Planning and Development Committee Meeting Agenda November 9, :00 PM Council Chambers Whitby Municipal Building. Page

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1 Planning and Development Committee Meeting Agenda November 9, :00 PM Council Chambers Whitby Municipal Building Page 1. Declarations of Pecuniary Interest 2. Delegations/Presentations 2.1 Drew Sinclair representing SvN Re: Planning and Development Department Report, PL The Plan for Port Whitby - Draft Secondary Plan, Urban Design Guidelines and Community Improvement Plan - Introductory Public Meeting (OPA 2012-W/01 and OPA 2012-W/02) 2.2 Scott Waterhouse, GHD Consulting and Planning Re: Planning and Development Department Reports PL 83-15, PL and PL Applications for a Draft Plan of Subdivision and Zoning By-law Amendment for West Whitby Holdings Inc., TFP Whitby Developments Inc. and Lazy Dolphin Development Inc. 3. Correspondence 4. Public Meetings 4.1 Planning and Development Department Report, PL [7:30 p.m.] Re: The Plan for Port Whitby - Draft Secondary Plan, Urban Design Guidelines and Community Improvement Plan - Introductory Public Meeting (OPA 2012-W/01 and OPA 2012-W/02) Staff Reports Recommendation: 1. That Planning Report Item PL be received as information; and, 2. That the Planning and Development Department report back at such time as all public input and agency comments, have been received and assessed. 5.1 Planning and Development Department Report, PL [8:00 p.m.] Re: Applications for a Draft Plan of Subdivision and Zoning By-law Amendment for West Whitby Holdings Inc., East Side of Desmond G. Newman Boulevard between Bonacord Avenue and Rossland Road West (SW and Z-11-13) Page 1 of 195

2 Planning and Development Committee Agenda November 9, :00 PM Page Recommendation: 1. That Council approve the application for the recommended Draft Plan of Subdivision (File No. SW ) as illustrated on Attachment #5 subject to the comments and conditions contained in Section 8.0 of Planning Report PL 83-15; 2. That Council approve the application to amend Zoning By-law 1784 (File No. Z-11-13) subject to the comments and conditions contained in Section 5.0 of Planning Report PL 83-15; 3. That Council appoint the firm of Williams & Stewart Associates as Control Architect for the recommended Draft Plan of Subdivision; 4. That a comprehensive By-law for the West Whitby subdivisions be brought forward to Council for approval at such time as the requested zone provisions have been reviewed and accepted; 5. That staff be authorized to prepare a subdivision agreement; 6. That the Mayor and Clerk be authorized to sign any necessary documents; 7. That the Region of Durham Commissioner of Planning be advised of Council s decision; and, 8. That the Clerk forward a Notice of Decision to those parties and agencies who have requested to be notified of Council s decision. 5.2 Planning and Development Department Report, PL [8:00 p.m.] Re: Applications for a Draft Plan of Subdivision and Zoning By-law Amendment for TFP Whitby Developments Inc. (SW and Z-06-13) Recommendation: 1. That Council approve the application for the recommended Draft Plan of Subdivision (File No. SW ) as illustrated on Attachment # 5 subject to the comments and conditions contained in Section 8.0 of Planning Report PL 84-15; 2. That Council approve the application to amend Zoning By-law 1784 (File No. Z-06-13) subject to the comments and conditions contained in Section 5.0 of Planning Report PL 84-15; 3. That Council appoint the firm of Williams & Stewart Associates as Control Architect for the recommended Draft Plan of Subdivision; 4. That a comprehensive By-law for the West Whitby subdivisions, including TFP Whitby Developments Inc., be brought forward to Council for approval at such time as requested zone provisions have been reviewed and accepted; 5. That staff be authorized to prepare a subdivision agreement; 6. That the Mayor and Clerk be authorized to sign any necessary documents; 7. That the Region of Durham Commissioner of Planning be advised of Council s decision; and, Page 2 of 195

3 Planning and Development Committee Agenda November 9, :00 PM Page 8. That the Clerk forward a Notice of Decision to those parties and agencies who have requested to be notified of Council s decision. 5.3 Planning and Development Department Report, PL [8:00 p.m.] Re: Applications for a Draft Plan of Subdivision and Zoning By-law Amendment for Lazy Dolphin Development Inc., Southeast Corner of Taunton Road West and Desmond G. Newman Boulevard (SW and Z-12-13) Recommendation: 1. That Council approve the application for the recommended Draft Plan of Subdivision (File No. SW ) as illustrated on Attachment # 5 subject to the comments and conditions contained in Section 8.0 of Planning Report PL 82-15; 2. That Council approve the application to amend Zoning By-law 1784 (File No. Z-12-13) subject to the comments and conditions contained in Section 5.0 of Planning Report PL 82-15; 3. That Council appoint the firm of Williams & Stewart Associates as Control Architect for the recommended Draft Plan of Subdivision; 4. That a comprehensive By-law for the West Whitby subdivisions be brought forward to Council for approval at such time as requested zone provisions have been reviewed and accepted; 5. That staff be authorized to prepare a subdivision agreement; 6. That the Mayor and Clerk be authorized to sign any necessary documents; 7. That the Region of Durham Commissioner of Planning be advised of Council s decision; and, 8. That the Clerk forward a Notice of Decision to those parties and agencies who have requested to be notified of Council s decision. 5.4 Planning and Development Department Report, PL Re: Zoning By-law Amendment Application, Cindy Suppan, 228 Brock Street North (Z-09-15) Recommendation: 1. That Council approve zoning application Z-09-15, subject to the conditions contained in Section 8.0 of Planning Report PL 87-15; 2. That the necessary By-laws be presented for Council s approval; 3. That Staff be authorized to prepare a letter of undertaking; and, 4. That the Mayor and Clerk be authorized to sign any necessary documents. 5.5 Planning and Development Department Report, PL Re: Gerdau Ameristeel 2014 Monitoring Report for Environmental Certificate of Approval Page 3 of 195

4 Planning and Development Committee Agenda November 9, :00 PM Page Recommendation: 1. That Planning Report, Item Number PL be received as information; and, 2. That the Clerk forward a copy of Planning Report Number PL to Gerdau Ameristeel Corporation, the Ministry of Environment and Climate Change, the Region of Durham, and the members of the Site Liaison Committee for Information. 5.6 Planning and Development Department Report, PL Re: Corporate Sustainability Plan Update Recommendation: 1. That Planning and Development Report Item PL be received as information; and, 2. That Council endorse the Draft Corporate Sustainability Plan Goals as detailed in this report. 5.7 Planning and Development Department Report, PL Re: Downtown Banners Artist Project and Expansion of Downtown Brooklin Banner Locations Recommendation: 1. That Council receives this report as information; 2. That Council approve the proposal to implement the Downtown Banners Artist Project for the Downtown Brooklin Spring 2016 Banners; and, 3. That Council approve $7,500 to be financed from the Downtown Improvement Reserve Fund in order to expand the banner locations in Downtown Brooklin to include the west side of Baldwin Street (from Cassels Road to Roybrook Avenue), Winchester Road East (from Baldwin Street to Durham Street), and the north side of Roybrook Avenue, subject to Ministry of Transportation and Region of Durham approval on the locations. 6. New and Unfinished Business 7. Adjournment New and Unfinished Business - Planning and Development Committee Advisory Committee Minutes For Information Only 8.1 LACAC Heritage Whitby Minutes - September 15, 2015 Downtown Whitby Development Steering Committee Minutes - September 17, 2015 Whitby Sustainability Advisory Committee Minutes - September 23, Page 4 of 195

5 Planning and Development Committee Agenda November 9, :00 PM Page Accessibility Advisory Committee Minutes - October 6, 2015 Brooklin Downtown Development Steering Committee Minutes - October 8, 2015 Downtown Whitby Development Steering Committee Minute - October 15, 2015 Page 5 of 195

6 Agenda Item # 4.1 Town of Whitby Report Date of meeting: November 9, 2015 Department: Planning and Development Department Report Number: PL File Number(s): OPA-2012-W/01 and OPA-2012-W/02 Report Title: The Plan for Port Whitby Draft Secondary Plan, Urban Design Guidelines and Community Improvement Plan Introductory Public Meeting 1. Recommendation: That Planning Report Item PL be received as information; and, That the Planning and Development Department report back at such time as all public input and agency comments, have been received and assessed. 2. Executive Summary: The Town of Whitby s consultants have prepared the Draft Port Whitby Secondary Plan, Draft Urban Design Guidelines and Draft Community Improvement Plan for the lands in Port Whitby Secondary Plan area. The three draft documents are being introduced at a public meeting to obtain input from public and agency consultation (refer to Attachment No. 1 to this report). Once all public input and agency comments have been received, reviewed and assessed, recommended Final documents will be brought forward for consideration by Council in accordance with the requirements of the Planning Act. Report number: PL Page 1 of 9 Page 6 of 195

7 Agenda Item # Origin: This report originates from the Planning and Development Department, following authorization from Council (PL 76-15) to undertake public and agency consultation and public meeting. 4. Background: The purpose of the Port Whitby Secondary Plan update, Urban Design Guidelines and Community Improvement Plan is to proactively prepare the Town of Whitby for current and future development interest in Port Whitby by providing a framework for redevelopment and intensification. The Port Whitby project work is divided into four phases: Phase 1: Community Meeting One, and Background Study Phase 2: Community Meeting Two, Alternative Land Use and Urban Design Concepts Phase 3: Public Meeting, (3a) Draft proposed Secondary Plan update, (3b) Draft Community Improvement Plan and (3c) Draft Urban Design Guidelines Phase 4: Final Recommended Official Plan Amendment, Urban Design Guidelines and Community Improvement Plan The project is currently in Phase 3. The consultant has prepared the Draft Port Whitby Secondary Plan, Draft Urban Design Guidelines and Draft Community Improvement Plan, and Council provided authorization (PL 76-15) to undertake public and agency consultation and hold public meetings. The Draft Port Whitby Secondary Plan, Draft Urban Design Guidelines and Draft Community Improvement Plan are being introduced at a Public Meeting, on November 9 th, 2015, for the purpose of receiving public input. 5. Discussion/Options: The draft documents have been prepared to be consistent with the 2014 Provincial Policy Statement, and to conform to the Province s Growth Plan, the Region s Official Plan, the Town s Official Plan, as amended by OPA 90, and the Port Whitby Sustainable Community Plan Draft Port Whitby Secondary Plan The Draft Port Whitby Secondary Plan (PWSP) update has been developed to ensure that future planned land uses in the Port Whitby area reflect long term community needs, allow for an environment of self-sufficient economic prosperity in Port Whitby, and help to develop the waterfront as an anchor with linkages to the existing downtown. Report number: PL Page 2 of 9 Page 7 of 195

8 Agenda Item # 4.1 The Draft PWSP is shown in Attachment #1 to this report. Highlights of the Draft PWSP are as follows: Goals and Objectives have been updated to: o Balance and integrate density and intensification while ensuring that the character of the existing fabric of the community is maintained and enhanced o Promote Port Whitby as a creative, livable place for entertainment, leisure, and civic activities for people of all ages and abilities. o Promotes active transportation, sustainability and connections within Port Whitby and to the waterfront, GO Station, surrounding neighbourhoods and the downtown. The land use policies and schedule have been updated as follows: o Sustainability matters (consistent with the proposed policies introduced through the Official Plan Review) and Urban Design matters are to be addressed through the development approval process, to implement and be consistent with the Port Whitby Sustainable Community Plan and Port Whitby Urban Design Guidelines. o Low Density Residential permits single detached and semi- detached dwellings; at a maximum density of 30 units per hectare o Medium Density Residential One permits townhouses, multiple dwellings, and low-rise apartment buildings; at densities between 30 and 50 units per hectare; with building heights between two and four storeys. o Medium Density Residential Two permits mid-rise, multiple dwelling units and mid-rise apartment buildings; at densities between 50 and 65 units per hectare; with building heights between three and six storeys. o Mixed Use Residential One permits residential uses in a multiple unit setting, integrated with a wide range of small-scale retail, cultural and small-scale service commercial and office uses; at densities between 30 and 60 units per hectare; with building heights between three and six storeys; with integration of residential uses, at a minimum of one square metre of residential floorspace, for each one square metre of ground floor commercial floor space; and, drive-through service facilities are not permitted. o Mixed Use Residential Two permits residential uses in a multiple unit and apartment setting, integrated with a wide range of small-scale retail, cultural and small-scale service commercial and office uses; at densities between 60 and 75 units per hectare; with building heights between four and eight storeys; with integration of residential uses, at a minimum of one square metre of residential floorspace, for each one square metre of ground floor commercial floor space; and, drivethrough service facilities are not permitted. Report number: PL Page 3 of 9 Page 8 of 195

9 Agenda Item # 4.1 o High Density Residential Mixed Use permits hi-rise apartment buildings; at densities between 75 and 300 units per hectare; with building heights between six and eighteen storeys. o Commercial designation allows for future development opportunities on the GO station lands north of the rail line, as well as vacant lands near the waterfront at the base of Brock Street South. o Community / Institutional permits existing community and institutional uses and allows for future redevelopment opportunities. o Major Open Space permits active and passive recreational and conservation uses including parks, trails, conservation areas and greenways. o Transportation policies have been updated to address such matters as active transportation (trails/cycling), transit, increased connectivity, and traffic impacts anticipated with increased intensification. Other additional policies provide for: o Enhanced urban design including landscaping, architectural character, and land use compatibility o Enhanced public realm o Consideration of heritage resources through Heritage Impact Assessments 5.2. Draft Urban Design Guidelines The intent of the Draft Urban Design Guidelines (UDG) is to provide an urban design framework and guidelines for public and private development projects that address such matters as appropriate scale of development and design elements for all ages, compatibility with existing cultural and heritage features, pedestrian scale, sustainability and guides the principles that accommodate the existing character of the neighbourhood. The Draft UDG is Attachment #2 to this report. Highlights of the Draft UDG are as follows: The Draft UDG is structured to apply to the overall Port Whitby area as well as providing area specific guidelines and development strategies for specific Character Areas. The Draft UDG that applies to the whole of Port Whitby include guidelines for the following: o Universal Design (age friendly and accessibility for all) o Buildings - Building entrances, balconies and porches, canopies, awnings and overhangs, building material, landmark buildings, tall buildings and bird friendly design Report number: PL Page 4 of 9 Page 9 of 195

10 Agenda Item # 4.1 o Access & Parking - Bicycle parking and facilities, vehicle parking, access and servicing o Sustainability - Water efficient buildings, low energy buildings and green roofs o Public Realm - Signage and wayfinding, landscape design and stormwater management and lighting o Local food production and urban agriculture The Character Areas are identified as the GO Station Site, Brock Street South, the Waterfront Area and the Stable Low-Rise Neighbourhood (Dufferin Street). The UDG for these areas include guidelines for the following: o GO Station Area Use of pedestrian connections, reduction of energy use and urban street edges Building mass and height, Setbacks, Landscape and Parking Introduces future opportunities such as an Urban Square fronting Victoria Street, pedestrian connectivity across Victoria Street, and Cultural Venue areas for public open spaces o Brock Street South Building mass and height, setbacks, ground floor design and street orientation, corner lots, parking, servicing and loading, walk-up apartments and heritage Guidance for the public realm and semi-private open space Guidance for commercial signage and pedestrian linkage Introduces future opportunities for Watson Park as a town square park and a civic amenity space for both passive or active recreation o Waterfront Area Guidance for residential uses facing the waterfront Guidance for the public realm, parks and parkettes, parking, and lighting and landscaping Supports the Waterfront Parks and Open Space Master Plan Introduces future opportunities for a Henry Street pedestrian promenade, Willis Creek pedestrian promenade, and the Whitby Marina Report number: PL Page 5 of 9 Page 10 of 195

11 Agenda Item # 4.1 The consideration of the potential for the planning and development of a local off leash dog park and garden feature at Watson and Charles Streets o Stable Low-Rise Neighbourhood (portions of Dufferin Street) Building mass and height, setbacks, parking and the public realm Guidance for redevelopment for walk-up apartments Guidance for single infill residential units 5.3. Draft Community Improvement Plan The Draft Community Improvement Plan (CIP) is a tool, under Section 28 of the Planning Act that allows a municipality to direct funds and implement policy initiatives toward specifically defined project areas. The CIP has been developed on the basis that redevelopment initiatives should act as a catalyst for future development in Port Whitby, by making redevelopment projects financially more viable; encouraging land assembly and redevelopment in the area; and, encouraging development at a level of intensification that supports sustainable, barrier-free, multi-modal and accessible transportation needs and promotes integrated pedestrian, cycling and transit environments for all user groups and modes in the Port Whitby. The Draft CIP is shown on Attachment #3 to this report. Highlights of the Draft CIP are as follows: The CIP is divided into improvements associated with municipal initiatives as well as incentives for private landowners. Municipal initiatives include: o Land acquisition and disposal to acquire, develop, rehabilitate or expand existing buildings to sell, lease or otherwise dispose of the land or its buildings in order to implement the objectives of the CIP. o Capital improvements such as redesign of Watson Park; utilization of the municipal lands south of the Fire Hall; active transportation network improvements; pumphouse as a community space; public art; street furniture and improvements. The CIP priority areas for private landowners are identified as Brock Street, brownfield redevelopment sites, and waterfront / active transportation and the remainder of Port Whitby. CIP incentives are target specific and are different for each of the above noted priority areas and include: o Façade and building revitalization grants for both heritage and nonheritage properties for all priority areas. o Residential intensification grant for the Brock Street priority area. Report number: PL Page 6 of 9 Page 11 of 195

12 Agenda Item # o Residential revitalization tax increment grant for Brock Street priority area. o Brownfields property tax assistance for brownfield redevelopment sites and waterfront priority areas. o Design grants for all priority areas. Next Steps Once all public input and agency comments have been received, reviewed and assessed, a recommended Final Official Plan Amendment will be brought forward for consideration and adoption by Council in accordance with the requirements of the Planning Act. 6. Public Communications/Plan: Notification for the public meeting has been posted on the Town s website, advertised in the newspaper, and provided to all Interested Parties who have requested further notification regarding consideration of the project. The Town s website provides study updates, meeting summaries and other relevant documentation. A dedicated address (portwhitbyplan@whitby.ca) and website URL are being used for the project. 7. Considerations: 7.1. Public During the course of the project two Community Meetings were held on December 5, 2012 and April 24, Members of the public and stakeholders contributed their ideas, comments and opinions for the future of Port Whitby. The feedback received from those meetings was used to further develop the Phase 2 Draft Preferred Land Use Plan (previously brought forward to council in report PL 91-13) and the attached Draft Port Whitby Secondary Plan, draft Urban Design Guidelines and draft Community Improvement Plan. Providing feedback is not limited to a specific engagement event or comment period. At anytime during the project, members of the public and stakeholders are able to provide comment, through a variety of means, including: Submitting comments in writing by , mail or fax; and Attending the future Public Meeting. Report number: PL Page 7 of 9 Page 12 of 195

13 Agenda Item # Financial 7.3. The Port Whitby project is accounted for in the approved 2015 budget. Impact on and input from other Departments/Sources During this policy formulation phase of the project, discussions have been held with selected agencies and organizations, depending on the nature of the specific policy related matter being considered. The Draft Port Whitby Secondary Plan, Draft Urban Design Guidelines and Draft Community Improvement Plan have been circulated to departments and agencies for review and comments. Consultation with departments and agency staff has occurred and will continue during the preparation of the final documents Corporate and/or Department Strategic Priorities The Port Whitby Secondary Plan update, Community Improvement Plan and Urban Design Guidelines project will further the vision and strategic objectives of Whitby Community Strategic Plan and supports Whitby Council s Goals 3, 7 and 8 in particular. Goal 3 To continue the Whitby tradition of responsible financial management and respect for taxpayers; and to understand the importance of affordability to a healthy, balanced community. Goal 7 To remain the community of choice for families and become the community of choice for seniors and job creators; and to focus new growth around the principles of strong, walkable and complete neighbourhoods that offer mobility choices. Goal 8 To become the destination of choice for visitors from across Durham Region and the Greater Toronto Area; to realize the economic and social potential of our downtowns, waterfront and green spaces in developing local tourism; and to create more things to do and places to enjoy. 8. Summary and Conclusion: The Town s consultants, with input from staff have prepared the Draft Port Whitby Secondary Plan, draft Urban Design Guidelines and draft Community Improvement Plan, towards completion of the Port Whitby project. The documents are being introduced at a Public Meeting of Council in the Planning and Development Committee on November 9, It is recommended that this report be received for information, and that the Planning and Development Department report back to Council at such time as public input and agency comments have been reviewed and assessed and Final Recommended Official Plan Amendments have been prepared for Council s consideration. Report number: PL Page 8 of 9 Page 13 of 195

14 Agenda Item # Attachments: Attachment #1 Draft Official Plan Amendment Attachment #2 Draft Urban Design Guideline Attachment #3 Draft Community Improvement Plan Due to the size of the files, the attachments are not included in this report. The document and the links to them are also provided at the following web page: The three documents are located at the top of the noted webpage. Hard copies are also available for viewing at the Planning Department and at the Clerks Department. For further information contact: Deanna Schlosser, MCIP RPP, Planner II, Long Range Planning, x2248 Original Approved and Signed. Robert B. Short, Commissioner of Planning, x4309 Original Approved and Signed. Robert Petrie, Chief Administrative Officer, x2211 Report number: PL Page 9 of 9 Page 14 of 195

15 Agenda Item # 5.1 Town of Whitby Report Date of meeting: November 9, 2015 Department: Planning and Development Department Report Number: PL File Number(s): SW and Z Report Title: Applications for a Draft Plan of Subdivision and Zoning By-law Amendment for West Whitby Holdings Inc., East Side of Desmond G. Newman Boulevard between Bonacord Avenue and Rossland Road West 1. Recommendation: That Council approve the application for the recommended Draft Plan of Subdivision (File No. SW ) as illustrated on Attachment # 5 subject to the comments and conditions contained in Section 8.0 of Planning Report PL That Council approve the application to amend Zoning By-law 1784 (File No. Z-11-13) subject to the comments and conditions contained in Section 5.0 of Planning Report PL That Council appoint the firm of Williams & Stewart Associates as Control Architect for the recommended Draft Plan of Subdivision. That a comprehensive By-law for the West Whitby subdivisions be brought forward to Council for approval at such time as the requested zone provisions have been reviewed and accepted. That staff be authorized to prepare a subdivision agreement. That the Mayor and Clerk be authorized to sign any necessary documents. That the Region of Durham Commissioner of Planning be advised of Council s decision. Report number: PL Page 1 of 24 Page 15 of 195

16 Agenda Item # That the Clerk forward a Notice of Decision to those parties and agencies who have requested to be notified of Council s decision. 2. Executive Summary: The recommended draft plan of subdivision and related zoning amendment applications is the culmination of extensive discussions with the Subdivider, Public Works Department, Community and Marketing Services, Corporate Services and the Central Lake Ontario Conservation Authority. The subdivision plan is predominately comprised of single, semi-detached and street townhouses with a local park block adjacent to the school block. The school block shows how a residential low density development would occur in the event the school board does not purchase the lands from the Subdivider. A mixed use 1 Block 338 is located at the southeast corner of Desmond G. Newman and Rossland Road West shall include residential uses and commercial development that is of a neighbourhood scale and higher density residential uses in a mixed use setting. Mixed use 2 Block 337 is located at the northeast corner of Bonacord Avenue extended and Desmond G. Newman Boulevard which is intended for medium density residential uses and small scale retail and personal service uses that are integrated on site and/or within buildings with residential uses. The West Whitby landowners are preparing a comprehensive urban design/architectural guidelines for use throughout the West Whitby Secondary Plan. The mixed use blocks will be developed through future site plan applications, wherein, the mixed use 2 block will require the preparation of an urban design plan to support a future site plan application. 3. Origin: Further to the Planning and Development Committee meeting held on March 5, 2015, Planning and Development staff was instructed to report back to the Planning and Development Committee at such time as input from the public, commenting agencies and departments have been received and assessed. 4. Background: West Whitby Secondary Plan In June 2010, following extensive public consultation, Whitby Official Plan Amendment No. 91 West Whitby Secondary Plan (WWSP), was adopted by Whitby Council. The WWSP was forwarded to the Region of Durham for approval. In July 2014, the Region of Durham issued its decision including modifications and deferrals to the WWSP. With all appeals of the WWSP either withdrawn or dismissed, the WWSP is in full force and effect. Report number: PL Page 2 of 24 Page 16 of 195

17 Agenda Item # 5.1 The original draft plan of subdivision presented at the statutory public meeting on March 5, 2015 proposed a total 527 units as noted below (see Attachment #4): Original Draft Plan (34.0 hectares) 120 Single Detached lots at 8.0+ metre frontages 125 Single Detached lots at 11.3 metre frontages 156 Units of Semi-detached Dwellings at 15.0 metre frontages 126 Street Townhouses at 6.0 metre frontages Two Mixed Use Blocks (3.96 ha.) Future Development Block (0.22 ha.) An Elementary School Block (2.41 ha.) One Local Park Block (1.78 ha.) Five Open Space blocks (0.43 ha.) One Stormwater Management Block (0.84 ha.) A Future Employment Block (0.59 ha.) Walkway Block (0.02 ha.) 0.3m Reserve (0.02 ha.) Road Widening (0.68 ha.) Roads (7.13 ha.) Recommended Submission 109 Single Detached lots at 8.0+ metre frontages 129 Single Detached lots at metre frontages 146 Units of Semi-detached Dwellings at 15.0 metre frontages Total single family lots/units = 384 (12.47 ha) 143 Street townhouses at 6.0 metre frontages (3.38 ha) Total Residential Units (excluding mixed use blocks) 527 units Mixed Use 1 Block 338 (2.50 ha) Mixed Use 2 Block 337 (1.43 ha) Future Development Block 339 (.40 ha) Elementary School Block 340 (2.67 ha) Local Park Block 341 (1.69 ha) Open Space Blocks Stormwater Management Block 342 (.86 ha) Future Employment Block 343 (.67 ha) Walkway Block 344 (0.02 ha) Road Widening (.38 ha) 0.3m Reserves (0.02 ha) Roads (7.03 ha) Report number: PL Page 3 of 24 Page 17 of 195

18 Agenda Item # 5.1 Site Statistics Site Location Description East side of Desmond G. Newman Boulevard between Bonacord Avenue and Rossland Road West Legal Description Part of Lot 33, Concession 2 Present Use Proposed Use Revised Submission West Whitby Secondary Plan Vacant 527 Residential dwelling units (see Attachment # 5) Schedule V West Whitby Secondary Plan low & medium density/mixed use, school and park (see Attachment # 2) Present Zone Category A Agricultural Zone, By-law 1784, as amended (see Attachment # 3) Proposed Zone Category Surrounding Uses to the North Surrounding Uses to the East Surrounding Uses to the South Surrounding Uses to the West See Section 5 Zoning By-law Amendment to implement the subdivision plan. Vacant/Plan of Subdivision Lynde Creek valley Draft Plan of Subdivision MTO lands and West Durham Link 5. Discussion/Options: Recommended Draft Plan of Subdivision Durham Region Official Plan The majority of the subject site is designated Living Areas with the southwesterly portion of the site designated as Employment Areas in the Regional Official Plan (ROP). Report number: PL Page 4 of 24 Page 18 of 195

19 Agenda Item # 5.1 The Living Areas designation permit a full range and mix of housing types, sizes and tenure to serve the variety of housing needs of the residents of Durham Region. The proposed subdivision includes a mix of housing forms that supports the housing policies of the ROP to provide a range and mix of housing for the community. The ROP requires higher density, mixed-use development adjacent to Regional arterial roads to promote compact urban form, maximize intensification, and to support a pedestrian and transit oriented environment. The applicant proposes the development of 2 mixed use blocks. One mixed use block abuts the south side of Rossland Road and the other mixed-use block abuts the northeast corner of the intersection of Desmond G. Newman Boulevard and Bonacord Avenue extension. The mixed use proposals support intensification, compact urban form, encourages a pedestrian oriented environment, and the use of transit services, consistent with the policies of the ROP. West Whitby Secondary Plan Provincial Policy Statement The revised plan of subdivision is consistent with the 2014 Provincial Policy Statement. Zoning By-law Amendment In order to implement the West Whitby Holdings Inc. draft plan of subdivision, a zoning amendment application has been submitted. The Planning and Development Department has advised the West Whitby land owners group that a comprehensive zoning by-law should be prepared for the West Whitby Secondary Plan, thereby eliminating the need to have individual zoning by-laws for each subdivision. The West Whitby land owners group have engaged the services of a consultant to formulate updated zone provisions for the residential land uses only. There will be ongoing discussions with the Town staff and the West Whitby land owners zoning review committee in conjunction with their consultant. The residential zone categories and zone provisions will be formulated for West Whitby and potentially for the future expansion of Brooklin through the Secondary Plan. Mixed Use Two Block The mixed use 2 block is located at the northeast corner of Bonacord Avenue extended and Desmond G. Newman Boulevard as Block 337. At such time as a formal site plan application is made for the mixed use block, an urban design report is to be submitted with the application to support the design. This is a requirement within the West Whitby Secondary Plan. Report number: PL Page 5 of 24 Page 19 of 195

20 Agenda Item # 5.1 School Block 340 The Subdivider is required to show the future road pattern and number of lots based on the dual zoning for low density residential development. The school block will be zoned institutional and a low density residential category which would be considered as a draft approved concept plan in the event the school board does not pick up the option to purchase. In order to develop the block for residential purposes, the Subdivider would enter into a satisfactory subdivision agreement with the Town for the purposes of registering a plan of subdivision. If the Subdivider chooses to develop the block in an alternative form, the appropriate development applications and public meetings would be required. Noise Attenuation The Subdivider will be required to implement the findings of the noise impact assessment for the subdivision plan. Control Architect The firm of Williams & Stewart Associates has been selected by the West Whitby land owners group to prepare the architectural and urban design guidelines for the West Whitby community. This will provide a comprehensive set of architectural and urban design guidelines for the entire West Whitby community. Reverse Frontage Lots 143 to 159 have frontages on Bonacord Avenue extended and Street I at the rear. The Builder will be required to design models for the lots that have garage/driveway access from Street l with the model brought closer to Bonacord Avenue. The frontage at Bonacord would include a decorative fence on the private property and boulevard planting. This form of development eliminates the need for a noise fence. 6. Public Communications/Plan: Subsequent to the public meeting held on March 5, 2015, all interested parties have been provided notice by mail of the November 9, 2015 meeting of the Planning and Development Committee. 7. Considerations: 7.1 Public The public input noted below was primarily directed at the Monarch Construction, now Mattamy Corporation plan of subdivision located between Dundas Street West and Bonacord Avenue extended east of Desmond G. Newman Boulevard. Karl Doherty, 321 Cochrane Street, appeared before the Committee and stated that he owned the property at 2 Coronation Road and questioned the Report number: PL Page 6 of 24 Page 20 of 195

21 Agenda Item # 5.1 type of high density that would be developed on the west side of Coronation Road. He stated that the land on the west side of the development was protected and questioned how this would factor into the development. Mr. Doherty commented that he had learned about the public meeting through the newspaper and was taken back that he had not been contacted by the Town as a property owner in the area of the proposed development. Mary-Ann MacPhee, 2 Mackey Drive, appeared before the Committee and stated that she was concerned about the implications of traffic and safety on Bonacord Avenue once the road is extended through. She commented that current traffic on Bonacord Avenue is problematic and that traffic calming measures were needed. She stated that the green space to the south was enjoyed by the community and would be lost once the road was extended and requested that a park be implemented to make up for the loss of the green space. She raised further concerns about the trees in the area, the disruption to the neighbourhood during construction of the development and routes that would be used by construction vehicles. Christine MacPhee, 2 Lennon Court, appeared before the Committee and requested that they consider the children in the area as they are making decisions on the roads. She stated that there were existing concerns with speeding on Bonacord Avenue and that traffic volumes were increasing. Keith Jackson, 53 Allayden Drive, appeared before the Committee and raised concerns regarding the high density along Dundas Street as it increases crime and public safety issues. Michael Head, 43 Mackey Drive, appeared before the Committee and questioned the size of the proposed lots in the subdivision. He stated that putting main streets through distinct communities such as Queens Common and Williamsburg would tear them apart. He commented that consideration should be given to pedestrian bridges as an alternate to streets to encourage walking and biking. Brian Whitley, 57 Allayden Drive, appeared before the Committee and requested assurance that the high density development would not be 8 stories and stated that a high density development such as White Oaks would be bad for the neighbourhood. Detailed discussion ensued with respect to: the complexity of the development of West Whitby; the impacts on residents; the need to ensure that the new development fits in with the present community; the need to address the concerns raised by residents and in keeping with Council s goals, reduce the traffic impacts of new development on existing neighbourhoods; Report number: PL Page 7 of 24 Page 21 of 195

22 Agenda Item # 5.1 future reports on this project and the need to identify Council s goals within the report and how they were being addressed; the need to look at principle issues of future urban development including public lane ways, mixed communities and traffic calming measures; the need to address concerns raised regarding Bonacord Avenue; and, the need to communicate as the development progresses ensuring that the information is readily available to individuals. 7.2 Financial With each new subdivision development approved by the Municipality, the Town of Whitby assumes assets requiring operational maintenance and eventually capital replacement. The following assets will be generated as a result of the subdivision and included in the Town s Asset Management Plan. The Capital replacement and annual operating costs would be included in future budgets. Further details regarding infrastructure costs would also be identified in the Public Works Asset Management annual report. Asset Roads Sidewalks/Multi-use paths Storm Sewers Ponds Parks Quantity 12 Lane km 7 km 5 km 1913 m3 /13.2 ha 4.3 acres 7.3 Impact on and input from other Departments/Sources Region of Durham The Region of Durham draft plan conditions have been provided in Section 8 of the Planning report. Whitby Hydro Energy Services Corporation The applicant or its authorized representative shall consult with Whitby Hydro concerning the availability of supply voltage, service location, metering, costs and any other details. These requirements are separate from and in addition to those of the ESA. Whitby Hydro will also identify the costs that the applicant will be responsible for. The applicant or its authorized representative shall apply for new or upgraded electric services and temporary power service in writing. The applicant is required to provide Whitby Hydro with sufficient lead time in order to ensure: 1. The timely provision of supply to new or upgraded premises; and/or 2. The availability of adequate capacity for additional loads to be connected in the existing premises. Report number: PL Page 8 of 24 Page 22 of 195

23 Agenda Item # 5.1 Please ensure that a minimum of 3 metre clearance is maintained from existing overhead conductors, which applies to all structures, equipment, and people. Durham District School Board Approximately 242 elementary pupils could be generated by the residential development proposed in this application. The conditions of draft approval have been included in Section 8 of the Planning report. Durham Catholic District School Board Planning staff at the Durham Catholic District School Board have reviewed the Draft Plan of Subdivision Application and have no objections to the proposed subdivision. Students generated from this development will attend St. John the Evangelist Catholic elementary school located at 1100 Giffard Street and All Saints Catholic secondary school located at 3001 Country Lane in Whitby. Central Lake Ontario Conservation Authority The Subdivider has made various submissions to CLOCA subsequent to the previous comments, which have advanced the plan to the point that CLOCA staff are now prepared to offer conditions of draft approval. Conditions of Draft Plan Approval are provided in Section 8 of the Planning report. Public Works Department Council Resolution regarding Standard Road Right-of-Ways, defined typical Collector Roads to have a 23 metre right-of-way, and typical Local Roads an 18 metre right-of-way within all new developments. Notwithstanding the above, through discussions with the Subdivider of this development, an alternate proposal has been brought forward utilizing a 20 metre wide Collector Road system linking Bonacord Avenue and Desmond G. Newman, and providing service to both the School Block and Local Park Block within the draft plan of subdivision. While the right-of-way proposed is inconsistent with the Council Resolution, the existing Official Plan notes rightof-way ranges for Collectors of metres, as such the proposed right-ofway modifications are consistent with the Official Plan. Public Works notes that the traffic study submitted with the Development does not reflect the current proposed draft plan street pattern, and it is anticipated that road volumes along this 20 metre Collector Road would increase from the previous traffic forecasts provided. Report number: PL Page 9 of 24 Page 23 of 195

24 Agenda Item # 5.1 Public Works notes that should on-road bike facilities be desired within a 20 metre Collector Road right-of-way, they would be in the form of sharrows. The Public Works Department supports a favourable decision to the application based on the following comments and conditions. Prior to final acceptance of the Draft Plan of Subdivision, the following shall be addressed to the satisfaction of the Public Works Department: 1. Revise the Draft Plan as follows: a) Remove Blocks 350 to 354 inclusive, 0.3m reserves; b) Revise the bulb of Street F in accordance with Town Standard 408; c) Revise the rear lot lines / limit of development along the valley / open space lands to provide a 6 metre erosion access allowance. 2. The final right-of way width required for Street B at the intersection of Desman G. Newman Boulevard is to be determined through the on-going West Whitby Major Roads Environmental Assessment (EA) process. In keeping with the Town s Transportation Master Plan, any intersection controls required shall take a roundabout first approach. Any changes to the Draft Plan required as additional design information for these roads becomes available through the EA, will have to be incorporated into the final Draft Plan prior to its final acceptance by the Town. 3. The final right-of way width, alignment and horizontal and vertical design of Desman G. Newman Boulevard and Bonacord Avenue are subject to the on-going West Whitby Major Roads Environmental Assessment (EA) process, and its finalization and acceptance. Any changes to the Draft Plan and/or the Functional Servicing and Grading design for adjacent lots, required as additional design information for these roads becomes available through the EA, will have to be incorporated into the final Draft Plan prior to its final acceptance by the Town. 4. The proposed roundabout at Street A and Bonacord Avenue shall be designed to the Public Works Department s satisfaction including, but not limited to, inscribed diameter, splitter island geometry, pedestrian crossings and driveway access. The Subdivider shall provide the Public Works Department with preliminary roundabout drawings to establish the land requirements. The Subdivider shall be responsible for implementing any required associated plan changes. 5. Rear lot lines along the Lynde Creek shall be established utilizing the greater of any CLOCA established set back or Erosion Hazard Limit based on MNR guidelines, including the 6m erosion access allowance. The sections provided in response to the July 15, 2015 review comments show several areas where the full 6.0m access allowance has not been provided i.e. Lots 64, 96/97, 110, 116 to 122, 124 to 130 and several lots within Future Development Block 339. Plan revisions are required to ensure that the 6.0m access allowance is provided in all areas. Report number: PL Page 10 of 24 Page 24 of 195

25 Agenda Item # 5.1 Public Works notes that a revised plan has been received (dated Sept. 28, 2015) where it appears that additional open space lands have been allocated for erosion access allowance. However, it is unclear whether or not this allowance has been taken from the greatest of the required development setbacks. Confirmation will be required prior to acceptance of this plan. The revised plan dated October 15 has included the 6 metre access to the valley lands as requested by CLOCA and Public Works. The lot depths were reduced to achieve the 6 metre access. 6. The Subdivider shall provide further grading details for Lots 107 to 113, inclusive, to confirm that these lots can be designed to comply with all necessary grading and amenity space requirements. The Subdivider shall be responsible for implementing any plan changes required, if any, in order to comply with the relevant grading criteria. The conditions of draft approval have been included in Section 8 of the Planning report. Community and Marketing Services The developers will enter into a cost sharing agreement for the provision of parks within the development area. The agreement will take into account the under and over parkland dedications within the various plans and address this through cost sharing. The open space blocks, while being conveyed to the Town, will not be included in the calculation of the provision of parkland. The developers have agreed to rough grade and install to granular base the various trails required in accordance with the Council approved Cycling and Leisure Trails Plan. Having this done at the time of general servicing reduces disruption to the environment and ensures the system is in place when residents move into new homes. There have also been discussions regarding the phasing of, and development of parks. Home building will occur in a number of areas simultaneously which will provide demand for finished parkland in a number of locations. In order to address this, consideration will have to be given to the phasing of parkland development in order to ensure that adequate service is provided as the development proceeds and matures. It will not be possible to build all of the required parks upon home occupancy in a variety of locations. The timing of the development of the parks will be subject to approval by the Community and Marketing Services Department. The Town of Whitby Community and Marketing Services Department has reviewed this application and has the following comments: The portion of Block 341 between lots 267 and 268 should be relabelled on the plan as a block for public walkway. The Cycling and Leisure Trails Plan, 2010 adopted by Council indicates a proposed boulevard multi-use path along Taunton Road West, New Coronation Road and Desmond G. Newman Boulevard. Report number: PL Page 11 of 24 Page 25 of 195

26 Agenda Item # 5.1 The cycling and Leisure Trails Plan adopted by Council indicates a proposed multi-use trail should be located within the open space to the east of the development. CLOCA has indicated the multi-use trail can be contained between the Staked Top of Bank and 6.0 metre offset to the Staked Top of Bank. The Subdivider shall ensure that a 2.5 metre multiuse trail can be developed in accordance with the Town of Whitby s standards, between the Staked Top of Bank and 6.0 metre offset to the Staked Top of Bank. In consideration of the overall park dedication within the West Whitby Landowners Group, the calculation of parkland dedication shall exclude open space lands to be dedicated to the Town. The draft plan conditions are provided in Section 8 of the Planning report. 8. Corporate and/or Department Strategic Priorities Not applicable. 9. Summary and Conclusion: The Planning and Development Department recommends that Council approve the revised Draft Plan of Subdivision (see Attachment # 5) as submitted by West Whitby Holdings Inc. subject to the conditions contained in Section 8.0 of Planning Report PL Planning and Development Department Conditions of Approval The Subdivider shall satisfy the requirements of the Town of Whitby and enter into a subdivision agreement for the development. Without limiting the generality of the foregoing, the following matters shall be addressed in any agreement related to the development of these lands. i) Agency Comments That the Subdivider shall satisfy the requirements of the various agencies outlined in the conditions of approval. The Subdivider shall satisfy the requirements of the Town of Whitby and the Region of Durham Public Works Department. ii) Lands to be Conveyed or Acquired by the Town or Others That Subdivider shall convey the following land to the Town: All public roads on the plan All sight triangles Park (Block 341) Open Space (Blocks 345 to 349) Report number: PL Page 12 of 24 Page 26 of 195

27 Agenda Item # 5.1 Walkway (Block 344) and new walkway block between lots 267 and 268 Road Widening (Blocks 355 to 357) Stormwater Pond (Block 342) iii) Reports and Studies That the following be approved to the satisfaction of the Town of Whitby: a. Functional Servicing & Stormwater Management Report b. Geotechnical Investigation Report c. Topsoil Management Plan d. Pavement Marking and Signage Plan iv) Financial and Other Requirements of the Town of Whitby i) That the Subdivider shall pay the general development levies to the Town of Whitby at the rate which is in effect at the time of registration of the plan or portion thereof; ii) That the standard requirements for sidewalks, fencing, landscaping and architectural control be those in force at the time of subdivision agreement negotiations; iii) That all plans shall be prepared and be related to the Universal Transverse Mercator and be provided in a form appropriate for use in the Town's Geographic Information System; iv) That the availability of full municipal services is a precondition to development and the construction of any buildings and structures; v) That the Subdivider's Consulting Engineer shall demonstrate how drainage during the Major Storm Event will be temporarily conveyed; vi) That the actual frontages be established and reflected upon a draft 40M plan prior to approval of the engineering drawings; vii) That Council appoint the firm of Williams & Stewart Associates as Control Architect for the subdivision plan. The Town's Subdivision Agreement requires that the construction or erection of any building on any lot/block in the subdivision plan shall not commence until the architectural control guidelines and the exterior architectural design and location of each building have been approved by the Architectural Control Committee. Report number: PL Page 13 of 24 Page 27 of 195

28 Agenda Item # 5.1 The Committee is typically made up of a professional architect chosen by the Town with the members appointed by the Subdivider and participants as required by the Municipality which may include the Planning and Development Department, Public Works Department and Building Department. The Subdivider/Builder agrees that no sales office shall be opened and no residential units shall be offered for sale to the public until the architectural control guidelines and the exterior architectural design/siting of each building has been approved by the Architectural Committee. The Town will pay the fees of the control architect, wherein the Subdivider will reimburse the Town for the fees paid to the architect for his professional services. Such payments shall be made to the Town within fourteen (14) days of the Town submitting to the Subdivider its invoice for each payment made to the architect. viii) ix) The Subdivider will be required to construct a noise fence in accordance with the recommendations of the noise report and provide municipal fencing as required through the subdivision agreement; That all warning clauses be registered on title for all lots. Proposed Conditions of Draft Approval 1. The Subdivider shall prepare the final plan on the basis of the approved draft plan of subdivision, prepared by GHD, identified as Drawing No. DP-5 revised, dated October 2015, which illustrates 384 lots for single detached and semi-detached dwellings, 143 townhouse units, 2 mixed use blocks, 1 block for a school, 1 future development block, 1 park block, a future employment block, a stormwater pond block, open space blocks, walkways, road widening blocks and roads. 2. The Subdivider shall name road allowances included in this draft plan to the satisfaction of the Regional Municipality of Durham and the Town of Whitby. 3. The Subdivider shall submit plans showing the proposed phasing to the Regional Municipality of Durham and the Town of Whitby for review and approval if this subdivision is to be developed by more than one registration. 4. The Subdivider shall agree to undertake an updated noise study, completed by a qualified noise consultant to address any mitigation measures required through the draft plan of subdivision, dated October, Report number: PL Page 14 of 24 Page 28 of 195

29 Agenda Item # The Subdivider shall agree in the area municipality subdivision agreement to implement the recommendations of the updated noise report, which specifies noise attenuation measures for the development. The noise measures shall be included in the subdivision agreement and must also contain a full and complete reference to the noise report (i.e. author, title, date and any revisions/addenda) and shall include any required warning clauses identified in the study. 6. Prior to final approval, the proponent shall ensure that a clearance letter is obtained by the Ministry of Tourism, Culture and Sport for the archaeological assessment titled, Stage 2 Archaeological Assessment, prepared by Archaeoworks Inc., dated June No demolition, grading or other soil disturbance shall take place on the subject property prior to a letter of clearance being received by the Regional Municipality of Durham. 7. Prior to final approval, the Subdivider is required to submit a signed Record of Site Condition (RSC) compliant Phase One Environmental Site Assessment (ESA) update report and any further required studies by a qualified consultant to the Regional Municipality of Durham for our review and approval. 8. The Subdivider shall grant to the Regional Municipality of Durham, any easements required to provide Regional services for this development and these easements shall be in locations and of such widths as determined by the Region. 9. The Subdivider 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 Subdivider 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. 10. Prior to entering into a subdivision agreement, the Regional Municipality of Durham shall be satisfied that adequate water pollution control plant and water supply plant capacities are available to the proposed subdivision. 11. The Subdivider 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 Report number: PL Page 15 of 24 Page 29 of 195

30 Agenda Item # 5.1 Subdivider and the Region concerning the provision and installation of sanitary sewers water supply, roads and other regional services. 12. The subdivision agreement between the Subdivider and the Town of Whitby shall contain, among other matters, the following provision: a) The Subdivider agrees to implement the noise control measure(s) and any warning clause(s) recommended in the Noise Impact Study required in Condition No That prior to any on-site grading or construction or final approval of the plan, the Subdivider shall submit to, and obtain approval from, the Town of Whitby and the Central Lake Ontario Conservation Authority for reports describing the following: a) The intended means of conveying stormwater flow from the site, including those portions of the site that rely on downstream stormwater management facilities and including the use of stormwater techniques which are appropriate and in accordance with provincial guidelines and the West Whitby servicing plans; b) Details on the use of Low Impact Development (LID) measures. The details shall include further analysis of water table levels and the recommended LID measures. Estimates (and a map) of how much each LID will add to infiltration compared to pre development given the varied groundwater levels should be provided. The consideration of LIDs shall include measures supporting the treatment train approach to stormwater management, measures to maintain pre and post-development water balance and measures to ensure there are no hydrologic impacts on the adjacent Lynde Creek tributary. Such measures shall include, but are not limited to: Directing residential roof runoff to ground Placement of minimum 0.25m of topsoil Use of rear yard infiltration swales, trenches and infiltration galleries Appropriate elevations of foundation drain collections to ensure no impacts on groundwater levels and baseflow Directing portion of foundation drain collection outlets into woodlot/wetland areas Establishment of a monitoring program to assess the effectiveness of the implemented LID measures; c) The means whereby erosion and sedimentation and their effects will be minimized on the site during and after construction, in accordance with provincial guidelines. The report must outline all actions to be taken to prevent an increase in the concentration of solids in any water body as a result of on-site, or related works. Report number: PL Page 16 of 24 Page 30 of 195

31 Agenda Item # That prior to any on-site grading or construction or final approval of the plan, the Subdivider obtain all required permits from the Central Lake Ontario Conservation Authority pursuant to Ontario Regulation 42/06, as amended, or any successor regulation or permit requirement. 15. That detailed landscaping plans of native, self-sustaining vegetation be provided for the restoration, enhancement and edge management associated with the Lynde Creek tributary within Open Space Blocks 345, 346 and That the Subdivider confirms through a surveyed plan that all proposed lots are outside of the governing natural heritage and natural hazard setbacks. 17. That the Subdivider agree that the plan shall be subject to further redline revisions to accommodate the requirements of the Central Lake Ontario Conservation Authority with respect to natural hazard development limits and that any potential lots associated with Future Development Block 339 are contingent upon further study to the satisfaction of CLOCA with respect to the draft plan of subdivision application located to the south and east. 18. The Subdivider shall satisfy all financial requirements of the Central Lake Ontario Conservation Authority. 19. That the Subdivider agree to implement, through detailed design measures, the conclusions/recommendations of the Environmental Impact Study, prepared by MMM Group, including the Protection and Mitigation recommendations contained in Section 7.2 of the study. 20. The subdivision agreement between the Subdivider and the Town of Whitby shall contain, among other matters, the following provisions: a) The Subdivider agrees to carry out the works referred to in Conditions 13, 15, 16, 18 and 19 to the satisfaction of the Central Lake Ontario Conservation Authority. b) The Subdivider agrees to maintain all stormwater and erosion and sediment control structures operating and in good repair during the construction period, in a manner satisfactory to the Central Lake Ontario Conservation Authority. c) The Subdivider agrees to advise the Central Lake Ontario Conservation Authority 48 hours prior to the commencement of grading or initiation of any on-site works. d) The Subdivider agrees to Condition Nos. 13 to 19 above. A copy of the fully executed subdivision agreement between the Town and the Subdivider, will expedite the clearance of Condition 20. Report number: PL Page 17 of 24 Page 31 of 195

32 Agenda Item # That the Durham District School Board requires an elementary school block of 2.83 hectares (7 acres), as identified on the facility fit. The school block identified as Block 340 in the plan is only 2.67 hectares (6.6 acres) in size. Therefore, prior to the registration of any phase of Draft Plan SW , the Town of Whitby and the Durham District School Board are required to enter into a legal and binding joint use agreement for.16 hectares (.4 acres) of the abutting parkland, identified as Block 341, which flanks Block 340, to allow the Durham District School Board unrestricted use of such.16 hectares (.4 acres) of parkland during school hours. 22. That the Subdivider and the Durham District School Board enter into an agreement for the acquisition of Block 340 for elementary school purposes. 23. That the Subdivider submit plans indicating existing and proposed grades, drainage and servicing for approval by the Durham District School Board for all lots, blocks, easement and roads abutting Block That the Subdivider provide the Durham District School Board with a report detailing the soil bearing capacity and composition of soils within Block 340, prior to the registration of Phase 1 of the development. Specifically, the report will detail the chemical composition of soils and the presence of methane and/or radon gas within Block That any filling conducted within Block 340 meet the Durham District School Board criteria for soil bearing capacity and be approved by the Durham District School Board soils engineer. 26. That the Subdivider rough grade Block 340 to the satisfaction of the Durham District School Board. 27. That the Subdivider agrees to bring all municipal services and connections to the edge of Block 340, along the street and submit drawings to the Durham District School Board for approval. 28. That the Subdivider agrees to install a 1.8 metre galvanized or vinyl coated chain link fence of standard school construction (#9 gauge galvanized or #6 gauge vinyl coated) along the perimeter of Block 340 where it abuts proposed or existing residential lands (lots or blocks), and/or any other proposed or existing land use, except for active municipal parkland. 29. That the following Notice to Parents be inserted in all agreements of purchase and sale between the Subdivider and all prospective homebuyers Report number: PL Page 18 of 24 Page 32 of 195

33 Agenda Item # 5.1 Students from this development may have to attend existing schools. Although a school site has been reserved within this plan of subdivision, a school may not be constructed for some time, if at all, and then only if the Durham District School Board receives funding for the construction of this required school. 30. That the Subdivider agrees to post the standard Durham District School Board approved Notice to Parents in all sales representation centres. 31. SWM Block 342 shall be sized to accommodate all Town of Whitby, CLOCA and MOECC design elements/features, including but not limited to, emergency spillway, sediment drying area, maintenance roads, access and turn around provision, forebay length and length to width ratios. At the time of detailed engineering design, should review of the SWM Facility show that the block has been undersized, the Applicant shall revise the plan to increase the block size accordingly. 32. The Subdivider shall convey the following to the Town: a. Block 341 for Park land; b. Block 342 for Municipal Stormwater Management; c. Block 344 for Municipal use block (walkway); d. Blocks 345 to 349 for open space lands; e. Blocks 355 and 356 for road widening on east and west side of Desmond G. Newman Boulevard respectively to accommodate 15m from the ultimate centreline of right-of-way, for an overall rightof-way width of 30m; f. Block 357 for road widening on south side of Rossland Road to accommodate 18 metres from the ultimate centreline of right-ofway, for an overall right-of-way width of 36 metres; and g. The future block between Lots 267 and 268 for a walkway. 33. The Subdivider shall be responsible for sidewalk and/or multi-use path installation (where required/feasible) in the following locations: a. On both sides of: Street A, between Bonacord Avenue and Street H ; Street B ; Street C, between Street H and Street A ; and Street H, between Street A and Street C. b. On the north side of Bonacord Avenue across the development frontage; c. On the south side of Rossland Road across the development frontage; and, d. On one side of all remaining Streets (the need for sidewalk on Street D will be evaluated at detail design). Report number: PL Page 19 of 24 Page 33 of 195

34 Agenda Item # 5.1 Public Works notes that a Transportation Management Plan (Fig. 7) indicating proposed sidewalk locations has been included as part of the Part II Transportation Study. Further review and consideration of sidewalk placement is required, and will be addressed through detail engineering design. 34. Due to the nature and design of the proposed neighbourhood roundabouts, driveway access will (or may) be restricted for the southerly lots within Future Development Block 339. Purchase and sale agreements for the affected lots shall contain a warning clause to this effect and said warning clause shall also be registered on title. 35. The Subdivider shall provide a revised West Whitby Transportation Study Part II to the satisfaction of the Public Works Department. 36. The Subdivider shall provide a sightline analysis to the satisfaction of the Public Works Department, and shall be responsible for implementing any design elements (or possible plan changes) required to address any sightline concerns. 37. The Subdivider shall be responsible for providing a suitable storm drainage outlet for flows associated with Park Block 341 to the satisfaction of the Public Works Department and the Community and Marketing Services Department. 38. The Subdivider shall ensure to the satisfaction of the Town that all private property be protected from flooding limits at low points and points of major system flow convergence along the municipal road system. 39. The Subdivider is responsible for the construction of Bonacord Avenue across the frontage of the development. Cost oversizing may be applicable for the centre asphalt and granular above a 10m pavement width, and will be further reviewed with the Subdivision Agreement. 40. Interim turning provisions shall be provided for the temporary terminus of any partial Streets (and any other streets as required through construction phasing), to the satisfaction of the Public Works Department. This may require placing development lands on Hold, and will be evaluated at the detail design stage when construction phasing is known. 41. Construction phasing of the development shall be to the satisfaction of the Public Works Department, and shall consider adjoining developments and provide for upstream and downstream road and servicing connectivity Report number: PL Page 20 of 24 Page 34 of 195

35 Agenda Item # Block 339 and Block 343 shall be placed on Hold until such time they can be merged with lands to the east and west respectively. 43. All non-regulatory fencing and acoustic barriers shall be installed wholly on private property and all operation and maintenance of said fencing shall be the responsibility of the private property owners. 44. The Subdivider will be responsible for all hydro poles, luminaries and hydro requirements for this proposed subdivision and shall enter into a separate agreement with Whitby Hydro accordingly. 45. The Subdivider will provide the Town with a full street lighting design, complying with the latest version of the RP-8 Roadway Lighting Design standard, for the Town s review and approval. Street lighting shall utilize LED technology. 46. Any concerns raised through future re-submissions of the Geotechnical Report for the site shall be addressed (including plan changes, if required) by the Subdivider to the satisfaction of the Public Works Department. 47. The Subdivider shall agree to implement the recommendations of the reports submitted in support of the application. 48. The Subdivider shall be responsible to enter into a separate agreement(s) with benefitting parties, to which the Town is not a party, to address cost sharing for external services and / or the oversizing of services should such oversizing be required. 49. The Subdivider shall be responsible for satisfying any additional requirements identified by the Public Works Department, and not specifically listed above. 50. The Subdivider shall prepare and implement the following reports and plans in accordance with the applicable guidelines to the satisfaction of the agencies noted: Report Town Region CLOCA Functional Servicing & Stormwater Management Report (update) Environmental Noise Assessment (update) Yes Yes Yes Yes Yes - Hydrogeological Report Yes - - Geomorphic Investigation Report Yes - - Report number: PL Page 21 of 24 Page 35 of 195

36 Agenda Item # 5.1 Report Town Region CLOCA Topsoil Management Plan Yes - - Phase 1 Environmental Yes - - Pavement Marking and Signage Plan Yes That the Subdivider enter into a cost sharing agreement with the West Whitby Landowners Group for the provision of parklands. 52. The elements contained with the park, the phasing and development of parkland would be subject to CMS approval. 53. That the Town s standard subdivision agreement provisions regarding parks and open space shall apply. 54. That the developer supply and install 1.2 metre black vinyl fence along the boundary of all park, open space and public walkway blocks abutting residential lots or blocks. 55. That the developer design and install to granular base the multi-use trail within the open space blocks along the west side of the Lynde Creek tributary. 56. That all wells from former agricultural uses within the open space blocks be decommissioned by the Subdivider. 57. That the subdivision agreement contain provisions acceptable to the Town requiring the Subdivider and all builders to provide notice to home purchasers regarding the timing of dedication and development of parks and trails within the plan. 58. A front ending agreement to be finalized to the satisfaction of the Corporation of the Town of Whitby and the West Whitby Landowners Group for the development, extension of works related to: The design and construction for the planned north-south arterial street, Desmond G. Newman Boulevard, from Dundas Street to existing Coronation Road. The design and construction for the planned two-lane roundabouts at the intersections of Desmond G. Newman Boulevard at Bonacord Avenue and Twin Streams Road. The Town will undertake structure designs construction of the extensions of Bonacord Avenue and Twin Streams Drive from their westerly terminus across the Lynde Creek to the planned northsouth arterial street, Desmond G. Newman Boulevard; and The widening of Rossland Road from Lake Ridge Road to McQuay Boulevard, from a 2 lane cross-section to a 4 lane, including Report number: PL Page 22 of 24 Page 36 of 195

37 Agenda Item # 5.1 westbound left, eastbound right and left turn lanes at Rossland/McQuay. Signalize the following intersections: 1. Taunton Road at Desmond G. Newman Boulevard, 2. Taunton Road at existing Coronation Road, 3. Rossland Road at existing Coronation Road, 4. Rossland Road at McQuay Boulevard, 5. Rossland Road at Desmond G. Newman Boulevard, and 6. Dundas Street at Desmond G. Newman Boulevard. 59. That the Subdivider bear the cost of legal fees for the preparation of a joint use agreement for the park and school blocks satisfactory to the Town and the School Board in order to ensure sufficient useable site area to meet the required school programming needs. The agreement will address use, maintenance and access of the defined portion of the park block. The agreement is to be executed by both parties prior to registration of the subdivision plan. 60. That the Subdivider covenants and agrees to enter into the cost sharing agreement amongst the benefitting landowners in accordance with Section c), d) and e) as set out in the Town of Whitby Official Plan and that the Town will clear condition No. 60 upon receipt of a letter of clearance from the Trustee representing the West Whitby Cost Sharing Agreement. 61. The Subdivider is required to implement the urban design/architectural guidelines for the West Whitby community. 62. That the design standards for the municipal streets include provision for the installation of broad band communication services. 63. That the new home construction be designed to meet the Energy Star standards. 64. That the home builders be required to provide to the purchaser, the option for automatic fire sprinkler systems in low and medium density homes 65. Prior to final approval of this plan for registration, the Town of Whitby shall be advised in writing by: i) The Regional Municipality of Durham, how conditions 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 11 and 12 have been satisfied; and, ii) The Central Lake Ontario Conservation Authority, how conditions 13, 14, 15, 16, 17, 18, 19 and 20 have been satisfied. iii) The Durham District School Board, how conditions 21, 22, 23, 24, 25, 26, 27, 28, 29 and 30 have been satisfied. Report number: PL Page 23 of 24 Page 37 of 195

38 Agenda Item # Attachments: Attachment #1 Location Sketch Attachment #2 Schedule V Excerpt Attachment #3 Zoning By-law 1784 Excerpt Attachment #4 Original Plan of Subdivision Attachment #5 Recommended Plan of Subdivision For further information contact: Carl Geiger, x2355 / John Austin, x2277 Original Approved and Signed. Robert B. Short, Commissioner of Planning, x4309 Original Approved and Signed. Robert Petrie, Chief Administrative Officer, x2211 Report number: PL Page 24 of 24 Page 38 of 195

39 Halls Rd N Coronation Rd Mackey Dr McQuay Blvd Goodfellow St Kennett Dr Jacob Dr Country Lane Agenda Item # 5.1 Attachment #1 Location Sketch PL Constance Dr Canadian Pacific Railways Rossland Rd W Goldring Dr Subject Land Lonsdale Ct Corner Ct Cluff Ct Muir Cres Renfield Cres Private Rd Sean Ct Somerset St McGillivary Ct Brookdale Cres Holliday Dr Frost Dr Guthrie Cres Lake Ridge Rd N Bonacord Ave Roan Dr Nettle's Ct Rothean Dr Allayden Dr Town of Whitby Planning and Development Department Applicant: West Whitby Holdings File Number: SW Date: September 2015 N Page 39 of 195

40 HALLS ROAD COCHRANE STREET BROCK STREET COUNTRY LANE Agenda Item # 5.1 Attachment#2 Excerptfrom Secondary PlanSchedule V PL LYNDEBROOK ROAD ( CORONATION ROAD ¹½ å ø DP ( LP å ( DP BALDWIN STREET å ( LP TAUNTON ROAD LAKE RIDGE ROAD Almond Village ( LP Road Link Subject to further study ( LP å ( LP ø ( DP TWIN STREAMS ROAD å ROSSLAND ROAD ( ( BONACORD AVENUE LP DP Subject Land DUNDAS STREET LEGEND Boundaries Secondary Plan Boundary Greenbelt Plan Boundary Central Area Boundary Land Use Designations Prestige Industrial Environmental Protection Area Major Open Space Mixed Use One Mixed Use Two Special Mixed Use Two Policy Areas (Refer to Section ) High Density Residential Medium Density Residential Low Density Residential Special Purpose Commercial Almond Village Special Policy Area Transportation Existing Arterial Road Network Future Arterial Road Network Proposed Collector Road Network Railway Corridor West Durham Link (WDL) Symbols and Overlays ø Separate Elementary Schools å Pub licelementary Schools ¹½ Pub licsecondary Schools DP ( District Park ( LP Local Park Flood Policy Area Gateway Areas ThisSchedule fromspartofthe Oficial WEST WHITBY COMMUNITY Planofthe Tow nofwhitb y andmustb e readinconjunctionwiththe w rittentext. SECONDARY PLAN ² Meters SCHEDULE OFFICIAL PLAN Tow nofwhitb y V Page 40 of 195

41 Halls Rd N Agenda Item # 5.1 Attachment #3 Excerpt from Zoning By-Law 1784 PL G A Canadian Pacific Railways Coronation Rd Rossland Rd W R2B* R3B* R2C* R2B* G G I* R2 R3B McQuay Blvd R3B Subject Land A R2A R2A* R4A R2C* R3B R2A* OS R3B R1A* I R2B* R3B G Somerset St Guthrie Cres R2B R2A R3B I I/R2B R2A* LaHaye Dr I/R2A R2A R2A Town of Whitby Planning and Development Department Applicant: West Whitby Holdings File Number: SW Date: September 2015 N Page 41 of 195

42 STREET 'A' STREET 'C' STREET 'A' STREET 'C' Agenda Item # 5.1 Attachment #4 PL DRAFT PLAN ROSSLAND ROAD S S S S S S S S S S STREET 'H' S S S S S S S S S S S S S S S S S S S STREET 'C' S S S S S S S S S S S S S S S S STREET 'B' STREET 'G' STREET 'I' S S S S S S S S NEW CORONATION ROAD STREET 'F' S S S S S S S S S S S S S S S S S S S S S S S S STREET 'D' STREET 'C' S S STREET 'D' FUTURE EMPLOYMENT STREET 'D' STREET 'E' FUTURE EMPLOYMENT (0.44 ha ac.) (0.18 ha ac.) B O N A C O R D A V E. WEST WHITBY HOLDINGS MIXED USE BLOCK 1 (1.99 ha ac.) Page 42 of 195

43 Agenda Item # 5.1 Attachment #5 PL Page 43 of 195

44 Agenda Item # 5.2 Town of Whitby Report Date of meeting: November 9, 2015 Department: Planning and Development Department Report Number: PL File Number(s): SW and Z Report Title: Applications for a Draft Plan of Subdivision and Zoning By-law Amendment for TFP Whitby Developments Inc. 1. Recommendation: That Council approve the application for the recommended Draft Plan of Subdivision (File No. SW ) as illustrated on Attachment # 5 subject to the comments and conditions contained in Section 8.0 of Planning Report PL 84-15; That Council approve the application to amend Zoning By-law 1784 (File No. Z-06-13) subject to the comments and conditions contained in Section 5.0 of Planning Report PL 84-15; That Council appoint the firm of Williams & Stewart Associates as Control Architect for the recommended Draft Plan of Subdivision; That a comprehensive By-law for the West Whitby subdivisions, including TFP Whitby Developments Inc., be brought forward to Council for approval at such time as requested zone provisions have been reviewed and accepted; That staff be authorized to prepare a subdivision agreement; That the Mayor and Clerk be authorized to sign any necessary documents; Report number: PL Page 1 of 30 Page 44 of 195

45 Agenda Item # That the Region of Durham Commissioner of Planning be advised of Council s decision; 8. That the Clerk forward a Notice of Decision to those parties and agencies who have requested to be notified of Council s decision; 2. Executive Summary: Applications have been submitted to the Planning and Development Department by GHD on behalf of the owner TFP Whitby Developments Inc. for a draft plan of subdivision and an associated zoning by-law amendment. The TFP Whitby Developments draft plan is hectares in size, located north of Rossland Road West to the Twin Streams Road extension, and east of the existing Coronation Road to the Lynde Creek valley lands. The draft plan proposes 767 residential units. The original draft plan has been revised to relocate the public elementary school westward to abut the local park of the adjacent draft plan of subdivision (Chelseahill Developments SW ). Planning and Development staff are working with the landowners and their consultants to prepare a comprehensive zoning by-law amendment for West Whitby, including the TFP Whitby Developments subdivision. The West Whitby landowners are preparing a comprehensive urban design/architectural guidelines for use throughout the West Whitby secondary plan. 3. Origin: Further to the Planning and Development Committee meeting held on March , Council instructed Planning and Development staff to report back to the Planning and Development Committee at such time as public input and agency comments have been received and assessed. 4. Background: West Whitby Secondary Plan In June 2010, following extensive public consultation, Whitby Official Plan Amendment No. 91 West Whitby Secondary Plan (WWSP), was adopted by Whitby Council. The WWSP was forwarded to the Region of Durham for approval. In July 2014, the Region of Durham issued its decision including modification and deferrals to the WWSP. With all appeals of the WWSP either withdrawn or dismissed, the WWSP is in full force and effect. The TFP Whitby Developments draft plan is hectares in size, located north of Rossland Road West to the Twin Streams Road extension, and east of the existing Coronation Road to the Lynde Creek valley lands. TFP Whitby Report number: PL Page 2 of 30 Page 45 of 195

46 Agenda Item # 5.2 Development s original draft plan of subdivision as presented at the statutory public meeting on March 5, 2015 proposed a total of 749 residential units, as noted below (see Attachment #4): Original Draft Plan (62.12 ha) 165 single detached lots at 9.1 metre frontages 266 single detached lots at 11.0 metre frontages 62 single detached lots at 12.8 metre frontages Total single family lots is 493 units (18.5 ha.) 108 street townhouses at 6.7 metre frontages (3.69 ha.) 8 Medium density residential blocks (148 units at 40 units per hectare [2.46 ha.]) Total number of residential units is 749 units on a total residential area of ha. Part Lots (0.29 ha.) School (2.66 ha.) District Park (4.46 ha.) Open Space/ View/Vista (0.18 ha.) Stormwater Management Pond (1.35 ha.) Future Development (0.17 ha.) Valley/Hazard/Environmental Buffer (15.00 ha.) 0.3 metre reserves (0.01 ha.) Road widenings (0.11 ha.) Roads (13.24 ha.) Through the review process and evolving discussions with the Subdivider and the commenting agencies, the original draft plan of subdivision has been revised and resubmitted as the revised draft plan of subdivision (see Attachment #5) now containing: Revised Draft Plan of Subdivision (62.12 ha.) 193 single detached lots at 9.1 metre frontages Report number: PL Page 3 of 30 Page 46 of 195

47 Agenda Item # single detached lots at 11.0 metre frontages 61 single detached lots at 12.8 metre frontages Total single family lots is 504 units (19.03 ha.) 105 street townhouses at 6.7 metre frontages (2.42 ha.) 8 Medium density residential blocks (158 units at 40 units per hectare [3.93 ha.]) Total number of residential units is 767 units on a total residential area of ha. Part Lots (0.09 ha.) School (2.42 ha.) District Park (4.53 ha.) Open Space/ View/Vista (0.10 ha.) Stormwater Management Pond (1.37 ha.) Future Development (0.20 ha.) Valley/Hazard/Environmental Buffer (15.17 ha.) 3.0 metre servicing (0.01 ha.) 0.3 metre reserves (0.01 ha.) Road widenings (0.07 ha.) Roads (12.77 ha.) The revised TFP Whitby Developments draft plan proposes 767 units, which represents an increase of 18 units over the original TFP Whitby draft plan submission. Site Statistics Site Location Description North of Rossland Road West, south of Twin Streams Extension (see Attachment # 1) Report number: PL Page 4 of 30 Page 47 of 195

48 Agenda Item # 5.2 Legal Description Part of Lot 31 and 32, Concession 3 Present Use Proposed Use Region Official Plan Designation Town Official Plan Designation (West Whitby Secondary Plan) Present Zone Category Proposed Zone Category Surrounding Uses to the North Surrounding Uses to the East Surrounding Uses to the South Surrounding Uses to the West Vacant 767 Residential dwelling units (refer to Attachment #5) Living Areas Schedule V Low and Medium density and Environmental Protection Area (see Attachment # 2) A - Agricultural Zone, By-law 1784, as amended (see Attachment # 3) See Section 5 Zoning By-law Amendment to implement the draft plan of subdivision. Agricultural Residential Agricultural Agricultural 5. Discussion/Options: Revised Draft Plan Layout TFP Whitby Development s revised draft plan layout is similar to the original submission, with a few minor changes to the arrangement of the lots and the location of some of the draft plan elements. Notable changes on the revised draft plan include additional lots along the east side of Street D, as the road was shifted slightly to the west. Two roundabouts have been proposed along the extension of Coronation Road (Street A ) and the elementary school block has been moved westward to abut the local park block on the adjacent draft plan of subdivision to the west (Chelseahill Developments SW ). Report number: PL Page 5 of 30 Page 48 of 195

49 Agenda Item # 5.2 Durham Region Official Plan The TFP Whitby Developments proposed draft plan of subdivision is situated within the Living Areas designation of the Regional Official Plan, of which is predominately designated for housing and residential purposes. The subject draft plan conforms to the Durham Region Official Plan. The TFP Whitby Developments Draft Plan also conforms to the 2014 Provincial Policy Statement. Official Plan Conformity The subject draft plan is predominately located within the low and medium density residential designation of the Town s Official Plan Schedule V and includes some environmental protection area designated land, while generally implementing the prescribed land use designations and symbols. The required district park has been provided, however it s located largely within the Flood Policy Areas hatched on Schedule V. While playing fields may be located within the flood prone areas, the parking area will need to be outside the regional flood line. The TFP Whitby Developments draft plan achieves the required minimum densities as prescribed within the West Whitby Secondary Plan for the low and medium land use designations. Zoning By-law Amendment In addition to the subdivision application, TFP Whitby Developments have submitted a Zoning By-law Amendment application to implement the draft plan. The Planning and Development Department has advised the West Whitby land owners group, including TFP Whitby Developments, that a comprehensive zoning by-law should be prepared for the West Whitby Secondary Plan, thereby eliminating the need to have individual zoning by-laws for each subdivision. The West Whitby land owners group has retained the services of a consultant to develop updated zone provisions. Town staff continues to liaise with the West Whitby landowners zoning review committee and their zoning consultant to develop zone categories and provisions for West Whitby and potentially for the future Brooklin expansion. School Block The elementary school symbol as illustrated on the secondary plan has been implemented as Block 531, located at the western boundary of the plan. The school block was relocated westward on the revised TFP Whitby draft plan to a more central location between the TFP Whitby Developments draft plan and the Chelseahill Developments draft plan to the west. The relocation of the block enables the school to be co-located with the local park on the Chelseahill draft plan. A facility fit plan has been prepared to demonstrate how the school and park may be arranged (see Attachment # 6).The public school board is satisfied their needs can be accommodated with this facility fit plan. Report number: PL Page 6 of 30 Page 49 of 195

50 Agenda Item # 5.2 As part of the elementary school and local park co-location, the Town will enter into a Joint/Shared Use Agreement with the school board to formalize time of use provisions, maintenance, access and other shared responsibilities between the two parcels. The developer is required to illustrate on the draft plan the outline of a future residential road and lotting within the school block, in the event the school board does not pick up the option to purchase the school block. Furthermore, the school block will be dual zoned for both school and residential uses. If the Subdivider chooses to develop the block in an alternative form, the appropriate development applications and public meetings would be required. District Park The district park Block 532 is located along the east side of the Coronation Road extension and achieves the minimum size of 4 hectares for a district park. The parcel will be conveyed to the municipality as parkland dedication. As the majority of the district park lies within the regional flood line, any future structures and parking facilities must be located outside the regional flood line. The site is a large open field area capable of supporting the planned use of the property in a District Park. Medium Density Blocks and Laneways Most of the medium density blocks in the proposed draft plan will front onto Street A, with an 8.5m public laneway access at the rear of the blocks. The single detached dwellings abutting the public laneway will back onto the laneways and front onto the local roads. The Subdivider shall install a 1.8 metre solid wood screen fence along lanes E and F where the laneways abut the single detached lots. Where two medium density blocks are situated adjacent to one another (Blocks 528 and 529) the dwelling units within the blocks shall front onto the collector and local road ( A and O respectively), with both medium density blocks sharing access from the rear public laneway. Upgrades of the laneway elevations will be required. This model design will eliminate a noise fence. Proposed Berm Due to the proximity of the existing CP Rail corridor, a railway berm is required to be installed along the north boundary of the CP Rail lands, south of the proposed Street U. The adjacent residential dwellings have been setback a minimum of 30 metres from the CP Rail right-of-way, in accordance with the requirements of the CP Rail. The berm will be located on the Town s former Coronation Road allowance. Report number: PL Page 7 of 30 Page 50 of 195

51 Agenda Item # 5.2 Extension of Twin Streams Road The street townhouses and single detached dwellings (Blocks 505 and 506, Lots 55-58) north of Street D and south of the Twin Streams Road extension shall have reverse lot frontages, whereby the dwelling units will front Twin Streams while having driveway and garage access from the local road, Street D. In this configuration, a site specific model design will be required wherein a noise attenuation fence can be avoided and will result in an improved streetscape along Twin Streams Road. The rear building elevations will need to be upgraded as a result of the reverse lot configuration. A decorative iron fence will be required along the Twin Streams frontage on the private property line of the above noted lots. Noise Attenuation The Subdivider is required to revise the Noise Impact Study based upon the final draft plan and implement the findings of the Noise Impact Study to the satisfaction of Town staff. 6. Public Communications/Plan: Further to the statutory public meeting on March 5, 2015, all individuals registered as interested parties have been provided notice by mail of the November 9, 2015 meeting of the Planning and Development Committee. 7. Considerations: 7.1. Public There were no members of the public that referenced the TFP Whitby Developments plan of subdivision specifically. A detailed discussion ensued at the public meeting with respect to: The impacts on residents; The need to ensure that the new development fits in with the present community; The need to address the concerns raised by residents and in keeping with Council s goals, reduce the traffic impacts of new development on existing neighbourhoods; Future reports on this project and the need to identify Council s goals within the report and how they were being addressed; The need to look at principle issues of future urban development including public laneways, mixed communities and traffic calming measures; and, Report number: PL Page 8 of 30 Page 51 of 195

52 Agenda Item # 5.2 the need to communicate as the development progresses ensuring that the information is readily available to individuals Financial With each new subdivision development approved by the Municipality, the Town of Whitby assumes assets requiring operational maintenance and eventually capital replacement. The following assets will be generated as a result of the subdivision and included in the Town s Asset Management Plan. The Capital replacement and annual operating costs would be included in future budgets. Further details regarding infrastructure costs would also be identified in the Public Works Asset Management annual report. Asset Quantity Roads/Laneways 16 Lane km Sidewalks/Multiuse 8.5 km paths Storm Sewers 7 km Bridges 2 Ponds 6850 m3 / 28 ha Parks 11.2 acres 7.3. Impact on and input from other Departments/Sources Region of Durham Planning Department Purpose of Application This subdivision is generally located north of the Canadian Pacific Railway line, north of Rossland Road and west of the existing built up area in West Whitby. The purpose of this subdivision is to permit the development of 504 single detached dwellings, 105 street townhouses (Blocks ), 8 medium density blocks (Blocks ), 1 part lot, 3 future development blocks, a park block, a school block, 3 open space/view/vista blocks, a stormwater pond block, 2 valley/hazard/ environmental buffer blocks, two 0.3 m reserve blocks, a servicing block, a road widening, and roads. The proposed rezoning of the subject site is required to permit the proposed subdivision development to proceed. Regional Official Plan Conformity The subject site is primarily designated "Living Areas" in the Regional Official Plan (ROP). The "Living Areas" designation is encouraged to develop with a range and mix of land uses and housing types, sizes and tenure. The development site abuts Rossland Road and existing Coronation Road. Rossland Road is identified as a Type "B" arterial road in the ROP. The extension of Twin Streams Road at the north end of the subdivision is Report number: PL Page 9 of 30 Page 52 of 195

53 Agenda Item # 5.2 identified as a Type "C" arterial. Land uses abutting arterial roads are encouraged to develop in compact form through higher densities and by intensifying and redeveloping existing areas, particularly along arterial roads. Key Natural Heritage and/or Hydrologic Features The site's easterly property lot line contains key natural heritage and/or hydrologic features, as shown on Schedule 'B' - Map 'B1' of the ROP. The Regional Official Plan requires that features be protected from any adverse impacts. This subdivision proposes 3 Open Space/vista/view Blocks (Blocks ) and 2 valley/hazard/environmental buffer Blocks (Blocks ) to preserve and protect the natural features for conservation purposes, consistent with the objectives of the ROP. Delegated Provincial Plan Review Responsibilities We have screened this application for delegated Provincial Plan Review responsibilities. Noise Assessment The impact of traffic and rail noise on the proposed subdivision was analyzed in a "Noise and Vibration Study," prepared by J.E. Coulter Associates Ltd., dated April 24, The analytical techniques appear to be consistent with the Ministry of the Environment and Climate Change's (MOECC) noise guideline. Barriers are recommended for units with rear frontage along Twin Streams Road and for certain units near the CPR. Regional staff identified a number of technical issues and revision requirements that require follow up. They are outlined in a memorandum dated August 19, Any changes to the Plan will require the submission of an updated report to the satisfaction of the Region's Planning and Economic Development Department. A condition of approval will be requested to require the applicant to submit an updated noise impact study to the satisfaction of the Region's Planning and Economic Development Department. This condition will also require the applicant to agree to implement the noise abatement measures, including the revisions noted above, through the Town of Whitby's subdivision agreement. Phase I Environmental Site Assessment We have reviewed the Phase I Environmental Site Assessment (Phase I ESA), prepared by Soil Engineers Ltd., dated March 3, The study recommends that a Phase Two ESA be conducted to investigate stockpiles of fill material located in the southeast portion of the site. Report number: PL Page 10 of 30 Page 53 of 195

54 Agenda Item # 5.2 This Phase I ESA exceeds the Ministry of the Environment and Climate Change's (MOECC) 18-month date of limitation. The applicant will be required to submit a Record of Site Condition (RSC) compliant Phase I ESA Update Report, a Phase II ESA and An RSC will need to be filed with the MOECC for this development. Archeological Assessment A Stage 1/Stage 2 Archeological Site Assessment Report was prepared by Archaeoworks Inc., dated June 2010 in support of this subdivision. The consultant concluded that a Stage 3 Archaeological Assessment Report was warranted to investigate 2 sites more thoroughly. To date, the Region has not received the clearance letters from the Ministry of Tourism, Culture and Sport (MTCS) for any of the above noted reports. The Region requires that the Stage 3 investigation and any further works be completed, and that the reports be forwarded to the MTCS for clearance letters. The Ministry's clearance letter for the above noted Archeological Site Assessments will be required as a condition of approval for this subdivision. Central Lake Ontario Conservation Authority The Subdivider has made various submissions to CLOCA which have advanced the plan to the point that CLOCA staff are now prepared to offer conditions to draft plan approval. The conditions of draft approval are found in Section 8 of the Planning report. Durham District School Board Based on the zoning by-law amendment and the subject plan of subdivision, the Durham District School Board has the following comments: 1. The Board has no objection to Zoning By-law Amendment Z Approximately 306 to 342 elementary school students could be generated by Subdivision Application SW The Board has received a facility fit for this site and requires a site encompassing block The conditions of approval are included in Section 8 of the Planning report. Whitby Fire and Emergency Services Whitby Fire and Emergency Services have reviewed the application and make the following comments: Report number: PL Page 11 of 30 Page 54 of 195

55 Agenda Item # An adequate water supply for fire fighting purposes shall be provided as per Section of the Ontario Building Code 2. Fire breaks shall be provided as per Section N of the Town of Whitby Subdivision Agreement. Where spatial separation is used, the minimum distance shall be 50 feet as per the Ontario Fire Marshal s Guideline. 3. Where access must be controlled during construction, the barricades shall be bollards and chains spaced so that emergency vehicles can pass through upon removal of the chain. 4. Traffic calming devices, to address neighbourhood traffic concerns, which may impede the timely response of emergency vehicles, shall not be installed. Community and Marketing Services The developers will enter into a cost sharing agreement for the provision of parks within the development area. The agreement will take into account the under and over parkland dedications within the various plans and address this through cost sharing. The open space blocks, while being conveyed to the Town, will not be included in the calculation of the provision of parkland. The developers have agreed to rough grade and install to granular base the various trails required in accordance with the Council approved Cycling and Leisure Trails Plan. Having this done at the time of general servicing reduces disruption to the environment and ensures the system is in place when residents move into new homes. There have also been discussions regarding the phasing of, and development of parks. Home building will occur in a number of areas simultaneously which will provide demand for finished parkland in a number of locations. In order to address this, consideration will have to be given to the phasing of parkland development in order to ensure that adequate service is provided as the development proceeds and matures. It will not be possible to build all of the required parks upon home occupancy in a variety of locations. The timing of the development of the parks will be subject to approval by the Community and Marketing Services Department. The Cycling and Leisure Trails Plan adopted by Council indicates a proposed multi-use trail should be located within the open space to the east of the development. CLOCA has indicated the multi-use trail can be contained between the Staked Top of Bank and 6.0 metre offset to the Staked Top of Bank. The Subdivider shall ensure that a 2.5 metre multi-use trail can be developed in accordance with the Town of Whitby s standard, between the Staked Top of Bank and 6.0 metre offset. Report number: PL Page 12 of 30 Page 55 of 195

56 Agenda Item # 5.2 The 3.0 metre wide servicing block between lots 82 and 83, unless fenced off, will function as a walkway to the open space. At 37 metres length, the 3 metre width does not meet best practices for Crime Prevention Through Environmental Design (CPTED). If not closed to public access, this block should be widened to 6 metres to provide visibility. The conditions of approval are included in Section 8 of the Planning report. Public Works Department Prior to final acceptance of the Draft Plan of Subdivision, the following shall be addressed to the satisfaction of the Public Works Department: 1. Revise the Draft Plan as follows: a) Remove Block 544 (0.3m Reserve); Council Resolution regarding Standard Road Right-of-Ways, defined Collector Roads to have a 23 metre right-of-way, and Local Roads an 18 metre right-of-way within all new developments. Notwithstanding the above, for this proposed draft plan Public Works has reviewed the traffic volumes and community function of several streets within the plan, and identified some right-of-way modifications required to better reflect the needs of the subject development. These modifications include a 20 metre Collector Road rightof-way, in consideration of the volumes and where on-road bike lanes are not projected to be required, and a 20 metre Local Road right-of-way where additional boulevard width is required to accommodate storage of snow from adjacent Laneways (in accordance with Council Resolution ). The existing Official Plan notes right-of-way ranges for Collectors of metres and Local Roads metres. The proposed right-of-way modifications are consistent with the Official Plan. In accordance with the Whitby Council Goals to focus new growth around the principles of strong, walkable and complete neighbourhoods that offer mobility choices, to ensure safe routes to schools and parks, support active transportation, promote walkability and create a community more enjoyable to all residents, Public Works requires the following: a) indicate the right-of-way width of Street B (west of Street A ) and Street L (between Street A and Street Q ) as 20 metres to accommodate sidewalk on both sides, and a pavement width of 10 metres adjacent to the School Block; b) indicate the right-of-way width of Street M (between Street A and Street N ), as 20 metres to accommodate sidewalk on both sides and a pavement width of 10 metres; and, c) adjacent to laneway flankage where accommodation for snow storage is necessary, the right-of-way widths shall be 20 metres to provide sufficient Report number: PL Page 13 of 30 Page 56 of 195

57 Agenda Item # 5.2 boulevard space. This includes, but is not limited to, Street P (between Street A and Street O ), and Street S (between Street A and Street O ). 2. The final right-of-way width, alignment and horizontal and vertical design of Street A and Twin Streams Road are subject to the on-going West Whitby Major Roads Environmental Assessment (EA) process, and its finalization and acceptance. Any changes to the Draft Plan and/or the Functional Servicing and Grading design for adjacent lots, required as additional design information for these roads becomes available through the EA, will have to be incorporated into the final Draft Plan prior to it s final acceptance by the Town. 3. The proposed roundabouts on Street A shall be designed to the Public Works Department s satisfaction including, but not limited to, inscribed diameter, splitter island geometry, pedestrian crossings and driveway access. The Subdivider shall provide the Public Works Department with preliminary roundabout drawings, for each roundabout location, to establish the land requirements. The Subdivider shall be responsible for implementing any required associated plan changes. 4. The draft conditions are found in Section 8 of the Planning Report. Additional Agency Comments The following agencies were circulated the draft plan of subdivision and have indicated they have no objections to the approval of the TFP Whitby Developments draft plan of subdivision. Specifics of the comments have been provided to the developer s consultant. Whitby Hydro Enbridge Consumers Gas Bell Canada Canada Post 7.4. Corporate and/or Department Strategic Priorities Not Applicable 8. Summary and Conclusion: The Planning and Development Department recommends that Council approve the revised TFP Whitby Developments Draft Plan of Subdivision (see Attachment #5) as submitted by GHD on behalf of TFP Whitby Developments Inc., subject to the conditions contained in Section 8.0 of Planning Report PL Planning and Development Department Conditions of Approval Report number: PL Page 14 of 30 Page 57 of 195

58 Agenda Item # 5.2 The Subdivider shall satisfy the requirements of the Town of Whitby and enter into a subdivision agreement for the development. Without limiting the generality of the foregoing, the following matters shall be addressed in any agreement related to the development of the lands. i) Agency Comments That the Subdivider shall satisfy the requirements of the various agencies outlined in the conditions of approval. That the Subdivider shall satisfy the requirements of the Town of Whitby and the Region of Durham Public Works Department. ii) Lands to be Conveyed or Acquired by the Town or Others That the Subdivider shall convey the following land to the Town: All public roads on the plan All 0.3 metre reserves save and except Block 544 All sight triangles Park (Block 532) Open Space/View/Vista (Blocks ) Stormwater Management Pond (Block 536) Valley/Hazard/Environmental Buffer (Blocks ) 3.0 metre Servicing (Block 542) Road Widening (Block 545) iii) Reports and Studies That the following be approved to the satisfaction of the Town of Whitby: a. Functional Servicing and Stormwater Management Report b. Geotechnical Investigation Report c. Topsoil Management Plan d. Pavement Marking and Signage Plan iv) Financial and Other Requirements of the Town of Whitby Report number: PL Page 15 of 30 Page 58 of 195

59 Agenda Item # 5.2 i) That the Subdivider shall pay the general development levies to the Town of Whitby at the rate which is in effect at the time of registration of the plan or portion thereof; ii) iii) iv) The standard requirements for sidewalks, fencing, landscaping and architectural control be those in force at the time of subdivision agreement negotiations; That all plans shall be prepared and be related to the Universal Transverse Mercator and be provided in a form appropriate for use in the Town s Geographic Information System; That the availability of full municipal services is a precondition to development and the construction of any buildings and structures; v) That the Subdivider s Consulting Engineer shall demonstrate how the drainage during the Major Storm Event will be temporarily conveyed; vi) vii) That the actual frontages be established and reflected upon a draft 40M plan prior to approval of the engineering drawings; That Council appoint the firm of Williams and Stewart Associates as Control Architect for the subdivision plan. The Town s Subdivision Agreement requires that the construction or erection of any building on any lot/block in the subdivision plan shall not commence until the architectural control guidelines, the exterior architectural design and the siting of each building have been approved by the Architectural Control Committee. The Committee is typically made up of a professional architect chosen by the Town with the members appointed by the Subdivider and participants as required by the Municipality which may include the Planning and Development Department, Public Works Department and the Building Department The Subdivider/Building agrees that no sales office shall be opened and no residential units shall be offered for sale to the public until the architectural control guidelines and the exterior architectural design of each building has been approved by the Architectural Committee. The Town will pay the fees of the control architect, wherein the Subdivider will reimburse the Town for the fees paid to the architect for his professional service. Such payments shall be made to the Town within fourteen (14) days of the Town submitting to the Subdivider its invoice for each payment made to the architect. Report number: PL Page 16 of 30 Page 59 of 195

60 Agenda Item # 5.2 viii) ix) The Subdivider shall be required to construct a noise fence in accordance with the recommendations of the noise report and provide municipal fencing as required through the subdivision agreement. Buffer planting will be provided as part of the subdivision agreement. x) That all warning clauses be registered on title for all lots. Proposed Conditions of Draft Approval 1. The Subdivider shall prepare the final plan on the basis of the approved draft plan of subdivision prepared by GHD, dated September, 2015, as revised, which illustrates 504 lots for single-detached dwellings, 17 blocks for 105 street townhouses, 8 medium density blocks 158 units, one part lot, one school block, a district park, 3 open space/view/vista blocks, a stormwater pond, 3 future development blocks, 2 valley/hazard/ environmental buffer blocks, 1 servicing block, two 0.3 metre reserve blocks, 1 road widening block, and roads. 2. The Subdivider shall name road allowances included in this draft plan to the satisfaction of the Regional Municipality of Durham and the Town of Whitby. 3. The Subdivider shall submit plans showing the proposed phasing to the Regional Municipality of Durham for review and approval if this subdivision is to be developed by more than one registration. 4. The Subdivider shall agree to undertake an updated noise study, completed by a qualified noise consultant to address any mitigation measures required through the draft plan of subdivision, dated September, The Subdivider shall agree in the area municipality subdivision agreement to implement the recommendations of the updated noise report, which specifies noise attenuation measures for the development. The noise measures shall be included in the subdivision agreement and must also contain a full and complete reference to the noise report (i.e. author, title, date and any revisions/addenda) and shall include any required warning clauses identified in the study. 6. Prior to final approval, the proponent shall engage a qualified professional to carry out, to the satisfaction of the Ministry of Culture, a Stage 3 archaeological assessment and any further studies required, to mitigate, through preservation or resource removal and documentation, adverse impacts to any significant archaeological resources found. No demolition, grading or other soil disturbance shall take place on the subject property prior to a letter of clearance from the Ministry of Tourism, Culture and Sport. Report number: PL Page 17 of 30 Page 60 of 195

61 Agenda Item # Prior to final approval, the Subdivider is required to submit a signed Record of Site Condition (RSC) to the Regional Municipality of Durham, the Town of Whitby, and the Ministry of Environment (MOE). This RSC must be to the satisfaction of the Region, including an Acknowledgement of Receipt of the RSC by the MOE. 8. The Subdivider shall grant to the Regional Municipality of Durham, any easements required to provide Regional services for this development and these easements shall be in locations and of such widths as determined by the Region. 9. The Subdivider 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 Subdivider 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. 10. Prior to entering into a subdivision agreement, the Regional Municipality of Durham shall be satisfied that adequate water pollution control plant and water supply plant capacities are available to the proposed subdivision. 11.The Subdivider 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 Subdivider and the Region concerning the provision and installation of sanitary sewers, water supply, roads and other regional services. 12.The subdivision agreement between the Subdivider and the Town of Whitby shall contain, among other matters, the following provisions: a) The Subdivider agrees to implement the noise control measure(s) and any warning clause(s) recommended in the Noise Impact Study required in Condition No That the Subdivider agree to not undertake any on-site grading or other site alteration works, including any pre-servicing infrastructure works until the Central Lake Ontario Conservation Authority has advised in writing that satisfactory arrangements have been made to ensure that lands within the draft plan are not susceptible to flood risk and/or the flood plain reduction infrastructure has advanced to a stage that is satisfactory to the Central Lake Ontario Conservation Authority. Report number: PL Page 18 of 30 Page 61 of 195

62 Agenda Item # 5.2 For the purposes of this condition and Condition No. 14, flood plain reduction infrastructure means: the installation of a new culvert for the Kinsale Branch of Lynde Creek through the Canadian Pacific Railway right of way; the construction of Desmond G. Newman Boulevard or a similar structure that separates the Kinsale Branch and the L6 Tributary flood plains; and the installation of a new culvert and/or expanded culvert for the L6 Tributary through the Canadian Pacific Railway right of way and/or diversion structure to divert a portion of the L6 Tributary flood flows to the Lynde Creek to the east. 14. That the Subdivider agree to not enter into any purchase and sale agreements with respect to any lots or blocks shown on the draft plan that are located within, or partially within, a Flood Plain limit until such time that the Central Lake Ontario Conservation Authority has advised in writing that on-site grading works have removed lands from flood susceptibility and/or the flood plain reduction infrastructure has been commissioned and is operational to the satisfaction of the Central Lake Ontario Conservation Authority. 15. That prior to any on-site grading or construction or final approval of the plan, the Subdivider shall submit to and obtain approval from the Central Lake Ontario Conservation Authority for reports/plans describing the following: a) The intended means of conveying stormwater flow from the site, including the use of stormwater techniques which are appropriate and in accordance with provincial guidelines and the West Whitby servicing plans;. b) Details on the use of Low Impact Development (LID) measures. The details shall include further analysis of water table levels and the recommended LID measures. Estimates (and a map) of how much each LID will add to infiltration compared to pre development given the varied groundwater levels should be provided. The consideration of LIDs shall include measures supporting the treatment train approach to stormwater management, measures to maintain pre and post-development water balance and measures to ensure there are no hydrologic impacts on the adjacent Lynde Creek tributary. Such measures shall include, but are not limited to; Directing residential roof runoff to ground Placement of minimum 0.25m of topsoil Use of rear yard infiltration swales, trenches and infiltration galleries Appropriate elevations of foundation drain collections to ensure no impacts on groundwater levels and baseflow Directing portion of foundation drain collection outlets into woodlot/wetland areas Report number: PL Page 19 of 30 Page 62 of 195

63 Agenda Item # 5.2 Establishment of a monitoring program to assess the effectiveness of the implemented LID measures c) The means whereby erosion and sedimentation and their effects will be minimized on the site during and after construction, in accordance with provincial guidelines. The report must outline all actions to be taken to prevent an increase in the concentration of solids in any water body as a result of on-site, or related works; 16. That prior to any on-site grading or construction or final approval of the plan, the Subdivider obtain all required permits from the Central Lake Ontario Conservation Authority pursuant to Ontario Regulation 42/06, as amended, or any successor regulation or permit requirement. 17. That the Subdivider agree that any park development concepts proposed in the District Park Block 532 will require detailed incremental cut/fill analysis information at (0.3m increments) prepared to the satisfaction of the Central Lake Ontario Conservation Authority. Park development concepts will require a flood plain management concept that is satisfactory to the Central Lake Ontario Conservation Authority and for which future permissions under Ontario Regulation 42/06, as amended, will be required. 18. That detailed landscaping plans of native, self-sustaining vegetation, be provided for the restoration and enhancement of a buffer between development lots/blocks and the Lynde Creek valley lands within Blocks 540 and 541 to the satisfaction of the Central Lake Ontario Conservation Authority. 19. That the Subdivider confirms through a surveyed plan that all proposed lots are outside of the governing natural heritage and natural hazard setbacks. 20. That the Subdivider agree that the plan shall be subject to further red-line revisions to accommodate the requirements of the Central Lake Ontario Conservation Authority with respect to stormwater management pond block sizes, development limits associated with natural heritage features, hazard lands, buffers, access allowances and to accommodate park development concepts within District Park Block The Subdivider shall satisfy all financial requirements of the Central Lake Ontario Conservation Authority. 22. That the Subdivider agree to implement the conclusions/recommendations of the Environmental Impact Study, prepared by Bird and Hale Ltd., including, but not limited to, the following: a. Preparation of a site development/construction management program; and Report number: PL Page 20 of 30 Page 63 of 195

64 Agenda Item # 5.2 b. Preparation of a Landscape Restoration/Enhancement plan for the Lynde Creek tributary. 23. The subdivision agreement between the Subdivider and the Town of Whitby shall contain, among other matters, the following provisions: a) The Subdivider agrees to carry out the works referred to in Conditions 15, 17, 18, 19 and 22 to the satisfaction of the Central Lake Ontario Conservation Authority. b) The Subdivider agrees to maintain all stormwater and erosion and sediment control structures operating and in good repair during the construction period, in a manner satisfactory to the Central Lake Ontario Conservation Authority. c) The Subdivider agrees to advise the Central Lake Ontario Conservation Authority 48 hours prior to the commencement of grading or initiation of any on-site works. d) The Subdivider agrees to Condition Nos. 13, 14, 17, 18, 19, 20, 21 and 22 above. A copy of the fully executed subdivision agreement between the Town and the Subdivider, will expedite the clearance of Condition That the Subdivider and the Durham District School Board enter into an agreement for the acquisition of Block 531, 2.42 hectares (6.0 acres) in size, for elementary school purposes. 25. That the Subdivider submit plans indicating existing and proposed grades, drainage and servicing for approval by the Durham District School Board for all lots, blocks, easements and roads abutting Block That the Subdivider provide the Durham District School Board with reports detailing the soil bearing capacity and composition of soils within Block 531, prior to the registration of Phase 1 of the development. Specifically, the report will detail the chemical composition of soils and the presence of methane and/or radon gas within Block That any filling conducted within Block 531 meet the Durham District School Board criteria for soil bearing capacity and be approved by the Durham District School Board soils engineer. 28. That the Subdivider rough grade Block 531 to the satisfaction of the Durham District School Board. Report number: PL Page 21 of 30 Page 64 of 195

65 Agenda Item # That the Subdivider agrees to bring all municipal services and connections to the edge of Block 531, along the street and submit drawings to the Durham District School Board for approval. 30. That the Subdivider agrees to install a 1.8 metre chain link fence of standard school construction (# 9 gauge galvanized or # 6 gauge vinyl coated) along the perimeter of Block 531 where it abuts proposed or existing residential lands (lots or blocks), and/or any other proposed or existing land use, except for active municipal parkland. 31. That the following "Notice to Parents" be inserted in all agreements of purchase and sale between the Subdivider and all prospective homebuyers... "Students from this development may have to attend existing schools. Although a school site has been reserved within this plan of subdivision, a school may not be constructed for some time, if at all, and then only if the Ministry of Education authorizes funding and construction of this required school." 32. That the Subdivider agrees to post the standard Durham District School Board approved "Notice to Parents" in all sales representation centres. 33. SWM Block 536 shall be sized to accommodate all Town of Whitby, CLOCA and MOECC design elements/features, including but not limited to, sediment drying area, maintenance roads, access and turn around provision, forebay length and length to width ratios. At the time of detailed engineering design, should review of the SWM Facility show that the block has been undersized, the Applicant shall revise the plan to increase the block size accordingly. 34. The Subdivider shall convey the following to the Town: a. Block 532 for Park; b. Blocks 533, 534, 535, 540 and 541 for open space lands; c. Block 536 for Municipal use block (stormwater management pond); d. Block 542 for Municipal use block (overland flow conveyance); e. Block 543 for 0.3m reserve; and, f. Block 545 for road widening on east side of Coronation Road to accommodate 11.5m from the ultimate centreline of right-of-way, for an overall right-of-way width of 23m. 35. The Subdivider shall be responsible for sidewalk and/or multi-use path (where required/feasible) installation in the following locations: a. On both sides of Street A, M (between Street A and Street N ), P (between Street A and Street O ), Street B (west of Street A ) and Street L (between Street A and Street Q ); b. On the east side of existing Coronation Road across the development frontage; and, Report number: PL Page 22 of 30 Page 65 of 195

66 Agenda Item # 5.2 c. On one side of all remaining Streets. Public Works notes that a Traffic Management Plan (Fig.10) indicating proposed sidewalk locations has been included as part of the Part II Transportation Study. Further review and consideration of sidewalk placement is required, and will be addressed through detail design engineering 36. Due to the nature and design of the proposed neighbourhood roundabouts, driveway access will (or may) be restricted for Lots 139 and 140. Purchase and sale agreements for these lots shall contain a warning clause to this effect and said warning clause shall also be registered on title. 37. The Subdivider shall provide a sightline analysis to the satisfaction of the Public Works Department, and shall be responsible for implementing any design elements (or possible plan changes) required to address any sightline concerns. 38. The Subdivider shall provide a revised West Whitby Transportation Study Part II to the satisfaction of the Whitby Public Works Department. 39. The Subdivider shall be responsible for providing a suitable storm drainage outlet for flows associated with Park Block 532, to the satisfaction of the Public Works Department and the Community and Marketing Services Department. 40. The Subdivider shall ensure to the satisfaction of the Town that all private property be protected from flooding limits at low points and points of major system flow convergence along the municipal road system. 41. The Subdivider is responsible for the construction of Street A (existing Coronation Road) to a Town Collector Road standard. Development Charge recoveries will not be applicable. 42. Prior to the submission of any detailed engineering drawings for any of the Middle Block Plans (Chelseahill SW , TFP SW and Lazy Dolphin SW ) the Subdividers shall collectively prepare and submit to the Public Works Department a composite plan for the design of Street A /existing Coronation Road from Rossland Road to Taunton Road. This plan shall show the complete road geometry including, but not limited to, sidewalks, multi-use path, traffic calming measures, and line markings all to the satisfaction of the Public Works Department. The Subdividers shall be responsible for the implementation of all design elements contained within the accepted plan. 43. Construction phasing of the development shall be to the satisfaction of the Public Works Department, and shall consider adjoining developments and provide for upstream and downstream road and servicing connectivity. Report number: PL Page 23 of 30 Page 66 of 195

67 Agenda Item # Interim turning provisions shall be provided for the temporary terminus of any partial Streets (and any other streets as required through construction phasing), to the satisfaction of the Public Works Department. This may require placing development lands on Hold, and will be evaluated at the detail design stage when construction phasing is known. 45. Block 530 and Blocks 537 to 539 (inclusive) shall be placed on Hold until such time they can be merged with lands to the west or north. 46. All non-regulatory fencing and acoustic barriers shall be installed wholly on private property and all operation and maintenance of said fencing shall be the responsibility of the private property owners. 47. The Subdivider will be responsible for all hydro poles, luminaries and hydro requirements for this proposed subdivision and shall enter into a separate agreement with Whitby Hydro accordingly. 48. The Subdivider will provide the Town with a full street lighting design, complying with the latest version of the RP-8 Roadway Lighting Design standard, for the Town s review and approval. Street lighting shall utilize LED technology. 49. As per Planning Report PL 43-15, portions of existing Coronation Road are required to be stopped up and closed and deemed surplus to municipal needs in order to transfer portions of the road allowance to TFP Whitby Developments Inc. to complete the lotting fabric. 50. Any concerns raised through future re-submissions of the Geotechnical Report for the site shall be addressed (including plan changes, if required) by the Subdivider to the satisfaction of the Public Works Department. This includes, but is not limited to, the proposed filling above the identified top of stable slope in the vicinity of Lots 83, 104 and The Subdivider shall implement any identified plan changes and/or construct infrastructure on their site, required to accommodate the final agreed upon Flood Reduction engineering solution, regarding the westerly adjacent development site, Chelseahill Developments (SW ). 52. The Subdivider shall agree to implement the recommendations of the reports submitted in support of the application. 53. The Subdivider shall be responsible to enter into a separate agreement(s) with benefitting parties, to which the Town is not a party, to address cost sharing for external services and / or the oversizing of services should such oversizing be required. 54. The Subdivider shall be responsible for satisfying any additional requirements identified by the Public Works Department, and not specifically listed above. Report number: PL Page 24 of 30 Page 67 of 195

68 Agenda Item # The Canadian Pacific Railway requires the Subdivider to fulfill the following main line requirements: a) Berm or combination berm and noise attenuation fence, having extensions or returns at the ends, to be erected on Town lands by the subdivider, parallel to the railway right-of-way with construction according to the following: i. Minimum total height 5.5 metres above top-of-rail; ii. iii. Berm minimum height of 2.5 metres and side slopes not steeper than 2.5 to 1. Fence, or wall, to be constructed without openings and of a durable material weighing not less that 20 kg. per square metre (4 lb/sq.ft.) of surface area. No part of the berm/noise barrier is to be constructed on the railway property. A clause should be inserted in all offers of purchase and sale or lease, and be registered on title or included in the lease for each dwelling affected by any noise and vibration attenuation measures, advising that any berm, fencing, or vibration isolation features implemented are not to be tampered with or altered, and further to that the owner shall have the sole responsibility for and shall maintain these features. Dwellings must be constructed such that the interior noise levels meet the criteria of the appropriate Ministry. A noise study should be carried out by a professional noise consultant to determine what impact, if any, railway noise would have on residents of proposed subdivision and to recommend mitigation measures, if required. The Railway may consider other measures recommended by the study. b) Setback of dwellings from the railway right-of-way to be a minimum of 30 metres. While no dwelling should be closer to the right-of-way that the specified setback, an unoccupied building, such as a garage, may be built closer. The 2.5 metre high earth berm adjacent to the right-of-way must be provided in all instances. c) Ground vibration transmission to be estimated through site tests. If in excess of the acceptable levels, all dwellings within 75 metres of the nearest track shall be protected. The measures employed may be: i. Support the building on rubber pads between the foundation and the occupied structure so that the maximum vertical natural frequency of the structure on the pads is 12 Hz; Report number: PL Page 25 of 30 Page 68 of 195

69 Agenda Item # 5.2 ii. iii. Insulate the building from the vibration originating at the railway tracks by an intervening discontinuity or by installing adequate insulation outside the building, protected from the compaction that would reduce its effectiveness so that vibration in the building became unacceptable; or Other suitable measures that will retain their effectiveness over time. d) A clause should be inserted in all offers of purchase and sale or lease and in the title deed or lease of each dwelling within 300m of the railway right-ofway, warning prospective purchasers or tenants of the existence of the Railway s operating right-of-way; the possibility of alterations including the possibility that the Railway may expand its operations, which expansion may affect the living environment of the residents notwithstanding the inclusion of noise and vibration attenuation measures in the design of the subdivision and individual units, and that the Railway will not be responsible of complaints or claims arising from the use of its facilities and/or operations. e) Any proposed alterations to the existing drainage pattern affecting the railway property must receive prior concurrence from the Railway, and be substantiated by a drainage report to be reviewed by the Railway. f) A 1.83 metre high chain link security fence to be constructed and maintained along the common property line of the Railway and the development by the developer at his expense and the developer is made aware of the necessity of including a covenant running with the lands, in all deeds, obliging the purchasers of the land to maintain the fence in a satisfactory condition at their expense. g) Any proposed utilities under or over railway property to serve the development must be approved prior to their installation and be covered by the Railway s standard agreement. 56. That the Subdivider enter into a cost sharing agreement with the West Whitby Landowners Group for the provision of parklands. 57. The elements contained within the park, the phasing and development of parkland would be subject to Community and Marketing Services approval. 58. That the Town s standard subdivision agreement provisions regarding parks and open space shall apply. 59. That the Subdivider increase the width of the 3.0 metre servicing block (Block 542) to 6.0 metres to meet the CPTED design criteria for a walkway. Report number: PL Page 26 of 30 Page 69 of 195

70 Agenda Item # That the Subdivider supply and install 1.2 metre black vinyl fence along the boundary of all park, open space and public walkway blocks abutting residential lots or blocks. 61. That the Subdivider design and install to granular base the multi-use trail within the open space blocks along the west side of the Lynde Creek tributary. 62. That all wells from the former agricultural uses within the open space blocks be decommissioned by the Subdivider 63. That the subdivision agreement contain provisions acceptable to the Town requiring the Subdivider and all builders to provide notice to home purchasers regarding the timing of dedication and development of parks and trails within the plan. 64. The triangular pieces within Block 532 east of the Environmental Constraint Limit as established by the EIS should be consolidated with Block 541 (the valley lands) and not be included as parkland dedication. The remainder of Block 532 shall be dedicated as parkland in accordance with the Secondary Plan and the parkland dedication sharing agreement with the West Whitby Landowners Group, however, the dedication is subject to CLOCA confirming District Park features such as lighting, splash pad, parking, playground, soccer fields or baseball diamonds can be appropriately facilitated within Block 532. Any significant added costs incurred by the Subdivider to accommodate the park development within the hazard lands shall be borne by the Subdivider. 65. The Subdivider shall ensure that a 2.5 metre multi-use trail can be developed in accordance with the Town of Whitby s standards, between the Staked Top of Bank and 6.0m offset to the Staked Top of Bank within the 6.0m setback. 66. The Subdivider shall prepare and implement the following reports and plans in accordance with the applicable guidelines to the satisfaction of the agencies noted. Report Town Region CLOCA Functional Servicing Report Yes Yes Yes Soil Investigation Report Yes Yes Yes Geotechnical Report Yes - Yes Environmental Noise Assessment/Rail Vibration Yes Yes - Report number: PL Page 27 of 30 Page 70 of 195

71 Agenda Item # 5.2 Topsoil Management Plan Yes - - Phase 1 Environmental Site Assessment Yes Yes - Traffic Management Implementation Plan Yes - - Environmental Impact Study - - Yes 67. A front ending agreement to be finalized to the satisfaction of the Corporation of the Town of Whitby and the West Whitby Landowners Group for the development and extension of works related to: The design and construction for the planned north-south arterial street, Desmond G. Newman Boulevard, from Dundas Street to existing Coronation Road. The design and construction for the planned two-lane roundabouts at the intersections of Desmond G. Newman Boulevard at Bonacord Avenue and Twin Streams Road. The Town will undertake structure designs construction of the extensions of Bonacord Avenue and Twin Streams Drive from their westerly terminus across the Lynde Creek to the planned north-south arterial street, Desmond G. Newman Boulevard; and The widening of Rossland Road from Lake Ridge Road to McQuay Boulevard, from a 2 lane cross-section to a 4 lane, including westbound left, eastbound right and left turn lanes at Rossland/McQuay. Signalize the following intersections: 1. Taunton Road at Desmond G. Newman Boulevard, 2. Taunton Road at existing Coronation Road, 3. Rossland Road at existing Coronation Road, 4. Rossland Road at McQuay Boulevard, 5. Rossland Road at Desmond G. Newman Boulevard, and 6. Dundas Street at Desmond G. Newman Boulevard. 68.That the Subdivider bear the cost of legal fees for the preparation of a joint use agreement for the park and school blocks satisfactory to the Town and the School Board to address the joint use of portions of the park block abutting the school in order to ensure sufficient useable site area to meet the required school programming needs. The agreement will address use, maintenance and access of the defined portion of the park block. The agreement is to be executed by both parties prior to registration of the subdivision plan. 69. That the Subdivider covenants and agrees to enter into the cost sharing agreement amongst the benefitting landowners in accordance with Section Report number: PL Page 28 of 30 Page 71 of 195

72 Agenda Item # c), d) and e) as set out in the Town of Whitby Official Plan and that the Town will clear condition No. 69 upon receipt of a letter of clearance from the Trustee representing the West Whitby Cost Sharing Agreement. 70. The Subdivider is required to implement the urban design/architectural guidelines for the West Whitby community. 71. That the design standards for the municipal streets include provision for the installation of broad band communication services. 72. That the new home construction be designed to meet the Energy Star standards. 73. That the home builders be required to provide to the purchaser, the option for automatic fire sprinkler systems in low and medium density homes in addition to the current Ontario Building Code. 74. Prior to final approval of this plan for registration, the Town of Whitby shall be advised in writing by: i) The Regional Municipality of Durham how Conditions 1, 2, 3, 4, 5,6,7, 8, 9, 10, 11 and 12 have been satisfied; and, ii) The Central Lake Ontario Conservation Authority, how Conditions, 13, 14, 15, 16, 17, 18, 19, 20, 21, 22 and 23 have been satisfied. iii) The Durham District School Board how Conditions 24, 25, 26, 27, 28, 29, 30, 31 and 32 have been satisfied; and, iv) Canadian Pacific Railway how Condition 34 has been satisfied. 9. Attachments: Attachment # 1 Location Sketch Attachment # 2 Schedule V Excerpt West Whitby Secondary Plan Attachment # 3 Zoning By-law 1784 Attachment # 4 Original Plan of Subdivision Attachment # 5 Recommended Plan of Subdivision Attachment # 6 Park / School Block Facility Fit Plan Report number: PL Page 29 of 30 Page 72 of 195

73 Agenda Item # 5.2 For further information contact: Carl Geiger x / John Austin x.2277 Original Approved and Signed. Robert B. Short, Commissioner of Planning, x4309 Original Approved and Signed. Robert Petrie, Chief Administrative Officer, x2211 Report number: PL Page 30 of 30 Page 73 of 195

74 Agenda Item # 5.2 Attachment #1 Location Sketch PL Subject Land Canadian Pacific Railways Town of Whitby Planning and Development Department Applicant: TFP Whitby Developments File Number: Z SW Date: September 2015 N Page 74 of 195

75 HALLS ROAD COCHRANE STREET BROCK STREET COUNTRY LANE Agenda Item # 5.2 Atac hm ent#2 Exc erptfrom Sec ondary PlanSc hedulev PL ( CORONATION ROAD ¹½ å ø DP ( LP å ( DP BALDWIN STREET TAUNTON ROAD LAKE RIDGE ROAD Almond Village ( LP ( å ( Road Link Subject to further study å LP LP ( LP ø ( DP TWIN STREAMS ROAD å ROSSLAND ROAD ( ( BONACORD AVENUE LP Subject Land DP DUNDAS STREET LEGEND Boundaries Secondary Plan Boundary Greenbelt Plan Boundary Central Area Boundary Land Use Designations Prestige Industrial Environmental Protection Area Major Open Space Mixed Use One Mixed Use Two Special Mixed Use Two Policy Areas (Refer to Section ) High Density Residential Medium Density Residential Low Density Residential Special Purpose Commercial Almond Village Special Policy Area Transportation Existing Arterial Road Network Future Arterial Road Network Proposed Collector Road Network Railway Corridor West Durham Link (WDL) Symbols and Overlays ø SeparateElem entary Sc hools å Public Elem entary Sc hools ¹½ Public Sec ondary Sc hools DP ( District Park ( LP Local Park Flood Policy Area Gateway Areas This Schedulefrom s partoftheofficial WEST WHITBY COMMUNITY PlanoftheTow nofwhitby andm us tbe readinc onjunc tionw iththew ritentext. SECONDARY PLAN ² Meters SCHEDULE OFFICIAL PLAN Tow nofwhitby V Page 75 of 195

76 Goodfellow St Agenda Item # 5.2 Attachment #3 Excerpt from Zoning By-Law 1784 I*/R2B* R2B* I*/R2B* R2A* R4B* R4B* R2B* PL R3B* Subject Land Coronation Rd A A R2B* R3B* R2C* R2C* OS R4B* R2B* R2B* I* R2C*-5 R2B*-10 R3B* R3C* R3A* R4A* R2B* R3A* R3A* R3B* R3A*-WS R2C*-5 R3B* R2C* R2B* R3B* R3A* R2C* R4B* R3A*-WS OS R2A*-WS-2 R2C* R2A*-WS-2 H-R3D* R2C* H-R3D* R2C* R4B* R3B* A R2B* R2C* I* R2A* G R3B* R2B* R2C* A A R3B* R2B* R3B* R2C* R3B* I* A G Canadian Pacific Railways R2B* R3B* R2C* R2A* R2B* R3B McQuay Blvd Rossland Rd W G I* R2A R2 R3B Town of Whitby Planning and Development Department Applicant: TFP Whitby Developments File Number: Z SW G Date: October 2015 R4B* OS OS N I Page 76 of 195

77 Agenda Item # 5.2 PL Attachment #4 SIGN DRAFT PLAN POST POST POST UP/H Extension of Twin Streams Road UP/H POST /H /H ROAD SIGN UP /H POST UP /H UP GUY /H POLE GU Y/ANC GU Y/ANC HOR HOR UP/H UP/H G UY P OLE UP/H G UY /A NCHOR G UY /A NCHOR UP/H UP/H G UY POLE G UY/ANCHOR UP/H G UY/ANCHOR UP/H ROAD SIGN 6 G UY/ANC HOR G UY/ANC HOR G UY/A RS NCHO UP/H G UY POLE G UY/ANCHOR 8 RO ROAD SIGN AD G UY/ANCHOR SIGNS UP/L DSIGN UP UP/L ROA UP UP/H UP/L UP/L UP/L PUCKRIN Page 77 of 195

78 Agenda Item # 5.2 Attachment #5 PL Page 78 of 195

79 Agenda Item # 5.2 Attachment #6 PL Page 79 of 195

80 Agenda Item # 5.3 Town of Whitby Report Date of meeting: November 9, 2015 Department: Planning and Development Department Report Number: PL File Number(s): SW & Z Report Title: Applications for a Draft Plan of Subdivision and Zoning By-law Amendment for Lazy Dolphin Development Inc., Southeast Corner of Taunton Road West and Desmond G. Newman Boulevard 1. Recommendation: That Council approve the application for the recommended Draft Plan of Subdivision (File No. SW ) as illustrated on Attachment # 5 subject to the comments and conditions contained in Section 8.0 of Planning Report PL That Council approve the application to amend Zoning By-law 1784 (File No. Z-12-13) subject to the comments and conditions contained in Section 5.0 of Planning Report PL That Council appoint the firm of Williams & Stewart Associates as Control Architect for the recommended Draft Plan of Subdivision. That a comprehensive By-law for the West Whitby subdivisions be brought forward to Council for approval at such time as requested zone provisions have been reviewed and accepted. That staff be authorized to prepare a subdivision agreement. That the Mayor and Clerk be authorized to sign any necessary documents. That the Region of Durham Commissioner of Planning be advised of Council s decision. That the Clerk forward a Notice of Decision to those parties and agencies who have requested to be notified of Council s decision. Report number: PL Page 1 of 26 Page 80 of 195

81 Agenda Item # Executive Summary: The recommended draft plan of subdivision and related zoning amendment applications is the culmination of extensive discussions with the Subdivider, Public Works Department, Community and Marketing Services, Corporate Services and the Central Lake Ontario Conservation Authority. A 50 metre wide open space block(s) located east of Desmond G. Newman Boulevard, extends from Taunton Road West to south of Twin Streams. The environmental protection area will provide a buffer between the residential lands and the future employment lands located on the west side of Desmond G. Newman Boulevard. The existing minor drainage feature will be enhanced through the realigned naturalized channel. The high density block 293 and mixed use 2 block 294 will have their primary access from Street A. The mixed use 2 block is intended for medium density residential uses and small scale retail and personal service uses that are integrated on site and/or buildings with residential uses. There will be required land transfers between the Subdivider and the Town to realign Desmond G. Newman Boulevard. Located in the southern portion of the plan is two (2) municipal public laneways which will require the Builder to design the models with garage/driveway access from the 8.5 metre laneway. Upgrades of the garage elevations will be required. The West Whitby landowners are preparing a comprehensive urban design/architectural guidelines for use throughout the West Whitby Secondary Plan. 3. Origin: Further to the Planning and Development Committee meeting held on March 5, 2015, the Planning and Development staff was instructed to report back to the Planning and Development Committee at such time as input from the public, commenting agencies and departments have been received and assessed. 4. Background: West Whitby Secondary Plan In June 2010, following extensive public consultation, Whitby Official Plan Amendment No. 91 West Whitby Secondary Plan (WWSP), was adopted by Whitby Council. The WWSP was forwarded to the Region of Durham for approval. In July 2014, the Region of Durham issued its decision including modifications and deferrals to the WWSP. With all appeals of the WWSP either withdrawn or dismissed, the WWSP is in full force and effect. Report number: PL Page 2 of 26 Page 81 of 195

82 Agenda Item # 5.3 The original draft plan of subdivision presented at the statutory public meeting on March 5, 2015 proposed a total 721 units as noted below (see Attachment #4): Original Draft Plan (36.92 hectares) 93 single detached lots at 11.0 metre frontages 58 single detached lots at 12.2 metre frontages 42 semi-detached units at 15.0 metre frontages 29 Rear Lane Townhouses at 6.1 metre frontages 247 Street Townhouses at 6.1 metre frontages A Mixed Use Block (0.85 ha) A High Density Block (1.34 ha) A School Block (2.50 ha) One Local Park Block (2.05 ha) Two Open Space Blocks (5.34 ha) One Stormwater Management Block (1.46 ha) A Prestige Industrial Block (0.65 ha) Road Widenings (1.15 ha) Roads (6.74 ha) Since the original submission of the draft plan of subdivision, there have been ongoing discussions with the Subdivider and the commenting agencies wherein a revised plan has been submitted (see Attachment # 5). Revised Submission (36.92 ha) 116 single detached lots at 11.0 metre frontages 93 single detached lots at 12.2 metre frontages 94 Semi-detached units at 15.0 metre frontages 129 street townhouses at 6.1 metre frontages 72 Rear Lane Townhouses at 6.7 metre frontages 52 Mixed use block residential units 101 High Density block residential units Total number of residential units = 657 units Prestige Industrial Block 300 (.77 ha) School Block 295 (2.52 ha) Park Block 296 (2.09 ha) Stormwater pond Block 297 (1.48 ha) Open Space Blocks 298/299 (5.65 ha) Servicing Block 304 (.05 ha) Roads (6.99 ha) Road widening Blocks 301 to 303 (.60 ha) The revised subdivision plan has reduced the residential units by 64 to 657 from the original 721. Report number: PL Page 3 of 26 Page 82 of 195

83 Agenda Item # 5.3 Site Statistics Site Location Description Southeast corner of Taunton Road West and Desmond G. Newman Boulevard Legal Description Part of Lot 33, Concession 3 Present Use Proposed Use Revised Submission West Whitby Secondary Plan Present Zone Category Proposed Zone Category Surrounding Uses to the North Surrounding Uses to the East Surrounding Uses to the South Surrounding Uses to the West Vacant 657 Residential dwelling units (see Attachment # 5) Schedule V West Whitby Secondary Plan low & medium density/mixed use two/environmental protection area (see Attachment # 2) A Agricultural Zone, By-law 1784, as amended (see Attachment # 3) See Section 5 Zoning By-law Amendment to implement the subdivision plan. Agricultural / Residential Agricultural Chelseahill Developments subdivision plan Future industrial lands 5. Discussion/Options: Revised Draft Plan of Subdivision Durham Region Official Plan The subject site is primarily designated as Living Areas in the Regional Official Plan (ROP). Living Areas permit a full range and mix of housing types, sizes, and tenure to serve the diverse housing needs of the residents of Durham Region. Report number: PL Page 4 of 26 Page 83 of 195

84 Agenda Item # 5.3 Taunton Road West is also designated as a Regional Corridor, and a Transit Spine in the ROP. Regional Corridors shall be planned and developed as a higher density mixed-use area, supporting higher order transit services and pedestrian oriented development. Regional Corridors should support an overall, long-term density target of at least 60 residential units per gross hectare and a floor space index of 2.5. The building forms should be generally mid-rise in height, with some higher buildings, as detailed in area municipal official plans. The High Density Residential block (Block 293) and Mixed Use block (Block 294) have been proposed for development along the Taunton Road West Regional Corridor, consistent with the ROP policy direction regarding the requirement for a mix of land uses and higher densities along a Regional Corridor. These blocks will support the ROP s density targets and provide for a pedestrian and transit oriented urban environment. This application was reviewed by DRT, and it was determined that the proposed subdivision does not present any significant Durham Region Transit impacts. West Whitby Secondary Plan Provincial Policy Statement The revised plan of subdivision is consistent with the 2014 Provincial Policy Statement. Mixed Uses The plan of subdivision proposes a mix of land uses including residential at various densities and a mixed use 2 commercial block adjacent to Taunton Road West and existing Coronation Road. The block will be developed through a future site plan application and will require the preparation of an urban design plan. Zoning By-law Amendment In order to implement the Lazy Dolphin Development Inc. draft plan of subdivision, a zoning amendment application has been submitted. The Planning and Development Department has advised the West Whitby land owners group that a comprehensive zoning by-law should be prepared for the West Whitby Secondary Plan, thereby eliminating the need to have individual zoning by-laws for each subdivision. The West Whitby land owners group have engaged the services of a consultant to formulate updated zone provisions for the residential land uses only. There will be ongoing discussions with the Town staff and the West Whitby land owners zoning review committee in conjunction with their consultant. Report number: PL Page 5 of 26 Page 84 of 195

85 Agenda Item # 5.3 The residential zone categories and zone provisions will be formulated for West Whitby and potentially for the future expansion of Brooklin through the Secondary Plan. School/Park Blocks The school block is to show the intended lotting/road for a low density development in accordance with the relevant dual zoning by-law. The block will be zoned institutional and an appropriate low density zone category. In the event the school board does not pick up the option to purchase the block the Subdivider will be in a position to request a subdivision agreement for the registration of a plan of subdivision. If the Subdivider chooses to develop the block in an alternative form, the appropriate development applications and public meetings would be required. Noise Attenuation The Subdivider will be required to implement the findings of the noise impact assessment for the subdivision plan. Control Architect The firm of Williams & Stewart Associates has been selected by the West Whitby land owners group to prepare the architectural and urban design guidelines for the West Whitby community. This will provide a comprehensive set of architectural and urban design guidelines for the entire West Whitby community. Laneways (Public) The laneway design shall be in accordance with the Council approved standard. The Builder will be required to design the models with the garage/driveway entrance from the public laneway and to bring the front of the model closer to the municipal street. Upgrades at the laneway elevations will be required. Blocks 273 and 274 In that Street A is to be amended to include a 23 metre right-of-way fronting the street townhouse blocks 273 and 274, it is requested that the draft plan be amended to delete the townhouse units and replace the same with a lotting pattern that continues the 15 metre semi-detached lots fronting on Street D and the 11 metre single detached lots fronting Coronation Road. The amendment will remove the driveways from having direct access and conflict at Street A and the multiple turning lanes at Coronation Road. This will provide for improved vehicular access to the lots. Report number: PL Page 6 of 26 Page 85 of 195

86 Agenda Item # Public Communications/Plan: Subsequent to the public meeting held on March 5, 2015, all interested parties have been provided notice by mail of the November 9, 2015 meeting of the Planning and Development Committee. 7. Considerations: 7.1 Public There were no members of the public that referenced the Lazy Dolphin plan of subdivision specifically. A detailed discussion ensued at the public meeting with respect to: the impacts on residents; the need to ensure that the new development fits in with the present community; the need to address the concerns raised by residents and in keeping with Council s goals, reduce the traffic impacts of new development on existing neighbourhoods; future reports on this project and the need to identify Council s goals within the report and how they were being addressed; the need to look at principle issues of future urban development including public lane ways, mixed communities and traffic calming measures; and, the need to communicate as the development progresses ensuring that the information is readily available to individuals. 7.2 Financial With each new subdivision development approved by the Municipality, the Town of Whitby assumes assets requiring operational maintenance and eventually capital replacement. The following assets will be generated as a result of the subdivision and included in the Town s Asset Management Plan. The Capital replacement and annual operating costs would be included in future budgets. Further details regarding infrastructure costs would also be identified in the Public Works Asset Management annual report. Asset Quantity Roads/Laneways 12.5 Lane km Sidewalks/Multiuse 7 km paths Storm Sewers 5 km Bridges/culverts 1 Ponds 5360 m3 /21 ha Parks 5.16 acres Report number: PL Page 7 of 26 Page 86 of 195

87 Agenda Item # Impact on and input from other Departments/Sources Region of Durham The draft plan conditions for the subdivision plan have been provided in Section 8 of the Planning report. Whitby Hydro Energy Services Corporation The applicant or its authorized representative shall consult with Whitby Hydro concerning the availability of supply voltage, service location, metering, costs and any other details. These requirements are separate from and in addition to those of the ESA. Whitby Hydro will also identify the costs that the applicant will be responsible for. The applicant or its authorized representative shall apply for new or upgraded electric services and temporary power service in writing. The applicant is required to provide Whitby Hydro with sufficient lead-time in order to ensure: a) the timely provision of supply to new and upgraded premises; and/or b) the availability of adequate capacity for additional loads to be connected in the existing premises. Ensure that a minimum of 3 metre clearance is maintained from existing overhead conductors, which applies to all structures, equipment, and people. Durham District School Board Approximately 252 elementary students could be generated by the residential development proposed in the above noted application. The draft conditions for the subdivision are found in Section 8 of the Planning report. Durham Catholic District School Board Planning staff at the Durham Catholic District School Board have reviewed Draft Plan of Subdivision Application SW and have no objections to the proposed subdivision. Students generated from this development will attend St. Luke the Evangelist Catholic elementary school located at 55 Twin Streams Road and All Saints Catholic secondary school located at 3001 Country Lane, Whitby. Central Lake Ontario Conservation Authority The Subdivider has made various submissions to CLOCA subsequent to their previous comments, which have advanced the plan to the point that CLOCA staff are now prepared to offer the conditions of draft plan approval. The conditions are found in Section 8 of the Planning report. Report number: PL Page 8 of 26 Page 87 of 195

88 Agenda Item # 5.3 Public Works Department Conditional Comments Prior to final acceptance of the Draft Plan of Subdivision, the following shall be addressed to the satisfaction of the Public Works Department: 1. Revise the Draft Plan as follows: Council Resolution regarding Standard Road Right-of-Ways, defined Collector Roads to have a 23 metre right-of-way, and Local Roads an 18 metre right-of-way within all new developments. Notwithstanding the above, for this proposed draft plan Public Works has reviewed the traffic volumes and community function of several streets within the plan, and identified some right-of-way modifications required to better reflect the needs of the subject development. These modifications include a 20 metre Collector Road right-of-way, in consideration of the volumes and where on-road bike lanes are not projected to be required, and a 20 metre Local Road right-of-way where additional boulevard width is required to accommodate storage of snow from adjacent Laneways (in accordance with Council Resolution ). The existing Official Plan notes right-ofway ranges for Collectors of metres and Local Roads metres. The proposed right-of-way modifications are consistent with the Official Plan. In accordance with the Whitby Council Goals to focus new growth around the principles of strong, walkable and complete neighbourhoods that offer mobility choices, to ensure safe routes to schools and parks, support active transportation, promote walkability and create a community more enjoyable to all residents, Public Works requires the following: a. Indicate the right-of-way width of Street A, between Coronation Road and Street D as 23 metres to accommodate sidewalk on both sides, and a pavement width of 12.0 metres required for a 5 metre inbound lane (for the turning movements of larger vehicle types), and two 3.5 metre dedicated outbound turn lanes adjacent to the high density and mix-use blocks; b. Indicate the right-of-way width of the north leg of Street C (across the School Block frontage) as 20 metres to accommodate sidewalk on both sides of the road and a pavement width of 10 metres adjacent to the School Block. c. adjacent to laneway flankage where accommodation for snow storage is necessary, the right-of-way widths shall be 20 metres to provide sufficient boulevard space. This includes the west leg of Street K, and Street H (between Twin Streams Road and Street J ). 2. The final right-of-way width, alignment and horizontal and vertical design of Street A and Twin Streams Road are subject to the on-going West Whitby Major Roads Environmental Assessment (EA) process, and its Report number: PL Page 9 of 26 Page 88 of 195

89 Agenda Item # 5.3 finalization and acceptance. Any changes to the Draft Plan and/or the Functional Servicing and Grading design for adjacent lots, required as additional design information for these roads becomes available through the EA, will have to be incorporated into the final Draft Plan prior to it s final acceptance by the Town. 3. The proposed roundabout at Coronation Road and Twin Streams Road shall be designed to the Public Works Department s satisfaction including, but not limited to, inscribed diameter, splitter island geometry, boulevard width, pedestrian crossings and driveway access. The Subdivider shall provide the Public Works Department with preliminary roundabout drawings, for each roundabout location, to establish the land requirements. The Subdivider shall be responsible for implementing any associated plan changes to address these requirements. The conditions of draft approval have been incorporated into Section 8 of the Planning Report. Community and Marketing Services The developers will enter into a cost sharing agreement for the provision of parks within the development area. The agreement will take into account the under and over parkland dedications within the various plans and address this through cost sharing. The open space blocks, while being conveyed to the Town, will not be included in the calculation of the provision of parkland. The developers have agreed to rough grade and install to granular base the various trails required in accordance with the Council approved Cycling and Leisure Trails Plan. Having this done at the time of general servicing reduces disruption to the environment and ensures the system is in place when residents move into new homes. There have also been discussions regarding the phasing of, and development of parks. Home building will occur in a number of areas simultaneously which will provide demand for finished parkland in a number of locations. In order to address this, consideration will have to be given to the phasing of parkland development in order to ensure that adequate service is provided as the development proceeds and matures. It will not be possible to build all of the required parks upon home occupancy in a variety of locations. The timing of the development of the parks will be subject to approval by the Community and Marketing Services Department. The Town of Whitby Community and Marketing Services Department has reviewed this application and has the following comments: The portion of Block 296 between lots 99 and 100 should be relabelled on the plan as a block for public walkway and shall be at least 6 metres wide. The Cycling and Leisure Trails Plan, 2010, adopted by Council indicates a proposed boulevard multi-use path along Taunton Road West, New Coronation Road and Desmond G. Newman Boulevard. Report number: PL Page 10 of 26 Page 89 of 195

90 Agenda Item # 5.3 In consideration of the overall park dedication with the West Whitby Landowners Group, the calculation of parkland dedication shall exclude open space lands to be dedicated to the Town. The conditions of draft approval have been incorporated into Section 8 of the Planning report. Ministry of Transportation MTO Permit Requirements This proposed subdivision is within this Ministry s permit control area and Ministry Building & Land Use and Sign Permits must be obtained from this office prior to any construction taking place. Further information with respect to MTO permit requirements may be obtained from our office. All applicable MTO permit applications may be obtained from our office located on the 7 th Floor, Building D, 1201 Wilson Avenue, Toronto, Ontario, M3M 1J8 or alternately from our website at: As part of our permit review process for individual Blocks, we will require the submission of a site plan, site grading/drainage plan, site servicing plan, Storm Water Management Report and an illumination plan and calculations. Additional requirements may apply. Note: Ministry permits will not be issued prior to the subdivision being registered. MTO Setback Requirements The Ministry requires that all structures above and below ground, including any storm water management facilities, berms, drive-thru, fire routes, permanent swimming pools, loading docks, parking required under municipal by-law, or any other feature which would be essential to the viability of the site, be set back a minimum of 14 metres from the (existing or any identified future) highway property line. Traffic Impact Study The required Traffic Impact Study must be produced in accordance with MTO Guidelines. Information with respect to these guidelines may be found by contacting our office. The Traffic Impact Study must indicate the anticipated traffic volumes and their impacts on the Highway 412 and the Highway 412 ramps at the Taunton Road Interchange. The March, 2013 West Whitby Transportation Study, received July 20, 2015 is currently under review. Report number: PL Page 11 of 26 Page 90 of 195

91 Agenda Item # 5.3 Storm Water Management Report The required Storm Water Management Report must be produced in accordance with MTO Guidelines. Information with respect to these guidelines may be found on our website at: or by contacting this office. The May 2013 Functional Servicing Report/Storm Water Management Report received by MTO on July 20, 2015 is currently under review. Noise Barrier If noise attenuation is required for the subdivision, it must conform to MTO setback requirements and is the Subdivider s sole responsibility. General Comments Proposed and existing features must be clearly differentiated on the plans The MTO 14 metre setback line from the Hwy. 412 property line must be clearly indicated on all of the plans at all stages (draft plan of subdivision, future individual block/site plans). The conditions of approval have been included in Section 8 of the Planning report. 7.4 Corporate and/or Department Strategic Priorities Not applicable 8. Summary and Conclusion: The Planning and Development Department recommends that Council approve the revised Draft Plan of Subdivision (see Attachment # 5) as submitted by Lazy Dolphin Development Inc. subject to the conditions contained in Section 8.0 of Planning Report PL Planning and Development Department Conditions of Approval The Subdivider shall satisfy the requirements of the Town of Whitby and enter into a subdivision agreement for the development. Without limiting the generality of the foregoing, the following matters shall be addressed in any agreement related to the development of these lands. i) Agency Comments That the Subdivider shall satisfy the requirements of the various agencies outlined in the conditions of approval. The Subdivider shall satisfy the requirements of the Town of Whitby and the Region of Durham Public Works Department. Report number: PL Page 12 of 26 Page 91 of 195

92 Agenda Item # 5.3 ii) Lands to be Conveyed or Acquired by the Town or Others That Subdivider shall convey the following land to the Town: All public roads on the plan Stormwater Management Pond 297 All sight triangles Park (Block 296) and associated walkway Open Space (Blocks 298/299) Road Widening (Blocks 301 to 303) Servicing Block (Block 304) All public laneways Identified portions of Desmond G. Newman Boulevard iii) Reports and Studies That the following be approved to the satisfaction of the Town of Whitby: a. Functional Servicing & Stormwater Management Report, Lazy Dolphin Developments Inc., GHD, dated May 2013; b. Environmental Noise Assessment, Lazy Dolphin Development, YCA Engineering Limited, dated May 16, 2013; c. Phase 1 Environmental Assessment, Part of Lot 33, Concession 3, Town of Whitby, Regional Municipality of Durham, Ontario, Barenco Inc., dated November 28, 2005 and August 16, 2010; and, d. Environmental Impact Study, Lazy Dolphin Property, Bird and Hale Limited, dated June iv) Financial and Other Requirements of the Town of Whitby i) That the Subdivider shall pay the general development levies to the Town of Whitby at the rate which is in effect at the time of registration of the plan or portion thereof; ii) iii) iv) That the standard requirements for sidewalks, fencing, landscaping and architectural control be those in force at the time of subdivision agreement negotiations; That all plans shall be prepared and be related to the Universal Transverse Mercator and be provided in a form appropriate for use in the Town's Geographic Information System; That the availability of full municipal services is a precondition to development and the construction of any buildings and structures; Report number: PL Page 13 of 26 Page 92 of 195

93 Agenda Item # 5.3 v) That the Subdivider's Consulting Engineer shall demonstrate how drainage during the Major Storm Event will be temporarily conveyed; vi) vii) viii) ix) That the actual frontages be established and reflected upon a draft 40M plan prior to approval of the engineering drawings; That Council appoint the firm of Williams & Stewart Associates as Control Architect for the subdivision plan. The Town's Subdivision Agreement requires that the construction or erection of any building on any lot/block in the subdivision plan shall not commence until the architectural control guidelines and the exterior architectural design and location of each building have been approved by the Architectural Control Committee. The Committee is typically made up of a professional architect chosen by the Town with the members appointed by the Subdivider and participants as required by the Municipality which may include the Planning and Development Department, Public Works Department and Building Department. The Subdivider/Builder agrees that no sales office shall be opened and no residential units shall be offered for sale to the public until the architectural control guidelines and the exterior architectural design and siting of each building has been approved by the Architectural Committee. The Town will pay the fees of the control architect, wherein the Subdivider will reimburse the Town for the fees paid to the architect for his professional services. Such payments shall be made to the Town within fourteen (14) days of the Town submitting to the Subdivider its invoice for each payment made to the architect. The Subdivider will be required to construct the noise fencing in accordance with the recommendations of the noise report and provide municipal fencing as required through the subdivision agreement; That all warning clauses be registered on title for all lots. Proposed Conditions of Draft Approval 1. The Subdivider shall prepare the final plan on the basis of the approved draft plan of subdivision, prepared by GHD, dated September, 2015, as revised, which illustrates 209 single-detached dwelling units, 47 lots for 94 semi-detached dwelling units, 24 blocks for 129 street townhouses, 2 mixed use blocks, high density block, a school, a park, a stormwater pond, a future industrial employment block, a walkway, 2 open space block(s), 3 road widening blocks, public laneway(s), and roads. Report number: PL Page 14 of 26 Page 93 of 195

94 Agenda Item # The Subdivider shall name road allowances included in this draft plan to the satisfaction of the Regional Municipality of Durham and the Town of Whitby. 3. The Subdivider shall submit plans showing the proposed phasing to the Regional Municipality of Durham for review and approval if this subdivision is to be developed by more than one registration. 4. The Subdivider shall agree to undertake an updated noise study, completed by a qualified noise consultant to address any mitigation measures required through the draft plan of subdivision, dated September, The Subdivider shall agree in the area municipality subdivision agreement to implement the recommendations of the updated noise report, which specifies noise attenuation measures for the development. The noise measures shall be included in the subdivision agreement and must also contain a full and complete reference to the noise report (i.e. author, title, date and any revisions/addenda) and shall include any required warning clauses identified in the study. 6. Prior to final approval, the proponent shall ensure that a clearance letter is obtained by the Ministry of Tourism, Culture and Sport for the archaeological assessment titled, Stage 2 Archaeological Assessment, prepared by Archaeoworks Inc., dated June No demolition, grading or other soil disturbance shall take place on the subject property prior to a letter of clearance being received by the Regional Municipality of Durham. 7. Prior to final approval, the Subdivider is required to submit a signed Record of Site Condition (RSC) compliant Phase One Environmental Site Assessment (ESA) update report and any further required studies by a qualified consultant to the Regional Municipality of Durham for our review and approval. 8. The Subdivider shall grant to the Regional Municipality of Durham, any easements required to provide Regional services for this development and these easements shall be in locations and of such widths as determined by the Region. 9. The Subdivider 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 Subdivider 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 Report number: PL Page 15 of 26 Page 94 of 195

95 Agenda Item # 5.3 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. 10. Prior to entering into a subdivision agreement, the Regional Municipality of Durham shall be satisfied that adequate water pollution control plant and water supply plant capacities are available to the proposed subdivision. 11. The Subdivider 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 Subdivider and the Region concerning the provision and installation of sanitary sewers water supply, roads and other regional services. 12. The Subdivision agreement between the Subdivider and the Town of Whitby shall contain, among other matters, the following provisions: a) The Subdivider agrees to implement the noise control measure(s) and any warning clause(s) recommended in the Noise Impact Study required in Condition No That the Subdivider agree to not undertake any on-site grading or other site alteration works, including any pre-servicing infrastructure works until the Central Lake Ontario Conservation Authority has advised in writing that the flood plain reduction infrastructure has advanced to a stage that is satisfactory to the Central Lake Ontario Conservation Authority. For the purposes of this condition and Condition No. 14, flood plain reduction infrastructure means: the installation of a new culvert for the Kinsale Branch of Lynde Creek through the Canadian Pacific Railway right of way; the construction of Desmond G. Newman Boulevard or a similar structure that separates the Kinsale Branch and the L6 Tributary flood plains; and the installation of a new culvert and/or expanded culvert for the L6 Tributary through the Canadian Pacific Railway right of way and/or diversion structure to divert a portion of the L6 Tributary flood flows to the Lynde Creek to the east. 14. That the Subdivider agree to not enter into any purchase and sale agreements with respect to any lots or blocks shown on the draft plan that are located within, or partially within, a Flood Plain limit as may be defined from time to time to the satisfaction of the Central Lake Ontario Conservation Authority, until such time that the Central Lake Ontario Conservation Authority has advised in writing that the flood plain reduction infrastructure has been commissioned and is operational to the satisfaction of the Central Lake Ontario Conservation Authority. 15. That prior to any on-site grading or construction or final approval of the plan, the Subdivider shall submit to and obtain approval from the Report number: PL Page 16 of 26 Page 95 of 195

96 Agenda Item # 5.3 Central Lake Ontario Conservation Authority for reports/plans describing the following: a) The intended means of conveying stormwater flow from the site, including the use of stormwater techniques which are appropriate and in accordance with provincial guidelines and the West Whitby servicing plans; b) The detailed drawings and calculations associated with the clean water collector pipe to provide clean water baseflow to tributary L6; c) The detailed drawings and calculations associated with the on-site control stormwater management areas associated with Block 293 (High Density Residential) and Block 294 (Mixed Use) providing for a treatment train approach to stormwater management integrated with the landscape and servicing design for Block 298 (Open Space) in addition to the use of on-site Oil/Grit Separators; d) Details on the use of Low Impact Development (LID) measures. The details shall include further analysis of water table levels and the recommended LID measures. Estimates (and a map) of how much each LID will add to infiltration compared to pre development given the varied groundwater levels should be provided. The consideration of LIDs shall include measures supporting the treatment train approach to stormwater management, measures to maintain pre and post-development water balance and measures to ensure there are no hydrologic impacts on the adjacent Lynde Creek tributary. Such measures shall include, but are not limited to: Directing residential roof runoff to ground Placement of minimum 0.25 m of topsoil Use of rear yard infiltration swales, trenches and infiltration galleries Appropriate elevations of foundation drain collections to ensure no impacts on groundwater levels and baseflow Directing portion of foundation drain collection outlets into woodlot/wetland areas Establishment of a monitoring program to assess the effectiveness of the implemented LID measures; e) The means whereby erosion and sedimentation and their effects will be minimized on the site during and after construction, in accordance with provincial guidelines. The report must outline all actions to be taken to prevent an increase in the concentration of solids in any water body as a result of on-site, or related works. 16. That prior to any on-site grading or construction or final approval of the plan, the Subdivider obtain all required permits from the Central Lake Report number: PL Page 17 of 26 Page 96 of 195

97 Agenda Item # 5.3 Ontario Conservation Authority pursuant to Ontario Regulation 42/06, as amended, or any successor regulation or permit requirement. 17. That the Subdivider provide detailed design plans for the natural channel design of the Lynde Creek tributary L6 to be located in Open Space Blocks 298 and 299 with a corresponding monitoring program to the satisfaction of the Central Lake Ontario Conservation Authority. 18. That the Subdivider agree that the road crossing of the tributary L6 of the Lynde Creek associated with the Extension of Twin Streams Road be prepared to address fluvial geomorphologic, hydrologic, hydraulic and wildlife passage considerations to the satisfaction of the Central Lake Ontario Conservation Authority. 19. That detailed landscaping plans of native, self-sustaining vegetation, be provided for the restoration and enhancement of a riparian corridor associated with the natural channel design of the Lynde Creek tributary L6 and the Naturalization Plan, prepared by GHD, to the satisfaction of the Central Lake Ontario Conservation Authority. 20. That the Subdivider confirms through a surveyed plan that all proposed lots are outside of the governing natural heritage and natural hazard setbacks. 21. That the Subdivider agree that the plan shall be subject to further redline revisions to accommodate the requirements of the Central Lake Ontario Conservation Authority. 22. The Subdivider shall satisfy all financial requirements of the Central Lake Ontario Conservation Authority. 23. The Subdivider agree to implement the conclusions / recommendations of the Environmental Impact Study, prepared by Bird and Hale Ltd., including but not limited to, the following: a) Preparation of a site development / construction management program; b) Preparation of a naturalization plan for the Lynde Creek Tributary L The subdivision agreement between the Subdivider and the Town of Whitby shall contain, among other matters, the following provisions: a) The Subdivider agrees to carry out the works referred to in Conditions 15, 16, 17, 18, 19, 20 and 23 to the satisfaction of the Central Lake Ontario Conservation Authority; b) The Subdivider agrees to maintain all stormwater and erosion and sediment control structures operating and in good repair during the Report number: PL Page 18 of 26 Page 97 of 195

98 Agenda Item # 5.3 construction period, in a manner satisfactory to the Central Lake Ontario Conservation Authority; c) The Subdivider agrees to advise the Central Lake Ontario Conservation Authority 48 hours prior to commencement of grading or the initiation of any on-site works. d) The Subdivider agrees to Condition Nos. 13, 14, 18, 21, 22 and 23 above. A copy of the fully executed subdivision agreement between the area municipality and the Subdivider, will expedite the clearance of Condition That the Durham District School Board requires an elementary school block of 2.83 hectares (7 acres), as identified on the facility fit. The school block identified as Block 295 in the plan is only 2.52 hectares (6.22 acres) in size. Therefore, prior to the registration of any phase of Draft Plan SW , the Town of Whitby and the Durham District School Board are required to enter into a legal and binding joint use agreement for.31 hectares (.78 acres) of the abutting parkland, identified as Block 296, which flanks Block 295, to allow the Durham District School Board unrestricted use of such.31 hectares (.78 acres) of parkland during school hours. 26. That the Subdivider and the Durham District School Board enter into an agreement for the acquisition of Block 295 for elementary school purposes. 27. That the Subdivider submit plans indicating existing and proposed grades, drainage and servicing for approval by the Durham District School Board for all lots, blocks, easements and roads abutting Block That the Subdivider provide the Durham District School Board with a report detailing the soil bearing capacity and composition of soils within Block 295, prior to the registration of Phase 1 of the development. Specifically, the report will detail the chemical composition of soils and the presence of methane and/or radon gas within Block That any filling conducted within Block 295 meet the Durham District School Board criteria for soil bearing capacity and be approved by the Durham District School Board soils engineer. 30. That the Subdivider rough grade Block 295 to the satisfaction of the Durham District School Board. 31. That the Subdivider agrees to bring all municipal services and connections to the edge of Block 295, along the street and submit drawings to the Durham District School Board for approval. Report number: PL Page 19 of 26 Page 98 of 195

99 Agenda Item # That the Subdivider agrees to install a 1.8 metre galvanized or vinyl coated chain link fence of standard school construction (#9 gauge galvanized or #6 gauge vinyl coated) along the perimeter of Block 295 where it abuts proposed or existing residential lands (lots or blocks), and/or any other proposed or existing land use, except for active municipal parkland. 33. That the following "Notice to Parents" be inserted in all agreements of purchase and sale between the Subdivider and all prospective homebuyers "Students from this development may have to attend existing schools. Although a school site has been reserved within this plan of subdivision, a school may not be constructed for some time, if at all, and then only if the Durham District School Board receives funding for the construction of this required school." 34. That the Subdivider agrees to post the standard Durham District School Board approved "Notice to Parents" in all sales representation centres. 35. SWM Block 297 shall be sized to accommodate all Town of Whitby, CLOCA and MOECC design elements / features for sediment drying area, maintenance roads, access and turn around provision, forebay length and length to width ratios. At the time of detailed engineering design, should review of the SWM Facility show that the block has been undersized, the Applicant shall increase the block size accordingly. 36. The Subdivider shall convey the following to the Town: a. Block 296 for Park land; b. Block 297 for Municipal use block (stormwater management pond); c. Blocks 298 and 299 for open space lands; d. Blocks 301 and 302 for road widening on Desmond G. Newman Blvd. to accommodate an overall right-of-way width of 30m. e. Block 303 for road widening on the west side of Coronation Road to accommodate 11.5m from the ultimate centreline of right-of-way, for an overall right-of-way width of 23m; and, f. Block 304 for Municipal servicing block. 37. The Subdivider shall be responsible for sidewalk and/or multi-use path (where required/feasible) installation in the following locations: a. On both sides of Twin Streams Road, Street A (between Coronation Road and Street D ) and Street C (between Coronation Road and Street D ); b. On the west side of existing Coronation Road across the development frontage; Report number: PL Page 20 of 26 Page 99 of 195

100 Agenda Item # 5.3 c. On the south side of Taunton Road across the development frontage; and, d. On one side of all other streets. Public Works notes that a Traffic Management Plan (Fig. 9) indicating proposed sidewalk locations has been included as part of the Part II Transportation Study. Further review and consideration of sidewalk placement is required, and will be addressed through detail design engineering. 38. The Subdivider shall provide a sightline analysis to the satisfaction of the Public Works Department, and shall be responsible for implementing any design elements (or possible plan changes) required to address any sightline concerns. 39. The Subdivider shall provide a revised West Whitby Transportation Study Part II to the satisfaction of the Whitby Public Works Department. 40. The Subdivider shall be responsible for providing a suitable storm drainage outlet for flows associated with Park Block 296, to the satisfaction of the Public Works Department and the Community and Marketing Services Department. 41. The Subdivider shall ensure to the satisfaction of the Town that all private property is protected from flooding limits at low points and points of major system flow convergence along the municipal road system. If required, the Draft Plan shall be revised accordingly to provide said flood protection. 42. The Subdivider is responsible for the reconstruction of existing Coronation Road to a Town Collector Road standard. Development Charge recoveries will not be applicable. 43. Prior to the submission of any detailed engineering drawings for any of the Middle Block Plans (Chelseahill SW , TFP SW and Lazy Dolphin SW ) the Subdividers shall collectively prepare and submit to the Public Works Department a composite plan for the design of Street A /existing Coronation Road from Rossland Road to Taunton Road. This plan shall show the complete road geometry including, but not limited to, sidewalks, multi-use path, traffic calming measures, and line markings all to the satisfaction of the Public Works Department. The Subdividers shall be responsible for the implementation of all design elements contained within the accepted plan. 44. Construction phasing of the development shall be to the satisfaction of the Public Works Department, and shall consider adjoining Report number: PL Page 21 of 26 Page 100 of 195

101 Agenda Item # 5.3 developments and provide for upstream and downstream road and servicing connectivity. 45. Interim turning provisions shall be provided for any streets as required based on construction phasing, to the satisfaction of the Public Works Department. This may require placing some lots on Hold, and will be evaluated at the detail design stage when construction phasing is known. 46. Block 300 Prestige Industrial shall be placed on Hold until such time as it can be merged with lands to the west. 47. All non-regulatory fencing and acoustic barriers shall be installed wholly on private property and all operation and maintenance of said fencing shall be the responsibility of the private property owners. 48. The Subdivider will be responsible for all hydro poles, luminaries and hydro requirements for this proposed subdivision and shall enter into a separate agreement with Whitby Hydro accordingly. 49. The Subdivider will provide the Town with a full street lighting design, complying with the latest version of the RP-8 Roadway Lighting Design standard, for the Town s review and approval. Street lighting shall utilize LED technology. 50. Any concerns raised through future re-submissions of the Geotechnical Report for the site, shall be addressed (including plan changes, if required) by the Subdivider to the satisfaction of the Public Works Department. 51. The Subdivider shall agree to implement the recommendations of the reports submitted in support of the application. 52. The Subdivider shall be responsible to enter into a separate agreement(s) with benefitting parties, to which the Town is not a party, to address cost sharing for external services and / or the oversizing of services should such oversizing be required. 53. The Subdivider shall be responsible for satisfying any additional requirements identified by the Public Works Department, and not specifically listed above. 54. The Subdivider shall prepare and implement the following reports and plans in accordance with the applicable guidelines to the satisfaction of the agencies noted: Report Town Region CLOCA Functional Servicing & Stormwater Management Report Report number: PL Yes Yes Yes Page 22 of 26 Page 101 of 195

102 Agenda Item # 5.3 Report Town Region CLOCA Environmental Noise Assessment Yes Yes - Phase 1 Environmental Assessment - Yes - Compensation and Monitoring Plan - - Yes Pavement Marking and Signage Plan Yes - - Environmental Impact Study Yes - Yes 55. The Subdivider shall grant such easements as may be required for utilities, drainage and servicing purposes to the appropriate authorities. 56. That the Subdivider enter into a cost sharing agreement with the West Whitby Landowners Group for the provision of parklands. 57. The elements contained within the park, the phasing and development of parkland would be subject to Community and Marketing Services Department approval. 58. That the Town s standard subdivision agreement provisions regarding parks and open space shall apply. 59. That the developer supply and install 1.2 metre black vinyl fence along the boundary of all park, open space and public walkway blocks abutting residential lots or blocks. 60. That all wells from former agricultural uses within the open space blocks be decommissioned by the developer. 61. That the subdivision agreement contain provisions acceptable to the Town requiring the Subdivider and all builders to provide notice to home purchasers regarding the timing of dedication and development of parks and trails within the plan. 62. That prior to final approval, the owner shall submit to the Ministry of Transportation for their review and approval, a Traffic Impact Study (TIS) to assess the impacts of the development on Highway 412 and the Highway 412 Interchange at Taunton Road. 63. That prior to final approval, the owner shall submit to the Ministry of Transportation for their review and approval a Storm Water Management Report/Plan indicating the intended treatment of the calculated runoff. 64. That prior to final approval, the owner shall enter into a legal agreement with the Ministry of Transportation, whereby the owner agrees to assume financial responsibility for all highway improvements Report number: PL Page 23 of 26 Page 102 of 195

103 Agenda Item # 5.3 to Highway 412, including improvements to existing or proposed intersections, required as a result of this development. 65. That prior to final approval, visibility triangles measuring 15 m x 15 m or sight triangles (calculated as per MTO Geometric Design Standards), whichever is greater, be dedicated as public highway on the owner s certificate on the final plan. 66. That prior to final approval, the owner shall submit an illumination plan and calculations indicating development-generated light levels at the highway property and pavement limits. 67. That the Subdivider bear the cost of legal fees for the preparation of a joint use agreement for the park and school blocks satisfactory to the Town and the School Board in order to ensure sufficient useable site area to meet the required school programming needs. The agreement will address use, maintenance and access of the defined portion of the park block. The agreement is to be executed by both parties prior to registration of the subdivision plan. 68. That the Subdivider covenants and agrees to enter into the cost sharing agreement amongst the benefitting landowners in accordance with Section c), d) and e) as set out in the Town of Whitby Official Plan and that the Town will clear condition No. 68 upon receipt of a letter of clearance from the Trustee representing the West Whitby Cost Sharing Agreement. 69. A front ending agreement is to be finalized to the satisfaction of the Corporation of the Town of Whitby and the West Whitby Landowners Group for the development and extension of works related to: The design and construction for the planned north-south arterial street, Desmond G. Newman Boulevard, from Dundas Street to existing Coronation Road. The design and construction for the planned two-lane roundabouts at the intersections of Desmond G. Newman Boulevard at Bonacord Avenue and Twin Streams Road. The Town will undertake structure designs construction of the extensions of Bonacord Avenue and Twin Streams Drive from their westerly terminus across the Lynde Creek to the planned northsouth arterial street, Desmond G. Newman Boulevard; and The widening of Rossland Road from Lake Ridge Road to McQuay Boulevard, from a 2 lane cross-section to a 4 lane, including westbound left, eastbound right and left turn lanes at Rossland/McQuay. Signalize the following intersections: 1. Taunton Road at Desmond G. Newman Boulevard, 2. Taunton Road at existing Coronation Road, Report number: PL Page 24 of 26 Page 103 of 195

104 Agenda Item # Rossland Road at existing Coronation Road, 4. Rossland Road at McQuay Boulevard, 5. Rossland Road at Desmond G. Newman Boulevard, and 6. Dundas Street at Desmond G. Newman Boulevard. 70. The Subdivider is required to implement the urban design/architectural guidelines for the West Whitby community. 71. The Subdivider is required to amend the draft plan to incorporate a 23 metre right-of-way for Street A between Coronation Road and Street D being ±70 metres. 72. That blocks 273 and 274 street townhouses be deleted and replaced with a revised lotting pattern which continues the 15 metre semidetached lots fronting Street D and the 11 metre single detached lots fronting Coronation Road. 73. That the design standards for the municipal streets include provision for the installation of broad band communication services. 74. That the new home construction be designed to meet the Energy Star standards. 75. That the home builders be required to provide to the purchaser, the option for automatic fire sprinkler systems in low and medium density homes in addition to the current Ontario Building Code. 76. Prior to final approval of this plan for registration, the Town of Whitby shall be advised in writing by: i) The Regional Municipality of Durham, how conditions 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 11 and 12 have been satisfied; ii) The Central Lake Ontario Conservation Authority, how conditions 13, 14, 15, 16, 17, 18, 19, 20, 21, 22, 23 and 24 have been satisfied; iii) The Durham District School Board, how conditions 25, 26, 27, 28, 29, 30, 31, 32, 33 and 34 have been satisfied; and, iv) The Ministry of Transportation, how conditions 62, 63, 64, 65 and 66 have been satisfied. 9. Attachments: Attachment #1 Location Sketch Attachment #2 Schedule V Excerpt Attachment #3 Zoning By-law 1784 Excerpt Attachment #4 Original Plan of Subdivision Attachment #5 Recommended Plan of Subdivision Report number: PL Page 25 of 26 Page 104 of 195

105 Agenda Item # 5.3 For further information contact: Carl Geiger, x2355 / John Austin, x2277 Original Approved and Signed. Robert B. Short, Commissioner of Planning, x4309 Original Approved and Signed. Robert Petrie, Chief Administrative Officer, x2211 Report number: PL Page 26 of 26 Page 105 of 195

106 Coronation Rd Agenda Item # 5.3 Attachment #1 Location Sketch PL Taunton Rd W Nadia Ct Gloria Cres Rich Cres Nieuwendyk St Subject Land Abbyview Dr Alomar St Baycliffe Dr Ball Cres Myette Dr Swansea St Roma Dr Town of Whitby Planning and Development Department Applicant: File Number: Date: Z SW Lazy Dolphin September 2015 N Page 106 of 195

107 HALLS ROAD COCHRANE STREET BROCK STREET COUNTRY LANE Agenda Item # 5.3 Atac hm ent#2 Exc erptfrom Sec ondary PlanSc hedulev PL ( CORONATION ROAD ¹½ å ø DP ( LP å ( DP BALDWIN STREET TAUNTON ROAD LAKE RIDGE ROAD Almond Village ( LP ( å ( Road Link Subject to further study å LP LP ( LP ø ( DP TWIN STREAMS ROAD å ROSSLAND ROAD ( ( BONACORD AVENUE LP Subject Land DP DUNDAS STREET LEGEND Boundaries Secondary Plan Boundary Greenbelt Plan Boundary Central Area Boundary Land Use Designations Prestige Industrial Environmental Protection Area Major Open Space Mixed Use One Mixed Use Two Special Mixed Use Two Policy Areas (Refer to Section ) High Density Residential Medium Density Residential Low Density Residential Special Purpose Commercial Almond Village Special Policy Area Transportation Existing Arterial Road Network Future Arterial Road Network Proposed Collector Road Network Railway Corridor West Durham Link (WDL) Symbols and Overlays ø SeparateElem entary Sc hools å Public Elem entary Sc hools ¹½ Public Sec ondary Sc hools DP ( District Park ( LP Local Park Flood Policy Area Gateway Areas This Schedulefrom s partoftheofficial WEST WHITBY COMMUNITY PlanoftheTow nofwhitby andm us tbe readinc onjunc tionw iththew ritentext. SECONDARY PLAN ² Meters SCHEDULE OFFICIAL PLAN Tow nofwhitby V Page 107 of 195

108 Agenda Item # 5.3 Attachment #3 Excerpt from Zoning By-Law 1784 PL A G A Taunton Rd W R2B* R2A* Subject Land A-3 R2B* R2A* A Coronation Rd R2A* G OS R2B* Town of Whitby Planning and Development Department Applicant: Lazy Dolphin File Number: Z SW Date: September 2015 N Page 108 of 195

109 STREET 'J' STREET 'F' STREET 'G' STREET 'H' LANE 'A' LANE 'B' NEW CORONATION ROAD STREET 'E' Agenda Item # 5.3 Attachment #4 PL DRAFT PLAN SITE STREET 'A' STREET 'A' STREET 'B' STREET 'C' STREET 'C' STREET 'D' Extension of Twin Streams Road STREET 'I' LAZY DOLPHIN Page 109 of 195

110 Agenda Item # 5.3 Attachment #5 PL Street A 23 metre R.O.W Blks 273 & 274 converted to semi-detached and single detached lots. Page 110 of 195

111 Agenda Item # 5.4 Town of Whitby Report Date of meeting: November 9, 2015 Department: Planning and Development Department Report Number: PL File Number(s): Z Report Title: Zoning By-law Amendment Application Cindy Suppan, 228 Brock Street North 1. Recommendation: 1. That Council approve zoning application Z-09-15, subject to the conditions contained in Section 8.0 of Planning Report PL 87-15; 2. That the necessary By-laws be presented for Council s approval; 3. That Staff be authorized to prepare a letter of undertaking; and, 4. That the Mayor and Clerk be authorized to sign any necessary documents. 2. Executive Summary: A Zoning By-law Amendment application has been submitted by Cindy Suppan. The application seeks to amend the H-R6-DT-3 zone of Zoning By-law 2585 to permit the additional uses of a personal service establishment, retail store, and/or office use within the existing single detached dwelling located on lands municipally known as 228 Brock Street North. The amendment seeks to permit a sewing and alterations shop which currently exists on the property. A 6.0 metre vehicular easement in the rear yard will be required in favour of the Town, in accordance with Official Plan policy (a). 3. Origin: The Planning Department is in receipt of a Zoning By-law Amendment application for the subject property. Report number: PL Page 1 of 6 Page 111 of 195

112 Agenda Item # Background: The subject property is currently occupied by a 2-storey brick residential dwelling within the downtown area. The applicant has submitted a site plan depicting the site configuration (Attachment #3). A sewing and alterations shop currently exists on the property, operating in non-compliance to the by-law. 5. Discussion/Options: The Zoning By-law Amendment application is requesting additional uses within the existing single detached dwelling for the subject property, being a personal service establishment, retail store, and/or office use. 6. Public Communications/Plan: Whitby Official Plan The subject property is currently designated Mixed Use according to the Downtown Whitby Secondary Plan. Policy states that as an interim use, where a property designated for Mixed Use contains an existing single detached dwelling, the existing dwelling may be converted to limited commercial use provided that such conversion is within the existing building and is compatible with surrounding uses. Official Plan policy (a) encourages comprehensive block development in all Commercial areas. Common internal circulation and ingress and egress are required to minimize turning movements and access to Brock Street. In accordance with this policy, a 6.0 metre vehicular easement in the rear yard along the western side of the property will be required in favour of the Town, free and clear of all encumbrances. Future development of lands fronting on Brock Street North would permit the removal of the existing driveways from the Brock Street frontage, allowing access and parking via the easements through the rear of the properties (See Attachment #4). Zoning By-law No The subject property is currently zoned H-R6-DT-3 Downtown Residential in Zoning By-law No (see Attachment #2). This zone category does not permit the proposed uses, and as such, a zoning by-law amendment application is required and can be considered under Official Plan policy (a). 7. Considerations: 7.1. Public An introductory Public Information Meeting was held in accordance with the provisions of the Planning Act, as amended, on September 8, 2015 at 7:30 pm. S. Cassel, Acting Town Clerk, provided the purposes and guidelines of the public meeting to members of the audience. Report number: PL Page 2 of 6 Page 112 of 195

113 Agenda Item # 5.4 Cindy Suppan, 228 Brock Street North, appeared before the Committee and stated she had read and was in agreement with the staff report. The Chair opened the floor for comments from the public. There were no members of the public present to speak on this item Financial Not applicable Impact on and input from other Departments/Sources The following agencies and departments have advised that they have no concerns with the proposed zoning application: Whitby Treasury Department Whitby Public Works Department Whitby Fire and Emergency Services Department Whitby Hydro Energy Services Corporation Downtown Whitby Development Steering Committee The conditions of approval from the following agencies and departments have been incorporated into the Planning and Development Department conditions of approval under Section 8.0 of this report: Whitby Planning Region of Durham Public Works Region of Durham Planning Conformity to the Regional Official Plan The Regional Official Plan (ROP) designates the subject property as Regional Centres. Regional Centres shall be planned and developed as the main concentration of urban activities providing a fully integrated array of uses such as, but not limited to: institutional; commercial; major office and retail; and residential. This zoning application proposes a wide range of commercial and personal service uses with the existing building which are permitted by the policies of the ROP. Delegated Provincial Plan Review Responsibilities We have screened this application for delegated Provincial Plan review responsibilities. Report number: PL Page 3 of 6 Page 113 of 195

114 Agenda Item # 5.4 Phase 1 Environmental Site Assessment In support of this application, the applicant has completed a Site Screening Questionnaire (SSQ) in compliance with the 2014 Updated Site Contamination Protocol. The applicant has declared that the subject property does not contain any evidence of potentially contaminated activities. Since the proposal is not introducing a more sensitive land use and that it only broadens the range of permitted uses within the existing building, the Region is satisfied with the applicant s SSQ. Archaeological Site Assessment According to the Region s Updated Archaeological Potential Model mapping, the subject property is located within a zone of archaeological potential. Since the applicant does not propose any physical development/disturbance on the property through this application, an archaeological assessment is not required. Transportation and Transit The proposed development does not present any significant Regional transportation impacts. Additionally, the application was reviewed from a transit perspective and it was determined that the proposed development does not present any significant impacts to Durham Region Transit. Region of Durham Public Works Regional Servicing Municipal Water Supply and Sanitary Sewer Servicing The subject property is currently serviced with municipal water supply and a sanitary service connection. The Region recognizes that the applicant will continue using the existing domestic water service and sanitary service connections, and that no larger or additional water (fireline) and sanitary services are necessary at this time. The applicant is entirely responsible for the costs of disconnecting and plugging at the main any unused or abandoned water and sanitary sewer service connections fronting the site. In accordance with the Region of Durham Sewer Use By-law, the Region will not permit foundation drains to connect to the sanitary sewer system. Sanitary Sewer Inspection Manhole The Region will require the applicant to install a private sanitary sewer inspection manhole, located 1.5 metres inside the private property, on the existing sanitary sewer service connection. Report number: PL Page 4 of 6 Page 114 of 195

115 Agenda Item # 5.4 However, the applicant may apply, in writing, to the Region of Durham Works Department, for exemption to the inspection manhole policy by submitting a letter, a copy of the Site Plan and referencing the Region s file number associated with this application (2015-W-003). If the applicant decides to pursue this option, the Works Department will review the request and provide a decision directly to the applicant. If the manhole exemption is granted, the applicant may still be required to install a cleanout near the property line. However, if the manhole inspection is denied, then the applicant would be required to install it. Site Servicing Costs and Regional Development Charges The applicant will be responsible for the full cost of any Regional servicing required to accommodate this development proposal. If the Town of Whitby requires a building permit for this development proposal, the applicant will be responsible for payment of all applicable Regional development charges prior to its issuance. Whitby Planning As no site development is being proposed, a formal site plan approval process is not required for this proposal. The Planning Department shall require that the applicant sign a letter of undertaking to ensure that appropriate parking (including accessible space and signage) and landscaping details as shown on the site plan (Attachment #3) are implemented and are consistent with the Town s development standards, and that the 6.0 metre vehicular easement is provided in favour of the Town. As stated above, a 6.0 metre vehicular easement in the rear yard is requested in favour of the Town. The applicant will be required to provide a draft reference plan for review and approval by the Planning and Development Department prior to being deposited. The applicant will be responsible for the preparation of the transfer documents and registration of the easement to the Town Corporate and/or Department Strategic Priorities Not applicable. 8. Summary and Conclusion: The Planning Department recommends that subject to the conditions below, Council approve Zoning By-law Amendment Application File No. Z That the amending by-law permit the additional use of a personal service establishment, retail store, and/or office use to the H-R6-DT-3 zone category; Report number: PL Page 5 of 6 Page 115 of 195

116 Agenda Item # 5.4 That the applicant enter into a letter of undertaking and be responsible for the fees incurred for the preparation; That the applicant convey to the Town a 6.0 metre wide vehicular easement free and clear of all encumbrances as shown on Attachment #4. The applicant shall prepare a draft reference plan for the review and approval by the Town prior to being deposited, and shall be responsible for all legal costs associated with the preparation and registration of the reference plan and easement documents; That the applicant comply with the condition of approval for the Regional Works Department that the installation of (or exemption from installing) a private sanitary sewer inspection manhole be satisfied prior to the passing of the zoning by-law; That all refuse including recyclables be stored inside the existing structure; That the parking layout be in accordance with the attached Site Plan. 9. Attachments: Attachment #1: Location Sketch Attachment #2: Map Excerpt from Zoning By-law No Attachment #3: Attachment #4: Site Plan Conceptual Vehicular Access Easement For further information contact: Caitlin Graup, Extension 2341 Original Approved and Signed. Robert B. Short, Commissioner of Planning, Extension 4309 Original Approved and Signed. Robert Petrie, Chief Administrative Officer, Extension 2211 Report number: PL Page 6 of 6 Page 116 of 195

117 Agenda Item # 5.4 Attachment #1 Location Sketch PL John St W John St E Byron St N Brock St N Subject Land Perry St Mary St W Mary St E Town of Whitby Planning and Development Department Applicant: Cindy Suppan File Number: Z Date: October 2015 N Page 117 of 195

118 Agenda Item # 5.4 Attachment #2 Excerpt from Zoning By-Law 2585 PL Page 118 of 195

119 Agenda Item # 5.4 Attachment #3 PL Page 119 of 195

120 Brock St N Agenda Item # 5.4 Attachment #4 PL John St W John St E Conceptual 6.0m Vehicular Access Easement for future block development along Brock St. N. Town of Whitby Planning and Development Department Applicant: Cindy Suppan File Number: Z Date: October 2015 N Page 120 of 195

121 Agenda Item # 5.5 Town of Whitby Report Date of meeting: November 9, 2015 Department: Planning and Development Department Report Number: PL File Number(s): N/A Report Title: Gerdau Ameristeel 2014 Monitoring Report for Environmental Certificate of Approval 1. Recommendation: That Planning Report, Item Number PL be received as information; and That the Clerk forward a copy of Planning Report Number PL to Gerdau Ameristeel Corporation, the Ministry of Environment and Climate Change, the Region of Durham, and the members of the Site Liaison Committee for Information. 2. Executive Summary: This report highlights the findings of the 2014 Annual Gerdau Monitoring Report completed by XCG Consultants Ltd., as per the requirements of the Ministry of the Environment and Climate Change (MOECC) Amended Environmental Compliance Approval No. A The Annual Report addresses environmental monitoring, compliance with terms and conditions, updates on site conditions, and review of enhanced material recovery monitoring results indicate some exceedances beyond the Reasonable Use Concept Maximum Allowable Concentrations and the Durham Region Sewer Use By-Law for certain parameters, however, the impacts are not considered by XCG Consultants Ltd. to be a compliance issue and will continue to be monitored. An environmental impact assessment investigating the potential for adverse effects on Lake Ontario from the landfill operations was submitted by Gerdau Ameristeel to the Ministry of Environment and Climate Change (MOECC) in June of There are no recommendations contained in the 2014 Monitoring Report Report number: PL Page 1 of 7 Page 121 of 195

122 Agenda Item # 5.5 as changes were made to the 2014 Monitoring Program and it is expected that future recommendations will be determined and implemented once the Ministry has completed their review of the environmental impact assessment. 3. Origin: Gerdau Ameristeel Corporation is required, through their Amended Environmental Compliance Approval No. A from the MOECC, to conduct a landfill monitoring program for their shredder by-product landfill, and report annually on the site development as well as monitoring results. A representative from the Town of Whitby s Planning and Development Department participates in the Site Liaison Committee which meets annually. 4. Background: Site Statistics Site Location : 1801 Hopkins Street, Part of Lots 22 and 23, Broken Front Concession (Refer to Attachment #1 for Location Sketch) Site Area : 142 hectares ( acres) Surrounding Uses : North Metrolinx Maintenance facility (future). CNR Main Line South Lake Ontario (Town-leased lands for Waterfront Trail) East Industrial uses, Thickson s Woods, Thickson s Point Community. West Industrial uses, Heydenshore Park and Pavilion. Gerdau Ameristeel Corporation (formerly known as Co-Steel Lasco), is a large international corporation which produces steel from the recycling of scrap metal. Since 1987, Gerdau has conducted, as a part of their operations, at their Whitby location, a waste disposal site for shredder by-product material. (e.g. nonrecyclable, non-ferrous materials from automobiles, appliances, other scrap metal, etc.) through Ministry of Environment Certificate of Approvals (now known as Environmental Compliance Approvals). The height and configuration of the berms reduce the visual impact of shredding, storage and manufacturing operations from adjacent land uses. Previous zoning by-law amendments to the Town of Whitby Zoning By-laws and Regional Official Plan Amendment 145 permitted an expansion of the landfill area on the subject site which allowed Gerdau to establish a Temporary Waste Storage Area (TWSA) with a capacity of 270,000 tonnes and expand landfill operations. Report number: PL Page 2 of 7 Page 122 of 195

123 Agenda Item # 5.5 Gerdau received approval from the MOECC in March 2013 to increase their recycling operations through their Environmental Assessment application. In April, 2014 Gerdau received approval from the MOE to amend their certificate of environmental compliance approval to expand the capacity of the TWSA from 270,000 to 350,000 square metres. The purpose of the expansion of the TWSA is to facilitate the storage of shredder residue until the construction of Cell A of the landfill is complete. Expansion of the TWSA also prevents the need to move the excess material from the site to a municipal landfill or other facility. Operation of the TWSA was approved until December Refer to Attachments #2 and #3 for a site plan of the area which identifies the location of landfill operations and the TWSA. Representatives from the Planning and Development Department are part of the Site Liaison Committee (formerly the Berm Liaison Committee). Consistent with Gerdau s Environmental Compliance Approval, the objective of the Site Liaison Committee (SLC) is to disseminate, review, and exchange information on the operation of the shredder residue by-product landfill. In addition to review of the annual monitoring report, at the SLC meetings, updates are provided on landscaping and planting programs, landfill expansion and construction and the ambient air monitoring program. 5. Discussion/Options: On behalf of Gerdau, XCG Consultants Ltd. prepared the 2014 Annual Monitoring Report to be submitted to the MOECC by Gerdau as prescribed by the Certificate of Approval. The Annual Report is related to the existing landfill operations only and is not related to the on-site steel mill. As a member of the Site Liaison Committee, the Town of Whitby receives a copy of the Annual Monitoring Report. The report addresses site development activities and the results of landfill monitoring (including monitoring of surface water, ground water, landfill gas, leachate, shredder by-product material, and reporting of landfill operations and developments) for the period of January 1st to December 31st, of each year. The Executive Summary and the Conclusions and Recommendations sections from the 2014 Annual Monitoring Report are attached as Attachment #4 and #5 respectively. Minutes from the annual Site Liaison Committee Meeting will be circulated under separate cover when they become available. The following is a summary of the results of the 2014 Monitoring Program and other landfill-related activities: Gerdau produced a total of 114,649 tonnes of shredder residue in 2014 which was distributed between the Temporary Waste Storage Area (TWSA) and Cell A. The remaining site life was estimated at 17 to 26 years, at an annual disposal rate of between 150,000 and 230,000 tonnes. Report number: PL Page 3 of 7 Page 123 of 195

124 Agenda Item # 5.5 Construction of landfill Cell A and associated environmental controls was completed in mid Cell A was the active landfill for the latter part of 2014, and is expected to be the active landfill for Liner construction for landfill Cell B will continue through Relocation of shredder residue from the TWSA to new landfill cells is expected to commence in early In 2014, Gerdau made an application to the MOECC (Environmental Bill of Rights Environmental Registry under proposal number ) to extend the timeline for removing all shredder residue from the TWSA for final disposal, from December 2016 to December 31, Extension of the timeline for removal of shredder residue from the TWSA will allow for new technology to be implemented which will allow for greater reclamation of resources from shredder by-product than is available using current technology. It is estimated that this technology could reduce the tonnage of residue being landfilled by as much as two percent. Resource recovery is expected to commence in January 2016, starting with shredder residue landfilled in the TWSA. A variety of native tree and shrub species were planted on the site, in accordance with Phase 1A/1B of the landscape architects visual impact assessment report. There will be 8 phases of planting in total. Input on the planting program was obtained from the Site Liaison Committee and Thickson s Woods Land Trust. Additionally, wildlife programs were undertaken for barn swallow and three different species of milksnake to mitigate for landfill-related impacts. At the SLC Meeting, it was noted that an increase in wildlife on the property this year was observed in relation to the development of the Metrolinx site on adjacent lands to the north. The annual monitoring program was expanded, as per the requirements of the ECA. This included the use of 9 existing monitoring wells and 3 existing landfill gas probes, as well as the installation of 27 new monitoring wells (24 for groundwater, and 3 for leachate) and 7 landfill gas probes. An Environmental Impact Assessment (EIA) was submitted in June of 2015 as per the requirements of the ECA. This included an investigation into potential adverse effect on Lake Ontario as a result of landfill operations, characterization of landfill leachate, and continuous groundwater level monitoring. Six public complaints were received by Gerdau via MOECC in Only one complaint was potentially attributed to the landfill; this complaint was investigated and a Landfill related cause was not identified. At the SLC Meeting, local residents noted on-going concerns due to odours as a result of the mill operations, rather than the landfilling activities. Gerdau representatives expressed a willingness to continue to investigate odour Report number: PL Page 4 of 7 Page 124 of 195

125 Agenda Item # 5.5 reports to try to determine causality, health impacts (if any), and potential mitigation measures. Groundwater quality monitoring for 2014 identified exceedances in some monitoring wells, and were attributed to naturally occurring petroliferous compounds, landfill impacts, drilling conditions, and/or brackish bedrock water quality. Some exceedances were noted in particular in association with the Storage Berm and PC-1 and were attributed to the landfill and leachate collection and treatment system. It was noted that these results are improving following repairs to the leachate collection and treatment system in Approximately 46,306 cubic metres of leachate was discharged to the Durham Region sanitary sewer in Results of the leachate quality analyses were generally within Durham Region Sewer Use By-Law limits for all months in 2014, with some exceptions, however exceedances in all cases were still below the Region s surcharge limit so were not determined to be of concern. Landfill gas monitoring indicates that landfill gas is being produced in the landfill areas of the subject site, and consists primarily of methane and carbon dioxide. Landfill gas generated in the Storage Berm and PC-1 was determined to be pressurized, at up to 0.81 inches water column; this was reportedly consistent with other similarly configured landfills. Methane was detected at landfill gas probe GP-3 (at 0.1%), which is outside the limit of the landfill areas, however this was below the corresponding limit of 2.5 percent. Surface water was discharged from Pond 2 during April, May, June, and August in Water was sampled prior to discharge and results were within the limits required by the ECA. Gerdau performs optional testing of shredder by-product which is not required by the ECA. Residue was analyzed in January, February, March, and April of The results of the analyses were generally within limits, with some exceedances in metal parameters, including Chromium, Lead, and Mercury, and Polychlorinated Biphenyls (PCBs). In 2014, an Air Quality Monitoring Program was established. Initial findings have indicated no cause for concern. In summary, results of the 2014 monitoring program were similar to the results of the 2013 program. Exceedances identified by the 2014 monitoring program were not considered by XCG Consultants Ltd. to be a compliance issue, as attenuation of exceedances is expected to occur before either discharge to surface water or reaching the property boundary. Further, these results were not considered an environmental concern, because of the non-health related nature of the parameters and the lack of groundwater users south or west of the site. Report number: PL Page 5 of 7 Page 125 of 195

126 Agenda Item # 5.5 Exceedances will continue to be monitored and mitigation measures will be determined as appropriate. With the development of the Metrolinx project to the north, Hopkins Street South, the current access to Gerdau will be relocated to South Blair Street. 6. Public Communications/Plan: A copy of the Gerdau Ameristeel Corporation Annual Operations, Monitoring, and Development Report and reports from previous years are available for viewing at the Planning and Development Department. 7. Considerations: Public Local residents participate on the Site Liaison Committee. Financial Not applicable. Impact on and input from other Departments/Sources Not applicable. Corporate and/or Department Strategic Priorities Not applicable. 8. Summary and Conclusion: Gerdau facility monitoring for 2014 included the measurement of groundwater elevation, groundwater quality, leachate, surface water, and shredder by-product. While many monitoring wells exceeded the Reasonable Use Concept Maximum Allowable Concentrations for certain parameters during the 2014 monitoring period, they are not considered an environmental concern by XCG Consultants Ltd. because of non-health related impacts and lack of ground water users to the west or south of the Gerdau site. Some of the treatment and leachate storage ponds exhibited impacts related to the landfill however, on-going repairs and treatment have continued to improve the quality of groundwater. The Environmental Impact Assessment submitted in 2015 and review by the MOECC will provide further guidance for future monitoring programs. Report number: PL Page 6 of 7 Page 126 of 195

127 Agenda Item # Attachments: Attachment #1: Location Sketch Attachment #2: Site Map from Annual Report Attachment #3: Landfill Operations Map from Annual Report Attachment #4: Gerdau Report Executive Summary Attachment #5: Gerdau Report Conclusions/Recommendations For further information contact: Kristy Kilbourne, Extension 2272 Original Approved and Signed. Robert B. Short, Commissioner of Planning, x4309 Original Approved and Signed. Robert Petrie, Chief Administrative Officer, x2211 Report number: PL Page 7 of 7 Page 127 of 195

128 Agenda Item # 5.5 Attachment #1 Location Sketch PL Hopkins St Victoria St E Highway 401 Galt St Hopkins St Harbour St Water St South Blair St Subject Land William Smith Dr Thickson Rd S Tricont Ave Forbes St Wentworth St McEwen Dr Moore Ct Crystal Beach Blvd Lake Ontario Town of Whitby Planning and Development Department Date: October, 2015 N Page 128 of 195

129 Agenda Item # 5.5 Attachment #2 PL Page 129 of 195

130 Agenda Item # 5.5 Attachment #3 PL Page 130 of 195

131 Agenda Item # 5.5 Attachment #4 PL Annual Operation, Monitoring, and Development Report EXECUTIVE SUMMARY ES 1. EXECUTIVE SUMMARY XCG Consultants Ltd. (XCG) has prepared this annual operation, monitoring, and development report on behalf of Gerdau for the Shredder Residue Landfill at the Gerdau facility located at 1801 Hopkins Street South in Whitby, Ontario. This report has been prepared to satisfy the requirements of Condition 48 of Amended Environmental Compliance Approval Number (Waste Disposal Site) for the landfill issued August 2, The site includes the steel mill and the metallics raw materials division, which occupy specific areas of the site. Metal, primarily comprised of end-of-life vehicles, is hauled to metallics raw materials and shredded in order to recover the ferrous (iron) materials. The ferrous metal is transferred as a raw material to the on-site steel mill, as well as other Gerdau mills. A second stream of non-ferrous metals is recovered from the shredder and sold to third parties. The third stream from the shredder is the shredder residue. The shredder residue includes shredded glass, plastic, foam, rubber, cloth, wire, and small traces of metal. Shredder residue is hauled from the shredder on a daily basis during steel production, placed in the active landfill cell, and compacted. Once cells are completed to the design elevation, they are covered with final cover including vegetation to limit infiltration. The landfill is an engineered design with a native soil and/or compacted clay liner. The landfill cells are designed with a continuous drainage layer underlying the shredder residue to collect leachate. Leachate is conveyed by underground piping to leachate storage and treatment ponds located south of the Storage Berm. After treatment in the leachate ponds, leachate is pumped via an underground force main to the sanitary sewer operated by Durham Region. The original landfill reached capacity in 2011 and a Temporary Waste Storage Area with a capacity of 350,000 cubic metres and an annual tonnage rate of 150,000 tonnes was approved in Per condition 47.2 of the ECA, all shredder residue in the Temporary Waste Storage Area must be removed by end of 2016 and incorporated into the expanded landfill. The total mass of shredder residue landfilled in 2014 was 114,549 tonnes. Shredder residue (68,769 tonnes) was landfilled in the Temporary Waste Storage Area (Figure 3) from January 1, 2014 to August 4, 2014 of the reporting period. For the remainder of the reporting period, August 5, 2014 to December 31, 2014, shredder residue (45,880 tonnes) was landfilled in Cell A (Figure 3). The 2014 Site Liaison Committee meeting was held on September 30, 2014 at the Gerdau Whitby facility offices to review the 2013 Annual Operation, Monitoring, and Development Report. There were six complaints regarding the Gerdau facility in 2014, none of which were determined to be attributed to the landfill. Groundwater monitoring is completed twice per year, in the Spring and Fall. In 2014, Spring monitoring included 76 monitoring wells and Fall monitoring included 54 monitoring wells, an increase from the 48 monitoring wells which had been monitored in previous years. Two monitoring well nests were also decommissioned. Surface water monitoring is completed as required when water must be discharged from the on-site stormwater management ponds l-03/r m Page 131 of 195

132 Agenda Item # Annual Operation, Monitoring, and Development Report EXECUTIVE SUMMARY Groundwater quality at the monitoring wells associated with the area of the Landfill referred to as the Demonstration Berm, particularly the concentrations of chloride, indicates impacts related to the landfill. The results indicated that the repairs made to the leachate collection and treatment system in 2008 are continuing to have a positive impact on groundwater quality. Monitoring wells MW4-19, MWl0-8, MWI0-16, MW5-28, and MW7-21 exhibit chloride results above the calculated Reasonable Use Concept Maximum Allowable Concentrations that may be attributable to the Landfill, or may be due to conditions related to the drilling of the wells, or brackish bedrock water quality. Further monitoring will determine whether these results persist and whether the impacts are Landfill related. Monitoring well BH21-2 exhibits chloride results above the calculated Reasonable Use Concept Maximum Allowable Concentrations that may be attributable to the Landfill. In addition, the chloride results exhibit an increasing trend. The results of the Spring 2015 monitoring event for monitoring wells MW4-19, MWI0-8, MWI0-16, MW5-28, MW7-21, and BH21-2 will be reviewed as soon as results are available to determine if additional monitoring or other mitigation measures are required. Benzene was detected in several monitoring wells and is likely a result of naturally occurring petroliferous compounds. At this time these groundwater impacts do not constitute a compliance issue since: the majority of parameters in question are non-health related; there are currently no users of groundwater west or south of the site; and, groundwater will undergo additional attenuation down-gradient of the monitoring wells either prior to discharging to surface water or prior to leaving the site property. Leachate quality is monitored at four leachate wells and at the leachate ponds and sanitary sewer discharge. The leachate quantity discharged to the Durham Region sanitary sewer in 2014 was approximately 46,306 cubic metres. The concentrations of biological oxygen demand and total Kjeldahl nitrogen were below the Sewer Surcharge Agreement limits for every month of The combined sewer discharge quality exceeded the Sewer Use By-law on two occasions for total Kjedahl nitrogen and on one occasion for biological oxygen demand. Surface water is monitored as required prior to discharge. Surface water was discharged from Pond 2 once in April, twice in May, and once in August of2014. There were no discharges from Ponds 3 or 4 in Monitoring of the shredder residue is not a regulatory requirement; however, Gerdau completes sampling and laboratory analysis of the shredder residue for due diligence purposes. The shredder residue quality did not exceed the Leachate Toxic Waste Criteria for any parameters in /R I " Page 132 of 195

133 Agenda Item # Annual Operation, Monitoring, and Development Report EXECUTIVE SUMMARY In 2014, the monitoring program was expanded to include monitoring at 10 landfill gas probe locations. In addition, an Environmental Impact Assessment is in progress in accordance with condition 45 of the ECA to investigate the potential for adverse effects on Lake Ontario from the landfill, and to further characterize leachate produced on site. As a result, recommendations are not required at this time l-03/r " Page 133 of 195

134 Agenda Item # 5.5 Attachment #5 PL Annual Operation, Monitoring, and Development Report CONCLUSIONS AND RECOMMENDATIONS 5. CONCLUSIONS AND RECOMMENDATIONS 5. 1 Conclusions Groundwater quality at the monitoring wells associated with the Demonstration Berm, particularly the concentrations of chloride, indicates impacts related to the Landfill. Groundwater quality at monitoring wells BHB and BH16 associated with the Storage Berm, PC-1, and the leachate storage and treatment ponds exhibit impacts related to the Landfill. The groundwater quality at the monitoring wells associated with PC-2 is consistent with historic results and does not exhibit any significant impact from the Landfill. Monitoring wells BH19-l, BH19-2, BH2-1, BH2-2, BH2-3, BHA-1, BHA-2, BHA-3, BHB-2, and BHB-3 associated with the Demonstration Berm and leachate ponds exhibit results above the calculated Reasonable Use Concept Maximum Allowable Concentrations that are directly attributable to the Landfill based on chloride concentrations. The results above the Reasonable Use Concept Maximum Allowable Concentrations in the vicinity of the Demonstration Berm do not constitute a compliance issue since none of these monitoring wells are located at the property boundary. Groundwater will undergo additional attenuation as it flows from these groundwater monitoring wells towards the property boundary. The past redesign and repairs and ongoing maintenance to the existing leachate collection, storage, and treatment system has improved the operation of the environmental controls and over time will address the above-noted results. Monitoring wells MW4-19, MWl0-8, MWl0-16, MW5-28, and MW7-21 exhibit chloride results above the calculated Reasonable Use Concept Maximum Allowable Concentrations that may be attributable to the Landfill, or may be due to conditions related to the drilling of the wells, or brackish bedrock water quality. Further monitoring will determine whether these results persist and whether the impacts are Landfill related. Monitoring well BH21-2 exhibits chloride results above the calculated Reasonable Use Concept Maximum Allowable Concentrations that may be attributable to the Landfill. In addition, the chloride results exhibit an increasing trend. The results of the Spring 2015 monitoring event for monitoring wells MW 4-19, MWl0-8, MWl0-16, MW5-28, MW7-21, and BH21-2 will be reviewed as soon as results are available to determine if additional monitoring or other mitigation measures are required. The benzene and ethyl benzene exceedances in groundwater are most likely a result of naturally occurring petroliferous compounds. All sewer BOD loadings were less than the than the Surcharge Agreement loading limit for BOD l-03/R Page 134 of 195

135 Agenda Item # Annual Operation, Monitoring, and Development Report ENVIRONMENTAL MONITORING Shredder residue was sampled and analyzed under the Toxicity Characteristic Leaching Procedure (TCLP) on two occasions during The TCLP defines the concentrations over which a waste is considered to be hazardous. The TCLP analytical results, including the TCLP Schedule 4 criteria, are shown in Table 14. The results in Table 14 indicate that the shredder residue is non-hazardous relative to the Leachate Toxic Waste Criteria I-03/R I Page 135 of 195

136 Agenda Item # 5.6 Town of Whitby Report Date of meeting: November 9, 2015 Department: Planning and Development Department Report Number: PL File Number(s): Not applicable Report Title: Corporate Sustainability Plan Update 1. Recommendation: That Planning and Development Report Item PL be received as information; and, That Council endorse the Draft Corporate Sustainability Plan Goals as detailed in this report. 2. Executive Summary: The first phase in the development of a Corporate Sustainability Plan has been completed and work on the second phase continues. The purpose of this report is to provide an update to Council on the status of the Corporate Sustainability Plan development and to receive Council endorsement on the Draft Goals for the plan. 3. Origin: In January 2015, Council approved the Terms of Reference for the development of a Corporate Sustainability Plan. This report provides an update on the status of the Corporate Sustainability Plan and outlines the Draft for Council endorsement. 4. Background: For the purposes of the Corporate Sustainability Plan, the Corporation of the Town of Whitby refers to the organization Council and all employees and the business it conducts. The Corporate Sustainability Plan is being developed to serve as an overarching umbrella document that will help guide the Corporation in the future. The plan will: Report number: PL Page 1 of 7 Page 136 of 195

137 Agenda Item # 5.6 Have a long term vision, goals, objectives and guiding principles which will result in an implementation plan for corporate decision-making and reporting tools; Help balance the Town s fiscal responsibilities with culture, social, economic and environmental interests through the responsible use of resources, effectiveness and efficiency in municipal service delivery; and, accountability to residents, Council and stakeholders; and, Provide a framework for communication and education about sustainability within the Corporation. 5. Discussion/Options: The Corporate Sustainability Plan is being completed in three phases over a 12- month period. Phase 1: Background and Analysis (January to June, 2015) This phase has been completed and a status report was provided in Planning and Development report PL Steps in this phase included: 1. Finalize work plan and communicate with staff 2. Identify and communicate successful sustainability projects from the Town of Whitby and best practices from other municipalities. 3. Create a draft Corporate Sustainability Vision and Gap Analysis for the Town of Whitby. As a result of the work in Phase 1, a number of draft strategic goals were developed on the following themes: Governance: Greening the Corporation Excellence in the workplace Excellent Service Fiscally Healthy Effective Partnerships Community-building: Greening the community Report number: PL Page 2 of 7 Page 137 of 195

138 Agenda Item # 5.6 Infrastructure and assets Thriving and robust business climate Liveable and inclusive Civic amenities Safe and secure Phase 2: Feedback and Engagement (June to November, 2015) 4. Share Vision and Gap Analysis with staff An all-staff open house session was held on June 24 to introduce staff to sustainability, provide an overview of the process and gather feedback on the vision, gap analysis and recommended actions. It was an opportunity for all staff to participate and submit their ideas, thoughts and suggestions for moving towards a more sustainable corporation. The open house sessions were held at three different locations over the course of the day to allow for increased staff participation. Locations were the Whitby Municipal Building, Iroquois Park Sports Centre and the Operations Centre. A great deal of input was gathered as a result of the open house sessions. In late August, Idea Walls were posted in a number of Town facilities to offer additional opportunities for staff to provide input into the Corporate Sustainability Plan. Staff were invited to write down their ideas directly on the posters. Posters were available for comments for approximately three weeks. The feedback received to date from staff has been very useful and has helped to inform the decision making process for determining the draft Goals. Successful implementation of this plan, when completed, will rely heavily on each department to participate and embed sustainability into the day to day operations, activities and work plans. 5. Prioritize strategies and prepare draft Town of Whitby Corporate Sustainability Plan. On October 5, Workshop #2 was held with the Corporate Sustainability Team, Departmental Sustainability Champions and Senior Management Team. This was a full day session, in which senior management staff participated for the latter half of the day. The purpose of the workshop was to further refine the goals and to start to develop a short term action plan under each goal. As a result of the workshop, input from staff and discussions with the consultant, the original eleven (11) draft goal themes (as listed on page 2 of this report) have been reduced to six (6). Most of the reduction occurred as a result of amalgamating goals that were similar in nature or had significant overlaps, not necessarily through deletion. This is a much more manageable Report number: PL Page 3 of 7 Page 138 of 195

139 Agenda Item # 5.6 number of goals from which to work. Further refinement of the goals, objectives and short term actions will continue to take place as engagement with the corporation continues. Draft Goals The newly refined Draft Goals are listed below. As it is important for the entire organization to support the goals and objectives of the Corporate Sustainability Plan, staff is seeking Council s endorsement of the Draft Goals listed here. Green Leaders: Whitby develops and maintains a stimulating corporate culture that understands, values and integrates sustainability into internal corporate systems, policies and practices. Excellence in the Workplace: Whitby develops an inclusive, dynamic, creative and safe workplace culture that attracts and retains talented people who are motivated to perform at their best. Whitby offers exceptional service and ensures that residents are well-informed and valued participants in municipal decisionmaking. Fiscally Healthy: Whitby sustains long-term fiscal health through responsible and efficient financial stewardship. Healthy, Green and Inclusive: Whitby enables people to live, work and play in an inclusive place with a strong sense of identity and community, and where sustainability is valued and celebrated. Infrastructure and Assets: Whitby s infrastructure and assets are well-managed, cost-effective, reliable and resilient while they enhance social well-being and contribute to making the Town a healthy, safe and prosperous community. Thriving and Robust Local Economy: Whitby nurtures relationships and provides services that support a flourishing community and local economy by meeting the needs of the community, industry and business over the long term. ecoportal In November, the ecoportal will be launched to allow for additional review and feedback by the corporation. The ecoportal is an online tool that will allow the corporation to review the draft Corporate Sustainability Plan and track its progress through its development. Once the Corporate Sustainability Plan is complete, should the Town decide to maintain the membership on the ecoportal site, it will serve as a tracking tool towards the completion of actions. It will enable the corporation to monitor and evaluate progress throughout the implementation of the plan. Report number: PL Page 4 of 7 Page 139 of 195

140 Agenda Item # 5.6 Next Steps: 6. Departmental review of draft Corporate Sustainability Plan. Once a draft document is available it will be circulated to all departments for comment. Additionally, a workshop is scheduled for mid-november in which staff from all departments will come together to review the draft plan. It will be at this stage that departments will further refine the actions in the plan, determine what can be accomplished and which departments will be responsible for the various actions. Phase 3: Develop Final Plan (November 2015 January 2016) 7. Review and gather all-employee feedback on draft Corporate Sustainability Plan. 8. Prepare a final draft Corporate Sustainability Plan for Council s consideration and approval. Staff will continue to keep Council apprised of the progress on the development of the Corporate Sustainability Plan. It is anticipated that another update will occur once a draft document is available for comment. At this time, staff anticipate a final report to go forward to Council for approval in January/February Public Communications/Plan: Public communication is not required at this time. However, there will be the opportunity for public input once a draft plan has been developed. While the Whitby Sustainability Advisory Committee has more of a community-level focus, Staff continue to keep the committee apprised of the progress on the Corporate Sustainability Plan. The advisory committee has received a copy of this report and will also have the opportunity to provide comment once the draft plan has been prepared. 7. Considerations: Public Not applicable. Financial There are no financial implications at this time Impact on and input from other Departments/Sources The Corporate Sustainability Team, Departmental Sustainability Champions and Senior Management Team have all been involved in the process for developing the Corporate Sustainability Plan. Successful implementation of this plan requires deep participation from all departments throughout both the development and implementation phases of the plan. The upcoming Report number: PL Page 5 of 7 Page 140 of 195

141 Agenda Item # workshop in mid-november will bring in additional staff from all departments to provide more direct input into the plan. Corporate and/or Department Strategic Priorities The development of a Corporate Sustainability Plan supports the following 2014 to 2018 Council goals: To make workplace morale a priority by building a collaborative and creative work environment that engages the abilities of all staff to solve problems, accomplish new things and deliver the best outcome to our residents; To continue the Whitby tradition of responsible financial management and respect for the taxpayer. To understand the importance of affordability to a healthy, balanced community; and, To ensure that Whitby is clearly seen by all stakeholders to be business and investment friendly and supportive. To strive to continuously improve the effectiveness and efficiency of service delivery. A Corporate Sustainability Plan will also help align Council goals with corporate strategic goals to ensure the corporation is working towards achieving the same successes. 8. Summary and Conclusion: Phase 1 of the development of the Corporate Sustainability Plan has been completed. A great deal of staff engagement has taken place in both Phase 1 and the early stages of Phase 2 of the Plan. Draft Goals have been developed and actions are being discussed. In advance of the upcoming review workshop with staff, Council endorsement of the Draft Goals is recommended. Staff will report back when the draft plan has been prepared and is ready for comment. 9. Attachments: Not applicable For further information contact: Meaghan Craven, Sustainability Coordinator, x2317 Report number: PL Page 6 of 7 Page 141 of 195

142 Agenda Item # 5.6 Original Approved and Signed. Robert B. Short, Commissioner of Planning, x4309 Original Approved and Signed. Robert Petrie, Chief Administrative Officer, x2211 Report number: PL Page 7 of 7 Page 142 of 195

143 Agenda Item # 5.7 Town of Whitby Report Date of meeting: November 9, 2015 Department: Planning and Development Department Report Number: PL File Number(s): B70 BAN15 Report Title: Downtown Banners Artist Project and Expansion of Downtown Brooklin Banner Locations 1. Recommendation: That Council receives this report as information. That Council approve the proposal to implement the Downtown Banners Artist Project for the Downtown Brooklin Spring 2016 Banners. That Council approve $7,500 to be financed from the Downtown Improvement Reserve Fund in order to expand the banner locations in Downtown Brooklin to include the west side of Baldwin Street (from Cassels Road to Roybrook Avenue), Winchester Road East (from Baldwin Street to Durham Street), and the north side of Roybrook Avenue, subject to Ministry of Transportation and Region of Durham approval on the locations. 2. Executive Summary: In February 2015, staff brought forward Report PL recommending that Council approve the proposed Original Art Downtown Banners Pilot Project and report back on the results at a later date. This report outlines the success of the Pilot Project for new banners in Downtown Whitby, that were created using submissions received from the Station Gallery s Annual Members Exhibition. The report also recommends that Council approve the same program to create new banners for Downtown Brooklin for the Spring of 2016 and that an additional $7,500 be approved to be financed from the Downtown Improvement Reserve Fund to support the expansion of the banner program into Downtown Brooklin gateway locations, subject to Ministry of Transportation (MTO) and Region of Durham approvals. Report to: 47TPlanning and Development Committee Report number: 46TPL Page 1 of 5 Page 143 of 195

144 Agenda Item # Origin: Planning and Development Committee Report PL provided direction for staff to work with the Station Gallery to develop a Pilot Project using local artists in the design of Downtown Whitby Banners and report back on the results. 4. Background: The Town has invested in the Downtown Banners Program since 2000 in Downtown Whitby and Downtown Brooklin and since 2011 at Dundas-Thickson Commercial Centre. In February 2015, Council approved a Pilot Project with the Station Gallery to select three works of art through submissions received for the Station Gallery s 2014 Annual Members Exhibition. Selections were made collaboratively between Town Staff and the Station Gallery Curator. The selected artists received a $500 honorarium as compensation for their art work. This is in alignment with the fee schedule for reproductions, advertising, professional fees etc., developed by the Canadian Artists Representation (CARFAC) and the Canadian Artists Representation Copyright Collective: Canadian Artists Representation Copyright Collective. The Town also implemented an artwork release agreement between the artist and the Town. Three pieces of art were selected from the Station Gallery s 2014 Annual Members Exhibition (theme Slice of Life ) for the Downtown Whitby Banners which were installed in Spring 2015 (Attachment #1): Don McLeod Radiance The Sun Gets In Your Eyes Marni Bachuk Afternoon Delight Sabrina Drouin (Junior Participant) The 4 Seasons 5. Discussion/Options: The Pilot Project was extremely well received by the community, the Downtown Whitby Development Steering Committee (DWDSC), the Station Gallery artists and Council. Staff have received several compliments on the new designs. The project not only promotes the adaptive reuse of original artwork but engages the community and contributes to civic beautification. The banners are a form of promotion to the downtown area, announcing the arrival into a central business district, and enhance and further revitalize the streetscape. The promotion of the pilot project was discussed in both the Spring and Fall editions of the Downtown Magazine as well as with the Downtown Whitby Development Steering Committee (DWDSC) at their February 19, 2015 meeting. In September 2015, staff met with the Station Gallery s Curator to discuss the opportunity to use the work as submitted in the 2015 Annual Members Exhibition for the Banner Program for Downtown Brooklin. The Station Gallery was very Report to: 47TPlanning and Development Committee Report number: 46TPL Page 2 of 5 Page 144 of 195

145 Agenda Item # 5.7 receptive to the idea and would like the winning design(s) to be presented at their Awards Ceremony held on Saturday November 28, A call to artists was made with entries submitted by November 6, The theme for this year is Secret World which promises to explore the space between what s concealed and what s revealed in an open-ended and versatile expression of art. Similar to 2014, staff would meet with the Station Gallery Curator to view and select artists submissions that would be suitable for the Downtown Brooklin Banner. Selections would be made collaboratively between Town Staff and the Station Gallery Curator and initial contact would be made with the short-listed artists to advise them of the Town s interest to consider their art for the Banner Design and to seek permission. It is recommended that a $500 honorarium be paid to each artist as compensation for their art work. The Town would also implement an artwork release agreement between the artist and the Town. The selected work(s) would be used in the proposed upcoming Spring 2016 Downtown Brooklin Banners Program. Staff would advise Council of the selected designs and artist(s) through a future Memo. It is also recommended that staff work with MTO and the Region of Durham to install additional banners on existing poles in Downtown Brooklin. Specifically along Baldwin Street from Cassels Road to Roybrook Avenue, Winchester Road from Baldwin Street to Durham Street and the north side of Roybrook Avenue in order to further enhance the gateway into the downtown. Therefore it is recommended Council approve $7,500 to be financed from the Downtown Improvement Reserve Fund to expand the banner program in Downtown Brooklin in 2016, subject to MTO and Region of Durham approval. Attachment #2 outlines the current and proposed areas where the banners will be installed. 6. Public Communications/Plan: The Banner Project for Downtown Brooklin was discussed with the Brooklin Downtown Development Steering Committee (BDDSC) at their meeting on October 8, 2015 and a copy of this report has been provided to the group. The Banner Program has also been included in the Station Gallery s call to artists brochure noting that all submissions will be eligible to be considered for the Downtown Banner Program. Similar to the Downtown Whitby Banners, staff would also promote the winner(s) in the Spring 2016 edition of the Downtown Magazine. Report to: 47TPlanning and Development Committee Report number: 46TPL Page 3 of 5 Page 145 of 195

146 Agenda Item # Considerations: 7.1. Public Not applicable Financial The Town would be reproducing the designs for the banners. It is recommended that a $500 honorarium be paid to the artist(s) for their artwork. Depending on how many works of art are selected would determine the total value. The cost estimate for the production of the current banners (120) is $9,000. This cost, plus the cost of supply and installation would be paid from the Banners Supply and Maintenance Budget, as regularly funded through the Downtown Improvement Reserve. Staff are recommending that an additional $7,500 be approved to be financed from the Downtown Improvement Reserve Fund to cover the cost to expand the banner program in Downtown Brooklin (inclusive of new banners, banner arms, hardware and installation), subject to MTO and Region of Durham approval Impact on and input from other Departments/Sources Banners supply, installation and maintenance is a regular on-going program managed through the Planning and Development in conjunction with Public Works Operations. Installation of the new Spring Banners for Downtown Brooklin would occur in March/April, Corporate and/or Department Strategic Priorities Council Goals #2. To make workplace morale a priority by building collaborative and creative work environment that engages the abilities of all staff to solve problems, accomplish new things and deliver the best outcomes to our residents. #5. To build downtowns that are pedestrian-focused destinations. #8. To realize the economic and social potential of our downtowns, waterfront and greenspaces in developing local tourism. Downtown Brooklin Strategic Action Plan (2011): 1. Create a Pedestrian and Cycle Friendly Downtown. 2. Clearly Delineate Downtown Brooklin as the Village Centre. 3. Create a Unique Identity for the Downtown. Report to: 47TPlanning and Development Committee Report number: 46TPL Page 4 of 5 Page 146 of 195

147 Agenda Item # Summary and Conclusion: Staff are pleased to see that the Downtown Banners Artists Pilot Project for the 2015 Downtown Whitby Banners was a success in the community and well received by the public, the DWDSC, artists and Council. Staff are recommending that the same program in collaboration with the Station Gallery s Annual Members Exhibition 2015, be approved by Council for the Spring 2016 Downtown Brooklin Banners. The winning artist(s) would be announced at the Awards Ceremony held at the Station Gallery on November 28, Staff would advise Council of the selected designs and artist(s) through a future Memo once the art work has been confirmed. Staff are also recommending that the banner program be expanded to include the gateway areas into Downtown Brooklin and that $7,500 be approved to be financed from the Downtown Improvement Reserve Fund to support this initiative, subject to MTO and Region of Durham approval. 9. Attachments: Attachment #1 Downtown Whitby Banners Attachment #2 Downtown Brooklin Banner Areas Map For further information contact: Christy Chrus, Principal Planner Downtowns & Cultural Heritage, x2367 Original Approved and Signed. Robert B. Short, Commissioner of Planning, x4309 Original Approved and Signed. Robert Petrie, Chief Administrative Officer, x2211 Report to: 47TPlanning and Development Committee Report number: 46TPL Page 5 of 5 Page 147 of 195

148 Agenda Item # 5.7 Attachment #1 PL Don McLeod - Radiance The Sun Gets In Your Eyes Marni Bachuk - Afternoon Delight Sabrina Drouin (Junior Participant) The 4 Seasons Page 148 of 195

149 Midhurst Dr Baldwin St S Chelmsford Dr Durham St Princess St Pearl St Bagot St Queen St Dodge Dr Duke St Colston Ave Simcoe St St Thomas St Downey Dr Elder Cres Vanguard Dr Rainbow Cres Lonetto St Agenda Item # 5.7 Attachment #2 PL Jordan Ct Carnwith Dr W North St Carson Ave Eastgate Cir Centre St W Woodington Ct Holsted Rd Montgomery Ave Way St Baldwin St George St Centre St E Nathan Ave Vipond Rd Kinsmen Ct Price St James St Mitchell Ave Corvinelli Dr Torian Ave Heber Down Cres Cassels Rd W Campbell St Roebuck St Church St Charles St Cassels Rd E Winchester Rd W Winchester Rd E Tempo Way Tremount St Underwood Dr Roybrook Ave Legend Current Banner Areas New Banner Areas Parcel Fabric Data Sources (NAD83 UTM Zone 17N): Current and New Banner Areas - Town of Whitby, Parcel Fabric: Teranet Enterprises Inc. and its suppliers. All rights reserved. Not a Plan of Survey. Banner Project Downtown Brooklin Artist Banner Locations ± 1:7, Metres October, 2015 Digital cartography by The Corporation of the Town of Whitby, Planning and Development Department, October, All rights reserved. May not be reproduced without permission. 575 Rossland Road East, Whitby, Ontario, Canada, L1N 2M8 Phone Fax Page 149 of 195