REPORT - The Township of Uxbridge

Development ServicesREPORTTO:FROM:Mayor and Members of CouncilElizabeth HowsonMacaulay Shiomi Howson Ltd.DATE: February 24, 2012REPORT # DS 15/12 FILE: ZBA 2010-11 (Township of Uxbridge)C-U-2010-01 (Region of Durham)SUBJECT:HOME-LAND DEVELOPMENT GROUP ltd. – residential condominiumZoning By-law Amendment and Draft Plan of Condominium Applications246 Main Street North, Uxbridge Urban AreaPart of Lot 33, Concession 6, Part 3 Plan 40R-8507Geographic Township of UxbridgeBACKGROUND:A Zoning By-law Amendment application has been submitted by HOME-LANDDEVELOPMENT GROUP ltd. to the Township of Uxbridge, and an application for a Draft Planof Condominium has been submitted to the Region of Durham by Homeland DevelopmentGroup ltd. for lands owned by Scott and Viki Walder. This report reviews the Zoning By-lawAmendment application. A subsequent report will review the Draft Plan application.The applicant proposes to develop a 16 lot residential vacant land condominium, with a block,which combined with adjacent land currently owned by others, would allow for a 17 th lot, on a2.7 hectare parcel of land as described above. The overland flow route between Lots 6 and 7 willbe designed to be utilized as a walkway to connect the roadway to a future potential trail in thevalley to be dedicated to the Township.The site is bounded by Maple Brook Road to the north, Main Street North to the east, existingresidential development to the south and Oakside Drive to the west. The tableland portion of thesite is currently occupied by a single detached residence and metal shed which is accessed fromMain Street North. The remainder of the site consists of valley land associated with theUxbridge Brook.1

The surrounding, existing land uses are as follows:North:East:South East:South West:West:Valley of Uxbridge Brook/Maple Brook Drive/low density residentialdevelopment forming part of the Hamlet of Sandy HookMain Street North/ valley of the Uxbridge Brook and residential and commercialdevelopmentA mix of residential uses including large lot single detached residences and anapartment on along the west side of Main Street North backing on the valley ofthe Uxbridge BrookStormwater management facility/single detached residencesValley of the Uxbridge Brook with undeveloped land to the north and a mix ofsingle detached and townhouse residential uses to the southPLANNING STATUS:Provincial Policy Statement (PPS)/Growth Plan for the Greater Golden Horseshoe(Growth Plan)Planning decisions must be consistent with the PPS and conform to the Growth Plan. Thepolicies of both documents direct development to settlement areas, encourage more intenseforms of development than has occurred in the past both through intensification and in greenfieldareas, encourage a mix of housing types, and the optimization of existing infrastructure andpublic service facilities.The relevant policies in the PPS are found in:Section 1.1 Managing and Directing Land Use to Achieve Efficient Development andLand Use Patterns: The title reflects the key direction in this section which is to promote“efficient development and land use patterns which sustain the financial well-being ofthe Province and municipalities over the long term” (Section 1.1.1 a) and “cost-effectivedevelopment standards to minimize land consumption and servicing costs” (Section1.1.1 e). More specifically, Section 1.1.3.1 indicates that settlement areas are to “be thefocus of growth and their vitality and regeneration shall be promoted” while Sections1.1.3.3, 1.1.3.4, 1.1.3.5 and 1.1.3.6 encourage intensification in built up area. Section11.3.7 directs that new development in designated growth areas should “occur adjacentto the existing built-up area and shall have a compact form, mix of uses and densitiesthat allow for the efficient use of land, infrastructure and public service facilities.”Section 1.4 Housing: The policies in this section direct that a “range of housing typesand densities be provided to meet the projected requirements of current and future2

esidents of the regional market area”. Further, Sections 1.4.3 c), d) and e) directs newhousing to “locations where appropriate levels of infrastructure and public servicefacilities are or will be available”; promotes densities of new housing which efficientlyuses land, resources, infrastructure and public service facilities and; directs thatdevelopment standards minimize the cost of housing and facilitate compact form.Section 1.6 Infrastructure and Public Service Facilities: Section 1.6.2 states that “The useof existing infrastructure and public service facilities should be optimized, whereverfeasible, before consideration is given to developing new infrastructure and publicservice facilities.” Section 1.6.4.1 also states that “planning for sewage and waterservices shall: a) direct and accommodate expected growth in a manner that promotes theefficient use of: 1. Municipal sewages services and municipal water services...”Section 1.7 Long-Term Economic Prosperity: Section 1.7.1a) indicates that long-termeconomic prosperity should be supported by: a) optimizing the long-term availability anduse of land, resources, infrastructure and public service facilities.The Growth Plan focuses on directions which promote intensification of existing communities inboth built-up areas and designated greenfield areas, in particular Sections 2.2.2 and 2.2.3. Thepolicies direct “a significant portion of new growth to the built-up areas of the communitythrough intensification” and encourage the development of “complete communities with adiverse mix of land uses, a range and mix of employment and housing types, high quality openspace and easy access to local stores and services”.The subject lands are located within the “built boundary” as defined by the Province and as suchany development will contribute to the achievement of the intensification target of 40 per cent ofall residential development occurring annually within any upper tier municipality by the year2015 established in Section 2.2.3.1 of the Growth Plan. Such development will also assist inimplementing the Township’s Uxbridge Urban Area Growth Management Strategy in Section2.5.2.3 in Official Plan Amendment No. 50 which is adopted, but not yet approved.The policies of the Plan also, as reflected in the Guiding Principles of the Growth Plan (Section1.2.2), direct that development:“Optimize the use of existing and new infrastructure to support growth in a compact, efficientform.”The proposed development is consistent with the PPS and conforms with the Growth Plan as itprovides for development within a settlement area in a more intense form than has occurred inthe past. It also provides for a greater mix of housing types, and the optimization of existinginfrastructure and public service facilities.Greenbelt Plan3

The subject lands are located in the Provincial Greenbelt. Planning decisions must conform tothe Greenbelt Plan, as well as being consistent with the PPS and conforming with the GrowthPlan.The subject lands form part of the Uxbridge Urban Area which is located in the ProtectedCountryside designation of the Greenbelt Plan, but is identified as a “Town and Village” (SeeSchedule 1 to the Greenbelt Plan).The policies for Towns/Villages are found in Section 3.4.2 of the Plan. The relevant policiesindicate that the municipal official plan provides the policy direction within the boundary of asettlement area like the Uxbridge Urban Area as follows:“1. Towns/Villages, as identified in municipal official plans and within their approvedboundaries as they existed on the date of this Plan came into effect, continue to begoverned by municipal official plans and related programs or initiatives and are notsubject to the policies of this Plan, save for the external connection policies of section3.2.5.2. Municipalities are encouraged to continue their efforts to support the long-term viabilityof these settlements through appropriate planning and economic development approacheswhich seek to maintain, intensify and/or revitalize these communities. This includesmodest growth that is compatible with the long-term role of these settlements as part ofthe Protected Countryside and the capacity to provide locally based sewage and waterservices.”The external connection policies of section 3.25 are applicable to the subject lands which includea portion of the valley of the Uxbridge Brook. In particular, the policies state in Section 3.2.5.2that municipalities:“2. In considering land conversions or redevelopments in or abutting an urban river valley,strive for planning approaches that:a) Establish or increase the extent or width of vegetation protection zones in naturalself-sustaining vegetation, especially in ecologically sensitive areas (i.e. near thestream and below the stable top of bank);b) Increase or improve fish habitat in streams and adjacent riparian lands;c) Include landscaping and habitat restoration that increase the ability of nativeplants and animals to use valley systems as both wildlife habitat and movementcorridors; andd) Seek to avoid, minimize and/or mitigate impacts associated with the quality andquantity of urban run-off into valley systems;”4

The proposed development conforms to the policies of the Greenbelt Plan, provided that thepolicies relating to the valleylands are addressed at the detailed design stage through the approvalof the plan of condominium.Lake Simcoe Protection PlanThe Lake Simcoe Protection Plan (LSPP) is a comprehensive plan designed to protect andrestore the ecological health of Lake Simcoe and its watershed. It applies to the Lake Simcoewatershed which includes the subject lands.The LSPP includes four types of policies; the Lake Simcoe Protection Act, 2008 gives legaleffect to three of these. The first two types of policies are “designated policies” – coded DP and“have regard to” policies – coded HR. The Act requires that decisions under the Planning Act orCondominium Act, 1998 or decisions under a “prescribed instrument” (e.g. permission under theConservation Authorities Act) conform to the applicable designated policies of the LSPP andhave regard to the other applicable policies. As such, these policies would be applicable to thesubject lands. If a conflict arises between a designated policy of the LSPP and a policy ofanother provincial plan, the provision giving the greatest protection to the ecological health ofthe Lake Simcoe watershed prevails.The policies relevant to this application include:Section 4.8-DP -requires that an application for major development be accompanied by astormwater management plan which meet specific criteria;Section 4.9- DP -requires that stormwater management works not be permitted unlessthey have been designed to satisfy the Enhanced Protection level specified in theMinistry of Environments “Stormwater Management Planning and Design Manual2003”;Sections 4.10-DP and 4.11- DP - require monitoring of stormwater management works.Sections 4.20-DP and 4.21- DP -establishes measures for incorporation into subdivisionand site plan agreements with respect to site alteration and requires compliance withsame.Sections 6.8-DP and 6.9-DP – No structures are permitted in a permanent or intermittentstream if the structure impedes the natural flow of water in the stream or if the structureor construction harmfully alters fish habitat. “This policy does not prohibit drainageworks..., those required for infrastructure or those structures required for the purposes ofstewardship, conservation, restoration or remediation undertakings.” However, suchworks are subject to specific conditions.5

Section 6.10-DP - requires development or site alteration within 120 metres of apermanent or intermittent stream to be integrated with and not constrain ongoing orplanned stewardship or remediation efforts.Sections 6.33-DP and 6.34-DP establish criteria applicable to development or sitealteration in existing settlement areas including increasing and improving fish habitat;including landscaping and habitat restoration; and avoiding, minimizing and/or mitigatingimpacts associated with urban run-off.The proposed development conforms to the policies of the LSPP, provided that the policiesrelating to stormwater management, development adjacent to a permanent stream anddevelopment or site alteration in an existing settlement are addressed at the detailed design stagethrough the approval of the plan of condominium.Region of Durham Official Plan (DROP)The subject lands are located in the Urban Area boundary and designated “Living Area” onSchedule ‘A’ – Map ‘A2’ of DROP. The policies of Section 8 Urban System, and specificallySection 8B, Living Areas are applicable. DROP implements provincial policy and, as such, thepolicies are similar in direction.The relevant policies of the Official Plan are reviewed in Appendix A to this report. Thedevelopment generally conforms to the policies of DROP.Township of Uxbridge Official PlanThe subject lands are located in the Uxbridge Urban Area. Therefore, Section 2 of the OfficialPlan, the Uxbridge Urban Area Secondary Plan, provides the primary relevant policy direction inthe Township Official Plan. The lands which are proposed to be developed are currentlydesignated “Residential Area” on Schedule “A”, Land Use and Transportation Plan, UxbridgeUrban Area. The majority of the remaining lands are located in the valley of the Uxbridge Brookand are designated “Environmental Constraint Area”, with a small portion at the south end ofthe site adjacent to Main Street North designated “Mixed Use Area” and “Forest Area”. The“Environmental Constraint Area” and “Forest Area” designations are also reflected on Schedule“B”, Natural Heritage System Uxbridge Urban Area. Schedule “B” also identifies conceptuallya proposed trail which appears to traverse the site just to the south of Maple Brook Drive out toMain Street North.The relevant policies of the Official Plan are reviewed in Appendix B to this report. Theproposed residential development conforms with the policies of the Township Official Plan, andin particular Section 2 the Uxbridge Urban Area Secondary Plan.Township of Uxbridge Zoning By-lawThe table land portion of the subject lands where the plan of condominium is proposed are zoned“Rural (RU) Zone”. The valleylands are zoned “Environmental Protection (EP) Zone”, while a6

small area between the EP Zone and Maple Brook Drive is in the “Hamlet Residential (HR)Zone”. The permitted uses in the RU Zone include:a single detached dwelling;a converted dwelling house;conservation, forestry and reforestation; and,a farm or nursery farm and greenhouse.The permitted uses in the EP Zone include a range of low intensity uses such as:conservation, agriculture, forestry, reforestation, bird sanctuaries, wildlife reserves, orother similar passive uses which provide for the preservation and management of thenatural environment;a farm exclusive of any buildings or structures;flood, erosion and siltation control works; and,a public park.The primary permitted use in the HR Zone is a single detached dwelling.In addition, accessory uses, buildings and structures are permitted in all three zones.It should be noted that the R2-17 Zone is applicable to the homes on Cyril Richardson Courtbacking onto the subject lands. That zone permits single family, semi-detached and duplexdwelling houses and establishes a minimum rear yard requirement of 8 metres among otherregulations.AGENCY AND PUBLIC CONSULTATION :Agency CommentsRegion of DurhamThe Regional Planning Department in their comments of February 23, 2012 indicates that thezoning amendment is permitted by the Regional Official Plan and that the Region has noobjection to the rezoning. They note that any outstanding matters or requirements may beaddressed as conditions of draft approval in the condominium application process.Lake Simcoe Region Conservation AuthorityThe Authority provided comments on February 1, 2011 which identified some matters whichwere required to be addressed as part of the conceptual approval, while the remainder of thecomments could be addressed as part of the detailed design (plan of condominium). Themajority of the comments related to stormwater management. A further letter dated July 21,2011 indicated that the Authority had no objection to the approval of the plan of condominium7

subject to specific conditions and Notes to Draft Approval including preparation of a detailedstorm water management report.Other AgenciesThe application was reviewed by the Township’s Fire Department and they had noobjections/concerns.Township Engineering ConsultantThe Township Engineering Consultant (AECOM) provided detailed comments (See AppendixC) with respect to the trail design, grading, stormwater management, wetland location, andservicing and transportation considerations. They have indicated in further correspondence that“the plans submitted to date are sufficient for the rezoning of the lands from an engineeringperspective”. They also noted that there are “several items which must be addressed during thedraft plan and detailed design stage.”Public CommentsA joint public meeting for the rezoning and plan of condominium was held on Monday,September 27, 2010. The joint public open house was held on Monday, November 21, 2011.Five written submissions were received by the Township after the 2010 meeting four of whichwere opposed to the development, while the fifth raised a number of specific issues.In addition, one written submission was received after the 2011 open house.The discussion at the meeting and open house and in the written submissions related to a rangeof general issues and concerns with the proposed development as follows: access/traffic; drainage; impacts on the natural environment; fill; servicing; light; view/property value; size of developable area; landscape buffer; and, winter maintenance.The submissions from the public meeting are reviewed in Appendix D to this report. Thesubmission from the public open house is provided in Appendix E, together with responses fromthe applicant’s consultants.8

ANALYSIS:The subject lands are located within the Uxbridge Urban Area, which is considered a settlementarea. Further, the subject lands are within the Built Boundary established by the Province underthe Growth Plan. In addition, the subject lands are located in Phase 1 of the planned developmentof the Urban Area and the lands proposed for development are designated “Residential Area” onSchedule “A”, Land Use and Transportation Plan, Uxbridge Urban Area Secondary Plan.Provincial and Regional policies direct that development be focused in settlement areas. Forinstance, the Greenbelt Plan recognizes that municipalities should “maintain, intensify and/orrevitalize” settlements such as the Uxbridge Urban Area (Section 3.4.2.2). The policies alsoencourage new development to take the form of intensification within the Built Boundaryidentified under the Growth Plan.Provincial and Regional policies also direct that natural features and areas be protected and theapplication proposes to protect the environmental lands on the site.Therefore, an amendment to the Zoning By-law to permit the development of the portion of thesubject lands which are not part of the natural heritage system for a residential developmentwould be consistent with the Provincial Policy Statement and conform with the Growth Plan,Greenbelt Plan, Lake Simcoe Protection Plan and Durham Region Official Plan. It would alsobe in keeping with the general policy framework of the Township Official Plan, and in particularSection 2 the Uxbridge Urban Area Secondary Plan.With respect to the general nature of the development, the subject lands are adjacent to existingresidential development on the edge of the Urban Area and isolated from any employment orcommercial area. As such, they are appropriate for residential development. The proposed lowdensity development, including single detached dwellings, is permitted in the Residential Areadesignation subject to specific criteria (e.g. Sections 2.5.5.3.1 and 2.5.5.3.2).The proposed development generally conforms to the applicable criteria. However, carefulconsideration will have to be given in the zoning by-law to the minimum building setbackadjacent to existing residences. Landscaping and any additional fencing requirements will alsohave to be considered in the bylaw and through the condominium approval for those lotsabutting existing residences. In addition, a detailed grading plan will be required to minimizegrades adjacent to existing homes as part of the plan of condominium. The design exercise willalso address specific technical requirements including criteria in the Township Official Plan.As a basis for consideration of the plan of condominium, it is essential that the zoning by-lawestablish a set of base parameters to ensure a minimum standard of development within whichthe design exercise can be undertaken. This includes a minimum setback from the lot line forbuildings abutting existing residential dwellings which should be at a minimum the 9 metresshown on the cross sections which exceeds the 8 metre required rear yard setback for the existinghomes. There would be an allowance for decks to encroach a specified distance into the requiredsetback. In addition the development must be conditional on a number of matters such asservicing allocation and the completion of detailed plans for stormwater management.9

CONCLUSIONS:Based on the review of the relevant policies and regulations and other background information;information submitted at the public meeting and open house, and in submissions from the public,the applicant and agencies, it is my opinion, therefore, that the proposed development isappropriate in principle and should be approved as it :maximizes the use of land in Phase 1 of the Uxbridge Urban Area settlement area,which is within the Built Boundary established by the Growth Plan, in keeping withProvincial, Regional and Township policy;introduces a use which provides for a greater mix of housing which can be designed tobe compatible with adjacent uses subject to detailed design;will assist in implementing the Region’s and Town’s intensification targets; and,allows for the protection of a key portion of the Township’s Natural Heritage Systemand does not result in the removal of any key natural heritage or key hydrologic feature.However, such development shall be conditional on:The establishment in the Zoning By-law of a special zone for the majority of the subjectlands including the following regulations:o a maximum number of residential units of 16;o a minimum setback for the rear of all buildings and structures of 9 metres, withan allowance for some encroachment into the rear yard for decks, from any lotline abutting existing residential development, and 7 metres from any other lotline;o a requirement for a minimum landscape area along any lot line abutting existingresidential development of 3 metres; and,o a maximum height of any building of two storeys.The establishment in the Zoning By-law of a holding zone for this special zone whichwill only be removed when the following conditions are complied with:o The Township has approved servicing allocation for the development inaccordance with the Uxbridge Urban Area Servicing Allocation Policy;o Updated servicing studies and other technical studies have been carried out inaccordance with the requirements of the Township of Uxbridge and Region ofDurham in consultation with the Lake Simcoe Region Conservation Authoritywhich addresses in particular the relevant requirements of Section 3.2.5.2 of theGreenbelt Plan and the relationship to the adjacent existing residentialdevelopment, including any issues related to drainage and grading, and therecommendations have been incorporated into plan of condominium agreementand financially secured. As part of the preparation of the updated servicingstudies and other technical studies, a detailed grading plan, cross sections, and10

detailed physical models of the complete site and its relationship to adjacentdevelopment shall be prepared which demonstrate to the satisfaction of theTownship that the development is compatible with the adjacent developmentwith respect to grading and elevation and the recommendations have beenincorporated into plan of condominium and related agreement and financiallysecured;o As part of the plan of condominium, the following issues shall be addressed to thesatisfaction of the Township and, shall be incorporated into the plan ofcondominium and, where appropriate, the plan of condominium agreement andfinancially secured:• where the residential development abuts existing residential development,rear yards to face rear yards of existing development wherever possible;• ensure elevations adjacent to abutting existing residences are minimized asmuch as technically feasible;• provide for a public trail connection from Oakside Drive easterly throughthe plan of condominium and along the overland flow route to the valleyof the Uxbridge Brook on an easement dedicated to the Township whichpermits public use of the trail which will connect to a public trail in thevalley;• develop a trail route in the valley lands including an assessment of theuse of the existing bridge for a trail for the long term and provide forimprovements to the valley in accordance with Section 3.2.5.2 of theGreenbelt Plan;• dedicate the environmental lands to the Township;• landscaping and tree planting and preservation plan, including acompensation/restoration plan and edge management plan, utilizing nativespecies, addressing invasive species, and maximizing landscaping for allareas abutting existing residences;• construction traffic management plan approved by the Township;• external design elements for proposed dwellings including the rearfacades;• stormwater management facility addresses requirements of the Township,as well as the Conservation Authority and Lake Simcoe Protection Plan;• any requirements of the Uxbridge Urban Area Servicing Allocation Policyapprovals;• the sale of the Township lands for access to Oakside Drive;• cash-in-lieu of parkland requirements;• consideration of the orientation of buildings with respect to sun exposureand other features which contribute to more sustainable development.o All necessary approvals have been received from Lake Simcoe RegionConservation Authority, and any conditions of the Authority have beenappropriately incorporated into the plan of condominium agreement andfinancially secured, all to the satisfaction of the Authority and confirmed inwriting to the Township; and,11

o The Owner has entered any required Development Agreement with the Region ofDurham, to be registered on the title of the lands and shall satisfy the Region’srequirements with respect to a Reliance Letter and Proof of Insurance form withregarding the Phase I ESA.The establishment in the Zoning By-law of an additional special zone with a holdingprovision, for the potential 17 th lot which would include regulations similar to those forthe other lots on Oakside Drive. The holding zone will only be removed when thefollowing conditions are complied with:o The Township has approved servicing allocation for the development inaccordance with the Uxbridge Urban Area Servicing Allocation Policy;o A Site Plan and other required documentation has been completed by theproponent and approved by the Township of Uxbridge which, among othermatters, addresses servicing, drainage and the relationship to the abutting lands;and,o The Owner has entered into a Site Plan Development Agreement with theTownship to be registered on the title of the lands.RECOMMENDATION:That the Report DS 15/12 re: HOME – LAND DEVELOPMENT GROUP ltd. – residentialcondominium dated February 24, 2012 be received;And That Council: approve the Zoning By-law Amendment Application by HOME–LANDDEVELOPMENT GROUP ltd. – residential condominium for 246 Main Street North,Part of Lot 33, Concession 6, Part 3 Plan 40R-8507, Geographic Township of Uxbridge;and,adopt the implementing Zoning By-law amendment.The recommended implementing Zoning By-law amendment is found in Appendix F to thisreport.12

Submitted by:__________________________Elizabeth Howson, MCIP, RPPMacaulay Shiomi Howson Ltd.13

Appendix ADurham Region Official Plan Review

Appendix ADurham Region Official Plan ReviewPolicy Discussion Conclusion8B.1.1Each community shall bedeveloped to incorporate thewidest possible variety ofhousing types, sizes andtenure to provide livingaccommodations that addressvarious socio-economicfactors.In addition, Section 4,Housing provides a range ofpolicies which also aredesigned to ensure a widerange of housing in UrbanAreas.8B.1.2Living Areas shall bedeveloped in a compact formthrough higher densities andby intensifying andredeveloping existing areas,particularly along arterialroads.8B.1.4Regional Council shallsupport the review ofdevelopment proposalscurrently in the approvalsprocess, to encourage higherdensities where appropriateand promote area municipalofficial plans to maximizepermissible densities forvacant lands, within theirUrban Area boundaries at thetime of approval of this Plan.”8B.2.3In considering developmentapplications in Living Areas,regard shall be had for theThe proposed developmentconsists of single detacheddwellings as part of a vacantcondominium and contributesto the provision of a variety ofhousing in the community.The subject lands are withinthe Built Boundary establishedby the Growth Plan for theUxbridge Urban Area. Theyare also within Phase 1 of theUxbridge Urban Area. Theproposed vacant landcondominium development onan infill site contributes to thedevelopment of a compactform of development.See discussion of 8B.1.2 and8B.1.4.The proposed developmentassists implementing thepolicy direction in Section8B.1.1.The proposed developmentassists in implementing thepolicy directions in Sections8B.1.2, 8B.1.4 and 8B2.3 ofDROP.See conclusion above.A-1

Appendix ADurham Region Official Plan ReviewPolicy Discussion Conclusionfollowing:a) the intent of this Plan toachieve compact urbanform, includingintensive residential,office, retail and serviceand mixed uses alongarterial roads and inconjunction withpresent and potentialtransit facilities;b) the use of good urbandesign principlesincluding, but notlimited to, thefollowing:.ii) the attenuation ofnoise throughmeasures other thanfences, such asinnovative designs,berms and theorientation of higherdensity developments;and,iii) the orientation anddesign of buildings tomaximize the exposureto direct sunlight;A residential developmentis not considered a noisesource. However,consideration should begiven in the establishmentof the implementingpolicies and regulations tobuffering between theproposed development andexisting abuttingresidential uses to mitigateany potential noise andprivacy concerns.The design of thebuildings to maximizeexposure to direct sunlightwould be addressed at thedetailed design stage (planof condominium).Development generallyreflects this policy direction,but: Policies and regulationsshould provide forbuffering.Orientation of buildingswith respect to sunexposure and otherfeatures which contributeto more sustainable shouldbe addressed as part ofdetailed design.c) the provision ofconvenient pedestrian accessto public transit, educationalfacilities and parks;Transit service is limited inUxbridge. However, thedevelopment is within walkingdistance of West Transit Routeservice.In addition it is located inThe proposed developmentreflects this policy direction.A-2

Appendix ADurham Region Official Plan ReviewPolicy Discussion Conclusionclose proximity to theparkland along the UxbridgeBrook to the west.d) a grid pattern of roads;e) the provision anddistribution of parks, trails,pathways and educationalfacilities;The development is on aninfill site, but proposes a roadsystem which is connectedinto the existing road system.The development conceptproposes a trail connection.It is not of a size to provideeducation facilities, but islocated adjacent to an existingpark.A functional servicing studyhas been prepared whichaddresses how the subjectlands will be serviced. TheTownship engineeringconsultants are satisfied withthe concept as proposed as abasis for considering theZoning By-law amendment.The proposed developmentgenerally reflects this policydirection.The proposed developmentreflects this policy direction.f) the types andcapacities of the existingmunicipal services,infrastructure and feasibilityof expansion; and,There is still capacityremaining in the sewagesystem for residentialdevelopment although it islimited. Sewage capacity isnot allocated until the time offinal approval of development;in this case a plan ofcondominium, in accordancewith the Township’s servicingallocation policy. Thisapplication for the Zoning Bylawamendments deals withthe principle of developmentfrom a planning perspective; itdoes not deal with the detailsof implementation includingsewage allocation. WaterDevelopment generallyreflects this policy direction,but will require approval ofservicing allocation.A-3

Appendix ADurham Region Official Plan ReviewPolicy Discussion Conclusionservice is available for the site.g) the balance betweenenergy efficiency and cost.The built form is inherentlyenergy efficient. The potentialto make the development moreenergy efficient and how thatwill be balanced with costwould be addressed throughdetailed design.Development generallyreflects this policy direction,but it will be addressedthrough detailed design.A-4

Appendix BTownship of Uxbridge Official Plan Review

Appendix BTownship Official Plan ReviewPolicy Discussion ConclusionSection 2 Uxbridge Urban Area Secondary PlanSection 2.2. Water Management and Servicing Strategy2.2.4.1 All future development is requiredto conform to the recommendations of theUxbridge Urban Area StormwaterManagement Study.2.2.4.2 prior to approval of development afunctional servicing study is to beprepared and approved by the Township inconsultation with the ConservationAuthority.2.2.5.2 i) All new development shall beserviced by the municipal collection andtreatment system. No building permitsshall be issued until available sewagecapacity has been confirmed by the Region.2.2.6.2 i) All new development shall beserviced by municipal water supply anddistribution facilities. No building permitsshall be issued until available watercapacity has been confirmed by the Region.2.2.7.1 Development Phasing recognizesthe limited capacity of services particularlysewage services and gives priority todevelopment in Phase 1.2.2.7.3 Identifies that the land designatedfor development may exceed the servicingcapability of the sewage treatment system.“Development will not be permitted, even ifthe land is located in the Urban Area anddesignated for development unless there isavailable servicing capacity.”2.2.7.4 Requires that the Township willdevelop a servicing allocation policy.Section 2.3 Natural Heritage System2.3.2 Environmental Constraint Areaincludes wetland areas, valleys ofwatercourses, significant tracts ofvegetations and lands necessary to protectfish habitat. Only permitted usesconservation, enhancement andpreservation of the natural environment andnon-obtrusive passive recreational uses withThe proposed development concepthas been designed to conform with theUxbridge Urban Area StormwaterManagement Study as confirmed bythe Township engineering consultant’sreview recognizing that additionalwork will be required at the detaileddesign stage (plan of condominium).A functional servicing study has beencompleted as required which looks atstorm drainage and the Townshipengineering consultants and theConservation Authority are satisfiedwith the concept as proposed as a basisfor considering the Zoning By-lawamendment.The functional servicing reportconfirms that the subject lands can beprovided with sewage and waterservice. However capacity will haveto be allocated by the Township. Thesite should be subject to a holding zoneuntil servicing capacity is allocated.The subject lands are identified as partof Phase 1 on Schedule “D” to theOfficial Plan. As such they are amongthe areas given priority fordevelopment.The functional servicing reportconfirms that the subject lands can beprovided with sewage and waterservice. However capacity will haveto be allocated by the Townshipsubject to their servicing allocationpolicy. The site should be subject to aholding zone until servicing capacity isallocated.The Environmental Constraint andForest Areas form the primarycomponents of the Natural HeritageSystem and development is generallyprohibited other than non-obtrusivepassive recreational uses and certainother limited uses, subject toconditions, including trails and minorThe developmentapplication complies withthis policy.The development applicationcomplies with thispolicy.The development applicationhas the potential tocomply with this policy.The site should be subjectto a holding zone untilservicing capacity isallocated.The development applicationassists in implementingthis policy.Servicing will be allocatedin accordance with theTownship’s allocationpolicy. The site should besubject to a holding zoneuntil servicing capacity isconfirmed.No development isproposed in the NaturalHeritage System other thanthe potential for anextension of the trailsystem.B-1

Appendix BTownship Official Plan ReviewPolicy Discussion Conclusiona few exceptions subject to anenvironmental impact study. Township willseek public acquisition at no cost.2.3.3 Forest Area includes significant sizedforest areas (>0.2 ha (0.5 ac)) and forestblocks associated with stream and valleyareas. Only permitted uses are the same asEnvironmental Constraint Areas. Townshipwill seek public acquisition at no cost.2.3.4 Environmental Buffer Area are to beprovided around Environmental Constraintor Forest Areas. To be established based onan environmental impact study. They maybe included in the net development area butwill generally not form part of the lot.storm drainage works and stormwatercontrol facilities. They are protectedwhere applicable by EnvironmentalBuffers which also cannot bedeveloped, although they may beincluded in the net development area.The subject application does notpropose any development in theEnvironmental Constraint Area orForest Area designations other then thepotential for an extension of the trailsystem.2.3.11 Tree Planting and Conservation2.3.11.2 i) indicates that the Township shallas a priority seek to preserve areas withinsignificant trees and other naturalvegetation adjacent to components of thenatural heritage system designations andencourage the planting of additional treesin those designations. Tree preservationand planting plans shall be required as acondition of development for allapplications requiring a zoning by-lawamendment or site plan approval inaccordance with Section 2.7.2.3.12 Trail System These policies directthe Township to work with landowners,agencies and private groups to implementthe trails system. Section 2.3.12.2 iii)directs that “Where new development isproposed on sites which have potential forinclusion in the trail system, dedication ofsuch lands to the Township shall be acondition of approval.” Schedule “B’identifies a potential trail connectionadjacent to the subject lands.2.3.13 Significant Wildlife Habitatrecognizes the potential for such areas inthe natural heritage system and the needto identify such habitat and a plan for itsprotection through the developmentapplication process.The LSRCA has reviewed the TreeInventory and Preservation Plansubmitted by the applicant and found itacceptable. However, retention of asmuch vegetation as possible at the rearof the proposed lot and a “robustcompensation/restoration plan and anedge management plan for removal offorest feature (7-CUP3-3)” arerecommended as conditions of draftplan approval.Schedule ‘B” identified a potential trailsystem link which conceptually islocated in the vicinity of the subjectlands. The application proposes a traillink both through the valley and alongthe road and the overland flow route toconnect up to the valley trail. Creationof the trail links should be a conditionof approval.The Environmental Impact Studyprepared for the applicant indicatesthat the limited wildlife corridor andlinkage function of the area will bemaintained post construction withinthe creek block and forest adjacent tothe creek including the proposed 30metre buffer on both sides of theThe proposed developmentgenerally conforms withthe directions in the Planwith respect to treeplanting and conservation.However, retention of asmuch vegetation aspossible at the rear of theproposed lot and acompensation/restorationplan and edge managementplan for removal of forestfeature (7-CUP3-3) arerecommended asconditions of draft planapproval.Creation of the trail linksshould be a condition ofany approval.The application hasaddressed this policy.B-2

Appendix BTownship Official Plan ReviewPolicy Discussion Conclusionwetland and Uxbridge Brook.2.3.14 Zones of Influence are to beidentified within 120 metres of a wetland inan Environmental Constraint Area as part ofrequired studies submitted as part of anydevelopment application in accordance withSection 2.7 of the Plan. Any developmentor site alteration will only be permittedsubject to specific criteria.Section 2.4 Community Design Strategy2.4.2.1 Streets and Streetscapes - regardshall be had to streetscape design, as well astransportation planning considerations, inreviewing proposals for new roads as wellas the relationship between the street andthe abutting development2.4.2.3 Street System – New DevelopmentAreasi) “Street patterns in new development areaswill be designed to reflect an interconnectedstreet system with a modified grid patternor other approaches that facilitatecontinuous and direct movement within thedevelopment area, and between thedevelopment area, abutting areas and theexisting community.”ii) “New development areas shall beconnected to the existing communitywhenever possible through roadconnections, as well as bicycle andpedestrian links. to ensure the communityfunctions in an integrated fashion. Theselinkages will be developed in a mannerwhich is sensitive to the character of theexisting areas, while promotingcommunication between all parts of thecommunity. In addition, street patterns innew development areas shall provide forfuture connections into abuttingundeveloped areas, whether or not suchareas are designated for development.However, the provision for possible futureconnections is not to be construed ascommitting abutting lands for futuredevelopment.”2.4.2.4 Streetscape Design to ensure that: buildings and structure oriented tostreetThe EIS and an EIS addendum reportsconcluded that there were no wetlandcommunities within the area proposedfor development. There is a wetlandcommunity in the EnvironmentalConstraint Area and the separationdistance (a minimum of 5 metres)between the edge of the developmentand the wetland was considered asufficient buffer.This section provides general designpolicies applicable to the subject lands.The proposed concept plan generallyaddresses the policies as follows:1. Streetscape Design and Landscaping buildings oriented to street; there is no public open space; garages are not dominant; landscaping can be used to definethe street although no details areprovided at this conceptual level;and, information on lighting is notprovided at this conceptual level.2. Street System connects to existing existingstreet will allow closure of access toMain Street North;3. Views The proposed developmentprovides views for the majority ofthe homes into the valley. Significant public views into thevalley are and will continue to beprovided from Main Street North,Oakside and Maple Brook.6. Safe Community Design The proposed road design createsa small community with goodvisibility from the proposedhomes; Other elements such as lightingwill form part of detailed design.This policy has beenaddressed and the detailswill be established as partof detailed designapprovals.The design concept ascurrently proposedgenerally satisfies, or hasthe potential to satisfy atthe detailed design stage,the design policies.B-3

Appendix BTownship Official Plan ReviewPolicy Discussion Conclusion significant areas of unobstructed roadfrontage adjacent to open space,environmental constraint andinstitutional areas garages are not the dominant feature inthe streetscape landscaping provides for features suchas the definition of the street, framingof views and focal points, direction ofpedestrian movement and demarcationof areas of different functionlighting provides suitable illuminationfor vehicles, pedestrians and cyclists2.4.2.5 Views i) “New development shallbe designed to preserve existing views ofthe surrounding rural area from thecommunity existing at the date of adoptionof the Plan. New development shall also bedesigned to preserve, enhance and/or createviews of the following features:a) natural features including woodlots andwatercourses;b) important institutional or other buildings;c) parks and open space;d) surrounding rural area.”2.4.2.6 Landscape Design – “The Townshipshall ensure that appropriate landscaping isprovided in all new development to:i) maintain and enhance the existingdeveloped areas;ii) allow the creation of strong landscapedfeatures in new development areas; and,iii) provide for features such as thedefinition of public open space, framing ofviews or focal points, direction ofpedestrian movement and demarcation ofareas with different functions.”2.4.2.7 Safe Community Design – is to bepromoted by a range of measures includingclear unobstructed views of parks and openspaces from adjoining streets, appropriatelighting, landscape elements, and designwhich precludes entrapment.Section 2.5 Land Use Strategy2.5.3 Land Uses Permitted in AllDesignationsThis policy identifies land uses permitted inall land use designations in the SecondaryPlan except for the EnvironmentalConstraint and Forest Area designationsStormwater management facilities arepermitted in all land use designationsother than Environmental Constraintand Forest Area. In EnvironmentalConstraint and Forest Areas they arepermitted subject to the policies forProposed stormwatermanagement facilityconforms with policyprovided that it is zonedEP.B-4

Appendix BTownship Official Plan ReviewPolicy Discussion Conclusionincluding stormwater management facilitiesand related uses.2.5.4 Housing“The Township encourages the provision ofa range of housing types, size and tenurewithin the Urban Area to meet the variedneed of the present and future residents.”2.5.5 Residential Area2.5.5.1 Purpose“The Residential Area designation onSchedule “A”:i) recognizes established residential areasand ensures that new uses are generallycompatible with the existing structure andcharacter of these areas; and,ii) provides for the creation of newresidential areas.”2.5.5.2 Permitted Uses, Buildings andStructuresSingle detached dwellings are permitted2.5.5.3.1 Established Residential AreasNew developments are to be “evaluatedbased on an assessment of whether theproposal can generally maintain thefollowing elements of the structure andcharacter of the surrounding residentialarea:i) scale of development with respect toheight, massing and density of adjacentbuildings and structures;ii) nature of the streetscape as defined bythose designations. TheEnvironmental Constraint Areadesignation permits minor stormdrainage works and stormwater controlfacilities in flood susceptible areassubject to conditions includingconsultation with the ConservationAuthority. The LSRCA hasindicated that the proposed facility isacceptable provided it is zoned“Environmental Protection (EP)”.The proposed development utilizing avacant lands condominium form ofownership and contributes to theprovision of a variety of housing in thecommunity.The policies differentiate betweenestablished areas and new areas. Thesubject lands are currently designated“Residential Area” and are locatedabutting an existing area. Section2.5.5.3.1 which provides criteria forthe evaluation of new proposals inestablished residential areas establishescriteria for evaluation of proposals inrelation to the “surrounding residentialarea” which emphasizes that suchproposals would be part of rather thanan addition to an established area. Atthe same time, the proposeddevelopment abuts and is connected tothe established residential area. Assuch the proposed development wouldbe considered both part of theestablished residential area and a newresidential area.The proposed use is permitted in theResidential Area designation.The proposed development generallyconforms to the criteria, recognizing itis on the edge of the developmentrather than in the centre of theestablished community, based on theconceptual design and cross sectionsprovided:i) the proposed buildings are of asimilar height or slightly lower eventaking into account the gradeThe proposed developmentassists implementing thepolicy direction in Section2.5.4.The subject lands would bereviewed with respect tohow it relates to theabutting establishedresidential area and as anew residential area.The developmentapplication complies withthis policy.Development as illustratedgenerally satisfies criteria.However carefulconsideration will have tobe given in the Zoning Bylawto the minimumbuilding setback.Landscaping and anyadditional fencingrequirements will berequired to be establishedB-5

Appendix BTownship Official Plan ReviewPolicy Discussion Conclusionsuch elements as landscaped areas, and therelationship between the public street, frontyards and primary entrances to dwellingunits;iii) relationship between the rear wall ofbuildings and rear yard open spaces; and,iv) siting of buildings in relation to abuttingproperties ensures that there will be nosignificant impacts with respect to loss ofprivacy and shadowing, and thatappropriate buffering can be provided.”differential based on the cross sections;ii) the relationship to the street issimilar, but does not affect theestablished neighbourhood given thelocation of the area which forms itsown enclave;iii) the cross sections show aminimum building setback of 9.1metres from the rear of the proposedbuildings abutting adjacent residentialdevelopment to the rear lot line,although other plans identify aminimum rear yard of 8 metres. Thecross sections and draft plan also showthe rear property line further bufferedby fencing and proposed screenlandscaping.iv) siting of buildings, and the designof the rear façade and deck, grading,the depth of the rear yard andlandscaping will have to be carefullyconsidered to minimize loss ofprivacy, although shadowing wouldnot be an issue.through the zoning bylawand condominiumapproval. A detailedgrading plan to minimizegrades adjacent to existinghomes will be required aspart of the plan ofcondominium.2.5.5.3.2 New Residential AreasApplications are to be evaluated based ontheir conformity with the policies of thePlan, particularly Section 2.4, CommunityDesign Strategy and the following criteria:“i) the development incorporates theUrban Area’s Natural Heritage System asdesignated on Schedule ‘B”, and additionalparkland where there is no significantEnvironmental Constraint Areas, as a focalpoint for the residential development, and astructural element which defines thecharacter of the area, including theprovision of significant view corridors intolands which form part of the System, andwhere possible direct public access;ii) medium density residential areas are:a) intermixed with low densitydevelopment in small groups;b) primarily street oriented in design; and,c) located adjacent to collector and arterialroads, park and open space areas,community facilities and/or commercialThe development generally conformsto the criteria recognizing its locationadjacent to an established residentialarea as follows:i) the application includes keycomponents of the Natural HeritageSystem (i.e. Environmental Constraint,Forest), and allows for their continuedprotection and dedication to theTownship. Views into this area willcontinue to be provided from theabutting streets with potential fordirect public access.ii) the development is a low densityarea and therefore the criteria insubsection ii) are not applicable.The development generallyconforms to the criteriarecognizing its locationadjacent to an establishedresidential area.B-6

Appendix BTownship Official Plan ReviewPolicy Discussion Conclusionareas.2.5.5.3.3 DensityThe overall average density for newdevelopment shall be approximately 12units per net hectare with a maximumdensity of 17 units per net hectare.However, limited areas of medium densityshall be permitted to a maximum density of35 units per net hectare.2.5.5.3.4 HeightThe maximum height is three storeys.Section 2.6 Transportation Strategy2.6.2.1 i) and iv) establishes that roads willconform to designations on Schedule “A”and Table2.3 unless otherwise determinedby the Township or the Region.2.6.3.1 i) Sidewalks are required on oneside of local roads.2.6.3.2 Trail SystemThe existing system shall be expanded overtime. Schedule B identifies a trailconnection through the subject lands.2.6.6.2 Adequate off street parking isrequired as a condition of development.Section 2.7 Development Review2.7.2 The policies of the section establishbackground information and criteria forapproval of applications but that whereinformation is not applicable the Townshipmay modify or eliminate the requirementor requirements.The subject lands have proposeddensity of approximately 6 units pernet hectare for the entire site and 20units per net hectare for the tableland.Proposed units appear to be twostoreys based on concepts.The proposed development is aresidential condominium and as suchthe road system will be maintained bythe condominium corporation. Atraffic impact study has been carriedout and the Township’s engineeringconsultants are satisfied with theconcept as proposed as a basis forconsidering the Official Plan andZoning by-law amendment.A pedestrian walkway is proposedalong the road in the development toconnect up to a trail through theoverland flow route which will connectwith a trail in the valley.See discussion Section 2.3.12Development shall be required to meetzoning bylaw parking requirement of aminimum of two parking spaces perunit. Two car garages are proposedwhich would allow for a potential of 4parking spaces. In addition, some onstreet parking should also be available.The application is for a zoning bylawamendment and a plan ofcondominium. However, this report isconsidering on the rezoningapplication, as such the same level ofdetail for the background work whichwould be necessary for a plan ofcondominium is not required.Development conformswith density requirement.Development is less thanmaximum permitted height.Maximum height of twostoreys should beestablished in zoningbylaw.The proposed conceptualroad system is appropriateas a basis for the currentapplications.Provision should be madefor pedestrian walkway inthe development.Creation of the trail linksshould be a condition ofany approval.Development will berequired to meet zoningbylaw minimum parkingstandards.Background worksubmitted satisfiedTownship and agencyrequirements for arezoning.B-7

Appendix BTownship Official Plan ReviewPolicy Discussion Conclusion2.7.4 Information Requirements Background worksubmitted satisfiedTownship and agencyrequirements for arezoning.2.7.5 Development Evaluation Criteriarequires general conformity with a numberof criteria:i) Design - To be evaluated in accordancewith 2.4. “In particular, where newdevelopment is proposed abutting existingresidential development it shall be designedto be compatible with that existingdevelopment with respect to scale andmassing. Adequate buffering will also beprovided.”2.7.5 ii) Heritage Preservation requires thatstandard archaeological potential criteria beused to evaluate future development areas.2.7.5 iii) Natural Heritage System Indicatesthat any development in the EnvironmentalConstraint and Forest Area designationsmust conform to policies of Section 2.3. Inaddition, all development is to be evaluatedwith respect to conformity with Section 2.3.2.7.5 iv) Watercourses requireswatercourses to be maintained or enhancedtogether with lands immediately adjacentto same.The design of the development conceptis generally compatible with theadjacent existing residentialdevelopment. Development consists ofsingle detached dwellings similar inscale to the adjacent single detacheddwellings. The buildings are similar inheight taking into account thedifferences in grade. However,careful consideration is required of therelationship where the proposed newunits back onto existing developmentincluding the specific setback from theproperty line to ensure an appropriaterelationship between the existingdevelopment and the proposeddevelopment. Siting of buildings, thedesign of the rear façade, the depth ofthe rear yard and landscaping will haveto be carefully considered to minimizeloss of privacy.The applicant has prepared a Phase 1-2archaeological study which indicatedthat no archaeological resources wereencountered on the site and that itshould be considered as cleared of anyrequirement for further archaeologicalfieldwork.The applicant has submitted anEnvironmental Impact Study andaddendum and other related studiesincluding a geomorphic and meanderbelt width analysis and stormwaterDevelopment generallysatisfies criteria. Howevercareful consideration willhave to be given in theZoning By-law to theminimum building setback.Landscaping and anyadditional fencingrequirements will berequired to be establishedthrough the zoning bylawand condominiumapproval. A detailedgrading plan to minimizegrades adjacent to existinghomes will be required aspart of the plan ofcondominium.The application conformsto this policy.The application conformsto these policies subject tothe conditions to beestablished through thezoning bylaw and plan ofcondominium.analysis. The application has beenevaluated by the Township and theLSRCA with respect to the lands in theEnvironmental Constraint and ForestArea designations and the UxbridgeBrook and the development has beendeemed appropriate subject toconditions to be established throughthe zoning bylaw and plan ofcondominium including the zoning oflands to be protected in anEnvironmental Protection Zone.2.7.5v) Sewer and Water Services and See discussion of 2.2B-8

Appendix BTownship Official Plan ReviewPolicy Discussion ConclusionStormwater Management -Development toabove.be serviced in accordance with Section 2.22.7.5 vi Soil Quality applicant mustdemonstrate soil suitability in accordancewith 2.7.4. xi)2.7.5 viii Traffic The applicant mustdemonstrate that the existing road systemcan accommodate any traffic impact or bemodified to do so.Section 3 Implementation3.7 Development Charges and FinancialRequirementsA Phase I Environmental SiteAssessment has been completed by theapplicant.The Township engineering consultantshave reviewed the traffic impact studyand are satisfied that the existing roadsystem can accommodate any trafficimpact and that access to the existingroad system is appropriate.A Phase I ESA has beencompleted by the applicant.Traffic impact studysatisfied criteria.Allows Township toimpose developmentcharges and other financialrequirements ondevelopment.B-9

Appendix CTownship Engineering ConsultantComments

AECOM300 Water Street 905 668 9363 telWhitby, ON, Canada L1N 9J2 905 668 0221 faxwww.aecom.comNovember 10, 2010Richard Vandezande, M.C.I.P, R.P.PManager of Development ServicesTownship of UxbridgeMunicipal Offices51 Toronto St. S.P.O. Box 190Uxbridge, ON L9P 1T1Dear Mr. VandezandeProject No: 60162621Regarding:Homeland Developments (246 Main Street North)Review Site Plan DrawingsTownship of UxbridgeWe have completed our review of the submission of the site plan drawings for the above noteddevelopment. Our comments are as follows:1. General1.1 Please provide comments on the proposed method of recycling and garbage collection.Approval from the Region of Durham will be required for the plan for recycling andgarbage pick-up.1.2 Sidewalk shall be provided on one side of the proposed roadway.1.3 A cross section of the proposed roadway shall be provided including all utility andstreetscape locations.1.4 A Site Servicing Plan shall be provided with the next submission of engineering drawings.1.5 A plan showing the common element and private areas shall be prepared.1.6 A maintenance and shared use agreement will be required for the property.2. Drawings SG-01 – Site Grading Plan by Cole Engineering2.1 Grading shall be revised to show rear yards on all lots. Conceptual grading plans for Lots1,2,8, and 9 shall be submitted.2.2 All grading shall be revised to ensure that the maximum grading on any lot does notexceed 4:1 where the vertical difference is greater than 1 metre.First Submission Comments Nov 09 2010.Doc

Page 2February 27, 20122.3 Grading between lots 7 and 8 shall be revised so that positive front yard drainage isachieved.2.4 The elevation 265.98 between lots 9 and 10 appears incorrect and shall be revised.2.5 Tie-in elevations for the curb shall be provided on Oakside Drive.2.6 The road grade shall be revised so that a maximum road grade of 5% is achieved.2.7 The existing catchbasin on Oakside Drive shall be relocated to the edge of curb for at theproposed roadway entrance.2.8 A 0.3m reserve shall be provided along Oakside Drive.2.9 The grade at the top of CB1 appears to be incorrect. Please revise.2.10 A catchbasin shall be installed at the rear of lots 4 and 13.2.11 The location of the guiderail on the plan is different than what was observed in the field.Please revise.3. Stormwater Management Report prepared by Cole Engineering3.1 In Section 3.0 Design Criteria and Methodology, the criteria for no net increase inphosphorous loading should be added.3.2 Section 4.2 describes the post development hydrologic model as well as Figure DAP2,Appendix B. Uncontrolled flow is mentioned for the rear of lots 8 and 9 within paragraph 2,page 5. However the Figure DAP2, the Visual Otthymo model and the lot grading planshow that rear of lots 8, 9 and 10 will discharge uncontrolled. Please correct thisdiscrepancy.3.3 Section 4.2, next paragraph describes a total imperviousness of 45% for the development.DAP2 depicts a runoff coefficient of 60, while the Visual Otthymo Model uses Ximp of 18%and Timp of 45%. Please justify and clarify these numbers. The CN of 68.8 in the postdevelopmentcondition should be explained and justified with calculations3.4 Section 4.3, stormwater quantity controls are proposed through use of a bioswale orinfiltration facility. The design and end result of these two methods are very different,please clarify which method will be specified. Table 4 describes the required storagevolumes as calculated by the Visual Otthymo model but the stage storage dischargeinformation for the proposed facility. Please provide this information as well as preliminarygrading details for this facility. In addition please show an outflow route from the facility tothe receiving watercourse.3.5 Please show preliminary grades for the overland flow route shown between Lots 6 and 7from the curb to the stormwater management facility as well as required conveyancecapacity. The overland flow route will need to safely convey the Regional Storm Flows.First Submission Comments Nov 09 2010.Doc

Page 3February 27, 20123.6 Rear lot drainage from Lots 11 through 17 is directed to a swale to a rear yard catchbasin.It is assumed that the storm sewer is designed to convey the minor system. How willmajor system flows be conveyed at this point? In addition the major system flows will thenlikely bypass the stormwater management facility. Please clarify.3.7 The soils map used to determine the hydrologic soil group serves only to give anapproximation of the soil type that may be present at the site. In order to design theinfiltration swale, a geotechnical investigation of the soil will be required to confirm thesuitability of infiltration at this location.3.8 Section 4.4, Water Quality and accompanying calculations in Appendix B, assumptionsare made as to the TSS removal efficiencies of the various components of the drainagesystem. Please justify the removal rates quoted.3.9 Water balance calculations, Appendix B. Please justify and explain the calculations madeincluding all assumptions. Please provide detailed calculations for the amount of waterinfiltrated yearly and during storm events.4. Site Servicing Proposal prepared by Cole Engineering4.1 No Comments5. Design of On-Site Sewage System by HADDAD Geotechnical5.1 The flow rates that are used in the report are conservative compared to the RegionalMunicipality of Durham Design Guideline values. Based upon my calculation average flowper lot excluding I/I is 1,274 Lpd, the report used 1350 Lpd. The overall peak flow from the16 lots I estimated using the RMD design guideline is 1.13 Lps, the peak flow from thesubdivision in the report is 2.77 Lps. Our concern is the maximum velocity through theforcemain from zones 1, 2 and 3 using a 75 mm PE pipe SDR 11 is shown as 0.71 m/s.Using internal diameter of 75 mm DR11 pipe, and using the estimated max flow of 2.08Lps, a velocity of 0.51 m/s is calculated which is below 0.6 m/s needed to achieve selfcleansing velocity.5.2 The TDH calculation could not be verified due to the velocity did not seem to be correct.6. Geographic and Meander Belt Width Analysis by Geomorphic Solutions6.1 AECOM has not conducted a thorough review of this report. It is assumed that the LakeSimcoe Conservation Authority will review this report and provide comments on the limitsof the Development.7. Phase 1 Environmental Site Assessment7.1 As per the recommendations of this report, both the existing wells and septic beds shall bedecommissioned.First Submission Comments Nov 09 2010.Doc

Page 5February 27, 2012If you should have any concerns regarding the above, please do not hesitate to contact the undersigned atyour convenience.Yours very truly,J. Teefy, P.Eng.Project EngineerJT:gcFirst Submission Comments Nov 09 2010.Doc

Appendix DPublic Submission Review

Appendix DPublic Submission ReviewSubmission Discussion ConclusionIssue 1: Access/Traffic1.1 Nicole Banich, 56 Apple Tree Cres.Has anyone checked “theimpact of having a street comeon to Oakside, which is up aslope and a slight bend? Thiswill be a hazard, particularlywith winter conditions..”“if there is to be constructionwhere are all the cars, trucksand vans of the workers goingto park? On Oakside andMapleBrook, making driving anightmare through that area.”The Township’s engineeringconsultants have reviewed thetraffic submissions includinginformation on sight lines andare satisfied with the proposedaccess.The issue of construction trafficcan be controlled by theTownship to minimize impactson the residents.1.2 David Pilote and Charlene Summerfield, 14 Cyril Richardson Court“The number of housesproposed are too many forsuch a small area and thetraffic onto the existing road(Oakside Drive) was notdesigned for this.”See 1.1 See 1.11.3 Eileen and Chris Ethier, 12 Cyril Richardson Court“The following issues concernus and should be fully addressbefore or if this developmentis permitted...See 1.1 See 1.1traffic/safety issueregarding proposed roadlocation”1.4 Patrick Oliver, 10 Cyril Richardson Court“Increase of traffic at least 32cars in and out daily! Theexisting street is already verybusy.See 1.1 See 1.12. Drainage2.1 Nicole Banich, 56 Apple Tree Cres.-“The city still has notaddressed the conditions of thebackyards on Apple Tree.Because the street slopes,those yards are breedingThe developer has prepared astormwater management reportwhich addresses drainage issues.The Township engineeringconsultant is satisfied with theProposed access is consideredappropriate by Township’sengineering consultant.That approval of aconstruction trafficmanagement plan be acondition of approval.The drainage issue will befurther reviewed as part ofdetailed design through theapproval of the draft plan ofcondominium.D-1

Appendix DPublic Submission ReviewSubmission Discussion Conclusiongrounds for mosquitos. Whatwill happen to the backyardsof Cyril Richardson Court andthe new development?”-“If the space to be developedis already a “damp” area, whatwill more snow do to thesurrounding area andbasements of the new homes?”information provided. However,the issue will be furtheraddressed as part of detaileddesign through the approval ofthe draft plan of condominium.2.2 David Pilote and Charlene Summerfield, 14 Cyril Richardson CourtThere are just too many issuesstacked against this proposaland the drainage issues arevery very important as theCanadian Government hasstated we must prepare for“Climate Change”. We canexpect more rain/snowvolumes and new models aresuggesting toplan for “200year” flood volumes in thenew future.”See 2.1 See 2.12.3 Eileen and Chris Ethier, 12 Cyril Richardson Court“The following issues concernus and should be fully addressbefore or if this developmentis permitted...Drainage/sewage issuesincluding possible pet feces...”See 2.1 See 2.13. Impacts on Natural Environment3.1 Nicole Banich, 56 Apple Tree Cres.“The”developer” talked abouttaking down 30 to 50 trees.Hogwash! Will they replaceold growth trees with similarold growth trees?”The LSRCA has reviewed indetail the proposed removal ofvegetation on the site andprovided the followingcomments regarding trees on thesubject site:“The LSRCA has reviewed theTree Inventory and PreservationPlan and find it acceptable. Wewould, however, recommend theretention of as much vegetationThe LSRCA has indicated thatproposed removal ofvegetation is acceptablesubject to conditions,including robustcompensation/restoration planand an edge management plan.These conditions are to beestablished as a condition ofdraft approval of the plan ofcondominium.D-2

Appendix DPublic Submission ReviewSubmission Discussion Conclusionas possible at the rear ofproposed Lot. We will alsorequire a robustcompensation/restoration planand an edge management planfor the removal of the forestfeature (7-CUP3-3) as conditionsof approval. If the Township isamenable to this proposal, it canbe addressed as a condition ofdraft approval.”3.2 David Pilote and Charlene Summerfield, 14 Cyril Richardson Court-“The forest area and wetlandarea near the creeks supportmany wildlife... that help keepa balance in the ecosystem.”-“Setbacks are too small forthe backyards and the forestarea would be cut. This wouldreduce the buffer to run offinto the creeks (especially onthe south side) as the treesystems absorb the water andslows the flow.”The applicant submitted anEnvironmental Impact Study andan addendum. The LSRCA hasreviewed this information, ashave the Township engineeringconsultant. They are satisfiedwith the information providedand have not identified anyissues with respect to impacts onthe environment subject todetailed design and conditions aspart of the plan of condominium.No issues have been identifiedwith the natural environmentsubject to detailed design andconditions as part of the planof condominium.“The area is EP and should notbe changed from that.”3.3 Mason HomesConcerned that once setbacksfrom top of bank andfloodplain are applied thatthere is little developable landremaining. Also concernedabout location of stormwatermanagement facility withinthe floodplain which isprohibited under provincialThe lands proposed fordevelopment are primarily zoned“Rural” and are designated“Residential Area” in theOfficial Plan. The lands zoned“EP” will continue to be zoned“EP”. See 3.2Stormwater managementfacility is not located in thefloodplain.The lands zoned “EP” willcontinue to be zoned “EP”. See 3.2Stormwater managementfacility is not located inthe floodplain.D-3

Appendix DPublic Submission ReviewSubmission Discussion Conclusionlegislation.4.Fill4.1 Nicole Banich, 56 Apple Tree Cres.“The “developer” talked ofbringing in a “few” truckloadsof fill to improve the grade to4% - if the grade is about 42%now, how can they do it with“only” a fewtruckloads?....There will betruck after truck coming intothis area... causing trafficchaos, dirt and noise.”The Township engineeringconsultant has indicated that aroad grade of 5% should beachieved. Detailed drawingswill be required at the draft planstage. The exact extent of the fillrequired cannot be determineduntil detailed drawings areavailable. The issue ofconstruction traffic can becontrolled by the Township tominimize impacts on theresidents.4.2 David Pilote and Charlene Summerfield, 14 Cyril Richardson Court“At the time of the town Drainage will be required to bemeeting... a question as to the dealt with on the lands which areamount of fill was not known. the subject of the developmentsome in the community application and not to impactcommented that it would need adjacent properties. Theto be a large amount to raise Township engineer is satisfiedthe houses above existing that there is sufficientgrade. This would further information with respect to fillimpact the drainage problems. and drainage to proceed with theIt would appear that the rezoning. Detailed drawings willdeveloper has not carefully be required at the draft planassessed all significant stage. The exact extent of the fillparameters of this proposal, required cannot be determinedand to hear that something as until detailed drawings aresignificant as this is not available. Drainage issues willknown makes one question also be reviewed in detail at thatwhether other important issues time.have not been propertyascertained.”That approval of aconstruction trafficmanagement plan be acondition of approval.Drainage will be required tobe dealt with on the landswhich are the subject of thedevelopment application andnot to impact adjacentproperties.4.3 Eileen and Chris Ethier, 12 Cyril Richardson Court“The following issues concernus and should be fully addressbefore or if this developmentis permitted...slope issue – how much slopeSee 4.1and 4.2 See 4.1and 4.2D-4

Appendix DPublic Submission ReviewSubmission Discussion Conclusion– how much fill?4.4 Patrick Oliver, 10 Cyril Richardson Court“This could affect the lie of See 4.1and 4.2 See 4.1and 4.2our land....”5. Servicing5.1 David Pilote and Charlene Summerfield, 14 Cyril Richardson Court“The forks of a creek are very The details of servicing will besensitive to water (rain and addressed through the approvalsnow) run off and if the of the plan of condominium.grinder pumps fail or the However, no issues have beenpower goes out for a long identified with the proposal byperiod of time there could be the Township engineeringpossible untreated sewage consultant.enter the two creeks. Alsothere will be extra householdpollutants entering the waterways.”“We were told by a townengineer that the Region ofDurham do not allow grinderpumps to be installed or used.”5.2 Patrick Oliver, 10 Cyril Richardson Court“Big concern over the sewagebeing pumped up... What if wehave a power outage like wehad a few yrs ago when thepower was out for almost twodays?”See 5.1 See 5.15.3 Mason HomesWould like information onhow the application is beingevaluated in light of theSewage Allocation Policy.6. Light6.1 David Pilote and Charlene Summerfield, 14 Cyril Richardson Court“With 16 homes there wouldbe significant light pollution.”The subject lands are designatedto permit residentialdevelopment in the Official Plan.The extent of any light pollutionThe details of servicing willbe addressed through theapproval of the plan ofcondominium.Sewage capacity is notallocated until the time of finalapproval of development, inthis case a plan ofcondominium, in accordancewith the Township’s servicingallocation policy.No significant light pollutionis anticipated.D-5

Appendix DPublic Submission ReviewSubmission Discussion Conclusionis not anticipated to differ fromthe adjacent residentialdevelopment.7. View/Property Value7.1 David Pilote and Charlene Summerfield, 14 Cyril Richardson Court“The residents who back on tothe area paid a premium in thepurchase price of their homesand this was reflected in theirTAX rate.”The development is on lands inthe Urban Area which aredesignated “Residential Area”.There is not now, nor has thereever been, any legal guarantee ofa view.7.2 Patrick Oliver, 10 Cyril Richardson Court“Should townhouses be buildthis will decrease the value ofexisting homes.”8. Developable Area8.1 Eileen and Chris Ethier, 12 Cyril Richardson Court“The following issues concernus and should be fully addressbefore or if this developmentis permitted...why build at all? if only 30%of the parcel of land is viable”8.2 Patrick Oliver, 10 Cyril Richardson Court“If 70% is protected and 30%is only usable what’s the pointin building?”9. Landscape Buffer9.1 Eileen and Chris Ethier, 12 Cyril Richardson Court“The following issues concernus and should be fully addressbefore or if this developmentis permitted...“natural landscape buffer” –what exactly will that be?The applicant proposes anemerald cedar hedge and fencealong the rear lot line. Theexact nature of the buffer can bereviewed and refined through thereview of the plan ofcondominium.There is not now, nor hasthere ever been, any legalguarantee of a view.The proposed development isfor single detached dwellings.The subject lands aredesignated “Residential Area”in the Official Plan and havethe potential for development.See 8.19.2 Patrick Oliver, 10 Cyril Richardson Court“Privacy landscapeSee 9.1 See 9.1buffer?What does this mean?”10. Winter Maintenance10.1 Eileen and Chris Ethier, 12 Cyril Richardson Court“The following issues concernThe applicant has proposed aspecific buffer but that can berefined through the review ofthe plan of condominium.The details of winterD-6

Appendix DPublic Submission ReviewSubmission Discussion Conclusionus and should be fully addressbefore or if this developmentis permitted...road space – “condo size” –salt usage in winter, wherewill plowed snow go?”10. Mason Homes Issues10.1 Mason HomesMason Homes has identified anumber of detailed issuesrelated to reimbursement forover contribution forconstruction and servicing oftwo roads; and treatment ofBlock 22.The issue of reimbursementwill be dealt with through theplan of condominiumapplication.The Township understandsthat there are ongoingdiscussions with respect toBlock 22 which shouldresolve the concerns relatedto that land. It is proposedto rezone that block to permitresidential development aspart of this proposal.maintenance can be resolvedthrough the review of the planof condominium.That Block 22 be zoned topermit residentialdevelopment as part of theproposal.D-7

Appendix ESubmission from Mr. Steward C. McElroy andApplicant’s Response

Appendix FRecommended Zoning By-law Amendment

BY-LAW NUMBER 2012-OFTHE CORPORATION OF THE TOWNSHIP OF UXBRIDGEBEING A BY-LAW PASSED PURSUANT TO THE PROVISIONS OF SECTIONS 34 AND 36 OFTHE PLANNING ACT, R.S.O. 1990, AS AMENDED, TO AMEND ZONING BY-LAW NO. 81-19,AS AMENDED, OF THE CORPORATION OF THE TOWNSHIP OF UXBRIDGE, WITHRESPECT TO CERTAIN LANDS DESCRIBED AS PART OF LOT 33, CONCESSION 6, PART 3PLAN 40R-8507, 246 MAIN STREET NORTH AND BLOCK 22, PLAN 40M-2322, IN THETOWNSHIP OF UXBRIDGE, IN THE REGIONAL MUNICIPALITY OF DURHAM.WHEREAS the Planning and Economic Development Committee of the Council of the Corporation of theTownship of Uxbridge conducted a statutory public meeting, pursuant to the provisions of Section 34 of thePlanning Act, R.S.O. 1990, as amended, on the 27th day of September, 2010 regarding an application toamend Zoning By-law No. 81-19, with respect to permitting residential uses including single detacheddwellings, on certain lands located in Part of Lot 33, Concession 6, Part 3 Plan 40R-8507, 246 Main Streetin the Township of Uxbridge;AND WHEREAS the By-law hereinafter set out includes the use of the Holding (H) Symbol whichrestricts the use of the lands to those uses permitted in the Holding (H) zone until the Holding (H) Zone isremoved;AND WHEREAS the By-law hereinafter set out conforms with the general intent and purpose of theGreenbelt Plan, the Lake Simcoe Conservation Plan, and the Official Plans for the Regional Municipalityof Durham and the Township of Uxbridge;AND WHEREAS the Council of the Corporation of the Township of Uxbridge has, pursuant to Section 34(17) of the Planning Act, R.S.O. 1990, as amended, considered whether further notice is to be given withrespect to the By-law prior to the passing thereof and has determined that the By-law hereinafter set outsubstantially implements the proposal presented at the public meeting with respect to the subject lands heldon the on the 27th day of September, 2010, and that no further public meeting is necessary.NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE TOWNSHIP OFUXBRIDGE HEREBY ENACTS A BY-LAW AS FOLLOWS:1. THAT Schedule >A1= and ‘A2’ of Zoning By-law No. 81-19, as otherwise amended, is herebyamended by changing the Zone classification with respect to certain lands in Part of Lot 33,Concession 6, Part 3 Plan 40R-8507 and Block 22, Plan 40M-2322 in the Township of Uxbridge,from the Rural (RU) Zone, Environmental Protection (EP) Zone and Hamlet Residential (HR)Zone to the Holding Residential Second Density Exception No. 26 ((H)R2-26) Zone, HoldingResidential Second Density Exception No. 27 ((H)R2-27) Zone and Environmental ProtectionException No. 62 (EP-62) Zone which (H)R2-26, (H)R2-27 and EP-62 Zones and classificationsare hereinafter defined, in accordance with Schedule AA@ attached hereto and by reference formingpart of this By-law.2. THAT Section 4.10.4 entitled ASPECIAL ZONE CATEGORIES –RESIDENTIAL SECONDDENSITY (R2) ZONE@ of Zoning By-law No. 81-19, as amended, is hereby amended by addingthe following new subsections:A4.10.4.26 HOLDING RESIDENTIAL SECOND DENSITY EXCEPTION NO. 26 ((H) R2-26) ZONEa. No person shall within the Holding Residential Second DensityException No. 26 ((H)R2-26) Zone located in Part of Lot 33, Concession

6, Part 3 Plan 40R-8507 in the Township of Uxbridge, and shown onSchedule >A1' and’A2’ of Zoning By-law 81-19, as amended, use anybuilding or structure or make any other use of the land until the Holding(H) Symbol is removed by amendment to this By-law, except for asingle detached dwelling and accessory buildings and structures existingas of the February 29, 2012.b. Upon removal of the Holding (H) Symbol within the HoldingResidential Second Density Exception No. 26 ((H)R2-26) Zone locatedin Part of Lot 33, Concession 6, Part 3 Plan 40R-8507 in the Townshipof Uxbridge, and shown on Schedule >A1' and ‘A2’ of Zoning By-law81-19, as amended, notwithstanding the provisions of Sections 4.10.1,4.10.2 and 4.10.3 of Zoning By-law 81-19, as otherwise amended, to thecontrary, the following provisions shall apply and be complied withrespect to the lands in within the Residential Second Density ExceptionNo. 26 (R2-26) Zone located in Part of Lot 33, Concession 6, Part 3 Plan40R-8507 in the Township of Uxbridge:PERMITTED USESOnly the following uses are permitted, in addition to the uses in Sections4.10.1 a. vii., 4.10.1 b. and 4.10.1 c.:i. single detached dwelling house; .REGULATIONS FOR PERMITTED USESThe lands within the Residential Second Density Exception No. 26(R2-26) Zone located in Part of Lot 33, Concession 6, Part 3 Plan 40R-8507 in the Township of Uxbridge, and shown on Schedule >A1' and‘A2’ of Zoning By-law 81-19, as amended, shall be treated as one lotfor the purpose of these regulations:i. Minimum Lot Requirement 0.7 hectaresii. Minimum Lot Frontage 20 miii. Maximum number of dwelling housesper lot 16iv. Maximum Coverage of All Buildings 42%v. Minimum Yard Dimensions- 9 m from the rear wall of a dwelling house to the R2-17Zone boundary; and,- 7 m from the rear wall of a dwelling house to the EP - 62Zone boundaryvi. Maximum Height of Buildings 2 storeysvii. Minimum Number of Parking Spaces 2 per dwellinghouseviii. Minimum Landscaped Open Space Requirement- 3 m abutting the R2-17 boundary which shall be used forno other purpose than the planting of trees, shrubs, grassand other plantsix. Minimum Setback from a Private Right of Way- 3.6 m from the front wall of a dwelling house- 6 m from the front door of a garage- 1.5 m from covered open porchFor the purposes of this Zone, setback shall be defined as thehorizontal distance measured at right angles between a privateright of way and the nearest part of a building or structure.

x. Minimum Separation between Dwelling Houses2 mThe regulations of Section 5, General Zone Provisions, shall also applyto the lands in the R2-26 Zone, with the exception that no accessorybuildings shall be permitted in the minimum yards required bysubsection 4.10.4.26 b. v. from the boundary of the R2-17 Zone; thetotal lot coverage of accessory buildings will be subject to subsection4.10.4.26 b. iv; the parking requirements shall be as set out insubsection 4.10.4.26 b. vii. and an unenclosed porch may project into arequired yard abutting an R2-17 or EP-62 Zone a maximum of 3 metresprovided that such a porch is not more than 3 metres above finishedgrade.c. THAT the Council of the Corporation of the Township of Uxbridge shall notremove the Holding (H) Symbol from the Holding Residential Second DensityException No. 26 ((H)R2-26) Zone on the lands which are the subject of this bylawuntil the following conditions have been complied with:i. The Township has approved servicing allocation for the development inaccordance with the Uxbridge Urban Area Servicing Allocation Policy;ii.iii.Updated servicing studies and other technical studies have been carriedout in accordance with the requirements of the Township of Uxbridgeand Region of Durham in consultation with the Lake Simcoe RegionConservation Authority which addresses in particular the relevantrequirements of Section 3.2.5.2 of the Greenbelt Plan and therelationship to the adjacent existing residential development, includingany issues related to drainage and grading, and the recommendationshave been incorporated into plan of condominium agreement andfinancially secured. As part of the preparation of the updated servicingstudies and other technical studies, a detailed grading plan, crosssections, and detailed physical models of the complete site and itsrelationship to adjacent development shall be prepared whichdemonstrate to the satisfaction of the Township that the development iscompatible with the adjacent development with respect to grading andelevation and the recommendations have been incorporated into plan ofcondominium and related agreement and financially secured;As part of the plan of condominium, the following issues shall beaddressed to the satisfaction of the Township and, shall be incorporatedinto the plan of condominium and, where appropriate, the plan ofcondominium agreement and financially secured:- where the residential development abuts existing residentialdevelopment, rear yards to face rear yards of existing developmentwherever possible;- ensure elevations adjacent to abutting existing residences areminimized as much as technically feasible;- provide for a public trail connection from Oakside Drive easterlythrough the plan of condominium and along the overland flowroute to the valley of the Uxbridge Brook on an easementdedicated to the Township which permits public use of the trailwhich will connect to a public trail in the valley;- develop a trail route in the valley lands including an assessment ofthe use of the existing bridge for a trail for the long term and

provide for improvements to the valley in accordance with Section3.2.5.2 of the Greenbelt Plan;- dedicate the environmental lands to the Township;- landscaping and tree planting and preservation plan, including acompensation/restoration plan and edge management plan,utilizing native species, addressing invasive species, andmaximizing landscaping for all areas abutting existing residences;- construction traffic management plan approved by the Township;- external design elements for proposed dwellings including the rearfacades;- stormwater management facility addresses requirements of theTownship, as well as the Conservation Authority and LakeSimcoe Protection Plan;- any requirements of the Uxbridge Urban Area Servicing AllocationPolicy approvals;- the sale of the Township lands for access to Oakside Drive;- cash-in-lieu of parkland requirements;- consideration of the orientation of buildings with respect to sunexposure and other features which contribute to more sustainabledevelopment.iv.All necessary approvals have been received from Lake Simcoe RegionConservation Authority, and any conditions of the Authority have beenappropriately incorporated into the plan of condominium agreementand financially secured, all to the satisfaction of the Authority andconfirmed in writing to the Township; and,v. The Owner has entered any required Development Agreement with theRegion of Durham, to be registered on the title of the lands and shallsatisfy the Region’s requirements with respect to a Reliance Letter andProof of Insurance form with regarding the Phase I ESA.4.10.4.27 HOLDING RESIDENTIAL SECOND DENSITY EXCEPTION NO. 27 ((H) R2-27) ZONEa. No person shall within the Holding Residential Second DensityException No. 27 ((H)R2-27) Zone located in Part of Lot 33, Concession6, Part 3 Plan 40R-8507 and Block 22, Plan 40M-2322 in the Townshipof Uxbridge, and shown on Schedule >A1' and’A2’ of Zoning By-law81-19, as amended, use any building or structure or make any other useof the land until the Holding (H) Symbol is removed by amendment tothis By-law, except for a single detached dwelling and accessorybuildings and structures existing as of the February 29, 2012.b. Upon removal of the Holding (H) Symbol within the HoldingResidential Second Density Exception No. 27 ((H)R2-27) Zone locatedin Part of Lot 33, Concession 6, Part 3 Plan 40R-8507 and Block 22,Plan 40M-2322 in the Township of Uxbridge, and shown on Schedule>A1' and ‘A2’ of Zoning By-law 81-19, as amended, notwithstandingthe provisions of Sections 4.10.1, 4.10.2 and 4.10.3 of Zoning By-law81-19, as otherwise amended, to the contrary, the provisions of the R2-17 Zone shall apply and be complied with respect to the lands in withinthe Residential Second Density Exception No. 27 (R2-27) Zone locatedin Part of Lot 33, Concession 6, Part 3 Plan 40R-8507 and Block 22,Plan 40M-2322 in the Township of Uxbridge with the exception that theminimum lot area shall be 430 square metres.

c. THAT the Council of the Corporation of the Township of Uxbridge shall notremove the Holding (H) Symbol from the Holding Residential Second DensityException No. 27 ((H)R2-27) Zone on the lands which are the subject of this bylawuntil the following conditions have been complied with:i. The Township has approved servicing allocation for the development inaccordance with the Uxbridge Urban Area Servicing Allocation Policy;ii.iii.A Site Plan and other required documentation has been completed bythe proponent and approved by the Township of Uxbridge which,among other matters, addresses servicing, drainage and the relationshipto the abutting lands; and,The Owner has entered into a Site Plan Development AgreementTownship to be registered on the title of the lands.”3. THAT Section 4.1.4 entitled SPECIAL ZONE CATEGORIES –ENVIRONMENTALPROTECTION (EP) ZONE@ of Zoning By-law No. 81-19, as amended, is hereby amended byadding the following new subsection:4.1.4.62 ENVIRONMENTAL PROTECTION EXCEPTION NO. 62 (EP-62) ZONENotwithstanding the provisions of Sections 4.1.1 and 4.1.2, within theEnvironmental Protection Exception No. 62 (EP-62) Zone located in Part of Lot33, Concession 6, Part 3 Plan 40R-8507 in the Township of Uxbridge, and shownon Schedule ‘A1’ and ‘A2’ of Zoning By-law No. 81-19, as amended, thefollowing regulations apply:PERMITTED USESThe only permitted uses shall be:i. conservation, forestry, reforestation or similar passive uses that providefor the preservation and management of the natural environment;ii. flood, erosion and siltation control works;iii. non-motorized trail uses or other similar low intensity recreational uses;and,iv. a stormwater management facility;v. a public use in accordance with the provisions of Section 5.18 hereof.PERMITTED BUILDINGS AND STRUCTURESThe only permitted buildings and structures shall be:i. buildings and structures essential for flood, erosion and siltation controland stormwater management and any public use; and,ii. trails and other small scale structures accessory to trails and other lowintensity recreational uses including boardwalks, informational signage,foot bridges, fences and picnic facilities.”4. THAT Zoning By-law No. 81-19, as amended, is hereby amended to give effect to the foregoing,but Zoning By-law No. 81-19, as amended, shall in other respects remain in full force and effectsave as may be otherwise amended or hereinafter dealt with.5. THAT this By-law shall come into force on the date it is passed by the Council of the Corporationof the Township of Uxbridge subject to the applicable provisions of the Planning Act, R.S.O.1990, as amended.

READ A FIRST, SECOND and THIRD time and finally passed on the_________________, 2012.________day of_______________________GERRI LYNN O’CONNORMAYOR_______________________DEBORAH LEROUXCLERK