HomeMy WebLinkAboutPSD-053-11 Chrington REPORT
Leading the way
PLANNING SERVICES
PUBLIC MEETING
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: June 13, 2011 Resolution #: -9/91,6y-law #:
Report#: PSD-053-11 File#:ZBA 2011-0012 and
S-C-2011-0002
Subject: APPLICATION FOR PROPOSED DRAFT PLAN OF SUBDIVISION
APPLICATION FOR PROPOSED ZONING BY-LAW AMENDMENT
APPLICANT: DUNBURY DEVELOPMENTS (REGIONAL) LTD.
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-053-11 be received;
2. THAT the application for proposed draft plan of subdivision and zoning by-law
amendment submitted by Dunbury Developments (Regional) Ltd., to permit the
development of a residential plan of subdivision for 266 residential units continue to be
processed including the preparation of a future report considering all agency comments
and all concerns received through the public notice; and
3. THAT all interested parties listed in Report PSD-053-11 and any delegations be advised
of Council's decision.
�_
Submitted by: Reviewed by:
Arvid J. Crome, MCIP, RPP anklin Wu,
Director of Planning Services Chief Administrative Officer
CS/CP/df ✓�
7 June 2011
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T(905)623-3379 F (905)623-0830
REPORT NO.: PSD-053-11 PAGE 2
1.0 APPLtCATtON DETAILS
1.1 Applicant: Dunbury Developments (Regional) Ltd.
1.2 Agent: Sernas Associates
1.3 Proposed Draft Plan of Subdivision Application:
266 unit residential Plan of Subdivision consisting of 44 single detached
dwellings, 66 semi~Jetached dwellings,156 townhouse units and a
parkette
1.4 Proposed Zoning By-law Amendment Application:
to rezone the subject lands from "Agricultural (A)" to implement the
proposed Plan of Subdivision
1.5 Area: 11.98 hectares
1.6 Location: 2278, 2318, 2360 Regional Road 57, Bowmanville, Part Lot 15,
Concession 2, former Township of Darlington (see Attachment 1)
2.0 BACKGROUND
2.1 On June 25, 2009 apre-consultation meeting for the proposed development was held.
On April 15, 2011, Dunbury Developments (Regional) Ltd. submitted applications for
Draft Plan of Subdivision and Zoning By-law Amendment. The subject site is wfthin the
Brookhill Neighbourhood of the Bowmanville urban area.
2.2 Studies submitted in support of the applications include the following:
• Phase I Environmental Site Assessment;
• Stage I Archaeological Assessment;
• Noise Impact Study; and
• Functional Servicing Report.
A Traffic Impact Study was undertaken through the preparation of the Brookhill
Secondary Plan, in September 2008, and was revised in November 2010 through the
final approval for the Draft Approved Plan of Subdivision submitted by West Diamond
Properties and Players Business Park located west of Green Road and north of
Walmart plaza. The traffic study as revised did not consider all the intersection
connections associated with the subject applications.
2.3 The development consists of 3 parcels approximately 4 ha (10 acres) each for a total
land area of 11.98 ha orjust under 30 acres. The subject draft plan of subdivision
application proposes a total of 266 residential units consisting of 44 single detached
dwellings, 66 semi-detached dwellings,156 townhouse units and a parkette. The
rezoning application would rezone the subject lands from "Agricultural (A)" to zones
which would permit the proposed development (see Attachment 2).
REPORT NO.: PSD-053-11 PAGE 3
3.0 LAND CHARACTERISTICS AND SURROUNDING USES
3.1 The three subject parcels front onto Regional Road 57 and are rectangular in shape.
The lands gently slope to the south and west. The majority of the subject lands are
currently being used for agricultural crops. Single detached homes and accessory
buildings are located at 2318 and 2360 Regional Road 57.
3.2 The surrounding uses are as follows:
North - two single detached dwellings and associated accessory structures and
beyond that vacant land
South - two single detached dwellings, vacant land for which an application for Plan of
Subdivision has been submitted and the Brookhill Tributary
East - large lot, estate residential uses
West - vacant land, Brookhill Tributary and beyond Draft Approved. Plan of
Subdivision by West Diamond Properties and Players Business Park
4.0 PROVINCIAL POLICY
4.1 Provincial Policv Statement
4.1.1 The applications were reviewed in the context of the 2005 Provincial Policy Statement.
New development shall occur adjacent to built up areas and shall have compact form, a
mix of uses and densities that allow for the efficient use of land, infrastructure and public
services.
Planning authorities are required to provide for a range of housing types and densities
with a ten year supply of lands which are designated and a three year supply of zoned
and serviced lands within draft approved and registered plans. New housing is to be
directed to locations where infrastructure and public services are or will be available. A
full range of housing types and densities shall be provided to meet projected
requirements of current and future residents of the regional market area.
Healthy active communities should be promoted by planning public streets and spaces
that are safe and facilitate pedestrian and non-motorized movement. A full range of
publicly accessible built and natural setting for recreation including facilities, parks, open
space and trails should also be considered.
Infrastructure and public service facilities shall be provided in a coordinated efficient and
cost effective manner. Planning for these shall be integrated with planning for growth so
that they are available to meet current and projected needs. The use of existing
infrastructure and public service facilities should be optimized where feasible before
considering developing new infrastructure and public service facilities.
REPORT NO.: PSD-053-11
PAGE 4
Planning authorities shall support energy efficiency and improved air quality through
various means in the planning and development process.
Long-term prosperity, environmental health and social well-being depend on protecting
natural heritage, water, agricultural, mineral and cultural heritage and archaeological
resources for their economic, environmental and social benefd. Development and site
alteration shall not be permitted to the natural heritage features and areas unless the
ecological function of the adjacent lands has been evaluated and it has been
demonstrated that there are no negative impacts on the natural features or their
ecological functions.
4.2 Provincial Growth Plan
4.2.1 The Provincial Growth Plan for The Greater Golden Horseshoe ("Growth Plan°)
encourages municipalities to manage growth by directing populaticn growth to
settlement areas. Growth is to be accommodated by building compact, transit-
supportive communities in designated greenfield areas and by reducing dependence on
the automobile through the development of mixed use, pedestrian-friendly
environments. Growth shall also be directed to areas that offer municipal water and
waste water systems. Municipalities should establish an urban open space system
within built up areas which may include communal courtyards and public parks..
4.2.2 The Growth Plan requires that infrastructure planning, land use planning and
infrastructure investment will be co-ordinated to support growth. Infrastructure includes
transit, transportation corridors, water and waste water systems, waste management
and community infrastructure. Community infrastructure includes land, buildings,
structures for health, education, recreation, socio-cultural activities, safety and security
and affordable housing.
4.2.3 Planning for growth will take into account the availability and location of existing and
planned community infrastructure so that community infrastructure can be provided
efficiently and effectively.
5.0 OFFICIAL PLAN POLICIES
5.1 Durham Reoional Official Plan
5.1.1 The subject lands are designated as "Living Area" within the Dufiam Regional Official
Plan. Lands within this designation shall be used predominantly for housing purposes
incorporating the widest possible variety of housing types, sizes and tenure to provide
living accommodations that address various socio-economic factors. A mix of uses such
as certain home occupations, convenience stores, public and recreational uses which
are compatible with their surroundings are permitted. Limited office development and
retailing of goods and services in appropriate locations and as a component of mixed
use development may also be permitted in Living Areas provided there are appropriate
provisions and designations in the area municipal Official Plan.
REPORT NO.: PSD-053-11 PAGE 5
5.1.2 Inconsideration of development applications in designated living Areas, regard shall be
had for the intent of this plan to achieve the following:
^ A compact urban form;
^ The use of good urban design principles;
^ The provision of convenient pedestrian access to public transit, educational
facilities and parks;
• A grid pattern of roads;
^ The provision and distribution of parks, trails and pathways and educational
facilities;
^ The types and capacities of the existing municipal services, infrastructure and the
feasibility of expansion; and
^ The balance between energy efficiency and cost.
5.2 Clarinoton Official Plan
5.2.1 Within the Clarington Official Plan the subject site is designated"Urban Residential".
There are two Medium Density symbols located on the site, both are south of the future
Longworth Avenue extension, one at the future extension of Clarington Boulevard, and
the other at Regional Road 57.
The predominant use of lands within the "Urban Residential" designation shall be for
housing purposes. Other uses may be permitted which by the nature of their activity,
scale and design are supportive, compatible and serve the residential uses. These
include comer stores, home-based occupations, parks and schools.
Within the Brookhill Neighbourhood, the housing target is 1575 units, 950 low density
units, 550 medium density units and 75 units for intensification. The predominant form
of housing for low density residential development includes single and semi detached or
linked dwellings as well as duplexes. The density range is between 10-30 units per net
hectare.
Medium density units include townhouses, triplex/quadruplex, low rise apartments and
mixed use developments. The density range for medium density development is 31-60
units per hectare.
5.2.2 Brookhll Secondary Plan
Community Structure
The draft Plan of Subdivision is generally consistent with the Principles and Community
Structure contained in the Secondary, Plan. The neighbourhood is edged by a primary
road network being Regional Road 57, the future extensions of Clarington Boulevard
and Longworth Avenue. The Longworth Avenue and Clarington Boulevard frontage of
this development are located in the Village Corridor, the primary focus for the Brookhill
Neighbourhood. In the centre, a parkette is surrounded by medium density
development, being the Neighbourhood Commons Area. The housing is focused
around the park.
REPORT NO.: PSD-053-11
PAGE 6
Land Use Policies
Within the Secondary Plan the subject lands are designated as "Village Corridor", "Low"
"Density Residential", "Neighbourhood Commons Area" and "Park" (see Attachment 3).
The "Village Corridor" incorporates institutional, retail and service commercial.
Recreational and cultural uses as well as ground-related housing and residential
apartment buildings within a mixed use context. Permitted housing forms include street,
block or stacked townhouses, multiple unit buildings and low-rise apartment buildings.
Apartment units may be permitted in either stand-alone residential buildings or above
the ground floor in mixed use buildings. Live-work units shall be permitted.
Retail and services shall be permitted on the ground floor only, to a maximum of 500
square metres. Building height shall be in the range of 3 to 6 storeys or between 8.0 to
20.0 metres.
Low Density Residential housing shall be in the form of singls and semi-detached units.
Coach houses are permitted over top detached garages fronting on a lane in limited
areas.
Within the "Neighbourhood Commons Area", street, block or stacked townhouses and
multiple unit buildings are permitted. Medium density shall develop, consistent with
Official Plan policies.
Parks form the central focus of the Neighbourhood Commons Areas. Parks shall
perform an array of functions within the community and shall range in size and design
depending on their planned role and function. The park within the Neighbourhood
Commons Area shall be a minimum of 0.80 hectares and shall be surrounded by at
least two sides, but preferably three or four sides by public roads.
6.0 ZONING BY-LAW
6.1 Within Comprehensive Zoning By-law 84-63, as amended, the lands are zoned
Agricultural (A). A Zoning By-law Amendment will be required in order to implement the
proposed plan of subdivision.
7.0 PUBLIC NOTICE AND SUBMISSIONS
7.1 Public Notice was given by mail to each landowner within 120 metres of the subject site.
A Public Notice sign was installed on the property.
7.2 As of the date of writing this report, Staff have not received any inquiries.
REPORT NO.: PSD-053-11 PAGE 7
8.0 AGENCY COMMENTS
8.1 A number of agencies have been circulated the proposed draft Plan of Subdivision and
rezoning application. To date comments have not been received from the majority of
the circulated agencies including:
• Region of Durham Planning Department;
• Region of Durham Works Department;
• Durham Transit;
• Bell Canada;
• Canada Post;
• Peterborough Victoria Northumberland and Clarington Catholic District School
Board; and
• Bell Canada.
8.2 Kawartha Pine Ridae District School Board
The public school board staff indicated the applications will generate approximately 43
elementary students to Central Public SchoolNincent Massey Public School and a
further 7 secondary students to Bowmanville Migh School. However, in June 2011, the
Board staff will be recommending changes to the school boundaries in the eastern
portion of Brookhill Neighbourhood. If approved, the elementary school would change to
Waverly Public School and the secondary school would change to Clarington Central
Secondary School.
The Brookhill Secondary Plan identifies a public elementary school at the south west
comer of Clarington Boulevard and Longworth Avenue (Type C Arterial). The Board
staff has concerns that if this school is instructed, two accesses would be required on
Clarington Boulevard, causing problems with vehicular traffic on Clarington Boulevard.
The proposed Street B intersection with Clarington Boulevard also seems too close to
Longworth Avenue. The Board staff has requested the draft plan be revised to eliminate
Street B in its current location and relocate it to the south.
Board staff also requests the municipality ensure public sidewalks are installed on all
proposed road allowances.
The Board Staff also provided conditions of draft approval which require a warning
clause in Offers of Purchase and Sale advising potential purchasers that the reserved
public elementary school site may not be constructed or used as an elementary school
site. An existing public school will be used to accommodate students until a school is
constructed in the Brookhill Neighbourhood.
8.3 Central Lake Ontario Conservation
Central Lake Ontario Conservation generaNy does not have any major objections with
the development of the site. The Authority has provided conditions of draft approval
which specifies items that need to be addressed prior to final approval. In addition to
standard conditions, the Authority is also requesting the following:
REPORT NO.: PSD-053-71
PAGE 8
• Prior to on-site grading construction of final approval a report describing the
intended means of conveying stomtwater to a proposed stormwater pond
situated on lands south of the subject property and not owned by the developer;
• A report to determine the impact of development on water quality as it relates to
fish habitat, and means whereby erosion and sediment is controlled during and
after construction;
• A plant salvage and monitoring plan for a local significant plant species into the
Brookhill Tributary floodplain;
• Reports describing how lot level infiltration measures are to be incorporated into
the subdivision design in accordance with the recommendations of the Brookhill
Subwatershed Plan; and
• A contribution to the Municipality of Clarington for remedial works in the Brookhill
Tributary, in accordance with the Brookhill Tributary Environmental Impact Study.
8.4 Rogers Cable
Rogers Cable has offered no objection subject to standard conditions.
9.0 STAFF COMMENTS
9.1 Engineerina Services Department
Engineering staff advise that the proposed development complies, for the most part,
with the Council approved Brookhill Secondary Plan. However, there are several
significant issues that must be addressed by the applicant prior to the approval of the
draft plan of subdivision:
• The proposed development is currently °landlocked" in terms of road connections,
and there are no services extending to the proposed subdivision. Development of
these lands is premature until roads and services are constructed including the
requisite stormwater management pond.
• The stormwater management pond and much of the Clarington Boulevard and
Longworth Avenue road allowances are proposed to be constructed on lands owned
by others. The applicant must co-ordinate the construction of Clarington Boulevard,
Longworth Avenue, all services and the stormwater management pond with the
adjacent landowners.
• The applicant must submit an implementation/phasing plan demonstrating how the
development will be provided with road and service connections in the absence of
direct connections to existing municipal road and servicing infrastructure. The plan
and all related agreements must be acceptable to the adjacent landowners, and the
plan will be subject to the approval of the Director of Engineering Services.
• The development cannot proceed until the ultimate alignment of Longworth Avenue
has been established. The studies required to establish the final alignment have not
yet been completed and will be subject to the approval of the Director of Engineering
Services and CLOCA. `
• Once the alignment of Longworth Avenue has been established, a 30 metre road
allowance must be provided by the applicant for its construction, and Longworth
REPORT NO.: PSD-053-11
PAGE 9
Avenue must be constructed in its entirety from the Clarington Blvd. extension to
Regional Road 57.
• Longworth Avenue must be constructed in its ultimate alignment and location east of
Regional Road 57 including signalization. The opening of Longworth Avenue in this
development prior to its direct Conn®ction to Longworth Avenue east of Regional
Road 57 will not be permitted.
• Sidewalks and street lighting must be constructed on Regional Road 57 which
connect this development to existing infrastructure south of the proposed
development.
• A Traffic Study must be submitted which recommends the configuration and design
of all major intersections adjacent to and in the vicinity of this development.
• A Functional Servicing Report (FSR) has been submitted. A Preliminary Lot Grading
Plan must be prepared prior to draft approval which demonstrates that the
development can be graded in accordance with the FSR.
• A Stormwater Management Report must be submitted which demonstrates that all
major and minor flows will be directed to the proposed stormwater management
pond .and which demonstrates that the stormwater management pond has been
adequately sized for all development benefiting from this pond prior to draft
approval.
• All studies and reports will be subject to the approval of the Director of Engineering
Services.
• The use of rear lanes is excessive in this proposal and does not conform to the
Demonstration Plan for this neighbourhood. The result is a population density
greater than anticipated. On-street parking in accordance with the Municipality's on-
street parking guidelines may not be able to be achieved. An on-street parking plan
must be submitted which demonstrates that the municipal guidelines can be met
failing which a revision in density may be required.
The proposed development around Block 111 will front onto the park, pedestrian access
will front those units. As with a normal sidewalk, it must be the responsibility of the
developer to construct and the future owners to maintain. The lands required to
construct those sidewalks will not be accepted as parkland dedication. This park is not
included in the Municipality's most recent Development Charges Study. Should the
developer wish to proceed in advance of the Municipality's ability to fund the park
development, the developer will be responsible to construct to the park to municipal
standards.
Blocks 108, 109 and 110 are shown as parkettes on the draft plan. They will not be
accepted as parkland dedication. The applicant will be required to provide an
appropriate cash contribution in lieu of the normal parkland dedication.
9.2 Emeroencv Fire Services
Emergency and Fire Services has requested that fire hydrants be placed to allow
coverage to laneways. All municipal laneways are to be designated as Fire Access
Routes by By-law. "No Parking" signs shall be posted and enforced. The laneways
shall meet minimum requirements of the Ontario Building Code for Access Route
Design.
REPORT NO.: PSD-053-11
pnr,F 4n
9.3 Operations Devartment
Operations provided comments on snow storage on rear lanes and right-of-way widths.
The standards for rear lanes and right-of-way widths are contained within the approved
Secondary Plan.
9.4 Ti-e Brookhill Secondary Plan
The proposed draft plan of subdivision is generally consistent with the Brookhill
Secondary Plan.
The draft plan, consists of townhouses on rear lanes facing Longworth Avenue and
Clarington Boulevard. Although on-street townhouse units are consistent with the
Village Corridor designation in the Secondary Plan, as noted in Section 5.2 the Village
Corridor designation permits block or stacked townhouses, multiple unit buildings and
low-rise apartment buildings, the applicant is encouraged to consider a wider variety of
units within this designation.
The draft plan provides for a Neighbourhood Commons Area consisting of a small
centralized park being the Neighbourhood Commons Square surrounded with low and
medium density housing forms consistent with the Brookhill Secondary Plan. However,
the location of the rear lane access lanes around the Neighbourhood Commons Square
will need to be further examined.
The draft plan provides for a landscape strip along the frontage of Regional Road 57,
which adds a visual buffer is also consistent with the Secondary Plan.
The location of Clarington Boulevard and Longworth Avenue are generally consistent
with the Secondary Plan.
9.5 The draft plan provides for a mix of lots sizes to permit various housing forms. The
number and the various lot sizes are provided below:
As noted above the applicant is encouraged to increase the variety or mix of units
proposed fronting on Longworth Avenue and Clarington Blvd.
REPORT NO.: PSD-053-11 PAGE 11
9.6 In addition to issues identified above, there are many issues that require further
discussion and review with the applicants. These. issues are noted below.
9.6.1 Road Infrastructure
The proposed alignment for Clarington Boulevard is partially located on lands that are
not currently awned by the developer. The timing of development will be contingent on
securing the balance of the lands and/or cost sharing arrangements with the adjacent
landowner to implement Clarington Boulevard..
At the present time, the alignment for Longworth Avenue is shown half on the subject
site and the half on the property to the north. The final alignment for Longworth Avenue
will only be determined once the Environmental Impact Study required for location of the
Longworth Avenue crossing over the Brookhill Tributary and its alignment relative to the
Maple Grove Wetland Provincially Significant Wetland has been finalized and its
recommendations have been included in the Environmental Assessment for the
Longworth Avenue extension. The development of this plan will require the full
Longworth Avenue cross-section to be constructed for the frontage of this plan. Again
this will require agreement with the abutting land owner to the north or relocation of the
road to be completely on the subject lands. The alignment must also align with the final
alignment of Longworth Avenue on the east side of Regional Road 57. Not until the
alignment east of Regional Road 57 has been determined, and constructed, can
development west of Regional Road 57proceed.
9.6.2 Stormwater Manaoement Pond
The stormwater management pond to service these lands is located on lands to the
south for which a draft Plan of Subdivision has been submitted by 821012 & 821013
Ontario Ltd. (William Tonno Construction Ltd). The timing of the development for the
subject lands will depend on the timing of development for the Tonno lands or the
developer must make arrangements with Tonno to secure land for the pond and its
implementation.
9.6.3 Parkland dedication
The draft plan shows a major portion (0.685 hectares) of the park in a location that is
generally consistent with the Secondary Plana The balance of the park 0.02 hectares, is
located on lands to the south.
As the rear lane concept was approved as a pikrt project on a limited basis, it is
recommended that Block 111, the park, is redesigned to avoid use of rear lanes. Based
on the current design, areas designated as sidewalks in the park will not be part of the
parkland dedication calculation.
Additional parkland has been identified as blocks in the Village Corridor. Although these
are provided as pedestrian connections, they will not be accepted as parkland
dedication.
REPORT NO.: PSD-053-11
~A/~C ~n
9.6.4 Recommendations from Environmental Impact Studv
An Environmental Impact Study was prepared for the Brookhill Tributary by West
Diamond and Players, (Metros Developments) and William Tonno Construction. There
are two recommendations from the EIS that have an impact on this development. First,
a locally significant plant species, Downy Willow-herb a wetland species, is located
within a narrow drainage ditch on the subject site. This plant species should be
transplanted in a suitable location within the floodplain of the Brookhill Tributary.
Second, severe erosion is occurring at the confluence of the Brookhill Tributary and the
Bowmanville Creek. This erosion is occurring as a result of the failure of the Vanstone
Dam. The erosion is problematic on its own but also causes a barrier to fish passage..
Development upstream will exacerbate the problem and remediation is recommended.
The cost for remediation shall be bourne by the benefitting landowners. As a condition
of draft approval for the subject lands contribution towards the remediation shall be
required.
10.0 CONCLUSIONS
10.1 The purpose of this report is to satisfy the requirements under the Planning Act for
Public Meetings and taking into consideration the outstanding agency comments, Staff
respectfully request that the proposed applications continue to be processed, including
further discussions with the applicant and the preparation of a subsequent report.
Staff Contact: Cynthia Strike
Attachments:
Attachment 1 -Key Map
Attachment 2 - Proposed Draft Plan of Subdivision
Attachment 3 - Map A -Brookhill Secondary Plan
Interested parties to be notified of Council's decision:
Ian Rohr, Dunbury Developments (Regional) Ltd.
Nick Mensink, Semas Associates
Attachment 1
To Report PSD-053-11
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Attachment 3
To Report PSD-053-11
® NEIGHBOURH000 COMMONS ARE4
LOW DENSITY RESIDENTIAL
MEOIUM DENSTY RESIDENTIAL
ENVIRONMENTAL PROTECTION AREA
® ENVIRONMENTAL PROTECTION OVERLAY
PARKS AND OPEN SPACE
® STORMWATER MANAGEMENT POND
® SPECIAL STUDY AREA
• • • • SPECIAL POLICY AREA
~ ARTERIAL ROAD TYPE A
ARTERIAL ROAD TYPE 8
~~ ARTERIAL ROAD TYPEC '
°~ ~~ COLLECTOR ROAD
~2 PUBLIC ELEMENTARY SCHOOL
1/ SEPARATE ELEMENTARY SCHOOL
MAP A
LAND USE AND
TRANSPORTATION-PLAN
BROOKHILL NEIGHBOURHOOD
SECONDARY PLAN
JANUARY 1, 2010
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