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HomeMy WebLinkAboutBy-law 5689/00THE CORPORATION OF THE CITY OF PICKERING BY-LAW NUMBER 5689/00 Being a By-law to amend Restricted Area (Zoning) By-law 3036, as amended, to implement the Official Plan of the City of Pickering District Planning Area, Region of Durham in Part of Lots 29 & 29A, Plan 1051, in the City of Pickering. (A 29/99 & 18T-99015) WHEREAS the Ontario Municipal Board deems it desirable to detached residential dwellings on lots having minimum frontages being Part of Lots 29 & 29A, Plan 1051, City of Pickering; permit the development of of 12.0 metres on the lands AND WHEREAS an amendment to By-law 3036, as amended, is therefore deemed necessary; NOW THEREFORE THE ONTARIO MUNICIPAL BOARD, BY ORDER, HEREBY ENACTS AS FOLLOWS: 1. SCHEDULE I Schedule I attached to this By-law with notations and references shown thereon is hereby declared to be part of this By-law. 2. AREA RESTRICTED The provisions of this By-law shall apply to those lands in Part of Lots 29 & 29A, Plan 1051, in the City of Pickering, designated "S3-10" and "OS-HL-4" on Schedule I attached to this By-law. 3. GENERAL PROVISIONS No building, land or part thereof shall hereafter be used, occupied, erected, moved or structurally altered except in conformity with the provisions of this By-law. 4. DEFINITIONS In this By-law, (1) (a) "Dwelling" shall mean a building or part of a building containing one or more dwelling units, but does not include a mobile home or trailer; 2 (2) O) (4) (5) CO) "Dwelling Unit" shall mean one or more habitable rooms occupied or capable of being occupied as a single, independent and separate housekeeping unit containing a separate kitchen and sanitary facilities; (c) "Dwelling, Single or Single Dwelling" shall mean a single dwelling containing one dwelling unit and uses accessory thereto; (d) "Dwelling, Detached or Detached Dwelling" shall mean a single dwelling which is freestanding, separate and detached from other main buildings or structures; (a) "Floor Area - Residential" shall mean the area of the floor surface contained within the outside walls of a storey or part of a storey; CO) "Gross Floor Area - Residential" shall mean the aggregate of the floor areas of all storeys of a building or structure, or part thereof as the case may be, other than a private garage, an attic or a cellar; (a) "Lot" shall mean an area of land fronting on a street which is used or intended to be used as the site of a building, or group of buildings, as the case may be, together with any accessory buildings or structures, or a public park or open space area, regardless of whether or not such lot constitutes the whole of a lot or block on a registered plan of subdivision; CO) "Lot Coverage" shall mean the percentage of lot area covered by all buildings on the lot; (c) "Lot Frontage" shall mean the width of a lot between the side lot lines measured along a line parallel to and 7.5 metres distant from the front lot line. "Private Garage" shall mean an enclosed or partially enclosed structure for the storage of one or more vehicles, in which structure no business or service is conducted for profit or otherwise. (a) "Yard" shall mean an area of land which is appurtenant to and located on the same lot as a building or structure and is open, uncovered and unoccupied above ground except for such accessory buildings, structures, or other uses as are specifically permitted thereon; Co) "Front Yard" shall mean a yard extending across the full width of a lot between the front lot line of the lot and the nearest wall of the nearest main building or structure on the lot; (c) (d) (g) "Front Yard Depth" shall mean the shortest horizontal dimension of a front yard ora lot between the front lot line and the nearest wall of the nearest main building or structure on the lot; "Rear Yard" shall mean a yard extending across the full width of a lot between the rear lot line of the lot, or where there is no rear lot line, the junction point of the side lot lines, and the nearest wall of the nearest main building or structure on the lot; "Rear Yard Depth" shall mean the shortest horizontal dimension of a rear yard of a lot between the rear lot line of the lot, or where there is no rear lot line, the junction point of the side lot lines, and the nearest wall of the nearest main building or structure on the lot; "Side Yard" shall mean a yard of a lot extending from the front yard to the rear yard and from the side lot line to the nearest wall of the nearest main building or structure on the lot; "Side Yard Width" shall mean the shortest horizontal dimension of a side yard of a lot between the side lot line and the nearest wall of the nearest main building or structure on the lot; "Flankage Side Yard" shall mean a side yard immediately adjoining a street or abutting a reserve, the opposite side of which is a street; Flankage Side Yard Width" shall mean the shortest horizontal dimension of a flankage side yard of a lot between the lot line adjoining a street or abutting a reserve, the opposite side of which is a street, and the nearest wall of the nearest main building or structure on the lot; and (j) "Interior Side Yard" shall mean a side yard other than a flankage side yard. PROVISIONS (1) (a) uses Permitted ( "S3-10" Zone) No person shall within the lands designated "S3-10" on Schedule I attached to this Byqaw use any lot or erect, alter or use any building or structure for any purpose except the following: (i) detached dwelling; Co) Zone Requirements ("S3-10" Zone) No person shall within the lands designated "S3-10" on Schedule I attached to this By-law use any lot or erect, alter or use any building or structure for any purpose except in accordance with the following provisions: (i) LOT AREA (minimum): 350 square metres (ii) LOT FRONTAGE (minimum): 12.0 metres (iii) FRONT YARD DEPTH (minimum): 4.5 metres (iv) INTERIOR SIDE YARD WIDTH (minimum): 1.2 metres on one side and 0.6 metres on the other side (v) FLANKAGE SIDE YARD WIDTH (minimum): 2.7 metres (vi) REAR YARD DEPTH (minimum): 7.5 metres (vii) LOT COVERAGE (maximum): 38 percent (viii)BUILDING HEIGHT (maximum) 12 metres (ix) DWELLING UNIT REQUIREMENTS: maximum one dwelling unit per lot and minimum gross floor area - residential of 100 square metres PARKING REQUIREMENTS: A minimum one private garage per lot; B any vehicular entrance to a private garage shah be located not less than 6 metres from the front lot line and not less than 6.0 metres from any side lot line immediately adjoining a street or abutting a reserve, the opposite side of which is a street; C no part of any attached private garage shall extend more than 2.5 metres beyond the wall containing the main entrance to the dwelling unit, except where a covered and unenclosed porch or veranda extends a minimum of 1.8 metres from the wall containing the main entrance to the dwelling unit, in which case no part of any attached private garage shall extend more than 3.0 metres beyond the wall containing the main entrance to the dwelling unit; (2) (xi) SPECIAL REGULATIONS: A the horizontal distance between buildings on adjacent lots, except where such buildings are attached in whole or in part, shall be not less than 1.8 metres; B notwithstanding clause 5.7(b) of By-law 3036, as amended, uncovered steps and platforms exceeding 1.0 metre in height above grade may project a maximum of 2.5 metres into the required rear yard of a lot provided no part thereof exceeds 2.5 metres in depth or 6.0 metres in width (a) Uses Permitted ("OS-HL-4" Zone) No person shall, within the lands zoned "OS-HL-4" on Schedule I attached to this By-law, use any lot or erect, alter or use any building or structure for any purpose except the following: (i) conservation of the natural environment, soil, and wildlife (ii) resource management (b) Zone Requirements ("OS-HL4" Zone) No buildings or structures shall be erected, nor any existing buildings or structures be enlarged, modified or changed, nor shall fill be placed or removed except for the purposes of flood and erosion control, resource management, or to accommodate a pedestrian trail, walkway, or storm sewer facilities; (c) Special Regulations Despite subsections 5(2)(a) and (b) above, pedestrian trail or walkway activities, and the installation of storm sewer facilities shall be permitted within the cross-hatched areas in the "OS-HL-4" Zone on Schedule I attached to this By-law. MODEL HOMES (1) Despite the provisions of Clause 6.1 of By-law 3036, a maximum of 3 Model Homes, together with not fewer than two parking spaces per Model Home, may be constructed on the lands set out in Schedule I attached to this By-law prior to the division of those lands by registration of a plan of subdivision; (2) For the purposes of this By-law, "Model Home" shah mean a dwelling unit which is not used for residential purposes, but which is used exclusively for sales, display, and marketing purposes pursuant to an agreement with the City of Pickering. BY-LAW 3036 By-law 3036, as amended, is hereby further amended only to the extent necessary to give effect to the provisions of this By-law as it applies to the area set out in Schedule I attached to this By-law. Definitions and subject matter not specifically dealt with in this By-law shah be governed by the relevant provisions of By-law 3036, as amended. EFFECTIVE DATE This By-law shah take effect from the date of issuance of an Order by the Ontario Municipal Board. OS-HL-4 S3-10 SCHEDULE 'r TO BY-LAW~ -' ~.56~9(00,, AS 'MADE BY ONTARIO MUNICIPAL BOARD DECISION/ORDER No. 0856 ISSUE DATE June 7, 2000 (O.M.B. FILE Z000013) A~-NUE City of Pickerlng T~ Planning and Development De~ent I' i,~,B UE DATEi Jun. 07.,' 2000 DECISION/ORDER NO: 0856 RECEIVED JUN 0 9 2000. Pi , Ontario CiTY SOLICITOR' 'Ontario Municipal OF PiCKERING Commission des. affaires rnunicipales de l'Ontario GarthwOod Homes Ltd. has appealed to the Ontario Municipal Board under subsection 34(11') of the Plann. ingAct, R.S.O. 1990, c. P.13, as amended, from Council's refusal 'or neglect {o enac{ a proposed amendment to Zoning By-law 3036 of the City of Picketing to re~one lands respecting Lots 29 and 29A, 'Plan 1051 ' ' '. residential 10ts · OMB File Number:. Z000013 from R,3 tc~-S3-1 to permit the. deveioP~ment of twenty-foui- · Garthwood Homes Ltd. has appealed .to the Ontario Municipal Board under sUbsection 51(34) of .the planning Act, R.S.O. 1990~ ¢. P.13, as amended;.from the' failure of the Regional Municipality of Durham to make a decision respecting a proposed plan of subdivision on lands composed of Lots 29 and 29A, Plan 1051 in .the City b.f picketing Region's File Number: 18T-99015 " OMB File Number:, S000022 APPEARANCES:' Parties City of Pickering Counsel*lAqent J. M. Burton* . Garthwo0d Homes Ltd,' G. Morris MEMORANDUM OF ORAL DECISION DELIVERED BY D. R. GRANGER ON MAY 30, 2;000 AND ORDER-oF THE BOARD Garthwo°d Homes Ltd." (applicant) has appealed from the 'Council of the City of Pickering's (City) refusal to enact a proposed amendment tO By:law 3036 to Permit a 24 residential tot d~veiopment. They propose to change the zoning from R~sidential R3 to Residential S3-1 and Open Space OS-HL-I. The applicant is also'appealing the Regional Municipality of Durham, s · (Region) failure to' make a decision mspe.cti.'ng the propoSed pPan Of subdivision 18T-99015. The development, is proposed on the applicant's 2.455 hectare property at 1775-1787 Appleview Roaal. On May 15, 24 single detacl'{ed' resideqtial lots each with ;a minimum conditions and to.support a corresponding BY-law amendment. 2000, the City resol~/ed to support, an amended subdivision plan for j ON 2 0 2000 · CITY O;~ PICKE. RING PL/'.i'[NI;',,G OEVELOPM~NT DEF'ARTMENT PL000122 G.~: Morris, on behalf. ~l~..t'l~ ' . ..... appli .cant, and V. Rodrigues, on. behalf of the City, provided· professional land use pianning evidence in Support of the subdivision and conditions. as revised and set out in EXhibit No. 1, Tab 14, and..the proposed revised By-law amendment as set out in EXhibit No. 1, Tab 16.. .- .. · W..Foden and M. Dawson, residents living on th.e west side of AppI~. view Ro'ad opposite {he subject lands, gave evidence in opposition to the proposal, in the end, their fundamental objection was With the proposed lot frontages as Would be viewed from Appleview Road. · On :all of the evidence presented including having regard for subsection 51(24) Of the .Planning Act, the. Board finds t}~'at the..su, bdivision, subject to conditions, and ..the By-law amendment, as nOw proposed, are appropriate, conform to the Official Plan, 'represent good planning and are in the overall public interest of the commun!ty. ' The reasons follow. .' It was uncontradicted that the subject lands are designated "LiVing Area" in the Re~'ionai OffiCial Plan and "Urban Residential. Areas* Low Density Area'; in the city Official~' Plan. These designati~ns~permit, urb.an residential development up.to a density of 30 units per net hectare. The density of the proposal is less than 10 units per hectare. · As set out in the Provincial .Policy Statementl urban areas are to be the focus of growth and that growth is to occur in an efficient, cost-effective manner which ·stimulates economic.growth.and protects the environment ~nd public l~ealth. In this case, the City has undertaken an open', public process..in establishing appro, ved. Official Plan po!i~ies to · insure the above and has gone a step further in .'establishing specific neighboUrhood development guidelines fc)r this area. The rules for the future development ef this area are Well.eStablished.. The Board finds no evidence to contradict the planners'-confirmation that the proposed subdivision and By-law amendment fully implement the criteria set out in the Official Plan for this area. There may have been some confusion by area residents that the By-I~w sets the future planning for an area~ ir'is'cleat in the planning evidence and to the Board that it !s the Official Plan that establishes the future vision 'for an area and that '.subdivisions and by-laws' follow to protect that future and implement that vision by law, This hearing was primarily focused on addressing the concerns of area residents · with the proposed lot frontages. That thi~ is the only fundamental issue remaining - 3 - PL000122 outs{anding, is an indication of the efforts of the parties in working toward the settlement of the issues origina!ly'at dispute. With resPect to those frontages, on the evidence presentedi, the Board finds that the 'frontages pro. posed conform to. the Qfficiai Plan and 'to the' Danbart°n Neighbourhood Development Guidelines'.' The Board is sa~sfied that the mature., large-rot, open.ditch;'n0' sidewalk character of Appieview Road is substantially protected. The pmp0sed lots. are on a new local cul-d.e-s'ac, separated from Applev!ew Road by .the Dunbarton creek and associated ravine and vegetation, in addition, a proposed .bicycle path and pedestrian trail further separate.s the proposed lots from the'Dunbarton. (;reek open ..spabe/va!leyl.and.' Additional plantings are proposed along this corridor to en'hance the · existing extensive vegetation to be maintained, and further buffer the pro. posed new h0r~es from the creek and App!eview. Road.' No lots.are proposed tofr0nt onto Appleview Road; -On the. evidence Presented, the Board finds, that the suDject-lands are one of the few i.arger undeveloped blocks remaining·within the Dunbarton Neighb0urhood. in that respect, the Board finds the subject lands to be unique a'nd finds the possibility Of setting a precedent for 'the creation of other 12 metre frontage.' lots' on Appleview Road, a fear expressed by· area residents, to be remote. The Neighbourhood Development Guidelines'expressly require a minimum frontage of 15 metres along existing roads as opposed to 12 metres along new internal roads, such is the subject cas~. There am few other opportunities for.new internal road developments in this area. The frontages. Proposed on the subject .lands range from 12 metres to almost 14 metres with lot areas and depths generally'in keeping with the existing newer internal road development to the immediate east 'along Rambleberry Avenue,'~ outside the Dunbarton Neighb0urhood. ... " The Board finds that well established policies and guidelines for this area. have been developed thrU)ugh an open and public process.'. These policieS, and guidelines have been carefully followed by the applicant. Their plans have been revised through the coUrse of 'their pi'ocessing tO address concerns from area residents. :. The City now .fully supports'the proposal. Almost 30 percent of the subject property will be conveyed to the City for open spa.ce, buffer, a.trail and bikeway Path. The processing of these applications has resulted in the majority of iSsue~ being resolved including the coordination of the. development of these lands with future lands to be developed.to the north and the preservation of the Dunbarton Creek and associated valley. - 4 - PL000122 The Board finds tha~the overall public interes{ has' been well served. · In co. nclusion, with respect to the proposed subdivisionl the Board allows the appeal' and'apprOves the draft pian as amended and.set out in Exhibit No;.1,..Tab 1'4, and E.x. hibit No; 5, now Attachrr~nt "1" to this' decision, subject to the condltii:)ns set out. i'n Exhibit No.. 1, Tab 14, and Exhibit No, 4, now Attachment '2". to 'this decision. Pu.rsuant to sUbsection 51.({58,1)'of the PJanning Act, th~ Region o~ Durham will haye authority t° ~lear conditions of · draft approval and to administer'final approval for -.the. purposes of sub'section 51(58). · · VV"r~h respect to the' By-I.~w amendment, Me appeal is allowed and.By.-law 3036 is amended'in the manner'set Out in Exhil~it .No..1, 'tab 16, and Exhibit No. 3,. now A{taohment ".3" to fhis decision. The By-law is assigned number 5689/00. The Board so Orders, .. . D. R. GRANGER MEMBER I LOT 121 1~4' ATTACHMENT "2" Mie No. O'R3S - GM.A. ,-ONTARIO MUNICIPAL.Bo..tRD CONDITIONS OF FINAI. PLAN APPROVAL FOR REGISTRATION FOR PLAN OF SUBDIVISION 'IN TI~ CITY OF PICI4~RING. REGIO~ FILE lqO. 18T-9901'5 OMB CASE NO: PL000122 OMB FILE NO. 8000022 ..CONDITIONS:' 1) 2) 3) 4) s) .'6) The owner shall prepare the final plan on the b~S/s of the approved draft plan Of subctiv/sion prepared., by Grant Morris Assoc/ates Ltd. in association With Politis. Engineering Ltd., identified as Project Number 99104,dated February' 24t~, 2000 and r~ .rff~ 24'., 2000, wh/ch illustrates 24 lots for detached residential, 4. Blocks to be. · develgped '.m conjunction w!' .th adjacent lands, 1' Open Space Buffer · Block, an Open Space I-la:,acd Land Block, 1 Road Widening Block and 2. Road 'Reserve Blocks. The, owner shall dedicate the road allowan.ces included in .this plan to · the City of Picker/ng as Public Highway.. The owner sha!l name the'road allowance included in thi~ draft plan to the satisfaction of the Regi0u~l Municipality of Dm'h~m and the City. of Pickering... That Block 28 shall be conveyed to the City of Piokering for Road Widening purposes. That the' 1..0 metre Road Resei-~ shown as Block 25 and ~e 0.3 metre reseree shown as Block 29 shall 'be conveyed, to the city 0fPiek .ering. · (a) .The owner shall agree to convey any easements as may be required for utility and drainage and.servicing pttrp0ses to the' appropriate .aUthority. 7) PL000122 That the' owner shall satisfy- all requirement, fina"cial and' otherwise, of the Ci{7 of Picketing. Thi~ shall .include, among other matters, ex.em~ng a subdivision .agreement between the owner and the provision and ~tion of roads, Services, . .drainage and other local sen/c, es. (b) s) (a) The Engineedag drawing prepared for ~hi.~ subdivision shall provide, to the satis~etion of the City. ofPiekering, .a suitable cross section drawing, . in keeping with the r~oommend~tiol~ '0.f the C.~eoteehn{cal report prepared for thi.~ subdivision, to show how the drainage problem on Lot 14 eau be eorr~ed... The Owner shall submit a geotechnieal report and a' gr~rllng and Control pl... to the satisfaction of'the City of Pickering.. .The Geotechnical '.report shall address, among other matters, to the satisfaction of the City of Picketing, how the dr~i.n'age problem on Lot 14 can be corrected and .the owner shall agree ~o carry out the necessary works. The owner shall prepare an Arehi~ Design Statement, setffng Out the architectural objectives for the developmen.t, to the satisfaction of the City ofpickering. ..9) The Owner shall submit a tree preservation and street tree planting' program to the satisfaeiion of the City of Pickering and 5hall agree to implement the recommendations of the said program. 10) The Owner shall make satis' factory anangements with the City of Picketing regarding the removal, demolition, and/or retention of all. structures on the property. 11) The Owner shall submit plans showing the proposed phasing to the Region and the City of Picketing for review and approval, ffthis subdi.'visi'on is to be developed by more tha~ one registration. The Owner shall agree to make satisfactory arrangements with the City regarding the required parkland dedi.'eation and/or cash-in-Ii%. A .'~T. ACHMENT "2" PL000122 ?. That the Owner shall agree to convey Blocks 26 and 27 to the .City,. for Pedestrian trait, walkway activities and open space purposes,, prior to the reg/stration of the Final Plan.: 14) The Owner sh~l! apply to the Ontario Mm~cipal Board.for approval of the zoning for the land uses shown on the approved&afl plan../n · accordance.with the provisions of the Planning Act. Is) The ..Owner .shall' prov/de to the satisfaction of the City's D/rector of Pl~.s and DeVe!opment'a storm water drainage and management. sy..~m to service all the ]-~,~ds/n and outside ~ subdivision as.well as pr0kide for. any provisions regard~.~S easements.' Prior to f~_~!, relgstration, of the plan. of.subdivision, or any on-sit~ srading, the Own~ shall submit for the review and approval of the Toronto Resion Conservation Authority and the.City Of Picketing the following report~, andplans: A detailed report that describes the storm drainage system for the proposed development. Thi.~ report must.include: (0 the manner in Which the stormwater Will be conveyed from the site,/nclu .ding how the subdivision ties into cx/~_"ngdevelopm .ent and how it conforms with the approved Environmental M~gement Pl~/F.unctio~! Servicing Planl appropriat~ Storm{rater Management Practices (SWIVlPs) tn be used to treat stormW .~. r, to ensure' no negative '..unpact on th~ quality and quantity of ground and surface W~ resoU~cos. .. Note: Stormwat~ will not. be permitted to. enter the watercourse untr~.~.' both dtuing and after development. the location and &script/on of all. outlets and other facilities which may require .permits under provincial regulations; A..T'i'ACHMENT "2" 4' PL000122 17) (iv.) proposed methods for comroiling or minlmi~ng erosion. and siltation on-sit~ .and in downstream areas dms. ng and after construction; an erosion sediment control strategy wh/ch includes that a descr/pt/on and plan be prepared.. (b) Ove~ graa{ng plAn.~ for the lands within this p!~ The Owner sh~]! provide to the sat/s~action of the City's D/rector of P]unning and Development a Tr~/c R~port, which addresses the safety improvements required to provide ~r adequate site!~nes at the. · entrance of the subdiv/sion at Appleview road. Prior to the registration of the Final PIr~ the;Owner s .hall. agree to convey Blocks 30, 31, 32 and 33 to be developed in conjunction with the adjoining lands. . 19) 20) The Owner agrees to erect permanent.fencing along the western limit of Lots 14 and 15 to 19 and 24, and the south limit of Lot 14, to the satisfaction of the Cit~ of Picketing and ifneeessary, provide a privacy fencing .abutfi'ng the south property limit of 1971 Appleview Road, to the satisfaction of the City ofPickerin, g~ The sUbdivision agreement betWeen the Owner and the. City of Pickering shall contain, Among other mal~ers, the following · .pmvisions~ · (a) the Owner agrees to carry out the works refer/ed to in. .Condition ! 6 tO the satisfaction of the. Toronto Reg/on Consexvafion Authority. 21). The Owner .~hAlI p~ovide for.. the extension of'such sanitary sewer and water supply facilities.which are external to, as well as within, the limits of.this i)lan that are required to ServiCe tfiid plan. In addition, the Ownersha!! provide for the extenSion of sanitary sewer and water supply facilities within the limits of the plan which are required to service other &velot{ments extern'A1 tO this subdivision. Such sanitary sewer and waler supply facilities are to be designed and constructed ac. cor~ing to the standards and requirements of the Regional Mtmicipah'ty of DurhAm, All'arrangements, financi~ and otherwise, for sm'd extensions are to be made to the satisfaction of the Regional ATTACHMENT "2" Munic/pat/ty of Durham and are tO be completed priOr to approval.of ~s plan., PL000122 .22) .Prior to entering into a subdivision agreement, the Region~! Municipality.ofDurham shall bo satisfied that adequa~ water pollution control plant and water supply plant capacities am available to the proposed subd/vision~ The Owner .~hall satisfy all requirements, financial, and otherwise, of the'Regional Mn=~cipal/ty qfDurh~m. TM~ ,~hs!I/nclud.e, among" other, matters, the exooufi.'on of a subd/vision agreement botwo~n the' Owner and the RegiOn conc6rnlng the provision and in.~tu'Ilation of sanitary sewers, wator supply and othor regional.sorvices. Prior to final approval of thi.~ Plan for registration, the' Ontar'.to Municipal Board shall be advised in writing by: (a) The. City of Pickering, how Condition~ 1, 2, 3,.4, Sl 6, 7, 8, 9, 10, 11, 12, 13, t4, 15, 16, 17, 18, 19 & 20 have.been satisfied; The RegionofDurham. how Conditions 1,.3, 6, Iii 14, 21, 22 and 23 have been satisfied. (c) Toronto Regi'on Conservation Authority, how Conditions .16' has bezn satisfied.: NOTES TO 'DRA.~ -APPROVAl, 2) As the Owner of the proposed subdivision, it is your. interest;'as Weli as your responsibility, to satisfy all Conditions of draft approval in an expeditious manner. The conditions of draft approval will be reviewed, periodically and may be amended at any time prior to RnU! approvaI, The Planning Act provides -that dra~ approval may be withdrawn at anytime prior to 6hal approval. Ail plans of subdivision must be registered in the Land Titles System withiu the Regional. Municipality of Durham. ¸3) PL000122 "-Where agencies" requirements are recta/red to be included ~ die local m,micipal subdivision agreements, a copy of the. a~reement sh~ll be sent to the agencies/n order to fac'fl/t~ the/r clearance of conditions for final approval ofth{.~ plan. The addresses and telephone n,,mbers - of these agencies are: · (a) Toronto and Region Conservation Authority, 5 shoreham Drive,. Downsview, On. tario, M3N 1 S5 (4. i 6) 661-6600. '(c)' ' City of Picker/ri. g P~--~-~ & Development Department, One" .the Esplanade, Pickering Ontario L1V 6K7, (905) 420-4660.. Regaonal Munimpali~ of Durh,m Pl,nn~ng Depamnent, 1615 Dundas Street East, 4' Floor, Lang Tower, West Building, Box 623, Wha'tby, Onto L1N 6A3; (905) 728-7731. 4) Canada Post is requesting two copies ofth~, above ground draft plans. One copy will be m~ked with Canada POst's preferred Community. mailbox'location(s) and returned tO the consulting engineers. Canada Post's multi ,,,~t policy will be in effect for buflel{ngs or eomplexes with a common municipal address, eontainin' § three or more un~ .ts.'. It will be the respons~ility of the developer/ownerto provide a central marl facility at their expense..