Paul D. Ralph, BES, RPP, MCIP, Commissioner, Development Services Department

Transcription

1 Public Report To: From: Report Number: Development Services Committee Paul D. Ralph, BES, RPP, MCIP, Commissioner, Development Services Department DS Date of Report: March 23, 2017 Date of Meeting: March 27, 2017 Subject: File: Application for Approval of a Draft Plan of Subdivision (S-O ), west of Thornton Road South, north and south of the future Consumers Drive extension, Ontario Inc. (Halloway Developments) S-O Purpose The purpose of this report is to provide a recommendation on the application submitted by Ontario Inc. (Halloway Developments) for approval of a draft plan of subdivision (S-O ) to create two industrial blocks, two commercial blocks, the future Consumers Drive extension and one new local road on lands located west of Thornton Road South, north and south of the future Consumers Drive extension. The northern portion of the subject site, north of the future Consumers Drive extension, has been identified by Metrolinx as a future GO train station site through the Environmental Assessment (EA) for the Oshawa to Bowmanville Service Expansion and East Region Rail Maintenance Facility that was completed in Attachment 1 is a map showing the location of the subject site and the existing zoning in the area. Attachment 2 is a copy of the proposed draft plan of subdivision S-O submitted by the applicant. Attachment 3 is a copy of the site plan for the proposed Thornton s Corners GO Station that was prepared by AECOM for Metrolinx as part of the Oshawa to Bowmanville Service Expansion and East Region Rail Maintenance Facility - Environmental Assessment Study. On December 7, 2015 a public meeting was held in respect to the subject application. At the conclusion of the public meeting, the Development Services Committee adopted a recommendation to refer the application back to staff for further review and the preparation of a subsequent report and recommendation. The minutes of the December 7, 2015 public meeting form Attachment 4 to this report.

2 Meeting Date: March 27, 2017 Page 2 Attachment 5 is a copy of DS-16-83, a letter dated April 6, 2016 from the consulting firm GHD regarding Draft Plan of Subdivision S-O which was referred to staff on May 24, 2016 by the Development Services Committee for a direct response. The letter from GHD requested that the application be put on hold until Halloway can obtain definitive information from Metrolinx that the lands north of the Consumers Drive extension will be acquired for a GO station site. 2.0 Recommendation That the Development Services Committee recommend to City Council: 1. That, pursuant to Report DS dated March 23, 2017, the application submitted by Ontario Inc. (Halloway Developments) to implement a draft plan of subdivision (File S-O ), which proposes two industrial blocks, two commercial blocks, the future Consumers Drive extension and one new local road on lands located west of Thornton Road South, north and south of the future Consumers Drive extension be denied in accordance with the comments contained in Report DS That City Council request Metrolinx to advance the acquisition of the necessary portion of the subject property required for the future Thornton s Corners GO Station and GO Train extension to Bowmanville. 3.0 Executive Summary This Department recommends that the application submitted by Ontario Inc. (Halloway Developments) for approval of a draft plan of subdivision (File S-O ) be denied generally for the following reasons: (a) The application is inconsistent with the Provincial Policy Statement (PPS) since it would negatively affect the proposed transportation facility and planned corridor identified through the Environmental Assessment (EA) for the proposed Oshawa to Bowmanville GO Train Service Expansion; (b) The Provincial Growth Plan requires municipalities to ensure that corridors are identified and protected to meet current and projected travel modes. This application does not conform with the Provincial Growth Plan as it could preclude or negatively affect the development of the future Thornton s Corners GO Station on the northern portion of the site and the GO Train extension to Bowmanville. (c) Metrolinx has noted that the lands subject to the application include lands identified for the planned expansion of GO Train Services from Oshawa to Bowmanville including the preferred location for the Thornton s Corners GO Station. A corresponding Environmental Assessment (EA) and Preliminary Design Study were completed and approved on March 28, The EA was documented in an Environmental Project Report filed for public review. Metronlinx intends to work with the City, the Region and the property owner to move toward a development plan that reflects the interest of all parties.

3 Meeting Date: March 27, 2017 Page 3 (d) The proposed draft plan of subdivision is not supported by the Region of Durham as it is premature, not in the public interest, and is inconsistent with the Provincial Policy Statement and is in conflict with the Provincial Growth Plan. (e) The proposed draft plan of subdivision does not conform with the ultimate intent of the Oshawa Official Plan. (f) The proposed draft plan of subdivision for lands south of the Consumers Drive extension is premature until additional information is submitted and approved (e.g. functional servicing and stormwater management report, environmental impact study). 4.0 Input From Other Sources 4.1 Region of Durham Comments received from the Region of Durham Planning and Economic Development Department state that: In brief, it is the Region s position that this application is premature, is not in the public interest, and should not be approved as submitted. It is not consistent with the PPS, and is in conflict with the Growth Plan. The Region advises that the policies of the PPS and Growth Plan speak to the need for planning authorities to protect for transportation corridors. It is the Region s position that the proposed draft plan of subdivision could preclude or negatively affect the use of the site for its intended purpose as a future GO Station and is therefore not consistent with the PPS and the Growth Plan. 4.2 Town of Whitby Comments received from the Town of Whitby state that: The Durham Region Official Plan (DROP) has not been updated to reflect the proposed alignment of GO Rail through Whitby and the station contemplated at this location. The Town of Whitby supported the future GO Station location as an investment that well serves the existing and future residents of both municipalities, new industries, Durham College and Trent University; It would be desirable to understand if the location of a future GO Station on these lands is considered a matter of Provincial Interest; and It is reasonable to assume that the protection of this site as a future transit hub is of broad Regional Interest.

4 Meeting Date: March 27, 2017 Page Metrolinx Comments received from Metrolinx state that: It is critical to protect for the subject rail expansion (including Thornton s Corners GO Station), as the opportunity could be lost or further complicated if development were to occur on the subject lands. In addition to the approved EA, we look to high level documents such as the Growth Plan and the Provincial Policy Statement (PPS) for guidance in this regard. Section of the PPS is particularly relevant: Planning authorities shall not permit development in planned corridors that could preclude or negatively affect the use of the corridor for the purpose(s) for which it was identified. New development proposed on adjacent lands to existing or planned corridors and transportation facilities should be compatible with, and supportive of, the long-term purposes of the corridor should be designed to avoid, mitigate or minimize negative impacts on and from the corridor and transportation facilities. As established through section 3(5) of the Planning Act, the City s planning decisions with respect to the Draft Plan of Subdivision (File: S-O ) must be consistent with the PPS and conform with, or not conflict with, current provincial plans. We thus look to the City to consider our requirements specifically protection of lands for the works within this context. 4.4 CLOCA Comments received from CLOCA state that: There is a small wetland feature in Block 3; The entire west side of the proposed development is adjacent to a wetland which is located on other lands owned by the applicant; The northwesterly corner of Block 1 contains part of the Key Natural Heritage System requiring a 10 metre setback from the dripline; The property is subject to CLOCA s Ontario Regulation 42/06 Development Interference with Wetlands and Alterations to Shorelines and Watercourses The application will have to be accompanied by a Functional Servicing and Stormwater Management Report, a 3 season Environmental Impact Study, Erosion and Sediment Control Plans and a detailed Site Plan. 5.0 Analysis 5.1 Background The subject site is generally located on the west side of Thornton Road South, north of Champlain Avenue.

5 Meeting Date: March 27, 2017 Page 5 The following is background information concerning the subject application: Item Existing Requested Oshawa Official Plan Designation Industrial subject to an area specific policy to permit retail warehouses on that portion of the property located south of the future Consumers Drive extension. A Future Commuter Station symbol was added north of the Consumers Drive extension through Oshawa Official Plan Amendment 179 (OPA 179), but its approval was deferred by the Region of Durham pending the completion of the Region s Transportation Master Plan (TMP) and a related DROP amendment. No change Zoning Bylaw North of the future Consumers Drive extension: SI-A (Select Industrial)/GI (General Industrial) The future Consumers Drive extension: SI-A (Select Industrial)/GI (General Industrial) h- 15 South of the future Consumers Drive extension: SI-A (Select Industrial)/GI (General Industrial)/SPC-A(6) (Special Purpose Commercial) h-35 No change Use Vacant North of the future Consumers Drive extension: two industrial blocks and one new local road South of the future Consumers Drive extension: two commercial blocks The following are adjacent land uses to the subject site: North Hydro transformer station and the CP rail line South Travelodge hotel, Furniture Galleries furniture warehouse, Mackie Harley- Davidson dealership, Penske Truck Rental and Leasing facility and offices used by Lakeridge Health, Tosca Banquet Hall and Conference Centre and Ruddy Electric outlet East A single detached dwelling, a building supply outlet, storage lot for recreational vehicles and vacant land across Thornton Road South

6 Meeting Date: March 27, 2017 Page 6 West Vacant land in the Town of Whitby. The applicant is also the owner of the neighbouring property to the west in the Town of Whitby The following are the proposed development details for the subject site: Site Statistic Items Measurement Gross Area of Draft Plan ha (53.89 ac.) Area of proposed Industrial Blocks north of the future Consumers ha (32.44 ac.) Drive extension Area of proposed Commercial Blocks south of the future 6.07 ha (15.00 ac.) Consumers Drive extension Area of future Consumers Drive extension 1.16 ha (2.87) Area of proposed new local road (Street A) 1.17 ha (2.89) Area of road widenings for Thornton Road South 0.28 ha (0.69 ac.) 5.2 Durham Regional Official Plan The subject site is designated as Employment Area in the DROP. The Region supports the extension of GO rail service to Bowmanville using the CP rail main line. The DROP maps have not yet been updated to reflect the new Oshawa GO stations proposed through the Oshawa to Bowmanville Service Expansion EA. The Region has advised that an amendment to the DROP to reflect plans contained in the EA will be advanced through an update to the Region s Transportation Master Plan. 5.3 Oshawa Official Plan The subject site is designated as Industrial in the Oshawa Official Plan. A future Commuter Station symbol was adopted by Council through Official Plan Amendment 179 (OPA 179) for the lands north of the Consumers Drive Extension but was deferred by the Region in its approval of OPA 179. Areas designated as Industrial shall generally be used for manufacturing, warehousing and storage, assembly, processing including reclaiming and recycling, research and development facilities, corporate offices, utility functions and transportation terminals, subject to the relevant policies of the Official Plan. In addition, subject to the inclusion of appropriate provisions in the zoning by-law, a number of other commercial and recreational uses are permitted in appropriate locations.

7 Meeting Date: March 27, 2017 Page 7 That portion of the site located south of the future Consumers Drive extension is subject to a special policy in the Oshawa Official Plan that permits a retail warehouse in addition to any other permitted use on lands along the north side of Champlain Avenue between the Oshawa/Whitby boundary and the CP spur line and on lands along the south side of the Consumers Drive extension, west of Thornton Road South. Section reads as follows: Notwithstanding any other policies of this Plan to the contrary, a retail warehouse with a minimum gross floor area of 2,000 square metres (21,528 sq. ft.) shall be permitted in addition to any other permitted use in two Industrially designated areas as follows: (a) On lands along the north side of Champlain Avenue between the Oshawa/Whitby boundary and the CP spur line and on lands along the south side of the Consumers Drive extension, west of Thornton Road South for an aggregate total of 16,260 square metres (175,000 sq. ft.), including any retail warehouse floor space permitted by Section [which permits 2,325 square metres (25,000 sq. ft.) at 900 Champlain Avenue]; (b) On lands along the south side of Bloor Street West between Stevenson Road South and the St. Lawrence and Hudson spur line for an aggregate total of 12,080 square metres (130,000 sq. ft.); (c) The cumulative development of retail floor space on these lands shall be permitted over time as follows: (i) (ii) (iii) 2003, up to 4,646 square metres (50,000 sq. ft.) 2006, up to 13,940 square metres (150,000 sq. ft.) 2011, up to 28,340 square metres (305,000 sq. ft.) The development of retail warehouse uses in these areas shall be subject to the following: (a) The submission of a transportation impact study prepared to the satisfaction of the City and the Region of Durham that, amongst other matters, verifies that the arterial road network can support the retail warehouse uses, identifies cumulative impacts on the Regional road system and recommends mitigating measures. (b) The retail warehouse uses being zoned in an appropriate category in the zoning bylaw. (c) Demonstration that the proposed retail warehouse uses will be compatible with adjacent industrial uses; and, (d) Confirmation from the Ministry of Transportation that the land upon which the proposed retail warehouse use is to be located is not required for highway purposes. Thornton Road South, Champlain Avenue and the Consumers Drive extension are designated as Type C Arterial Roads in the Oshawa Official Plan.

8 Meeting Date: March 27, 2017 Page 8 On February 1, 2016 Council adopted city-initiated amendment OPA 179 which, in part, added a future commuter station symbol to the lands north of the Consumers Drive Extension on Schedule B-1, Transit Priority Network, to recognize the future Thornton s Corners GO Station and shows the EA route for the extension of GO Train service through Oshawa. OPA 179 also provides policy direction to guide development around commuter stations. On December 15, 2016, the Commissioner of Planning and Economic Development for the Region of Durham, as the approval authority, made a decision to approve OPA 179 subject to modifications and deferrals. Certain deferrals were made by the Region with respect to OPA 179. Generally, the deferrals relate to matters requiring the DROP to be amended, as requested by the City (i.e. to add the Thornton s Corners commuter station symbol), in order to allow for the implementation of certain amendments under OPA 179, or which require the Region to complete its TMP. On January 4, 2017, WeirFoulds LLP, acting on behalf of Ontario Inc. and Halloway Developments Limited, filed two appeals with respect to OPA 179 to the OMB. These appeals relate to the subject site on the west side of Thornton Road South, south of the CP mainline (see Attachment 1). In general, the applicant has appealed certain policies introduced under OPA 179 in view of the applicant s opinion that the DROP requires development around future commuter stations to consist of a fully integrated array of land uses, including residential uses. This appeal was advanced pursuant to Section 17(31) of the Planning Act. In addition, the applicant has filed an appeal pursuant to Section 17(40) of the Planning Act in relation to the Region of Durham s deferral of certain components of OPA 179. Specifically, the appeal focuses on the Region s deferrals relating to policies c) and c) and the deferral of a future commuter station shown on Schedule B-1 Transit Priority Network on the subject site. The proposed draft plan of subdivision showing two industrial properties and a new local road on that portion of the property located north of the Consumers Drive extension appears to be inconsistent with that part of the applicant s appeals that support establishing a commuter station. The proposed draft plan of subdivision does not conform with the ultimate intent of the Oshawa Official Plan. 5.4 Zoning By-law That portion of the subject site north of the future Consumers Drive extension is zoned SI- A (Select Industrial)/GI (General Industrial). The area of the future Consumers Drive extension is zoned SI-A (Select Industrial)/GI (General Industrial) h-15 which permits select industrial and general industrial uses. The

9 Meeting Date: March 27, 2017 Page 9 h-15 holding symbol is in place to ensure that development of these lands does not proceed until the alignment of the Consumers Drive extension has been finalized to the satisfaction of the City of Oshawa and the Region of Durham and until suitable arrangements have been made with the Region for the acquisition of the land required from the subject site for the extension of Consumers Drive. Although an application to remove the h-15 holding symbol has not been submitted, the conditions of the holding symbol have been satisfied as appropriate arrangements have been made for the extension of Consumers Drive. The Consumers Drive extension is planned to be constructed by the Region over 2017/2018. That portion of the subject site south of the future Consumers Drive extension is zoned SI- A (Select Industrial)/GI (General Industrial)/SPC-A(6) (Special Purpose Commercial) h- 35 which permits select industrial and general industrial uses and a retail warehouse as an additional use. The h-35 holding symbol requires that a Transportation Impact Study be undertaken to the satisfaction of the City and Region and that the development of retail warehouse space be phased. 5.5 Future Thornton Road South GO Train Station (Thornton s Corners) In 2011, Metrolinx completed an EA for the proposed Oshawa to Bowmanville Service Expansion and East Region Rail Maintenance Facility. The Oshawa to Bowmanville Service Expansion includes the re-routing of GO trains to the CP rail line north of Highway 401 to allow for the extension of service into Bowmanville. The proposed Oshawa to Bowmanville Service Expansion includes two new GO train stations in Oshawa, including one on the west side of Thornton Road South, north of the future Consumers Drive extension. Oshawa City Council has indicated its support of the proposed Oshawa to Bowmanville Service Expansion using the CP Rail main line through comments provided during the EA process. A copy of the conceptual site plan prepared by Metrolinx through the EA process for the proposed Thornton s Corners GO Station forms Attachment 3 to this report. The proposed GO Station comprises the majority of the land in the proposed draft plan of subdivision north of the Consumers Drive extension. Actions undertaken by the City, Region and/or Metrolinx/Province to advance or in support of the Thornton s Corners GO Station and the extension of GO Train service to Bowmanville since the December 2015 public meeting on the subject application include such matters as: In February 2016 Oshawa Council passed By-law to adopt OPA 179 which included: - The introduction of a Commuter Station Future symbol at Thornton s Corners; - The introduction of the EA approved alignment for the GO Train extension; and - Policy language to guide the development of lands surrounding a Commuter Station.

10 Meeting Date: March 27, 2017 Page 10 In April 2016 an Economic Impact Analysis of the GO Train Lakeshore East Extension through Central Oshawa to Bowmanville was finalized by Altus and ARUP for the City of Oshawa and others which indicated the economic impacts and job opportunities anticipated to be created by the GO Train extension. On June 20, 2016 the Premier of Ontario announced that GO rail service through Oshawa to Bowmanville is expected to begin by City of Oshawa, the Municipality of Clarington, Region of Durham and Town of Whitby have initiated working meetings with Metrolinx to advance the GO service extension. Metrolinx is working with CP Rail to use CP Rail s existing corridor north of Highway 401 for the GO Train service extension. 5.6 Subdivision Design/Land Use Considerations The proposed draft plan of subdivision includes two industrial blocks, two commercial blocks, the future Consumers Drive extension and one new local road (see Attachment 2). The dotted lines on Block 2 could also be future roads if required. Additional information to address key matters related to the draft plan of subdivision, such as functional servicing and stormwater management reports and environmental impact study have not been submitted. Until these reports/studies and other supporting plans and information are submitted and approved by the necessary City Departments and review agencies, the proposed draft plan of subdivision is premature. 5.7 Basis for Recommendation This Department has carefully considered a number of matters in relation to the application. This Department recommends the denial of the subject application for generally the following reasons: (a) The application is inconsistent with the Provincial Policy Statement since it would negatively affect the proposed transportation facility and planned corridor identified through the EA for the proposed Oshawa to Bowmanville GO Train Service Expansion. (b) The Provincial Growth Plan requires municipalities to ensure that corridors are identified and protected to meet current and projected travel modes. This application does not conform with the Provincial Growth Plan as it could preclude or negatively affect the development of the future Thornton s Corners GO Station on the northern portion of the site and the GO Train extension to Bowmanville. (c) Metrolinx intends to work with the City, the Region and the property owner to move toward a development plan that reflects the interest of all parties. (d) The proposed draft plan of subdivision is not supported by the Region of Durham as it is premature, not in the public interest and is inconsistent with the Provincial Policy Statement and is in conflict with the Provincial Growth Plan.

11 Meeting Date: March 27, 2017 Page 11 (e) The proposed draft plan of subdivision does not conform with the ultimate intent of the Oshawa Official Plan (e.g. future Commuter Station at Thornton s Corners) and is inconsistent with the City s Integrated Transportation Master Plan. (f) The application is premature since supporting information such as a functional servicing and stormwater management report and an environmental impact study have not been submitted. 6.0 Financial Implications There are no financial implications associated with the Recommendation in this report. 7.0 Relationship to the Oshawa Strategic Plan The Recommendation in this report advances the Accountable Leadership and Economic Prosperity and Financial Stewardship goals of the Oshawa Strategic Plan. Warren Munro, HBA, Director, Planning Services Paul D. Ralph, BES, RPP, MCIP, Commissioner, Development Services Department

12 THORNTON RD S GIBB ST Attachment 1 Development Services Department TOWN OF WHITBY ST GIBB OSH CHAMPLAIN AVE CP Rail STEVENSON RD S TIPPERARY ST DERRY CT BLOOR ST W AMROCK CT SH UT THORNTON RD HIGHWAY 401 PARK RD S R2 OSU Subject: Application for Approval of a Draft Plan of Subdivision Address: West of Thornton Road South, north and south of the future Consumers Drive extension File: S-O Subject Site GI(2) UR FOX ST SPC-A(9) K:\Attachments\2017\03Mar\Attachments\0ThorntonRdS_Att1.mxd\03/16/2017 SI-A/GI Future Extension of Consumers Drive GI SPC-B(2)"h-17" FOX ST SI-A/GI"h-15" THORNTON RD S TOWN OF WHITBY SI-C/SPC-A(6)"h-35" SI-A/GI/ SPC-A(6)"h-35" SI-C/ SPC-A(6) SI-C/ SPC-A(6)"h-35" GI SI-C/ SPC-A(6)"h-35"/ SI-C(1) CHAMPLAIN AVE SI-C/ SPC-A(6)"h-35" HIGHWAY 401 BLOOR ST W

13 Attachment 2 Title: Proposed Draft Plan of Subdivision Subject: Application for Approval of a Draft Plan of Subdivision Address: West of Thornton Road South, north and south of the future Consumers Drive extension File: S-O City of Oshawa Development Services Department K:\Attachments\2017\03Mar\Attachments\0ThorntonRdS_Att2.ai

14 Attachment 3 Title: Conceptual Site Plan for Future GO Train Station by AECOM for Metrolinx Subject: Application for Approval of a Draft Plan of Subdivision Address: West of Thornton Road South, north and south of the future Consumers Drive extension File: S-O City of Oshawa Development Services Department K:\Attachments\2017\03Mar\Attachments\0ThorntonRdS_Att3.ai

15 Attachment 4 Development Services Committee Minutes - December 7, 2015 Presentation Bryce Jordan, G.H.D. Limited presented an overview of the application for approval of a Draft Plan of Subdivision to permit the development of two industrial blocks, two commercial blocks, the future Consumers Drive extension and one new local road west of Thornton Road South, north and south of the future Consumers Drive extension by Ontario Inc. (Halloway Developments). Delegations Fred Crawford addressed the Development Services Committee concerning the application for approval of Draft Plan of Subdivision, west of Thornton Road South, north and south of the future Consumers Drive extension citing concerns with noise and pollution, noting that since the C.P. spur line was constructed in 2003 residents have been hammered with noise and pollution, and suffer from sleep deprivation and loss of property enjoyment. The delegate stated he is not opposed to development, but would like to see a sound barrier be constructed, and the concerns of the long-term residents be acknowledged. No further public comments were received. Correspondence None. Report DS Application for Approval of a Draft Plan of Subdivision (S-O ), West of Thornton Road South, North and South of the Future Consumers Drive Extension, Ontario Inc. (Halloway Developments) Moved by Councillor Pidwerbecki, That pursuant to Report DS dated December 2, 2015, the application submitted by Ontario Inc. (Halloway Developments) for approval of a draft plan of subdivision (File: S-O ) to permit the development of two industrial blocks, two commercial blocks, the future Consumers Drive extension and one new local road on certain lands west of Thornton Road South, north and south of the future Consumers Drive extension be referred back to the Development Services Department for further review and the preparation of a subsequent report and recommendation. This referral does not constitute or imply any form or degree of approval. Carried

16 [ h U:11 d Attachment 5 DS April 6, 2016 Paul Ralph Our ref: 00103/ Commissioner of Development Services City of Oshawa 50 Centre Street South Oshawa ON L~ H 3'Z.7 Dear Sir RE: Draft Plan of Subdivision S West of Thornton Road, North and South of Future Consumers Drive Extension Halloway Developments City of Oshawa c Thank you and your staff for meeting with Beth Kelly of Halloway Developments and I on March 10, 2016 to discuss the "Return of Comments" on the subject application that was forwarded on February 19, At the meeting, City staff advised that, if the applicant wished to proceed with the processing of the application, a series of technical studies as identified by the commenting agencies will be required to be submitted. Examples of these studies include: Functional Servicing and Stormwater Management Report Environmental Impact Study Traffic Impact Study Erosion and Sediment Control Plan Tree Inventory and Assessment City staff also advised that, should the application proceed to a recommendation report, staff would not be able to recommend Draft Plan approval for that the area of the Draft Plan, north of Consumers Drive. The basis for this recommendation would be the comments received from Metrolinx. These comments indicate that: "The subject lands include land identified for the planned expansion of GO Train service from Oshawa to Bowmanville including the prefeffed location of the Thornton's Corners GO Station." RECEIVE[] GHDUmlted ADMINISTRATION OFFI~.. City ofoshawa Ut,UHUU - 65 Sunray Street Whitby Ontario L 1 N 8Y3 Canada ISO 9001 T90S F W APR

17 City Staff's position is also based upon: c 1. The Region of Durham has determined that, under the PPS 2014, the GO Station site must be preserved since it was identified in Metrolinx' approved Environmental Assessment (EA); 2. Oshawa City Council's adopted position to support and encourage the GO Rail Service extension (including the Thornton Corners GO Station site) as set out in the approved EA. The comments received create a dilemma for our client. Substantial costs will have to be incurred In order to get to a recommendation report. However, the majority of the Plan will not receive approval due to the fact that Metrollnx has advised that this area will become a GO Station. This contradicts the most recent information that Halloway received directly from representatives of Metrolinx. That information was, at the time, the Metrolinx had not yet chosen a preferred alignment for the new rail line and was considering several options within its Environmental Assessment. Given the contradictory information to date and the fact that full approval of the Draft Plan is not in the offing, our client does not wish to complete the detailed technical reports at this time. On its behah, we are asking that the application be put on hold until Halloway can obtain definitive infonnation from Metrolinx that the area north of Consumers Drive on the Draft Plan will indeed be acquired for GO Station site. Thank you again for meeting with use and considering this request. Sincerely GHD 0 Planning Mana BJ/krstmh cc: Halloway Developments, Beth Kelly JMan::h232016C ryoroshawa 2