)
21. That the developer makes every effort to secure the appropriate lands and constructs
George Reynolds Drive to an urban collector standard from the east limit of this
plan of subdivision easterly to Courtice Road, Regional Road 34. Prior to the
authorization to commence the construction of a phase subsequent to phase 1, the
developer should be prepared to construct George Reynolds Drive extension, from
this plan of subdivision easterly to Courtice Road, Regional Road 34, or that the
Director of Public Works is satisfied that the developer has made every reasonable
effort to construct the extension of George Reynolds Drive.
22. That the developer is responsible for the construction of Jane Avenue to an urban
road standard, from Fourth Avenue northerly to the south limit of this plan of
subdivision, in order to facilitate the internal servicing and connection of same
between phase 2 and phase 3 of this plan of subdivision and the servicing of Lot 25.
23. George Reynolds Drive and Street B must be constructed to the east limit of the
subdivision and Lot 45 will remain frozen until such time that George Reynolds
Drive is extended easterly, beyond the limits of this draft plan and is constructed to
a finished urban roadway including Regional services, asphalt paving, curb and
gutter, sodded boulevard, sidewalk, street trees and street lighting, for the entire
frontage width abutting the "frozen" lot.
24. That the north side of George Reynolds Drive be fully serviced with water, sanitary
sewer, storm sewer, hydro telephone and cable television for any developable lands
on future lots which may front onto the north side of George Reynolds Drive.
-I--'J-1.
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CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION
REQUIREMENTS TO BE INClUDED IN SUBDIVISION AGREEMENT (CONT'D)
25. That the construction and servicing of this plan of subdivision conform to the
phasing plan submitted, approved and on file with the Director of Public Works.
26. This development cannot proceed until such time as the Municipality has approved
the expenditure of funds for the provision of road construction and installation of
sidewalks on Jane Avenue, Fourth Avenue and Westmore Street, as well as any
other external works or services which have been included in the Municipality's
Development Charge By-law and have been deemed necessary by the Director of
Public Works to service this development.
27. The developer is required to construct the stormwater management works required
for this development and specifically, the works proposed in the Stormwater
Drainage Report prepared for Birchdale Village dated November 1998 and prepared
by D. G. Biddle and Associates and the Black Creek Tributary Master Drainage Plan,
dated May 1991 and prepared by G. M. Sernas and Associates. This work shall be
constructed to the satisfaction of the Conservation Authority and the Director of
Public Works.
28. Development of this plan of subdivision will not be permitted until all stormwater
oversized downstream works necessary to accommodate drainage from the subject
draft plan have been constructed in a manner satisfactory to the Director of Public
Works.
29. Block 97 must align with the location of the existing walkway in the subdivision to
the west (18T-91 006).
- ". ""
.~
1).)11
-7-
CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION
REQUIREMENTS TO BE INCLUDED IN SUBDIVISION AGREEMENT (CONT'D)
30. The developer is responsible to construct a walkway on Block 98 and Block 99 to
provide a pedestrian connection between adjoining subdivisions to the south. The
details of this walkway shall be determined at the detailed engineering stage of this
plan of subdivision.
31. The location and design details for all construction accesses to the proposed
development must be approved by the Director of Public Works.
32. The applicant must enter into a development agreement with the Municipality,
which includes all requirements of the Public Works Department regarding the
engineering and construction of all internal works, and services related to this plan
of subdivision.
33. A "Staging Plan" shall be included within the subdivision agreement. Any other
necessary provisions that will control the sequential development of this subdivision
and other adjacent undeveloped lands, shall also be included within the subdivision
agreement to the satisfaction of the Director of Public Works.
34. 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 # 92-015 and all applicable legislation and to the
satisfaction of the Director of Public Works.
35. That during construction, all heavy construction vehicles shall not use any portion
of Westmore Street or the southern portion of Jane Avenue from Fourth Avenue to
Westmore Street.
>4
1J)]
. .
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CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION
REQUIREMENTS TO BE INCLUDED IN SUBDIVISION AGREEMENT (CONT'D)
36. That Blocks 97 and 98 for walkways be constructed in Phase One and transferred to
the Municipality free and clear of all encumbrances to the satisfaction of the
Director of Public Works.
37. That the Owner shall fulfil the requirements of the Environmental Impact Study as
prepared by Gartner Lee and Associates (February 1998) with respect to
hydrogeology including the use of roof leaders directed toward the downhill edge of
buildings and not directed to the storm sewer system. Multiple downspouts should
be used to spread the flow over as wide an area as possible. In addition, one metre
long trench plugs located every 10 metres shall be placed along all buried services,
including services running from the individual homes where those services exceed
10 metres in length. All trench plugs shall be constructed within the right-of-way.
A hydrogeologist shall review and be satisfied with the proposed design.
38. That the Owner shall fulfil the requirements of the Environmental Impact Study as
prepared by Gartner Lee and Associates (February 1998) with respect to the
establishment of foundation weepers and a third pipe system shall be utilized to
direct groundwater downstream. Weeper drains and third pipes shall not be
discharged to storm sewers.
39. In order to ensure the movement of water through the wetland crossed by the
extension of George Reynolds Drive, small horizontal culverts located at ground
level in combination with a large culvert designed to accommodate storm events,
shall be installed to the satisfaction of the Conservation Authority and the
Municipality. In addition, the use of compacted native material and the use of
permeable bedding materials under and along the length of the extension of George
Reynolds Drive is required.
--,/")
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lJJ6
-9-
CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION
REQUIREMENTS TO BE INCLUDED IN SUBDIVISION AGREEMENT (CONT'Dl
40. That guidelines be prepared to establish a homeowner education program to
encourage stewardship of the open space lands and to educate landowners about
the unique sensitivities associated with the open space lands. Included in the
guidelines shall be policies regarding disposal of garden refuse, and disposal of
swimming pool water. In addition, residents should be made conscious of the
impact users have on the valleylands. The guidelines shall be provided to all
homeowners in their purchase and sale agreement.
41. That 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.
42. That the Owner shall provide and install sidewalks, street lights, temporary turning
circles etc. as per the Municipality's standards and criteria.
43. That the Owner shall cause all utilities, including, hydro, telephone, Cable TV, etc.
to be buried underground.
44. That the Owner shall provide the Municipality, at the time of execution of the
subdivision agreement 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 deposits as may be
required by the Municipality.
45. That the Owner shall adhere to architectural control requirements of the
Municipality.
~.
1 J.:J7
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CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION
REQUIREMENTS TO BE INCLUDED IN SUBDIVISION AGREEMENT (CONT'D)
46. That prior to the issuance of building permits, the Owner shall, through its acoustic
engineer, to provide a certification to the Director of Planning, certifying that the
Builder's plans are in accordance with the Noise Control Report as approved by the
Ministry of the Environment and the Municipality of Clarington, if required.
47. That 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.
48. The Owner agrees that where the well or private water supply of any person is
interfered with as a result of construction or the development 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.
49. That the Owner satisfy the Municipality of Clarington Public Works Department,
fi nancially and/or otherwise.
50. That the Owner satisfy the Central lake Ontario Conservation Authority financially
and/or otherwise.
x
1J)O
-11-
CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION
REQUIREMENTS TO BE INCLUDED IN SUBDIVISION AGREEMENT (CONT'D)
51. That the builder include a disclosure in all purpose and sale agreements advising
home buyers of municipal parking regulations.
52. That the Owner ensure that on-street parking spaces are appropriately located in the
vicinity of dwelling units and are not adversely affected by road geometries.
53. That all single detached and semi-detached/linked dwelling units be constructed
with two (2) outdoor parking spaces.
54. That the Owner erect 1.2 metre high chain link fence along the side and rear yards
of all residential lots within this plan of subdivision abutting Block 99 and Block
100.
55. The Owner agrees to establish a geodetic benchmark in the vicinity of Trulls Road
and George Reynolds Drive which will serve as vertical control for the Glenview
Neighbourhood. The Owner will be responsible for 100% of the cost of
establishing this benchmark.
56. That the applicant provide the Planning Department, on disk in a CAD format
acceptable to the Municipality a copy of the Plan of Subdivision as draft approved
and final approved.
~.
1JJl
.'
ATTACHMENT #4
TO REPORT PD-70-99
THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
BY-LAW NUMBER 99-
being a By-law to amend By-law 84-63, the Comprehensive Zoning
Bylaw for the Corporation of the former Town of Newcastle.
WHEREAS the Council of the Corporation of the Municipality of Clarington deems it
advisable to amend By-law 84-63, as amended, of the Corporation of the former Town of
Newcastle.
NOW THEREFORE BE IT RESOLVED THAT the Council of the Corporation of the
Municipality of Clarington enacts as follows:
1. Section "12.4 Special Exception Urban Residential (R1) Zone", is hereby further
amended by adding thereto, the following new Special Exception 12.4.44, as follows:
"SECTION 12.4.44 URBAN RESIDENTIAL EXCEPTION (Rl-44) ZONE
Notwithstanding the provisions of Sections 12.1 and 12.2, those lands zoned (Rl-44)
on the schedules to this By-law shall only be used for a single detached dwelling and a
home occupation use in accordance with the provisions of Section 3.11 of this By-law,
save and except the retail sale of antiques, arts, crafts, or hobby items. In addition,
lands zoned (R1-44) on the schedules to this By-law shall also be subject to the
following zone regulations:
i) For the purposes of this zone, an OUTDOOR PARKING SPACE shall mean a
parking space excluding a private garage or carport.
ii)
Yard Requirements (minimum)
a) Front Yard
b) Exterior Side Yard
6.0 metres to private garage or carport
4.5 metres to dwelling
6.0 metres to private garage or carport
4.5 metres to dwelling
iii) Parking Requirements
a) 2 outdoor parking spaces (minimum)
b) Where the two outdoor parking spaces are provided side by side the
combined minimum width of the two spaces may be reduced to 4.6
metres provided the minimum landscaped open space within the front
yard is 30%.
c) The minimum area of a private garage or carport shall be 18.58 square
metres and the minimum width shall be 3.0 metres.
d) Private garages and carports may extend a maximum of 3.0 metres in
front of the dwelling unit."
2. Section "12.4 Special Exception Urban Residential (Rl) Zone", is hereby further
amended by adding thereto, the following new Special Exception 12.4.45, as follows:
"SECTION 12.4.45 URBAN RESIDENTIAL EXCEPTION (R1-45) ZONE
Notwithstanding the provisions of Section 12.2 those lands zoned (R1-45) on the
schedules to this By-law shall also be subject to the following zone regulations:
1 J q ,]
- 2-
iI For the purposes of this zone, an OUTDOOR PARKING SPACE shall mean a
parking space excluding a private garage or carport.
ii)
Yard Requirements (minimum)
a) Front Yard
b) Exterior Side Yard
6.0 metres to private garage or carport
4.5 metres to dwelling
6.0 metres to private garage or carport
4.5 metres to dwelling
iii) Parking Requirements
a) 2 outdoor parking spaces (minimum)
b) Where the two outdoor parking spaces are provided side by side the
combined minimum width of the two spaces may be reduced to 4.6
metres provided the minimum landscaped open space within the front
yard is 30%.
c) The minimum area of a private garage or carport shall be 18.58 square
metres and the minimum width shall be 3.0 metres.
d) Private garages and carports may extend a maximum of 3.0 metres in
front of the dwelling unit."
3. Section "13.4 Special Exception Urban Residential (R2) Zone", is hereby further
amended by adding thereto, the following new Special Exception 13.4.24, as follows:
"SECTION 13,4.24 URBAN RESIDENTIAL EXCEPTION (R2-24) ZONE
Notwithstanding the provisions of Section 13.2 those lands zoned (R2-24) on the
schedules to this By-law shall also be subject to the following zone regulations:
i) For the purposes of this zone, an OUTDOOR PARKING SPACE shall mean a
parking space excluding a private garage or carport.
ii)
Yard Requirements (minimum)
a) Front Yard
b) Exterior Side Yard
6.0 metres to private garage or carport
4.5 metres to dwelling
6,0 metres to private garage or carport
4.5 metres to dwelling
iii) Parking Requirements
a) 2 outdopr parking spaces (minimum)
b) Where the two outdoor parking spaces are provided side by side the
combined minimum width of the two spaces may be reduced to 4.6 metres
provided the minimum landscaped open space within the front yard is
30%.
c) The minimum area of a private garage or carport shall be 18.58 square
metres and the minimum width shall be 3.0 metres.
d) Private garages and carports may extend a maximum of 3.0 metres in front
of the dwelling unit."
4. Schedule "4" to By-law 84-63, as amended, is hereby further amended by
changing the zone categories from:
1J '+ 1
- 3 -
'Urban Residential Type One (Rl)" to "Holding - Urban Residential Type One
Exception ((H)Rl-44)" and "Environmental Protection (EP)"
'Holding - Urban Residential Type Two Exception ((H)R2-3)" to "Holding - Urban
Residential Type One Exception ((H)Rl-44)"
"Holding - Urban Residential Type Four ((H)R4)' to "Holding - Urban Residential
Type One ((H)Rl)", "Holding - Urban Residential Type One Exception ((H)Rl-45)",
"Holding - Urban Residential Type Two Exception ((H)R2-45)", "Environmental
Protection (EP)" and "Agricultural (A)"
"Environmental Protection (EP)" to "Holding - Urban Residential Type One ((H)Rl),
Holding - Urban Residential Type One Exception ((H)Rl-44)", "Holding - Urban
Residential Type Two Exception ((H)R2-24)" and "Agricultural (A)"
Agricultural Exception (A-B)" to "Holding - Urban Residential Type One Exception
(H)Rl-45)" and "Environmental Protection (EP)"
5. Schedule "N attached hereto shall fonm part of this By-law.
6. This By-law. shall come into effect on the date of the passing hereof, subject to the
provisions of Section 34 of the Planning Act.
BY-LAW read a first time this day of
1999.
BY-LAW read a second time this day of
1999.
BY-LAW read a third time and finally passed this
day of
1999.
MAYOR
CLERK
.
1J42
,
This is Schedule"A" to By-law 99- ,
passed this day of .1999 A.D.
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"(H)R4" TO "(H)R1-45"
"(H)R4" TO "(H)R2-24"
"(H)R4" TO "A"
"(H)R4" TO "EP"
"A-8" TO "(H)R1-45"
"A-8" TO "EP"
"EP" TO "(H)R1"
"EP" TO "(H)R1-44"
"EP" TO "(H)R2-24"
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Mayor
Clerk
1Jid
22 June 1999
_e/a;r;'lgl,;;n
ONTARIO
ATTACHMENT NO.1
To Addendum to Report PD-70-99
Robert Messervey
District Manager
Ministry of Natural Resources
50 Bloomington Road
AURORA, Ontario
L4G 3G8
Dear Sir:
RE: Finalization of Black-Farewell Creek Wetland Complex Boundaries
and Impact on Adjacent Proposed Plans of Subdivision
Files: PLN 17.11.5,18T- 95029 and 18T-99007
Plan of Subdivision 18T-95029 was submitted in March 1995 and its current revision includes 115
residential units with park and open space blocks. Another Plan of Subdivision 18T-99007 located just
north and west of 18T-95029 was applied for in March 1999. This application proposes 20 residential units
and includes blocks for park and open space.
Draft boundaries of the Black-Farewell Creek Wetland Complex have been prepared by your office and
released in September 1998. We understand that they were prepared in consideration of the approved
C1arington Official Plan and the Environmental Impact Study for the above-referenced plans.
According to the draft map, the south boundary of the wetland complex appears to be located north of the
future extension of George Reynolds Drive. Council of the Municipality of Clarington, in dealing with the
above-noted plans of subdivision (see Attachment #1) posed a number of questions to Municipal Staff. They
are as follows:
1. What are the limits of the wetland in relationship to the subdivisions?
2. An Environmental Impact Study identifying the unique vegetation and wildlife characteristics and the
groundwater functions recognizing this area as a wetland was completed in February 19f18. Would
another EIS be required if these lands are identified as a PSW?
3. Will an additional development setback need to be established?
4. . When will the evaluation be complete and the wetland boundaries finalized?
In response to Council's questions, Staff are preparing a report to be heard at the July 5, 1999 General
Purpose and Administration meeting. Reports for this meeting must be prepared prior to June 25, 1999,
therefore, there is some urgency to our request for this information.
Thanking you in advance for addressing this matter immediately.
a J. Crome, M.C.I.P., R.P.P.
Director of Planning and Development
*df
cc: Don Wright, CLOCA
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET' eOWMANVlllE -ONTARIO' L1C 3,1,6' (90S) 623.3379' FAX 6234169
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ATTACHMENT NO.2
o ddendum to Re ort PD-70-99
-
BLACK/FAREWELL CREEK WETLANDS
Source: Ministry of Natural Resources, 1992
30 29 28
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DARLINGTON
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PLN 17.11.5
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(W) OntarioNO'3
To Addendum to Report PD-70-99
"
50 Bloomington Road West
Aurora, ON L4G 3GB
June 25, 1999
Mr. David J. Crome, R.P.P.
Director of Planning and Development
Municipality of Clarington
40 Temperance Street
Bowmanville, ON L1C 3A6
Dear Mr. Crome:
Re: Finalization of the Black-Farewell Creek
Wetland Complex Boundaries
The Aurora District of the Ministry of Natural Resources (MNR) is in receipt of your
letter, dated June 22,1999 on the above-mentioned matter.
In your letter, you pose four Questions, which I would respond to as follows:
1) , Limits of Wetlands:
By letter, dated September 15, 1998, MNR forwarded information to the
Municipality and others regarding the Provincially Significant Black-Farewell
Wetland Complex, Wetlands to the south of the proposed extension of George
Reynolds Drive, in the vicinity of plan of subdivision 18T-95029, were not
examined because MNR was of the understanding, based on information from
others, that development in this area had already been draft approved. As it
tums out, this information was not correct. Although MNR has not reviewed the
February 1998 Environmental Impact Study in detail, it is highly likely that the
wetlands in the vicinity of plan of subdivision 18T-95029 would have been a
logical extension of the provincially significant wetland complex.
MNR does note that the area to the west of plan of subdivision 18T-99007, north
of George Reynolds Drive, was identified on September 15, 1998, as being part
of the provincially significant wetland complex.
2) Environmental Impact Study (EIS):
Whether or not the February 1998 EIS adequately takes into account the
wetlands in the vicinity of plan of subdivision 18T-95029, is a local matter to be
determined by the Municipality.
...12
1)47
", .,
.'
Page 2
Mr. David J. Crome
In the case of the provincially significant wetlands in the vicinity of plan of
subdivision 18T .99007, it must be determined if the EIS meets the requirements
of the Provincial Policy Statement.
3) Development Setbacks:
The requirement for development setbacks or buffers from any wetlands needs
to be determined through the EIS process. An EIS can be updated or revised to
reflect new information.
4) Completion of Evaluation:
As, indicated in MNR'sSeptember 15, 1998 letter, additional areas, removed
from the subject lands, are being oonsidered for inclusion within the wetland '
complex. MNR anticipates that the boundaries of the complex and the written
evaluation will be completed by the end of July 1999.
Should you have any questions on this matter, please contact me at (905) 713-7367.
Yours truly,
-t~s E. ~e-Il
T.E. Farrell . \
Coordinator
Strategic Planning and Operations
Aurora District
cc. Carolyn Tudge, MMAH
Tracy Smith, Aurora District, MNR
Don Wright, CLOCA
TOTAL P.03
1J40
.,
,
"
ATTACHMENT NO.4
To Addendum to Report PD-70-99
1 00 Whiting Avenue
Oshawa, Ontario
L 1 H 3T3
Tel: (905) 579-0411
Fax: (905) 579-0994
,trr
Lttr Central
~~I
?~l.ake Ontario
".- "'.
Conservation
June 23,1999
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Municipality of Clarington
Planning and Development Department
40 Temperance Street
Bowmanville, Ontario
LlC 3A6
I JUn Z 8 1999
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Attention:
David Crome, Director
- Communitv Planninl! Branch
Dear Sir:
Subject:
Finalization of Black- Farewell Creek Wetland Complex Boundaries
Courtice North, Mnnicipality of Clarington
- Adjacent Lands
File: 18T-952029 & 18T-99007
In response to your inquiry regarding the above noted matters, I provide the following
information.
To-date, staff still only have the draft wetland mapping for the area (OMNR released September
1998). Our most recent staff discussions with Mr. S. Varga (OMNR), have indicted that certain
wetland details are being revised, on the basis of additional information (submitted lor to be
submitted by B. Henshaw, local naturalist/consultant), which would be reviewed for inclusion to
the wetland map, prior to starting the wetland evaluation process for the complexing of wetlands
into the Provincially Significant Black-Farewell Wetland Complex.
Nevertheless, staff's review of above noted plans of subdivision was conducted using the draft
OMNR mapping and site investigations, to determine the approximate boundaries of the plans of
subdivision in relationship to the wetland features.
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Central Lake Ontario Conservation
Mr. David Crome
Municipality of Clarington
Page 2
June 23, 1999
With particular reference to the proposed extension of George Reynolds Drive and the lots
situated on the north side of the road (18T-95029 plan), it would appear that the draft OMNR
wetland boundary is not infringed upon by the proposed development. However, the wetland
boundary surrounding the 18T -99007 is irregular and more difficult to plot with any precision, in
relation to the subdivision plan (OMNR free-hand drawn wetland boundary @ 1: 10,000 scale vs.
CAD generated 1:2000 subdivision plan). Consequently, the 18T-99007 plan may require
revisions once the precise wetland complex limits have been determined and surveyed in the
field. This possible adjustment will have to stipulated in the subdivision conditions of draft
approval.
Notwithstanding the foregoing, these developments (18T-99007 & 18T-95029) have been
examined in detail through the municipality's Environmental Impact Analysis (Gartner Lee
Limited, February 1998). The purpose of this study was to assess the development impact on the
wetland and wetland functions (vegetation, wildlife habitat/movement and hydrogeologic inter-
relationships) and determine the acceptability of the development concept. The Conclusions and
Recommendations of this Study (section 8) determined that subject to the incorporation of
specified impact mitigation measures (report section 8.2) the development of 18T-99007 & 18T-
95029 could proceed.
"Based on the above conclusions, and the recommendations in Section 8.2, we
conclude that this site can be developed in an environmentally sound manner. "
BirchdaIe Village Black Creek Develooments Ltd.. Enviromnental huoact Stndv-Phase 2.
prepared for the Municipality of Clarington, Gartner Lee Limited, 1998.
The hydrogeologic structure, groundwater movement and water budget of the wetland, and its
relationships with wetland vegetation and wildlife habitat and movement opportunities were a
primary component of the EIS and therefore, the impact assessment should continue to be valid,
regardless of whether or not the Courtice Wetlands are assigned additional designations through
complexing with other wetlands. It should be noted, that the EIS requirement has not stemmed
from the potential consideration for PSWC designation but from the Authority's long-standing
recognition of the north Courtice Area as a significant wetland (Courtice WetlandslWoods ESA-
highest level of sensitivity in the Authority's Environmental Sensitivity Mapping Project, 1978)
and the municipality's incorporation of Official Plan policies that require an impartial
Environmental Impact Study, conducted under the control of the municipality .
I trust this information satisfies your inquiry. If you have any questions regarding these matters,
please contact the undersigned.
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D rector- Environmental Approvals & Planning
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