~Oshawa· Report

To: Development Services Committee Item: Date of Report:

DS-13-241 October 16, 2013

From: Commissioner, Development File: Date of Meeting:

Services Department S-0-2013-01 October 21, 2013 B-31 00-0183 Z-2013-01

Subject: Applications to Amend the Eastdale Part II Plan of the Oshawa Official Plan and Zoning By-law No. 60-94 and for Approval of a Revised Draft Plan of Subdivision S-0-2013-01 East of Fleetwood Drive, south of future PUBLIC REPORT

Kettering Drive extension Beechnut Development Corporation Limited

1.0 PURPOSE

The purpose of this report is to provide a recommendation on applications submitted by Beechnut Development Corporation Limited (Beechnut) to amend the Eastdale Part II Plan of the Oshawa Official Plan and Zoning By-law No. 60-94 and for approval of a revised draft plan of subdivision (S-0-2013-01) to permit 39 single detached dwelling lots on a new crescent road on lands generally located east of Fleetwood Drive, south of the future Kettering Drive extension.

The subject site was originally approved as a new public elementary school site for the Durham District School Board. The school site is no longer required by the Durham District School Board.

The City of Oshawa recently acquired from Beechnut a 10 metre (33ft.) wide piece of land immediately east of the proposed subdivision that now forms part of the future Kettering Park. This small strip of park land is currently zoned R1-C(4) (Residentiai)/CIN (Community Institutional). The balance of Kettering Park is zoned OSP (Park Open Space). For housekeeping purposes, it is proposed that this 10 metre wide strip of City owned parkland also be zoned as OSP (Park Open Space) during the processing of the subject applications.

Attachment No. 1 is a map showing the location of the subject site and the existing zoning in the area.

Attachment No. 2 is a· copy of the proposed draft plan of subdivision S-0-2013-01 submitted by the applicant that was considered at the June 17, 2013 public meeting.

Attachment No. 3 is a copy of the revised draft plan of subdivision S-0-2013-01 submitted by the applicant to address changes requested by staff and for which approval is now being requested.

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Report to the Development Item: DS-13-241 Services Committee (Continued) -2- Meeting Date: October 21, 2013

Attachment No. 4 is a copy of the applicant's proposed Official Plan Amendment to the Eastdale Part II Plan.

Attachment No. 5 is a copy of the R 1-E(5) (Residential) Zone regulations which the applicant proposes to have applied to the proposed draft plan of subdivision.

Attachment No. 6 is a copy of staff's recommended conditions of draft approval for draft plan of subdivision S-0-2013-01.

On June 17, 2013 a public meeting was held in respect to the subject applications. At the conclusion of the public meeting, the Development Services Committee adopted a recommendation to refer the applications back to staff for further review and the preparation of a subsequent report and recommendation. The minutes of the June 17, 2013 public meeting form Attachment No.7 to this report.

Since the June 17, 2013 public meeting, the applicant has revised the development proposal. The key differences between the proposal considered at the public meeting (Attachment No. 2) and the revised proposal (Attachment No. 3) are as follows:

• The proposed 6 metre ( 19.7 ft.) wide walkway block located between Lots 1 0 and 11 connecting the new Street 'A' to Kettering Park has been removed. This walkway block is not necessary from a pedestrian access perspective or for stormwater servicing. In addition, the walkway block would create unnecessary future maintenance costs and land use conflicts.

• The number of lots with a minimum lot frontage of 11 metres (36 ft.) has decreased from 18 lots to 13 lots.

• The number of lots with minimum lot frontage of 12 metres (39.4 ft.) has increased from 21 lots to 26 lots.

2.0 RECOMMENDATION

1. That, pursuant to Report DS-13-241 dated October 16, 2013, the application submitted by Beechnut Development Corporation Limited to amend the Eastdale Part II Plan of the Oshawa Official Plan (File No.: B-3100-0183) be approved and the necessary by­law be passed generally in accordance with the comments in the above-noted Report.

2. That, pursuant to Report DS-13-241 dated October 16, 2013, the application submitted by Beechnut Development Corporation Limited to amend Zoning By-law No. 60-94 (File No.: Z-2013-01) to appropriate zones to implement a draft plan of subdivision and the addition to Kettering Park be approved and the necessary by-law be passed generally in accordance with the comments in the above-noted report.

3. That, pursuant to Report DS-13-241 dated October 16, 2013, the application submitted by Beechnut Development Corporation Limited to implement a revised draft plan of subdivision (File No.: S-0-2013-01), which proposes single detached dwellings on a

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Report to the Development Item: DS-13-241 Services Committee (Continued) - 3 - Meeting Date: October 21, 2013

new local road on certain lands generally located east of Fleetwood Drive, south of the future Kettering Drive extension be approved subject to conditions as set out in Attachment No. 6 of said Report.

3.0 EXECUTIVE SUMMARY

In response to the subject applications submitted by Beechnut for lands on the east side of Fleetwood Drive, south of the future Kettering Drive extension, this Department recommends the approval of the applications to amend the Eastdale Part II Plan and Zoning By-law No. 60-94 and to implement a revised draft plan of subdivision S-0-2013-01 to permit 39 lots for single detached dwellings on a new crescent road.

4.0 INPUT FROM OTHER SOURCES

4.1 Other Departments and Agencies

~ No department or agency that provided comments has any objection to the approval of the subject applications. Certain technical issues and requirements related to the proposed development have been identified and can be resolved during the subdivision approval or building permit processes, if the applications are approved.

4.2 Public Comments

~ At the June 17, 2013 public meeting certain concerns were raised regarding the proposed development (see Attachment No. 7). In addition the City has received a petition from a number of area residents opposed to the proposed development. The key concerns are set out below together with a staff response:

Deletion of the Public Elementary School Site

• A number of people have expressed concern that a public elementary school will not be built in their neighbourhood.

Staff Response

• The Eastdale Part II Plan specifies that in the event that a site intended for a public or separate elementary school is not needed for that use or other community uses, such site may alternatively be used for Low Density Residential uses without requiring an amendment to the Eastdale Part II Plan.

• The Durham District School Board does not require the site for a public elementary school.

• The Durham District School Board has advised that it has no objection to the approval of the subject applications and students from the neighbourhood can be accommodated within existing school facilities.

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Report to the Development Item: DS-13-241 Services Committee (Continued) -4- Meeting Date: October 21, 2013

• The Durham Catholic District School Board has no objection to the proposed development and students from the neighbourhood can be accommodated at John XXII Catholic elementary school.

Timing of Construction of Kettering Park

• A number of people have expressed concern that Kettering Park has not yet been constructed.

Staff Response

• It is anticipated that the construction of Kettering Park will to be tendered soon and will be completed in 2014.

5.0 ANALYSIS

5.1 Background

);> The subject site is generally located on the east side of Fleetwood Drive, south of the future Kettering Drive extension (see Attachment No. 1).

);> An application to amend the Eastdale Part II Plan has been submitted to delete the existing elementary school designation.

);> A rezoning is required to permit the proposed development and to delete the existing GIN zoning from the subject site.

);> Approval of a plan of subdivision is required to create the lots and road.

);> The following is background information concerning the subject applications:

Existing Requested/Proposed Oshawa Official Residential No change Plan Designation Eastdale Part II Community Use Low Density Residential Plan Public Elementary

School Zoning By-law R1-C(4) • Rezone the site to the R1-E(5) (Residential) No. 60-94 (Residentiai)/CIN Zone to implement the proposed draft plan of

(Community subdivision. '

Institutional) • Rezone the 10 metre (33ft.) wide piece of City-owned land immediately east of the proposed draft plan of subdivision to OSP (Park Open Space).

Use Vacant Single detached dwellings and a new local road.

­

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Report to the Development Item: DS-13-241 Services Committee (Continued) - 5 - Meeting Date: October 21, 2013

~ Adjacent Land Uses:

North Vacant land, however, a draft plan of subdivision (18T-97027) is draft approved for these lands showing a mix of single detached dwellings and street townhouses

South Single detached dwellinQs East Future KetterinQ Park West Single detached dwellings across Fleetwood Drive

~ Proposed Development Details (Attachment No. 3):

Gross Area of Draft Plan 2.21 ha (5.5 ac.) Net Residential Area of Single Detached DwellinQ Lots 1.75 ha (4.32 ac.) Number of Proposed Single Detached Dwelling Lots 39 Net Residential Density of Single Detached Dwelling 22.3 u/ha (9.0 u/ac.) Lots Minimum Lot Frontages of Single Detached Dwellings • 11 m (36.0 ft.)- 13 lots

• 12 m (39.4 ft.)- 26 lots

5.2 Oshawa Official Plan and Eastdale Part II Plan

~ The subject site is designated as Residential in the Oshawa Official Plan. The Oshawa Official Plan specifies, in part, that areas designated as Residential shall be predominately used for residential dwellings.

~ The subject site is designated as Community Use - Public Elementary School in the Eastdale Part II Plan.

~ Section 8.3.5.3 of the Eastdale Part II Plan states that an Official Plan Amendment is not required to use the site for Low Density Residential uses, provided the site is not needed for either the intended public elementary school or other community uses. The Durham District School Board does not require this site.

~ The owner has submitted an application to amend the Eastdale Part II Plan to delete the Community Use - Public Elementary School designation (see Attachment No.4). The owner wishes to develop single detached dwellings on the site rather than market the site for other community uses.

~ Fleetwood Drive is a Collector Road. The proposed crescent road will be a local road.

~ This Department has no objection to the approval of the application to amend the Eastdale Part II Plan. Section 5.5 of this report sets out the rationale for this position.

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Report to the Development Item: DS-13-241 Services Committee (Continued) - 6 - Meeting Date: October 21, 2013

5.3 Zoning By-law No. 60-94

};> The subject site is currently zoned R1-C(4) (Residentiai)/CIN (Community Institutional). The R1-C(4) (Residential) zoning permits single detached dwellings on lots with a minimum lot frontage of 13.5 metres (44.3 ft.) and a minimum lot area of 360 square metres (3,875 sq. ft.). The GIN (Community Institutional) zoning permits an assembly hall, children's shelter, church, club, excluding a nightclub, day care centre, elementary school, private school and secondary school.

};> Proposed draft plan of subdivision S-0-2013-01 includes some lots having a minimum lot frontage of 11 metres (36 ft.) and a minimum lot area of approximately 305 square metres (3,283 sq. ft.). A number of the proposed lots do not comply with the existing R1-C(4) requirements. As a result, the applicant has submitted a rezoning application to permit the proposed development and to delete the existing GIN zoning.

};> The applicant has requested that the subject site be rezoned to the R 1-E(5) (Residential) Zone which permits single detached dwellings subject to a special condition related to minimum yard depths, maximum building height and maximum lot coverage (see Attachment No. 5). The R1-E(5) Zone applies to other lots in this area (see Attachment No. 1). ·

};> The proposal to rezone the 10 metre (33ft.) wide piece of City owned land immediately east of the proposed draft plan of subdivision to OSP (Park Open Space) is a housekeeping measure to recognize that this land is part of Kettering Park.

};> This Department has no objection to the approval of the application to amend Zoning By-law No. 60-94. Section 5.5 of this report sets out the rationale for this position.

5.4 Subdivision Design Considerations

};> The revised draft plan of subdivision shows 39 lots for single detached dwellings on a crescent road (see Attachment No. 3).

};> Detailed design matters will be reviewed during the further processing of the applications to ensure compliance with the City's Landscaping Design Policies,. engineering standards and other policies, if the subject applications are approved.

};> This Department has no objection to the approval of the revised draft plan of subdivision subject to certain conditions contained in Attachment No. 6. Section 5.5 of this report sets out the rationale for this position.

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Report to the Development Item: DS-13-241 Services Committee (Continued) - 7 - Meeting Date: October 21, 2013

5.5 Basis for Recommendation

~ This Department has no objection to the approval of the subject applications for the following reasons:

(a) The proposed development is consistent with the Provincial Policy Statement and conforms with the Provincial Growth Plan since it provides a broader range of lot and housing sizes in the area and it makes a more efficient use of the site in comparison to the existing residential zoning;

(b) The proposed development conforms with the Durham Region Official Plan;

(c) The subject subdivision site is not required by the Durham District School Board for a public elementary school as originally planned.

(d) The proposed development is compatible with existing and planned surrounding land uses.

(e) The proposed low density residential development is located in the interior of a residential neighbourhood on local and collector roads abutting a future neighbourhood park.

(f) The proposed development represents good planning.

6.0 FINANCIAL IMPLICATIONS

>- There are no financial implications associated with the Recommendation in this Report.

7.0 RESPONSE TO THE OSHAWA STRATEGIC PLAN

>- The Recommendation is intended to advance the Economic Prosperity and Environmental Responsibility goals in the Oshawa Strategic Plan.

Paul Ralph, B.E.S., RPP, Director Planning Services

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"··~r~ \\· ,\J'\.,;::t·~t,~r,-Thoma~ B. Hodgins, :a~~-. M.A., RPP, Commissioner Development Services Department

RB/c Attachments

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Attachment No. 1

DEVELOPMENT SERVICES DEPARTMENT

Item No.: DS-13-241 Subject: Applications to Amend the Eastdale Part II Plan

and Zoning By-law No. 60-94 and for Approval of a Revised Draft Plan of Subdivision (S-0-2013-01)

Address: East of Fleetwood Dr, south of future Kettering Dr extension File No.: S-0-2013-01, B-3100-0183, Z-2013-01

- Subject Site

192

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Attachment No. 2: Original Draft Plan of Subdivision

Item No.: DS-13-241 '19 3 Subject: Applications to Amend the Eastdale Part II Plan and Zoning By-law No. 60-94 and for

Approval of a Revised Draft Plan of Subdivision (S-0-2013-01) Address: East of Fleetwood Dr, south of future Kettering Dr extension City ofOshaH/a

File No.: S-0-2013-01 B-3100-0183 Z-2013-01 Dt:VELUPMLNT SERvJCt:S DEPARTMioNl'

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Attachment No. 3: Revised Draft Plan of Subdivision

Item No.: DS-13-241 1~ 4 Subject: Applications to Amend the Eastdale Part II Pl~m and Zoning By-law No. 60-94 and for

Approval of a Revised Draft Plan of Subdivision (S-0-2013-01) Address: East of Fleetwood Dr, south of future Kettering Dr extension Ci(v (!{Osl11.nva

f)Lf'H.UPMLNTSU?f1CLS LlM'ARTMENJ File No.: S-0-2013-01, B-3100-0183, Z-2013-01

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Attachment No,

PART I

PART II

PART III

PART IV

Schedule "A" to By-law ___ - 2013

AMENDMENT NUMBER ____ TO THE

CITY OF OSHA WA OFFICIAL PLAN

INTRODUCTION Purpose Location

Basis

ACTUAL AMENDMENT

IMPLEMENTATION

INTERPRETATION

Note: Parts I, III and IV do not constitute the legal parts of this Amendment but serve only to provide background information.

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PART 1: INTRODUCTION

Purpose

The purpose of this Amendment to the Eastdale Part II Plan of the Oshawa Official Plan is to redesignate certain lands generally located on the east side ofFleetwood Drive, south ofRossi and Road East, from Community Use - Public Elementary School to Low Density Residential.

Location

This Amendment applies to certain lands generally located on the east side of Fleetwood Drive, south of Rossland Road East. The general location of these lands is shown on Exhibit "A" attached to this Amendment.

Basis

The Council of the Corporation of the City of Oshawa is satisfied that this Amendment to the Eastdale Part II Plan of the Oshawa Official Plan is appropriate.

PART II: ACTUAL AMENDMENT

The Amendment to the Eastdale Part II Plan of the Oshawa Official Plan consists of the following:

I. Schedule "A" Eastdale Land Use and Road Plan for the Part II Plan for the Eastdale Planning Area is hereby amended by re-designating certain lands on the east side of Fleetwood Drive, south of Rossland Road East, from "Community Use - Public Elementary School" to "Low Density Residential" as shown on Exhibit "A" attached to this Amendment.

PART III: IMPLEMENTATION

The provisions set forth in the City of Oshawa Official Plan and Eastdale Part II Plan, as amended, regarding the implementation of the Plans, shall apply to regard to this Amendment.

PART IV: INTERPRETATION

The provisions set forth in the City of Oshawa Official Plan and Eastdale Part II Plan, as amended, regarding the interpretation of the Plans, shall apply in regard to this Amendment.

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EXHIBIT "A"

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EASTDALE LAND USE RESIDENTIAL COMMERCIAL TRANSPORTATION

c::J AND ROAD PLAN Low Density Residential

m - Planned Commercial Centre fiiii! Type 'A' Arterial Road

~ Med ium Density I Residential Convenie nce Commercial Centre R Type 'B' Arterial Road PART II PLAN FOR THE EASTDALE PLANNING AREA High Density I Residential COMMUNITY USE ) I II II j Type 'C' Arterial Road

~ {Z22l La rge Lot Single Family Dwell ings c:J Community Use ~ ~ Collector Road

-v OPEN S PACE AND RECREATION Public Elementary School A Recreation Trail lU - Open Space and Recreation

MARCH 2011 -J Separate Elementary School f- •-! Planning Area Boundary

~ Neighbourhood Park Cl1urch • • • • ~ • D : Deferred Area

I3J Community Park j•••] Pedestrian Underpass I~~~ ~

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DS-13-241 Attachment No. 5

Proposed Zoning Regulations

Minimum Lot Frontage: 11.0 metres

Minimum Lot Area: 315 square metres

Minimum Front Yard Depth: 3.0 metres

Minimum Interior and Exterior Side Yard Depths:

For an interior lot, a minimum interior side yard depth of 1.2 metres shall be provided on one side of the dwelling unit and a minimum interior side yard depth of 0.6 metres shall be provided on the other side of the dwelling unit.

For a corner lot, a minimum exterior side yard depth of 2.0 metres shall be provided and a minimum interior side yard depth of 0.6 metres shall be provided.

Maximum Lot Coverage: 45%

Maximum Height: 10.5 metres

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Attachment No. 6 To the Report of the Commissioner of Development Services

Dated October 16, 2013, Item No. DS-13-241

City of Oshawa Recommended Conditions of Approval for Draft Plan of Subdivision S-0-2013-01 (Last date of revision September 12, 2013

by Beechnut Development Corporation)

A. General

1. That the final 40M plan for registration shall show that all single detached lots have a minimum frontage of 9 metres measured at the street line.

2. That the subdivider enter into a subdivision agreement with the City to ensure the fulfillment of the City's requirements, financially or otherwise.

3. That any approvals which are required from the Region of Durham, Central Lake Ontario Conservation Authority, Oshawa Public Utilities Commission and any other regulatory authority for the development of this plan be obtained by the subdivider and written confirmation be provided to Planning Services.

4. That a draft of the final 40M plan for registration be submitted to Planning Services for review and comment by all agencies and departments.

5. That a draft of the 40R Plans related to engineering matters shall be submitted to Engineering Services with the engineering submission for review and comment.

B. Servicing

6. That the subdivider acknowledges that authority to provide any subdivision pre-serv1cmg approval, prior to execution of a subdivision agreement, is delegated to the Director of Engineering Services. Pre-servicing will only be considered where it is not possible to execute and register the subdivision agreement in the time frame required to commence servicing for engineered services.

7. That the subdivider arrange for, and pay the cost of all services required to service the plan, in accordance with City policies and requirements.

8. That the cost of any relocation, extension, alteration, damage repair or extraordinary maintenance of existing services necessitated by this development shall be the responsibility of the subdivider.

C. Stormwater

9. That this development comply with City policies and by-laws with respect to stormwater management.

10. That a final storm drainage scheme for the lands within and abutting this plan be submitted to Engineering Services for approval prior to preparation of the engineering drawings for this subdivision. The engineering design for this plan shall generally follow the storm drainage scheme as described in the submitted Functional Servicing Plan Letter Report, prepared by

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GHD, dated April 11, 2013 with consideration to comments set out in a memorandum dated July 9, 2013 from Engineering Services to Planning Services.

11. That the land within the draft plan not be unreasonably graded, filled or stripped except in compliance with the City's Site Alteration By-law 85-2006 or in advance of building activity, so as to cause dust and increased stormwater runoff from the lands resulting in erosion and silting of roads, services, valley lands, creeks and privately owned property.

D. Engineering Plans/Drawings Required

12. That engineering drawings, including a traffic management plan, be prepared in accordance with City policies and requirements. Prior to the preparation of the subdivision agreement, the plan and drawings are to be submitted to and approved by Engineering Services. The engineering drawings shall include Utility Co-ordination Plans which illustrate and establish the final design and location of all above-ground and below-ground utility plant and structures that service the plan. Further the engineering drawings shall be coordinated with the streetscape/architectural control guidelines and urban design guidelines and shall co­ordinate the driveways, street hardware and street trees in order to ensure that conflicts do not exist and street trees are accommodated.

13. In the event that the subdivision agreement is not executed within one (1) calendar year from the date of approval of the engineering drawings, said drawings shall be resubmitted to Engineering Services for approval again prior to execution of the subdivision agreement.

E. Studies/Reports/Guidelines Required

Hydrogeological

14. That the subdivider shall submit a Hydrogeological Assessment report, which may form part of a Geotechnical Report, that addresses, at a minimum, the following issues:

(a) The sizing of the Foundation Drain Collector System; (b) Any potential for the formation of calcium carbonate buildup in the foundation drains

and service connections within this draft plan and provide appropriate remedial measures; and

(c) The ability to minimize the extent of building footing drains below the seasonal high groundwater table by means of changing the overall design of this development.

Soils

15. That the subdivider prepare a soils/Geotechnical report for implementation as appropriate, with the subdivision agreement to ensure the recommendations of the soils/Geotechnical report related to municipal services and road structure, including any requirement that development on engineered fill be certified by a qualified professional engineer. This report shall be submitted to Engineering Services in conjunction with the first engineering submission, together with soils profiles plotted on a separate set of the engineered construction drawings. The report must also include an orientation map illustrating the lots affected by any proposed engineered fill recommendations.

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Streetscape/Architectural Control Guidelines

16. That prior to the sale of any home, the subdivider shall engage a control architect, satisfactory to Planning Services. This control architect will prepare and submit to Planning Services streetscape/architectural control guidelines which are satisfactory to Planning Services, approve all models offered for sale and certify that all building permit plans comply with the City approved guidelines.

F. Road Design & Details

17. That all streets, including dedicated corner sight triangles and pavement elbows, be designed to City standards.

18. That the subdivider ensure that all streets properly align with existing and proposed development outside the limits of and abutting this plan. In this regard, the subdivider shall provide written verification to Engineering Services as part of the draft 40M Plan submission, from an Ontario Land Surveyor that the alignment of all streets and their extension outside the limits of this plan will meet the design requirements of the City.

19. That reserves, as may be required by the City, be shown on draft 40M plan and be conveyed to the City.

20. That the subdivider acknowledge that current City policy provides consideration of a reduced road allowance width of 18 metres, provided the road in question services less than 1 00 units, and that the Commissioner of the Department of Development Services shall require the standard 20 metre road allowance width if it is determined that the construction and/or maintenance of the public services within the road allowance is not financially or otherwise feasible.

21. That the subdivider arrange for and pay the cost of the services required to complete the Stage 2 Services along the east side of Fleetwood Drive abutting the flankage of Lot 26 within the plan.

22. That the final plan for registration be revised to incorporate the City's mm1mum road geometric design criteria. The subdivider shall reduce the number of residential building lots or reconfigure some of the lot structures as determined necessary to meet the geometric design criteria.

23. That the street be named to the satisfaction of Planning Services.

G. Driveways

24. That Engineering Services approve the location of driveway(s) on all lots in the subdivision agreement or the utility coordination plan.

25. That the location of all driveways maintain a mm1mum one (1) metre clearance from all above ground utility structures or other like apparatus.

26. That any driveway leading to a private garage on any lot fronting on a road allowance of less than 20 metres that does not have a City sidewalk planned for that side of the public highway shall have a minimum length of seven metres (7.0 m) from the street line to the garage.

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27. That the subdivider provide roll-up type garage doors where the front yard setback to the garage is 7.0 metres or less.

H. Utility Easement & Blocks

28. That the subdivider grant free of charge any easements required for servicing and the conveyance of overland flows. Easements shall be located and sized to the satisfaction of Engineering Services and/or the Region of Durham and shall be granted upon request at any time after the draft approval of the plan.

29. That the final plan for registration include Block(s) or easement(s) required to facilitate the installation of any utility services which cannot be accommodated in the City's right-of-way to the satisfaction of Engineering Services.

I. Landscaping

30. That this development comply with the City's Landscaping Design Policies and requirements. Without limiting the generality of the foregoing, the subdivider shall prepare and coordinate the landscape plans with the engineering drawings to the satisfaction of Planning Services and Engineering Services. The following shall be submitted to Planning Services:

(a) The landscape submission shall include, but is not limited to, fencing along the park boundary and street tree planting; and,

(b) A statement from a Landscape Architect shall certify that measures employed are appropriate to promote the preservation of existing site features and vegetation.

31. That the subdivider undertake to the satisfaction of Planning Services and Engineering Services and at no cost to the City:

(a) The installation of fencing along the park boundary; and, (b) The installation of street trees, in accordance with the City standards and

requirements.

32. That the subdivider deposit with the City a public lands damage deposit and monetary security in amounts to be specified in the subdivision agreement as determined by Planning Services. This shall ensure that the public lands are not damaged and that certain site improvements, landscaping, fencing and vegetation preservation, in accordance with the approved conditions and plans, are carried out.

J. Zoning

33. That the Zoning By-law be appropriately amended in order to implement the draft plan.

K. Construction Access

34. That heavy construction access be approved by Engineering Services.

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