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HomeMy WebLinkAboutPSD-111-04 '" _...:'li Clw:illgron REPORT PLANNING SERVICES Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: Monday September 20, 2004 Report #: PSD-111-04 File #: COPA 2004-004, DEV 91-003 18T-90051 ~C6 ;C-./Il- 31~-()~ By-law #: Subject: PROPOSED OFFICIAL PLAN AMENDMENT, PLAN OF SUBDIVISION AND ZONING BY-LAW AMENDMENT TO PERMIT 390 RESIDENTIAL UNITS, A PARK BLOCK AND AN ELEMENTARY SCHOOL BLOCK APPLICANT: WED INVESTMENTS LTD. RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-111-04 be received; 2. THAT the application for proposed Official Plan Amendment, COPA 2004-004, Plan of Subdivision 18T-90051 and Rezoning, submitted by WED Investments Ltd. be referred back to staff for further processing and the preparation of a subsequent report. 3. THAT all interested parties listed in this report and any delegation be advised of Council's decision. Submitted by: Davi Crome, MCIP, R.P.P. Director of Planning Services Reviewed by: O~~~ Franklin Wu, Chief Administrative Officer CS*L T*DJC*sn*df September 14, 2004 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T (905)623-3379 F(905)623-0830 613 < REPORT NO.: PSD-111-04 PAGE 2 1.0 1.1 APPLICATION DETAILS Owner: WED Investments Ltd. 1.2 Applicant: Kelvin Whalen 1.3 Clarington Official Plan Amendment: . relocate the Medium Density symbol, north of Aspen Springs Drive, and to relocate the Public Elementary School and Neighbourhood Parkway symbols south of Aspen Springs Drive. . amend Table 9-2, by increasing the housing targets for the Darlington Green Neighbourhood from "1000" to "1175", reducing the Low Density units from "700" to "675" and increasing the Medium Density units from "175" to "375" and adjusting all other corresponding totals. . amend Map E2 by increasing the population target for the Darlington Green Neighbourhood from 2800 to 3200. 1.4 Plan of Subdivision: 390 residential unit plan of subdivision consisting of 130 single detached dwellings, 63 street townhouses and a 197 unit medium density block, a public elementary school block and a park block. 1.5 Zoning By-law Amendment: Change the current zoning on the lands from "Agricultural (A) Zone" to an appropriate zone to permit the development. 1.6 Site Area: 19.028 hectares (47 acres). 2.0 LOCATION 2.1 The subject property is located south of the St. Lawrence & Hudson Railway, west of Green Road and 230 metres north of Baseline Road, being Part Lot 17, Concession 1 in the former Township of Darlington (see Attachment 1). 3.0 BACKGROUND 3.1 On July 20th, 2004 Staff received an application to amend the Clarington Official Plan to alter the location of the Medium Density, Neighbourhood Park and Public Elementary School symbols as well as to change the housing target and population target for the Darlington Green Neighbourhood. The OPA would permit the development of a 390 unit residential plan of subdivision, consisting of 130 single family dwellings, 63 street townhouses, a 197 unit medium density block, a public elementary school block and a park block. 614 < REPORT NO.: PSD-111-Q4 PAGE 3 3.2 The applications for Plan of Subdivision and Rezoning were submitted in January 1991. An application to amend the Town of Newcastle Official Plan was also filed in January 1991. The application for Official Plan Amendment was to expand the Bowmanville Urban Area boundary, establish a neighbourhood boundary and include population targets. Following the adoption of the Clarington Official Plan in January 1996, Council approved a recommendation in April 1996 to include the site in the Urban Area boundary. In 1997 a revised draft plan was submitted in conformity with the new Clarington Official Plan. However, a related Clarington Official Plan Amendment was submitted to deal with discrepancies between the proposed draft plan and the designated transportation network, being the alignment of the collector road now referred to as Aspen Springs Drive. 3.3 There have been many submissions of Plan of Subdivision 19T 90051. The latest submission had shown the public elementary school site and neighbourhood park adjacent to the railway. (See attachment #2). Representatives of the Kawartha District School Board had many safety concerns with the location of the elementary school. Clarington Planning and Engineering Staff also hadconcems with the location of the neighbourhood park. The proposed park was situated in close proximity to other neighbourhood parks, one located north of the railway, known as Clarington Corners, and the other in the adjacent draft approved Plan of Subdivision east of Green Road (18T 96014). The three parks would be within 500 metres of each other. The current Official Plan Amendment application COPA 2004- 004 was submitted after many discussions between representatives of the Kawartha Pine Ridge District School Board, WED Investments and Staff. The proposed amendment is requesting the relocation of the Medium Density symbol to north of Aspen Springs Drive, and the Neighbourhood Park Symbol and. Public elementary School symbol south of Aspen Springs Drive (See Attachment 3). 3.4 SupportinQ Documentation The applicant has provided documentation to support the previous submissions, including a conceptual servicing plan and on-street parking plan. The plans will be required to be updated to reflect the current submission. Additional information will also be required including a Noise Study, Phasing Plan, Functional Servicing Report and Transportation Study. 4.0 SITE CHARACTERISTICS AND SURROUNDING LAND USES 4.1 The subject site is currently vacant. A drumlin (a hill comprised of glacial deposits) provides for steep grades. The drumlin within the vicinity of this site was re-graded to prepare the site for next phase of the Aspen Springs community, Draft Approved Plan of Subdivision 18T 96014. 615 REPORT NO.: PSD-111-04 PAGE 4 4.2 Surroundinq Uses North - St. Lawrence and Hudson Railway South - Vacant, single detached dwelling East - Draft approved plan of subdivision (18T-96014) South - Vacant, single detached dwelling 5.0 OFFICIAL PLAN POLICIES 5.1 Durham Reqion Official Plan Within the Durham Regional Official Plan, the lands are designated as Living Area. Lands designated as Living Area permit the development of residential areas with defined boundaries, incorporating the widest possible variety of housing types, sizes and tenure. 5.2 Clarinqton Official Plan 5.2.1 Within the Clarington Official Plan, the subject lands are designated as Urban Residential. The use of land in the Urban Residential designation is predominantly for single and semi-detached housing. Medium Density, Public Elementary School and Neighbourhood Park symbols are also on the subject site. The lands are within the Darlington Green Neighbourhood, which has a population allocation of 2800 and a housing unit target of 1000. 5.2.2 The predominant use of land within the Urban Residential designation shall be for housing. The Medium Density category proposes a net density of 31-60 units per net residential hectare with predominant housing form to include townhouses. The medium density block is approximately 4,920 hectares (12.16 acres), resulting in a yield of 40 ha units per net hectare. The Medium Density symbol is currently located on the south side of Aspen Springs Drive. The proposed amendment requests the relocation of the Medium Density symbol north of Aspen Springs Drive and relocates the Neighbourhood Park and Public Elementary School symbols south of Aspen Springs Drive. 6.0 ZONING BY-LAW 6.1 Within Comprehensive Zoning By-law 84-63, as amended, the lands are zoned Agricultural (A). A Zoning By-law Amendment will be required in order to implement the proposed plan of subdivision. 7.0 PUBLIC NOTICE AND SUBMISSIONS 7.1 Public Notice was given by mail to each landowner within 120 metres of the subject site. The subject site currently does not have access onto open maintained roads. However, Public Meeting signs were installed on Aspen Springs Drive, and Baseline Road. 616 REPORT NO.: PSD-111-04 PAGE 5 7.2 As of the date of writing this report, Staff have received one email from Ms. Ann Fennell who is a Padfield Drive resident. She is concemed with the loss of trees and open space areas south of the St. Lawrence and Hudson Railway. She was led to believe that the subject lands would remain in their natural state. 8.0 AGENCY COMMENTS 8.1 Comments have not been received from the following departments and agencies: . Region of Durham Planning Department . Region of Durham Works Department . St. Lawrence and Hudson Railway . Public School Board . Separate School Board . Conseil scolaire de district catholique Centre Sud . Conseil scolaire de District du Centre-Sud Quest . Central Lake Ontario Conservation Authority . Enbridge Gas . Bell Canada . Canada Post . Hydro One Networks Inc. 8.2 The following agencies offered no objections: . The Clarington Emergency Services Department . Engineering Services- Building Division . Region of Durham Health Services Department 8.3 The Clarington Engineering Services Department has provided comments. The comments are summarized below: Road Dedication · The 5.2 metre road widening on Green Road indicated as Block 202 on the proposed draft plan must be dedicated to the Municipality. · A road widening will be required on Green Road to accommodate a future grade separation at the railway. The draft plan does not identify a road widening for this purpose. The necessary road widening must be determined and indicated on the draft plan as a road widening. · Sight triangles measuring 14.0 metres x 7.0 metres are required at the intersection of Green Road and Street A as well as the intersection of Green Road and Street C. Appropriate changes must be made to the proposed draft plan. 617 REPORT NO.: PSD-111-04 PAGE 6 ServicinQ Report The applicant will be required to submit a revised Servicing Report. The required report must indicate the servicing scheme for all utilities and services within the proposed development and identify all of the proposed road grades. Areas of future development to the west and south must also be addressed in the Report. Transporation This development cannot be approved as proposed until the potential effects on the overall road and transportation infrastructure in the Bowmanville Urban Area have been identified and assessed. Actual development on the subject lands cannot proceed until all of the necessary road and related infrastructure improvements that are deemed necessary by the Director of Engineering Services have been completed. This development cannot proceed until such time that the Municipality ha's approved the expenditure of funds for the provision of the reconstruction of Baseline Road, Green Road, the installation of sidewalks and street illumination and any related external works or services which have been included in the Municipality's Development Charge By-law and have been deemed necessary by the Director of Engineering Services to service this development. Prior to actual development of the subject lands the Owner shall retain a Professional Engineer to prepare an updated Transportation Implementation Plan that is satisfactory to the Director of Engineering Services. The Plan must identify all transportation infrastructure improvements such as roads and bridges that will be necessary in this portion of the Bowmanville Urban Area to accommodate this development. Earthworks The applicant will be responsible for 100% of the cost of all earthworks that deemed necessary by the Director of Engineering Services to facilitate this development including earthworks within the road allowance on Green Road. All required earthworks must be completed to the satisfaction of the Director of Engineering Services prior to any development of the subject lands. Parkinq The applicant must submit a revised on-street parking plan in support of this application. Noise Attenuation Measures The applicant will be required to submit a Noise Study and preliminary engineering plan that details all of the proposed noise attenuation measures. The required plan must provide a suitable access to lands situated to the north of the noise berm and also 618 REPORT NO.: PSD.111.04 PAGE 7 demonstrate that all drainage water from the north side of the noise berm can be appropriately accommodated. Gradinq and Drainaqe The storm water drainage works and facilities necessary for this development must be constructed in accordance with the West Side Creek Master Drainage Study, dated Septtlmber 1992. Actual development of the proposed draft plan cannot occur until such time as all of the necessary storm water management and other extemal drainage facilities necessary to service this development have been oonstructed. The applicant must provide the Engineering Services Department with a Stormwater Management Implementation Report which provides for the sequential construction of the stormwater management works necessary for the entire watershed and addresses the impacts of developing this plan of subdivision in the absence of the balance of the watershed. The applicant's engineer will be required to prepare a Preliminary Lot Grading and Drainage Plan that details the oonfiguration of the on-site storm sewer system (minor system) and the oonveyance of the overland flow (major system) from this subdivision. The Plan must identify any of the lots along the west side of the proposed subdivision that cannot be developed due to the constraints of the existing topography and must therefore be placed on hold. The required Plan must also include a preliminary design for all proposed noise attenuation facilities such as berms or fences. Development Charqes By-law This development cannot proceed until such time that the Municipality has approved the expenditure of funds for the provision of the installation of street lighting and sidewalks on Baseline Road and Green Road and any related extemal works or services. This development cannot proceed until such time that the Municipality has approved the expenditure of funds for the provision of the reconstruction of Baseline Road, Green Road, the Green Road underpass and any related external works or services. Parks Division The applicant proposes to dedicate a 0.48 hectare parkette block to the Municipality. The Official Plan currently identifies a Neighbourhood Park Symbol within the subject lands. 9.0 STAFF COMMENT 9.1 The Plan of Subdivision is within the westem most portion of the Bowmanville Urban Area. In absence of a design plan, the proposed road networks, lot layout and park must be examined in conjunction with the balance of the lands available for development in the Urban Area. 619 REPORT NO.: PSD-111-Q4 PAGE 8 The consultant for the land owners to the west and south have reviewed the current submission and are generally satisfied with the proposed layout of the current plan. 9.2 The Official Plan states that Neighbourhood Parks shall be provided at 1.8 hectares per 1000 persons and shall be between 1 and 3 hectares in size depending on the potential for shared school facilities. At one time, there were three existing or proposed neighbourhood parks within 500 metres of each other. In consideration of an application by another Kaitlin company, the neighbourhood park on the east side of Green Road was expanded so that it could better host a range of recreational uses. The applicant has redesigned the parkland on the subject lands by relocating the park site further south and downsizing of the park size. This provides for a more central location for the park facility for this neighbourhood but it will serve more of a parkette or central square function with limited recreation facilities. Staff is continuing to review the total area of parkland proposed relative to the additional population proposed by the applicant and will be reviewing the park configuration relative to its function as a focus for this neighbourhood. 9.3 The Public Elementary School has been relocated south of Street A. The Kawartha Pine Ridge School has always had concerns regarding the location of the school near the railway for liability reasons, although it is Planning staffs view that it is a type of land use that is less sensitive to noise and vibration from the railway than residential uses. The revised location is supported by the representatives of the Public School Board. The site has also been shifted south, away from the proposed new Separate Elementary School, reducing the chance of traffic conflicts between school bus traffic and parents dropping off and picking-up children. 9.4 The development of the Darlington Green area is dependant on servicing works to upgrade road infrastructure on Baseline Road and Green Road, including street lighting, sidewalks and the grade separation for Green Road at the CPR line (St. Lawrence & Hudson Railway). These works are several years off, according to the current Development Charge program. 10.0 CONCLUSIONS The purpose of this report is to satisfy the requirements under the Public Meeting under the Planning Act, and taking into consideration the outstanding comments, staff respectfully request that this report be referred back to staff for further processing and the preparation of a subsequent report. Attachments Attachment 1 - Key Map Attachment 2 - Previous Draft Plan of Subdivision Attachment 3 - Current Proposed Draft Plan of Subdivision Attachment 4 - Amendment to the Clarington Official Plan 620 REPORT NO.: PSD-111-04 PAGE 9 List of Interested Parties to be advised of Council's decision Mr. Kelvin Whalen WED Investments Ltd 1029 McNicoll Avenue Scarborough, ON M1W 3W6 Ms. Anne Fennell 95 Padfield Drive, Bowmanville, ON L 1 C 5H6 Mr. Kevin Tunney Tunney Planning Byron Street Whitby, ON L 1 N 4P8 621 "',,; 1\ I~\ I'" 1 '\\ I .\ 1 1.,\ 1 \\ 1 ::\ I >, 1 \.\ I ~\ I \ ".'C\". " "'i \ \ \ \ \\--' , ' , , '~ ATTACHMENT 1 , ~~h ~T -~ ~ ~ I! , ' I; ~ ;~~ t e . 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';'. .OP-l I I I I I I I :~ : ~ t!W"""~::--':F- --. : - ~;~--II ~::=:--=.: ~;;Yr~ _~LU -~= -'';7'-- ::~~ .\'1:>- y"'~ "">"'~ ~~,1' -r;4';~~ //.,f ~~h ~~r ,nEET F , -> , ~ ~ ~ ~ :n~ ~ r ~; ~ l~; t ~~: ~ ~ -;', ,.....'f ____--L OA o=Fis r--:::-J ...,--",';,~. ti24 ________y~yJ}INE ATTACHMENT 3 -- ~ PLAN PAAT Of' LOT 17 """"""'" . ~AU1Y OF' Q.AAIoI _ ....MnT aT = (. ~ f ~ w -:z ..: _ t;!lI.'";I:...........-, ~-~..;..;;;.;:' ~......,...,..(O...."....." 11.....-."':':;:"::: ::-_-=--~ . ...... __ -....,.... .,l.~ =..~-........ -,~= ~~~~~:-'.l~ -- - , ;; ~ : ~ !~ ! ~ ~ ~ ~---NA!III_"":"'_'II':""I_...I'"!I DARUNGTOII GREEN ..- -- - =:,.;; ";iN """ ..-.. . ,.-" ',;'~ MDP-1 ATTACHMENT 4 AMENDMENT NO. TO THE CLARINGTON OFFICIAL PLAN PURPOSE: The purpose of this Amendment is to relocate the Medium Density Residential, Local Park and Public Elementary School symbols, and to revise the housing targets within the Darlington Green Neighbourhood of Bowmanville. BASIS: This Amendment results from a detailed review of the appropriate locations for the public elementary school, local park and medium density housing within Draft Plan of Subdivision 18T-90051. This review included extensive consultation with the Kawartha Pine Ridge District School Board. AMENDMENT: The Clarington Official Plan is hereby amended as follows: 1. By amending Map A3 - land Use Bowmanville Urban Area as shown on Schedule "A" 2. By amending Table 9-2 Housing Targets by Nei9hbourhoods as shown on Schedule "B" IMPLEMENTATION: The prOVISions set forth in the Clarington Official Plan regarding the implementation of the Plan, shall apply in regard to this Amendment. INTERPRETATION: The provisions set forth in the Clarington Official Plan regarding the interpretation of the Plan, shall apply in regard to this Amendment. 0;::5 . SCHEDULE '8' TO AMENDMENT NO. TO THE CLARINSTON DFFICIAL PLAN Chapter 9 Residential Neighbourhoods . T:\,;'" _T__ . ....~ _Un" No; Residential Mas """hal __ Intensification Tol>J low ........ H~ ....~ H;8h """'"'" HI Main Central Area 0 0 0 0 2" 100 3" N2 SubCenrral..vea 0 0 0 0 0 3SO 350 H3 W""""" 1175 125 0 0 0 100 1<00 H4 Highland 1225 100 0 0 0 75 1<00 H5 Glenview 5SO 425 0 110 0 so 1135 HO """"'" 8" 100 0 0 0 25 '75 N7 .. Avondale 825. 200 0 0 0 275 1300 N8 &nily Stowe 1475 275 0 0 0 SSO 2300 N9 ""''''''''' 107' 75 0 0 0 75 1225 HIO . Dartinsron 4SO 25 0 0 0 383 858 Hll aa,M8w llSO 300 125 0 0 SO 1625 H12 F.arewelIHeighl5.. - . - . - - TOT& 8775 1625 125 110 2SO 2033 12918 8cIwtIwMlle HI EasI Main Central M!a 0 0 0 5" 175 275 1000 H2 WeSllMainCentr.llAtea 0 0 0 2SO 1500 0 1750 H3 - .75 0 2" 0 0 350 1575 H4 """"" 425 125 " 0 0 75 700 H5 Vincent Massey 1025 400 0 0 0 175 1600 N6 Apple Blossom 12SO 275 0 25 0 125 1675 H7 Elgin 1025 SO SO 125 " ISO 1475 N8 f<nwkk 1325 525 0 0 0 100 1950 N9 Knox 14SO 125 O. 125 75 125 1500 HIO .......... 975 ISO 0 100 ,. SO 1325 Hll 8rookhm 1325 3,. 0 0 0 75 1750 H12 DarfinctonCIeen 675__ 375....... 0 0 0 125 ..- I H13 w...... 11125 350 27S 25 0 " 1750 N14 - W"""'" 1075 250 SO 25 0 75 '475 N15 PortDarling\on 5,. 4,. 175 0 0 25 1200 ..... 'TOTAl .,,- ;r ~ 8" 1225 1875 1800 -- -"""'" I~IOO 34-2.5 Nl MainCentr.alArea 0 0 0 100 ,. 75 225 N2 C....... 1075 100 0 0 0 100 1275 N3 ""'" 14,. 200 0 0 0 125 1175 N4 Port of Newa5lJe 500 m 0 0 250 0 1075 N5 North VI'" 1050 2,. 0 0 0 ,. 13SO N6 Wolmol 960 0 0 0 0 0 960 TOTAl. S035 875 0 100 300 3,. 6660 175 22.575 . Potential housing units kx Farewell Heighl5 neighboorlJood sub;ea to rhe provisions of Speda/ Policy Atea No.5 CSee Seaion '7.6' 026 Municipality of Clarington Official Plan - December 4, 2000 Page 39 t '00 ~ ~ _m 200 m r-~--:::-l-~ :::/~ _~ / (0 I '//' ~' / ~) -~. / d ,j /,/;1" ///. //{/, 'I (~~j .. f!J ;/ / /~ ,,'"' . : ,./';///" ~/, ~~;8.,~;~.~;..: ~ii:?i/~j:; , . ..',' .^" ,.:/;//. / c//:,//'{ ~ .. "' .. //;..///. i~)(fD " (ED @ @! ;,. .. ~ ',",' LAKE ON7.4R./O ),>-:-~- (M).,/' \ ---------- 'M) '-/ iM~Ii7' '--" /' '-- ~ i 81// @ I / ,M \ ,,'1 (OJ r i( \ I"" -, >l. """ ~1(0 i ,-----',/ .@ ,.-- I I rii',* / ~M) . .. m'l 6\\ ",,5' · \L1 /'~.~,.. ~,,/. ,\ @ I =-::'.' JII' .. a 1M) 1/' ~/ ( I €, .. URBAN BOUNDMY """'" URIW4 RESIDEN1IAl URBAN RESIDENTIAL I (H) I t.lEOlUI.I OENSITY RESIDENTIAL liliU HIGHOEtlSrrY _ RESIOENl1AL w.lN CEHTRAL AREA - LOCAl CENTRAL AREA ~HOOD HIGHWAY COtMAERClAL AGGREGA.TE o:TRACTlON AREA CI I't"Y1 ti27 .~ :'M', ",",,," c- _ ""J """""' EMPlort.IENT AREA UGH> INOUSlRIAl AREA "',,""- lNOUSTRW.. MEA ["', .,oJ unulY c=J ~I.iENTAL r---t CTlON ARE'\ I i GREIN SPACE ."1'1 WATERFRONT GREENWAY COMUUNrTY PARK DISTRICT PAAK .. PUBUC SECONDARY SCHOOL SEPARATE SECONDARY SCHOOL "'''''IT ... SECONDARY SCHOOL :--"' PU8UC ElEMENTAF.Y SC:-IOOL cS ~EPARATE t..lEMENTARY SCHOOL o PRIVATE EL.EMOlTARY SCHOOL _ _ SECONDARY PlANNINC AREA ._____m SPECIAL ?DUC'i AREA SPEClAL STUDY AfIEA C:: GO STATION ~ 8 :w.' NElGHBOURHOOO PARK TOURISt.! NODE * g~-O~1