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HomeMy WebLinkAboutPSD-006-20Clarington Staff Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Report To: Planning and Development Committee Date of Meeting: February 24, 2020 Report Number: PSD-006-20 Submitted By: Faye Langmaid, Acting Director of Planning Services Reviewed By: Andrew C. Allison, CAO Resolution#: PD-052-20, C-089-20 File Number: COPA2018-0004; SC2018-0005 ZBA2018-0026 By-law Number: 2020-012 Report Subject: Applications by Delpark Homes (Prestonvale) Inc. for a Clarington Official Plan Amendment, Draft Plan of Subdivision and Zoning By-law Amendment to permit a 78 residential unit subdivision on the west side of Prestonvale Road and south of Southfield Avenue Recommendations: 1. That Report PSD-006-20 be received; 2. That Amendment No. 122 to the Clarington Official Plan as contained in Attachment 1 of Report PSD-006-20 be adopted; 3. That the revised application for Draft Plan of Subdivision S-C-2018-0005 submitted by Delpark Homes (Prestonvale) Inc., to permit the development of 78 residential units, be supported subject to the conditions generally as contained in Attachment 2 to Report PSD-006-20; 4. That the application to amend the Zoning By-law by Delpark Homes (Prestonvale) Inc. be approved and the By-law in Attachment 3 to Report PSD-006-20 be passed; 5. That once all requirements of draft subdivision approval are satisfied, the By-law authorizing the Removal of the (H) Holding Symbol be approved; 6. That the Durham Regional Planning Department and Municipal Property Assessment Corporation be forwarded a copy of report PSD-006-20 and Council's decision; and 7. That all interested parties listed in Report PSD-006-20 and any delegations be advised of Council's decision. Municipality of Clarington Report PSD-006-20 Report Overview Page 2 This report recommends the approval for a proposed Draft Plan of Subdivision, Clarington Official Plan Amendment and Zoning By-law Amendment applications, submitted by Delpark Homes (Prestonvale) Inc. The applications would permit a 78 unit residential subdivision, including 66 single detached dwellings and 12 townhouse dwellings, the extension of Rosswell Drive south a new east -west street and an environmentally sensitive Open Space block. 1. Application Details Applicant: Proposal: Area: Location: Roll Number: Within Built Boundary Delpark Homes (Prestonvale) Inc. The Biglieri Group Ltd. Draft Plan of Subdivision The proposed Draft Plan of Subdivision would permit 78 residential lots, consisting of 66 single detached dwellings and 12 townhouse dwellings, the extension of Rosswell Drive south a new east -west street and an Open Space block. Official Plan Amendment (Secondary Plan) To change the designations of a portion of the lands at 1430 and 1500 Prestonvale Road from Future Urban Residential and Neighbourhood Park to Low Density Residential and Environmental Protection in the South West Courtice Secondary Plan to permit the single detached and townhouse dwellings. Zoning By-law Amendment To rezone the lands at 1430 and 1500 Prestonvale Road from the "Agricultural (A) Zone" to appropriate zones that would permit the single detached and townhouse dwelling units. 9.07 Hectares 1430 and 1500 Prestonvale Road, Courtice 1500 Prestonvale Road - 181701007002700 1430 Prestonvale Road - 181701007002600 No Municipality of Clarington Report PSD-006-20 2. Background Page 3 2.1. Amendment 107, a comprehensive update to the Clarington Official Plan, was approved by the Region of Durham on June 19, 2017. As part of the comprehensive review these lands, which are within the urban area, were re -designated from future urban residential to urban residential on Schedule A. Prior to development of the lands the policies require the secondary plans to be updated from future urban residential to provide detailed land uses. The existing Southwest Courtice Secondary Plan was not revised as part of the comprehensive update. The Planning Services Department is currently working on a total of 11 secondary plans, some for new areas and some as a conformity exercise for existing plans. 2.2. In order to submit the Clarington Official Plan Amendment application Delpark Homes required Council's permission to accept the application within two years of the comprehensive update. Council approved the applicant's request on September 17, 2018. 2.3. The Southwest Courtice Secondary Plan originally identified the subject lands as future urban residential due to servicing constraints. Until the new sanitary sewer trunk is constructed to service the Courtice Water Pollution Control Plant (WPCP), all sanitary sewage flows west to the Harmony Creek WPCP in Oshawa. The development of the subdivision to the immediate west, on the sites originally draft approved for elementary public and elementary separate schools, included bringing services through Roy Nichols Drive which abuts the subject lands. 2.4. The extension of the services on Roy Nichols Drive provided an opportunity for development on a portion of the subject lands. The topography of the subject lands limits the amount of the lands that can utilize the services on Roy Nichols Drive. The applicant's consultants have determined that 78 units could be developed utilizing the services on Roy Nichols Drive. The remainder of the subject lands will require the trunk sewer from the Courtice WPCP. 2.5. The proposed development includes 66 single detached dwellings and 12 townhouse dwellings, the extension of Rosswell Drive south, a new east -west street and an Open Space block. The development also includes a servicing block with a walkway at the north-west corner connecting to Rosswell Park and a block on the west side connecting to the existing trail around the stormwater management pond and future trail network. 2.6. A statutory public meeting was held on January 28, 2019. Comments received from the public are discussed in Section 7 of this report. 2.7. After the public meeting the applicant submitted a revised proposal that maintains the same number of units but addresses a number of concerns identified by internal departments and external agencies. 2.8. The applicant has submitted the following studies in support of the applications which are reviewed in Section 8 of this report: Municipality of Clarington Page 4 Report PSD-006-20 • Functional Servicing and Stormwater Management Report; • Planning Rationale Report; • Environmental Impact Study; • Environmental Noise Assessment. x O � i ■r. .• �._r --ram.. •r-. _ _.--� _ - - ��� Sout ��Ourtlel"tlj` Arena d Subject Lands Single Detached Home: Frontage 10.1 m Single Detached Home: Frontage 11.3m llllllll� Single Detached Home: Frontage 12.Om lllllll� Townhomes Figure 1 — Proposed Development and Surrounding Uses Municipality of Clarington Page 5 Report PSD-006-20 3. Land Characteristics and Surrounding Uses 3.1. The subject lands consist of two parcels, 1430 and 1500 Prestonvale Road. The lands are currently vacant with a woodlot in the south-west corner of the property. The subject lands are relatively flat at the north end with a pronounced slope to the south, away from the existing residential development to the north. 3.2. The surrounding uses are as follows: North - Residential, single detached and townhouse dwellings, and Rosswell Park South - Agricultural East - South Courtice Recreation Complex, Single detached dwelling, Agricultural (tree farm) West - Stormwater Management Pond and single detached dwellings 4. Provincial Policy Provincial Policy Statement 4.1. The Provincial Policy Statement encourages planning authorities to create healthy, livable and safe communities by accommodating an appropriate range and mix of housing types and development patterns, while making efficient use of land and infrastructure. 4.2. Healthy and active communities should be promoted by planning public streets to be safe, meet the needs of pedestrians, foster social interaction and facilitate active transportation and community connectivity. Compact and diverse developments promote active modes of transportation such as walking and cycling. 4.3. The proposal conforms to the Provincial Policy Statement. Provincial Growth Plan 4.4. The Provincial Growth Plan encourages municipalities to manage growth by directing population growth to settlement areas, such as the Courtice Urban Area. Municipalities are encouraged to create complete communities by promoting a diverse mix of land uses, a mix of employment and housing types, high quality public open space and easy access to local stores and services. 4.5. The subject lands are within the Greenfield Area identified by the Growth Plan. Within Greenfield Areas, the Growth Plan establishes minimum density targets for residents and jobs. The development has a density of 25.6 residents and jobs per hectare. This will contribute to the Municipality meeting its requirements for development in greenfield areas. Municipality of Clarington Page 6 Report PSD-006-20 4.6. The proposal conforms to the Provincial Growth Plan. 5. Official Plans Durham Region Official Plan 5.1. The Durham Region Official Plan designates the subject lands Living Areas. Living Areas permit the development of communities incorporating the widest possible variety of housing types, sizes and tenure to provide living accommodations that address various socio-economic factors. 5.2. Prestonvale Road is identified as a Type C Arterial Road in the Region of Durham Official Plan. 5.3. The Region of Durham Official Plan identifies Key Natural Heritage and Hydrologic Features at the southwestern section of the subject lands. Development or site alteration is not permitted in Key Natural Heritage and Hydrologic Features, including any associated vegetation protection zone, as determined through an Environmental Impact Study. 5.4. The proposed development conforms with the Living Area designation and the Regional Official Plan. Clarington Official Plan 5.5. The Clarington Official Plan designates the subject lands Urban Residential and Environmental Protection Area. The Urban Residential designation is predominately intended for housing purposes. A variety of densities, tenure and housing types are encouraged, generally up to 3 stories in height. Edge of neighbourhoods have a minimum density target of 19 units per hectare. The development proposes a density of 25.6 units per hectare. 5.6. The Official Plan aims to create safe, walkable, and vibrant neighbourhoods. The development will extend the sidewalks and path infrastructure in the surrounding neighbourhood while providing new connections to Rosswell Park. 5.7. Natural Heritage Features are also identified and mapped on the subject lands. This area is designated Environmental Protection Area. The natural heritage system is to be protected and enhanced for the long term to promote responsible stewardship and provide sustainable environmental, economic and social benefits. The Environmental Impact Study submitted with the application has defined the limits of the features and has indicated that the proposed setbacks to the development are appropriate and in keeping with the intent of Clarington's Official Plan policies. Municipality of Clarington Report PSD-006-20 Southwest Courtice Secondary Plan Page 7 5.8. The Southwest Courtice Secondary Plan designates the subject lands Future Urban Residential and Neighbourhood Park. The Future Urban Residential designation indicates lands that cannot be readily serviced due to existing infrastructure constraints. It was anticipated that new infrastructure, specifically for sanitary sewers, would be required prior to further development of the subject lands. The applicant and the Region of Durham have determined that a portion of the subject lands can be serviced by connections to the existing infrastructure to the west on Roy Nichols Drive. 5.9. The review and update to the Southwest Courtice Secondary Plan is currently in progress. The applicants have submitted a concept plan demonstrating that this subdivision could be integrated into future development to the south as part of their application. The secondary plan review team has reviewed the development proposal. There are no concerns that the current proposal will negatively impact the secondary plan review. 5.10. The proposed development conforms to the Clarington Official Plan. 6. Zoning By-law 6.1. Zoning By-law 84-63 zones the subject lands "Agricultural (A) Zone". A Zoning By-law Amendment is required to permit the proposed single detached and townhouse dwelling units within the subdivision. 6.2. The proposed Zoning By-law Amendment (Attachment 3) will allow for the development of the 66 single detached dwelling and 12 townhouse dwelling units. The lands will have a zoning that is in keeping with the form of development currently found in the neighbourhood to the north and west. 7. Public Submission 7.1. A statutory public meeting was held on January 28, 2019. The concerns raised during the meeting included the following: • That complete streets, including sidewalks and bike lanes, be constructed as part of this development to increase active transportation options in south Courtice. • Potential impacts on the proposed historically designated property on the east side of Prestonvale Road at 1467 Prestonvale Road. • Would existing services be disrupted during construction and what would be the impacts on existing dwellings services, including hydro. • Not wanting to live next to a construction area. Municipality of Clarington Report PSD-006-20 Page 8 7.2. The owner will be required to provide both municipal sidewalks and connections between the new subdivision and the existing road network. A 5 metre road widening is being taken along Prestonvale Road to allow for urbanization of Prestonvale Road to the limits of the new subdivision. Block 70 on the west side of the subdivision will allow for a future path to provide better integration between the new subdivision, Rosswell Park and the neighbourhoods to the west. 7.3. There should be no impact on the designated heritage building located at 1467 Prestonvale Road. The proposed development will be in keeping with the existing development to the north and will not visually impede or impact the existing heritage property. 7.4. There should be minimal impacts on existing services in the neighbourhood, if any at all. There may be some minor impacts as services are extended or upgraded in the area. 7.5. The Municipality requires developers to implement a number of protocols to control dust, mud on roads, etc. to limit the impact construction has on surrounding residents. The applicant will be required to implement those protocols for this development to staff's satisfaction. 8. Studies Environmental Impact Assessment 8.1. An Environmental Impact Study was submitted in support of the applications. The report identifies natural heritage features on the site and in the surrounding area and assesses the impacts of the development. 8.2. The study identifies that there are woodlot and wetland communities on the site. The study further identifies setbacks and recommendations to ensure the protection of those features. The applicants will be required to introduce low impact development techniques to increase water infiltration in the area. An edge management plan will also be created to provide further protection and enhance the buffers for the environmental features. 8.3. Two Threatened and one Endangered species were documented on the subject lands. The applicant submitted an Information Gathering Form to the Ministry of the Environment, Conservation and Parks (MECP) in July 2019. The applicant will be required to meet the Ministry's requirements in respect to these species. Environmental Noise Assessment 8.4. A Noise Report was submitted in support of the applications. The study indicated that a noise attenuation fence is required for the units adjacent to Prestonvale Road and the units will be required to have central air conditioning. The remaining residential units will be required to accommodate central air conditioning. Appropriate conditions have been included in the conditions of draft approval. Municipality of Clarington Report PSD-006-20 Page 9 8.5. The railway noise and highway 401 noise were not considered as part of the noise assessment. MECP Noise Guidelines (NPC-300) requires railway noise to be considered within 500 metres of a development. The rail lines to the south are over 700 metres from the development. Functional Servicing and Stormwater Management Report 8.6. A Functional Servicing and Stormwater Management Report was submitted in support of the applications. The report provides the details of how the proposed subdivision can be serviced (water, sanitary and storm) from existing and new infrastructure. 8.7. The development will be serviced by extending existing services from Roy Nichols Drive and stormwater will be directed to the existing pond adjacent to Fenning Drive. The required servicing blocks have been included in the draft plan and will be conveyed to the municipality. Planning Rationale Report 8.8. A Planning Rationale was submitted in support of the applications. The report concludes that the proposed residential development is consistent with Provincial, Regional and Municipal planning policies. The report also concludes that the development is consistent with the context of the surrounding neighbourhood. 9. Agency Comments Durham Region 9.1. Durham Region has no concerns or objections to the approval of the Clarington Official Plan (Secondary Plan) amendment, the draft plan of subdivision, subject to conditions, or the zoning by-law amendment. The Region stated that the proposed applications complies with Provincial and Regional Planning Policy and has provided conditions to be imposed through Draft Approval. Central Lake Ontario Conservation Authority 9.2. The Central Lake Ontario Conservations Authority has no objections to the approval of the Clarington Official Plan (Secondary Plan) amendment, the draft plan of subdivision, subject to conditions, or the zoning by-law amendment. The conservation authority is satisfied that the open space block provides adequate buffers for the environmentally sensitive lands located within the block and surrounding area and the applicant will be required to complete planting within the buffer. The applicant must, through the detailed design phase, ensure stormwater management measures are implemented to the conservation authorities' requirements and standards. Municipality of Clarington Report PSD-006-20 Other Agencies Page 10 9.3. Enbridge, Canada Post and the Kawartha Pine Ridge District School Board indicated they had no objections to the proposed applications. Canada Post indicated conditions that will need to be met through the draft conditions. 10. Departmental Comments Engineering Services Department 10.1. Engineering Services has no objections to the proposed applications including the proposal plan of the subdivision, subject to conditions which will be addressed through the conditions of draft approval. The stormwater will be directed to the existing stormwater management pond to the south-west. Among the works the applicant will be required to undertake include the following: • Erect fencing around the lots abutting Rosswell Park and the environmentally sensitive lands; and • Provide a new pathway from future sidewalks to the existing path connections to the west and Rosswell Park. Fire and Emergency Services 10.2. Fire and Emergency Services Department has no objections to the applications. Operations Department 10.3. The Operations Department has no objections to the proposed applications. Building Division 10.4. The Building Division has no objections to the applications. 11. Discussion 11.1. The South-West Courtice Secondary Plan is currently under review. The applicant has been engaged throughout the secondary plan review process and has worked with staff to ensure the current application can integrate with and achieve the goals of the future secondary plan. The subject lands are located on the north side of the Robinson Creek and are isolated from the majority of the undeveloped secondary plan lands on the south side of the creek. While the subject lands may not share a future road network with the area south of Robinson Creek the lands are all being planned to create connective neighbourhoods that provide a cohesive active transport network and integrated natural heritage and open spaces. Municipality of Clarington Page 11 Report PSD-006-20 11.2. The amendment to the South-West Courtice Secondary Plan will change the future urban designation and a portion of the neighbourhood park designations to low density residential and environmental protection. The environmental protection designated lands will be dedicated to the municipality as a condition of draft approval. The remainder of the applicant's lands will continue to be designated future urban residential and land uses will be addressed through the South-West Courtice Secondary Plan update. 11.3. The applicants have provided an Environmental Impact Statement that identifies the natural heritage features on the site and surrounding area. The report assesses the impact of the development on the natural heritage features on the site and in the surrounding area, including the Robinson Creek. 11.4. There are two areas, at the south side of lots 39 and 40 and adjacent to the west side of the extension of Rosswell Road, where the buffers don't meet the minimum setbacks identified in Section 3 of the Clarington Official Plan policies. The policies allow for flexibility in the buffers where there is no net loss of vegetation protection zone and the proposed buffers are supported by an Environmental Impact Study. The applicant has proposed additional lands adjacent to these reduced buffer areas and abutting the south limit of the lots fronting on Rosswell, to provide additional vegetation protection area allowing for increased water infiltration through the use of low impact design measures. This will allow for the average setback of 30m metres to be exceeded meeting the intent of the Official Plan policies. The applicant will also be required to create an edge management plan adjacent to the lots backing onto the environmentally sensitive area and Rosswell Road extension. Future owners will also receive a Homeowners Guide that outlines the significance of the environmentally sensitive area and how to be good stewards of the area. 11.5. During the review process staff, together with the applicant reviewed ways to integrate and provide connectivity to the neighbourhoods to the west and Rosswell Park. The revised plan provides a wide block on the west side that will allow for a better integration of the neighbourhoods, park and trail system than a typical walkway between two lots. 11.6. A site specific Urban Residential Type Two (R2) Zone is recommended for the single detached dwellings and a site specific Urban Residential Type Three (R3) Zone is recommended for the townhouses 11.7. A holding symbol will be placed on the subject lands in order to ensure that all the subdivision and site plan requirements are met prior to development. 12. Concurrence Not Applicable. Municipality of Clarington Report PSD-006-20 13. Conclusion Page 12 It is respectfully recommended that in consideration of all agency, staff and resident comments that the applications for a Clarington Official Plan (Secondary Plan) amendment, Draft Plan of Subdivision and Zoning By-law amendments to permit 78 residential lots, consisting of 66 single detached dwellings and 12 townhouse dwellings, the extension of Rosswell Drive south to a new east -west street and an Open Space block be approved as contained in Attachments 1 through 3 of this report. Staff Contact: Brandon Weiler, Planner, 905-623-3379 x 2424 or bweiler@clarington.net. Attachments: Attachment 1 Official Plan Amendment Attachment 2 Conditions of Draft Approval Attachment 3 Zoning By -Law Amendment The following interested parties will be notified of Council's decision: Eddy Chan, Delpark Homes (Presontvale) Inc. Mark Jacobs, The Biglieri Group J. Boate D. Moser V. Suppan M. Enjati Attachment 1 to Report PSD-006-20 Schedule "A" Purpose of Official Plan Amendment Number 122 to the Clarington Official Plan Purpose: To amend the South-West Courtice Secondary Plan in the Clarington Official Plan by designating lands previously designated as Neighbourhood Park and Future Urban Residential to Low Density Urban Residential and Environmental Protection Area. The amendment will permit the development of 66 lots for single detached dwellings and 2 blocks for 12 townhouse dwellings while protecting environmentally sensitive lands. Basis: The Amendment is based upon applications filed by Del Park (Prestonvale) Inc. and the supporting background studies including an Environmental Impact Study and Functional Servicing Report. Actual Amendment: The Clarington Official Plan is hereby amended by amending Map A "Land Use South-West Courtice" in the South-West Courtice Secondary Plan as shown on Exhibit A to this Amendment. Implementation: The provisions set forth in the Municipality of Clarington Official Plan regarding the implementation of the Plan, shall apply in regard to this amendment. Interpretation: The provisions set forth in the Municipality of Clarington Official Plan regarding the interpretation of the Plan, shall apply in regard to this amendment. File Number: COPA 2018-0004 I:\^Department\Application Files\SC-Subdivision\S-C-2018\S-C-2018-0005 1430 & 1539 Prestonvale\Draft Zoning By-law and OPA\COPA2018-0004 OPA Exempt 2 - Schedule 'A' Purpose and Effect.docx Exhibit "A" To the Municipality of Clarington Official Plan Amendment No. , Map A, Southwest Courtice Secondary Plan N j BLOOR STREET L• i r Ii------'-- A107-17 O • I • � O • © i P • GRANDVIEW • • • I DRIVE I • • o '••• • 4 •••••••• • O " of W w I z -i I SOUTHGATE DRIVE I Change the Designation of the lands from • Future Urban Residential • to ' Low Density Residential Change the Designation of the lands from a Neighbourhood Park W W to a Low Density Residential Z '• o Change the Designation of the lands from •• UJI Environmental Protection Area wF to • Low Density Residential Change the Designation of the lands from :• Future Urban Residential E R' to •••••• •••�•• Environmental Protection Area LEGEND OPlanning Area Boundary Environmental Protection Area Arterial Roads Type A ® Future Urban Residential swr Storm Water Facility Arterial Roads Type B MAP A Low Density Residential 0 Public Elementary School ----- Arterial Roads Type C Medium Density Residential - Neighbourhood Centre Collector Roads LAND USE High Density Residential Utilities 4— Local Road Access SOUTHWEST COURTICE 0 Neighbourhood Park Q Heritage House ooe•* Pedestrian And SECONDARY PLAN _ Bicycle Routes Parkette A1C7 , Appealed to the OMB JUNE, 2018 --- OFFICE CONSOLIDATION Clarington Conditions of Draft Approval File Number: S-C-2018-0005 Issued for Concurrence: January 24, 2020 Notice of Decision: Draft Approved: Faye Langmaid, FCSLA, RPP Acting Director of Planning Services Municipality of Clarington Part 1 — Plan Identification Attachment 2 to Report PSD-006-20 The Owner shall have the final plan prepared on the basis of approved draft plan of subdivision S-C-2018-0005 prepared by The Biglieri Group Ltd. identified as job number 17473, dated August 3, 2018, as revised and dated December 18, 2019, which illustrates a total of 78 units consisting of 66 single detached dwelling lots, 23 lots with a minimum of 10m frontage, 30 lots with a minimum of 11.3m frontage and 13 lots with a minimum of 12m frontage, two townhouse blocks with 6 units in each block with a minimum frontage of 7m, a servicing block, a service block and community walkway and park, the extension of Rosswell Drive, a new road and future developments lands to be retained by the applicant. The redline revisions are: The temporary turning circle at the bottom of Rosswell Drive should be identified as Block 74 and be retained by the applicant at this time. An easement will be required to be conveyed to the Municipality in accordance with the conditions below. Part 2 — General 2.1 The Owner shall enter into a subdivision agreement with the Corporation of the Municipality of Clarington (the "Municipality") that contains all of the terms and conditions of the Municipality's standard subdivision agreement respecting the provision and installation of roads, services, drainage, other local services and all internal and external works and services related to this plan of subdivision. A copy of the Municipality's standard subdivision agreement can be found at https://www.clarington.net/en/do-business/resources/application-forms/subdivision- agreement.pdf Page 11 2.2 The Owner shall name all road allowances included in the draft plan to the satisfaction of the Municipality and the Regional Municipality of Durham (the "Region"). 2.3 All works and services must be designed and constructed in accordance with the Municipality's Design Guidelines and Standard Drawings. 2.4 All driveway apron locations must be approved by the Director of Engineering. Architectural Control and House Siting 2.5 (1) 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. (2) No residential units shall be offered for sale to the public on the draft plan until such time as architectural control guidelines and the exterior architectural design of each building has been approved by the Director of Planning Services. (3) No building permit shall be issued for the construction of any building on any residential lot or block on the draft 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 Director of Planning Services. (4) No residential units shall be offered for sale until such time as the Director of Engineering Services has approved a grading plan that identifies lot type (i.e. back draining, front draining, split draining, and such a plan shall be available in the sales office. Marketing and Sales 2.6 (1) The Owner shall prepare a Land Use Plan which shows the draft plan and surrounding land uses. The Land Use Plan shall be in a format approved by the Director of Planning Services. (2) The Owner shall erect and maintain a sign on the development site and/or in the sales office which shows the Land Use Plan as approved by the Director of Planning Services. (3) The Owner shall submit its standard Agreement of Purchase and Sale to the Director of Planning Services which includes all warning clauses/ notices prior to any residential units being offered for sale to the public. Page 12 Site Alteration 2.7 Draft plan approval does not give the Owner permission to place or dump fill or remove fill from or alter the grade of any portion of the lands within the draft plan. The Owner shall be required to obtain a permit from the Municipality under Site Alteration By-law 2008-114, as amended, for any such work. If any portion of the lands are within an area regulated by a conservation authority, the Owner shall obtain a permit from the conservation authority in addition to obtaining approval from the Director of Engineering Services regarding the intended haulage routes, the time and duration of the site alteration work and security relating to mud clean up, road damage and dust control in accordance with the Dust Management Plan in Section 4.6. After registration of a subdivision agreement, the provisions of the Municipality's standard subdivision agreement shall apply to any proposed site alteration on the lands covered by the subdivision agreement. Part 3 — Final Plan Requirements 3.1 The following road allowances shown on the draft plan shall be dedicated to the Municipality upon registration of the final plan: (a) Rosswell Drive extension (b) Street A 3.2 The Owner shall transfer to the Municipality (for nominal consideration free and clear of encumbrances and restrictions) the following lands and easements: (a) Road Widenings • A 5-metre road widening across the entire frontage of Prestonvale Road shown as Block 69 on the draft plan. (b) Temporary Turning Circles • A temporary turning circle and snow storage area easement shown at the south end of the Rosswell Drive extension on the draft plan. (c) Parkland Dedications • Park or other public recreational area shown as a portion of Block 70 on the draft plan. The area calculated for parkland is 436 square metres. (d) Open Space Lands as shown in Block 72 on the draft plan. (e) Other • Overland Flow and Servicing shown as a portion of Block 70 and all of Block 71 on the draft plan for the purpose of sanitary servicing and stormwater management. Page 13 Part 4 —Plans and Reports Required Prior to Subdivision Agreement/Final Plan Registration 4.1 The Owner shall submit the following plans and report or revisions thereof: Phasing Plan (1) This plan of subdivision shall be developed in one registration Noise Report (2) The Owner shall submit to the Director of Engineering Services, the Director of Planning Services and the Region, for review and approval, an updated noise report, based on the preliminary noise report entitled Environmental Noise Assessment Draft Plan of Subdivision 1539 Prestonvale Road (Phase 1), prepared by YCA Engineering Limited, dated October 2018, Project No.Y1828. Functional Servicing (3) The Owner shall submit an updated Functional Servicing Report satisfactory to the Director of Engineering Services and Central Lake Ontario Conservation Authority. Environmental Sustainability Plan (4) The Owner shall submit an update of the Environmental Sustainability Plan based on the preliminary Environmental Sustainability Plan entitled Energy Efficiency and Sustainability Plan, prepared by The Biglieri Group Ltd., dated August 2019, to the satisfaction of the Director of Planning Services. Such plan shall identify the measures that the Owner will undertake to conserve energy and water in excess of the standards of the Ontario Building Code, reduce waste, increase recycling of construction materials and utilize non -toxic, environmentally sustainable materials and finishes. The plan shall include the location of a shade tree, or provision for a voucher from a local nursery to allow the purchaser to acquire a shade tree to provide passive solar gain during the various seasons. Soils Management Plan (5) Prior to Authorization to Commence, the Owner shall provide a Soils Management Plan for review and approval by the Director of Engineering Services. Such plan shall provide information respecting but not limited to any proposed import or export of fill to or from any portion of the Lands, intended haulage routes, the time and duration of any proposed haulage, the source of any soil to be imported, quality assurance measures for any fill to be imported, and any proposed stockpiling on the Lands. All imported material must originate from within the Municipality of Clarington. The Owner shall comply with all aspects of the approved Soils Management Plan. The Director may require the Owner to provide security relating to mud clean up, dust control and road damage. Page 14 Dust Management Plan (6) Prior to Authorization to Commence Works, the Owner is required to prepare a Dust Management Plan for review and approval by the Director of Engineering Services. Such plan shall provide a practical guide for controlling airborne dust which could impact neighbouring properties. The plan must: (a) identify the likely sources of dust emissions; (b) identify conditions or activities which may result in dust emissions; (c) include preventative and control measures which will be implemented to minimize the likelihood of high dust emissions; (d) include a schedule for implementing the plan, including training of on -site personnel; (e) include inspection procedures and monitoring initiatives to ensure effective implementation of preventative and control measures; and (f) include a list of all comments received from the Municipality, if any, and a description of how each comment was addressed. Fencing (7) The Owner will be responsible to install fencing to the standards of the Municipality of Clarington at the sides or rear of lots that are located adjacent to parks, open space or environmentally sensitive areas, walkways or servicing blocks. Edge Management Plan (8) An Edge Management Plan be prepared and approved by CLOCA and the Municipality of Clarington in the vicinity of the Rosswell Drive extension where the future road extension is proposed to encroach into the 15 metre vegetation protection zone. Part 5 —Special Terms and Conditions to be Included in the Subdivision Agreement 5.1 The Owner shall convey Block 70 to the Municipality for Park or other public recreational purposes and pay the Municipality cash in lieu of parkland under Section 5.1. of the Planning Act, R.S.O. 1990, c.P.13. The Owner acknowledges that the land and payment represents 5% of the lands included in the draft plan and the payment shall be based on the value of the Lands as of the day before the approval of draft Plan of Subdivision S-C-2018-0005. 5.2 Noise Attenuation (1) The Owner shall implement the noise attenuation measures recommended in the updated noise report entitled Environmental Noise Assessment Draft Plan of Subdivision 1539 Prestonvale Road (Phase 1) prepared by YCA Engineering Limited and dated October, 2018 (the "Noise Report"). Page 15 (2) The Owner shall not make an application for a building permit for any building on the Lands until an acoustic engineer has certified that the plans for the building are in accordance with the Noise Report. 5.3 Temporary Turning Circles (1) Temporary turning circles are required at phase limits where roadways are incomplete and any lots abutting temporary turning circles will be frozen and not eligible for building permits. (2) Where part of all of a temporary turning circle is on lands outside of the road allowances, the Owner shall convey an easement to the Municipality in a form satisfactory to the Municipal Solicitor. Such easement shall be released for nominal consideration when the turning circle is removed to the satisfaction of the Director of Engineering Services. (3) Where proposed road connects to existing temporary turning circle, the Owner shall restore all areas to municipal standards. This includes curbs, sidewalks, asphalt, drainage, boulevard topsoil and sod, street trees and streetlighting relocations, all to the satisfaction of the Director of Engineering Services. 5.4 Existing Structures The Owner shall obtain demolition permit(s) to remove all existing buildings and structures from the Lands, unless such buildings or structures are to be preserved for heritage purposes. 5.5 Homeowner Stewardship Guide The Owner shall create an educational Homeowners Stewardship Guide, to the satisfaction of the Municipality of Clarington and Central Lake Ontario Conservation Authority, to be developed and to be distributed to the future owners of lots 35-54 inclusive regarding the significance of the wetland, the buffer and the benefits, functions and maintenance requirements of low impact development measures on the individual lots. Part 6 — Agency Conditions 6.1 Region of Durham (1) 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 Region. All arrangements, financial and otherwise, for said extensions Page 16 are to be made to the satisfaction of the Region, and are to be completed prior to final approval of this plan. (2) Prior to entering into a subdivision agreement, the Region shall be satisfied that adequate water pollution control plant and water supply plant capacities are available to the proposed subdivision. (3) The Owner shall grant to the Region any easements required for provision of Regional services for this development and these easements shall be in the location and of such widths as determined by the Region. (4) The Owner shall submit Environmental Site Assessment documents to address potential site contamination on the subject site in accordance with the Regional Municipality of Durham's Site Contamination Protocol. (5) The Owner shall satisfy all requirements, financial and otherwise, of the Region. This shall include, among other matters, the execution of a subdivision agreement between the Owner and the Region concerning the provision and installation of sanitary sewers, water supply, roads and other regional services. (6) The Owner shall carry out an Archaeological Assessment of the subject property and mitigation and/or salvage excavation of any significant heritage resources to the satisfaction of the Ministry of Heritage, Sport, Tourism and Culture Industries. No grading or other soil disturbance shall take place on the subject property prior to a letter of clearance from the Ministry of Heritage, Sport, Tourism and Culture Industries. 6.2 Conservation Authority (1) Prior to any on -site grading or construction of final registration of the Plan, the Owner shall submit and obtain approval from the Municipality of Clarington, and the Central Lake Ontario Conservation Authority for reports describing the following: (a) The intended means of controlling stormwater on the site and conveying stormwater flow from the site to an appropriate outlet, including use of stormwater techniques which are appropriate and in accordance with the provincial guidelines; (b) The intended means of providing water quality treatment for the site in accordance with provincial guidelines; (c) The means whereby erosion and sedimentation and their effects will be minimized on the site and downstream of the site during and after construction in accordance with the provincial guidelines. The report must outline all actions to be taken to prevent an increase in the concentration of solids and prevention of downstream erosion in any water body as a result of on -site, or related works; and Page 17 (d) Details on the types and use of Low Impact Development (LID) measures to be implemented within the development to assist in reducing stormwater runoff and meeting infiltration targets in accordance with the water balance and CLOCA requirements. (2) That, the Open Space Block 72 be zoned Environmental Protection and be dedicated to the Municipality of Clarington. (3) A Landscape Plan be submitted for review and approval by CLOCA. (4) The Owner shall satisfy all financial requirements of the Central Lake Ontario Conservation Authority. This shall include Application Processing Fees and Technical Review Fees as per the approved Authority Fee Schedule. (5) The Owner agrees to maintain all the stormwater and erosion and sediment control structures and measures operating and in good repair during the construction period, in a manner satisfactory to the Central Lake Ontario Conservation Authority. (6) A monitoring and maintenance plan for the infiltration swales be provided for review and approval by CLOCA. The functionality of the infiltration swale is to be monitored using appropriate techniques such as, but not limited to, the use of continuous monitoring equipment (data loggers and/or flow metres) to monitor flows entering and exiting the infiltration trench, water levels and actual drawdown times. (7) That the mitigation measures and recommendations within the Environmental Impact Study completed by Savanta, dated October 2018, revised August 2019 are adhered to. 6.3 School Board (1) The Owner shall agree to include in all offers of purchase and sale a statement that advises the prospective purchaser that attendance at the local public schools may not be guaranteed due to rising accommodation pressures. Pupils may be accommodated in temporary facilities and/or directed to schools outside the area in accordance with continued development and accommodation pressures. Page 18 6.4 Canada Post Corporation (1) Delpark Homes (Prestonvale) covenant and agree to provide the Municipality of Clarington with evidence that satisfactory arrangements, financial and otherwise, have been made with Canada Post Corporation for the installation of Community Mail Boxes (CMB) as required by Canada Post Corporation and shown on the approved engineering design drawings/Draft Plan, at the time of sidewalk and/or curb installation. Delpark Homes (Prestonvale) further covenant and agree to provide notice to prospective purchasers of the locations of CMBs and that home/business mail delivery will be provided via CMB. (2) The Owner shall satisfy the following requirements of Canada Post Corporation and the Municipality with respect to the provision of mail delivery to the Subdivision Lands and the provision of community mailbox locations, as follows: (a) The developer will consult with Canada Post to determine suitable permanent locations for the Community Mail Boxes or Lock box Assemblies (Mail Room). The developer will then indicate these locations on the appropriate servicing plans (b) The developer agrees, prior to offering any units for sale, to display a map on the wall of the sales office in a place readily accessible to potential homeowners that indicates the location of all Community Mail Boxes or Lock Box Assemblies (Mail Room)., within the development, as approved by Canada Post. (c) The owner/developer will be responsible for officially notifying the purchasers of the exact Community Mailbox locations prior to the closing of any home sales with specific clauses in the Purchase offer, on which the homeowners do a sign off (d) The Builder/Owner/Developer will confirm to Canada Post that the final secured permanent locations for the Community Mailboxes will not be in conflict with any other utility; including hydro transformers, bell pedestals, cable pedestals, flush to grade communication vaults, landscaping enhancements (tree planting) and bus pads. (e) The developer agrees to include in all offers of purchase and sale a statement which advises the purchaser that mail will be delivered via Community Mail Boxes or Lock Box Assemblies (Mail Room). The developer also agrees to note the locations of all Community Mail Boxes or Lock Box Assemblies (Mail Room)., within the development, and to notify affected homeowners of any established easements granted to Canada Post to permit access to the Community Mail Boxes or Lock Box Assemblies (Mail Room). (f) The owner/developer will agree to prepare and maintain an area of compacted gravel to Canada Post's specifications to serve as a Page 19 temporary Community Mailbox location. This location will be in a safe area away from construction activity in order that Community Mailboxes may be installed to service addresses that have occupied prior to the pouring of the permanent mailbox pads. This area will be required to be prepared a minimum of 30 days prior to the date of first occupancy. (g) The owner/developer will install concrete pads at each of the Community Mailbox locations as well as any required walkways across the boulevard and any required curb depressions for wheelchair access as per Canada Post's concrete pad specification drawings. (h) The developer agrees to provide the following for each Community Mail Boxes or Lock Box Assemblies, and to include these requirements on the appropriate servicing plans: (if applicable) i. - Any required walkway across the boulevard, per municipal standards. - If applicable, any required curb depression for wheelchair access, with an opening of at least two meters (consult Canada Post for detailed specifications) 6.5 Utilities (1) The Owner shall coordinate the preparation of an overall utility distribution plan that allows for the safe installation of all utilities including the separation between utilities to the satisfaction of the Director of Engineering Services. (2) All utilities will be installed within the proposed road allowances. Where this is not possible, easements will be provided at no cost to the utility provider. Proposed easements are not permitted on lands owned by the Municipality unless it can be demonstrated that there is no other alternative. Such easements must not impede the long term use of the lands and will be at the discretion of the Director of Engineering Services. (3) The Owner shall cause all utilities, including hydro, telephone, and cable television within the streets of this development to be installed underground for both primary and secondary services. Part 7 — Standard Notices and Warnings 7.1 The Owner shall include a clause in Agreements of Purchase and Sale for all Lots informing the purchaser of all applicable development charges in accordance with subsection 58(4) of the Development Charges Act, 1997, S.O. 1997, C.27. 7.2 The Owner shall include the notices and warnings clauses set out in Schedule 3 of the Municipality's standard subdivision agreement in Agreements of Purchase and Sale for all Lots or Blocks. Pagc 110 7.3 The Owner shall include the following notices and warning clauses in Agreements of Purchase and Sale for the Lots or Blocks to which they apply: 7.4 Noise Report (1) The Owner shall include the following notice in the Agreements of Purchase and Sale for Lots 2-66, Block 67 and Block 68 (with exception of the most easterly unit, in Block 68, adjacent to Prestonvale): "Purchasers are advised that sound levels due to increasing road traffic may occasionally interfere with some activities of the dwelling occupants as the sound levels will exceed the Ministry of Environment's noise criteria." (2) The Owner shall include the following notice in the Agreements of Purchase and Sale for all Lots: "This dwelling unit was fitted with a forced air heating system and the ducting etc. sized to accommodate a central air conditioning unit. The installation of central air conditioning by the homeowner will allow windows and exterior doors to be kept closed, thereby achieving indoor sound levels within the limits recommended by the Ministry of the Environment, Conservation and Parks. (Note: The location and installation of the outdoor air conditioning device should be done so as to comply with noise criteria of Ministry of the Environment, Conservation and Parks publication NPC-300." (3) The Owner shall include the following notice in the Agreements of Purchase and Sale for Lots 1 and Block 68 the most easterly lot adjacent to Prestonvale: "Despite the inclusion of noise abatement features within the development area, sound levels from road traffic and the may be of concern and may occasionally interfere with some activities of the dwelling occupants as the noise exposure level may exceed the noise criteria of the Ministry of the Environment, Conservation and Parks." 7.5 Nearby Farm Operations The Owner shall include the following warning clause in agreements of purchase and sale for all Lots: "Farm Operations —There are existing farming operations nearby and that such farming activities may give rise to noise, odours, truck traffic and outdoor lighting resulting from normal farming practices which may occasionally interfere with some activities of the occupants." Page 111 7.6 Nearby Park The Owner shall include the following warning clause in agreements of purchase and sale for Lots 20-32: "Park — Rosswell Park is located directly north and is designated for parkland uses including community events and recreation facilities which, when developed, may contain active lighted facilities for night- time services." 7.7 Nearby Public Walkway The Owner shall include the following warning clause in agreements of purchase and sale for Lots 31, 32, 34 and 35: "Public Walkway — This lot abuts Block 70 which has been designated for use as a public walkway which, when developed, may contain active lighted facilities for night-time services." 7.8 Chain Link Fencing The Owner shall include the following notice in the agreements of purchase and sale for Lots 20-54: "Chain Link Fencing — Chain link fencing is a required feature between this lot and the adjacent a park, open space, environmentally sensitive area or walkway. This fencing must be located on the public portion of the abutting land and will be maintained by the Municipality after the developer has been released from any further responsibility for the fence. No gates will be permitted." 7.9 Noise Attenuation Fencing The Owner shall include the following notice in the agreements of purchase and sale for Lots 1 and Block 68 most easterly lot: "Noise Attenuation Fencing - Noise attenuation fencing is a required feature for this lot to assist in reducing the noise levels to comply with Ministry of the Environment standards. This fencing must be located on the private property portion of the lot and must be designed and constructed in compliance with the recommendations of the noise attenuation report prepared by YCA Engineering Limited dated October 2018. The maintenance of this fencing is the responsibility of the owner of the lot after the developer has been released from any further responsibility for the fence." Page 112 7.10 Stormwater Management Pond The Owner shall include the following notice in the agreements of purchase and sale for Lots 34-38: "Stormwater Management Pond - The purchaser acknowledges that these lands abut a stormwater management pond, which is an unmaintained lands owned by the Municipality of Clarington. These lands are subject to ponding or flowing water during various times of the year." 7.11 Environmentally Sensitive Lands The Owner shall include the following notice in the agreements of purchase and sale for Lots 35-41 and 45-54: "Infiltration Trenches - Homeowners are advised that as part of the approved storm water management program for the development, a infiltration trenches have been installed to encourage infiltration on the lands owned by the Municipality of Clarington. The infiltration trenches must be kept in good working order and not be tampered with." "Debris and Pool/Spa Water — Purchasers may not dumb any materials, debris or grass clippings on these lands. Purchasers may not drain swimming pool or spa water directly on these lands. Water should be directed to the road where it enters the storm water system, and is treated by Stormwater Management Controls." Part 8 - Clearance 8.1 Prior to final approval of the plan for registration, the Municipality's Director of Planning Services shall be advised in writing by, (a) the Region of Durham how Conditions 6.1 (1) to (6) have been satisfied; (b) Central Lake Ontario Conservations Authority, how Conditions 6.2 (1) to (7) have been satisfied; (c) Canada Post, how Conditions 6.4 (1) and (2) have been satisfied; Part 9 — Notes to Draft Approval 9.1 Terms used in these conditions that are not otherwise defined have the meanings given to them in the Municipality's standard subdivision agreement. 9.2 As the Owner of the proposed subdivision, it is 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. Pagc 113 9.3 If final approval is not given to this plan within five (5) 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. 9.4 Where an agency requirement is required to be included in the Municipal subdivision agreement, a copy of the agreement should be sent to the agency in order to facilitate their clearance of conditions for final approval of this plan. The addresses and telephone numbers of these agencies are: (a) Durham Regional Planning Department, 605 Rossland Road East, P.O. Box 623, Whitby, Ontario L1 N 6A3 (905) 668-7721. (b) Central Lake Ontario Conservation Authority, 100 Whiting Avenue, Oshawa, Ontario LIH 3T3 (905) 579-0411. (c) Kawartha Pine Ridge District School Board, 1994 Fisher Drive, Peterborough, Ontario K9J 6X6 (d) Peterborough Victoria Northumberland and Clarington Catholic District School Board , The Peter L. Roach Catholic Education Centre, 1355 Lansdowne Street West, Peterborough, Ontario K9J 7M3 (e) Canada Post, Metro Toronto Region, 1860 Midland Ave. 2nd Floor Scarborough ON, M1 P 5A1 I:\^Department\Application Files\SC-Subdivision\S-C-2018\S-C-2018-0005 1430 & 1539 Prestonvale\Conditions of Draft Approval\S- C-2018-0005 - Conditions of Draft Approval_ 24'Jan'2020.docx Page 114 Attachment 3 to Report PSD-006-20 Corporation of the Municipality of Clarington By-law Number 2020- being a By-law to amend By-law 84-63 Whereas the Council of the Corporation of the Municipality of Clarington deems it advisable to amend By-law 84-63, for ZBA2018-0026; Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. Section 14.6 "Special Exceptions — Urban Residential Type Three (R3) Zone" is amended be adding the following new Special Exception Zone 14.6.59 as follows: 14.6.59 Urban Residential Exception (R3-59) Zone Notwithstanding Sections 3.1.g.i), iv), 14.1, and 14.3 b.i), c.ii) iii). h. shall only be used for street townhouse dwellings, subject to the following regulations: a. Lot Frontage c c i) Interior Lot Yard Requirements i) Interior Side Yard ii) Exterior Side Yard 7 metres 1.2 metres, nil where a building has a common wall with any building on an adjacent lot in the same zone 3 metres Height of floor deck of unenclosed porch above finished grade (maximum) 1 metre d. A covered and unenclosed porch/balcony having no habitable floor space above it, shall be permitted the following: i) In the case of an interior lot, an unenclosed porch/balcony up to a maximum area of 10.0 square metres shall be permitted, provided it is located in the front yard of the lot and shall not be calculated as lot coverage. ii) In the case of an exterior lot, an unenclosed porch/balcony up to a maximum area of 15.0 square metres shall be permitted, provided it is located in the front and/or exterior side yard of the lot and shall not be calculated as lot coverage. e. Special Yard Regulations i) Bay windows with foundations may project into any required yard to a distance of not more than 0.75 metres with the bay window having a maximum width of 2.4 metres, but in no instance shall the interior side yard be reduced below 0.6 metres. ii) Steps may project into the required front or exterior side yard, but in no instance shall the front or exterior side yard be reduced below 1.0 metres. f. Garage Requirements All garage doors shall not be located any closer to the street line than the dwellings front wall, exterior side wall, or covered porch. 2. Schedule `4' to By-law 84-63, as amended, is hereby further amended by changing the zone designation from "Agricultural (A) Zone" to "(Holding) Urban Residential Type Three Exception ((H)R3-59) Zone", "Agricultural (A) Zone" to "(Holding) Urban Residential Type Two Exception ((H)R2-54) Zone", "Agricultural (A) Zone" to "(Holding) Urban Residential Type Two Exception ((H)R2-65) Zone", "Agricultural (A) Zone" to "(Holding) Urban Residential Type Two Exception ((H)R2-67) Zone" and "Agricultural (A) Zone" to "Environmental Protection (EP) Zone as illustrated on the attached Schedule 'A' hereto. 3. Schedule 'A' attached hereto shall form part of this By-law. 4. This By-law shall come into effect on the date of the passing hereof, subject to the provisions of Section 34 of the Planning Act. By -Law passed in open session this day of , 2020 Adrian Foster, Mayor C. Anne Greentree, Municipal Clerk This is Schedule "A" to By-law 2020- , passed this day of , 2020 A.D. 44,- is d' 100NI(DIW O N CD O d' 1 9CD 1� I'r � r M �n In cD ID r r r oo co rn rn rn J ems- �� �, 0 p � 120 119 COr LOrn Mr o cDCDr�rr CDOD°» MCR n �NNMMr°'ivv �n 1595 116 115 112 111 1592 108 107 131 M 104 103 v v M M N N 100 99 132 96 95 91 87 p CD N W O O N CO O 86 d et M M M N N 84 141 7s 0 145 72 6 1 14 18 22 26 30 34 38 42 70 7 11 15 19 23 27 31 �35 �39 �43 7 51 s1 92 HH 84 80 76 72 68 64 60 p 155 N CO (D CO O d' • M M M 1467 1447 1429 1430 s A • 1421 Zoning Change From "A" To "(H)R2-54" Zoning to Remain "A" Zoning Change From "A" To "(H)R3-59" Zoning Change From "A" To "EP" Zoning Change From "A" to "(H)R2-65" Zoning Change From "A" to "R1" ED Zoning Change From "A" to "(H)R2-67" Courtice • ZBA 2018-0026 • Schedule 4 Adrian Foster, Mayor C. Anne Greentree, Municipal Clerk