HomeMy WebLinkAboutPD-280-89i'
TOWN OF NEWCASTL'E
WvW
rLLI I1*3: General Purpose and Administration Committee
: November 6, 1989
F2EPORT #: PD-280-89 FILF #:
SUBJECT: OFFICIAL PLAN AMENDMENT -. FILE: OPA 89-41/N
PROPOSED PLAN OF SIIBDIVISION - FILE: 18T-89041
ZONING BY-LAW AMENDMENT - FILE: DEV 89-51
APPLICANTS EIRAM DEVELOPMENTS
PART LOTS 9/10,•CONCESSION 2, TOWN OF BOWMANVILLE
RECOMMENDATIONS:
File #
Res. #
8y-Law #
It is respectfully recommended ..that the General Purpose and
Administration Committee recommend to Council the following:
1. THAT,, Report .PD-280-89:.be :received;
2: THATILI.-:ahe Official:. Plan Amendment application submitted by
. Eiram 'Developments.Ltd. ' to: `. amend the Town Official 'Plan be -
approved`:in`.`partto:delete aPublic Junior Elementary School
des ignation;;deletezthe'Hazard Land indications affecting the..
subject aids andT`ielocate the. collector=:road ail.' -within
Neighbourhood ' 2C';; r h<III I W pool
oor
rpZ
t z 3 THAT.. the Offciah :Plan Amendment application to` add -a "Local
Central -Area" 3�ekdeferred for furtherconsideration;`;;
k
o.
40 _ THAT the pproposed '.Plan of Subdivision 18T-89041 revised and
datedSeptember, 1*989,,. "as:�•�per Attachment No. 1 -be APPROVED
subject to,:the conditions` -contained in this Report;
5. THAT the Mayor and Clerk be authorized, by by-law, to execute
a Subdivision Agreement between the Owner and the town of
Newcastle at such time as the Agreement has been finalized to
the satisfaction of the Director of Public Works and the
Director of Planning;
6. THAT Rezoning Application DEV 89-51 submitted- by Eiram
Developments Limited to permit the proposed Plan of
Subdivision be APPROVED;
...2
TOWN OF NEWCASTL'E
WvW
rLLI I1*3: General Purpose and Administration Committee
: November 6, 1989
F2EPORT #: PD-280-89 FILF #:
SUBJECT: OFFICIAL PLAN AMENDMENT -. FILE: OPA 89-41/N
PROPOSED PLAN OF SIIBDIVISION - FILE: 18T-89041
ZONING BY-LAW AMENDMENT - FILE: DEV 89-51
APPLICANTS EIRAM DEVELOPMENTS
PART LOTS 9/10,•CONCESSION 2, TOWN OF BOWMANVILLE
RECOMMENDATIONS:
File #
Res. #
8y-Law #
It is respectfully recommended ..that the General Purpose and
Administration Committee recommend to Council the following:
1. THAT,, Report .PD-280-89:.be :received;
2: THATILI.-:ahe Official:. Plan Amendment application submitted by
. Eiram 'Developments.Ltd. ' to: `. amend the Town Official 'Plan be -
approved`:in`.`partto:delete aPublic Junior Elementary School
des ignation;;deletezthe'Hazard Land indications affecting the..
subject aids andT`ielocate the. collector=:road ail.' -within
Neighbourhood ' 2C';; r h<III I W pool
oor
rpZ
t z 3 THAT.. the Offciah :Plan Amendment application to` add -a "Local
Central -Area" 3�ekdeferred for furtherconsideration;`;;
k
o.
40 _ THAT the pproposed '.Plan of Subdivision 18T-89041 revised and
datedSeptember, 1*989,,. "as:�•�per Attachment No. 1 -be APPROVED
subject to,:the conditions` -contained in this Report;
5. THAT the Mayor and Clerk be authorized, by by-law, to execute
a Subdivision Agreement between the Owner and the town of
Newcastle at such time as the Agreement has been finalized to
the satisfaction of the Director of Public Works and the
Director of Planning;
6. THAT Rezoning Application DEV 89-51 submitted- by Eiram
Developments Limited to permit the proposed Plan of
Subdivision be APPROVED;
...2
REPORT NO.: PD-280--89
PAGE 2
7. THAT the amending by-law be passed at such time the related
Official Plan Amendment has been adopted by Regional'Council;
8. THAT the Region of Durham Planning Department and those persons
listed in this Report and any delegation be advised of Council's
decision; and
I IF
9. THAT the Region of Durham Planning Department be forwarded a copy
of Report PD-280-89.
1. APPLICATION DETAILS:
IF
1.1._.Applicant: Eiram Developments'
l*2 O.P.A:: From: ."Low-DensityResidential with Hazard
M. Land' 1ndlCatlOnS ° `
t F IT_ I
I FIT' "I IF Too "Low- Density .Residential" with a "Local` .
FIT
Central Area" designation
1:3 Subdivision: 336'`single famil1.
y dwelling units proposed;
It: IT IF IF, 158 sema detached/link If
units proposed;IF
It
4 TV'k r Y _ 114 treetr townhouse units ro osed•
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}f N'ry l ,5ts" }`•C74IM 1 z9 yr r I r c .... .. f 1 ., � .. rH r p.:. -. L' . .. / f tz,. - i fr} � ,� {
7 s E; # 1'11 block townhouse .units proposed;FII
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;��� `' z> j 719 units rtotal'proposed, s ,., fr „F
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J r ,Y, x {., LL , r Park Block sand $ Commerca al Block F. I, .ILIiF
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t Sh' '4 Rezon�ings .� from"Agricultural (ANIT
) Ito appropriate zone �;�rI
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.pi ?`� t ) ° >� � `;. fY � Il �cv>} 1,Y'� � � hf I ��i'i.�J•$�',�t� r�� 'r ��g .{ . -�
IF tTtIF
41:.3 7 ;hat A Y�'E=) y� F �}
02�q� 2 acresy�`j jiT
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1� ''In �April`£of 31989;the `.Town"f'�Newca'stle Planning and Development t's�
-
Y `Department was notified by°`L a region of Durham Planning Department F.
I IF
I IF
of an application for Off icials;Plah,'Amendment and proposed Plan of
I IF I IF -
.Subdivision. The application I I owas submitted by Lawrence Gold on
behalf of EiraDevelopnt Corporati
m me on. Staff subsequently
F.received an application to amend the Town of Newcastle
Comprehensive Zoning By-law 84-63, as amended, which, if approved,
...3
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REPORT NO.:
PD-280-89
PAGE 3
would implement the correct zoning category for the subdivision
application.
2.2 The application as originally submitted, proposed a total of 728
units. This included a High Density Block, a Local Central Area,
a Park and School Block. The plan has since been revised a number
of times, with the proposal before Committee/Council representing
the applicant's most up to date proposal.
2.3 The subject application is located within Neighbourhood "2C" on
Schedule 7-1 of the Town of Newcastle Official Plan (Bowmanville
Urbaii "Area) In order to assist Staff in the review of the subject
IF I
applications,=> -the applicant was- requested to prepare a "Concept
- Plan which provides an illustration of street patterns and land
use potential for the entire neighbourhood. This concept plan was
prepared`:to'assist Staff to gain a better understanding of how the
T'. t entire` neighbourhood should be_developed,in.the future.
o-IF m OF *1 .`
OF 1-` tF`. _ 2 :4 '.-On ' October` 24,. =1989, ' 1n accordance with the requirements of the
-FIFO. uIF
p'� * IF I
Region of Durham,,< two ( 2) `copies of the Noise 'Impact Study., were
rp' re OFF; F
eived in support the , a lication.F mIFFf OFF
-
` '�� �`F. `OFFv PPq pP ' On October 26; 19 89, a
fI Fri ;- t F t.r zY-tr It '� -FF
,�n�� ':. - i,. .a F, if f' '' .:?Y z'�: ,_ F.
-
`�`� 4 �K„�,'If
copy;ofIF TIC ;the�RetailMarket Analysis, as prepared by Clayton` Research;.
r Associatswas submitted in accordancesawith Regional}"and .Town
��h3f�> i '� PolitciesFfor�=.new :commercial _deIF velopment requiring Official -Plan
request IF 0
z" of -the the TowIF IF n's . Public .Works
Department,,the Ministry of Natural Resources,' and the Central Lake
- :.-
IF
Ontario Conservation Authority, the `applicant submitted a Master
Storm Drainage.Report on October 26, 1989.
3. LOCATION:
3.1 The subject lands are located in Part Lots 9/10,
former Town of Bowmanville. The site is located in
Concession 2,
the north
REPORT NO.:
PD-280-89
PAGE 4
eastern quadrant of Bowmanville, bounded by Concession Road No. 3
to the north, Mearns Avenue to the east and Liberty Street to the
west. The subject site occupies the north quarter of Lots 9 and
10, with approximately 500 metres of frontage on both Liberty
Street and Mearns Avenue.
4. E%ISTING AND SURROIINDING IISES:
4.1. The site presently.houses:one:(1) single family dwelling, a related
': frame :barn 'and : shed; s with rq'the :.balance ._of, ;the , lands being vacant
with limited agriculturalactivities IS The surrounding land uses
include:
_�2 East: vacantYlandakzoned "Agricultural '(A)" and
traversed'by
"the Soper CreekPIL
3
crr s
.. _ 1- — Y
West: vacant°lands zoned primarily "Holding - IIrban Residential
Type (( One H)Rl):" and "_Holding Urban Residential Type
Two((H)R2)",with ft dra-'approved=and Town approved plans
of 'subdivision` (18T-8T027,`Jand 18T-87021) , there also
existia few existIng.residential lots
f i ; tr t: )�3 Y�`rri;tr 3:tdl�i l4jrtrl4i, t. R tF a]?�sr£} ? XryPd;
,z..to
- + S ' f } c �t� Y�� Fl•rt �c x, r �t:. ed{ ;it
t ' - N,�1S 1 5 ^ :_:C rc S �} t ncd 3 T 7+ .r,Y -.�^;.'
North• y,liiriited3scatteredresidentialzlots.kwith}primarilyvacant
;!jet r S F t,;f\ r ,� ar; •> '4Y: ��,�3?if' £�.;_Jtet_L�".- -
r� �; and agricultural jland� !� `Y�'£' ,< r
2' .? a j i ; S' z '+ 3�"'`. 1� 's, L,i ftk y toT
}L ,{� X` }1� jSouth:la;*large vacant'or;agriculturalused�,�parcels;, an ;existing_
{`r °>cz^$ t t.�'t s a *r '"ft` 'Sjtj� Of�r Yyesldenti4al� {frontingfiTy}' one Liberty. `Street,:;
h +'j`t- C t r j,,.r ) 3j t `•.{ i -f a sP7 `" i ro' Sedt_ lanS of
r.._-„'�>:,.. .::fta f":.. 3rti J.:,..la aL ..,�.. ,..,.. ...rn _-4v.. .,r_I .r*+:'-.:.,'.:xtr _,n:c+i,xs:T'•, x..� 6'_ ,_ - .� - .cr: .._ ...
�;i,�{irn�v}`�.` --.u:♦�i�i LZ r::"�{'���'.."ut-,fi-S�,�j���,�'"i-F��'�'+4it4P"{.r�,t,r�`'^"y��,�j .y;r�q���� `�`itr:�f�'�)j, '^'�2}�'�.`�k',t.�2'C'' :.y:; �1: . -
5.1 Pursuant . to Council�s. =>resolution of July 26, w 1982 "and the. `
y a . r £FI`+y?}#q Fl -1, - '' ff�: + - "'�+' it 4 -, -
£ requirements Nobf $kktithe. Planning, , Act, the appropriate signage' .
rook, 6
acknowledging the application was 'installed on the subject lands.
In addition, the.appropriate notice was mailed to each landowner
and tenant within the prescribed distance.
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REPORT NO.:
PD-280-89
5.2 Subsequent to said meeting,
have contacted Staff and
PAGE 5
a few of the neighbouring residents
noted verbal concerns with the
development. In addition, Mr. Chizen, a landowner immediately to
the south, submitted a letter noting concerns with regard to the
oritentation of streets and alignment of collector roads; location
of park and school sites; location of commercial sites; and grading
impact on environmental and drainage areas. Staff met with Mr.
Chizen to discuss his concerns in terms of the Town's Official Plan
and the circulation process for a development application. This
meeting appeared to resolve some of the issues previously noted,
although concerns remain with regards to alignment of collector
roads on his property.
6. OFFICIAL PLAN POLICIES:
6.1 Within the Durham Regional Official Plan the subject lands are
designated "Residential" with indications of "Hazard Land" within
s the Bowmanville Major:Urban.Area. the. primary use of lands so
Q� `designated shall be'for housing; purposes.° Local Central.Areas are
permitted''.to�be established withn the "Residential" designation
subject to:.Official Plan policies.
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rt•� -yy�t- i a _,,. c s-..skf�{�- e� _ r _-... _ t
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r�rdU� 6 2 The �'� "Hazard Land"h, indications refers to lands having ..physacal >IF
=:
„ r f Ey ,Aj :;
r rry ? ,p characteristics' such 'Asp poor drainage, swamps or _other physical ;;.
F h f
:; A�` condtion��Theseilands shall be generally determined i n he local.::
Comprehensive.Zoning�yBy law in':consultation`with the Conservation
Authority --and' Ministry of Natural Resources . An application
for the removal of the development constraints involving lands
identified as "Hazard Lands" are subject to Regional Official Plan
policies (Section 1.3.4).
6.3 Within the Town of Newcastle Official Plan (Bowmanville Major Urban
Area), the subject lands are designated "Low Density Residential"
...6
REPORT NO.: PD-280-89
PAGE 6
with indications of "Hazard Lands" and are situated within
Neighbourhood 112C" on Schedule 7-l. The neighbourhood has a
potential population target of 5500 people. Within the
neighbourhood there also exists two (2) "Neighbourhood Park (N)"
symbols, two (2) "Public Junior Elementary School" symbols, and a
"Medium (M)" density symbol.
6.4• The Official Plan Amendment as per the lastest revision proposes
the°following:
a) 'introduces a "Local Central Area.(LC)
b) ;delete the "Hazard Land"'indications as it affects the subject
o
•. ot
4 r property;
ImT
`c) *::delete a, "Public Junior Elementary .School" as it affects the
site: and
subject
1'delete a"Neighbourhood Park" as it affects the subject
site::Im
% am
- -
.rti=
policies •_state that LoI.cal'.-
.developed` to serve> the
7agaga1:They shoulddevelop
rA, atoll
-
� � ^,� E Yi.+ �+ €�, -;�� �� r.f., , ,4 h sz 3,xs 9F,M 's^0R ✓> � . a i
'`��� �e ' .sha32�be`'.�accormpane`c``�,, ,yr a�retail�`�`analysis 3 to ustif � the need::
n Ir� tl
ar,f•�t moats�� 3 �1'`' Y' room
'}"�;_?xi= t f r:effects:_.of such ' ro +osed .Local Central\:Area :-
a. I9f � ' J.
,Fla,� o fort and to,� den i It .9. y P11
P,
- a or 0
1.t�' upoh1the -nldbillty of `any -:existing Central -Areas .
or
3.
v rt sr y .-..err f -ea c yo 4 It
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mt
The zoning by-law .shall'_ determine the precise location and
boundaries of all Local Central Areas. In developing Central
Areas, the proposal shall be subject to Site Plan approval and
consideration will be given to Section iii).
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REPORT NO.: PD-280-89
PAGE 7
6.6 The Newcastle Official Plan policies state that I
Residential" shall not exceed a density of 30 units per net
residential hectare and shall generally locate at the interior of
the residential neighbourhood on local or collector roads. "Medium
Density" developments shall have a density greater than 30 and up
to 55 units per net hectare.
The Newcastle Official Plan policies further state that proposed
. plans of subdivision are to be in conformity with population
targets for the respective neighbourhoods.
6.7 Detailed population calculations have .been undertaken for the
subject neighbourhood which has a population target of 5500 and
gross developable area of 115.5 ha (285.39 ha). In consideration
of these figures the neighbourhood may develop at a maximum of 15.8
units per gross. -hectare: The application."proposes 719 units on
41.4 ha which equals...a gross density of 17.36 .units per hectare.
This represents 1 56,:units ho
per ha In. excess -oof the permitted
density or. about 62 units. over the population guidelines
estato
blished ,for It this -neighbourhood. Is,ino
_
WA slr
of
it _ r A�
oso—It is.noted%..that the Newc.alost do
stleOfficial Plan doesallow"for minor
oo
deviations ...in the populatI n:target49
without amendment should the
variance .not altoo-
er the intent of the Official:'Plan
.`
6.8 The medium density block is proposed to -'-be developed at a density
of 55 units per hectare. This would comply with the Official Plan
provisions which allow a maximum of 55 units per net hectare for
Medium Density residential development.
...8
REPORT NO.:
PD-280-89
PAGE 8
7. AGENCY COMMENTS:
7.1 The original application was circulated by Staff at the Region to
various agencies and departments for comment. The Town of
Newcastle Planning Staff, in turn, undertook an internal
circulation to departments within the town. As revisions to the
application were submitted, Regional Staff undertook a limited
circulation of the revised plan at the end of July and in early
October. Town Planning Staff also completed a revised circulation
to internal departments.
- 7.2:.The following agencies noted no objection or concern to the
proposal as°submitted :
Peterborough -Victoria -Newcastle & Northumberland
Separate School Board
- Ministry of Agriculture and Food
r. -Newcastle,Hydro-Electric. Commission
�t
7'3. In responding` to' the 'circulation, Bell Canada officials noted no
objection to; the proposal, however, their comments noted that,
tiFPfA ��hshould therer ;be conflicts with `existing Bell Canada .facilities on
43� easements;' °they £Owner/Developer shall be responsible for
t40 :�4 5 _ rearrangements or relocation:IP
In addition, the agency. has
requested ^ two �� (2) S conditions of approval " related to .their
4
facilLW
ities
Tet The Town of Newcastle ~Fire Department Staff have noted that this
application, along with other applications for this area, will put
a definite strain on the level of service available under present
circumstances. Fire Department further noted that should tnis
growth be realized, it will be necessary to give consideration to
the construction of a second fire station for Bowmanville in the
REPORT NO.: PD-280-89
area of Liberty Street North and Concession Road 3.
PAGE 9
7.5 The Community Services Department Staff in providing comments have
noted that one large park of approximately 5.0 hectares (12.0
acres) will service the neighbourhood adequately: ' The comments are
based on the proposed park in this plan as representing Phase I of
a III phase park development. The applicant is to provide Block
539 as revised in a rectangular form as parkland dedication; that
the configuration be conducive to supporting the required
facilities while maintaining viable vegetation; that a 3.0 metre
(10.0 feet) paved walkway be installed between Lots 67 and 68 and
93 and 94 to allow access from the street to ,the park; that Lots
59 to 67 be temporarily frozen, graded and sodded in conjunction
with park development until the park extension and access to the
south are provided; that a park site master plan be submitted to
include all phases of park development and abutting school; that
the overland flood routing be.confirmed as not bisecting the park
block; and that should an under -dedication of parkland be revealed,
the difference be:realized as cash -in -lieu.
�7.6 The Town'<of Newcastle Public Works Department have -'reviewed the
r, x�
applications andnoted thdllow3.nq& comments. That Street "A" be
revised
'to a 26 'metre widths=and Streets, "R"`and "N" be' revised to
20.0 _.metre widths; :that 'in conjunction .;with , a temporary turning
circle for Street "C", Lots :57 :to 60 inclusive be temporarily
frozen; that 0.3 Metre Reserves be placed on the flankage of Lots
107 and 150; that the developer be responsible for the
reconstruction of Mearns Avenue from the north limits of the plan
southerly to Concession Street; that the developer contributes 50%
of the costs of reconstructing Concession Road 3 to an urban road
REPORT NO.. PD-280-89
PAGE 10
section; that a 9.0m x 9.0m sight triangle be provided at Mearns
and Concession Road 3; that a Stormwater Management Report for the
entire watershed be prepared addressing the major/minor systems,
detention facility locations and Ministry of Natural Resources and
Central Lake Ontario Conservation Authority concerns, subject to
the approval of the Director of Public Works; that the applicant
complies with all the requirements financial and otherwise of the
Stormwater Management Report; that the applicant/owner agrees not
to commence any grading or construction within the Plan of
Subdivision until all the storm drainage easements have been
conveyed to the Town and the stormwater detention facility
constructed; that the applicant/owner enter into a Cost Sharing
Agreement 'with the Town for the construction of sidewalks on
Liberty Street from Concession Road 3 southerly to Concession
Street; and.that all of the Town's standard conditions apply.
:=.7.7 Northumberland and -Newcastle Public. School -Board Staff provided
Staff':with, verbal_: comments :School
to the proposal. :School
IF IBoard IV :are satisfied that .the number of children geneIF
I IV rated
through the development'IF,%bf,;Neighbourhood;",2C":can "be :accommodated >.
' :..onIF I one school; site However,<therschool site must.be enlarged to
i
IF
=� 1 allow the development ::of an enhanced sch000f
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t_ j FI IF
- 2
F '< 7. 8 Central Lake Ontario Conservata onAuthority Staf f were _, ,able to
`IF-
Y IN
prodde verbal�;comments" only on theti subject applications.
Authority Staff noted. no objection to the principle of development
and deletion` -of the -"Hazard Land" indications as affecting the
subject site. Their review of the Master Drainage Report for the
subject lands and watershed indicate that the development may take
REPORT NO.0 PD-280-89
PAGE 11
place but revision to the report will be required. The
Conservation Authority Staff therefore, are willing to allow
development to proceed conditional upon the following: The
developer comply with all requirements of the Stormwater Management
Report as approved by Central Lake Ontario Conservation Authority;
that the owner/developer agrees not to commence any grading or
construction of any nature within the Plan of Subdivision until
such time as all storm drainage easements have been dedicated to
• Stormwater Detention Facility
the appropriate authority,
and the
has been constructed to the satifaction of the Conservation
Authority.
79 Ministry of,Natural Resources Staff have provided verbal comments
with respect to_the subject applications and generally have no
objection in principle. Their main concerns are with respect to
the- protection of fisheries resource areas and water quality.
F 5' >:Ministry Staff have;, noted 'no objection to the elimination of the
=� "Hazard;Land"` indications :as -it affects the subject lands. In
-r , .:addition,` -Ministry Staff generally concur with the findings of the
is f Stormwater=:Management Report: As conditions of approval the
Ministry requires the %applicant to comply with all the requirements
.;
F y n V .IlA of .the report as approved by Ministry,of Natural Resources; that
f;r all drainages concerns:_ that` arise with this development are dealt
with
in 'a=manner :_consistent: with, the :findings,,of .the Stormwater
n.
Management Report;'andthat the applicant agrees not to commence
any,.. grading; filling or .constructiPW
on of any nature within the
limits of the subdivision until such time as all the storm drainage
easements have been conveyed to the appropriate authority and the
Stormwater Detention Facility has been constructed to the
satisfaction of the Ministry of Natural Resources.
REPORT NO.:
PD-280-89
PAGE 12.
7.10 Regional Public Works Staff have not finalized their comments on
said applications. However, Staff note that the subject property
is within the Town's urban boundaries for Bowmanville and that the
application is proposed to develop on municipal services in
accordance with Town Policy. It is further noted that the
applicant has assured Staff that agreements have been reached with
Regional Works Staff for the extensions of services to the subject
site at the applicant's expense (100%).
8. STAFF COMMENTS:
8.1 As noted previously, the Official Plan Amendment deals with the
introduction of a "Local Central Area" to Neighbourhood "2C". As
well, it proposes to delete the "Hazard Land" indications and a
"Public Junior Elementary School Site". Due to timing constraints,
Staff have not had opportunity to thoroughly review the Retail
Market Analysis Report which was submitted in support of the
application. Therefore, this portion of: the, Official Plan
Amendment for a Local Central Area will -be..deferred`,.pending a
further review of�.the report as prepared by Clayton Research and
a review. -of the needs for commercial development,:: in North
Bowmanville.:
lkl
3
8.2 In reviewing the portion .of :-the application..,to'el urinate the
. development constraints associated ;with ' theme"Hazard Land"
indication `it is noted that neither the Conservation Authority nor
the Ministry of Natural Resources have expressed any -concern with
the proposed deletion. Both agencies are satisfied that the Master
Drainage Plan for the North East Bowmanville as submitted by G.M.
Sernas and Associates adequately deals with the provision of these
lands as associated with the subdivision proposal. The Master
Drainage Plan would appear to satisfy the requirements of the
Regional Official Plan, as outlined in Section 1.3.4 in terms of
...13
REPORT NO.: PD-280-89 PAGE 13
existing and potential impacts and method of overcoming these
impacts.
8.3 The proposed elimination of a designated Public Junior Elementary
Site has not received objections from either the Public School
Board or the Separate School Board. The Separate School Board has
expressed interest in developing a site on the west side of Liberty
Street in a draft approved plan of subdivision (18T-82037). The
Public School Board.has requested that the remaining site within
this neighbourhood be developed at a larger acreage in order to
accommodate a larger school site.
8:4` As noted in the report, the application does not conform to the
proposed population target for neighbourhood. The population
target -of 5500 translates to approximately 1834 units. The total
developable land area equals 115.5 ha, thereby allowing a maximum
. dc of 15.8 units per gross> hectare: The applicant- is proposing a
{ density. Of:17.36-units per gross hectare or 62 units in excess of
-the maximum allowable on `saAr
id area. .t
tr I%
IA
S ` _ •. - f t
'}jy}F8.5 The application proposes a medium density block with a density of
{ybry'S 55 units °per •hectare for a total of 111 units . This Block ( 530 )`
,rr } sir , 3� _ `.:' ..-,{. t, :- - -A:�`� _ has 'been secured Y by they Durham Region Non -Profit Housing ;
-AC
orporr,ation .who proposeo� constrrTe
uct a maximum of °.80. units :'on 'ahe
`: - subject site Inconsideration of this,`the number of units.`abovelI
= the maximum 6571is reduced to..31. Although this density may lead'
to an increase in the population target, the Official Plan policies
allow for minor deviations from the population target, and Staff
is satisfied that this slight increase does not alter the intent
of the local or Regional Official Plan.
REPORT NO.. PD-280-89
PAGE 14
8.6 The Fire Department has noted a need for a second Fire Station in
the vicinity of Liberty Street and Concession Road 3 in order to
adequately serve not only this proposal, but the number of
residential units proposed in the surrounding area. Staff have
discussed this issue with the applicant, who as a condition of
approval is willing to dedicate free and clear to the Town, Block
534 for the development of a Fire Station. The proposed site has
been reviewed and appears adequate to serve the needs of the Fire
Department in this area.
8.7 The Community Services Department has requested modifications to
the proposed park layout in effect creating a more rectangular
parcel. They wanted to ensure that the park block to be dedicated
to the Town will be in a configuration to allow the maximum
utilization of the land, with sufficient accesses. The requested
revisions will impact the configuration of Block 530, (Medium
Density) and,Street "O" (cul-de-sac). In addition, Lots 59 to 67
':inclusive will not be available for building permits until such
time -as the park is fully developed wi.
a permanent access through
adjacent lands.
8 8 With regards to the µproposed "Local Central -Area" -(Block 533), as
noted above :due 'to timing °constraints, Staff cannot adequately
t :revi6r this aspect of ahe:;application. ,:In consideration of this,
it'recomended.-that- Lot'nclusive btemporarily
i
frozen from building .permit issuance. This temporary hold will be
in place until - such time as the Official Plan Amendment for a
commercial development has been resolved. Should the application
be denied, the Block can be relotted for "Low Density" residential
development in conformity with the Official Plan provisions.
REPORT NO.:
PD-280-89
PAGE 15
849 Due to the minor revisions which are required with respect to the
Park Block and Medium Density Block reconfiguration and relotting
of Street "O", Staff would recommend that prior to the Plan
receiving Draft Plan Approval from the Region of Durham, the
applicant submit five (5) copies of the revised plan to Town
Planning Staff for their review and consideration.
8.10 Staff has reviewed the Noise Feasibility.Study submitted. by G.M.
Sernas and Associates in support of the subject applicationem The
study is to determine what mitigative measures are 'required to
reduce potential noise levels. to comply. with Ministry of
lF
Environment requirements: The study recommends a 1.8 metre (6:0
wr
ft.) high noism. e attentuation fence be erected abutting lots having
flankage on either Liberty Street, Mearns Avenue and Concession
Road 3. Furthermore, it identified various lots that would 'require
central air conditioning be installed; those requiring ductwork
1- :.be roughed ; in for central air. °conditioning m.and those requireing: :
warning clauses on title f fit if St1.
aff are agreti eable with the conditions
. 4; 1 -, .L i ?`. :i i '_a y:, ... f>- ,�:�..,} - I) s{ r tit, a�a4i t _ if r
.mft
of approval, 'however, 'will `require the r applicant ` propose'= and:
y#:; undertake`�landscaping:within�the boulevardsr~betweenfthe service.�t
mt.- s;i�''i�f�r{ -r; v �. ti'.;. t t, t'v ti; `rim
_ ml 7 - 4i r� `r} c cLt- f ^ •fit
It type road kandsthe collector gfiload.- This ,will add ao the noiselilt m
si F tfit
.' nl r t s tt t ar . r `, y' K�4 Y y�atitC x�IiIi if- r3y ` a
t 4 :}... s, ." .: �} t.. �fz .. s _; J•�.. i( >t; ,.; { s F } Sr f' 1 t t
. �� �� hattentuationt,�measures _ asy well�asA the aesthetics of 3the� plan. if
iWL
_ r•if
] - 1-�=mr
a 7. H �' { - ti,, a Y S '. l `-i- r 3 ayy{,td ✓-.ram :�F . `�{. s ; s£ ft C•+f13 t . ? .s �.
s im _ a{, u�i J rr c i tii' _ i�41 y Ist, i mP it
.n rft� s' - _ ti, rTj- 'e- f
ti} '.- .dry i,k� cr„i ; r i {tT"`� u,{ i�' �`� "t,� n r. r s�z{tr t t Ui. -{
mij4 "t'. 7 v t 7,�' 'Y 5 t.,� �f+.7 s
if m,li -T.x , r c G tt t �' -� r f� s r
9. CONCLUSION:<r Fti Z
fi tJ ] �:.' { y�& e( 'y'S t ,.�,rlr" i .t�jcs LV-.t 7i a
ti.r k'Ut allMl a :.- F - .P it H - StiiR .�A ..
9.1 Sn consideration ;of the -`comments contained `'within said report,:;
Staff -would have' no `objection :to the approval of the- Official ;Plan`.
m, Sim
Amendment to delete the "Hazard Land" indications, delete a "Junior
Public Elementary School" symbol, delete a "Neighbourhood Park"
symbol, and realign the northern "collector" road all in
Neighbourhood "2C". However, the proposed introduction of a "Local
Central Area" be deferred to provide Staff sufficient time to
review the supporting documentation.
;._:
rf;
...16
REPORT NO.: PD-280-89
PAGE lb
9.2 Staff would have no objection to the approval of the proposed Plan
of Subdivision as red -lined and subject to the conditions of draft
approval as contained in Attachment No. 1 annexed hereto.
9.3 Furthermore, Staff recommends the Zoning By-law Amendment to
implement the proposed Plan of Subdivision be approved and the
amending By-law will be forwarded to Committee and Council at such
IF time as Regional Council has approved the related Official Plan
Amendment.
I IF
Respectfully submitted, Recommended for presentation
to the Committee
N.
<'' lin W , .C.I.P. Lawrence E. Kotseff,,M.C.I.P.
Director.. f Planning Chief Administrative Officer
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$`q�r>INTERESTEDS. P�rARTIES TO BE NOTIFIED OF 4COMMITTEE AND COUNCIL'S DECISION:
"' jJ ? Dwight & 'Martin, Clizen f ,a#; Mr. &Mrs Bragg
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2121:North.:Rivermede Road
Unit 7
IF I
CONCORD, Ontario
L4K 3N7
Lawrence S. Gold
2040 Yonge Street
Unit 300
TORONTO, Ontario
M4S 1Z9
James &Margaret Coombers
IF
BOWMANVILLE, Ontario
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572
PROPOSED AMENDMENT TO THE TOWN OF NEWCASTLE OFFICIAL PLAN
BOWMANVILLE MAJOR URBAN AREA
?URPOSE: The purpose of the amendment is to adjust and redefine
the land use designations within Neighbourhood "2C".
BASIS: The amendment is submitted to implement an application
for proposed plan of subdivision 18T-89041.
;.;ACTUAL A1�NDMEN'i': The purpose of =this amendment `is to undertake. the
:'.following '(as shown on Schedule r "A" )
i) delete the Public Junior Elementary School
'designation in 1.Neighbourhood "2C"::=of Schedule 7-1;
t tr f: J; r w -
ii) delete,''�the^4n"Neiighbourhood Park" designation in
j' `Neighbourhood "2C6of Schedule 7 1, -'ijP
r, tk,
iii), delete a portion of the "Hazard;:. Land" indications
'Neighbourhood "2C"'of.Schedule 7-1* and
IV) realign the northern 'most: "collector'.road" 'in
j t �Ir
tNeighbourhood "-=Q:Y of Schedule ?=1. t
x f F.n a s
.� -�'Sa ro;, '` v` c ` h s�two
( s-'a.h� t r,>r z ,r%5 .-��:
err,. t .x,• t�yn X� _2 '�_'k.
+.ry{ !� {
Itri;.
t"x ��''�„ IMF i
=L�k' ION: y ` ' Theq provisons�set forthin theown::of}Newcastle
y 1h L ,�} - '� 5 ? :z"!i X' l.t .,7u f"'i :^•� Y4%' _ 'r,1- S 7 1�� iT::dl s.. - ii.'� �}Y �C 7 ii'� �-V�
— y� x -.'1f ��, i�l'`!c -k - !•. - } r• �li..y FCi t vr. •,. � � 3 `q -
,, _� K a ' #>y �A �'� ��y.� �5 Officials-�1an� (Bowmanville MaJortUrban .Area,) with ``respect '
=� regard `to ,tthis �;
r'
ilCliRCll l.. s,
.b�
AMENDIIIIENT TO
30WMIANVILLE LAND USE STRUCTURE PLAN , SCHEDULE 7-1
DN: SERNAS
CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION
PLAN IDENTIFICATION
1. That this approval applies to draft Plan of Subdivision 18T 89041,
prepared by G. M. Sernas & Assoicates, dated (revised) September 1989
(and further revised in red as per the attached plan) showing 336
lots for single family detached dwellings, 158 units for
semi-detached or linked dwellings, 114 units for street townhouses
and 80 units for Block 530 (medium density block) Block 532 for park,
and various blocks for reserve, road widening, site triangle etc.
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 Town of
Newcastle and shown on the final plan.
REQUIRIIriENTS TO BE SATISFIID PRIOR TO SUBDIVISION AGREEMENT
4. That the Owner shall retain a qualified landscape architect to
prepare and submit a Landscaping Plan to the Director of Public
Works and the Director of Planning and Development for review and
approval. The Landscaping Plan shall reflect the design criteria of
the Town as amended from time to time.
5. That the Owner shall retain a qualified landscape architect to
prepare and submit a Park Site Master Plan to the Director of
Community Services for review and approval. The said Plan shall
reflect the design standard of the Town as amended from time to time.
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. All plans and drawings must
conform to the Town's Design Criteria as amended from time to time.
...2
- 2 -
CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION
REQUIREMENTS TO BE SATISFIED PRIOR TO SUBDIVISION AGREEMENT (CONT'D)
7. That the Owner shall retain a qualified consultant to prepare and
submit a Tree Preservation Plan to the Director of Planning and
Development for review and approval.
REQUIREMENTS TO BE INCLUDED IN SUBDIVISION AGREII4ENT
8. That the Owner shall enter into a Subdivision Agreement with the
Town and agree to abide by all terms and conditions of the Town's
standard subdivision agreement, including, but not limited to, the
requirements that follow.
9. That all easements, road widening, and reserves as,�equired by the
Town shall be granted to the Town free and clear of all
encumbrances.
l�. That the Owner shall dedicate Block 352, as revised for park purposes
and further agrees to provide for tree planting, play equipment,
fencing, sodding etc. in accordance to the Park Site Master Plan at
no cost to the municipality. No building permit, above and beyond
twenty-five percent (25%) of the entire subdivision, will be issued
-by the Town if the park is not completed to the satisfaction of the
Director of Community Services.
In addition, that the Owner shall pay to the Town at the time of
execution of the subdivision agreement, any under dedication of
lands as cash -in -lieu of parkland dedication.
11. That the Owner shall pay to the Town, at the time of execution of
the Subdivision Agreement, development charge levy and any other
charges in effect at the time of execution and further agrees to
abide by the Town's payment schedule as amended from time to time.
12. That the Owner shall provide and install sidewalks,street lights,
temporary turning circles etc. as per the Town's standards and
criteria.
CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION
REQUIREMENTS TO BE SATISFIED PRIOR TO SUBDIVISION AGREEMENT (CONT'D)
7. That the Owner shall retain a qualified consultant to prepare and
submit a Tree Preservation Plan to the Director of Planning and
Development for review and approval.
REQUIREMENTS TO BE INCLUDED IN SUBDIVISION AGREII4ENT
8. That the Owner shall enter into a Subdivision Agreement with the
Town and agree to abide by all terms and conditions of the Town's
standard subdivision agreement, including, but not limited to, the
requirements that follow.
9. That all easements, road widening, and reserves as,�equired by the
Town shall be granted to the Town free and clear of all
encumbrances.
l�. That the Owner shall dedicate Block 352, as revised for park purposes
and further agrees to provide for tree planting, play equipment,
fencing, sodding etc. in accordance to the Park Site Master Plan at
no cost to the municipality. No building permit, above and beyond
twenty-five percent (25%) of the entire subdivision, will be issued
-by the Town if the park is not completed to the satisfaction of the
Director of Community Services.
In addition, that the Owner shall pay to the Town at the time of
execution of the subdivision agreement, any under dedication of
lands as cash -in -lieu of parkland dedication.
11. That the Owner shall pay to the Town, at the time of execution of
the Subdivision Agreement, development charge levy and any other
charges in effect at the time of execution and further agrees to
abide by the Town's payment schedule as amended from time to time.
12. That the Owner shall provide and install sidewalks,street lights,
temporary turning circles etc. as per the Town's standards and
criteria.
3 -
CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION
REQUIREMENTS TO BE INCLUDED IN SUBDIVISION AGREEMENT (CONT'D)
13. That the Owner shall cause all utilities, including, hydro,
telephone, Cable TV, etc. to be buried underground.
14. That the Owner shall provide the Town, at the time of execution of
the subdivision agreement, Letters of Credit acceptable to the Town's
Treasurer, with respect to Performance Guarantee, Maintenance
Guarantee, Occupancy Deposit and other guarantees or deposit as may
be required by the Town.
15. That prior to the issuance of building permits, the Owner shall,
through its acoustic engineer, to provide a certification to the
Director of Planning, certifying that the Builder's plans are in
accordance with the Noise Control Report as approved by the Region
of Durham and the Town of Newcastle.
16. 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.
17. 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 intereference.
- 4 -
CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION
REQUIREMENTS TO BE INCLUDED IN SUBDIVISION AGREEMENT (CONT'D)
18. That the applicant dedicate Block 534 to the Town of Newcastle, free
and clear of all encumberances for the purpose of a Fire Station.
19. That the configuration and physical features of Block 539 be
condusive to supporting the required facilities for this phase of
the park's development without removing any viable vegetation.
2�. That a 3.� m (101.0 ft.) paved walkway be constructed between ltos 67
and 68 to allow access to the park from Street 'C'.
21. That a 3.0 m (1P1.�1 ft.) paved walkway be constructed between lots 93
and 94 to allow access to the park from Street '0'.
22. That lots 59 to 67, inclusive (South of the walkway to Street 'C')
not be developed until the park is extended and permanent access is
obtained to the south through lands owned by others and the said lots
tion with the park and be utilized as
be graded and sodded in conjunc
a temporary access and frontage to the park.
23. That the park site master plan be submitted to include all phases of
the park development, and further incorporate abutting school
properties to the satisfaction of the Director of Community
Services.
24. That the overland flood routing be confirmed as not bisecting the
.. park block.
25. That the proposed street 'A' road allowance be revised to 26.E m
(85.3 ft.) to reflect Town standards for a collector road and match
the approved road configuration on the west side of Liberty Street.
26. That the proposed streets 'K' and 'N' road allowance be revised to
2P1.0 m (66 feet) to reflect Town standards.
...5
CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION
REQUIR94ENTS TO BE INCLUDED IN SUBDIVISION AGREEMENT (CONT'D)
27. That a temporary turning circle be constructed for Street 'C' and
that lots 57 to 60inclusive not. be developed until the turning circle
is no longer required.
28. That a 0.3 m (1.01 fUs) reserve be placed on the flankage of lots 1017
and 150.
29. That a 9.� m x 9.0J m (301.� ft. x 301.0J ft.) sight triangle be
provided at the intersection of Concession Road 3 and Mearns Ave.
34l. That the developer contribute 501% towards the costs of the
reconstruction of Concession Road 3,.� to an urban road section, in
accordance with Town policy.
31. That the developer reconstruct Mearns Ave. from the limits of this
plan southerly to Concession Street.
32. That the applicant's engineer prepare a Stormwater Management Report
for the entire watershed that addresses in detail the Major/Minor
systems, location of the Detention Facility, and includes relevent
information from other review agencies such as the Ministry of
Natural Resources and the Central Lake Ontario Conservation
Authority. This report shall be subject to the approval of the
Director of Public Works, Ministry of Natural Resources and Central
Lake Ontario Conservation Authority.
33. That the applicant complies with all of the requirements financial
and otherwise of the Stormwater Management Report approved by the
Director of Public Works for this watershed, such as construction of
a Stormwater Detention Facility (i.ee erosion protection works etc..).
These requirements or others may be stipulated by any other agency
such as the Conservation Authority, Ministry of Natural Resources or
the Canadian Pacific Railway.
- 6 -
CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION
REQUIRFI�IENTS TO BE INCLUDID IN SUBDIVISION AGREEMENT (CONY'
34. That the applicant/owner agrees not to commence any grading or
construction of any nature within the plan of subdivision until such
time as all the storm drainage easements have been conveyed to the
Town of Newcastle and the Stormwater Detention facility has been
constructed to the satisfaction of the Director of Public Works,
Ministry of Natural Resources and the Central Lake Ontario
Conservation Authority.
35. That all drainage concerns that arise with this development are
dealt with in a manner consistent with the finding of the
Stormwater Management Report as approved by the Director of Public
Works.
36. That the appliant/owner enter into a cost sharing agreement with the
Town for the construction of sidewalks on Liberty Street from
Concession Road 3 southerly to Concession Street, to the
satisfaction of the Director of Public Works.
37. That a 0.3 metre reserve and 3.P148 metre road widening be dedicated
to the Town on Concession Road 3 and Mearns Avenue along with a �.3
metre reserve and sight triangles as shown in red on the draft plan.
38. That the developer will bear the costs (1�1�%) of any works on
Concession Road # 3 which are necessitated for the short term prior
to future road reconstruction to convey the anticipated vehicular
traffic from this development.
39. That the applicant satisfy the requirements of the Ministry of
Natural Resources, financial and otherwise with respect to this
development and associated works.
4P1. That the applicant satisfy the requirements of teh Central Lake
Ontario Conservation Authority, financial and otherwise with respect
to this development and associated works.
...7
- 7 -
CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION
REQUIREMENTS TO BE INCLUDED IN SUBDIVISION AGREEMENT (CONT'D)
41. That the developer enter into agreement with Bell Canada for any
facilities and easements required by said agency for the servicing
of this draft plan of subdivision.
42. That any existing structures on the subject property be removed or
demolished prior to any grading or construction commencing on site.
43. That the recommendations of the noise study be implemented with
respect to construction of a 1.8 m high privacy fence, warning
clauses on title, and construction_of dwelling be fitted with a
forced air heating system to accomodate central air conditioning
unit.