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HomeMy WebLinkAboutBy-law 2743/88 THE CORPORATION OF TIlE TOWN OF PICKERING BY-I,AW NO. 2~/4 3/B8 Being a by-law to authorize the execution of a Deve]opment Agreement between Northcastle Investments Inc. and The Corporation of the Town of P]ckering, respecting the development of Block C, l)la~ M-1024, Picketing. (S 12/87) WIIEREAS, as a condition of the approval of Site Plan Approval S 12/87, the Owner of B]ock C, Plan M-1024, Pickering, is required to enter into an appropriate DeveIopment Agreement with the Town; NOW TttEREFORE, the Council of The Corporation of the Town of Pickering NEREBY ENACTS AS FOLLOWS: 1. The Mayor and Cleric are hereby authorized to execute a Development Agree- ment in the form attached hereto as Schedule A, respecting the development of Block C, Plan M-1024, Picketing (Northcastle Investments Inc.; S 12/87). BY-LAW read a first, second and third time and finally passed this 5th day of April, 1988. Bruce Taylor, Clerl( TOWN OF PICKER1NG APPROVED LEGAL D~.~I. THE CORPORATION OF THE TOWN OF PICKERING BY-LAW NO, 2743/88 Being a by-law to authorize the execution of a Development Agreement between Northcastle Investments Inc. and The Corporation of the Town of Picketing, respecting the development of Block C, Plan M-1024, Picketing. (S 12/87) WHEREAS, as a condition of the approval of Site Plan Approval S 12/87, the Owner of Block C, Plan M-1024, Picketing, is required to enter into an appropriate Development Agreement with the Town; NOW TIIEREFORE, the Council of The Corporation of the Town of Picketing IIEREBY ENACTS AS FOLLOWS: ]. The Mayor and Clerk are hereby authorized to execute a Development Agree- ment in the form attached hereto as Schedule A, respecting the development of Block C, Plan M-1024, Picketing (Northcastle Investments Inc.; S 12/87). BY-LAW read a first, second and third time and finally passed this 5th day of April, 1988. Bruce Taylor, Glerl{ TOWN O1:: PlCKERING APi'ROV D THE CORPORATION OF THE TOWN OF PICKERING BY-LAW NO. 2743/88 Being a by-law to authorize the execution of a Development Agreement between Northcastle Investments Inc. and The Corporation of the Town of Pickering, respecting the development of Block C, Plan M-1024, Picketing. (S 12/87) WHEREAS, as a condition of the approval of Site Plan Approval S 12/87, the Owner of Block C, Plan M-1024, Picketing, is required to enter into an appropriate Development Agreement with the Town; NOW THEREFORE, the Council of The Corporation of the Town of Picketing HEREBY ENACTS AS FOLLOWS: 1. The Mayor and Clerk are hereby authorized to execute a Development Agree- ment in the form attached hereto as Schedule A, respecting the development of Block C, Plan M-1024, Picketing (Northcastle Investments Inc.; S 12/87). BY-LAW read a first, second and third time and finally passed this 5th day of April, 1988. /' 7 Bruce Taylor, Clerl~ TOWN OF ~PICKERING SCHEDULE A THIS AGREEMENT made this day of , 1988. BETWEEN: NORTIICASTLE INVESTMENTS INC. hereinafter called the "Owner" OF THE FIRST PART, THE CORPORATION OF THE TOWN OF PICKERING hereinafter called the "Town" OF THE SECOND PART. WHEREAS the Owner proposes to develop Block C, Plan M-1024, in the Town of Picketing in the Regional Municipality of Durham to provide 215 condominium units thereon; NOW THEREFORE, THIS AGREEMENT WITNESSETH, that in consideration of the Town approving the proposed development, and the covenants hereinafter expressed, the Parties hereto covenant and agree one with the other as follows: 1. LAND AFFECTED The land affected by this Agreement (the "Lands") is Block C, Plan M-1024, Picketing. 2. CANCELLATION OF AGREEMENT If the building permit for the first condominium unit to be erected on the Lands is not issued on or before December 31, 1988, the Town may, at its option on one month's notice to the Owner, declare this Agreement to be null and void and of no further effect, and the Town shall not be liable for any expenses, costs or damages suffered by the Owner as a result thereof. 3. NOTICE Any notice required to be given hereunder may be given by registered mail addressed to the other Party at its principal place of business and shall be effective as of the second day immediately following the date of the deposit thereof in the Post Office. 4. INTERPRETATION Whenever in this Agreement the word "Owner" or the pronoun "it" is used, the word or pronoun shall be read and construed as "Owner or Owners" or "it", "his", "her" or "them", respectively, and the number of the verb agreeing therewith shall be construed accordingly. 5. TIME Time shall be of the essence of this Agreement. 6. BINDING PARTIES This Agreement and everything herein contained shall enure to the benefit of and be binding upon the Owner and the Town and their respective heirs, executors, administrators, successors and assigns. 7. LICENCE TO ENTER The Owner shall retain a licence from any subsequent purchaser of the Lands, or any part thereof, to enter upon the Lands in order to comply with the provisions of this Agreement. 8. OWNER'S GENERAL UNDERTAKING The Owner shall complete at its own expense and in a good workmanlike man- ner, for the Town, all the municipal services as hereinafter set forth to the satisfaction of the Town of Picketing, and shall complete, perform or make payment for such other matters as may be provided for herein. 9. CONSULTING ENGINEERS (1) The Owner shall retain a Professional Engineer as the Consulting Engineer of the Owner to carry out all the necessary engineering and to supervise generally the work required to be done for the development of the plan of subdivision. (2) Such Consulting Engineer, or any successor thereto, shall continue to be retained until the work provided for in this Agreement is completed and formally accepted by the Town. 10. STORM WATER DRAINAGE & MANAGEMENT (1) The Owner shall construct a complete storm water drainage and manage- ment system to service the Lands according to designs approved by the Director of Public Works and according to the Town's specifications in effect at the date hereof. (2) Such system shall be connected to an outlet or out]ets according to de- signs approved by the Director of Public Works. Should, in the opinion of the Director of Public Works, an inadequate stream or structure exist in the outlet system outside the Lands, the Owner shall carry out such works as are necessary to provide an adequate outlet. 11. CURBS & GUTTERS (1) The Owner shall reconstruct damaged curbs and gutters on the east side of Picketing Parkway adjacent to the Lands, according to the Town's specifications in effect at the date hereof and shall maintain them until they are accepted by the Town. (2) If a curb depression is not located correctly with respect to a drivewayj the Owner shall construct a curb depression in the correct location and fill in the original curb depression according to the specifications. 12. ROAD RECONSTRUCTION AND REPAIR (l) The Owner shall maintain and repair Picketing Parkway where con- struction has taken place and where it is used by construction traffic entering the Lands and keep it clear of mud, dust, refuse, rubbish and other litter of all types. (3) The Owner shall erect and maintain adequate signs to warn all persons using Pickering Parkway that construction is occurring: such signs and the location thereof are subject to the approval of the Town's Director of Public Works. 13. BOULEVARD GONSTRUGTION (1) The Owner shall reconstruct and sod the boulevard on the east side of Picketing Parkway adjacent to the Lands, according to the Town's speci- fications in effect at the date hereof. (2) The Owner shall keep the Picketing Parkway boulevard clear and free of materials and obstructions which might interfere with the installation of electric, telephone, gas or other utilities or the safe movement of vehicles and pedestrians. 14. SIDEWALK The Owner shall reconstruct any damaged sidewalk on the east side of Pickering Parkway adjacent to the Lands according to the Town's specifications in effect at the date hereof and shall maintain it until it is accepted by the Town. 15. ELECTRICAL SERVICES Where electricity, cable television service or telephone service is to be provided to the Lands, it shall be provided underground and in accordance with the standards and specifications of Pickering Hydro-Electric Commission, Picketing Cable T.V. Limited or Bell Canada, as the case may be. 16. INSPECTIONS (1) All works required to be constructed, reconstructed or repaired by the Owner, except those referred to in section 15, shall be installed under the observation of Inspectors employed by the Town and the Owner shall pay the costs incurred therefor within 30 days of invoices being rendered. (3) The costs referred to in subsection (1) may include, but not necessarily be limited to, salaries and wages of Inspectors, testing fees and adminis- tration fees. 17. LIABILITY INSURANCE (1) Before commencing any of the work provided for herein, the Owner shall supply the Town with a Liability Insurance Policy in form satisfactory to the Town, naming the Town as an insured and indemnifying the Town from any loss arising from claims for damages, injury or otherwise in connection with the work done by or on behalf of the Owner on the Lande and elsewhere. (2) The amount of the Policy shall be $5,000,000. (3) In the event any renewal premium is not paid, the Town, in order to prevent the lapse of the Liability Insurance Policy, may pay the renewal premium or premiums and the Owner shall pay the cost of such renewal or renewals within 30 days of the account therefor being rendered by the (4) The Owner shall notify the Town of the dates for the payment of the premium for the renewal of the policy and shall supply proof that the premium has been paid in order that the protection provided by the Liability Insurance Policy shall not lapse. 18. PERFORMANCE & MAINTENANCE GUARANTEE (1) Before commencing the construction, installation or performance of any of the works provided for herein, the Owner shall supply the Town with a 60% performance and maintenance security in a form satisfactory to the Town and in an amount established by the Director of Public Works (the "original value") for the purpose of, (a) guaranteeing the satisfactory construction, installation or perfor- mance of the works~ (b) guaranteeing the payment of any amounts payable to the Town under section 16 of this Agreement; (c) guaranteeing the payment of any amount that the Town may be required to pay under the provisions of the Construction Lien Act, 1983, and (d) guaranteeing all works, workmanship and materials for a period of 2 years from the date that the works are completed and such completion acknowledged, in writing, by the Town. (2) The Owner may, at any time after the first 50%, in value, of works have been constructed, installed or performed, and paid for, apply for a reduction in the security and such application shall be made to the Town Treasurer. (3) Upon written verification from the Director of Public Works that the construction, installation or performance of the works for which reduction is being sought have been satisfactorily completed and paid for, the Town Manager may reduce the amount of the security to an amount not less than, (a) sixty per cent (60%) of the original value where no certificate or declaration of substantial performance has been made; (b) thirty-five per cent (35%) of the original value where, (i) a certificate or declaration of substantial performance has been published; (ii) 45 days following such publication have expired; and (iii) all liens that may be claimed against any holdback required to be retained by the Town have expired or have been satisfied, discharged or provided for by pay- ment into court; and (c) seventeen per cent (17%) of the original value where, (i) a certificate of final completion has been made by the Owner's Consulting Engineer; (ii) 45 days following the making of such certificate have expired I and (iii) all liens that may be claimed against any holdback required to be retained by the Town have expired or have been satisfied, discharged or provided for by pay- ment into court; which seventeen per cent (17%) portion shall secure the guarantee of works, workmanship and materials, until the obligation to guarantee has expired, when the balance of the security shall be returned to the Owner subject to any deductions for rectification of deficiencies. (4) Upon the approval, if any, of a reduction in the amount of the security the Town Manager or the Town Treasurer shall provide to the Owner any necessary assurance to effect the reduction. (5) Should the security expire during the term of this Agreement, the Owner shall provide to the Town at least 30 days in advance of the expiry date of that security, a further security to take effect upon the expiry, which further security shall be to the satisfaction of the Town. (6) Should no further security be provided as required, then the Town shall have the right to convert the expiring security into cash and hold the cash in lieu of and for the same purposes as the further security. 19. INCOMPLETED OR FAULTY WORK (1) If, in the opinion of the Director of Public Works, the Owner is not prosecuting or causing to be prosecuted the work in connection with this Agreement within the specified time, or in order that it may be completed within the specified time, or is improperly performing the work, or shall the Owner neglect or abandon it before the completion, or unreasonably delay the same so that the conditions of this Agreement are being violated or carelessly executed, or in bad faith, or shall the Owner neglect or refuse to renew or again perform such work as may be rejected by the Director of Public Works as defective or unsuitable, or shall the Owner in any other manner, in the opinion of the Director of Public Works, make default in performance of the terms of this Agreement, then in any such case, the said Director of Public Works shall promptly notify the Owner and his surety in writing of such default or neglect and if such notlfica- tion be without effect within 10 clear days after such notice, then in that case, the Director of Public Works shall thereupon have full authority to purchase such materials, tools and machinery and to employ such workmen as in his opinion shall be required for the proper completion of the said work at the cost and expense of the Owner or his surety, or both. (2) In cases of emergency, in the opinion of the Director of Public Works, such work may be done without prior notice but the Owner shall be forthwith notified. (3) The cost of such work shall be calculated by the Director of Public Works whose decision shall be final. (4) It is understood and agreed that such costs shall include a management fee of twenty per cent (20%) of the labour and material value, and fur- ther, a fee of thirty per cent (30%) of the value for the dislocation and inconvenience caused to the Town as a result of such default on the part of the Owner, it being hereby declared and agreed that the assuming by the Owner of the obligations imposed by this section is one of the consid- erations without which the Town would not have executed this Agreement. 20. GENERAL PROVISIONS - SERVICES The Owner agrees with the Town: (a) Paving of Driveway Approach To pave the driveway approach between the curb and the lot line. (b) Continuation of Existing Services Where the construction of services herein involves a continuation to existing services, to join into the same, including adjustment of grades where necessary, in a good and workmanlike manner. 5 (c) Public Lands - Fill & Debris (i) Neither to dump nor to permit to be dumped, any fill or debris on, nor to remove or permit to be removed, any fill from any public lands, without the written consent of the authority respon- sible for such lands. (ii) On request, to supply the Town with an acknowledgement from such authority of the Owner's compliance with the terms of sub- clause (i). (iii) That there shall be no burning of refuse or debris upon the Lands or any public lands. (d) Qualitative or Quantitative Tests The Director of Public Works may have qualitative or quantitative tests made of any materials which have been or are proposed to be used in the construction of any services required by this Agreement, and the cost of such tests shall be paid by the Owner within 30 days of the account being rendered by the Town. (e) Relocation of Services (i) To pay the cost of relocating any existing services and utilities caused by the works within 30 days of the account for same being rendered by the Town. (ii) Similarly to pay the cost of moving any services or utilities installed under this Agreement in driveways or so close thereto, in the opinion of the Director of Public Works, as to interfere with the use of the driveway. (f) Specifications Unless otherwise provided, to perform any work required to be done under this Agreement to the specifications of the Town in effect at the date hereof. (g) Temporary Signs To provide and erect at its own cost, to the specifications of the Town, temporary signs of such nature and at such locations as may be designa- ted by the Director of Public Works. (h) Engineering Drawings Prior to the acceptance of the works, to supply the Town with the origi- nal drawings of the works, with amendments, if any, noted thereon. (i) Survey Monuments & Markers Prior to the acceptance of the works, to supply a statement by an Ontario Land Surveyor that, after the completion of the works, he has found or re-established all standard iron bars. 21. CONSTRUCTION & OCCUPANCY OF BUILDINGS (1) No building permit shall be issued for any building or part of a building on the Lands until sewer and water facilities are available, and in the opinion of the Director of Public Works, capable of providing adequate service. (2) No building or part of a building on the Lands shall be occupied except upon the issuance of a municipal occupancy permit. (3) No application for a municipal occupancy permit for a building or part of a building shall be made except upon the following conditions: (i) Storm sewer, sanitary sewer and water facilities are installed and in operation to adequately serve such building or part thereof; (ii) Electric service is completed and in operation; (iii) A hard surface base has been laid on the road immediately in front of the building or part thereof and extended to an existing maintained public road~ and (iv) Such curbs, as in the opinion of the Director of Public Works, are required to be completed prior to occupancy have been con- structed on the said road and extend to an existing maintained public road. 22. DWELLING UNITS In the event that more or less than 215 dwelling units are to be constructed on the Lands, an amendment to this Agreement shall be required. 23. LEVY PAYMENTS (1) Prior to the registration of this Agreement, the Owner shall pay to the Town willingly and not under protest, unit levies in the amount of $215,000 (calculated on the basis of $1,000 per dwelling unit). (2) Subject to the provisions of subsection (3), the levies required to be paid by the Owner to the Town pursuant to subsection (1) shall be paid in cash or by certified cheque. (3) Despite the provisions of subsection (2), recognizing that the Town presently holds a letter of credit issued by the Royal Bank of Canada, Toronto International Centre, being letter of credit number SB2-1250, issued July 13, 1978, last renewed July 13, 1987 and expiring July 13, 1988, in the amount of $125,000, which letter of credit was provided to the Town by Rockport Holdings Limited to secure the payment of such levies payable in the development of Plan M-1024, Pickering, the Owner may pay the levies payable pursuant to subsection (1) by providing to the Town, (a) a written consent from Rockport lloldings Limited allowing the Town to draw upon that letter of credit in its full amount of $125,000, and (b) cash or a certified cheque payable to the Town, in the amount of $90,000. (4) Any payment by the Owner or by any person on behalf of the Owner, of the sum of $215,000, either in cash or by certified cheque as set out in subsection (2), or by providing the consent and certified cheque as set out in subsection (3), shall be a full and final settlement between the Town and the Owner of the Owner's obligation to make such payment to the Town and in furtherance thereof, the Owner hereby agrees that, (a) neither it, nor any person on its behalf, shall bring any action against the Town for the return or recovery of that sum or for any declaration as the Town's rights to seek, receive or retain that sum; and (b) should any action be brought the Town may plead the provisions hereof in full and final answer thereto. 24. GENERAL PROVISIONS - FINANCIAL MATTERS The Owner agrees with the Town: (a) Taxes To pay the taxes in full on the Lands as required by law from time to time. (b) Interest To pay interest at the rate of eighteen per cent (18%) per annum to the Town on all sums of money payable herein which are not paid on the due dates calculated from such due dates. (c) Registration Fees To pay all registration costs incurred by the Town relating in any way to the registration of the plan of condominium or any other related documen- tation, including transfers, in the Land Titles Office. (d) Lien or Other Claims Upon applying for final acceptance of the works to supply the Town with a Statutory Declaration that all accounts for work and materials have been paid, except normal guarantee holdbacks, and there are no claims for liens or otherwise in connection with work done or material supplied for or on behalf of the Owner in connection herewith or if such claims do exist, the Owner shall indemnify the Town against all claims, actions or demands for liens or otherwise and all costs in connection therewith. 25. SITE PLAN/DEVELOPMENT CONTROL (1) No development, including redevelopment, shall be undertaken on the Lands except in conformity with this Agreement and with the following plans and drawings (herein collectively called the "Plans~), prepared by Maragna and Associate, Architects and Planners: (a) Drawing No. Al, Site Plan, dated March 18, 1988; (b) Drawing No. Al8, Elevations, dated March 18, 1988; (c) Drawing No. Al9, Elevations, dated March 18, 1988; (d) Drawing No. L1, Grading Plan, dated November 25, 1987; (e) Drawing No. L2, Planting Plan, dated November 25, 1987; (f) Drawing No. L3, Enlargements, dated November 25, 1987; (g) Drawing No. L4, Details, dated November 25, 1987. (2) The Owner shall maintain, in conformity with the Plans, to the Town's satisfaction and at the sole risk and expense of the Owner, all of the facilities and works that are both shown on the Plans and located on the Lands, and shall ensure the timely removal of snow from access ramps, driveways, parking and loading areas, and walkways. (3) For the purpose of guaranteeing the maintenance by the Owner for two years after installation of the facilities and works required to be main- tained under subsection (2), above, the Owner shall provide to the Town, prior to the issuance of a building permit for the first dwelling unit to be erected on the Lands, a security in the form of an irrevocable letter of credit issued by a chartered bank in Canada in the amount of $90,000 which security may be drawn upon by the Town in such amounts, and at such times as the Town, in its sole discretion, deems advisable, should the Owner fail to maintain the facilities or works for that two year period to the Town's satisfaction. 26. CONDOMINIUM DEVELOPMENT Development of the Lands shall be effected only by plan of condominium. 27. TIME LIMITED FOR WORK & GUARANTEE FOR WORKMANStlIP & MATERIALS (1) The Owner shall complete all works, services and requirements under this Agreement within eighteen months of the date of registration of this Agreement. (2) The Owner shall guarantee all works, workmanship and materials employed or used in the construction, installation or completion of all works, ser- vices and requirements under this Agreement for a period of two years from the date that the works, services and requirements are approved in writing by the Town. IN WITNESS WHEREOF, the parties hereto have hereunto affixed their corporate seals, attested by the hands of their authorized officers. SIGNED, SEALED & DELIVERED NORTHCASTLE INVESTMENTS. INC. THE CORPORATION OF THE TOWN OF PICKERING John E. Anderson, Mayor Bruce Taylor, Clerk ENCUMBRANCER This Agreement shall have priority over and take precedence over all o[ the Encumbrancer's rights or interests, whether or not any such right or interest was established or arose prior to the date hereof and whether or not such right or interest is set out in or arises by virtue of any instrument or document registered on title to the lands affected hereby, or any part of them, prior to the registration of this Agreement. Date at this day of , 1988. SIGNED, SEALED & DELIVERED COUNSEL TRUST COMPANY ENCUMBRANCER This Agreement shall have priority over and take precedence over all of the Encumbrancer's rights or interests, whether or not any such right or interest was established or arose prior to the date hereof and whether or not such right or interest is set out in or arises by virtue of any instrument or document registered on title to the lands affected hereby, or any part of them, prior to the registration of this Agreement. Date at this day of , 1988. SIGNED, SEALED & DELIVERED In the presence of Robert John Pezzack, in trust 10