Eden Oak Creditview Heights (The Chase) 31 Residential Lot Development
Status: Approved by the Ontario Municipal Board (OMB) by way of decision issued April 3, 2017. The developer is currently working to fulfill the related draft plan of subdivision conditions.
Last Updated March 14, 2019 Related File No(s) D14ZBA08.004 and D12SUB08.001
Welcome to the Town’s project web page for the Eden Oak Creditview Heights residential project. Please see the map below for the project location.
The Eden Oak Creditview Heights Inc. development for 31 residential lots, roads, a stormwater facility and trail, and protected open space was approved by way of an Ontario Municipal Board decision issued on April 3, 2017. Details about the project and how it was evaluated by Town staff can be reviewed in the Final Staff recommendation report PI-2017-0012. All other past project related information can be viewed in the Project Information Archive at the bottom of this webpage.
This page has been created to provide periodic project updates. Answers to commonly asked questions have also been provided along with links to related project information. If you have questions not addressed on this page please contact
the Planning & Sustainability Department at 905-873-2600 ext 2290.
Project Update: March 14, 2019
The developer has notified the Town of their intent to commence the tree removal process within the developable portion of the Creditview Heights site on March 18, 2019. It is expected that the duration of work to remove the trees will be approximately 3-4 weeks.
Federal Migratory Birds Regulations require that trees scheduled for removal be cut down outside of bird nesting periods. For Halton Hills (nesting zone C2) the nesting period is early April to late August. The trees being removed will be limited to those within the developable portion of the site, that were approved for removal as part of the OMB decision, and any hazard trees within the protected portions of the lands. The planned tree removal is consistent with the approval issued by the Ontario Municipal Board (OMB) in April 2017. Tree stumps and roots are not being removed at this time, and stumps will remain to ensure there is no additional erosion or soil disruption. Fencing will be erected around the perimeter of the site prior to work commencing and will remain on-site until construction of the subdivision is completed.
With regards to the progress on clearing the remaining Draft Plan Conditions the status remains unchanged from the previous update provided on October 10, 2018 (see below). No other construction activities, outside of the tree removal, can occur until the remaining conditions have been satisfied.
The developer submitted the first detailed technical submission earlier in 2018. The materials provided as part of the technical submission were intended to address and satisfy the obligations that must be fulfilled by the developer, as set out in the 114 Draft Plan Conditions approved by the OMB, before the residential subdivision can be registered. The technical submission contained reports, studies and drawings related to:
detailed design of the stormwater management block/pond;
detailed grading for the lands subject to the subdivision, including the location and design of retaining walls; and
detailed design of the road right-of-way, fencing, landscaping and internal trail connections.
Town staff and the specialized consultant retained by the Town (Burnside) have completed the review of the first technical submission. A number of deficiencies and revisions have been identified with the submission materials that need to be addressed before staff can consider some of the obligations outlined in the Draft Plan Conditions satisfied. A second detailed technical submission is required to be submitted to address these deficiencies and revisions, which will once again be reviewed by staff and the Town’s consultant.
The approval issued by the Ontario Municipal Board includes two major components:A Zoning Bylaw that sets out the various uses for the site including the designated environmental lands, the stormwater ponds, and the residential areas along with the various regulations that apply to the overall site and the specific lots; and The Final Conditions of Draft Plan Approval which set out the studies, obligations and detailed requirements that must be fulfilled by the developer before they can register* and build on the 31 lots. *Registration is the legal term for the creation of residential lots (which will be sold to home owners) and the creation of any associated infrastructure such as roads, stormwater ponds and protected lands that will be transferred to the Town.Note that the developer only needs to fulfill specific conditions (not all of the conditions) to the satisfaction of the Town and outside agencies, prior to starting some of the on and off-site pre-servicing activity. This pre-servicing activity could include grading, construction of the storm water facility, tree removal, fence construction etc. The remainder of the conditions would have to be fulfilled before final approval is granted and registration occurs.
What happens next?
The developer has advised they intend to start the process of clearing the conditions of draft plan approval. Before any on or off-site work can begin the developer must clear the required specific conditions, which includes submitting various studies and documents and entering into agreements that satisfy the Town and outside agencies including Halton Region and Credit Valley Conservation (CVC) . Over the coming months, studies and plans will be reviewed by Town and agency staff and sent back to the developer. The developer will then update and resubmit the information until the issues identified in the conditions are cleared. During this time, residents may notice onsite activity such as people surveying or conducting related field work.One of the conditions of draft plan of subdivision approval (Condition 20) includes a requirement for a comprehensive construction management plan, including a communications plan which must be approved before any on-site activity can begin. The construction management plan will include a central point of contact that residents can call.
When might construction activity begin on the site?
The Town is awaiting further detailed submissions from the developer. These submissions must be reviewed and approved before site alteration and related off-site works can begin. The construction management plan has to be approved by the Town before any site alteration activity occurs. Communication to residents is part of the construction management plan.
Where will construction occur first?
The location, timing or sequencing of development cannot be confirmed until staff has received the required studies, including a detailed project schedule. Before any significant on-site work can begin, work is required on:
Gamble Street to create the sewer connections to the developers' lands; and
Credit Street to install a stormwater pipe.
Will there be disruption to Wildwood Trail?
An emergency services connection (gated granular path) and water services connection will be created connecting Ann Street to the future cul-de-sac in the Eden Oak development. The grade difference between Ann Street and the cul-de-sac will require lowering of the Wildwood Trail in that area. The owner is required to provide plans demonstrating how this crossing will occur along with a construction plan that addresses the staging and restoration. Wildwood Trail restoration and construction is addressed in Condition 65 of the conditions of draft plan of subdivision approval.
What does conditions of Draft Plan of Subdivision approval mean?
The issuance of conditions of draft plan of subdivision approval signals that the development has been reviewed and that the fundamentals of the development are viable. This is a commonly issued approval wherever subdivision applications are filed in Ontario and is recognized in the Planning Act. When municipal Councils or the OMB approve a subdivision they are approving conditions of draft plan of subdivision.
How many conditions are there?
For the Eden Oak development there are 114 conditions. As mentioned above, these conditions include all the required studies, obligations and detailed requirements that must be met before lots can be registered. Some of the conditions are administrative in nature, others deal with what is called detailed design, and some require communications with the community and future property owners.
A storm water facility is planned for construction near the cul-de-sac on Credit Street. Does the approval of conditions of the draft plan of subdivision mean that there are remaining questions about whether or not the storm water facility (ponds) can function properly?
The Town retained a consulting engineer with experience in the type of storm water facility design that was proposed. Their task, among other things, was to determine whether the storm water facility could function for its intended purpose. They concluded that the pond is viable. The applicant's engineer and a third engineer, retained by one of the residents who participated in the OMB hearing, also cleared the design of the storm water facility.
Who reviews the conditions on behalf of the Town?
Town staff, or specialized consultants retained by the Town, review the material submitted by the applicant to clear conditions. Staff are professionals in their fields with extensive career backgrounds and certification in their respective disciplines. Consultants may be retained by the Town in areas of specialization outside the scope of Town staff or where additional resources are required due to work flow demands. On this project, the Town will continue to retain Burnside Engineering, a firm with experience in subdivision design matters similar to those accompanying this project.
How will future communications occur?
Prior to related on or off-site activity residents will receive notification from the owner or the Town as appropriate. The owners construction management plan, required as a condition of approval of the draft plan of subdivision, is to provide a communications strategy that will include the appointment of a central point of contact (see Condition 20 of the conditions of draft plan of subdivision approval).