1 INTRODUCTION 4 2 NOISE DESCRIPTORS 5 3 NOISE SENSITIVE POINTS OF RECEPTION 5 4 PROPOSED LAND USE 7 5 GUIDELINES AND CRITERIA 8

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2 Durham Live Tourist Destination Page 2 of May INTRODUCTION 4 2 NOISE DESCRIPTORS 5 3 NOISE SENSITIVE POINTS OF RECEPTION 5 4 PROPOSED LAND USE 7 5 GUIDELINES AND CRITERIA ROAD & RAIL TRAFFIC GUIDELINES STATIONARY SOURCES NOISE GUIDELINES NOISE PREDICTION METHODS ROAD TRAFFIC NOISE PREDICTION Road Traffic Data Road Noise Calculation Procedure Rail Traffic Data Rail Noise Calculation Procedure STATIONARY NOISE PREDICTION NOISE NOISE IMPACT OF THE ENVIRONMENT ON THE SUBJECT SITE Aircraft Noise Impact Road & Rail Traffic Noise Impact Stationary Source Noise Impact on the Subject Site Total Indoor Noise Noise Impact of the Subject Site on the Environment SUMMARY OF NOISE IMPACT OUTDOOR LIVING AREAS Road & Rail Traffic Outdoor Living Areas INDOOR LIVING AREAS aercoustics.com

3 Durham Live Tourist Destination Page 3 of May Road & Rail Traffic Noise Indoors NOISE IMPACT of EXISTING INDUSTRY on the SUBJECT SITE NOISE IMPACT of the SUBJECT SITE on the ENVIRONMENT CONCLUSIONS Summary of Noise Control Measures REFERENCES 24 TABLE 1: ROAD & RAIL TRAFFIC NOISE GUIDELINES... 8 TABLE 2: EXCLUSION LIMIT VALUES OF ONE-HOUR EQUIVALENT SOUND LEVEL (LEQ, DBA) PLANE OF WINDOW OF NOISE SENSITIVE SPACES TABLE 3: EXCLUSION LIMIT VALUES FOR IMPULSIVE SOUND LEVEL (LLM, DBAI) PLANE OF WINDOW NOISE SENSITIVE SPACES (DAY/NIGHT) TABLE 4: ROAD TRAFFIC DATA TABLE 5: RAIL TRAFFIC VOLUMES TABLE 6: WASTE TREATMENT FACILITY REFERENCE NOISE SOURCES TABLE 7: MTO FACILITY REFERENCE NOISE SOURCES TABLE 8: GROCERY DISTRIBUTION FACILITY REFERENCE NOISE SOURCES TABLE 9: FLEA MARKET FACILITY REFERENCE NOISE SOURCES TABLE 10: INDUSTRIAL NOISE IMPACT WITHOUT NOISE CONTROLS TABLE 11: INDUSTRIAL IMPULSIVE NOISE IMPACT WITHOUT NOISE CONTROLS TABLE 12: SUMMARY OF NOISE CONTROL MEASURES Figure 1: Key Plan... Page 25 Figure 2: Block Plan... Page 26 Figure 3: Zoning Plan... Page 27 Figure 4 Ultimate Daytime Road & Rail Noise Contours... Page 28 Figure 5: Ultimate Nighttime Road & Rail Noise Contours... Page 29 Figure 6: Existing Nighttime Road Noise Ambient Contours 6am to 7am... Page 30 Figure 7: Steady State Industrial Noise Impact: Worst Case Nighttime... Page 31 Figure 8: Impulsive Noise Impact: Worst Case Nighttime Truck Tailgate Banging... Page 32 aercoustics.com

4 Durham Live Tourist Destination Page 4 of May INTRODUCTION Aercoustics Engineering Limited has been retained by Pickering Developments (401) Inc., Pickering Developments (Bayly) Inc., and Pickering Developments (Squires) Inc. (collectively referred to as Pickering Developments through this report) to complete an environmental noise feasibility study for the proposed Zoning By-Law Amendment to rezone the entirety of the lands Major Tourist Destination Zone ( TD ) that would permit a broad range of tourist destination uses on the property. The Zoning By-Law Amendment is to be processed and approved in two phases; a Phase 1 Approval Area, TD(1) and a Phase 2 Approval Area, TD(2), which is made up of TD (2a) and TD (2b). For the purposes of this study, all of the proposed tourist destination uses have been assessed and recommendations have been provided on the potential locations of each use and/or noise attenuation measures that should be implemented. However, at the time that a detailed Site Plan or Draft Plan of Subdivision is developed for the subject site, further detailed study should be completed. The subject site is comprised of Part of Lot 15 and 16, Concession 1 and is located in the City of Pickering, Region of Durham, directly adjacent to Highway 401, CN Rail, and GO Transit which is located to the north, with Church Street South to the east, and Bayly Street to the south, as shown on the Key Plan, Figure 1. Beyond these boundaries of the site, the current and future land use conditions are: North: East: South: West: Existing Hwy 401, CN Rail and GO Transit corridor. Directly adjacent to the site is the existing Annandale Golf and Country Club, located in the Town of Ajax and designated as Prestige Employment lands in the Town of Ajax Official Plan. Further east is the Town of Ajax GO Station, City Hall and employment centre. General Employment uses exist to the south that include a place of worship, the Flea Market and other light or heavy manufacturing uses such as Aspect Retail Logistics, Annandale Fine Cars dealership, Miller Waste Durham, Ontario Power Generation (Pickering Generating Station), Water Pollution Control Plant and SPAR Marathon Roofing Supplies. General Employment and Mixed Employment uses exist to the west as well as the CN Rail spur that runs north-south bordering the subject site. The lands to the west are comprised of Industrial Commercial lands such as the GFL Environmental facility at the south end of Toy Avenue as well as Storage and Light Manufacturing industrial uses which also includes a Tim Hortons and a few existing single detached dwellings fronting onto Toy Avenue at the intersection of Bayly Street. Further west are neighbourhood and community retail intended to be primarily located around the intersection of Brock Road and Bayly Street. The purpose of this study is to examine the existing and anticipated noise environment surrounding the study area and to specify detailed noise control measures that would be required at the time of development in order to meet the guidelines of the Ontario Ministry of Environment (MOE), Transport Canada, the Region of Durham and the City of Pickering. aercoustics.com

5 Durham Live Tourist Destination Page 5 of May 2014 It should be noted, that the principal existing environmental noise sources are road traffic on Highway 401, Church Street South, and Bayly Street, railway noise from the CN Rail and GO Transit, and industrial noise from the existing industrial uses directly to the west and south. 2 NOISE DESCRIPTORS The noise descriptor used for road traffic, rail and industrial noise impact is the Leq in dba which by definition can be described by a steady noise level that would contain the same acoustic energy as the varying noise level that actually prevails in the defined time period. 3 NOISE SENSITIVE POINTS OF RECEPTION The noise impact predicted in this report is based on the definitions of the MOE s NPC-300 guideline. Noise sensitive land use means: a property of a person that accommodates a dwelling and includes a legal non-conforming residential use; or a property of a person that accommodates a building used for a noise sensitive commercial purpose; or a property of a person that accommodates a building used for a noise sensitive institutional purpose. From a land use planning perspective, a noise sensitive land use may be comprised of spaces that are noise sensitive and spaces that are not noise sensitive. The outdoor living area (OLA) associated with a noise sensitive land use is considered a noise sensitive space. A land use that would normally be considered noise sensitive, such as a dwelling, but is located within the property boundaries of the stationary source is not considered a noise sensitive land use. The MOE s NPC-300 guideline defines Noise Sensitive Spaces as: The living and sleeping quarters of dwellings, and sleeping quarters of noise sensitive commercial or institutional land uses. Examples include, but are not limited to: bedrooms, sleeping quarters such as patient rooms, living/dining rooms, eat-in kitchens, dens, lounges, classrooms, therapy or treatment rooms, assembly spaces for worship, sleeping quarters of detention centres. The MOE s NPC-300 guideline defines Noise Sensitive Commercial Purpose Building as: A building used for a commercial purpose that includes one or more habitable rooms used as sleeping facilities such as a hotel and a motel. The MOE s NPC-300 guideline defines Noise Sensitive Institutional Purpose Building as: A building used for an institutional purpose, including an educational facility, a day nursery, a hospital, a health care facility, a shelter for emergency housing, a community centre, a place of worship and a detention centre. A place of worship located in commercially or industrially zoned lands is not considered a noise sensitive institutional purpose building. The MOE s NPC-300 guideline defines Outdoor Living Area (OLA) (applies to impact assessments of transportation sources) as: Part of a noise sensitive land use that is: intended and designed for the quiet enjoyment of the outdoor environment; and aercoustics.com

6 Durham Live Tourist Destination Page 6 of May 2014 readily accessible from the building. The OLA includes: - backyards, front yards, gardens, terraces or patios; - balconies and elevated terraces (e.g., rooftops), with a minimum depth of 4 metres, that are not enclosed, provided they are the only outdoor living area (OLA) for the occupant; or - common outdoor living areas (OLAs) associated with high-rise multi-unit buildings. The following are examples of locations that are not considered to be points of reception: Outdoor locations associated with a noise sensitive institutional purpose or a noise sensitive commercial purpose; aercoustics.com

7 Durham Live Tourist Destination Page 7 of May PROPOSED LAND USE The Major Tourist Destination Zone ( TD ) is proposed to permit the following land uses: Noise Sensitive Land Uses as per the MOE NPC-300 Guideline: Commercial School Community Centre Day Care Centre Emergency Service Facility Hotel Motel Medical Office Non-Noise Sensitive Land Uses as per the MOE NPC-300 Guideline: Amphitheatre Arena Art Gallery Assembly, Convention or Conference Halls Automobile Rental Establishment Automobile Service Station Bake Shop Banquet Facilities Bar Botanical Gardens Café / Restaurant Commercial Fitness/Recreation centre Commercial Parking lot and Commercial Parking Lot Structure Community Gardens Convenience Store Curling Rinks, Tennis Courts, Bowling Alleys or similar recreational facilities Drive-through Facility Dry-Cleaner s Distribution Centre Film Studio Financial Institution Gaming Establishment Indoor Recreational Facility Library Licensed Accessory Outdoor Patio Museum Nightclub Office Outdoor Recreational Facility Park Performing Arts Centre/Venue Personal Service Establishment Place of Amusement Private Club aercoustics.com

8 Durham Live Tourist Destination Page 8 of May 2014 Professional Services Spa Stadium Tavern/bar/pub Travel Agent Travel Information Centre Unlicensed Accessory Outdoor Patio Veterinary clinic Waterpark/Wave Pool Retail Ancillary to a Permitted Use Other Tourist Destination Uses 5 GUIDELINES AND CRITERIA 5.1 ROAD & RAIL TRAFFIC GUIDELINES Table 1: Road & Rail Traffic Noise Guidelines Type of Space General offices, reception areas, retail stores, etc. (Time period: 16 hr, hrs) Living/dining areas of residences, hospitals, schools, nursing/retirement homes, day-care centres, theatres, places of worship, libraries, individual or semiprivate offices, conference rooms, reading rooms, etc. (Time period: 16 hr, 07:00-23:00) Sleeping quarters of hotels/motels (Time period: 8hr, hrs) Sleeping quarters of residences, hospitals, nursing/retirement homes, etc. (Time period: 8hr, hrs) Outdoor living area (Time period: 16 hr, 07:00-23:00) Road Traffic Equivalent Sound Level (Leq), dba Rail Traffic Equivalent Sound Level (Leq), dba The report shall demonstrate that the noise level at common outdoor living areas, after applying attenuation measures, is the lowest level aesthetically, technically, administratively and economically practical. The outdoor living area sound level objective is 55 dba. Noise levels above 60 dba are not desirable. The MOE will allow a 5 dba excess in (road plus rail) noise at outdoor living areas provided warning clauses are issued. This development could have a noise sensitive outdoor living area if a proposed hotel has a communal outdoor living area or if the City of Pickering designates a noise sensitive passive recreational area in a park within this development. aercoustics.com

9 Durham Live Tourist Destination Page 9 of May 2014 The assessment of the indoor sound levels and the resultant requirement for the acoustical descriptors, AIF or STC, of the building components shall be performed separately for road and aircraft noise. The resultant acoustical descriptors, AIF or STC, shall subsequently be combined to determine the required components. To achieve the indoor targets, the MOE Guidelines outline the types of windows and exterior walls that will be required based on outdoor noise levels, the size of windows, etc. Glazing requirements are also outlined in the MOE Guidelines. 5.2 STATIONARY SOURCES NOISE GUIDELINES The subject site lands are classified as a Class 1 noise environment. There exist significant industrial noise sources to the east, west and south. There is a golf course directly east that does not produce significant noise. There are no residential or campsite land uses being requested as permitted uses within the proposed Major Tourist Destination Zone ( TD ). The stationary source noise impact predicted in this report is based on the definitions of the MOE s NPC-300 guideline. The MOE s NPC-300 guideline defines Point of Reception (applies to impact assessments of stationary sources) as: Any location on a noise sensitive land use where noise from a stationary source is received. Noise sensitive land uses may have one or more points of reception. The following locations are points of reception: 1. Location outdoors within 30 metres of a façade of a dwelling, at a height of 1.5 metres above ground, typically in backyards, front yards, terraces or patios. If the dwelling is a highrise multi-unit building, the location should be confined to a common outdoor amenity area. 2. Location on balconies and elevated terraces (e.g., rooftops) provided they are the only outdoor living area for the occupant, have a minimum depth of 4 metres, and are not enclosed. 3. Location within 30 metres of a portion of property that is used as a campsite or campground, at a height of 1.5 metres above ground. 4. Location in the centre of any window on a noise sensitive space of a dwelling or a building used for a noise sensitive institutional purpose or a noise sensitive commercial purpose; the location should be a minimum of 1.5 metres above ground for a first storey window, a minimum of 4.5 metres above ground for a second storey window, a minimum of 7.5 metres above ground for a third storey window, and the height of the vertical midpoint of the nearest and most exposed storey for a high-rise multi-unit building. 5. If the construction of a building or structure on the property of a noise sensitive land use has not commenced but an approval under section 41 of the Planning Act or a building permit under section 8 of the Building Code Act, 1992 has been issued in respect of the building or structure, the locations described in paragraph 1, 2 or 4 above apply. aercoustics.com

10 Durham Live Tourist Destination Page 10 of May Location on a noise sensitive zoned lot, other than an inaccessible vacant lot, in respect of which no approval or building permit for a building or structure mentioned in paragraph 5 above has been issued, described by the following: a. If the area of the vacant lot is smaller than 1-hectare (10,000 m²), the location of the point of reception should be approximately in the centre of the vacant lot, having regard for the existing zoning by-law, the typical building pattern in the area and an appropriate or likely future use of the vacant lot, at a height of 4.5 metres above ground. b. If the area of the vacant lot is greater than 1-hectare (10,000 m²), the area of the vacant lot for noise assessment purposes should be considered limited to 1 hectare (10,000 m²). This 1-hectare portion of the vacant lot should be consistent with the existing zoning by-law, the typical building pattern in the area and an appropriate or likely future use of the vacant lot. The location of the point of reception is the centre of this 1-hectare portion of the vacant lot, at a height of 4.5 metres above ground. The following are examples of locations that are not considered to be points of reception: 1) Outdoor locations associated with a noise sensitive institutional purpose or a noise sensitive commercial purpose; and 2) Inoperable (fixed or sealed) window as defined in Part A of the guideline. There are no outdoor stationary source points of reception for the subject site as there are no residential or campsite uses being requested as permitted uses within the proposed Major Tourist Destination Zone ( TD ) and all institutional or commercial outdoor public spaces are not considered stationary source points of reception by the MOE guidelines. There are plane of window stationary source points of reception for the subject site as proposed noise sensitive commercial school, community centre, day care centre, emergency service facility, hotel, motel and medical office are being requested as uses permitted within the proposed Major Tourist Destination Zone ( TD ). For sound from a stationary source including Quasi-Steady Impulsive Sound but not including other impulsive sound, the sound level limit at the subject site s point of reception, expressed in terms of the One-Hour Equivalent Sound Level (Leq) is the higher of the applicable exclusion limit value given in Table 2, or the background sound level for that point of reception. Note that for Class 1, 2 and 3 areas, the plane of window limits apply to a window that is assumed to be open. For Class 4 areas, the plane of window limits apply to a window which is assumed to be closed. This distinction does not affect the prediction of plane of window sound levels. Table 2: Exclusion Limit Values of One-Hour Equivalent Sound Level (Leq, dba) Plane of Window of Noise Sensitive Spaces Time of Day Class 1 Area 07:00 19: :00 23: :00 07:00 45 aercoustics.com

11 Durham Live Tourist Destination Page 11 of May 2014 For impulsive sound, other than Quasi-Steady Impulsive Sound, from a stationary source, the sound level limit at a point of reception expressed in terms of the Logarithmic Mean Impulse Sound Level (LLM) is the higher of the applicable exclusion limit value given in Table 3 or the background sound level for that point of reception. Table 3: Exclusion Limit Values for Impulsive Sound Level (LLM, dbai) Plane of Window Noise Sensitive Spaces (Day/Night) Actual Number of Class 1 Area Impulses in Period (07:00 23:00)/ of One-Hour (23:00 07:00) 9 or more 50/45 7 to 8 55/50 5 to 6 60/ / / / /75 6 NOISE PREDICTION METHODS 6.1 ROAD TRAFFIC NOISE PREDICTION Road Traffic Data The Region of Durham and MOE require that road traffic noise predictions be conducted in accordance with Reference 1, and be based on traffic data provided by the Region of Durham, the City of Pickering, and the Ministry of Transportation Ontario. This data is outlined in traffic letters and included in Appendix. Data for Highway 401 was based on ultimate traffic forecasts for a 12- lane provincial highway provided by the Ministry of Transportation Ontario (MTO) Road Noise Calculation Procedure Noise level calculations were performed in accordance with the Ministry of Environment Guidelines outlined in Reference 1 and by the Guidelines of the Ontario Road Noise Analysis Method for Environment and Transportation (ORNAMENT). Sample traffic noise prediction printouts from MOE's Road & Rail Traffic Prediction Model Stamson Version 5.02 are included in Appendix. The MOE s computer program Stamson 5.02 is not capable of calculating noise at distances greater than 500m; therefore, we have used the latest traffic noise algorithm from U.S. Department of Transportation Federal Highway Administration Traffic Noise Model Version TNM 2.5 released in April Our noise contour predictions for Highway 401 and adjacent regional roads, which span the entire subject site, are based on predictions from the CadnaA software package that includes the TNM 2.5 traffic noise algorithm. We recommend use of this algorithm aercoustics.com

12 Durham Live Tourist Destination Page 12 of May 2014 because it includes the latest North American traffic noise emissions, and is capable of accuracy beyond Stamson s range and has been validated with actual noise measurements in The equivalent sound levels (Leq) due to road noise have been calculated at representative receptor locations adjacent to Highway 401. These receptor locations are representative samples of various setbacks. Noise has been predicted during the daytime and night-time outside the plane of a worst case window. Building layout is unknown at this time therefore noise predictions are conservative since they do not include shielding from rows of future buildings. Table 4: Road Traffic Data Highway 401 Highway 401 Eastbound Westbound Bayly St. Church St. Year Ultimate Ultimate Ultimate Ultimate AADT 163, ,500 38,000 15,000 Day/Night 67/33 67/33 90/10 90/10 Split No. of Lanes % Medium Trucks Day 5.4% 5.4% 4.0% 3.0% % Heavy Trucks Night 5.4% 5.4% 4.0% 3.0% Day 6.6% 6.6% 6.0% 7.0% Night 6.6% 6.6% 6.0% 7.0% Speed:km/hr Grade <2% <2% <2% <2% Rail Traffic Data Rail traffic data for GO Transit was based on a 2021 commuter train forecast provided by GO Transit. Rail traffic data for CN Rail was based on existing CN traffic provided by CN Rail, which has been forecasted 10 years in the future based on a growth rate of 2.5% per year Rail Noise Calculation Procedure Noise level calculations were performed in accordance with the Ministry of Environment Guidelines outlined in Reference 1 and by the Guidelines of the Sound from Trains Environmental Analysis Method (STEAM). Sample traffic noise prediction printouts from MOE s Road and Rail Traffic Prediction Model STAMSON (Version 5.02) are included in Appendix B. The MOE s computer program Stamson 5.02 is not capable of calculating noise at distances greater than 500m; therefore, we have used the latest railway noise algorithm from U.S. Federal Transit Administration released in May Our noise contour predictions, which span the entire subject site, are based on predictions from the CadnaA software package which includes the FTA noise propagation algorithm that are based on inputs of the reference train noise Leq s from MOE s Stamson computer program. We recommend use of this algorithm because it is capable of accuracy beyond Stamson s range. aercoustics.com

13 Durham Live Tourist Destination Page 13 of May 2014 Table 5: Rail Traffic Volumes Train Type Year of Forecast Number of Number of Number of Trains Cars per Train Locomotives per Train DAY TIME (07:00 to 23:00) Freight Way Freight Passenger GO Transit NIGHT TIME (23:00 to 07:00) Freight Way Freight Passenger GO Transit Maximum Speed km/hr 6.2 STATIONARY NOISE PREDICTION As discussed in Section 1, the subject site is surrounded by a variety of industrial, light and heavy manufacturing uses. The following is a summary of those uses and the assumptions made to determine stationary noise predictions. There exists a waste treatment and transfer facility, which is a significant industrial noise source, located directly west of the subject site. We have assumed that this facility includes impulsive noise from truck tailgate banging & truck trailer coupling/uncoupling and steady state noise from oil filter crushing operations, excavators, front loaders, backhoe, generator, sweeper, screener, conveyor-stacker and other associated pumps, blowers, HVAC, on site trucks and other industrial equipment. A golf course is located to the east of the subject property which does not produce significant noise. Significant industrial noise sources are located directly south of the subject site. There is an existing flea market and a grocery distribution facility, which we have assumed includes steady state noise from rooftop HVAC equipment and steady state noise from idling, refrigerated truck noise. Noise impact on the subject site s sensitive points of reception from existing industrial sources has been predicted based on conservative assumptions for the equipment numbers, operating times, locations and reference noise levels. We have calculated the noise impact for the worst-case hour from 6am to 7am when existing road traffic ambient is typically low and when industrial activity can be typically high. Road traffic ambient noise which establishes the allowable sound level limit for industrial noise impact is based on MTO s 2010 count for Hwy 401 documenting an AADT of 168,000 and minimal hourly traffic of 40 vehicles per hour for Toy Avenue, Bayly Avenue and Church Street South. aercoustics.com

14 Durham Live Tourist Destination Page 14 of May 2014 Table 6: Waste Treatment Facility Reference Noise Sources Source Description Sound Power dba Source Oil Filter Crusher, Waste Treatment Truck Idling, Waste Treatment Assumed to be located outdoors at the Waste Treatment Transfer Facility Assumed to be located outdoors at the Waste Treatment Transfer Facility dba day, evening Night, 99.1 dba day, evening Night, Height (m) 4m above grade 2.5m above grade Quantity 2, (see figure 5 for locations) 16, (see figure 5 for locations) Note Continuous steady noise, worstcase scenario. Data from AEL measurement of car crusher Continuous steady noise, worstcase scenario. Data from Aercoustics file data Truck movements on site, Waste Treatment Assumed to be located outdoors at the Waste Treatment Transfer Facility 97.6 dba day, evening Night, 2.5m above grade 25 per hour, (see figure 5 for locations) Continuous steady line source noise 25km/hr, worst-case scenario. Data from Aercoustics file data Excavator, Waste Treatment Front Loader, Volvo, Waste Treatment Front Loader, Deere, Waste Treatment Backhoe, Waste Treatment Generator, Waste Treatment Sweeper, Waste Treatment Screener, Waste Treatment Conveyor-Stacker HVAC, Waste Treatment Truck Tailgate Banging, Waste Treatment Assumed to be located outdoors at the Waste Treatment Transfer Facility Assumed to be located outdoors at the Waste Treatment Transfer Facility Assumed to be located outdoors at the Waste Treatment Transfer Facility Assumed to be located outdoors at the Waste Treatment Transfer Facility Assumed to be located outdoors at the Waste Treatment Transfer Facility Assumed to be located outdoors at the Waste Treatment Transfer Facility Assumed to be located outdoors at the Waste Treatment Transfer Facility Assumed to be located outdoors at the Waste Treatment Transfer Facility Assumed to be located on roof of the Waste Treatment Transfer Facility buildings Assumed to be located outdoors at the Waste Treatment Transfer Facility dba day, evening Night, dba day, evening Night, dba day, evening Night, dba day, evening Night, dba day, evening Night, dba day, evening Night, dba day, evening Night, 81.0 dba day, evening Night, 80.0 dba day, evening Night, dbai day, evening Night, 2.5m above grade 2.5m above grade 2.5m above grade 2.5m above grade 2.5m above grade 2.5m above grade 4.0m above grade 2.5m above grade 1.5m above roof grade 2.5m above grade 3, (see figure 5 for locations) 1, (see figure 5 for locations) 1, (see figure 5 for locations) 1, (see figure 5 for locations) 1, (see figure 5 for locations) 1, (see figure 5 for locations) 1, (see figure 5 for locations) 1, (see figure 5 for locations) 11, (see figure 5 for locations) >9 per hour, (see figure 6 for locations) Continuous steady noise, worstcase scenario. Data from Aercoustics file data Continuous steady noise, worstcase scenario. Data from Aercoustics file data Continuous steady noise, worstcase scenario. Data from Aercoustics file data Continuous steady noise, worstcase scenario. Data from Aercoustics file data Continuous steady noise, worstcase scenario. Data from Aercoustics file data Continuous steady noise, worstcase scenario. Data from Aercoustics file data Continuous steady noise, worstcase scenario. Data from Aercoustics file data Continuous steady noise, worstcase scenario. Data from Aercoustics file data Continuous steady noise, worstcase scenario. Data from Aercoustics file data Impulsive noise, worst-case scenario. 250 Hz dominant frequency. Data from Aercoustics file data Truck trailer Couple/Uncouple, Waste Treatment Assumed to be located outdoors at the Waste Treatment Transfer Facility dbai day, evening Night, 2.5m above grade >9 per hour, (see figure 6 for locations) Impulsive noise, worst-case scenario. 500 Hz dominant frequency. Data from Aercoustics file data aercoustics.com

15 Durham Live Tourist Destination Page 15 of May 2014 Table 7: MTO Facility Reference Noise Sources Source Description Sound Power dba Front End Loader, MTO Facility Truck Idling, MTO Facility Assumed to be located outdoors at the MTO Facility Assumed to be located outdoors at the MTO Facility dba day, evening Night, 99.1 dba day, evening Night, Source Height (m) 2.5m above roof grade 2.5m above grade Quantity 1, (see figure 5 for locations) 3, (see figure 5 for locations) Note Continuous steady noise, worst-case scenario. Data from Aercoustics file data Continuous steady noise, worst-case scenario. Data from Aercoustics file data Table 8: Grocery Distribution Facility Reference Noise Sources Source Description Sound Power Source Quantity dba Height (m) HVAC Grocery Distribution HVAC Grocery Distribution HVAC Grocery Distribution Refrigerated Truck Idling on site, Grocery Distribution Assumed to be located on roof of the Grocery Distribution Facility building Assumed to be located on roof of the Grocery Distribution Facility building Assumed to be located on roof of the Grocery Distribution Facility building Assumed to be located on roof of the Grocery Distribution Facility building 80.0 dba day, evening Night, 82.7 dba day, evening Night, 91.1 dba day, evening Night, 99.3 dba day, evening Night, 1.5m above roof grade 2m above roof grade 2m above roof grade 3.5m above grade 15, (see figure 5 for locations) 11, (see figure 5 for locations) 23, (see figure 5 for locations) 27, (see figure 5 for locations) Note Continuous steady noise, worst-case scenario. Data from Aercoustics file data Continuous steady noise, worst-case scenario. Data from Aercoustics file data Continuous steady noise, worst-case scenario. Data from Aercoustics file data Continuous steady noise, worst-case scenario. Data from Aercoustics file data Table 9: Flea Market Facility Reference Noise Sources Source Description Sound Power Source dba Height (m) HVAC, Flea Market Assumed to be located on roof of the Flea Market building 80.0 dba day, evening Night, 1.5m above roof grade Quantity 15, (see figure 5 for locations) Note Continuous steady noise, worst-case scenario. Data from Aercoustics file data aercoustics.com

16 Durham Live Tourist Destination Page 16 of May NOISE 7.1 NOISE IMPACT OF THE ENVIRONMENT ON THE SUBJECT SITE Aircraft Noise Impact Outdoor Living Area The subject site is located approximately 10km from the proposed Pickering Airport; therefore aircraft noise impact is insignificant due to significant distance setback Road & Rail Traffic Noise Impact Highway 401 The noise impact from Highway 401 will be significant. Noise impact calculations are conservative since they are based on the absence of buildings. See Figure 4 and 5 for ultimate road and rail combined noise contours. See appendix for sample Stamson calculations Bayly Street and Church Street South Bayly Street is a Type A arterial road, which can result in significant noise impact. Church Street South (starting at Bayly Street and north) is a Type B arterial road with approximately half the forecasted traffic of Bayly Street and therefore will be approximately 3 db less in noise impact CN Rail & GO Transit Noise impact from CN Rail and GO Transit trains is similar to the noise impact from Hwy 401, but the character of the noise can be more intrusive due to the low frequency content of locomotive noise. Railway noise impact is significant for the northern quarter of the subject property. Noise predictions indicate that mitigating noise control measures may be required for noise sensitive buildings such as commercial schools, community centres, day care centres, emergency service facility, hotels, motels, medical offices that are located in areas with predicted noise exposure of 70 dba or greater during the daytime and 65 dba or greater during the night-time. These exposures are generally located in the northern quarter of the subject site. (See Figure 4 and 5) Noise predictions indicate that mitigating noise control measures will be required for noise sensitive outdoor living areas such as amphitheatres, community gardens, outdoor recreation facility, or parks located in areas with predicted noise exposure of 60 dba or greater daytime, generally located in the northern quarter of the subject site. These outdoor living areas are not considered noise sensitive points of reception by the MOE guidelines but may be deemed noise sensitive by the City or by the owner of the property. (See Figure 2) Any proposed amphitheatre should be located in an area with noise exposure 55 dba or less. Areas in the southern half of the subject site could accommodate an amphitheatre if two rows of buildings were constructed in the northern half of the subject site in order to provide enough attenuation to achieve 55 dba or less. The amphitheatre should include a band shell with directional speakers and should be oriented with its open side to the southeast towards the midpoint between the Annandale Golf Club & the Gathering Place Pentecostal Church. This is to ensure that the noise impact is minimized on both the amphitheatre itself from surrounding uses and on the existing golf course and church from the amphitheatre. aercoustics.com

17 Durham Live Tourist Destination Page 17 of May Stationary Source Noise Impact on the Subject Site Noise impact analysis indicates that noise from steady state industrial sources could be significantly higher than the sound level limits of MOE s noise guideline NPC-300 at a possible worst-case noise sensitive land use location, 15m from the western boundary of the subject site, adjacent to the existing waste treatment transfer facility. Table 10: Industrial Noise Impact without Noise Controls Industrial Steady State Hotel plane of window, 15m from west TD2 boundary, 12m above ground level, nighttime hour from 6am to 7am Without Noise Controls Screener 75 dba Oil Filter Crush1 70 dba Oil Filter Crush2 66 dba Sweeper 62 dba Loader Volvo 62 dba Generator 60 dba Loader 59 dba Backhoe 56 dba Truck Idling 50 dba Truck Idling 46 dba Loader MTO 47 dba Truck Idling 46 dba Truck Idling 45 dba Truck Idling 45 dba Truck Idling 45 dba Truck Idling 45 dba Excavator1 44 dba Trucks (25 loads/hr) 45 dba Truck Idling 44 dba Excavator2 43 dba. Total Noise 77 dba Sound Level Limit Noise Impact (Excess over sound level limit) 63 dba +14 dba aercoustics.com

18 Durham Live Tourist Destination Page 18 of May 2014 Table 11: Industrial Impulsive Noise Impact without Noise Controls Industrial Impulsive Hotel plane of window, 15m from west TD2 boundary, 12m above ground level, nighttime hour from 6am to 7am Without Noise Controls Truck Tailgate Banging 72 dbai Total Impulsive Noise Sound Level Limit Noise Impact (Excess over sound level limit) 72 dbai 63 dbai +9 dbai Recommended Stationary Source Noise Controls Noise impact from existing industrial noise sources to the west and south could be significant on proposed sensitive points of reception at the plane of operable windows or doors connected to sensitive indoor spaces. A recommended practical noise control measure is to install high STC inoperable sealed windows and to ensure no exterior doors are connected to noise sensitive spaces for all noise sensitive land uses. This recommendation is consistent with NPC-300 page 10 which states that the cases where inoperable windows may be acceptable for use as receptor based on building noise control measures to control noise from stationary sources are: windows that are associated with noise sensitive spaces in a noise sensitive commercial purpose building or in a noise sensitive institutional purpose building. These noise control measures should be utilized at the Site Plan design stage. aercoustics.com

19 Durham Live Tourist Destination Page 19 of May Total Indoor Noise Acoustic insulation requirements for hotels and other sensitive buildings of this development are governed by road traffic noise impact from Highway 401 and by railway noise from CN Rail and GO Transit and industrial noise sources to the west and south. The acoustic insulation factors for building components should be specified for sensitive commercial buildings whose night-time noise outside sensitive windows is 60 dba or greater, and/or whose daytime noise outside sensitive room windows is 65 dba or greater. The acoustic insulation factor was formulated by the National Research Council of Canada as a descriptor for defining acoustic performance of various building constructions. The requirements for the acoustical performance of building components shall be performed separately for road noise, rail noise and aircraft noise. The resultant acoustical descriptors, such as STC shall be subsequently combined to determine the overall acoustical descriptor. Selection of the required components shall be based on the overall acoustic insulation descriptor. Total environmental noise levels for buildings in the northern quarter of the subject site adjacent to Highway 401 and the railways are high enough during the daytime and night-time to make the requirement for special window, wall systems possible. The final building components and glazing requirements should be verified prior to approval of construction drawings for these buildings. Total environmental noise levels for buildings near the western boundary of the subject site adjacent to industry with significant impact from road, rail and industry are high enough during the daytime and night-time to make the requirement for special window, wall systems possible. The final building components and glazing requirements should be verified prior to approval of construction drawings for these buildings. Building component calculations were based on conservative estimates of curtain wall design for worst case sensitive hotel/motel or office building, facing major roads, rail and industry. The final glazing requirements should be verified prior to approval of construction drawings if the window surface area is greater than the 90% window to floor area ratio assumed for this study. 7.2 NOISE IMPACT OF THE SUBJECT SITE ON THE ENVIRONMENT The planned land uses for the Durham Live Tourist Destination include some land uses which could potentially impact nearby existing noise sensitive points of reception such as the Annandale Golf and Country Club to the east and the Church located at the corner of Bayly and Squires Beach Road. An additional noise study will be required at the time of Site Plan development, once the location, size and scale of the proposed uses are determined, in order to ensure that the noise impact from the Durham Live Tourist Destination is mitigated on these existing land uses. Noise from a proposed amphitheatre or outdoor stadium may impact the existing Annandale Golf and Country Club located directly east on Church Street South and the existing church located at the corner of Bayly Street and Squires Beach Road. See Table 12 for recommended noise controls. aercoustics.com

20 Durham Live Tourist Destination Page 20 of May SUMMARY OF NOISE IMPACT 8.1 OUTDOOR LIVING AREAS Road & Rail Traffic Outdoor Living Areas Durham Live Tourist Destination may have noise sensitive outdoor spaces if a proposed amphitheatre, community gardens, outdoor recreation facility, or park is located within the subject site. These outdoor spaces are not considered noise sensitive points of reception by the MOE guidelines but may be deemed noise sensitive by the City or by the owner of the property. See Table 12 below for recommended noise controls. 8.2 INDOOR LIVING AREAS Road & Rail Traffic Noise Indoors Proposed noise sensitive buildings located in the northern quarter of the subject site will be exposed to significant road & rail traffic noise; therefore these buildings require acoustically designed building components before building plan approval (Table 12). 8.3 NOISE IMPACT of EXISTING INDUSTRY on the SUBJECT SITE There exist significant industrial noise sources to the west and south of the proposed site. Noise impact from industrial sources could be significantly above the MOE sound level limits for possible noise sensitive land uses within 250m of the subject site s western boundary. (Table 12). 8.4 NOISE IMPACT of the SUBJECT SITE on the ENVIRONMENT Any proposed amphitheatre should include a band shell with directional speakers and should be oriented with its open side to the southeast towards the midpoint between the Annandale Golf Club & the Gathering Place Pentecostal Church, to minimize noise impact on itself and to minimize noise impact on the existing golf course and church. 8.5 CONCLUSIONS The proposed Durham Live Tourist Destination development is acoustically feasible and will meet the noise guidelines of the MOE, Transport Canada, Region of Durham and City of Pickering provided the noise controls outlined in Table 12 below are implemented and/or utilized at the Site Plan development stage. aercoustics.com

21 Durham Live Tourist Destination Page 21 of May Summary of Noise Control Measures Table 12: Summary of Noise Control Measures Road & Rail Noise Exposure Further Noise Studies Noise Control Features >70 dba Complete the MOE noise screening process once detailed site plan is available to determine noise assessment options: 1. primary noise screening process or 2. secondary noise screening process or 3. abbreviated acoustic assessment report or 4. acoustic assessment report Commercial schools, community centres, day care centres, emergency service facility, hotels, motels, medical offices, should not be approved unless a detailed road & rail traffic noise analysis is conducted and the required noise insulation features are considered by the architectural consultant responsible for the building design. Brick walls or masonry equivalent walls are recommended. Retail Sales, Warehouses, Outdoor Sales are not considered to be adversely affected by road or rail noise and no special noise insulation should be required for new construction or development of this nature. Amphitheatres, community gardens, outdoor recreation facility, or parks, not desirable >65 dba < 70 dba Complete the MOE noise screening process once detailed site plan is available to determine noise assessment options: 1. primary noise screening process or 2. secondary noise screening process or 3. abbreviated acoustic assessment report or 4. acoustic assessment report Commercial schools, community centres, day care centres, emergency service facility, hotels, motels, medical offices should not be approved unless a detailed road & rail traffic noise analysis is conducted and the required noise insulation features are considered by the architectural consultant responsible for the building design Retail Sales, Warehouses, Outdoor Sales are not considered to be adversely affected by road or rail noise and no special noise insulation should be required for new construction or development of this nature. Amphitheatres, community gardens, outdoor recreation facility, or parks, not desirable aercoustics.com

22 Durham Live Tourist Destination Page 22 of May 2014 Road & Rail Noise Exposure Further Noise Studies Noise Control Features >60 dba < 65 dba Complete the MOE noise screening process once detailed site plan is available to determine noise assessment options: 1. primary noise screening process or 2. secondary noise screening process or 3. abbreviated acoustic assessment report or 4. acoustic assessment report All non-residential buildings are not considered to be adversely affected by road or rail noise and no special noise insulation should be required for new construction or development of this nature. Sensitive outdoor living spaces not desirable. < 60 dba Complete the MOE noise screening process once detailed site plan is available to determine noise assessment options: 1. primary noise screening process or 2. secondary noise screening process or 3. abbreviated acoustic assessment report or 4. acoustic assessment report All non-residential buildings are not considered to be adversely affected by road or rail noise and no special noise insulation should be required for new construction or development of this nature. Amphitheatres, community gardens, outdoor recreation facility, or parks and other sensitive outdoor living spaces should be located in areas < 55 dba. Amphitheatre should include a band shell with directional speakers and should be oriented with its open side to the southeast towards the midpoint between the Annandale Golf Club & the Gathering Place Pentecostal Church, to minimize noise impact on itself and to minimize noise impact on the existing golf course and church. Amphitheatre should not be approved unless a detailed noise analysis is conducted prior to engineering approval to insure acceptable noise impact from the amphitheatre on all noise sensitive points of reception. aercoustics.com

23 Durham Live Tourist Destination Page 23 of May 2014 Industrial Noise Exposure Further Noise Studies Noise Control Features >65 dba or >65 dbai, Within 250m of the subject site s west boundary line Complete the MOE noise screening process once detailed site plan is available to determine noise assessment options: 1. primary noise screening process or 2. secondary noise screening process or 3. abbreviated acoustic assessment report or 4. acoustic assessment report Install STC 42 inoperable sealed windows, and STC 54 brick walls, and insure no exterior doors are connected to noise sensitive spaces for all proposed commercial schools, community centres, day care centres, emergency service facility, hotel, motel, medical office. Commercial schools, community centres, day care centres, emergency service facility, hotels, motels, medical offices, should not be approved unless a detailed industrial noise impact study is conducted prior to individual site plan approval and the required noise insulation features are considered by the architectural consultant responsible for the building design. Brick walls or masonry equivalent walls are recommended. >58<65 dba or >58<65 dbai, Between 250m and 625m of the subject site s west boundary line Complete the MOE noise screening process once detailed site plan is available to determine noise assessment options: 1. primary noise screening process or 2. secondary noise screening process or 3. abbreviated acoustic assessment report or 4. acoustic assessment report Install STC 34 inoperable sealed windows, and STC 54 brick walls, and insure no exterior doors are connected to noise sensitive spaces for all proposed commercial schools, community centres, day care centres, emergency service facility, hotel, motel, medical office. Commercial schools, community centres, day care centres, emergency service facility, hotels, motels, medical offices, should not be approved unless a detailed industrial noise impact study is conducted prior to individual site plan approval and the required noise insulation features are considered by the architectural consultant responsible for the building design. Brick walls or masonry equivalent walls are recommended. aercoustics.com

24 Durham Live Tourist Destination Page 24 of May REFERENCES 1. Ontario Ministry of Environment, Environmental Noise Guideline, Stationary and Transportation Sources Approvals and Planning, NPC -300, August 2013, version #22 2. Ontario Ministry of Environment, Environmental Noise Assessment in Land Use Planning, Ontario Ministry of Environment, Ontario Road Noise Analysis Method for Environment and Transportation, Ontario Ministry of Housing, Land Use Policy Near Airports based on the NEF System, March Ontario Ministry of Environment, Model Municipal Noise Control By-Law, Transport Canada, TP 1247, Table 3 Land Use Tables Aircraft Noise Considerations Only, Transit Noise and Vibration Impact Assessment, Federal Transit Administration, Publication FTA-VA , May, U.S. Department of Transportation Federal Highway Administration, FHWA Traffic Noise Model Version 2.5, Aercoustics, Acoustic Assessment Report, Loblaws Distribution Center, Cambridge, ON, 5 Oct Ontario Ministry of Environment, Amended Environmental Compliance Approval, Number ARHMH, 18 November 2013 aercoustics.com

25 401 TOWN OF AJAX CITY OF PICKERING F FIGURE 1: KEY PLAN

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28 CN Rail Hwy GO Transit Church St > 0.0 db > 40.0 db > 45.0 db > 50.0 db > 55.0 db > 60.0 db > 65.0 db > 70.0 db > 75.0 db > 80.0 db > 85.0 db > 90.0 db Bayly St Ronson Dr, Suite 165, Toronto ON P: F: Scale: Drawn: Eng: Date: as shown KS KS March 17, 2014 The scope of the work outlined in this document is limited to the acoustic, noise, and/or vibration control aspects of the design. Contractors to verify all dimensions Project: Durham Live, Tourist Destination Drawing Title: Road & Rail Noise Contour - Daytime Project Number: Figure: 4

29 CN Rail Hwy GO Transit Church St > 0.0 db > 40.0 db > 45.0 db > 50.0 db > 55.0 db > 60.0 db > 65.0 db > 70.0 db > 75.0 db > 80.0 db > 85.0 db > 90.0 db 60 Bayly St Ronson Dr, Suite 165, Toronto ON P: F: Scale: Drawn: Eng: Date: as shown KS KS March 17, 2014 The scope of the work outlined in this document is limited to the acoustic, noise, and/or vibration control aspects of the design. Contractors to verify all dimensions Project: Durham Live, Tourist Destination Drawing Title: Road & Rail Noise Contour - Nighttime Project Number: Figure: 5

30 y > 40.0 db > 45.0 db > 47.5 db > 50.0 db > 52.5 db > 55.0 db > 57.5 db > 60.0 db > 62.5 db > 65.0 db > 67.5 db Hw t rch S Chu al ispos te D ite Was nsfer S Tra & ly S Bay 60 t Toy nue Ave 55 D cery Gro e et Mark ous areh Flea nw utio istrib Scale: Drawn: Eng: Date: 50 Ronson Dr, Suite 165, Toronto ON P: F: as shown Project: KS Durham Live, Tourist Destination KS May 29, 2014 The scope of the work outlined in Drawing this document is limited to the Road acoustic, noise, and/or vibration control aspects of the design. Contractors to verify all dimensions Project Number: Title: Noise Ambient Case Nighttime - Noise Contours 6am to above ground level Figure: 6

31 y > 40.0 db > 45.0 db > 47.5 db > 50.0 db > 52.5 db > 55.0 db > 57.5 db > 60.0 db > 62.5 db > 65.0 db > 67.5 db Hw t rch S Chu Excavator1 60 Excavator2 Truck Idling Excavator3 HVAC Loader_MTO Screener Loader_Volvo Truck_MTO Sweeper Loader Stacker Generator Oil Filter Crush2 al ispos te D ite Was nsfer S Tra 78 & Screener Truck Idling Backhoe ly S Bay Oil Filter Crush1 t Toy nue Ave D cery Gro nw utio istrib ous areh Truck Idling e HVAC_GroceryDistribution Truck_Refrigerated Flea et Mark HVAC_Flea Scale: Drawn: Eng: Date: 50 Ronson Dr, Suite 165, Toronto ON P: F: as shown Project: KS Durham Live, Tourist Destination KS May 29, 2014 The scope of the work outlined in Drawing Title: this document is limited to the Industiral Steady acoustic, noise, and/or vibration control aspects of the design. Contractors to verify all dimensions Project Number: State Noise - Worst Case Nighttime - Noise Contours 6am to above ground level Figure: 7

32 y > 40.0 db > 45.0 db > 47.5 db > 50.0 db > 52.5 db > 55.0 db > 57.5 db > 60.0 db > 62.5 db > 65.0 db > 67.5 db Hw t rch S Chu Truck Tailgate Banging al ispos te D ite Was nsfer S Tra & ly S Bay t Toy e et Mark ous areh Flea nw utio istrib nue Ave D cery Gro Scale: Drawn: Eng: Date: 50 Ronson Dr, Suite 165, Toronto ON P: F: as shown Project: KS Durham Live, Tourist Destination KS May 29, 2014 The scope of the work outlined in Drawing Title: this document is limited to the Industiral Impulsive acoustic, noise, and/or vibration control aspects of the design. Contractors to verify all dimensions Project Number: Noise - Worst Case Nighttime Truck Tailgate Banging - Noise Contours 6am to above ground level Figure: 8

33 Ministry of Transportation Ministère des Transports Systems Analysis and Forecasting Office Transportation Planning Branch Policy and Planning Division 777 Bay Street, Suite 3000, 30 th Floor Toronto ON M7A 2J8 Tel: (416) Fax: (416) March 10 th, 2014 Kevin Smith, P.Eng. Aercoustics Engineering 50 Ronson Dr. Suite 165 Toronto, Ontario M9W 1B3 Dear Kevin, Re: Traffic Forecast for Hwy 401 West of Church St (Pickering) In response to your request on March 8 th 2014, please find below the information that you requested and were able to develop for you. Ultimate AADT (Estimated) = 327,000 Number of Through Lanes = 12 Posted Speed = 100 km/ hr % Trucks (Estimated) = 12% Please note that the above information is estimated based upon our current knowledge of the area, which may be subject to change in the future. If you require further information, please contact at (416) Sincerely, Syed Afaq, Planner Systems Analysis and Forecasting Office W:\SAFO\PROJECT\Data Requests\Noise Studies\Hwy 401_West of_church St.docx

34 The Regional Municipality of Durham Planning and Economic Development Department Planning Division 605 ROSSLAND RD. E. 4TH FLOOR P.O. BOX 623 WHITBY, ON L1N 6A3 CANADA Fax: A.L. Georgieff, MCIP, RPP Commissioner of Planning and Economic Development ROAD SEGMENT TRAFFIC FORECASTS FOR NOISE ANALYSES This information is to be used as the basis for assessing the potential impacts of noise, generated by traffic on Provincial Highways and arterial roads, on proposed land uses that are sensitive (e.g., residential subdivisions). Arterial roads include existing and future Type A, B and C, as designated in the Durham Regional Official Plan. Noise assessment reports recommend specific measures to be integrated into the design of sensitive developments to reduce road noise impacts to acceptable levels. Provided For: Name / Name of Firm: Address: Kevin Smith, Aercoustics Engineering Ltd. 50 Ronson Dr., Suite 165, Toronto, ON Telephone: (416) Fax: Location of Proposal: Northwest corner of Bayly Street and Church Street Municipality: Ajax Lot(s): Concession: Durham Region File No. (if available): Name of Property Owner (if available): Date Request Received: February 21, 2014 Received By: Chris Leitch Date Forecast Sent: March 6, 2014 Name of Road Segment Forecasted AADT* No. of Lanes % of Trucks Heavy : Medium Truck Ratio Speed (km/h) Bayly St., west of Church St. 38, Church St., north of Bayly St. 15, * Average Annual Daily Traffic. Forecast based on ultimate development according to the Durham Regional Official Plan. March 6, 2014 Page 1 of 1

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