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PSD-064-10
Clarington Leading the Way REPORT PLANNING SERVICES Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: May 17, 2010 Resolution #: (~ pq - 3 1/'(D By-law #: N/A Report #: PSD-064-10 File #'s: COPA 2002-006, S-C-2002-002 and ZBA 2002-002 Subject: REVISED APPLICATIONS TO AMEND THE CLARINGTON OFFICIAL PLAN AND ZONING BY-LAW, AND PERMIT A PROPOSED DRAFT PLAN OF SUBDIVISION. TO PERMIT 809 MIXED RESIDENTIAL UNITS IN PORT DARLINGTON NEIGHBOURHOOD APPLICANT: PORT DARLINGTON LAND CORPORATION RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: THAT Report PSD-064-10 be received; THAT revised application COPA 2002-006 to amend the Clarington Official Plan, submitted on behalf of Port Darlington Land Corporation be denied; 3. THAT revised application S-C-2002-002 for a proposed Draft Plan of Subdivision, submitted on behalf of Port Darlington Land Corporation be denied; 4. THAT revised application ZBA 2002-002 to amend Zoning By-law 84-63, submitted on behalf of Port Darlington Land Corporation be denied; THAT the basis for the denial of applications COPA 2002-006, S-C-2002-002 and ZBA 2002-002 is outlined as follows: a) The proposed development does not comply with the policies of the Clarington Official Plan and the 1997 Provincial Policy Statement; CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T (905)623-3379 F (905)623-0830 NO.: PSD-064-10 PAGE 2 b) The proposed development does not provide an adequate level of municipal services for the residents; c) The proposed development is premature and would impose an undue financial burden upon the Municipality having regard to other planned developments in the Municipality; d) The proposed development should not proceed without acceptable grade separation at the CN railway to access the subject lands; e) Limited access to the subject lands would compromise public health and safety of the future residents; f) Acceptance of the open space areas including the steep bluffs would increase the liability the Municipality would be assuming. Mitigative measures to make the shoreline safer, of a minimum, or improve its usability have not been provided; g) the application has not demonstrated how the subject development achieves the required high level of urban design identified in the Port Darlington Neighbourhood Secondary Plan area; h) The proposed development does not represent good planning and does not have regard to all applicable planning instruments; 6. THAT Council authorize staff to `vigorously' defend Council's decision and that the Director of Finance, Director of Emergency Services, Director of Engineering Services and Director of Planning prepare a joint report advising Council on the approximate value of hiring consultants to assist in defending the decision and where the funds will be drawn from; and 7. THAT the Durham Region Planning Department and all interested parties listed in Report PSD-064-10 and any delegations be advised of Council's decision. U Submitted by: ay Land a' FCSLA, MCIP Ac ng Direct , Plannin Services ,, ~~ A. S. Cannella, C.E.T. Director of Engineering Services Reviewed by. ~G~"'~---~ ~ `~l~ Franklin Wu Chief Administrative Officer ATS/CP/df 11 May 2010 REPORT NO.: PSD-064-10 PAGE 3 1.0 APPLICATION DETAILS 1.1 Agent: Sernas & Associates 1.2 Owner: Port Darlington Land Corporation (Hereinafter referred to as PDLC) 1.3 Proposal for Official Plan: i) Amend "Map A3 -Land Use Bowmanville Urban Area" to realign the intersection of the "Type 'C' Arterial" road system south of the Canadian National Railway; ii) Amend "Map B3 -Transportation Bowmanville Urban Area" to realign the intersection of the "Type `C' Arterial" road system south of the Canadian National Railway; iii) Amend "Map A -Land Use Port Darlington Neighbourhood Secondary Plan" to: • redesignate lands from Low Density Residential to Medium Density Residential; • redesignate lands from Medium Density Residential to Park and Green Space; and • to realign the intersection of the arterial road system south of the Canadian National Railway; iv) Amend "Map B -Natural Features and Constraints" to realign the intersection of the arterial road system south of the Canadian National Railway; v) Amend "Table 9-2 -Housing Targets by Neighbourhood" by changing the "Port Darlington - N15" housing targets from 1200 to 1150 and making the corresponding adjustments to the housing targets in the low, medium and high density categories as well as the Bowmanville totals for each category. 1.4 Proposal for Plan of Subdivision: To permit the development of 809 dwelling units comprised of 102 townhouse units, 356 units in low-rise apartment buildings and 351 units in medium-rise apartment buildings, together with a school block, 2 park blocks, 2 open space blocks, a stormwater management facility and block for a clubhouse. 1.5 Proposal for Rezoning: To rezone the subject lands from Agriculture "A", to appropriate zones, to implement the proposed draft plan of subdivision. 1.6 Area: 26.71 ha REPORT NO.: PSD-064-10 PAGE 4 1.7 Location: The subject lands are located in part Lots 5, 6, and 7, Broken Front Concession, former Town of Bowmanville. The subject lands are also referred to as 100 Bennett Road, 2765 South Service Road and a part of 130 East Beach Road (Attachment 1). 2.0 .BACKGROUND 2.1 Original aaolication 2.1.1 In 2002, applications were received from G. M. Sernas & Associates, on behalf of Sylvan Estates Inc. and Bennett Developments Inc. for a Clarington Official Plan amendment, a rezoning and a proposed Draft Plan of Subdivision to allow for 699 dwelling units on a 40.405 ha parcel located between Bennett Road and Port Darlington Road, south of the CN Railway. 2.1.2 Two (2) public meetings were held in 2002. The meetings were well attended and letters in opposition to the applications were received. 2.1.3 In 2005, the lands were sold to Port Darlington Land Corporation (PDLC) who took over the application as the new owners of the property. Following the change in ownership, the plan was slightly revised and continued to request approval for 699 dwelling units in two phases (Attachment 3). Phase 1 (western half of the site) included 249 single- detached and semi-detached dwellings and 61 townhouses for a total of 310 residential units. Phase 2 (eastern half of the site) included 124 single-detached and semi- detached dwellings, 55 townhouses and 210 apartment units for an additional. 389 units. A school block, 7 park blocks, 4 open space blocks, 2 stormwater management facilities and 1 commercial block also formed part of the proposal 2.1.4 The General Purpose and Administration Committee and Council considered report PSD-091-08, including an addendum report, in the fall of 2008. On November 10, 2008 Council formally denied the subject applications as the development was determined to be premature on the basis that the development would accelerate growth beyond the Municipality's ability to service the subject lands. A number of projects were identified as requiring significant investment beyond the 10 year capital works forecast. 2.1.5 Council's decisions were subsequently appealed by PDLC to the Ontario Municipal Board (OMB). An initial pre-hearing conference was held on November 23, 2009 at which time the OMB was advised that the applicant proposed submitting a revised draft plan complete with supporting documentation. 2.2 Maior Revision to Original Aaolication (2009 Submission) 2.2.1 A revised Draft Plan of Subdivision, revisions to the proposed Official Plan and Zoning By-law amendments, and supporting material were received through the Municipal Solicitor on October 27, 2009. Municipal staff requested additional copies of studies in order to circulate the revised application to staff and agencies for comments. These were received on December 11, 2010 with the exception of the Noise & Vibration REPORT NO.: PSD-064-10 PAGE 5 Feasibility Study which was received January 4, 2010. As the 2009 submission was not considered to be a new application, and treated as a major revision to the original application, the policies referred to reflect those in effect at the time the original application was filed in 2002. 2.2.2 The 2009 submission proposes a total of 809 residential units (Attachment 4) on 26.71 ha. The proposed draft plan limits residential development to those lands located on the eastern half of the property. The proposal significantly increases net density on the subject lands. The majority of the lands to the west of Lambs Road, the open space areas and stormwater management facility have been removed from the application. Primary access to and from the development is provided via Bennett Road with an emergency access point via Lambs Road and a proposed waterfront trail connecting the development to Port Darlington Road. 2.2.3 A second pre-hearing conference was held on January 29, 2010 at which time the OMB was advised through legal counsel that ongoing discussions are taking place between the Municipality and the Owner. The OMB, at the request of PDLC's solicitor, scheduled a further pre-hearing for early June and three (3) weeks for a hearing commencing in early September 2010, should the parties be unable to resolve the issues. 2.2.4 In order to consider the 2009 submission, a Public Meeting was held on February 22, 2010. 2.3 While the OMB continues to hold the appeals on the original decisions by Council, the purpose of this report is to provide a recommendation on the revised applications for 809 residential units as proposed in the 2009 submission. 2.4 The Municipal Solicitor and staff will be presenting the Municipality's position at the next pre-hearing scheduled for June 8, 2009. 2.5 For the purposes of this report, Staff will reference the "Original submission" as the 699- unit residential development that was denied on November 10, 2008. The "2009 submission" reflects the plan and supporting materials received in December 2009 for 809 residential units and considered at the public meeting held February 22, 2010. An air photo (Attachment 2) illustrates the limits of the two proposals. 3.0 LAND CHARACTERISTICS AND SURROUNDING USES 3.1 The subject lands are currentlyunder agricultural production and contain existing residential buildings, a barn and shed. A forced road connects Lambs Road and South Service Road to the west, to East Beach Road. The forced road is maintained on a year round basis. Bennett Creek flows southerly through the middle of the subject .lands, into Lake Ontario, immediately west of Lambs Road. REPORT NO.: PSD-064-10 3.2 The surrounding uses are as follows: PAGE 6 North - Canadian National Railway and the hydro electric transmission corridor South - Existing residences fronting on East Beach Road, other existing residences at the mouth of the Bennett Creek and Lake Ontario East - An existing residence and lands acquired for a waterfront park by Clarington West - The Region of Durham Water Pollution Control Plant and the Water Treatment Plant 4.0 .PROVINCIAL POLICY 4.1 Provincial Policv Statement (PPS) 1997 The 2009 submission is considered a revision to the original applications that were received in 2002. The original applications were received prior to the release of the 2005 Provincial Policy Statement and the review contained herein is based on the 1997 Provincial Policy Statement. 4.1.1 The 1997 PPS promotes the development of strong communities, by focusing growth in settlement areas. This Policy Statement was intended to recognize the complex inter- relationships among environmental, economic and social factors in land use planning. The following policies are particularly relevant for the consideration of the proposed development. 1.1.1 a) Urban areas and rural settlement areas will be the focus of growth. 1.1.1 f) Development and land use patterns which may cause environmental or public health and safety concerns will be avoided. 1.1.2 Land requirements and land use patterns will be based on: b) densities which: 1. efficiently use land, resources, infrastructure and. public service facilities; 2. avoid-the need for unnecessary and/or uneconomical expansion of infrastnacture; 3. support the use of public.transit, in areas where it exists or is to be developed; 4. are appropriate. to the type of sewage and water systems which are planned or available; and 5. take into account the otherapplicable policies of the PPS. c) the provision of a range of uses in areas which have existing or planned infrastructure to accommodate them; and d) development standards which are cost effective and which will minimize land consumption and reduce servicing costs. REPORT NO.: PSD-064-10 PAGE 7 1.1.3 Long term economic prosperity will be supported by making provisions such that infrastructure and public service facilities will be available to accommodate projected growth. 1.2.1 Municipalities must provide a full range of housing types and densities to meet projected demographic and market requirements of current and future residents of the housing market area. 1.3.1.1 Planning for sewage and water systems will recognize that full municipal sewage and water services are the preferred form of servicing for urban areas and rural settlement areas. 1.3.2.1 Transportation systems will be provided which are safe, environmentally sensitive, and energy efficient: 2.3.1 Natural heritage features and areas will be protected from incompatible development. However, development and site alteration may be permitted on adjacent lands if it has been demonstrated that there will be no negative impacts on the natural features or on the ecological functions for which the area has been identified. 3.1.1 a) Development will generally be directed to areas outside of hazardous lands adjacent to the shorelines of the Great Lakes which are impacted by flooding, erosion and/or dynamic beach hazards. The proposed development is contrary to the 1997 Provincial Policy Statement. 5.0 OFFICIAL PLANS 5.1 Durham Regional Official Plan A goal of the Durham Regional Official Plan is to manage growth so that it occurs in an orderly fashion. Urban areas must be sustainable, adaptable and able to evolve into complete communities that balance growth in population with growth in employment. Compact and efficient communities are encouraged. The Durham Regional Official Plan designates the subject lands "Living Area" and "Major Open Space -Waterfront". Living Areas are to be developed in acost-effective and efficient manner and must be safe, energy efficient and in harmony with nature. The predominant use of lands within the Living Area designation shall be for housing purposes. An Environmental Impact Study is required prior to development in the Major Open Space system to ensure that the environmentally sensitive areas are not negatively impacted. There is specific recognition of Port Darlington area as a Waterfront Place. The predominant use of lands in the Waterfront designation may include marina, recreational, tourist, and cultural and community uses. Residential and employment opportunities may be permitted, which support and complement the predominant uses. The scale of such development can be detailed in the respective local official plans. REPORT NO.: PSD-064-10 5.2 Clarington Official Plan PAGE 8 Clarington Official Plan designates, on Map A3 Land Use Bowmanville Urban Area, the subject lands as Waterfront Greenway, Urban Residential with a District Park on the Lake Ontario shoreline at the mouth of the Bennett Creek and Environmental Protection Area. Map B3 Transportation Bowmanville Urban Area identifies an alignment for a Type C Arterial through the subject lands. The existing grade separation at Lambs Road is identified on Map B3 in addition to future grade separations at Liberty Street and Bennett Road. The construction of grade separations as shown on Map B3 shall be constructed on a priority basis considering need and financing. Map C1 Natural Heritage System identifies Significant Valleylands and a cold water stream along the Bennett Creek. The Regulatory Shoreline Area adjacent to Lake Ontario is indicated on Map F Natural Hazards and Land Characteristics. The Clarington Official Plan also recognizes the Lake Ontario Waterfront as a unique and dynamic feature and a vital public resource. The continuation of the Waterfront Trail for such purposes as walking and cycling is required along the Lake Ontario Waterfront. The Official Plan also contains growth management policies regarding sequential development of neighborhoods and the economical use and extension of all infrastructure and services. The Municipality may require that a Financial Impact Analysis be undertaken for major development proposals. Where such an analysis demonstrates that the development will have an adverse effect on the Municipality's financial situation, then the development will be considered to be premature and contrary to the intent of the Official Plan. Council may declare a residential subdivision to be premature and recommend denial if any pf the following circumstances apply: a) The plan does not implement the principles contained in Section 5.3.6 which states the Municipality shall seek to ensure the sequential development of neighbourhoods and the prevention of "leap frogging" of vacant land; b) The municipal-wide non-residential assessment is less than 15 percent of total assessment; c) The capital works and services required to service the lands and the future residents are not within the Municipality's current capital budget or 10 year capital works forecast as updated from time to time; or d) Council is of the opinion that the Municipality's administrative and financial resources are not sufficient to provide an adequate level of services for those residents who would be accommodated in the proposed plan of subdivision as well as to provide and maintain an adequate level of services for existing residents and residents who will live in developments which have been approved by the Municipality. The Port Darlington Neighbourhood Secondary Plan, incorporated into the Official Plan in 1996, provides a detailed comprehensive guide for high quality urban development within a historic waterfront area. Map A designates the extent of the. Waterfront REPORT NO.: PSD-064-10 PAGE 9 Greenway with the Waterfront Trail and the District Park along the Lake Ontario shoreline. The Waterfront Greenway has been identified as lands to be acquired through dedication or acquisition. A Parkette is also shown on the subject lands adjacent to the designated Open Space areas adjacent to the CNR tracks. The majority of the lands are designated Low Density Residential, with several areas of Medium Density Residential and one High Density Residential Block. Natural features and constraints include the Regulatory Shoreline area in addition to Bennett Creek and its associated floodplain. A key policy of the Secondary Plan into ensure that development proceeds in a phased manner which ensures the timely completion of public infrastructure to meet the needs of residents and the Municipality, including the required grade separations for public roads crossing the CNR mainline. The Port Darlington Neighbourhood has a housing target of 1,200 units, consisting of 550 low density, 450 medium density, 175 high density and 25 units for intensification. Furthermore, the Official Plan identifies Port Darlington as a special place and shall be developed to the highest design standards. An application to amend the Caarington Official Plan and the Port Darlington Neighbourhood Secondary Plan was submitted which would have the effect of: • Adjusting the housing targets for the Port Darlington Neighbourhood from 1,200 to 1,150; • Changing the land use designation of certain lands from low density residential to medium density residential; • Changing the land use designation of lands from medium density residential to parkette and green space; and, • Amending schedules for the realignment of the arterial road system south of CN Railway. A copy of the proposed Official Plan Amendment is included as Attachment 5 Any application for residential development must be assessed in accordance with the previously referenced Official -Plan and Secondary Plan policies relating to: urban design, growth management, housing targets, and the provision of municipal services and facilities. 6.0 ZONING BY-LAW 6.1 Zoning By-law 84-63 zones the majority of the subject lands in an Agriculture (A) zone category. The lands adjacent to Bennett Creek are zoned Environmental Protection (EP). The proposed residential development does not conform to the current Zoning By-law provisions and as such a rezoning application to implement the proposed draft plan of subdivision was submitted concurrently with the draft plan of subdivision. REPORT NO.: PSD-064-10 PAGE 10 7.0 SUMMARY OF BACKGROUND STUDIES While several studies were submitted as part of the original submission and reviewed under previous report PSD-091-08, the applicant has submitted the following studies in support of the revised applications. The following summarizes the findings of those studies. 7.1 Bennett Creek Scoped Environmental Impact Studv. Savanta. November 2009 (all copies received December 11.2009) The report presents recommendations on the impacts to the natural features present on the site, specifically Bennett Creek and associated valleylands, including the provision of a 30 metre buffer along Bennett Creek. Other specific recommendations include: Implementing an erosion and sediment control plan; • Restoration planting along the Bennett Creek corridor; • Detailed design of box culvert to be reviewed with CLOCA; • Lighting should be minimized in the vicinity of natural areas; and, • Other standard restrictions on fill materials and activities during the construction process. A peer review of the study is being undertaken by Niblett Environmental Associates Inc. The review was not completed in time for the conclusions to be incorporated into this report. 7.2 Phase 1 Environmental Site Assessment. Golder Associates. October 2001(the assessment was submitted when the application was received in 2002 and additional copies were received December 11.2009) No significant issues of potential environmental concern were identified. 7.3 -Port Darlington Shoreline Erosion Hazard Assessment Geomorphic Solutions October 6, 2009 (2 copies received October 27. 2009. 5 additional conies received December 11.2009) A detailed erosion hazard assessment was prepared which analysed historical erosion records from 1927 to present. Setbacks were based on provincial guidelines provided by the Ministry of Natural Resources. The recommended Erosion Hazard Limit is the sum of the stable slope allowance (based on 3:1 horizontal to vertical slope) and a 100 year projection of erosion at the shoreline or erosion allowance. The assessment concluded that the average recession rate is less than 0.30 metres/ year suggesting that the recommended minimum 100 year recession setback of 30 metres is conservative for the shoreline. In addition to providing a 30 metre erosion allowance, the Erosion Hazard Limit would also account fora 3:1 stable slope REPORT NO.: PSD-064-10 PAGE 11 allowance measured from the toe of the slope to the finished grade at the top of the slope. In certain areas, it is proposed that finished grade at the top of the slope be lowered therefore reducing the Erosion Hazard Limit closer to the shoreline of Lake Ontario. The report suggests that the adjustment would allow for a smoother south limit of development, superior road gradients and more practical road and lot layout throughout the development.. 7.4 Traffic Impact Studv. Sernas Transtech, October 2009 (2 copies received October 27, 2009. 3 additional copies received December 11, 2009) The subject development would be accessed via Bennett Road and proposed Street "A" being an east-west Type C Arterial Road. Street "A" is planned to terminate at Lambs Road at this time. However, the Official Plan supports the eventual extension to East Beach Road. It is proposed that Lambs Road be constructed from Street "A" northerly and ending in a cul-de-sac south of the CN Railway. A secondary emergehcy access via Lambs Road and South Service Road can be provided subject to horizontal and vertical alignment modifications to accommodate Clarington's largest emergency response vehicles. The report suggests that further study of the modifications to the existing Lambs Road grade separation is required. Additional key findings of the study conclude that all road sections and intersections continue to function at an excellent level of service (LOS) under total future conditions to 2025. Based on the available gaps between trains at the Bennett Road at-grade railway crossing, the development can be accommodated with a single primary access via Bennett Road (with a secondary emergency access available via Lambs Road). The current crossing controls, gates and flashing lights are found to be adequate and can accommodate full build-out of the proposed development. The study found that emergency response times will be within the acceptable ranges as observed within the Greater Toronto Area and below the suggested goal in Clarington's Master Fire Plan regardless of the route chosen. Bennett Road requires upgrading to a two-lane rural cross section, inclusive of adjustments for the at-grade railway crossing, to accommodate development traffic. 7.5 Noise and Vibration Feasibility Studv. Port Darlington East, HGC En4ineering, October 2009 (2 copies received October 27, 2009. 3 additional copies received January 4, 2010) The study predicts that future road and rail traffic sound levels will exceed Ministry of Environment guidelines at many of the residential dwelling units in the development. Mitigative measures are recommended and include: • Minimum distance setback of 30 metres for all development; • Acoustical barriers, including a berm (up to 4.5 metres high) and fencing (2.0 metres high); • Central air conditioning to allow windows and doors to be closed in specified units; • Upgraded building construction and glazing construction in certain locations; and, REPORT NO.: PSD-064-10 PAGE 12 • Warning clauses to be included in all property and tenancy agreements. Vibration mitigation is not required for this residential development. Implementation of the recommendations of the Noise Impact Study would continue throughout the subdivision, site plan and building permit processes. 7.6 December 11.2009) stormwater for the site can be managed by a major/minor system. The minor system would drain towards a proposed stormwater management facility located north of the future extension of Street "A" and west of Bennett Creek. To do so, a proposed crossing (two (2) box culverts) across Bennett Creek is proposed. The stormwater sewer line, in addition to water and sanitary sewer lines, would be situated just above the box culvert. This would also be the temporary routing for the waterfront trail until such time as Street "A" is constructed westerly to East Beach Road. The major system flow from the site would drain overland along rights-of-way to Lake Ontario. The report finds that the site can be serviced with a gravity sewer to be conveyed to the Port Darlington Water Pollution Control Plant which has sufficient capacity to accommodate the development. A water supply can be provided from the existing main which runs east/west along Lake Road to Bennett Road. The watermain can be extended south along Lambs Road and Bennett Road to allow for looping. Road improvements are proposed to Bennett Road including: upgrades to pavement and shoulder widths; adjustments to level rail crossing; and, construction of a 2.0 metre wide pedestrian/bicycle path along the shoulder.. Improvements are also contemplated for Lambs Road including: gated access to restrict use for emergencies only; and, reconstruction to permit emergency vehicle access through the CN Railway underpass. 7.7 Port Darlington Financial Impact Statement Altus GfOUD April 6 2009 (received April 13, 2010) (revised on April 23. 2010 and received April 27. 2010) The findings of the report conclude that the development supports the Municipality's financial objectives by increasing density in the Port Darlington Neighbourhood; making efficient and cost-effective use of existing infrastructure and public service facilities; supporting continued growth in Bowmanville in keeping with population projections; building upon the planned waterfront park with additional waterfront open space and trails; and containing growth within the Bowmanville urban boundary. The report also contends that the assumptions of the "Financial Impact Analysis of New Development" prepared by Hemson Consulting (2008) have changed: • The current proposal provides for significantly fewer dwelling units, and a more compact form of development; • The Traffic Impact Study determined that the costly road improvements, which the Hemson report had assumed to be required for the Port Darlington development, REPORT NO.: PSD-064-10 PAGE 13 are no longer required; Clarington's development charge rates increased by approximately 50%; and Clarington is not collecting sufficient charges to cover debt payments for recreation and library facilities which were oversized to accommodate future growth. The report finds that the Municipality of Clarington will continue to pay debt charges associated with new library and recreation facilities whether the subject development is approved or not. It is stated that the subject development would not trigger the need for new development charge funded facilities or infrastructure and would instead simply generate $7.4 million in development charge revenues which would be applied to existing debt charges. The development is also projected to provide tax revenues which exceed the additional tax supported costs by approximately $271,100 per year. A peer review of the study has been completed by Hemson Consulting. Comments are included in Section 10.7. 8.0 PUBLIC SUBMISSIONS 8.1 During the previous public meeting process in 2002, written submissions were received in objection to the development (including a petition with 42 signatures), and general enquiries were fielded from area residents. The concerns at that time related to: density, access, vehicular and railway traffic, financial impacts, public safety, environmental protection, road upgrades, extension of sewer services to the existing residences on East Beach, and time frames for development. 8.2 Since receiving the 2009 submission, Planning Staff have received one email from an area resident who finds the subject development unacceptable. Four property owners attended the second prehearing conference in January 2010 with concerns about the proposal. 8.3 At the Public Meeting held on February 22, 2010, six (6) individuals signed in as interested parties and three (3) individuals gave oral presentations citing concerns relating to access, transportation, shoreline impacts, environmental impacts and railway safety. 9.0 AGENCY COMMENTS 9.1 Clarington Emergency and Fire Services Department have noted the need for a secondary access point for emergency purposes. The department has reviewed the findings of the Traffic Impact Study and has concerns about the existing level crossings at Bennett Road and Port Darlington Road and notes that blockages at both roads are common. The existing Lambs Road underpass has significant limitations in accommodating emergency response vehicles. The proposed 356 unit high density block would require an aerial truck for emergency response which can not be accommodated through the existing Lambs Road underpass. A grade separation at Bennett Road would resolve these conflicts. REPORT NO.: PSD-064-10 PAGE 14 9.2 Clarington Operations Department has provided comments relating to the appropriateness of the location of parkland adjacent to the railway and open space areas. Should the application be approved, additional details will be required regarding the design of the future roundabout to ensure adequate snow removal. A review of construction traffic to avoid potential conflicts will be required. Concerns regarding pedestrian access to the CN Railway underpass have also been highlighted. The department requests that the stormwater management facility be designed to include a full perimeter maintenance access road to accommodate equipment; an upstream stormwater interceptor with ready access for maintenance; and hydro connections. A detailed stormwater management report will be required. 9.3 Clarington Building Department and Clarington Community Services Department have no objections to the proposal. 9.4 The Region of Durham Planning Department confirmed that the subject lands are designated "Living Area" and "Waterfront Area" within the Regional Official Plan. The Region acknowledges that the EIS will require review and approval by CLOCA. Based on delegated review responsibilities, the Region also provided comments on the Noise and Vibration Feasibilty Study and the Phase 1 Environmental Site Assessment (ESA). The Region has no concerns with the noise study subject to the developer fulfilling the recommendations and conditions for noise mitigation through the subdivision agreement. The Region has asked that an update to the Phase 1 ESA be prepared since nine years have passed since the previous study was completed. An archaeological assessment will be required. A proposed set of conditions of approval were forwarded with their comments. 9.5 Durham Region Works Department provided detailed information regarding the provision of water supply from the existing watermains on Lake Road (400 mm), Bennett Road (300 mm), and East Beach Road (150 mm). It is recommended that the applicant consider a 300 mm watermain connection on Bennett Road from Lake Road northerly to Baseline Road for added water supply security. Revised comments have been received from Durham Region Works Department indicating sanitary services are not available to service this development at this time. An expansion at the Port Darlington Water Pollution Control Plant (WPCP) will be required prior to sanitary sewer capacity becoming available. Design funds for the Port Darlington WPCP expansion have been approved. Construction is forecast for 2012, subject to Regional Council approval. The Region requests a further review of the proposed depth of the sanitary sewer in some sections. The Region indicates that there will be no direct impact to regional road infrastructure and provide no comments relating to transportation. Standard conditions for inclusion in the Subdivision Agreement have been provided. 9.6 While the Central Lake Ontario Conservation Authority finds the Shoreline Erosion Hazard Assessment acceptable, the applicant is required to provide additional information on determining the hazard lands where Bennett Creek meets Lake Ontario. REPORT NO.: PSD-064-10 PAGE 15 Development blocks and the stormwater management block must stay clear of the defined hazard lands. CLOCA also reviewed the Functional Servicing and stormwater Management Report and has made several technical comments for consideration and inclusion in the report. Similarly, CLOCA has provided several comments on the Environmental Impact Study which the applicant must address. 9.7 CN Rail. requests a minimum 30 metre setback from the railway right-of-way which is consistent with the proposed draft plan. They request the Zoning By-law amendment include this minimum setback requirement. CN's standard conditions of approval would apply and were provided however CN is not satisfied with the findings of the Noise and Vibration Feasibility Study and does not support the concept of altering the Lambs Road underpass. CN concurs with the findings of the study about the capacity of the level crossing at Bennett Road and recommends that sight lines are maintained. CN finds that the Functional Servicing and stormwater Management Report addresses their concerns. 9.8 On February 25, 2010, the Kawartha Pine Ridge District School Board passed a motion to advise the Municipality of Clarington that the proposed elementary school block shown within the subject development is not required and can be deleted from the Official Plan. 9.9 Enbridge Gas and Rogers Cable have no objections to the proposed development and would require standard conditions pending approval. 9.10 Clarington Engineering Services Department has reviewed the 2009 submission and continues to have significant concerns. The overriding concern remains to be the works needed to provide an acceptable level of service for residents and businesses within the Port Darlington neighbourhood. Specifically, the following items have been identified as fundamental limitations of the development: The development of an 809 unit subdivision based on a single access is not consistent with good planning principles from a traffic movement, servicing, safety and community development perspective; A single access to the proposed development via Bennett Road is insufficient as the likelihood of significant delays or a blockage due to rail traffic is great. Improvements at the Lambs Road underpass or a grade separation at Bennett Road would be required; The applicant proposes to eliminate a section of East Beach Road which will eliminate access to the east for existing Port Darlington residents. East Beach Road also serves as their emergency access. This loss of access is not acceptable. The .applicant has not demonstrated through the traffic study how travel patterns for current and future residents and businesses will be impacted by this development both on a day-to-day basis and in the event of an emergency, including the future East Beach section of the Port Darlington Waterfront Park that the Municipality has been acquiring lands to develop; The proposed development will negatively impact existing accessibility to residents located between Lambs Road and Port Darlington Road by eliminating a section of East Beach Road; REPORT NO.: PSD-064-10 PAGE 16 • The conveyance of the Open Space block to the Municipality would significantly increase the level of liability of the Municipality of Clarington given. the characteristics of the shoreline and lack of erosion protection in this area; and • The development is considered premature until the Municipality has approved the expenditure of funds for any external works necessary to service this development, which have been included in the Municipality's Development Charge By-law and have been deemed necessary by the Director of Engineering Services. General technical comments have also been provided including the following: • Road widenings are required to accommodate grade separation improvements and reconstruction of Bennett Road and Lambs Road; • Bennett Road must be reconstructed to an appropriate municipal standard, consistent with the Development Charges Background Study, from Street "A" to Wilmot Creek Drive and 100% of the cost shall be borne by the developer; • Site triangles are required where Street "A" meets Lambs Road and Bennett Road; The proposed future roundabout must be eliminated from the plan and replaced with a standard intersection configuration; • The proposal includes an open municipal (forced) road within the limits of the development; specifically the stormwater management block. Council approval through a public process must be obtained to acquire the right-of-way; • Proposed park blocks are not adequate; a dedication is required at a location central to the neighbourhood; • Approval of stormwater management works is required; and The waterfront trail must be included in all future submissions and its development will be 100% the responsibility of the developer. 9.11 The Director of Finance requested the submission of a financial impact statement, specific to the subject development and how it would impact the findings of the Financial Impact Analysis of New Development prepared by Hemson Consulting Ltd. (February 2008). 10.0 STAFF COMMENTS 10.1 This recommendation report is the result of ongoing development applications on lands owned by PDLC that began with applications to amend the Official Plan and Zoning By- lavvand an application to create a 699-unit Plan of Subdivision. To reiterate the details of the application, a timeline has been prepared below: 2002 • Applications filed by G.M. Sernas & Associates, on behalf of Sylvan Estates Inc. and Bennett Developments Inc. (699 Units). • Two (2) separate public meetings held -one for Rezoning/Plan of Subdivision (April 2002) -and one for proposed Official Plan Amendment (Seotember 2002). REPORT NO.: PSD-064-10 PAGE 17 REPORT NO.: PSD-064-10 PAGE 18 A third pre-hearing conference is scheduled for June 8, 2010 and the OMB is prepared to hold a three (3) week hearing in September 2010. 10.2 The purpose of this report is to provide.a recommendation on the revised applications proposing 809 residential units on the subject lands. The 2009 submission was presented at the public meeting held on February 22, 2010. 10.3 PDLC and its agents have revised the draft plan from the original submission, and have submitted supporting studies that are discussed in Section 7.0 of this report. To summarize, PDLC is of the opinion that the subject development, with a higher density and limited to the eastern portion of the site, can proceed in light of the aforementioned basis for denial for the following reasons: • Traffic Impact Study finds an acceptable level of service, with current crossing controls and without a grade separation at the rail crossing along Bennett Road; Bennett Road would be upgraded to a two lane rural cross section; inclusive of adjustments at grade of the railway crossing, to accommodate development traffic; The revised plan would restrict local traffic to Bennett Road, therefore, not impacting the current conditions of the level crossing at Port Darlington Road, nor the road network and intersections along Port Darlington Road, Lake Road and Liberty Street; • The applicant proposes the use of an improved waterfront trail between Port Darlington Road and Lambs Road as an emergency vehicle access road in the event of a blockage at Bennett Road -Lambs Road could also accommodate emergency vehicles but not the large ladder truck (CN does not approve of original plans to lower the base of Lambs Road at the CN Railway); • A Shoreline Erosion Hazard Assessment has been completed and recommends an Erosion Hazard Limit in support of the applications; and, • The submitted Financial Impact Study finds that the development will generate $7.4 million in development charge revenues which will help cover existing debt charges. An additional $271,100 would be generated as property tax revenue which will help pay for operational costs, provide new or expanded services or to reduce tax rates. 10.4 However, municipal staff are opined that PDLC has not satisfactorily resolved the concerns of staff and agencies. These relate to specific land use and urban design issues, transportation infrastructure, fiscal impact, and other unresolved items. 10.5 Land Use & Urban Design 10.5.1 The current proposal includes a block~for an elementary public school. Through the circulation process the school board has advised that the site is no longer required. A copy of these comments was provided to the applicant. However an alternative for the school block has not been presented. The elimination of the school site will require a REPORT NO.: PSD-064-10 PAGE 19 modification to the proposed amendment to the Official Plan. Furthermore a redesign of the development to eliminate the school block has a strong potential to impact the number of units and population within this neighbourhood. The proposal is not consistent with comments from KPRDSB. 10.5.2 The Official Plan designates portions of the subject lands for a Parkette and a District Park, however, in response to the unit mix of the proposed development staff are not satisfied with the location and configuration of the current proposed park blocks. The District Park needs to provide more of a focal point for the neighbourhood, and provide a larger area that can accommodate this focus. 10.5.3 The provisions of the Port Darlington Neighbourhood Secondary Plan recognize the importance of establishing a continuous waterfront greenway. While neither Staff nor CLOCA dispute the findings of the shoreline erosion hazard assessment, Caarington Staff has concerns about the acceptance of the open space block given the characteristics of the steep bluffs and the liability the Municipality would be assuming. The developer has not provided any mitigative measures or techniques that could make it safer, at a minimum, or improve the usability of the shoreline. 10.5.4 The 40.4 ha of land owned by the PDLC account for the majority of the developable land within the Port Darlington Neighbourhood. The current proposal is for 26.7 ha of the 40.4 ha total land holdings and proposes 809 units. Yet the housing target of 1200 units is proposed to be reduced to 1150. Although no information has been provided for how the balance of the lands are proposed to develop. The proposed amendment suggests that number of units proposed on the remaining 13.7 ha of land will be at a considerably lower density than that proposed for these lands. This would create an unbalanced housing mix with low density single-detached residential development limited to the west side of Bennett Creek and medium to high density development limited to the east side of Bennett Creek. 10.5.5 At this time the applicant has not demonstrated how the subject development achieves the required high level of urban design for the Port Darlington Neighbourhood Secondary Plan area. 10.6 Transportation Infrastructure 10.6.1 Emergency access continues to be a paramount concern regarding the health and safety for the existing and future residents of the Port Darlington neighbourhood. 10.6.2A key policy of the Port Darlington Neighbourhood Secondary. Plan is to ensure that development proceeds in a phased manner which ensures the timely completion of public infrastructure to meet the needs of residents and the Municipality, including the required-grade separations for public roads crossing the CNR mainline. The submitted Traffic Impact Study suggests that the current level crossing along Bennett Road with an emergency access via Lambs Road can accommodate full build-out of the proposed development. Staff disagree with the findings of the Traffic Impact Study and in keeping with the Official Plan policies stress the importance of an adequate grade separation to serve the residents of the neighbourhood. REPORT NO.: PSD-064-10 PAGE 20 10.6.3Additional Official Plan policies refer to the "economical use and extension of all infrastructure and services" and "preventing any adverse effect on the Municipality's financial situation" otherwise a development proposal may be deemed premature and denied. Staff is of the, opinion that the proposal does not represent sequential development that would provide an adequate level of service for future residents. 10.6.4 The submitted Traffic Impact Study also suggests mod cations to the Lambs Road underpass (ie lowering the road surface) to accommodate Clarington's largest emergency vehicles. CN Railway does not support this approach. The applicant has indicated that emergency access can occur via a proposed paved waterfront trail connecting Lambs Road and Port Darlington Road. The Traffic Impact Study does-not provide anydetails on this approach. Use of Port Darlington Road for emergency access would result in both access points to the development (the other being Bennett Road) being impacted by a level crossing of the CN rail line. Trains have often experienced emergencies is this area causing Port Darlington Road and Bennett Road to be blocked to through traffic, sometimes simultaneously. Should this occur there is no other road access point for emergency vehicles, other than the Lambs Road underpass which does not satisfy minimum standards and cannot accommodate the Fire Department's ladder (aerial) truck. 10.6.5 The proposal has not addressed how the subject development will impact existing traffic patterns for current residents and businesses of Port Darlington, in particular, given the proposal to eliminate a section of East Beach Road. Currently, residents along East Beach Road and at the foot of Lambs Road can access their property via East Beach Road to the west and via Lambs Road and South Service Road to the east. The current development proposal suggests emergency access only via Lambs Road (with a barricade erected just south of the grade separation at Lambs Road) and an emergency access route over a proposed new waterfront trail between Port Darlington Road and Lambs Road with a further control/barricade at an unknown location. This proposal would restrict existing residents to use Port Darlington Road as their only access. PDLC has not provided sufficient information in order to adequately assess traffic circulation. The use of East Beach Road/Lambs Road/South Service Road has been an essential evacuation route in the past. 10.6.6 Without significant road improvements, including a full grade separation, day-to-day traffic patterns would be impacted, and in the event of a blockage at Port Darlington Road or Bennett Road, or in the event that both crossings are blocked, it is unclear how traffic would be accommodated. Infiltration from the development westerly to Port Darlington Road is likely to occur regardless of the location of a barricade/control and would be difficult to enforce. Allowing development to proceed sequentially with the necessary infrastructure improvements in place would avoid this problem. 1,0.7 Financiallmoact 10.7.1 The applicant has submitted a financial impact statement which has undergone a peer review by Hemson Consulting. Hemson concludes that the proposal cannot currently be accommodated under the capital forecast as it accelerates growth beyond the Municipality's ability to service the subject lands. Furthermore staff disagrees with the findings that the development will not trigger any road related infrastructure needs. REPORT NO.: PSD-064-10 PAGE 21 Based on the current work being completed for the 2010 Development Charges Background Study, infrastructure improvements supporting the development of the Port Darlington Neighbourhood are planned between 2021 and 2025. These improvements include the urbanization of Bennett and Lambs Roads, Grade Separation at Lambs Road and the CNR and level crossing improvements at the Bennett Road crossing of the CNR. The cost of these works are in excess of $13.6M. Advancing some or all of these works would have a negative fiscal impact to the Municipality of Clarington. The alternative would be to require the developer to pay for the necessary improvements, including a grade separation. 10.7.2 The submitted financial impact statement also makes an assumption that the development charge revenue would 6e surplus and will fiscally benefit the Municipality. Staff and Hemson believe that although some residential unit sales would benefit from the location of the project abutting Lake Ontario, the approval of the lands would predominantly result in the displacement of growth that could occur elsewhere in Clarington. These other developments also require capital investments in order to proceed. As Council is aware, funding issues have been exacerbated in recent years as anticipated growth numbers have not been achieved. Additional financial commitments cannot be undertaken at this time. 10.7.3 The report does not discuss the phasing or anticipated rate of development which can have a significant impact on the report's conclusions. Also, the net annual build-out operating surplus is based on a number of assumptions which again impacts the report's conclusions. 10.7.4 Based on the findings of the submitted financial impact statement and subsequent peer review, the development proposal is contrary to the 1997 PPS and does not conform to the Clarington Official Plan as the development would have an adverse effect on the Municipality's financial situation. 10.8 Other unresolved items CN Railway is not satisfied with the Noise and. Vibration Feasibility Study and requires refinements to the vibration calculations. 11.0 CONCLUSION 11.1- It is recommended that the applications to amend the Clarington Official Plan, the proposed draft plan of subdivision and implementing Zoning By-law be DENIED. This denial is based on non-conformity with the Provincial Policy Statement and the policies of the Clarington Official Plan. The proposed development is deemed premature. 11.2 The Director of Finance and the Director of Engineering Services have reviewed this report and concur with the comments and recommendations contained herein. Staff Contact: Anne Taylor Attachments: Attachment 1 - Key Map REPORT NO.: PSD-064-10 Attachment 2 - Air Photo illustrating Port Darlington Land Corporation holdings Attachment 3 - Original 699-unit Draft Plan of Subdivision Attachment 4 - Revised 809-unit Draft Plan of Subdivision Attachment 5 - Proposed Official Plan Amendment List of interested parties to be advised of Council's decision: Kelvin Whalen, The Kaitlin Group Ltd. Bryce Jordan, Sernas & Associates Philip Nixon Lynne Dennis Glenda Gies L.B. Short Larry Metcalf Debra Allin Irv Gill Joe DaSliva Ernest Burnie Kevin Taylor Alvarina Delemos Don Wilkinson Carol Maher-Hawkin Qui-nhi Tran Don Wilkinson Nick Macos Kenneth Bromley Bill Henderson Joseph McKenna Anneke Kroon PAGE 22 Attachment 1 To Report PSD-064-10 2 ~~ ~ Y C 1 _ •' I ~ r ^4tlON iL3NN39 C G ~ ~ C G 0 = ~ O m I i N C N > C Q C y a .-_.--_ .._... o O ~ d G ~ .~ ~ N R ~`o ~ i O C I > a' N [ p .3 O .~ N W ~ O '~ avoa sewn- i in ~ N ~ N ~ d w a~ o = a m m U a O o ~~ i a N ~ U J ~' c ~ rn 3 ~, L° o c ~i o D ~ Q - N ~ a ~ 1 v - i ~ OtlOb 113NN3B I E 1 e c d Y ^ 3 ~ a 'O m ¢ ~~ 0 K c° y U S r O W y O U ~ L O p % (n m I L N m ~ v° ~ Y O'~ ~ OV021 301A2135 N1f10S ~ 3 = ---=3 ~ 4 og ~~ O r a Q 2 '° m x ~ ~ 0 ti e ~ ~ I € ~' 2 ~ _ it o y 3 `° °' ~ ~ ,„ ~ O ~4 h ~a J Q T d m L_ ~ ~ C ~O~ ~~ Attachment 2 To Report PSD-084-10 __ O'dOa 113NN38 ~ , fir, =b~ ~ s ~ ?c, •1x. I ~ ~. • ®® io z; ~. ~` ~ ~f .~ 9 1 ,; ~~ ~ j J o o 0 a r# ,~ ~ ~LL, F .4.. 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I ~ s ' ~ '~ ~ ~f r o F I ~~ ~ ~ ~! ~~ :~gi'z~ g u ~ 4 4 s1 E!!3 ~!$ e { I tl ei~fl~~~j li i ~ ~ l Ni __ -_ _ ___.__ r ~ u _ _._ Te r n II ® ~ ° ~ i I I I ' i ~ I I ~ i t r ~ . u t+ _ ~ i i ~ i ~ i I 3 v .~ I i ~ 3 ' i i ~ i ~ ~ yi pEp}"} 2 r i ~ 3 i ~~ i ~ ~ ! ~' ~ e ~ a -~ l ~__- ~ i ~ ~ i i i r t i i r r r i r i i r i , 1 m ^, i i i ~ g~i ~ r ! ° i ~ ee 3~ r ~ r i f (gg:~ ~ c A; k .a +,// i ~ r ~ r ~ ii na ~~ ~ 5~ Ii p ~ l 1 ~ y. ~. rr ~ Y~, ¢ F ~. r ~ z i ,., ~ o II 9 8 f-~' c ~ r ~1 T 1: ~ I ~ `~ r f y ~ ~ fi Y + `~ ~ ~ li 1 ~ i _- _..__t I t- ~ ~ ~ _ -_~ < m 7 i rl -_ A ~ j ~ ~ ~.q ._ A I ~ ~ ~ ~ ~ I , S _ ~ y r ' : F I ~, f G l ~ ' 1 Z ~ r. r ~ l ~ i s ~ ~ - II ~ Ilg_ ' f„ / if7 +I qq ~ ~ ~ _- ~ 'F r~ ~ E /~ ~ ~ _ _ 1 4"K - ~ w G. p I I ~ $~ '~ ~ ~ ~~ y g ~ ~ . 'Z_.i 1ti J 6 a ~ , l ~ r _ ~ ~ 8 ~ ~ ~ ~ I I I µ ~ I I i 4. l : 1 I I ~_ o i ~ _ Attachment 4 To Report PSD-064-10 Attachment 5 To Report PSD-064-10 October 2009 AMENDMENT NO. TO THE CLARINGTON OFFICIAL PLAN PURPOSE: The purpose of this Amendment is to adjust the road pattern, distribution of land uses and housing targets as they apply to the Port Darlington Neighbourhood Secondary Plan Area BASIS: The basis of this amendment is as follows: This amendment is based on an application from the property owner of the subject lands for approval of a Draft Plan of Subdivision. Through the design process for the plan of subdivision, certain adjustments to the Secondary Plan became necessary. ACTUAL AMENDMENT: The Clarington Official Plan is hereby amended as follows: 1. By amending Map A3 -Land Use Bowmanville Urban Area as shown on Exhibit "A" 2. By amending Map 63 -Transportation Bowmanville Urban Area as shown on Exhibit "B" 3. By amending Map A Land Use Port Darlington Neighbourhood Secondary Plan as shown on Exhibit "C" 4. By amending Map B Natural Features and Constraints Port Darlington Neighbourhood Secondary Plan as shown on Exhibit "D" 5. By amending Table 9-2 Housing Targets by Neighbourhoods as shown on Exhibit "E" IMPLEMENTATION: The provisions set forth in the Clarington Official Plan, as amended, regarding the implementation of the Plan, shall apply in regard to this Amendment. INTERPRETATION: The provisions set forth in the Clarington Official Plan, as amended,. regarding the interpretation of the plan, shall apply in regard to this Amendment. /~ ~t~ (~ Lr 8 L7 g ~ i~ g a• " • ®~m ~. ,~~~~ I ~ ~ ~ ~ .i 1 '® • ® ® ..,. i• ..~:: ~ .~ m © ~ ~ N ~ • ® . ~ . ~ tea. ~ ~ ,° : ~ i ® _ t weuc - -~ TpNSY HabE - PXESi1GE EAPLOYMEIR MFA ~ RIBLIC SECON~Ntr SCNOJL --- lflflW BWrgWT ~ llGllt R6{ISIRLY MEA .L[ I~ SEPPRATE SFCOrWN ' ® lli6~W PF9~[ENIYL - Y~WB~WEh ~ Y SCI~]f, L ~SECCwI~MFYSCHOCI LAKE ONTARIO YAP/U LAND USE BOWYANVILLE URBAN AREA - -7 ~ ~0"H R61pw"TMC PESCFM~I4 NrNr ~ HNiI OEMIIV ~' 1ESICQITNL -TO~OF~ ®uRrtr ®P ~ f.HEEN SPwCE wwTENPPaNr -GnEEHwwr it f/ r ^ ~ ~~ ~Nrwr sr.HOOL ~Er~Nrhun scHOOi PPwwTE ELEMEHfPRY SCipOL sECONOwAr Pw+uiiNC wNEw OFFICIAL PLAN HEioHepw~ooo ~ cENmE coNwHrrr PwNN ...... ... sPCCUtPalnwNen MUNICIPALITY OF CLARINGTON uuwmz.mm ~ wcHwwr ccuuERCw. ~ oPVTNH:r PMIN ........«. vECwi sTUUV nAPw wp~fwreswo~im®ws.'w .w0 w ® E}IAACTICN PAEA • PMK VAMbp IX1STwTIG1 )'~.OAik OP-Bowmancille-Ian-naMar4-05 i~c EXHIBIT'A' TO AMENDMENT No. 0 4fM IOD 600 800 m 200 m ExlsnNC FUTURE U F ~ i ~ FREEWAY RTIERCi61NGE ~~ O i~ i GRADE SEPARATgN EXHIBIT 'B' TO AMENDMENT No. FREEWAY 7YPE A ARTERIAL ---- TYPE s ARTEIML _..-------° TYPE c ARTERNL caiEECrOR RDAo - - - - - - REGplML 7RANSR SVNE •N••~~~~ RA Yf~LBE M GO STATION C MAP B3 TRANSPORTATION BOWMANVILLE URBAN AREA OFFICIAL PLAN MUNICIPAIJTY OF CLARINGTON JANUARY 2. 2007 REFER TO SECTION 19 V ~ VO I n D J- I RHiV JI'VK I,H 1 IIJIV-M {~K=V-U`1.f Yh NgSS3JNW 1N011i N3MOL9 I 11 O U I- . = F- ~..~.~ W W Q i~ ~ 5 'iS I o J / ~ Y w i w _ f0i J Z ~_ ~ 1- W c~ Z ~ < 0 Q ~~Q W 3 l / , •~ • • • • a~ 0 a 0 Y Z Q U~ o`~e J W Z ~ . E 8 Q W y ~,~Z~ o 3 ~ F F ~Z~Z = ~ X000 =~ in to W W n Q Q N ~ OO J zv J~ G K a° J a o Y r 3 a o .~ • 1 ~a ® • ~ • ~ • ~ • ~ • ~ °o a = a UW WW ~ jOFay < ~p ~ ~ pU ~3 Z o U ® a ~ a Wa 3~ ~ r ®~® "s z 3 } C ~ N y` J ~ ~ Q ~Fg ~ ~ ~ L Z Z C ~ ~~W Cq?W1 p~ ~7~ y~ O~ ~~ ~ _l 2C 5U [j I 0 0 s 0 ~~~ ~~ S W~ s ~ ~ ~ ` ~ m WF ~ = Qo0 a F g ~~ z ~~ 7 ;G 2 ~~ ~ _~ ~ 0 a ~ ~ I ® ~~;~~ ~~~'~ • i iii • I ' • ' c 0 m R a N LL A z Y O C EXHIBIT 'E' TO AMrI~DMENT No. Chapter 9 Residential Nelghbourhaods Munidpality of Clarington Official Plan -January 2007 Chapter 9 -Page 4