Loading...
HomeMy WebLinkAboutPSD-018-02 ., ' -.P Q!![mglOn REPORT PLANNING SERVICES DEPARTMENT Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE G,PI1- Date: MONDAY, March 25, 2002 ))1 i Resolution #: / "X'--cP- . Report #: PSD-018-02 File #:ZBA2001-025 & 18T-93008 By-law #: Subject: 749328 ONTARIO LIMITED IN TRUST PROPOSED REZONING APPLICATION AND PROPOSED AMENDMENT TO DRAFT APPROVAL OF A PLAN OF SUBDIVISION PART LOTS 11 & 12, CONCESSION 1, FORMER TOWN OF BOWMANVILLE Recommendations: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-018-02 be received; 2. THAT the rezoning application ZBA 2001-025 submitted by Weston Consulting Group Inc. on behalf of 749328 Ontario Limited in Trust be approved in principle and that the By-law contained in Attachment No.5 be adopted by Council at such time the valley lands shown as Block 76 on the proposed amendment to Draft Approval are transferred to the Municipality; 3. THAT the application to amend the Draft Approved Plan of Subdivision 18T- 93008 submitted by Weston Consulting Group Inc. on behalf of 749328 Ontario Limited in Trust be approved as red line revised and the Director of Planning Services be authorized to issue an amendment to draft approval based on the conditions as contained in Attachment No.2; and 4. THAT the Durham Region Planning Department, and all interested parties listed in this report and any delegation be advised of Council's decision. Submitted by: D vi . Crome, M.C.I.P.,RP.P. Director, Planning Services Reviewed byQ~~'Lt. Franklin Wu Chief Administrative Officer CP*DJC*lw March 19,2002 601 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T (905)623-3379 F (905)623-0830 Replacement Resolution for the recommnedations contained in Report PSD-018-02 (Changes from report are highlighted in bold) Moved By: Seconded By: 1. THAT Report PSD-018-o2 be received; 2, That the proposed amendment to draft-approved plan of subdivision be revised to Identfy the portion of Street A between Street Band Hunt Street as Block 81 for an emergency access and that Block 72 be Identified as a Future Development block; 3, That the proposed zoning by-law amendment contained In Attachment No.6 be revised to rezone Block 72 as Urban Residential Type One - Holding ((H) R1) to Implement the Future Development Block; 4. THAT the rezoning application ZBA 2001-025 submitted by Weston Consulting Group Inc. on behalf of 749328 Ontario Limited in Trust be approved in principle and that the By-law contained in Attachment No.6, as revised, be adopted by Council at such time the valley lands shown as Block 76 on the proposed amendment to Draft Approval are transferred to the Municipality; 5. That the conditions of draft approval contained In Attachment No.5 be modified to reflect the revisions specified In paragraph 2 above and to provide for the transfer of the new Block 81 to the Municipality for an emergency access; 6. THAT the application to amend the Draft Approved Plan of Subdivision 18T-93008 submitted by Weston Consulting Group Inc. on behalf of 749328 Ontario Limited in Trust be approved as redline revised and the Director of Planning Services be authorized to issue an amendment to draft approval based on the conditions as contained in Attachment No. 5 .s further revised as neceasary to reflect Council's revisions; and 7 . THAT the Durham Region Planning Department, and all interested parties listed in this report and any delegation be advised of Council's decision. REPORT NO.: PSD-018-02 PAGE 2 1.0 APPLICATION DETAILS 1.1 Applicant: 749328 Ontario Limited in Trust 1.2 Agent: Weston Consulting Group Inc. and UD&D Incorporated 1.3 Proposed Rezoning: From (Holding) Urban Residential Type One ((H) Rl), (Holding) Urban Residential Exception ((H) R2-6), (Holding) Urban Residential Exception ((H) R2-7), (Holding) Urban Residential Exception ((H) R3-14), Environmental Protection (EP) and General Industrial Exception (M2-1) to appropriate zones to allow the proposed uses 1.4 Proposed Amendment to Draft Approval: From 123 units consisting of: 40 single detached units; 83 street townhouse units, a 1.226 ha park block and a 24.154 ha open space block to 154 units consisting of: 46 single detached units; 18 semi-detached dwellings; 90 street townhouse units and a 24.667 ha open space block. 1.5 Area of Proposed Applications: 33.98 ha, plus Goodyear Canada Inc. property (15.81 halo 2.0 LOCATION 2.1 The lands subject to the application for amendment to draft approval are generally bounded by Spry Ave to the west, Baseline Road to the south, Hunt Street to the east and Goodyear Canada to the north. The residential development is limited to the northeast quadrant of the property. The rezoning application, in addition to the lands subject to the subdivision application, also includes the Goodyear Canada property to the north (see Attachment 1). The lands are located in Part Lots 11 & 12, Concession 1, former Town of Bowmanville. 602 . REPORT NO.: PSD-018.02 PAGE 3 3.0 EXISTING AND SURROUNDING USES 3.1 Existing Uses: The subject lands are currently vacant 3.2 Surrounding Uses: West - Bowmanville Creek valley lands and beyond that, existing residential East - Existing residential fronting on Hunt Street North - Industrial (Goodyear Canada) and residential South - Vacant lands being mostly Bowmanville Creek valley lands 4.0 BACKGROUND 4.1 In April 1995 the Municipality approved a rezoning application and recommended that the Region of Durham Planning Department grant draft approval for a proposed draft plan of subdivision containing a total of 123 units, a 2.12 ha block for future development and buffer from Goodyear Canada, a 1.24 ha parkette and a 24.486 ha open space block (Attachment 2). The Region granted draft approval on August 18, 1995. In February 2001, the lands were sold to the current owner/applicant. Since acquiring the lands, the new owner was successful in acquiring lands deemed surplus by CNR between Nelson Street and Albert Street. These lands were previously occupied by the CNR spur-line serving GOOdyear on the west side of Hunt Street. The acquisition of the CNR lands allowed the developer to revisit the previously approved design and lotting of the subdivision. Some of the proposed design changes dictate changes to the implementing zoning by-law. 4.2 A Public Meeting for the rezoning application was held on January 21, 2002. Issues were raised at the meeting with respect to traffic on Albert Street, density of the proposed development, compatibility with the existing residential neighbourhood, as well as protection of the valley lands. In response to agency comments and the issues noted at the Public Meeting, the applicant submitted a "Traffic Study Update"; a preliminary stormwater management pond design, 603 REPORT NO.: PSD.018-02 PAGE 4 illustrating how the development can comply with current engineering requirements: and engineering details with respect to road connections, and grading and drainage. 4.3 The application for proposed amendment to draft approval has been modified from that proposed at the Public Meeting report. The proposed number of units has been reduced by 3 from 157 to 154. The reduction in units facilitated an increased frontage for the single detached units backing onto Hunt Street to a minimum 13.5 m (44.3 ft) frontage. The following chart illustrates the differences between the August 1995 draft approved plan: the plan circulated for the January 18,2002, Public Meeting: and the current proposed revisions to draft approval. Draft Approved Plan Public Meeting January 18,2002 Plan 13.5 m fronta e plus single detached units 11 m frontage single detached units 10m frontage single detached units Semi-detached/link units Townhouse units 5 7 28 o 83 45 3 18 91 Current Proposed Revision to Draft Approval 15 28 3 18 90 Net Residential land area (ha) Net Residential density (units per ha) 5.0 OFFICIAL PLAN POLICIES 5.1 The Durham Region Official Plan designates the lands as Living Area and Major Open Space with indications of Environmental Sensitive Areas. The predominant use of land within the Living Area designation shall be for housing purposes. The predominant use of lands in the Major Open Space designation shall be conservation, recreation and reforestation. The applications conform with the Durham Regional Official Plan. 604 REPORT NO.: PSD-D18-02 PAGE 5 5.2 The Clarington Official Plan designates the lands Environmental Protection Area, Urban Residential with Medium Density Symbol, Neighbourhood Park, and Special Policy Area E. Relevant policies of the Official Plan are as follows: . The predominant use of land within the Urban Residential designation shall be for housing purposes. . The Medium Density category proposes a net density of 31-60 units per net hectare with the predominant housing forms to include townhouses. . Environmental Protection Areas identify the most significant components of the Municipality's natural environment. These areas and their ecological functions are to be preserved and protected. . The Neighbourhood Park functions and facilities shall serve the active and passive recreational needs of surrounding residents. . Special Policy Area 'E' refers to redevelopment areas. This designation includes lands currently occupied by long-established industries, specifically Goodyear Canada in this case, where eventual relocation of these uses to appropriate areas within the Municipality shall be encouraged. Should redevelopment occur on the Goodyear lands, the land should be redeveloped in accordance with the policies of the Urban Residential designation and other relevant sections of the Official Plan. The plan of subdivision no longer contains a park block. Although a park block is not contained on the plan, Engineering Services proposes to develop the lands where the park block was previously draft approved as an active recreational facility. The area is subject to a Regional Storm, similar to Hurricane Hazel, however, the area will not be flooded during a "100 year storm". The proposal conforms to the Clarington Official Plan. 6.0 ZONING BY-LAW PROVISIONS 6.1 Rezoning is required as a result of including additional lands in the proposed draft plan of subdivision, the relocation of certain housing types within the draft plan of 605 REPORT NO.: PSO-018-02 PAGE 6 subdivision, and an increase in the setback of industrial buildings on the south boundary of the Goodyear lands. 7.0 AGENCY COMMENTS 7.1 In accordance with departmental procedures, the application was circulated to obtain comments from other departments and agencies. 7.2 The Clarington Emergency Services and Building Department advised they have no concerns with the proposed applications as filed. Veridian Connections provided comments stating they have no objection to the proposed development. 7.3 Enbridge Consumers Gas has advised it has no objection to the referenced application, subject to conditions. 7.4 The Kawartha Pine Ridge District School Board advised the proposed development will yield approximately 58 students for Waverly Public School which is currently over capacity with 13 portables on site. The school board has no objection to the application. 7.5 Central Lake Ontario Conservation Authority staff originally noted that the proposed plan as originally circulated contained a water quality facility which does not meet the current standards for such a facility. The Authority required the design be revisited to address today's standards. The area of the proposed stormwater management pond has increased from 0.24 ha to 0.8 ha in order to comply with this requirement. Conservation Authority staff also confirmed portions of the proposed plan of subdivision are currently situated within the regional storm floodplain of the Bowmanville Creek. Previous approval was given to undertake a cut-and-fill in order to raise flood prone portions of the lands out of the floodplain. The applicant will require re-approval of the cut-and-fill plan, by the Authority Board, prior to undertaking any works within the floodplain of the 6U6 REPORT NO.: PSD-Q18-02 PAGE 7 Bowmanville Creek. Authority staff have no objection to the proposed rezoning or revision to draft approval. 7,6 Regional Works Staff advised that municipal water can be provided to the proposed development from an existing 400 mm watermain on Hunt Street. The 400 mm watermain runs along the former railway spur line and through the Goodyear Canada Inc. lands. A 9.0 m wide easement is required over the section of watermain that traverses the proposed development. Sanitary sewer is available on Baseline Road. A minimum 9.0 m easement for the sanitary sewer is required to be identified on the proposed revision to draft approval. The sanitary sewer crossing of the Bowmanville Creek is subject to Ministry of Natural Resources and Conservation Authority approval. Lastly, Baseline Road is identified as a Type A Regional Road and therefore an 8.22 m widening is required in order to achieve the minimum 36 m right-of-way width necessary. 7.7 Regional Planning Staff advised that the subject lands have been assessed as having a high archaeological potential due to the proximity to the Bowmanville Creek. The conditions of approval for this plan address the need for an archaeological assessment. A phase II Environmental Site Investigation was submitted which addresses soil conditions of the site including the abandoned railway lands. Based on this assessment the Region is requesting a signed 'Record of Site Condition (RSC)' be submitted by the Owner, prior to final approval. 7.8 Clarington Engineering Services provided a detailed review and comments on the application from a number of perspectives, including; flood and fill line alteration; erosion control and bank stabilization; site servicing and utilities; traffic and connection to the local road network; grading and drainage; park development; and development charge conformity. Following revisions to the plan and additional supporting documentation being provided, as well as a number of meetings with the applicant's consultant both on-site and in the office, a number of 601 REPORT NO,: PSD-018-02 PAGE 8 conditions were provided in support to granting amendment to the draft approved plan of subdivision, Some of the conditions must be satisfied prior to final approval, while the majority will be incorporated in the Municipality's subdivision agreement with the applicant. 8.0 STAFF COMMENTS 8.1 The proposed draft approved plan of subdivision represents an infill development within the Memorial Neighbourhood of Bowmanville. The application for amendment to draft approval maintains a largely one-sided street which provides excellent views and access to the Bowmanville Creek Valley. The application proposes to incorporate the former CNR spur line lands into the development, allowing for residential development along the entire west side of Hunt Street, between Nelson Street and Albert Street. The applicant is proposing to relocate a number of the draft approved on-street townhouse units from the west side of Street C to the north side of Street A, and introduce semi-detached units to replace the townhouse units on part of Street C. Lastly, the amendment introduces a connection to Albert Street, not possible when the CNR spur line was still in existence (see Attachment No.3). 8.2 On-street Parking and Distribution of Townhouses The proposed amendment to the draft approved plan eliminates townhouse units directly across the street from other townhouse units in all areas except one block of seven units. This was done in response to the on-street parking issues report, PD-36-99, prepared in April 1999, where this plan of subdivision was one of nine identified as having potential for on-street parking problems if developed as approved. The applicant has submitted a parking plan consistent with the Municipality's current standards in support of the proposed amendment. 608 REPORT NO,: PSD-018-02 PAGE 9 8.3 Compatibility with Existing Residential Neighbourhoods Due to the gap in time between development of the existing residential neighbourhood and proposed development project, there are some problems with integration with the neighbourhood. This includes a differential in density between the existing and proposed residential areas. The proposal now provides for 13.5 m (45 ft) frontage singles abutting the existing lots on Hunt Street as a transition. It builds on the existing grid road system, provides for vastly improved access to the valleyland and provides for a "buffer" parkette on Hunt Street. In order to deal with some of the compatibility issues, the development is subject to architectural design guidelines. The guidelines will provide policy to ensure the development achieves a high architectural standard and is able to blend with the existing residential neighbourhood. 8.4 Traffic 8.4.1 Following the public meeting in January, Planning and Engineering Services staff met with the applicant's consultant to review options for relocating or eliminating the proposed Albert Street access to the development. Options considered included: proceeding with the Nelson Street access only; and replacing the Albert Street connection with a more northerly Durham Street connection. To assist in the review of the traffic issues, staff required the applicant to update the 1994 traffic study, submitted in support of the original proposal. The update considered among other matters the impact of the additional units on the road network. 8.4.2 Providing a single road access, Nelson Street, was not considered desirable for a development consisting of 154 units. In addition, this would not be consistent with the policies of the Clarington Official Plan, which encourages the development of a connective grid road network wherever possible. 8.4.3 A road connection to Durham Street did not appear viable at this time based on existing grade differential between Durham Street and the lands to the south and 6U9 REPORT NO.: PSD-018-02 PAGE 10 the depth of services contained within the Durham Street road allowance. A connection to Durham Street would require reconstructing a substantial part of the street to provide proper depth for all services. In addition, because of the required separation between Goodyear and new residential uses, no dwellings could be constructed on any portion of the road connecting to Durham Street, one lot depth north of Street A. 8.4.4 The conclusions of the updated traffic study indicate substantial increases in background traffic have been experienced on both Baseline Road and Liberty Street, but not on the local network. With the increased traffic from the development all intersections which serve the site with major streets will operate at a good level of service, all local streets will experience traffic volumes to and from the development within the range for the road classification. The overall impact of the change in development levels will be minimal. Comparing the peak hour volumes from the traffic study undertaken in 1994 with the recent update it appears there will be an increase of less than 6 vehicles per peak hour (total of 14 vehicles per peak hour) on Albert Street as a result of the second access. 8.4.5 Hunt Street and Duke Street are currently included in the Municipality's four year forecast for road improvements. Based on the applicant's timeframe to start construction this summer, the Engineering Services Department foresees undertaking reconstruction of these streets, once the development is well underway and residents have started occupying the new dwellings. 8.4.6 In consideration of the engineering issues associated with constructing an access to Durham Street at this time, the findings of the updated traffic report, and the fact that both Nelson and Albert Streets both provide a connection to Liberty Street, staff believe the Albert Street access should be maintained. This provides a second access to the proposed development to better disperse traffic and allows Durham Street to provide a further connection potential in the future should the Goodyear lands redevelop to residential. 610 REPORT NO.: PSD-018-02 PAGE 11 8.5 Separation between incompatible uses Provincial guidelines require separation distance between industrial facilities and sensitive uses. The guidelines are indented to ensure industrial developments or residential uses take into account emissions including smoke, noise, dust, and odour generated by an industrial facility, their loading areas or on-site waste receptacle areas. The Ministry of the Environment advised that the buffer required from Goodyear is 150 metres, measured from the zone setback of the property. Currently, as the land subject to the subdivision application is vacant, Goodyear could expand their facilities to within 7.5 m of the common property line. Their buildings are actually located approximately 70 m north of this property line. The applicant has proposed to convey a 0.615 ha parcel to Goodyear. In exchange Goodyear allows a rezoning of their property, which increases the setback to the south property to approximate the existing bUilding setback. This in turn would allow residential units on the north side of Street "A", which was previously draft approved as future development, and incorporated in the 150 m buffer. This change to the required setback from the south property line of the Goodyear lands is the second component of the rezoning application. 8.6 Floodplain The applicant had previously received support from CLOCA Board for a cut-and- fill program to raise all development area out of the floodplain of the Bowmanville Creek. The applicant will require re-approval of the cut-and-fill plan by the Authority Board prior to anyon-site grading occurring. The proposed amendment to Draft Approval requires an enlargement of the land area for the water quality pond in order to comply with the standards of the day. This expansion was engineered to be located immediately south and east of the original pond location, thereby impacting the area originally identified as a park block. The pond now has an area of 0.8 ha as opposed to 0.24 ha as originally draft approved. As noted above, the area previously identified as a park block is subject to flooding under a Region Storm, as a result the park block would not be above the flood line as originally thought. Therefore the open space block is now 611 REPORT NO.: PSD-018-02 PAGE 12 expanded to incorporate the remaining area previously identified as park, and the Owner will provide a cash payment in-lieu of parkland. The Municipality still intends on providing active park facilities in this area of the open space block. 8.7 Environmental Impacts 8.7.1 The amendment to draft approval is not changing the limits of the active development area. The residential development will maintain a minimum 30 metres to the edge of the watercourse at the closest point, the north limit of Street A. As a condition of approval, the applicant is required to dedicate the 24.667 ha open space block or valley lands to the Municipality of Clarington. In addition, the applicant is responsible for updating the studies dealing with bank stabilization and slope stability and undertaking the recommendations of the report to the satisfaction of the Director of Engineering Services and the Conservation Authority. The stabilization and restoration concepts identified in the report prepared by Ecologistics focus on improving bank stabilization while providing fish habitat and flow. In order to achieve the above goals the use of "live cribwalls" and "artificial overhang" are suggested. These measures are considered more natural and environmentally friendly. The erosion control and bank stabilization work must be complete prior to the issuance of the first building permit for the development. 8.7.2 The design of the development will allow greater access to the valley, and the lands will now be in public ownership. In addition, with the dedication of the valley lands to the Municipality, Valleys 2000 will be able to implement pedestrian trails, providing more orderly use of these lands. The Valleys 2000 plan provides for vegetation restoration of this former farm area including riparian planting, reforestation and ornamental trees. 8,8 Early Dedication of Valleyland The applicant has agreed to dedicate the lands to the Municipality as a condition of receiving zoning approval prior to registration of the plan. This is the subject 612 REPORT NO.: PSD-01S.02 PAGE 13 of a separate report. The applicant will still be responsible for the erosion control and bank stabilization work should the lands be dedicated in advance to the registration. The early dedication is to allow the Municipality and Valleys 2000 access to the Bowmanville Creek Valley to commence with the proposed work and to be eligible for funding from other sources. 9.0 CONCLUSION 9.1 The application has been reviewed in consideration of the comments received at the public meeting, the circulated agencies and the policies Clarington Official Plan. The applicant has made revisions to the proposed amendment to Draft Approval to address comments and has agreed to the amended conditions of draft approval as contained in Attachment No.4. In consideration of the comments contained in this report staff recommend the proposed plan of subdivision, as contained in Attachment No.3, be approved subject to the conditions contained in Attachment No.4. Attachments: Attachment 1 - Key Map Attachment 2 - Draft Approved Plan of Subdivision Attachment 3 - Proposed Revised Plan of Subdivision Attachment 4 - Proposed Residential Development Attachment 5 - Conditions of Draft Approval Attachment 6 - Zoning By-law Amendment 613 REPORT NO.: PSD.Q18.02 PAGE 14 Interested parties to be notified of Council and Committee's decision: 749328 Ontario Limited in Trust clo Gold Park Realty Inc. 250 Norfrnch Drive TORONTO, Ontario M3N lY4 Ellen Cowan 69 Concession St. W. BOWMANVILLE, Ontario L 1 C 1Y7 Weston Consulting Royal Centre 3300 Highway 7, Suite 320 VAUGHAN, Ontario L4K 4M3 Mavis Carlton 119 Cove Road BOWMANVILLE, Ontario L 1 C 3K3 UD+D Incorporated 4220 Steeles Avenue W. Unit C16 WOODBRIDGE, Ontario L 1 L 3S8 Doug McFeeters 27 Spry Avenue BOWMANVILLE, Ontario L 1 C 3X3 George Mutton 22 Albert StreetL 1 C 3T2 BOWMANVILLE, Ontario L 1 C 1 H2 John & Deb Willoughby 7 Spry Avenue BOWMANVILLE, Ontario L lC 3T2 Janet Wilson 63 Lawrence Cr BOWMANVILLE, Ontario L 1 C 3M7 Dora O'Reilly 53 Brown Street BOWMANVILLE, Ontario L lC 2R5 Howard Edmondson 76 Hunt Street BOWMANVILLE, Ontario L 1 C 2Xl Libby Racansky 3200 Hancock Road COURTICE, Ontario L1E2Ml Frank Lockhart 7 Barley Mill Crescent BOWMANVILLE, Ontario L 1 E 4B5 614 '. ATTACHMENT 1 LOT 13 ~ w ~ "'ON ffi ffi PA" ~ ~ ~ I>P-\~ I WEST II ~ Lands Subject to Rezoning ~ Lands Subject to Rezoning and Amendment to Draft Approval !1!i!i!iUm Other Lands Owned by Applicant Bowmanvllle Key Map ZBA 2001-025 and 18T-93008 z o III III w () z o () ATTACHMENT 2 ~ ~ ~ o < > ~ " ~ ~ " , .....It'rr~L--N1I!i. .........- .' " ! -' n o ~ S ~! Z~ S o ~ , I I l .", ~ /.-07' , , -..--.... \~6D AVE. "'Ji.l;rt \ I.~"", I - - I j L ANNE ST. ~ l/- 1:\ e(a . Op~", 'CI( 62 ~BL /.-07' f!~ 'fS;4CE: \ \ .. '< ~ , I \ CO.I\Tce \ \ ~ ! SS/O.I\T , \ \ I L ~""B~Einowo~~~ll...~ _'1"""_ -,....- - - - - - Original Draft Plan 18T -93008 616 ATTACHMENT 3 , J:l4lN~41' ~OJr ~ "'<t{J9 -~~ I:lr ~'-JI/.'~_L EX7'ZNS10N \ Z I , ""<> ~O~P4N i ~ I I I ANNE ST. ~ ~ ~ ~ ~ ~ <:: \ ....., I ./J~O(::"''''e, .... . ~I :1 II ~ ,- Zo?, ':? \\ I COiVC.e, SS/OiV aee.At~80 , I: ll~D~/1J€N , "I ... 1,<; , qfO-,~ .~ l ~'" ! ''''..." ~ '" ~4~~;:S~ ~ . ""-8,. '\: l....;~S~~~~1Jl_, ----- ............,..-1" -,000."'" Proposed Amendment to Draft Approval 617 18T -93008 '. ATTACHMENT" , P44I\1P-4/rr "fo/r < -'''f<89 N='.D.1E - -4[.(-4 N/C: lU' 2 L BLOC 4NDS I( 79 CONV[~O B[ 0. 6JS [D H4 h l~ . /' /' /' /' \ E:)(lsrllV~ '" - . '" r _" '. Proposed Amendment to Draft Approval - Residential Area '. ATTACHMENT 5 CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION 1. The Owner shall prepare the final plan on the basis of the approved draft plan of subdivision, prepared by Weston Consulting Group Inc., identified as job file number 2660, dated revised March 7, 2002, and as further reline revised, illustrating 154 units consisting of 46 lots for single-detached dwellings, 9 lots for semi-detached lots (18 units), 18 blocks for 90 on-street townhouses, a future development block, a block to be melded with the abutting lands to the north, a parkette, a pedestrian linkage block, an open space block, a block for a water quality pond, and roads. 2. The Owner shall dedicate the road allowances included in this draft plan as public highways on the final plan. 3. The Owner shall name road allowances included in this draft plan to the satisfaction of the Regional Municipality of Durham and the Municipality of Clarington. 4. The lands within the plan of subdivision shall be appropriately zoned In accordance with the Municipality of Clarington zoning by-law to implement the proposed development. 5. The Owner shall convey Block 80, an 8.22 m road widening across the entire frontage of the draft plan to the Municipality of Clarington for the purpose of widening Baseline Road. 6. The Owner shall retain a qualified landscape architect to prepare and submit a Landscape Plan for the lands being developed including Block 74 and 75, to the satisfaction of the Municipality of Clarington. 7. The Owner shall retain a professional engineer to prepare and submit a Master Drainage and Lot Grading Plan to the satisfaction of the Municipality of Clarington. All plans and drawings must conform to the Municipality's Design Criteria as amended from time to time. 8, The Owner shall retain a professional engineer to demonstrate that all portions of the subdivision except the open space block will be located outside the floodplain. The required report must indicate all of the areas where the floodplain will be modified or altered. The required report is subject to the approval of the Central Lake Ontario Conservation Authority and the Director of Engineering Services prior to final approval. 9. The study entitled "Lower Bowmanville Creek Preliminary Bank Stabilization Measures" shall be updated to reflect the current conditions on the Bowmanville Creek prior to final approval. The study shall also be revised to include the recommendations contained in the "Slope Stability Assessment" study dated September 1994 by Peto McCallum Ltd. 10. The Owner shall retain a professional engineer to prepare a Preliminary Engineering Report, which demonstrates that the erosion control and stream 619 '. CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION bank stabilization measures identified in the reports identified in condition # 9 can be implemented for this revised plan in a manner that conforms to the current standards of the Municipality and the Central Lake Ontario Conservation Authority, The report shall be subject to the approval of the Director of Engineering Services prior to final approval. 11. The Owner shall dedicate Block 76 gratuitously to the Municipality of Clarington as Open Space. Prior to dedicating Block 76, the Owner shall be responsible for 100% of the costs, financial or otherwise, for any stream bank erosion control measures or watercourse stabilization measures that are deemed necessary by the Central Lake Ontario Conservation Authority or the Director of Engineering Services based on the recommendations of the reports identified in Conditions 9 and 10. In the event Block 76 is dedicated to the Municipality prior to registration of the Plan, the Owner shall be responsible for 100% of the costs, financial or otherwise, for the identified stream bank erosion control measures or watercourse stabilization measures that are deemed necessary by the Central Lake Ontario Conservation Authority or the Director of Engineering Services prior to the issuance of the first building permit. 12. The Owner shall ensure that the water quality facility (Block 75) incorporates features that complement the facility location abutting the valley lands and Street "A" and make the area aesthetically pleasing and safe for public use, all to the satisfaction of the Municipality of Clarington. 13. The Owner shall retain a qualified consultant to prepare and submit a detailed Tree Preservation Plan to the satisfaction of the Municipality of Clarington. 14. The Owner shall submit plans showing the proposed phasing to the Region and the Municipality of Clarington for review and approval if this subdivision is to be developed by more than one registration. 15. The Owner shall grant all easements, road widening, and reserves as required by the Municipality free and clear of all encumbrances. 16. The Owner shall pay to the Municipality, the development charge in accordance to the Development Charge By-law as amended from time to time, as well as payment of a portion of front end charges pursuant to the Development Charge Act if any are required to be paid by the Owner. 17. The Owner shall provide and install sidewalks, streetlights, temporary turning circles etc., as per the Municipality's standards and criteria. 18. The Owner shall cause all utilities, including hydro, telephone, Cable TV, etc. to be buried underground. 19. The Owner shall assume all cost for provision, installation and location of Community Mailboxes to service this development, in a manner satisfactory to the Director of Engineering Services. 620 '. CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION 20. The Owner shall provide the Municipality, at the time of execution of the subdivision agreement, unconditional and irrevocable Letters of Credit acceptable to the Municipality's Treasurer, with respect to Performance Guarantee, Maintenance Guarantee, Occupancy Deposit and other guarantees or deposit as may be required by the Municipality. 21. Prior to the issuance of building permits, the Owner shall construct access routes to the subdivision 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. 22. No building permit shall be issued for the construction of any building on any residential lot or block on said plan, until the architectural control guidelines for the development and the exterior architectural design of each building and the location of the building on the lot has been approved by the Municipality of Clarington. 23. The Owner shall be 100% responsible for the cost of any architectural design guidelines specific to this development, as well as 100% of the cost for the "Control Architect" to review and approve all proposed models and building permits, to the satisfaction of the Director of Planning Services. 24. No residential units shall be offered for sale to the public on said plan until such time architectural control guidelines and the exterior architectural design of each building has been approved by the Director of Planning Services. 25. The Owner shall dedicate Block 77 on the draft plan to the Municipality of Clarington as a walkway on the final plan. 26. The Owner shall convey Block 74 to the Municipality of Clarington for park or other public recreational purposes in accordance with the Planning Act, and the Owner shall provide to the Municipality of Clarington the appropriate cash-in-Iieu of park land in accordance with the provisions of the Planning Act. 27, The Owner shall grant such easements as may be required for utilities, drainage and servicing purposes to the appropriate authorities. 28, The zoning by-law referred to in condition 4 shall contain a provision for an adequate vegetative buffer strip width along the stream banks of Bowmanville Creek, a minimum width of 30 metres along both stream banks, or to top of bank (whichever is greater). This land is to be placed in the appropriate category that would maintain these lands in a naturally vegetated, undisturbed state, to the satisfaction of the Municipality of Clarington. 621 CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION 29. Notice is to be registered against title of all units within the development advising that Block 79 will be a future road allowance. In addition, the Owner is required to sign the block to the satisfaction of the Directors of Planning and Engineering Services. 30. The Owner shall ensure that lots 55-63 are designed with adjoining driveway accesses to the satisfaction of the Director of Engineering Services. 31 , The Owner shall be responsible for 100% of the cost, financial or otherwise, to construct a road connection between Street A and the existing intersection of Albert St. and Hunt St. The cost will include any works on Hunt Street or Albert Street, including storm sewer improvements that are deemed necessary by the Director of Engineering Services to serve as a connection to the subject development. 32. This development may proceed at such time the Municipality has approved the 2002 Capital Budget and Four Year Forecast, which schedules the reconstruction of Hunt Street and Duke Street within the Four Year Forecast. Provision must be made for the reconstruction of Duke Street from Baseline Road to Argyle Street and Hunt Street from Baseline Road to Albert Street. The reconstruction of Hunt Street will also include any improvements to Albert Street, Victoria Street and Nelson Street, as well as any 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. The required improvements shall include any sidewalk improvements deemed necessary by the Director of Engineering Services to service and connect to the overall neighbourhood 33. The Owner shall carry out a cultural heritage resource assessment of the development area of the subject property including Block 75 and any portion of Block 76 which may be disturbed as a result of the erosion control and bank stabilization measures to be undertaken in accordance with conditions 9 and 10. The Owner shall undertake mitigation andlor salvage excavation of any significant heritage resources to the satisfaction of the Regulatory and Operations Group of the Ministry of Culture, Tourism and Recreation. No grading or other soil disturbance shall take place on the subject property prior to a letter of clearance from the Regulatory and Operations Group of the Ministry of Culture, Tourism and Recreation. 34. Prior to anyon-site grading or construction of final registration of the plan, the Owner shall submit and obtain approval of the Central Lake Ontario Conservation Authority for reports describing the following: a. The intended means of conveying storm water flow from the site, including use of storm water management techniques which are appropriate and in accordance with the provincial "Urban Drainage and Design Guidelines", April 1987, and "Interim Stormwater Quality Control Guidelines for New Development", May 1991; 622 '. CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION b. The anticipated impact of the development on water quality, as it relates to fish and wildlife habitat, once adequate protective measures have been taken; c. The means whereby erosion and sedimentation and their effects will be minimized on the site during and after construction in accordance with the provincial "Guidelines on Erosion and Sediment Control for Urban Construction Sites" and the Technical Guidelines - Erosion and Sediment Control, February 1989, published by the Ministry of Natural Resources. NOTE: Ponds for temporary sediment control should be capable of accommodating 125 cubic metreslhectare of contributing drainage area for a period of not less than 12 hours or removing particle sizes down to 40 microns. d. Site soil conditions, including grain size distribution profiles; and e. Site grading plans. 35. The Owner shall submit detailed plans regarding alterations to the watercourse to the Central Lake Ontario Conservation Authority. Any proposed alterations require application under the Lakes and Rivers Improvement Act for review and approval by the Authority. Three copies of this information should be submitted in conjunction with the requirements of Condition 34. 36. Prior to any grading, including the rough grading of roads, or any works abutting or in the channel of the Bowmanville Creek, or prior to final approval of this plan, the Owner shall obtain the Central Lake Ontario Conservation Authority's written approval of the following: a. The erosion and sedimentation controls to be implemented during the grading phase of development; b. A geotechnical and biological assessment of existing and potential creek channel and valley wall erosion and instability, including areas of the proposed water quality treatment pond, which denotes those areas which require restoration to maintainlenhance slope stability andlor the physical and biological integrity of the riverine ecosystem, the means intended to achieve the desired rehabilitation, and the means intended to satisfy Authority requirements for setbacks from the valley top of bank. Revisions to the draft plan may be required to implement the recommendation of the approved creek channel and valley wall stability report and/or setback requirements; and c. Plans which portray minor and major storm flow routing within the plan, which take all external drainage areas into account, and the locations of the storm outfall pipe/channel within the creek valley the storm outfall and the related creek/valley erosion protection works. 37. Prior to final approval, the Owner shall obtain Central Lake Ontario Conservation approval of the staking in the field and plotting on a copy of the subject draft plan of subdivision, the stable-slope line intercept with tableland which will result from 623 CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION the intended re-grading and protection of erosion-prone areas of the valley wall, the western boundary of Blocks 73 and 79, and the western and southern boundaries of Street "A". 38. Prior to final approval, the Owner shall provide the Central Lake Ontario Conservation Authority with written verification through an engineering report prepared by a licensed professional engineer that: a. With the exception of Blocks 73 and 79, all portions of lots/blocks intended for development and Street "A" have been raised and appropriately compacted to at least the elevation of 83.33 metres, referenced to Central Lake Ontario Conservation f100dline mapping, and that fill removal required by the Central Lake Ontario Conservation Authority to offset filling within the floodplain within the plan has been completed, and relevant areas stabilized and protected form erosion; and b. No basements in any future buildings on the site will be prone to flooding as a result of surcharging of the storm sewer system under regional storm conditions. 39. The Owner shall provide for the extension of such sanitary sewer and water supply facilities which are external to, as well as within, the limits of this plan that are required to service this plan. In addition, the Owner shall provide for the extension of sanitary sewer and water supply facilities within the limits of the plan which are required to service other developments external to this subdivision. Such sanitary sewer and water supply facilities are to be designed and constructed according to the standards and requirements of the Regional Municipality of Durham. All arrangements, financial and otherwise, for said extensions are to be made to the satisfaction of the Regional Municipality of Durham, and are to be completed prior to final approval of this plan. 40. Prior to entering into a subdivision agreement, the Regional Municipality of Durham shall be satisfied that adequate water pollution control plant and water supply plan capacities are available to the proposed subdivision. 41. The Owner shall satisfy all requirements, financial and otherwise, of the Municipality of Clarington. This shall include, among other matters, the execution of a subdivision agreement between the Owner and the Municipality of Clarington concerning the provision and installation of roads, services, drainage and other local services. This subdivision agreement shall address improvement works to roads and sidewalks necessary to facilitate this development including matters such as the reconstruction of Nelson Street from Hunt Street to Ontario Street, the reconstruction of Hunt Street southerly to Baseline Road, and the reconstruction of the intersection of Hunt Street, Nelson Street and the future access road across the railway tracks to the subdivision. 42. The Owner shall satisfy all requirements, financial and otherwise, of the Regional Municipality of Durham. This shall include, among other matters, the execution of a subdivision agreement between the Owner and the Region conceming the 624 , '. CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION provision and installation of sanitary sewers, water supply, roads and other regional services. 43, The subdivision agreement between the Owner and the Municipality of Clarington shall contain, among other matters, the following provisions: a. The Owner agrees to carry out, or cause to be carried out, site grading, sedimentation control, and creek channel and valley slope rehabilitation to the satisfaction of Central Lake Ontario Conservation Authority; b, The Owner agrees that no filling, grading or alteration to the watercourses shall occur on the property without the prior written approval of Central Lake Ontario Conservation, c. The Owner agrees that Blocks 73 and 79 shall be developed in accordance with a site plan(s) acceptable to Central lake Ontario Conservation, which indicates existing and proposed grades, erosion control, setbacks from the valley top of bank, the location of all buildings and structures, and vegetation; d. The Owner agrees that, prior to the issuance of a building permit for any of Lots 1 to 31 inclusive, the Municipality shall be in receipt of written verification from Central Lake Ontario Conservation that it has received written confirmation from a licensed professional engineer that the lot areas have been rough graded to at least the elevation of 83.33 metres, referenced to Central Lake Ontario Conservation flood line mapping; e. The Owner agrees to carry out the works referred to in Conditions 36 to 38 to the satisfaction of the Central Lake Ontario Conservation Authority; f. The Owner agrees to maintain all stormwater management and erosion and sedimentation control structures operating and in good repair during the construction period, in a manner satisfactory to the Central Lake Ontario Conservation Authority; and g. The Owner agrees to advise the Central Lake Ontario Conservation Authority 48 hours prior to commencement of grading or the initiation of anyon-site works. 44. Prior to final approval of this plan for registration, the Director of Planning Services for the Municipality of Clarington shall be advised in writing by: a. The Regional Planning Department, how Conditions 3, 14.27,39,40 and 42 have been satisfied; b. The Ministry of Culture, Tourism & Recreation, how Culture, Tourism & Recreation, how Condition 33 has been satisfied: and c. Central Lake Ontario Conservation Authority, how Conditions 8 to 11 and 34 to 38 inclusive have been satisfied. 625 , ~ " . CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION NOTES TO DRAFT APPROVAL 1. If final approval is not given to this plan within three years of the draft approval date, and no extensions have been granted, draft approval shall lapse and the file shall be CLOSED. Extensions may be granted provided valid reason is given and is submitted to the Director of Planning Services for the Municipality of Clarington well in advance of the lapsing date. 2. As the Owner of the proposed subdivision, it is in your interest, as well as your responsibility, to satisfy all conditions of draft approval in an expeditious manner. The conditions of draft approval will be reviewed periodically and may be amended at any time prior to final approval. The Planning Act provides that draft approval may be withdrawn at any time prior to final approval. 3. All plans of subdivision must be registered in the Land Titles System within the Regional Municipality of Durham. 4. Where agencies' requirements are required to be included in the local municipal subdivision agreement, a copy of the agreement shall be sent to the agencies in order to facilitate their clearance of conditions for final approval of this plan. The addresses and telephone numbers of these agencies are: a, Central Lake Ontario Conservation, 100 Whiting Avenue, Oshawa, Ontario, L1H 3T3. 905-579-0411. b. Durham Region Planning Department, Lang Tower, West Bldg., 4th Floor, Whitby Mall, 1615 Dundas Street East, Whitby, Ontario, L 1 N 6A3 (905) 728- 7731. c. Ministry of Citizenship, Culture and Recreation, 400 University Avenue, 4th Floor, Toronto, Ontario, M7A 2R9. 626 . '. ATTACHMENT 6 THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON By-law Number 2002-_ being a By-law to amend By-law 84-83, the Comprehensive Zoning By-law for the Corporation of the Municipality of Clarington. WHEREAS the Council of the Corporation of the Municipality of Clarington deems it advisable to amend By-law 84-63, as amended, of the former Town of Newcastle to permit the development of a 154 unit plan of subdivision. NOW THEREFORE BE IT RESOLVED THAT the Council of the Corporation of the Municipality of Clarlngton enacts as follows: 1. Section 12.4 "SPECIAL EXCEPTIONS - URBAN RESIDENTIAL TYPE ONE (R1) ZONE" is hereby amended by adding thereto the following new Special Exception 12.4,54 as follows: "12.4.54 URBAN RESIDENTIAL EXCEPTION (R1-54) ZONE Notwithstanding Section 12,1 those lands zoned R1-54 on the Schedules to this By-law shall only be used for a semi-detached dwelling In accordance with the regulations contained in Section 12.2, save and except 12.2 i. i) 2, Section 13.4 "SPECIAL EXCEPTIONS - URBAN RESIDENTIAL TYPE 1WO (R2) ZONE" is hereby amended by deleting Urban Residential Exception (R2-7) and replacing it as follows: "13,4,7 URBAN RESIDENTIAL EXCEPTIN (R2-7) ZONE Notwithstanding Section 3.21 and 13,2 those lands zoned R2-7 on the Scheduies to this By-law shall be subject to following zone regulations: a. Lot Area (minimum) 400m2 b. Lot Frontage (minimum) i) interior lot ii)exterior lot 13.5 m 16.8 m c. Yard Requirements (minimum) i) exterior side yard 4.5 mil; 3. Section 14,6 "SPECIAL EXCEPTIONS - URBAN RESIDENTiAL TYPE THREE (R3) ZONE" is hereby amended by adding thereto the following new Special Exception 14,6,20 as follows: 14.6.20 URBAN RESIDENTIAL EXCEPTION (R3-21) ZONE Notwithstanding Section 3.21, 14.1 and 14.3 those lands zoned R3-21 on the Schedules to this By-law shall only be used for a street townhouse dwelling, and shall be subject to following zone regulations: a, Yard Requirements (minimum) i) Interior Side Yard ii) Sight Triangle 1,2 metres, nil where building has a common wall with any other building on an adjacent lot located in R3-21 zone. 6 2 ro metres ". - 2 - 4, Section 24.4 "SPECIAL EXCEPTIONS - GENERAL INDUSTRIAL (M2) ZONE" is hereby amended by deleting General Industrial Exception 24.4.1 and replacing it as foliows: "24.4,1 GENERAL INDUSTRIAL EXCEPTION (M2-1) ZONE Notwithstanding Section 24.1 and 24.2 those lands zoned M2-1 on the Schedules to this By-law may only be used for a manufacturing, processing, assembly or fabrication plant. For the purposes of this subsection the permitted use shall have a minimum setback from the south property iine of 100 metres." 5. Schedule "3" to By-iaw 84-63 as amended, is hereby further amended by changing the zone designation from: "Urban Residential Type One - Holding ((H)R1)" to "Environmental Protection (EP)"; "Urban Residential Type One - Holding ((H)R1)" to "Urban Residential Exception _ Holding ((H)R3-21)"; "Urban Residential Type One - Holding ((H)R1)" to "General Industrial Exception (M2-1 )"; "Urban Residential Exception - Holding ((H)R3-14)" to "Urban Residential Exception _ Holding ((H)R1-54)"; "General Industrial Exception (M2-1)" to "Urban Residentiai Type One - Holding ((H)R1 )"; "General Industrial Exception (M2-1)" to "Urban Residential Exception - Holding ((H)R2- 7)"; and "General Industriai Exception (M2-1)" to "Urban Residential Exception - Holding ((H)R3- 21)". 6. Schedule "A" altached hereto shali form part of this By-law. 7. This By-law shali come into effect on the date of the passing hereof, subject to the provisions of Section 34 of the Planning Act. BY-LAW read a first time this day of 2002 BY-LAW read a second time this day of 2002 BY-LAW read a third time and finally passed this day of 2002 John Multon, Mayor Palti L. Barrie, Municipal Clerk 628 ~ This is Schedule II A" passed this day ~ ~ . QUINN M"<",~1 Zoning v~ Zoning 1'::::::::1 Zoning v"_ Zoning ~ Zoning ~ Zoning lIIIIIlJ Z 0 n i n g ~ Zoning ~ Zoning vmIlllIl Zoning mTI Zoning I~,",~I Zoning "t:-:-:-:-~ Zoning to of By-law 2002- , 2002 A.D. , ~ ~ ~ " g , .~::~ " , "~~"i. ...."':;"J ,f' . I~ ~'-J"'" " :~lo'..;.:..."':.c !'~:'",,:...;,~, .of.". .... ':..~..>..,:.l.~~ . :";..l,:.F:."-t':' ;.....~II::O':l;-.:..: ,:':-..,,>..,."--:':0"'. ~~,>i. ;~.':~r :;'::')~~::J":'''i ..';.,.::;.~~~. :~~~~~.-:-:. :.~?''';...:~~:: ',.n ..;\.~ '" .. ...... .~. -:..'.1.........\ :, ..~...~~-"'''":'. ,. <'-. 0: ',,"'~ :~~ : ^;:<.;:~th;:~~~~~~~~t~;~~F!.:{:::: ~;;.~':.-:,'t..~~,.~.,rt'.... :.::..::::...... .... ~......... ........-. ........".....",..-'J ..~.:....c~~.:.::.::.~':-:.~."':; . tl"...:~;.~~:';.':~.'Jo~,-:;:t': !:'~ "~1H,1~~.~~.. ,rc-:":"'""!~ rr:~..." \'r ..~..~~r~~~" ...:......"'Il'~..........;..:.:r..... . :c:..:.lt..l.i";,~'~~ .~..:~~..... . .. .":t"'..:l!....~r....::.. ...,>.... ~......:.'!,..,...:..-r:..~. ::~:-.:~~" .:'~ 1::..~~1~~'7~.~ :'t.'l':.~'l~.-:'i. \:...,"-,,:,..!~:.:~..:- 1'Io"__'~"'" '~';n"~ ./",.t' .. ::~~C'.l !- .il 1 . r'l:,,,;~:-~~. .......\:':,~"':.~..,..=-. .):t..:,......,~......:.....ll."'..tl..,N'..'-:. ~ i...:-;....tt :......~~...~ . "-":'.\c' ....... ..'l". "._..r,...., .. . v '.. ,~~.,.."I....M..."'i..........",: c"..;,\.'\..... "'1 I \. .~. .f"'..... v.... ... " .' v v v.,. v v v :~:j'~.r:-.-:.)f~i.. ...i~....~->:.:":I;.,~~t v v v v v v v v :~~~~~.~..~.:'. .:: ..~.......''f;, :01.. .. .. V V .. t. ..... .=-..,.,_\:'11 I,. '~'..::"":V'.", .. 'f......... ........~. 'li. ..' .,''--'_1....... ~'.' .... ~ .._..... '0' ..' ...J'~"'."L ... ..........~rJ:........ :-:-.\~.,._ .. ... .:t' ...1<"........ '!oJ ._...c.. ..... "'1"""~' ",' ". .~....... ..'1'1"'-" ............r.':'I:'~.,,1.)'1,.....l.I1C. . .....<<..... -,"..J,.."\I. . ......"'........"... ..,................. ":' ~"...~. . .. ..' ~................ "... ....::...-..-k:.r:.,..."- 'j,' ,....~-;_.....".. .........- ......:...._.............:', ~ ....a............ .... ....,..."..., 0/; '''. 10............,.......... ". ... t "............... of ..... .....- or.~" ...\ ...l"l .. ...... ...._." I:I'.......~. ..,.....~.. .I .~.. ,oe... /10' ,., ". \. ..' ....).....':'\.."....~ ............~y,lt...;...... ':t' ...._" ..... 4. .~.~(....~....." \:J.:JJ.......:....:,....-...-:.. ~~.....j.'Ji::--:.:.. ..........: .... '.,.. .....)':.......\ .,.... ;",..-:~'1:1.::1. .:IH..~C~ .."': 'l'\' .. ..a.i....~r....'t......:'I~.......IIl':.n..." ..:-.I~\~.: ....::.+...;;~!r...... .:.;....;:;..,J'i-r-.r '.~'.... "1"'.;;,'" ':'"l.r..,-:..c"o:t:,; ,:>....:.\i..s.,'J -:r; ,,;.'C.... ..\........,.tr(. \..... .......-........... .!..J.M....""p'-....." '.J lo."-" ..... ...~\;'O. .........y." 1o,.....'f\" ':.'" :,............"':".11I... .~.;.~~~:.~...'f 'lO~"!..l'~~, ~;..,~:..... ..,:.:.....;t:..':"". ..r...Jo........-r." .... h ..........v:.,..... ....'\,;..lo...l .........". ....c, ~""'''',,'''..t> L,lof_..... ........ . '~v.'i..~:'1 '"...... ... '.. ::~.""'... ...,. '.. "'~',,:"'. .~.. ':""I5..:':-"t''t,,-t:'':''.''iol '~"~ol~'t't'.:'\;'tOo..."'..w::. :~'. ").~':'~~~~':~'" .:.....;:-..:.)..~....... ..~.~\.;,.. ... ":'4."" "i:' "~'r.'~"'''':-II'')'': ,":.,j.p.. "" """;0'" . . \" ,... ....... .... . .... ~ ....'. e ANN STREET I ,.,." WEST to remain "EP" change from "(H)R1 "to "EP" to remain "(H)R1" change from "M2-1"to "(H)R1" change from "(H)R3- 1 4"to "(H)R1 -54" to remain" (H)R2-6" to remain" (H)R2-7" change from "M2-1"to "(H)R2-7" change from "(H)R1 "to "(H)R3-2 1" change from "M2-1"to "(H)R3-21" to remain" (H)R3-14" to remain "M2-1" change from "(H)R1"to "M2-1" ~ John Mutton. Mayor Patti L. Barrie. Municipal Clerk Bowmanville 629