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SubscribeThe legal description of the property is Part of Lot 21, Concession 2, Including: Part Lot 161, Lot 172, Part Lot 173, and East Part Lot 169 Plan 529, in the former geographic Township of Collingwood, now in the Town of The Blue Mountains. A triangle parcel on the north side of Lakeshore Road East has been added to the project. See the key map on the reverse.
Parkbridge-Craigleith submitted applications for Draft Plan Approval, Zoning By-law Amendment, Part Lot Control By-law and Site Plan Approval in December 2016. The original application was modified through an updated set of applications and supporting documents. The revised application was received in April 2017.
Together the applications propose to create three parcels (blocks) of land. Two parcels comprise the Nipissing Ridge that would provide environmental protection and be used to identify the future location of a public trail along the base of the Ridge. The third parcel proposes to be developed with 211 residential units (up from 208 units) consisting of 45 single detached residential units and 166 townhouse units. The proposed residential units would be offered as life-lease community homes, with each unit on an individual land lease. A unit purchaser would own, while Parkbridge-Craigleith would lease the land the unit sits on to the purchaser. Parkbridge-Craigleith would retain ownership and management responsibility for the entire development site.
Parkbridge-Craigleith received a Zoning By-law Amendment and Conditional Approval for a Draft Plan of Subdivision from the Local Planning Appeals Tribunal (LPAT).
Parkbridge-Craigleith is now in the process of satisfying the Conditions of Draft Approval and has submitted several technical studies, reports, and drawings supporting final approval. Town Staff are reviewing the submission and will be reporting back to Council once the conditions have been completed to the satisfaction of Staff or if issues regarding the conditions arise.
In September 2022, the Town executed a Pre-Servicing Agreement with Parkbridge for the Craigleith Ridge site that will allow for certain works to be completed on the property before the subdivision plan's registration and the building issuance permits. This Agreement regulates the activities on the site, including but not limited to tree clearing, preservation and landscaping, earthworks grading and drainage, siltation and erosion control, and construction access. Rock blasting is anticipated this winter, and details will be provided in an additional Notice. Please see the current Notice of Development Activity available on this page and subscribe to receive future updates.
Frequently Asked Questions
Yes, Parkbridge has sufficiently fulfilled their Draft Plan Condition with respect to the Regional Stormwater Management Report obligation. A Regional Stormwater Management Report has been prepared that satisfied the Town, Grey Sauble Conservation Authority (GSCA), and Ontario Ministry of Transportation (MTO), which was the requirement in Parkbridge’s Draft Plan Conditions. Sign-off from these required parties has been documented in Staff Report PDS.22.109 titled “Regional Stormwater Management Plan Drainage Act Assessment – Other Agency Approvals and Draft By-Law” to Council, and further clarified in follow up correspondence from MTO.
Since the Town has obtained sign-off from the required agencies and has received all other technical information referred to in Draft Plan Condition #12, the condition is deemed cleared. This, along with the clearance of other relevant Draft Plan Conditions, enabled the Town’s preparation and execution of Development Agreements for the Parkbridge Craigleith Ridge site. The executed Agreements approve the site works currently underway on the Parkbridge Craigleith Ridge site, and are as follows:
- Pre-servicing Agreement was executed on October 18, 2022, that provided approval to remove trees and complete pre-grading.
- Amending Pre-Servicing Agreement was executed on December 6, 2022, that approved installations of civil underground services including pipe systems and concrete box culverts.
Please note that additional drawings are under review with Town Staff that will approve the final surface grading, road works, streetlights, and utilities. These additional drawings are currently in their 5th iteration and only minor details are being confirmed. Proof of design concept was confirmed before any Town approvals were issued.
Ultimately, a Development Agreement must be executed to transition the development from Pre-Servicing to a full Agreement and enable Registration and external infrastructure connections. Until that time, the Parkbridge development will remain unconnected and separate from the Town’s water and wastewater systems.
The bedrock elevation is high in some areas of this site, and its removal is required to install underground infrastructure, such as pipework and utilities. While rock blasting is not a typical construction method in the Town of the Blue Mountains, it was selected at this site over pneumatic hammering which would have caused significant continuous noise and vibration for many additional months.
A specialist blasting engineering firm, Englobe Corp, is using seismic monitoring equipment to monitor the blasting operations in accordance with the Ontario Provincial Standard Specification OPSS.MUNI.120. The contractor is the responsible party, should damages arise from the rock blasting activity. As it is in the best interest of all involved to mitigate and prevent damages, the contractor is taking precautions such as utilizing highly trained and well-experienced blasting experts (engineers and contractor), conducting pre-blast existing condition surveys, obtaining pre-blast geotechnical investigations, conducting test blasts, and using blast mats. For more information, please see the Blasting Procedure Plan by Englobe Corp., dated November 3, 2022.
In accordance with Table 1 of the Ontario Provincial Standard Specification OPSS.MUNI.120 and professional recommendations from Englobe Corp specialist blasting engineering firm, residents 75 m distance or less from anticipated or possible blasting areas were offered a free pre-blasting condition survey by Englobe Corp contractor on behalf of B&J Contracting. These occurred in November of 2022. For more information, please refer to the Blasting Procedure Plan, dated November 3, 2022, by Englobe Corp, and the Pre-Construction Survey Completion Report, dated November 29, 2022, by Englobe Corp.
The findings of the Pre-Construction Survey are held confidential by Englobe Corp. They are released to the appropriate parties if a damage claim arises.
Only residents located 75 m distance or less from the anticipated, or possible blasting areas were offered a free pre-blasting condition survey by Englobe contractor on behalf of B&J Contracting. This is in accordance with Table 1 of the Ontario Provincial Standard Specification OPSS.MUNI.120 and professional recommendations from Englobe Corp specialist blasting engineering firm. If your property is located beyond this 75 m distance, or you declined Englobe’s services, you would not have received a pre-blast conditions survey. However, the contractor would still be the responsible party, should damages arise from the rock blasting activity. For more information, please refer to the Blasting Procedure Plan, dated November 3, 2022, by Englobe Corp, and the Pre-Construction Survey Completion Report, dated November 29, 2023, by Englobe Corp.
The blasting is required on the northern portion of the Parkbridge Craigleith Ridge site, below the Nipissing Ridge (closer to Lakeshore Road E than Grey Road 19). Please refer to Appendix B of the Pre-Construction Survey Completion Report, dated November 29, 2023, by Englobe Corp, which includes a drawing showing anticipated blasting areas in yellow (blasting to occur along the yellow lines).
The contractor has installed erosion and sedimentation controls, including heavy-duty silt fencing, temporary drainage swales, rock check dams, sedimentation basins, and rough-graded ponds, to capture sediment and slow drainage from the Parkbridge Craigleith Ridge site that ultimately discharges to Georgian Bay. These controls will remain in place throughout the rock blasting operations. The Town does not anticipate this blasting to impact the site runoff to neighbouring properties, as these drainage patterns will not be altered.
The rock blasting currently approved is located within the Parkbridge Craigleith Ridge site. If rock removal is required for the external Regional Stormwater Management improvement works, the best method of removal will be determined later during the detailed design and construction contract administration processes.
The Ontario Ministry of Transportation (MTO), Town, and Grey Sauble Conservation Authority (GSCA) have received and reviewed the Regional Stormwater Management Report, which includes the preliminary engineering for the outlet improvements required. This report confirms the key constraints and parameters for the design, the preliminary engineering that proves feasibility, and identifies the resources required. Detailed design engineering drawings are the next step. Now that the Town, GSCA, and MTO have found this report acceptable, the Consulting Engineers (Crozier Engineering) will complete the detailed design drawings and submit them to the same parties for permits/approval.
The MTO was provided with a hydrological analysis that verified that the existing drainage system, in its current state, has the capacity for the Parkbridge Craigleith Ridge interim build-out condition. This interim build-out condition, approved for construction by the Town, includes the underground civil servicing works up to and including the roads, but excludes any home building. The post-development stormwater peak flows of the interim condition can be adequately controlled by the onsite rough-graded stormwater ponds to meet the Ministry of the Environment Conservation and Parks (MECP) requirements, and the downstream capacity constraints.
The building on the Parkbridge site visible from Grey Road 19 is a future Sales Centre. Parkbridge followed the Town's review and approval process for a Sales Centre that resulted in the execution of a Site Plan Control Agreement on November 23, 2022. This Sales Centre is not equipped with water or wastewater servicing. It is not a permanent structure. The entrance road, clubhouse, parking, tennis courts, and green space will ultimately replace it.
The Regional Stormwater Management Plan for the Parkbridge, Eden Oak, and Homefarm sites, addresses stormwater conveyance issues documented in the 1993 Craigleith Camperdown Subwatershed Study, and verified in the Townwide Master Drainage Plan (MDP). The climate change increase in rainfall intensity adopted in the MDP is being applied to the RSWMP.
The Regional Stormwater Management Plan solution to Flooding on Watercourses 7, 8, and 9 has been verified in the Town-wide Master Drainage Plan (MDP) to resolve long-standing existing conditions issues on these watercourses, and, be independent of the preferred solutions for other watercourses (specifically 6 and 10). Implementation of works on Watercourses 7, 8, and 9 at this time through the Drainage Act will reduce costs to the public by approximately $2 Million.
The Engineering consultant’s Stormwater Management report outlines the proposed design, how the design complies with Town & Provincial requirements, and operational & maintenance requirements. The report is not required to describe alternative designs that may have been considered. Additionally, as the Provincial LID manual has not yet been released, and consideration of LID is not required by the Town’s current Engineering standards; Engineering consultants do not have to address the applicability of LID to the site.
As additional background, one of the most significant hydrologic impacts of land development is seen in small/frequent rainfall events where the hydrologic response transitions from infiltration to runoff. Infiltration LIDs can mitigate land-development-induced changes in runoff response; however, the efficacy of LID is highly dependent upon soil permeability & water table elevation. Shale, clays, tight tills, or a high water table, (as found at Parkbridge) are not conducive to successful LID application.
No, residents will not need to pay for the Regional Stormwater Management improvement works proposed by the developers if they are approved at this time.
The Regional Stormwater Management Plan – Blue Mountain Diversion Drain – Drainage Act Assessment Report, dated June 6, 2022, by WT Infrastructure (Attachment #3 of Staff Report PDS.22.085) calculated potential totals that each landowner within the assessment area would be responsible for paying per the Drainage Act. However, since the developers will be fully covering the costs of the Regional Stormwater Management improvement works, residents, Town, or the MTO will have to pay no costs. This was confirmed in section 1.1 of the report.
A cost-sharing agreement has been prepared between the three developers for this purpose. Additionally, the Town will write this requirement into the future Development Agreement(s). These developers will pay all costs for these works.
However, should the Regional Stormwater Management improvement works proposed by the developers not proceed at this time, these improvements would be left to the Town to complete; funded either by all assessed landowners of the Drainage Act and/or tax dollars.
Yes, per section 2.11 of the Regional Stormwater Management Plan – Blue Mountain Diversion Drain – Drainage Act Assessment Report, dated June 6, 2022, by WT Infrastructure, one existing resident will be compensated because the drainage improvement works will require tree removal and drainage improvements on their property. The compensation value is based on tree removal/replacement value, MPAC assessments, and comparable land value in the area. There is no land being acquired; it is only undergoing drainage improvements.
WT Infrastructure’s Report indicated that “the property [213 Lakeshore Rd E] was already encumbered by the existing Blue Mountain Municipal Drain and as Watercourse 8 is a natural watercourse that the works proposed would not encumber their development opportunity any more than it currently is.” We suspect no change in MPAC, but recommend verifying with MPAC.
Preliminary information on MPAC assessment is provided here.
The HEC-RAS modeling has been undertaken in accordance with Town and Provincial Standards. The probability of a blockage at Watercourse 8 will inherently be reduced by the larger culvert opening associated with the proposed works. The works are being designed to provide conveyance up to and including the Regulatory (Timmins) event flows, such that the frequent flooding that currently occurs will be prevented.
The only 1994 reports referenced in the Regional Stormwater Management Plan – Blue Mountain Diversion Drain – Drainage Act Assessment Report, dated June 6, 2022, by WT Infrastructure are two past municipal drain Engineer Reports, namely:
- Blue Mountain Outlet & Diversion Drain Municipal Drain Report, dated February 15, 1994.
- Ford Outlet Drain Report, dated February 15, 1994.
These are not stormwater management reports for the Eden Oak Trailshead development.
The proposed developments will reduce the overland flood risk of surrounding properties, through the collection and conveyance of runoff to an adequate outlet.
The Parkbridge development is not within the drainage boundaries of Watercourses 6 or 7, which are located further east. It will not impact these Watercourses.
Watercourse 7 currently spills excess stormwater flood flows to Watercourse 6 through the Trailshead Eden Oak Site. Watercourse 6 has problems downstream and does not have enough capacity to outlet flows to Georgian Bay without flooding its surrounding areas. If the Regional Stormwater Management improvement works are installed, the excess stormwater spills of Watercourse 7 can be diverted to Watercourse 8 and safely outlet to Georgian Bay. The excess stormwater of Watercourse 7 will no longer spill to Watercourse 6, mitigating the existing flooding risks on Watercourse 6 downstream of the site(s).
No additional mitigating measures are being taken at this time, as there is no requirement and vibration levels have been well below the allowable levels. All blasting is being completed as per the approved blasting plan, and the contractor is reviewing the monitoring results closely.
CCTV of the existing sewers was not completed or required, as actual blast locations were located more than 75m away. The approved blasting plan notes the acceptable vibration limits for structures and pipelines. No vibration levels have exceeded this, so there is no cause for concern.
Related Documents
June 25, 2018 – PDS.18.73
- Staff Report PDS.18.73 was presented at the Committee of the Whole meeting on June 25, 2018. The report provides recommendations for Council to either support, defer, or refuse the submitted applications for the Parkbridge Development. The Committee voted to support the Application for a Draft Plan of Subdivision, Conditions of Draft Plan Approval, and a Zoning By-law Amendment to rezone the subject lands. This decision was adopted at the July 9, 2018, Council Meeting.
Please note, there is no available recording of this meeting.
April 26, 2022 – PDS.22.001
Staff Report PDS.22.001 was presented at the Committee of the Whole meeting on April 26, 2022. This report recommended that Council reserve the street names “Daylily Crescent,” “Thistle Trail,” “Burdock Way,” “Fescue Court,” “Squill Crescent’, “Periwinkle Crescent,” and “Coltsfoot Lane” for the Parkbridge Development Site Plan. The Committee voted 5-0 in favour of reserving the street names, and this decision was adopted at the Special Meeting of Council held on May 10, 2022.
The presentation begins at the 7:02:00 mark of the meeting recording.
Please note: The documents listed below have been provided to the Town of The Blue Mountains for professional review. These documents have not been approved and are not the subject of public consultation.
First Submission
- Parkbridge - Craigleith - Appraisal by HG Appraisers
- Parkbridge - Craigleith - Archaeological Assessment Stage 1 and 2 Supplementary Documentation
- Parkbridge - Craigleith - Architecture Drawings Set SvN
- Parkbridge - Craigleith - Background Note on Part-Lot Control for Long Term Lease
- Parkbridge - Craigleith - Conservation Easement & Covenants Agreement Schedule & Notice
- Parkbridge - Craigleith - Craigleith Site Plan Phasing SvN
- Parkbridge - Craigleith - Craigleith Site Plan
- Parkbridge - Craigleith - Draft Master Plan
- Parkbridge - Craigleith - Draft Plan of Subdivision
- Parkbridge - Craigleith - Environmental Impact Study
- Parkbridge - Craigleith - First Submission Comment Response Matrix
- Parkbridge - Craigleith - Functional Servicing and Stormwater Management Report December 2016
- Parkbridge - Craigleith - Geomorphological Assessment & Stabilization Recommendations Report
- Parkbridge - Craigleith - Parkbridge - Response to Burnside Peer Review Comments
- Parkbridge - Craigleith - Parking Statistics Matrix
- Parkbridge - Craigleith - Peer Review of Traffic Assessment - RJ Burnside
- Parkbridge - Craigleith - Photometrics Plan
- Parkbridge - Craigleith - Planning Report
- Parkbridge - Craigleith - Preliminary Report of Stage 4 Archaeological Mitigation of P2
- Parkbridge - Craigleith - Slope Stability Assessment
- Parkbridge - Craigleith - Stage 1-2 Archaeological Assessment Bluestone
- Parkbridge - Craigleith - Stage 3 Preliminary Archaeological Assessment - Site P2
- Parkbridge - Craigleith - Stage 3 Preliminary Archaeological Assessment - Site p6
- Parkbridge - Craigleith - Stage 3 Site Specific Assessment of P1
- Parkbridge - Craigleith - Stage 4 Preliminary Archaeological Assessment - Site P1
- Parkbridge - Craigleith - Traffic Impact Study for Parkbridge
- Parkbridge - Craigleith - Vegetation Protection Plan
Second Submission
- Parkbridge - Craigleith - Archaeological Assessment Stage 1 and 2 Revised Report
- Parkbridge - Craigleith - Butternut Health Assessment - Revised Submission
- Parkbridge - Craigleith - Changes to Site Plan - Revised Submission
- Parkbridge - Craigleith - Comments Response Matrix - Revised Submission
- Parkbridge - Craigleith - Environmental Impact Study - Triangle Property - Revised Submission
- Parkbridge - Craigleith - Functional Servicing and Stormwater Management Report - Revised Submission
- Parkbridge - Craigleith - Geotechnical Reports - Revised Submission
- Parkbridge - Craigleith - MNRF Letter on Butternuts - Revised Submission
- Parkbridge - Craigleith - Phasing Plan - Site Servicing - Revised Submission
- Parkbridge - Craigleith - Planning Update April 2018 - Revised Submission
- Parkbridge - Craigleith - Regional Stormwater Management Plan - Revised Submission
- Parkbridge - Craigleith - Revised Draft Plan
- Parkbridge - Craigleith - Revised Site Plan April 2018 - Revised Submission
- Parkbridge - Craigleith - Revised Submission Cover Letter
- Parkbridge - Craigleith - Stage 1 and 2 Archaeological Assessment - 208 Lakeshore - Revised Submission
- Parkbridge - Craigleith - Stage 1 Archaeological Assessment - Triangle Parcel - Revised
- Parkbridge - Craigleith - Stage 2 Archaeological Assessment - Triangle Parcel - Revised Submission
- Parkbridge - Craigleith - Suggested Draft Plan Conditions from Parkbridge - Revised Submission
- Parkbridge - Craigleith - Traffic Assessment - Revised Submission
- Parkbridge - Craigleith - Trails Concept - Revised Submission
- Parkbridge - Craigleith - Updated Figure 3a - Environmental Impact Study - Revised Submission
- Archaeological Assessment of 169 Lakeshore Rd in Part of Lot 21 Concession 2 Stage 2 (May 2017)
- Archaeological Assessment of 169 Lakeshore Rd in Part of Lot 21 Concession 2, Stage 1 (Mar 2017)
- Archaeological Assessment Part Lot 21, Stage 1&2, Concession 2 (Oct 2016)
- MTCS letter 208 Lakeshore Stage 1 and 2 (Sept 2017)
- MTCS letter P1 Stage 4 (Mar 2020)
- MTCS letter Stage 1 169 Lakeshore (May 2017)
- MTCS Letters (2016-2021)
- MTSC letter Stage 1 and 2 - Large Parcel (Nov 2016)
- Preliminary Report Stage 4 Mitigation (Dec 2016)
- Preliminary Report, Stage 4 Archaeological Mitigation in Part Lot 21, Concession 2 (Dec 2016)
- Site Specific Assessment Stage 3 in Part Lot 21, Concession 21 (Dec 2016)
- Stage 1 and 2 Archaeological Assessment for 208 Lakeshore Drive, Part Lots 20&21 (Dec 2016)
- Stage 1 and 2 Archaeological Assessment of 208 Lakeshore Drive Part Lots 20&21, Concession 2 (Dec 2016)
- Stage 1 and 2 Archaeological Assessment Part Lot 21, Concession 2 (Oct 2016)
- Stage 1-2 Large Parcel Supplementary Info Site Location
- Stage 3 Archaeological Protection and Avoidance Program for Plater-Fleming Site (Sept 2021)
- Stage 3 Protection and Avoidance Program for Plater-Fleming Site, Arch Monitoring Program (Sept 2021)
- Stage 3 Site Specific Assessment, Phase 1, Part Lot 21, Concession 2 (Dec 2016)
- Stage 3 Site Specific Assessmentof P6 Part Lot 21, Concession 2 (Dec 2016)
- Craigleith Environmental Impact Study Addendum (Aug 2020)
- Craigleith Vegetation Protection Plan (Feb 2021)
- Environmental Impact Study - Parkbridge, Craigleith (Dec 2016)
- MNRF Confirmation of Registration - Butternut (Feb 2021)
- MNRF Confirmation of Registration - Butternut (Mar 2021)
- Parkbridge Watercourse 9 - Geomorphology Report (Sept 2020)
- Phase 2 Environmental Site Assessment (Apr 2016)
Development Timeline
Click or hover over each step for more information.
Visit Explore the Development Process for a more in depth look at each phase.
Pre-Consultation:
- completed
- completed
Planning:
- completed
- completed
- completed
Development Engineering:Pre-Servicing Agreement in Effect
- completed
- completed
- current step
- not completed
- not completed
Building:
- not completed
- not completed
- not completed
- not completed