HomeMy WebLinkAboutPSD-054-12A 4 asIA i
PUBLIC MEETING
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: December 10, 2012 Resolution #: By -law #:
Report#: PSD- 054 -12 File #: COPA 2012 -0002 & PLN 31.5.2
Subject: CLARINGTON OFFICIAL PLAN AMENDMENT TO IMPLEMENT A REVISED
HANCOCK NEIGHBOURHOOD DESIGN PLAN
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
THAT Report PSD- 054 -12 be received;
2. THAT the proposed Clarington Official Plan Amendment No. 80 (COPA 2012 -0002)
(Attachment 7) to implement the revised Hancock Neighbourhood Design Plan
(Attachments 4, 5 and 6) continue to be processed including the preparation of a
subsequent recommendation report; and
3. THAT all interested parties listed in Report PSD- 054 -12 and any delegations be advised
of Council's decision.
Submitted by: Reviewed by
vid rom , MCIP, RPP Franklin Wu
Director, Planning Services Chief Administrative Officer
ATS /CP /df
5 December 2012
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T 905 - 623 -3379
REPORT NO.: PSD-054-12 PAGE 2
1. PURPOSE OF THE PUBLIC MEETING
1.1 The purpose of the public meeting is to allow for public comment and discussion
regarding a municipally-initiated Clarington Official Plan Amendment to implement
revisions to the Hancock Neighbourhood Design Plan.
1.2 The Hancock Neighbourhood is within the Courtice Urban Area (Attachment 1) and the
neighbourhood has a gross area of 113 hectares.
2. BACKGROUND
2.1 The existing Clarington Official Plan requires the preparation of a Neighbourhood
Design Plan (NDP) prior to consideration of any plan of subdivision. The purpose of a
NDP is to provide the conceptual details of the neighbourhood and thus provide
direction for the preparation and review of development applications. Unlike a
Secondary Plan, NDP does not have status under The Planning Act, nor does it require
Council approval. The NDP is approved by the Director of Engineering Services and the
Director of Planning Services.
2.2 In 1992 and 1994, Courtice Heights Development filed two subdivision applications
referred to as 18T-92014 and 18T-94027 (depicted on Attachment 2). The Hancock
NDP was developed and approved alongside the two plans of subdivision. Council
approved the subdivision applications and the Director of Planning and Development
and the Director of Public Works approved the Hancock NDP in September 1998.
2.3 However, in August of 1999 the Ministry of Natural Resources (MNR) released mapping
for the Black-Farewell Wetland Complex which included a number of wetland areas in
the Hancock neighbourhood (Attachment 2). The wetland is now referred to as the
Harmony-Farewell Iroquois Beach Provincially Significant Wetland Complex. The
identification of Provincially Significant Wetlands (PSWs) means that some lands
previously shown for development in the 1998 NDP must now be protected. These lands
were not originally identified as part of the provincially significant Black Farewell Wetland
Complex because they were isolated from other natural heritage features or were
transitional in nature.
2.4 Other initiatives that necessitate the update to the Hancock NDP include the following:
• Release of Provincial Growth Plans and Regional Official Plan Amendment to
implement Provincial Policy (ROPA 128);
• Needs of the local school boards; and,
• Approved alignment of the East Durham Link to Highway 407.
2.5 In Fall 2011, Planning Staff developed a steering committee which included Planning
and Engineering Staff, Central Lake Ontario Conservation Authority and Niblett
Environmental Associates Ltd. to commence with the revisions to the Hancock NDP and
the Clarington Official Plan amendment that would implement the revisions.
REPORT NO.: PSD-054-12 PAGE 3
2.6 The original Official Plan Amendment No. 80 (OPA 80) proposed to amend the
Environmental Protection Area limits to reflect the identified Provincially Significant
Wetlands across the municipality. Since then, Official Plan Amendment No. 80 has
been scoped to implement revisions to the Hancock NDP, and PSWs (outside of the
Hancock neighbourhood) will be addressed through the Official Plan review.
2.7 A public information centre was held at the Courtice Community Complex on June 14,
2012 and was well attended. In response to wetland-specific comments, a second
public information centre was held at Courtice Secondary School on October 10, 2012.
Staff from the Ministry of Natural Resources and Central Lake Conservation Authority
were also in attendance. This report presents the draft Hancock NDP dated November
2012 and a draft Official Plan Amendment for public consideration and comments
through the statutory public meeting.
3. LAND CHARACTERISTICS AND SURROUNDING USES
3.1 An air photo of the neighbourhood is provided in Attachment 3. Lands within the
Hancock Neighbourhood have varied characteristics, including:
• Lands used for agricultural purposes;
• Natural, forested/vegetated/wetland-areas-and tributaries; - -
• Developed urban residential lots in plans of subdivision;
• Undeveloped lands in a draft plan of subdivision;
• Existing single detached dwellings on semi-rural lots with private servicing or
municipal water/private septic; and
• Other existing uses such as: a church, an auto wrecker and parkland.
3.2 The surrounding uses are as follows:
North - Rural lands outside the Courtice Urban area and within the Protected
Countryside area of the Greenbelt
South - Commercial plaza, Rural Residences and Farm Land on the south side of
Highway 2 corridor and future Hwy. 2/407 East Link interchange with
transit way station
East - Lands outside the Courtice Urban area and within the Protected
Countryside area of the Greenbelt
West - Urban residential uses
4. PROVINCIAL POLICY
4.1 Provincial Policy Statement (PPS)
The PPS identifies settlement areas as the focus of growth. Land use patterns shall be
based on densities and a mix of lands uses that efficiently use land, resources and
infrastructure. Energy efficiency and improved air quality is promoted by a compact
urban form, a mix of uses and utilization of public transit. Natural features, surface water
features and ground water features shall be protected.
REPORT NO.: PSD-054-12 PAGE 4
4.2 Greenbelt Plan — not applicable
4.3 Growth Plan for the Greater Golden Horseshoe (Growth Plan)
The subject lands are partially within the greenfield area and partially within the defined
built boundary of the provincial Growth Plan. The Growth Plan establishes the target of
50 jobs and residents combined per net hectare in the greenfield area and a minimum
of 40 percent of all new residential development, should be within the built boundary.
Both targets are measured across the Region of Durham. The Growth Plan encourages
the creation of complete communities that are compact and transit-supportive, offering a
diverse mix of land uses, a range and mix of employment and housing types, high
quality public open space and easy access to local stores and services. The Growth
Plan supports the identification and protection of natural heritage features and areas
that complement, link, or enhance natural systems.
5. OFFICIAL PLANS
5.1 Durham Regional Official Plan
The Durham Regional Official Plan designates the lands as "Living Areas". Key Natural
- Hydrologic and Heritage Features and High Aquifer vulnerability areas exist in the
neighbourhood. Lands within this designation shall be used predominantly for housing
purposes incorporating the widest possible variety of housing types, sizes, and tenure.
Living Areas shall be developed in a compact form through higher densities and by
intensifying and redeveloping existing areas, particularly along arterial roads. Key
natural heritage and hydrologic features are to be protected.
5.2 Regional Official Plan Amendment No. 128
Consistent with the Growth Plan, Regional Official Plan Amendment No. 128 includes
policies that require urban areas to achieve the following growth management
objectives on a Region-wide basis:
a) by 2015, and each year thereafter, accommodate a minimum
40% of all residential development through intensification within
built-up areas; and
b) develop greenfield areas in the Lake Ontario Shoreline municipalities at a
minimum gross density of 50 persons and jobs combined per hectare.
Typically, greenfield development will occur following the approval of a Secondary Plan.
However, in the case of the Hancock Neighbourhood, the land is very fragmented and
most parcels are less than 8 ha (20 acres). Development of greenfield Living Areas that
are less than approximately 20 hectares may proceed in the absence of a secondary
plan, if the area municipality is certain conditions are satisfied.
5.3 Clarington Official Plan
Within the Clarington Official Plan, the subject lands are predominantly designated as
Urban Residential and Environmental Protection Area. Other land use designations
REPORT NO.: PSD-054-12 PAGE 5
include Neighbourhood Park, Neighbourhood Centre (commercial), and sites targeted
for medium density residential development, as well one public elementary and one
separate elementary school.
The Hancock Neighbourhood has a current population allocation of 2900 and a housing
unit target of 975.
The existing Environmental Protection Area includes watercourses, significant woodlots
and some of the wetlands as identified on Map C1, Natural Heritage System. The
subject site is within the Lake Iroquois Beach. The wetlands are part of the Harmony-
Farewell Iroquois Beach Wetland Complex, a Provincially Significant Wetland.
The Transportation Map identifies Arterial Roads including Nash Road and Courtice
Road which are designed to move significant volumes of traffic, and several collector
roads including George Reynolds Drive, Moyse Drive and Hancock Road which are
designed to move moderate volumes of traffic.
Neighbourhood Design Plans are required under the Clarington Official Plan and
provide a conceptual plan of the future development of an entire neighbourhood and
include:
• Road alignments and standards;
• = Sidewalks, trail systems and walkways;
• Potential cycling and transit routes
• Potential lotting; and
• Siting of schools, parks, open space lands, stormwater management facilities
and other community/utility uses.
6. SUMMARY OF NATURAL ENVIRONMENT BACKGROUND REPORT
6.1 A Natural Environment Background Report prepared by Niblett Environmental Associates
Ltd. (Niblett) was completed in support of the revised Hancock Neighbourhood Design
Plan.
Niblett's report had the following objectives:
a) On a broad level, derive a constraints and opportunities plan, that would
generally identify the location and extent of natural heritage features;
b) Provide advice on suitable buffer widths;
c) Provide environmental background information to assist with selecting
appropriate servicing and transportation corridors which would avoid or minimize
environmental impacts, to the extent possible; and
d) Provide the appropriate environmental background information to assist with
defining residential limits of development.
Niblett's mapping is based on information from MNR and CLOCA, including the
Black/Harmony/Farewell Creek Existing Conditions Report, relevant EIS reports
completed for area developments, and the consultant's familiarity of the area.
REPORT NO.: PSD-054-12 PAGE 6
Niblett's work does not replace the requirement for detailed field work and study through
Environmental Impact Study (EIS) associated with site specific development
applications, should the lands be within 120 metres of an identified feature.
Niblett's report summarized the following recommendations:
• Utilize 30 metre buffer from the wetland boundary, with lots outside the buffer,
and a 10 m setback from the dripline of the forest, whichever is greater (to be
further defined through an EIS required at the time of development);
• Utilize existing forest area as buffer;
• Fencing of rear lots to minimize impacts on forest and wetland features to the
satisfaction of the Municipality of Clarington and CLOCA;
• Require submission of an edge management plan for the 30 m buffer;
• Implement measures to reduce light and noise impacts on the protected natural
areas;
• Require developers/builders to prepare a homeowners guide/environmental
awareness brochure to educate future homeowners about the environmentally-
sensitive natural features in their neighbourhood; and
• maintain surface water runoff toward the wetlands, outside of that captured by
the stormwater system.
6.2 Niblett's report assessed the completion of George Reynolds Drive between Courtice
Road and Harry Gay Drive. The location of the east-west collector road alignment is
consistent with the 1998 NDP and would have the least environmental impact, however
measures to mitigate environmental impacts are recommended including:
• Install culverts to maintain flows and accommodate wildlife movement (eco-
passages);
• Limit ditching or diversions to stormwater system;
• Narrow right-of-way and/or pavement width;
• Limit grading and slopes and retain tree cover;
• Provide additional plantings to seal forest edge;
• Install fencing to ensure use of eco-passage;
• Post speed reductions and wildlife awareness signage;
• Limit light penetration; and
• Construct outside of breeding bird season (May 1 St— July 31S)
6.3 Niblett's report also assessed the feasibility of allowing lands to be developed on the
south side of George Reynolds Drive, just west of Hancock Road. Lands were identified
for future development on the south side of George Reynolds Drive in the draft
approved plan of subdivision. These were subsequently registered as 'blocks' and can
only be developed into lots when abutting lands to the south are acquired. The blocks
have been pre-serviced in keeping with the 1998 Hancock NDP. These lands are
impacted by the minimum 30 metre buffer to the PSW and only five (5) of the thirteen
(13) potential future lots are now identified as being permitted to develop, pending the
acquisition of other lands and Planning Act approvals. Maintaining the 30 metre buffer
will assist in preserving the function of the wetland and upland forest and some of the
vacant cleared lands could be restored to enhance the functional natural heritage
system.
REPORT NO.: PSD-054-12 PAGE 7
7. BLACK/HARMONY/FAREWELL CREEK WATERSHED PLAN
7.1 The Hancock Neighbourhood falls within the Black Creek Watershed. Under the Oak
Ridges Moraine Conservation Plan, watershed plans are to be completed for all
watersheds within the Moraine. The headwaters of the Black Creek watershed
originates from the Oak Ridges Moraine.
7.2 The final Black/Harmony/Farewell Creek Existing Conditions Report was adopted by
CLOCA's Board of Directors at their April 2011 meeting. The first phase, the Existing
Conditions Report, provides an assessment of the state of the watershed by examining
the following components: human heritage; green space; land use and policy;
impervious surfaces; air quality; climate; physical geography; water budget; water
temperature; surface water quality; surface water quantity; stormwater management;
fluvial geomorphology; hydrogeology; aquatic habitat and fisheries; terrestrial natural
heritage; and wetlands.
7.3 Following this report, alternative management options were identified and discussed. A
Public Information Centre was held to discuss the Draft Black/Harmony/Farewell Creek
Watershed Plan on November 6, 2012.
7.4 The final phase will confirm the recommended management options and include an
implementation and monitoring plan. The recommended management options,
implementation and monitoring plan will be presented to the public and stakeholders
and will complete the watershed plan for the Black/Harmony/Farewell Creeks.
7.5 While the watershed planning process assisted in identifying the existing natural
heritage system and the targeted natural heritage system, the full implementation of the
objectives and recommendations of the Watershed Plans will be part of the Official Plan
review and ongoing implementation actions by the CLOCA.
8. PUBLIC NOTICE AND SUBMISSIONS
8.1 On June 14, 2012 a Public Information Centre (PIC) was held at the Courtice
Community Complex. Public notice for the PIC was given by mail to each landowner
within the neighbourhood and all interested parties. Notices were also placed on the
municipal website and in the local newspaper. A summary of the comments received
and responses are included in Attachment 8.
8.2 A second PIC was held October 10, 2012 at Courtice Secondary School. Public notice
was given by mail to each landowner where PSWs or the 30 metre buffer areas have
been identified on their land. Notices were also placed on the municipal website. A
summary of the comments received and responses are included in Attachment 8.
8.3 Public notice for the Statutory Public Meeting scheduled for December 10, 2012 was
given by mail to each landowner within the neighbourhood and all who have previously
expressed an interest in the process. Notices were also placed in the local newspaper
and on the municipal website. A summary of the comments received to date and
responses are included in Attachment 8.
REPORT NO.: PSD-054-12 PAGE 8
9. AGENCY COMMENTS
9.1 Regional Planning
The proposed Clarington Official Plan Amendment would satisfy the intent of the
Regional Official Plan to achieve a compact urban form, including intensive residential
uses along arterial roads in conjunction with present and potential transit facilities. The
proposed housing and population targets will approach the density targets as outlined in
Regional Official Plan Amendment No. 128 to the Regional Official Plan.
The Region highlights that future proponents of development will be required to satisfy
their requirements with respect to:
• Site contamination — completion of the Site Screening Questionnaire or a suitable
Environmental Site Assessment/Record of Site Condition;
• Noise — completion of a Noise Impact Study and implement noise control measures;
and
• Archaeological — completion of an archaeological assessment.
Services are available to the Hancock Neighbourhood. Future road widening will be
determined at the time of development.
9.2 Central Lake Ontario-Conservation Authority(CLOCA)
CLOCA has provided comments on the Natural Environment Background Report
prepared by Niblett Environmental Associates Limited.
CLOCA has worked closely with Clarington Planning and Engineering Staff through the
review of the NDP and generally concurs with the natural heritage system mapping and
the lands to be included in the Environmental Protection area. CLOCA has no objection
to the creation of the special study area and related policies.
CLOCA does not object to the extension of George Reynolds Drive provided mitigative
measures as identified in the Natural Environment Background Report are implemented
during the detailed design of the road.
CLOCA will be involved in reviewing the detailed development applications and
accompanying EIS once submitted.
9.3 Peterborough Victoria Northumberland Clarington District Catholic School Board
Comments from PVNCDC School Board confirmed that the Hancock NDP should
continue to plan for a separate elementary school in the neighbourhood.
The 1998 Hancock NDP illustrated a school site interior to the neighbourhood south of
Nash Road, proximate to the parkette, and adjacent to the Black Creek valley.
Clarington Planning and Engineering Staff and PVNCDC School Board Staff discussed
the merits of shifting the site north to allow for access via Nash Road, an arterial road,
with additional access via roads to the south and east of the school block. This location
REPORT NO.: PSD-054-12 PAGE 9
would be well-connected with road and pedestrian connections in an effort to mitigate
future traffic concerns. Peterborough-Victoria-Northumberland and Clarington District
School Board (PVNCDSB) supports the location of the separate elementary school
block.
9.4 Other agencies
Regional Health, Rogers Cable and Kawartha Pine Ridge District School Board have no
objections to the draft NDP and draft Official Plan amendment.
10. DEPARTMENTAL COMMENTS
10.1 Engineering Services
The Engineering Services Department has provided comments and are summarized as
follows:
Extension of George Reynolds Drive
George Reynolds Drive is identified as a collector road in the Clarington Official Plan.
The alignment connects Hancock Road from the east, and extends west of Trulls Road,
before it connects to Nash Road to the south.
From a traffic planning perspective, constructing George Reynolds Drive between
Courtice Road and Harry Gay Drive is necessary to complete the grid road network as
originally planned. George Reynolds Drive is one of few east-west connections north of
Highway 2 in Courtice. Completing this connection will better distribute traffic, reduce
turning movements at isolated intersections, prevent further congestion along Nash
Road and Highway 2 and is beneficial from emergency response and winter
maintenance perspectives. In addition to providing improved route selection choices for
drivers, cyclists and pedestrians, completing this road section as planned will assist the
Municipality of Clarington and the Region of Durham in achieving their goals of
improving future transit ridership as this link location is ideal for a future transit route.
The completion of George Reynolds Drive will also complement the extension of
Adelaide Avenue which will terminate at Trulls Road.
Engineering is confident that mitigations identified in the Natural Environment
Background Report can be instituted and in consultation with CLOCA during the
detailed design of the road.
East-West Collector Road (South of Nash Road)
The Official Plan currently shows the extension of Moyse Drive, a collector street,
easterly to Hancock Road. Subject to minor realignment, the draft NDP maintains this
connection as it is an important part of developing the grid network for the
neighbourhood and will improve traffic circulation.
REPORT NO.: PSD-054-12 PAGE 10
Location of Separate Elementary School Block
Previous drafts of the NDP located the separate elementary school block at the corner
of Nash Road, an arterial road, and Hancock Road, a collector road. Engineering staff
and public comments raised concerns about the location at the corner and the potential
for traffic conflicts. The school block has been shifted west to address this comment.
On-site traffic management will be addressed at the site plan stage.
Stormwater Management
A small stormwater management block has been added adjacent to the Moyse Parkette.
This is to accommodate a small drainage area in the southeast corner of the
neighbourhood that does not drain to the Macourtice Pond. Both stormwater quantity
and quality controls will be assessed through future development applications and will
require detailed review by Clarington Engineering Staff and CLOCA.
Neighbourhood Park
A portion of the 30 metre buffer surrounding the PSW is within the neighbourhood park
block. Natural features and buffers to those features are not considered to be parkland,
however, in the case of the Hancock Neighbourhood park block, the dedication was
approved prior to the release of the wetland mapping for the area. This results in less
developable land within the park block than what was originally contemplated as no site
alteration or development can occur within the 30 metre buffer. The park is currently
being constructed.
Former Parkette Block
The parkette block previously shown in the northwest part of the 1998 Hancock NDP is
no longer required given its small size and location proximate to Harry Gay Park.
Servicing Connections
Certain lands have been pre-serviced based on the 1998 NDP along the south side of
George Reynolds and along the east side of Harry Gay Drive. If the revised NDP results
in the relocation or abandonment of service connections, the developer will be
responsible for 100% of the cost to do so.
10.2 EmeLgency and Fire Services
The extension of George Reynolds Drive is supported from an emergency response
perspective.
10.3 Operations
The Operations Department is opposed to any right-of-way that is less than 20 metres in
width.
REPORT NO.: PSD-054-12 PAGE 11
10.4 Building Division
The Building Division has no objections to the proposed amendment.
11. DISCUSSION
11.1 The redesign of the Hancock NDP has involved municipal staff and CLOCA, with
assistance from an environmental consultant. Development constraints, such as natural
features and buffers, limit the possibilities for road and servicing connections. Further,
much of the redesign has to complement existing development or existing approvals.
11.2 Niblett's Draft Natural Environment Background Report, November 2012, is supportive
of the revised Hancock NDP, November 2012. Any comments received on the current
draft will be considered and incorporated into the final report prior to approval.
11.3 A summary of public submissions and responses is included as Attachment 8. The
subsequent recommendation report will continue to report on comments received and
revisions to the NDP or draft OPA 80.
11.4 Densities, Population and Housing Growth
The Hancock Neighbourhood has`a current population allocation of 2900 and a housing
unit target of 975.
EXISTING
Urban Area Housing Units
Neighbourhoods Low Medium High Intensification Total
N6 Hancock 850 100 0 25 975
% of Total 87% 10% 0% 3% 100%
PROPOSED
Urban Area HousinE Units
Neighbourhoods Low Medium High Intensification Total
N6 Hancock 725 475 0 25 1225
of Total 59% 1 39% 1 0% 1 2% 1 100
The draft OPA 80 proposes to amend the housing targets by reducing the low density
housing units by 125 and increasing the medium density housing units by 375. The draft
Hancock NDP protects the interior, environmentally sensitive areas of the
neighbourhood which were historically planned for additional single detached dwelling
units, and increases density along Courtice Road, Nash Road and Hancock Road.
Medium density development could account for 40% of the total units in the
REPORT NO.: PSD-054-12 PAGE 12
neighbourhood versus 10% according to the 1998 Hancock NDP. Overall, the target
population for the neighbourhood has increased from 2900 to 3400.
Much of the land in the Hancock Neighbourhood is within the Built Boundary of the
Growth Plan including existing single detached dwellings on large semi-rural lots along
Hancock Road and Courtice Road. These can redevelop over time and will contribute to
the Growth Plan requirement to accommodate a minimum 40% of all residential
development through intensification within built-up areas. Overall, the draft Hancock
NDP, once developed, would exceed the minimum gross density of 50 persons and jobs
combined per hectare. The Growth Plan targets would be satisfied.
11.5 Removal of Neighbourhood Centre Symbol
The 1998 Hancock NDP included a neighbourhood commercial site at the northeast
corner of Courtice Road and George Reynolds Drive. During the review of the NDP, the
neighbourhood centre site was deleted from the current draft and an opportunity for a
small convenience store use is permitted at that location.
The neighbourhood centre site could accommodate retail and service commercial type
uses up to a maximum gross leasable floor area of 5,000 square metres.
Since the preparation of the original NDP, the commercial policies of the Clarington
Official Plan have been revised. A convenience store use is now permitted in any low
density residential designation to a maximum gross leasable floor area to 250 square
metres. The draft neighbourhood plan shows a convenience store at this location.
11.6 Pre-Serviced Lands
The revised NDP takes into account the protection of natural features and makes
appropriate new road connections which results in changes to the original lotting
pattern.
At the time of construction of George Reynolds Drive and Harry Gay Drive following the
approval of the draft plan of subdivision 18T-92014, lands were pre-serviced in
anticipation of the creation of lots in the future. This means that water and sanitary
services exist to the edge of the road allowance for the future lots along the east side of
Harry Gay Drive (14 lots along the elementary school block frontage) and along the
south side of George Reynolds Drive (13 lots between the neighbourhood park and
Hancock Road).
REPORT NO.: PSD-054-12 PAGE 13
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Planning and Engineering staff have reviewed the draft Hancock NDP design to ensure
that the road and lotting pattern is logical based on information available today. The
proposed Hancock NDP will result in relocation or abandonment of service connections
that were installed to vacant lands, not lots, and the developer will responsible for 100%
of the cost.
-11.7 Special Study Area No. 7 Lf ancock Neighbourhood)
A tributary runs north-south through the neighbourhood just east of Courtice Road, and
eventually drains to the stormwater management pond (southeast corner of Courtice
and Nash Roads). The lands to the east of the tributary, and west of the new
development on Harry Gay Drive is an isolated area that would be difficult and
potentially cost-prohibitive to service and access. Special Study Area No. 7
(Attachment 7) provides some flexibility in how this area may develop. Subject to
further study, it provides for the opportunity to realign the watercourse to the east to
allow consolidation of the developable lands on the west side of the realigned water
course. Niblett's report finds that there is potential for several environmental benefits,
such as eliminating the need for crossing the tributary and opportunities for
rehabilitation through additional plantings. The realignment would involve multiple
property owners who would need to collaborate to complete the study at their expense.
An Official Plan amendment would also be required in order to implement the findings of
the report, remove the special study limits and to establish land uses.
11.8 Property Values & Compensation for Wetlands
Property assessment is determined by the Municipal Property Assessment Corporation
(MPAC). In addition to recent sales, MPAC looks at the key features of every property.
Although as many as 200 different factors are considered when assessing the value of
a residential property, there are five major factors that account for 85% of the value:
• Age of the House;
• Building Area;
• Location;
REPORT NO.: PSD-054-12 PAGE 14
• Lot Dimensions; and
• Quality of Construction.
Site features may also affect the value. Topography is a site feature that is assessed.
One of the characteristics of topography is "low and wet" therefore individual properties
may already be assessed based on this characteristic, regardless of whether or not
lands are classified as PSW.
At this time the only compensation program offered is the Conservation Land Tax
Incentive Program (CLTIP) through the Ministry of Natural Resources. The CLTIP offers
a reduction in property taxes to landowners who agree to protect the natural heritage
feature(s) identified by MNR on their land. Activities that would degrade, destroy, or
result in the loss of the natural values of the site are not allowed.
Eligible lands include provincially significant wetlands and the current tax relief offered is
100 % tax exemption on that eligible portion of the property.
The CLTIP is offered annually to owners of land where PSWs have been identified.
11.9 Impact of Revisitinq PSW Mapping
As shown on the Hancock Natural Heritage System;map (Attachment 5), the PSWs
form part of a broader Natural Heritage System, and is depicted as Open Space on the
draft Hancock NDP and Environmental Protection Area in the draft Official Plan
amendment.
This Natural Heritage System is comprised of watercourses, valleylands, woodlands
and other types of wetlands, in addition to PSWs. Generally, no development is to occur
within the Environmental Protection Area, however, the mapping is open to some
degree of interpretation. This is true of any designation within an Official Plan.
Following the Public Information Centre held on October 10, 2012, Ministry of Natural
Resources staff committed to revisiting properties on a site-specific basis where
requested to confirm the limits of the PSWs. MNR staff expects that these site visits will
occur sometime in June 2013. The PSW limits may increase or decrease in size,
however, it is not expected that the PSWs will disappeared altogether. Any refinements
may or may not cause changes to the broader, overall natural heritage system.
Regardless of the limit of the PSWs in the Hancock Neighbourhood, any development
application within 120 metres of the Natural Heritage System is required to complete an
EIS. The EIS provides a specific development limit and is reflected in the development
plan, whether it be a Clarington Official Plan Amendment, Draft Plan of Subdivision/
Condominium, Land Severance, Rezoning or Site Plan.
At this time there are no specific proposals before the Municipality on properties where
landowners are not satisfied with the limits of the PSWs. Depending on the outcome of
MNR's site visits, and depending on the nature of the proposal, the proponents of
development would have the ability to amend the Neighbourhood Design Plan, Official
Plan and Zoning By-law on a site specific basis at any time in the future. Should Council
REPORT NO.: PSD-054-12 PAGE 15
desire, a policy can be instituted to provide a two (2) year grace period, where the
Municipality of Clarington will waive the fee for an Official Plan Amendment and/or
Neighbourhood Design Plan Amendment, if either is required as a result of a re-
evaluation, by MNR, of a PSW identified through proposed OPA 80.
The Hancock Natural Heritage System mapping is based on best information available.
It is recommended to proceed with the amendment now given other ongoing or
imminent development applications.
12. CONCURRENCE - Not Applicable
13. CONCLUSION
13.1 The purpose of this report is to satisfy the Public Meeting requirements under the
Planning Act for the draft Official Plan Amendment. Staff respectfully request that this
report be received and that staff continue to process the amendment relating to the
Hancock Neighbourhood Design Plan including the preparation of a subsequent
report.
CONFORMITY WITH STRATEGIC PLAN — Not Applicable
Staff Contact: Anne Taylor Scott, Planner II
Attachments:
Attachment 1 - Key Map of Neighbourhood
Attachment 2 - 1998 Hancock Neighbourhood Design Plan with PSW overlay
Attachment 3 - Aerial Photograph of Neighbourhood
Attachment 4 - Draft Hancock Neighbourhood Design Plan (November 2012)
Attachment 5 - Draft Hancock Natural Heritage System (November 2012)
Attachment 6 - Draft Hancock Transportation Plan (November 2012)
Attachment 7 - Proposed Official Plan Amendment No. 80
Attachment 8 - Summary of Public Submissions and Responses
List of interested parties to be advised of Council's decision:
(Available from the Planning Services Department)
Attachment 1
To Report PSD-054-12
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Attachment 7
To Report PSD-054-12
AMENDMENT NO. 80
TO THE CLARINGTON OFFICIAL PLAN
PURPOSE: The purpose of this amendment is to implement revisions to the
Hancock Neighbourhood Design Plan.
LOCATION: The subject lands are located within the Hancock Neighbourhood
generally bound by Courtice Road (west limit), Hancock Road (east
limit), Courtice Urban Area (north limit) and a branch of the Black
Creek and Highway 2 (south limit), The lands are described as Part
of Lots 27 and 28, Concession 2 and 3, former Township of
Darlington.
BASIS: This amendment is based on Council's'`consideration of an Official
Plan Amendment (COPA 2012 0002) irj,i,tiated by the Municipality of
Clarington. -�;
The Hancock Neighbourhood Design Plan :'received its original
approval in 1998.
ACTUAL
AMENDMENT: The Clarington Official Plan is.hereby amended as follows:
a) By amending Map A2'"Land Use Courtice Urban Area" by:
i, ideleting t'he,public",Elementary School symbol from the
n'eighpo'drh''ood, ,,
it deleting a portion of the north-south collector road north of
the mid;.block collector road (George Reynolds Drive) and
" th ,,east w"est collector road abutting the urban boundary
(former location of Adelaide Avenue extension);
iii. rede'signating lands from Urban Residential to Environmental
- Protection Area;
iv''''deleting the Neighbourhood Centre symbol;
v. relocating the Separate Elementary School symbol;
A revising a portion of the east-west collector road (Moyse
Drive),south of Nash Road;
vii. adding Medium Density Residential symbols; and
viii.placing lands within Special Study Area No. 7
as illustrated in Exhibit "A".
b) By amending Map B2 "Transportation Courtice Urban Area" by:
i. deleting a portion of the north-south collector road north of
the mid-block collector road, George Reynolds Drive and the
Draft— November 19, 2012 Page 1 of 3
i
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i
east-west collector road abutting the urban boundary (former
location of Adelaide Avenue extension; and
ii. revising a portion of the east-west collector road (Moyse
Drive) south of Nash Road
as illustrated in Exhibit "B".
c) By amending Map H1 "Neighbourhood Planning Units —
Courtice Urban Area" by changing the population of the
Hancock Neighbourhood (6) from "2900" to "3400" as illustrated
in Exhibit "C".
d) By amending Table 9-2 "Housing Targets by Neighbourhood" as
it applies to Courtice Neighbourhood "N6 Hancock" to reflect the
following:
i. Low Density Units froCn`850 to 725;`
ii. Medium Density Up[ts'from.1,00 to 475,
iii. Total Units from 975'to i "25; and
iv. Amending all correspon ing totals.
e) By amending Sectiori�17,by adding the following new section:
17.7 1 Study Area No. 7 (Hancock Neighbourhood)
p
C.,
This special study area is the location of a tributary north of the
Courtice Road &'Nash Road stormwater management facility.
This trib; tary is considered indirect fish habitat, lies adjacent to
a past of the Provincially Significant Wetland and forms part of
the liydrol'ogical function of : the neighbourhood. Existing
conditions have been studied through the Black/
:,Harmony/Farewell Creek Watershed Existing Conditions
Report,
The exact alignment of this tributary may be the subject of
further study at the developer's expense. The further study may
determine that some of the lands identified as "Environmental
Protection Area" within Special Study Area No. 7 may be
developed for residential uses. An official plan amendment will
be required to implement such study findings.' Until any study
determines otherwise, the lands may only be zoned and used in
accordance with the Environmental Protection Area policies of
the Official Plan."
Draft— November 19, 2012 Page 2 of 3
IMPLEMENTATION: The provisions set forth in the Municipality of Clarington Official
Plan, as amended, regarding the implementation of the Plan
shall apply to this amendment.
INTERPRETATION: The provisions set forth in the Municipality of Clarington Official
Plan, as amended; regarding the interpretation of the Plan shall
apply to this amendment.
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Draft— November 19, 2012 Page 3 of 3
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EXHIBIT"B"
AMENDMENT No. 80 TO THE MUNICIPALITY OF CLARINGTON OFFICIAL PLAN
MAP B2, TRANSPORTATION, COURTICE URBAN AREA
DELETE
� r
"COLLECTOR ROADS"
, .......a
r � I
I O I r DELETE
"COLLECTOR ROAD"
r .......I....... ...... • .......... NASH ROAD _
��`` a URBAN BOUNDARY
FREEWAY
ARTERIAL
�R�A1 HIGHI4AY p ` ————�TYPE B ARTERIAL
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I "COLLECTOR ROAD" COLLECTOR ROAD
lip I " ——————— REGIONAL TRANSIT SPINE
eeseeeeeeee l TRANSIT UNEJAL
8v Ip co STATION
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r .+" .. I FREEWAY INTERCHANGE
BLOOR STREET Q I GRADE SEPARATION
' 4
r r O
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200 m
♦ � r
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=s HIGHW ..... ........\ .... ..........................
- — AY 401
�♦� i tlr
MAP 132 "
TRANSPORTATION
COURTICE URBAN AREA r
OFFICIAL PLAN
MUNICIPALITY OF CLARINGTON
AUGUST, 2010 LAKE ONTAR/O
REFER TO SECTION 19
THIS CONSOUDATION IS PROVIDED FOR CONVENIENCE ONLY
AND REPRESENTS REQUESTED MODIFICATIONS AND APPROVALS
Exhibit "C", Amendment No. 80 To The Municipality Of Clarington Official
Plan, Map H1, Neighbourhood Planning Units, Courtice Urban Area
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12 I N
FAREWELL
HEIGHTS 1
(*)
3 4
WORDEN HIGHLAND 6 &
(3900) (4100) 5 HANCOCK o
GLENVIEW (3400)
SH ROAD (3100)
S%OPP/H6M)SWRICi
KING STREET
1 Change From
10 TOWN
DARLINGTON CENTRE 1/2900"To"3400"
(2400) 6 (600)
EMILY STOWE 7
(6100) AVONDALE
9 w (3600) o ' URBAN BOUNDARY
PEN FOUND o Q NEIGHBOURHOOD BOUNDARY
N U
o (1000) POPULATION
0
1 0 (*) SEE SECTION 17.6
0
o ~ BLOOR STREET
O
11
BAYVIEW
o (4500)
r
1
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IHIGHWAY 401 w
I 1
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MAP H1 1
NEIGHBOURHOOD PLANNING UNITS
COURTICE URBAN AREA
OFFICIAL PLAN LAKE ONTARIO
MUNICIPALITY OF CLARINGTON
AUGUST,2010
REFER TO SECTIONS 5 AND 9
THIS CONSOLIDATION IS PROVIDED FOR CONVENIENCE ONLY
AND REPRESENTS REOIIESTED MODIFICATIONS AND APPROVAL
i
it
SUMMARY OF PUBLIC SUBMISSIONS AND RESPONSES
RE: CLARINGTON OFFICIAL PLAN AMENDMENT TO IMPLEMENT A REVISED HANCOCK NEIGHBOURHOOD DESIGN PLAN
File#: COPA 2012-0002&PLN 31.5.2
Concern
Response '
-Re comrnentletl Direction
Several submissions have been
See Section 11 of the Public Meeting Report
Property owners who wish to have
received specific to Provincially
for discussion.
MNR, CLOCA and Clarington staff
Significant Wetlands, including;
revisit their land to reassess limits of
• Disagreement over the limits
PSW can make submissions to MNR
of the PSW and/or whether the
for site visits to be scheduled when
lands should be considered
mutually convenient in the spring of
PSW
2013.
• Out of date mapping
• Dissatisfied with the
notification process
• Private property rights
• Compensation
• Issue of fairness ie. some
development proceeds while
others can not
• At what point to land use
designations "crystallize"
• Delaying consideration of
OPA 80 until MNR revisits
sites.
Several residents have submitted
See Section 10.1 of the Public Meeting
Continue to identify George
concerns about the completion
Report for discussion.
Reynolds Drive as a Collector Road.
of George Reynolds Drive
No further action is required.
between Courtice Road and
Harry Gay Drive, citing the
following specific concerns:
• Environmental impacts
• Cost
• Notneeded
• Disruptive to neighbourhood
Page 1 of 8
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N 00
SUMMARY OF PUBLIC SUBMISSIONS AND RESPONSES
RE: CLARINGTON OFFICIAL PLAN AMENDMENT TO IMPLEMENT A REVISED HANCOCK NEIGHBOURHOOD DESIGN PLAN
File#: COPA 2012-0002&PLN 31.5.2
Concern
Response
Recommended Direction
Request to fill in ponds south of
The ponds have been identified as part of
CLOCA does not support filling in
Draft Approved Plan 18T-94027;
the functional (existing) natural heritage
ponds at this time. Staff continue to
but are currently within the
system through the Black/Harmony/Farewell
review this issue.
proposed Environmental
Creek Watershed planning exercise. Also,
Protection designation in
See Section 7.0 for discussion.
conjunction with watercourse
Concerned about the ability to
The subject property is zoned to permit a
The revised draft NDP (Nov. 2012)
obtain a building permit on Lot
building permit today. Also, See Section 7.0
scales back the Functional Natural
20, Plan 634, fronting on to
for discussion on the
Heritage System on the lot and draft
Hancock Rd. Also, raised a
Black/Harmony/Farewell Creek Watershed
OPA would not redesignate the
general concern about the
planning exercise.
entire parcel as Environmental
natural heritage system taking up
Protection Area.
too much land.
Lot 12 on Tabb Ave, is registered
Lot 12 has been revised. Proposed lot lines
No further action required.
and built on - revise plan to
are conceptual and minor deviations from
reflect existing condition;
the NDP can be considered at the time of
Doesn't understand protecting
development applications.
the backyards of the lots fronting.
onto Nash;Need to allow
Temporary cul-de-sacs can be considered
temporary cul- de-sacs
on a site by site basis. These comments
have been relayed to the Engineering
Services Department.
A medium density residential
Staff have reviewed the potential for
No further action required.
concept plan was submitted for
medium density residential development on
the elementary school, with
the former public elementary school site.
single detached dwellings along
The school site is interior to the
Harry Gay Drive (to make use of
neighbourhood and adjacent to a PSW.
existing service connections)
Medium density development is better
suited along arterial and collector roads.
Further, the adjacent property owner is
satisfied with the proposed draft NDP and
Page 2 of 8
SUMMARY OF PUBLIC SUBMISSIONS AND RESPONSES
RE: CLARINGTON OFFICIAL PLAN AMENDMENT TO IMPLEMENT A REVISED HANCOCK NEIGHBOURHOOD DESIGN PLAN
File#: COPA 2012-0002&PLN 31.5.2
Concern',
Response
Recommended Direction
has revised S-C-2009-0001 on that basis.
Also see Section 11 of the Public Meeting
Report for discussion.
Maintain 13 lots along George
See Section 11 of the Public Meeting Report
Staff and CLOCA continue to review
Reynolds Dr with an 18 metre
for discussion.
this issue.
buffer(see submission by Plan B
on behalf of owner)
Staff and CLOCA are not supportive of a
proposed 18 metre buffer to the PSW.
The draft Hancock NDP was revisited to
examine whether wide shallow lots can be
accommodated.
Developer of 18T-94027 has
These changes are as a result of ongoing
The draft Hancock NDP, November
highlighted the following:
engineering submissions as draft plan
2012, reflects changes.
• replace open space (overland
conditions for 18T-94027 are fulfilled.
flow area) in 18T-94027 with
residential lots;
• delete green space
Staff and CLOCA are in agreement with the
designation from rear yards of
suggested changes.
2 lots east of servicing
corridor;
• temporary access along
Courtice Rd to be shifted to
reflect engineering
submission; and
• delete trail because of
removal of overland flow
route.
Page 3 of 8
SUMMARY OF PUBLIC SUBMISSIONS AND RESPONSES
RE: CLARINGTON OFFICIAL PLAN AMENDMENT TO IMPLEMENT A REVISED HANCOCK NEIGHBOURHOOD DESIGN PLAN
File#: COPA 2012-0002&PLN 31.5.2
Concern
11 1 1 Response
Recommended Direction
Concerned about safety; fencing
Fencing between residential development
No further action required.
to east of PSW; higher densities
and natural features is, and has been, a
should be promoted along
standard condition of draft plan approval.
Courtice Rd to protect interior
The municipality does not install fencing on
wetlands;protect species; use
private property.
existing infrastructure to reduce
taxes; do not extend George
Also see Section 11 of the Public Meeting
Reynolds; disagrees with
Report for discussion on unit mix and land
Hancock Park plan -should be
uses.
naturalized; respect buffers; keep
Neighbourhood Commercial and
See Section 10.1 for discussion on the need
move to central location;
for George Reynolds Drive and the
increased population impacts
neighbourhood park.
hydrology.
Impacts on hydrology would be a
component of future EIS work.
Wish to sever lot(s) 250'deep
Until the alignment of the new n/s road is
No further action is required.
along Courtice Road, then shift
determined through EIS, the road should not
road to east to accommodate
be shifted and lots cannot proceed on the
40x900 lots on both side of new
east side of road given location of PSW and
n/s road. Wants lots on the north
buffer. Proposed lot lines are conceptual
side of George Reynolds Drive
and minor deviations from the NDP can be
between Harry Gay Dr and new
considered at the time of development
n/s road,
applications and support by EIS.
Traffic lights needed at
Regional Works has indicated that current
No further action is required.
intersection of Courtice and Nash
traffic volumes do not warrant signalization
Roads.
at this time, however, this intersection
continues to be monitored by the Region of
Durham.
Support protection of PSWs and
Agreed. Protection of natural heritage
No further action is required.
green space areas.
features and PSWs is an important part of
Page 4 of 8
SUMMARY OF PUBLIC SUBMISSIONS AND RESPONSES
RE: CLARINGTON OFFICIAL PLAN AMENDMENT TO IMPLEMENT A REVISED HANCOCK NEIGHBOURHOOD DESIGN PLAN
File#: COPA 2012-0002&PLN 31.5.2
Concern
Response
Recommended Direction
land use planning and is supported by
rovincial, regional and local policies.
Concern that Harry Gay Drive is
Harry Gay Drive is designated as a
No further action is required.
too narrow, high traffic volume
Collector Road in the Clarington Official
and question the ability to
Plan and has a right-of-way width of 26
accommodate bus traffic and on
metres and a pavement width of 10 metres.
street parking.
Collector Roads are designed to collect and
distribute moderate volumes of traffic
between all types roads. Harry Gay Drive
has been designed to accommodate public
transit vehicles
The completion of George Reynolds Drive
would assist in further distributing traffic in
the neighbourhood.
The existing subdivisions satisfy on street
parking requirements of 1 space for every 4
single detached dwellings.
Request that the Courtice Urban
Urban boundary expansions can only be
No further action is required.
Boundary(east of Hancock Road
considered during the 5-year Official Plan
and south of Nash Road) be
Review process which is underway.
expanded to include those
However, the lands east of Hancock Road
properties up to the Highway 407
and south of Nash Road are within the
East Link as well water will be
Protected Countryside of the Greenbelt.
impacted with construction.
Expansion into the Greenbelt is not
These lands could be easily
permitted. The landowners may wish to
serviced with the reconstruction
become involved in the 10-year review of
of Hancock Road.
the Greenbelt Plan which should begin in
2015.
Page 5 of 8
SUMMARY OF PUBLIC SUBMISSIONS AND RESPONSES
RE: CLARINGTON OFFICIAL PLAN AMENDMENT TO IMPLEMENT A REVISED HANCOCK NEIGHBOURHOOD DESIGN PLAN
File#: COPA 2012-0002&PLN 31.5.2
Concern
Response
Recommended Direction
Highway 407 alignment details,
The future alignment of Hancock Road, the
No further action is required.
timing and recommendations of
East Link and the future transitway station
noise study.
are depicted on the proposed
Neighbourhood Design Plan.
More information about Highway 407 and
the East Link can be obtained by visiting:
hftp://www.highwav407east.com/
From the "Noise Impact Assessment of the
Recommended Design" specific to the East
Link:
No specific noise mitigation measures were
identified as meeting the technical and/or
economic feasibility requirements of the
Environmental Guide for this section.
Enhanced landscaping measures will be
used in areas with a sound level change of
greater than 10dB, where feasible. Such
measures may include buffer plantings,
contour grading, vegetative slope
stabilization and enhances edge
management at wooded areas. The use of
vegetative buggering and screening may
help to lessen the noise effects.
Construction noise mitigation in the form of
a construction Code of Practice will be
written into the contract documentation for
the contractor.
Page 6 of 8
SUMMARY OF PUBLIC SUBMISSIONS AND RESPONSES
RE: CLARINGTON OFFICIAL PLAN AMENDMENT TO IMPLEMENT A REVISED HANCOCK NEIGHBOURHOOD DESIGN PLAN
File#: COPA 2012-0002&PLN 31.5.2
Concern
Response
Recommended Direction
Timing of future separate
While school sites are shown on official plan
No further action required.
elementary school and whether it
mapping, these sites are generally acquired
will be a French immersion
some time after of subdivision development
school.
commences. Planning staff have no details
of the timing of development of the school,
other than the board wishes to continue to
plan for this site.
For specific questions on timing and
programming please contact the
Peterborough Victoria Northumberland
Clarington District Catholic School Board
directly.
What is a transitway station?
Transitway stations have been approved
No further action required.
through the Environmental Assessment for
Highway 407 East.
These stations are intended to integrate
local and inter-regional bus transit stops
with commuter parking, transit platforms, a
kiss and ride etc. Specific station details will
be determined through subsequent design
studies.
Concerned about air quality and
Staff agree with important environmental
No further action is required.
health; forests and wetlands
concerns raised.
should be rehabilitated; fairness
Property owners who wish to have
should be based on science
Previous approvals by OMB do have status,
MNR, CLOCA and Clarington staff
serving all, not just developers;
even now, with new information and
revisit their land to reassess limits of
requested wetland designation;
mapping.
PSW can make submissions to MNR
concerned about poor water
for site visits to be scheduled when
quality;protection against
See Section 7.0 for discussion on the
mutually convenient in Spring 2013.
Page 7 of 8
SUMMARY OF PUBLIC SUBMISSIONS AND RESPONSES
RE: CLARINGTON OFFICIAL PLAN AMENDMENT TO IMPLEMENT A REVISED HANCOCK NEIGHBOURHOOD DESIGN PLAN
File#: COPA 2012-0002&PLN 31.5.2
Concern
Response `
Recommended Direction
floods/drought, water ponding
Black/Harmony/Farewell Creek Watershed
and noise; connectivity of
planning exercise.
wetland and natural areas
through park.
Niblett's report makes recommendations to
address concerns raised and will be part of
future EIS work.
See discussion on the neighbourhood park
in Section 10.1.
Page 8 of 8