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HomeMy WebLinkAboutPD-66-98~N: PD-6698 THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON REPORT Meeting: Date: General Purpose and Administration Committee Monday, June 8, 1998 Report #: PD-66-98 FILE #: 18T-97028 Subject: PLAN OF SUBDIVISION File #`~12.IQT' g70aS~ Res.#C~~A- 34°/'9 APPLICANT: W.E. BOTH CONSTRUCTION LTD. PART LOT 31, CONCESSION 2, FORMER TOWNSHIP OF DARLINGTON 2386 TRUCES ROAD SOUTH FILE: 18T-97028 Recommendations: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD-66-98 be received ; 2. THAT the application for proposed draft plan of subdivision submitted by W.E. Roth Construction Ltd. be APPROVED subject to the conditions of Draft Approval contained in this Report; 3. THAT the Mayor and Clerk be authorized by by-law to execute a Subdivision Agreement between the Owner and the Municipality of Clarington at such time as the Agreement has been finalized to the satisfaction of the Director of Public Works and the Director of Planning and Development; 4. THAT a copy of this report and Council's decision be forwarded to the Region of Durham Planning Department; and 5. THAT all interested parties listed in this report and any delegations be advised of Council's decision. 1. APPLICATION DETAILS 1.1 Applicant: W.E. Roth Construction Ltd. 1.2 Agent: D.G. Biddle and Associates Ltd. 1.3 Draft Plan of Subdivision To develop a draft Plan of Subdivision containing 1 single detached dwelling unit, 18semi-detached dwelling units, and 2 blocks for future residential development. ~~ REPORT NO.: PD-66-98 1.4 Site Area: 2. LOCATION 0.80 hectares (1.98 acres) PAGE2 2.1 The subject property is located at 2386 Trulls Road South, which is immediately south of Yorkville Drive in Courtice. The legal description is Part Lot 31, Concession 2, former Township of Darlington (Attachment No. 1). 3. BACKGROUND 3.1 On December 15, 1997, the applicant filed the application for draft plan of subdivision with the Region of Durham Planning Department in order to permit the development of 1 single detached dwelling unit, 18 semi-detached dwelling units and 2 blocks for future residential development. A subsequent application was also filed with the Municipality of Clarington. 3.2 The owner of this development is also the owner of draft approved plan of subdivision 18T-89082 immediately to the south of this proposed application (Attachment No. 2). The owner is currently working on fulfilling the conditions of draft approval for 18T-89082. Access to the lots within 18T-97028 will be from a street within 18T-89082. The two blocks reserved for future residential development within 18T-97028 will be joined with a block from 18T-89082, thereby permitting the development of three (3) additional units between the two plans of subdivision. 4. EXISTING AND SURROUNDING USES 4.1 Existing Use: Large lot residential 4.2 Surrounding Uses: North: Urban Residential South: Draft approved plan of subdivision 18T-89082 East: Urban Residential West: Urban Residential 623 REPORT NO.: PD-66-98 PAGE3 5. OFFICIAL PLAN POLICIES 5.1 The subject lands are designated "Living Area" within the 1991 Durham Region Official Plan. Residential development is permitted within this land use designation. The application conforms with the Regional policies. 5.2 The subject lands are designated "Urban Residential" within the Clarington Official Plan. Residential development consisting of single detached, semi-detached/linked, and duplex dwelling units are permitted within this land use designation. Development densities are set at 10 to 30 units per hectare. The subdivision proposes a total of 19 dwelling units at a net density of 23.7 units per hectare. The application conforms with the Clarington Official Plan. 6. ZONING BY-LAW CONFORMITY 6.1 The subject lands are currently zoned "(Holding) Urban Residential Type One ((H)R1)". The "R1" zone permits single detached and semi-detached/linked units. A removal of Holding would be required prior to development. The application complies with Zoning By-law 84-63. An application to remove the Holding symbol will have to be filed by the applicant, should draft approval be granted. 7. PUBLIC NOTICE AND SUBMISSIONS 7.1 Pursuant to the Planning Act, a Public Meeting was held on April 20, 1998. One neighbourhood resident spoke at the Public Meeting noting his concerns about the assessment and removal of trees which are on the north boundary of the site abutting his rear property line. 7.2 Prior to finalizing the report for the Public Meeting, two written and five verbal inquiries were received from residents of Yorkville Drive whose properties adjoin the proposed development. Each person expressed the same concern, that being the preservation of the existing trees and hedge on the subdivision site. 622 REPORT NO.: PD-66-98 PAGE 4 7.3 Since the Public Meeting was held, staff have received one further enquiry from a resident of Granville Drive who did not want the surrounding neighbourhood to have access from this development onto Trulls Road. This resident also informed staff that the notice of the Public Meeting had not been received by herself or a neighbour two lots to the north. Staff have reviewed the circulation list and have noted that these two properties, along with six others in the area, had not been identified by separate roll numbers on the assessment information, hence notice was not circulated. It is noted for the Committee's information that public notification was provided in compliance with the requirements of the Planning Act. The resident has been informed of Council's direction following the Public Meeting, has been provided with a copy of the Public Meeting staff report and has been included in the interested parties list for Council's decision on this application. The balance of the residents which did not receive notification have been informed by mail of the results of the Public Meeting and of this meeting of the General Purpose and Administration Committee. All other residents' concerns will be addressed in Section 9 of this report. 8. AGENCY COMMENTS 8.1 This application was circulated to solicit comments from other relevant agencies and departments. To date, comments of no objection have been received from the following agencies: • Canada Post • Bell Canada • Ontario Hydro • Kawartha Pine Ridge District School Board • Peterborough-Victoria-Northumberland and Clarington Roman Catholic Separate School Board • Clarington Community Services Department • Clarington Fire Department 8.2 Comments from Central Lake Ontario Conservation indicate no objection to the proposal. The proposed Plan of Subdivision is within the Robinson Creek watershed. As such, water quality and quantity controls for the development are 623 REPORT NO.: PD-66-98 PAGES required to comply with the approved Robinson Creek Drainage Plan and its Addendum. Authority staff require that appropriate reports and plans be submitted for their approval prior to final registration of the plan. They have submitted this requirement to the Region of Durham Planning Department as a condition of draft approval of the subdivision. 8.3 The Clarington Public Works Department has no objection to the proposal subject to standard conditions and the following: • A 5.0 metre road widening and a 0.3 metre reserve on Trulls Road is to be dedicated to the Municipality and granted free and clear of all encumbrances. • The applicant is responsible for 100% of any costs associated with removal of the 0.3 metre reserve situated at the north limit of draft Plan of Subdivision 18T- 89082. • No building permits will be available until the draft Plan of Subdivision to the south is completed in a manner satisfactory to the Director of Public Works. • The storm water drainage works and facilities necessary for this development must be constructed in accordance with the Robinson Creek Master Drainage Study. • The applicant's engineer will be required to prepare a 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. The Plan must conform to Municipal Guidelines and demonstrate that all storm flows are self-contained within the Plan of Subdivision and conveyed to a municipal road allowance. • The existing house, garage, well and entrance to the subject property must be physically removed prior to the issuance of an authorization to commence Works. • The applicant will be required to provide an appropriate cash contribution in lieu of parkland dedication. 8.4 Municipal servicing is dependant on the installation of watermains and sanitary sewers on Wade Square, fronting the subject lands. The Durham Region Public Works Department requirements for the provision of services will be satisfied - 624 REPORT NO.: PD-66-98 PAGE 6 through the appropriate conditions of draft approval. 9. STAFF COMMENTS 9.1 Adjacent Residential Development This application is immediately north of draft approved Plan of Subdivision 18T- 89082, which is owned by the same developer. The access for the lots in the proposed plan will be onto a street within 18T-89082. This application for subdivision approval cannot proceed to development until the subdivision to the south has proceeded to a satisfactory construction stage. 9.2 Public Concerns Tree Preservation In January the applicant began surveying the trees on the property as part of the preparation of a tree preservation plan for this application and the approved Plan of Subdivision to the south. The tree preservation plan is required to be approved by the Municipality prior to residential development. The marking of the trees with coloured ribbon sparked the interests of a number of residents on Yorkville Drive, whose backyards abut the proposed development. Staff have explained to these residents that the trees which are marked are those which are being considered for preservation. Whether or not they can all be preserved depends on the grading of the lands, the requirements for the installation of services, and the condition of the trees themselves. On March 9, 1998, staff was provided a copy of the tree preservation plan and those residents who expressed an interest in viewing the plan were notified that it was available. Two residents of the east end of Yorkville Drive had enquired about the preservation of the cedar hedge which sits on their rear property line. The applicant's engineer assured staff that the hedge would be identified on the tree preservation plan and would be evaluated for possible preservation. 625 REPORT NO.: PD-66-98 PAGE 7 Prior to the Public Meeting on April 20, 1998, on March 17~' Mr. Leslie visited the Planning Department and the tree preservation plan for both developments was reviewed. Planning Staff explained to Mr. Leslie that the tree directly behind his lot (No. 88) had been identified as in "Fair" condition and it was recommended for removal as it was "in the area of trenching operations required for underground servicing installations". Mr. Leslie was directed to the Public Works Department to discuss the servicing issue and the tree preservation plan. At that time he spoke with Works Staff who informed him that the tree may be required to be removed as it was in the location of a required catchbasin. On April 17, 1998, the Tree Preservation Plan for the proposed subdivision and the abutting southerly subdivision 18T-89082 was approved by the Public Works Department. This approval confirms the need for removal of the tree behind Mr.Leslie's house for the purpose of accommodating the rear yard drainage. On May 29, 1998, Staff received a copy of a letter addressed to the Deputy Clerk noting that "no one had taken the time to listen or investigate options" in relocating the catchbasin (Attachment No. 3). Staff would like the Committee to be informed that both the agent for the developer and the Public Works Staff were aware of Mr. Leslie's concerns and have had discussions with Mr. Leslie. The fact is that the servicing requirements for both plans of subdivision require that three (3) catchbasins be installed along the north boundary of the proposed subdivision. These catchbasins are essential to ensure proper drainage of the developments. Tree No. 88, which is directly behind Mr. Leslie's property, had to be removed to provide for efficient servicing of the plans of subdivision. Traffic Concerns Two neighbourhood residents have raised the issue of road access for this development and the draft approved plan to the south. Neither plan of subdivision will have access directly onto Trulls Road as traffic will be exiting onto Granville - b26 REPORT NO.: PD-66-98 PAGE 8 Drive and then onto Yorkville Drive. One resident was concerned with the increase in traffic and the safety issue for young children. The second resident did not want traffic going through Wade Square on 18T-97028 in order to access Trulls Road. Staff have explained that the overall road network was approved through Draft Plan of Subdivision 18T-89082. When the lands to the south of both plans of subdivision develop the traffic will follow Adair Street, which is part of 18T-89082, to a new collector road network. This plan of subdivision is a minor extension of the approved plan of subdivision to the south. The type of dwelling units to be constructed are all semi-detached or linked units, and one single detached unit. No townhouse units are proposed. Wade Square will be a service road for the portion of the street abutting Trulls Road. This section of the street will be able to accommodate off-site parking should the need arise. It is the opinion of both Public Works and Planning staff that on street parking will not be an issue for this development. 10. CONCLUSION 10.1 In consideration of the submissions received from the various departments and agencies and the comments contained within this report, it is recommended that the application for proposed plan of subdivision be approved subject to the conditions of draft approval listed in Attachment No. 4. Respectfully submitted, J ~~Q= ~~~ Franklin Wu, M.C.I.P., R.P.P. Director of Planning & Development Reviewed by, _~ . W.H. Stockwell, Chief Administrative Officer. IL*LT*FW*df May 21, 1998 Attachment No. 1 - Key Map Attachment No. 2 - Proposed Draft Plan of Subdivision Attachment No. 3 - Public Submissions Attachment No. 4 - Conditions of Draft Approval 627 REPORT NO.: PD-66-98 PAGE9 Interested parties to be notified of Council and Committee's decision: W.E. Roth Construction Ltd. 1500 Highway No. 2, Suite 203 COURTICE, Ont. L1 E 2T5 Mr. Bob Annaert D.G. Biddle and Associates Ltd. 96 King Street East OSHAWA, Ont. L1 H 166 Mr. Jochin Ms. Kloury 48 John Walter Crescent COURTICE, Ont. L1E 2W7 Mr. Vinge 95 John Walter Crescent COURTICE, Ont. Ll E 2W8 Mr. and Mrs. Paul Leslie 19 Yorkville Drive COURTICE, Ont. L1 E 2A8 Mr. Gary Majesky 15 Yorkville Drive COURTICE, Ont. L1 E 2A8 Mr. & Mrs. Richard Price 3 Yorkville Drive COURTICE, Ont. Ms. Christine White 41 Yorkville Drive COURTICE, Ont. L1E 2A7 Ms. Harriet Belgrave 37 Yorkville Drive COURTICE, Ont. L1 E 2A8 Mr. and Mrs. Quinlan 2 John Walter Crescent COURTICE, Ont. L1 E 2W8 Mr. and Mrs. Lannan 8 John Walter Crescent COURTICE, Ont. L1E 2W6 Mr. and Mrs. LeBlanc 42 John Walter Crescent COURTICE, Ont. L1E 2W6 Mr. Frenette Ms. Kasner 99 John Walter Crescent COURTICE, Ont. L1 E 2W8 Everest Development Corp. 390 Bay Street, Suite 1710 TORONTO, Ont. M5H 2Y2 Mr. and Mrs. Johnston 49 Granville Drive COURTICE, Ont. L1E 2W8 Mr. and Mrs. Temple 45 Granville Drive COURTICE, Ont. L1E 2W8 628 ATTACHMENT #1 SUBJECT SITE OTHER LANDS OWNED BY APPLICANT LOT 32 LOT 31 LOT 30 __ -- _ ~ rt~ - ~ _ ~ +I o ~ _ -- ~, ~ SA ~ ~~ ~~ i!1~:1 m i TTr~ J ~~ ~_ ENT COURTICE KEY MAP 18T-97028 O~ ~~ N O U Z 0 U 0 6~9 N, w of log I CH NT #2 • Q i ~ v / 9 / -IY06 Nd d ~ I J ,, _ _ ~ M o ~ ~ ~ 1N3~S3?JJ SNl~7/M s ~ . O ,._ __- ~ ~ ~_-- _,Ti'CC_--~yyaP_ ~__C~TI---__ ~~~- - _~_ I 6 `~_~) ~~~- _ - _ - _ _ ~111c-_ -~- _ 900'9s 1 ~ _ - ~ ~ ~~ -~ ~ `\ ~~ , ~ A'1Yl YJ 4' 11II/ \I 1 ~~ IbAMI A ~ W I ---~--° iii iiii I M - - ~. -cfl---- - I `° e ~ - ----~-- - ~ - I a ~~ a ' a ~ - -- ~ --`~c` I Z N Q w l -v-- _ ~"„_ _ " ~ ~ m ~ N ~ Y _ _ c~ s'u W \ I ~ m K ~ ~ O i h~ y _-_-I`,I~~ - _-_lG1- Y I Q~ I 'Y O ~ - \ ___ - I ___ __ ~_ _ )~ ro m -~_~ ~ _- __ ~ ___ _ - ~. ~ ~ ~ c 1 _ _ _ I - °_ ~ - - ~ \ ~ N O ~ ~ ~f O - __-fd-- M- -- K1 I W 2 ~ ~_ _ ~ ____- _J ~ m m / . J \l _ cm ' J -- J I ~ CO ' h ~~ 2~ ~~ 6Z S~ I 9Z 1Z 8Z ~ Y. i ~/J J' ~ I I I i ~_ , V 0] I I I 1 ~ i_.,~ ;..,i_._._ ___r.______ _ _ ~ 11. O. tO. IIN ~~ 3 as [5Ir a„ I ~ or ~ - ..._ -- ~ I ao~n twos N ~d ~ I I ~. I ~ --- I I I I hh 11 LI ~''' M~ .- -- I ~ I I I I y.~~~1 i I ~ I 1 ~ ~ ~ ~ ~ II I~~I ~ Il~ ~~~ ~ I A ~;~ ~~ ~i ~~ I I .. ' ~' 1~~II-J pN ~ ---- -- 6R -~-- I -- ~- J ~U ~ h ~ ~ ~ Q U ~ h I M V 3 ~ ~ -- ' O M ~ v W ` h ~ _- -- (~+ ~ t7 M ~ ~ I v ~ ~ ~ ~ I C~ M I a- ~ I ~ ~ 630 From: Peui ~asna ~ u: i ~~,.~_ - - ATTACHMENT N0.3 May 29, 1998 Municipality of Clairington 40 Temperance St. Bowmanville, Ontario L1C 3A6 Attention Ms. M Knight Deputy Clerk Deaz Ms. Knight I am writing this letter to express my disappointment over the way the tree preservation and the development of the property backing my ovm property have been handled. As of this date no one has followed up with any information regazding the tree study or the plans for development, as promised by the Mayor at the council meeting on April Sa' 1998. As stated, "We realize that we have no control in the expansion and development of the neighboring property however, we feel strongly about preserv2ng the trees that line the reaz of our property as well as those of our neighbors". It is interesting to note that the trees I had asked to be spared have now been cut down because no one would take the time to listen or investigate options; i. e. relocate a "catch basin" a few feet. To Mayor Hamre and the Council, I had never undertook this kind of political exploration and with the efforts pu[ forth I would have expected some kind of action from yourselves. Regards Paul Leslie 19 Yorkville dr. Courtice, Ontario L1E 2A8 905-433-1779 (fax #also) CC. Ms. I. Little 631 ATTAC_H__MENT NO.4 CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION PLAN IDENTIFICATION That this approval applies to draft Plan of Subdivision 18T-97028 prepared by D.G. Biddle and Associates Limited dated November 1997 as per the attached plan showing Lots 1 to 9 inclusive for semi-detached or linked dwellings (18 units), Lot 10 for 1 single detached unit, Blocks 13 and 15 for road widening, and Blocks 11 and 12 for future residential development. 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 prepared 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 qualified Engineer to prepare and submit a Hydrogeologist Report to the Director of Planning and Development to demonstrate that the proposed development will not adversely impact the existing wells in the surrounding areas. 6. 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. The Plan must detail the configuration of the on-site storm sewer system (minor system) and the conveyance of the overland flow (major system) from this subdivision. The Plan must conform to the Municipality's Design Criteria and demonstrate that all storm plans are self-contained within the Plan of Subdivision and conveyed to the municipal road allowance. REQUIREMENTS TO BE INCLUDED IN SUBDIVISION AGREEMENT 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. 8. That the 5.0 metre road widening on Trulls Road indicated as Block 13 on the proposed draft plan must be dedicated free and clear of all encumbrances to the Municipality. 632 -2- 9. That the road widening indicated as Block 15 on the proposed draft plan must be dedicated free and clear of all encumbrances to the Municipality. 10. That the 0.3 metre reserve as indicated as Block 14 be transferred free and clear of encumbrances to the Municipality. 11. That the necessary road dedication and 0.3 metre reserve required by the Municipality for this development must be granted free and clear of any encumbrances and in a form satisfactory to the Municipality's Solicitor. 12. That the Owner will be responsible for 100% of any costs associated with removal of the 0.3 metre reserve situated at the north limit of draft Plan of Subdivision 18T- 89082. 13. That the Owner demonstrate that they are also the principle owner of adjacent draft Plan of Subdivision 18T-89082. If they are determined to be separate owners, both developments will be subject to further review and comment. Areas of concern include potential front ending agreements, Municipality of Clarington Development By-law 92-105, the Development Charges Act 1989 and the potential for reimbursement due to the construction of oversized and external works. 14. That no building permits will be available until draft Plan of Subdivision 18T-89082 to the south is completed in a manner satisfactory to the Director of Public Works. 15. That the storm water drainage works and facilities necessary for this development be constructed in accordance with the Robinson Creek Master Drainage Study, prepared by G.M. Sernas and Associates and as finally approved by the Director of Public Works. 16. That the Owner's engineer be required to prepare a 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. The Plan must conform to Municipal Guidelines and demonstrate that all storm flow are self- contained within the plan of subdivision and conveyed to a municipal road allowance. 17. That the existing house, garage, well, and entrance to the subject property must be physically removed prior to the issuance of an authorization to commence Works. 18. That the Owner shall pay to the Municipality at the time of execution of the Subdivision Agreement, five percent (5°k) cash-in-lieu of parkland dedication for residential development. ~~J -3- 19. 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. 20. That the Owner shall provide and install sidewalks, street lights, temporary turning circles etc. as per the Municipality's standards and criteria. 21. That the Owner shall cause all utilities, including hydro, telephone, cable TV, etc. to be buried underground. 22. 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. 23. That the Owner shall implement the recommendation of the Acoustic Report entitled "Environmental Noise Impact Statement", prepared by Aerocoustics Engineering Limited, dated April 22, 1998 which specifies the necessary noise attenuation measures for the proposed development, and that noise measures be included in the Subdivision Agreement between the Owner and the Municipality of Clarington. The said agreement must also contain a full and complete reference to the noise report (i.e. author, title, date and any revisions thereto) and shall include any required warning clauses identified in the acoustic report. 24. 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 Environmental Noise Impact Statement as approved by the Region of Durham and the Municipality of Clarington. 25. That the Owner shall adhere to architectural control requirements of the Municipality. 26. 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. 634 - 4- 27. 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. 28. That the applicant supply on disk, in a CAD format acceptable to the Municipality a copy of the proposed Plan of Subdivision as Draft Approved as well as the proposed 40M-Plan. 29. That the storm water management techniques identified and recommended in "Preliminary Report to Address Environmental and Water Resource Concerns", prepared by D. G. Biddle and Associates, dated February 1995, to mitigate potential for lowering of the water table and decreases in recharge be incorporated in the engineering design of the plan of subdivision to the satisfaction of the Director of Public Works. 30. That the Owner agrees to assume all costs for the provision and installation of Community mailboxes to service this development in a manner satisfactory to the Director of Public Works. 31. That the applicant satisfy all the conditions of the Kawartha Pine Ridge District School Board financially or otherwise. 32. That the applicant satisfy all the conditions of the Central Lake Ontario Conservation Authority financially or otherwise. 33. That the applicant satisfy all the conditions of the Ministry of Natural Resources financially or otherwise. 34. That the applicant satisfy all the conditions of the Region of Durham Works Department financially or otherwise. 35. That the applicant satisfy all the conditions of Bell Canada financially or otherwise. - 635