ARCHIVED — Vol. 150, No. 13 — June 29, 2016

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Registration

SI/2016-36 June 29, 2016

SPECIES AT RISK ACT

Emergency Order for the Protection of the Western Chorus Frog (Great Lakes / St. Lawrence — Canadian Shield Population)

P.C. 2016-583 June 17, 2016

Whereas the Minister of the Environment is of the opinion that the Western Chorus Frog (Great Lakes / St. Lawrence — Canadian Shield Population) faces imminent threats to its recovery;

Therefore, His Excellency the Governor General in Council, on the recommendation of the Minister of the Environment, pursuant to section 80 and subsection 97(2) of the Species at Risk Act (see footnote a), makes the annexed Emergency Order for the Protection of the Western Chorus Frog (Great Lakes / St. Lawrence — Canadian Shield Population).

Emergency Order for the Protection of the Western Chorus Frog (Great Lakes / St. Lawrence — Canadian Shield Population)

Habitat

Identification

1 For the purposes of paragraph 80(4)(c) of the Species at Risk Act, the areas that are described in the schedule are identified as habitat that is necessary for the recovery of the Western Chorus Frog.

Prohibitions

Prohibited activitie

2 (1) In the areas described in the schedule, it is prohibited to

  • (a) remove, compact or plow the soil;
  • (b) remove, prune, damage, destroy or introduce any vegetation, such as a tree, shrub or plant;
  • (c) drain or flood the ground;
  • (d) alter surface water in any manner, including by altering its flow rate, its volume or the direction of its flow;
  • (e) install or construct, or perform any maintenance work on, any infrastructure;
  • (f) operate a motor vehicle, an all-terrain vehicle or a snowmobile anywhere other than on a road or paved path;
  • (g) install or construct any structure or barrier that impedes the circulation, dispersal or migration of the Western Chorus Frog;
  • (h) deposit, discharge, dump or immerse any material or substance, including snow, gravel, sand, soil, construction material, greywater or swimming pool water; and
  • (i) use or apply a pest control product as defined in section 2 of the Pest Control Products Act or a fertilizer as defined in section 2 of the Fertilizers Act.
Non-application

(2) The prohibitions do not apply to a person who is engaging in activities related to public safety or health that are authorized under provincial law.

Offence

3 Any contravention of subsection 2(1) is an offence for the purposes of section 97 of the Species at Risk Act.

Coming into Force

Registration

4 This Order comes into force on the 30th day after the day on which it is registered.

SCHEDULE

(Section 1 and subsection 2(1))

Habitat Necessary for the Recovery of the Western Chorus Frog

DESCRIPTION

Lots:

ONE MILLION NINE HUNDRED FOURTEEN THOUSAND ONE HUNDRED SIX (1 914 106),

ONE MILLION NINE HUNDRED FOURTEEN THOUSAND FOUR HUNDRED ELEVEN (1 914 411),

TWO MILLION NINETY-FIVE THOUSAND FOUR HUNDRED FOUR (2 095 404),

TWO MILLION TWO HUNDRED SIXTY-EIGHT THOUSAND THREE HUNDRED FIFTY-FIVE (2 268 355),

TWO MILLION EIGHT HUNDRED SIXTY-THREE THOUSAND EIGHT HUNDRED EIGHT (2 863 808),

TWO MILLION EIGHT HUNDRED SIXTY-THREE THOUSAND EIGHT HUNDRED NINE (2 863 809),

TWO MILLION EIGHT HUNDRED SIXTY-THREE THOUSAND EIGHT HUNDRED TEN (2 863 810),

TWO MILLION EIGHT HUNDRED SIXTY-THREE THOUSAND EIGHT HUNDRED ELEVEN (2 863 811),

THREE MILLION THREE HUNDRED EIGHTY-ONE THOUSAND SEVEN HUNDRED SIXTY-FOUR (3 381 764),

THREE MILLION FOUR HUNDRED FORTY-SIX THOUSAND EIGHT HUNDRED THIRTY-FIVE (3 446 835),

THREE MILLION NINE HUNDRED SEVEN THOUSAND FORTY-FIVE (3 907 045),

THREE MILLION NINE HUNDRED SIXTY-SEVEN THOUSAND FORTY-NINE (3 967 049),

THREE MILLION NINE HUNDRED SIXTY-SEVEN THOUSAND FIFTY (3 967 050),

THREE MILLION NINE HUNDRED SIXTY-SEVEN THOUSAND FIFTY-TWO (3 967 052),

THREE MILLION NINE HUNDRED SIXTY-SEVEN THOUSAND FIFTY-SIX (3 967 056),

THREE MILLION NINE HUNDRED SIXTY-SEVEN THOUSAND FIFTY-EIGHT (3 967 058),

THREE MILLION NINE HUNDRED SIXTY-SEVEN THOUSAND SIXTY-ONE (3 967 061),

THREE MILLION NINE HUNDRED SIXTY-SEVEN THOUSAND SIXTY-TWO (3 967 062),

THREE MILLION NINE HUNDRED SIXTY-SEVEN THOUSAND SIXTY-SIX (3 967 066),

FOUR MILLION ONE HUNDRED TEN THOUSAND ONE HUNDRED NINETY-SEVEN (4 110 197),

FOUR MILLION ONE HUNDRED TEN THOUSAND ONE HUNDRED NINETY-EIGHT (4 110 198),

FOUR MILLION ONE HUNDRED TEN THOUSAND ONE HUNDRED NINETY-NINE (4 110 199),

FOUR MILLION FIVE HUNDRED FORTY-ONE THOUSAND EIGHT HUNDRED NINETY-EIGHT (4 541 898),

FOUR MILLION SEVEN HUNDRED SEVENTY-NINE THOUSAND EIGHT HUNDRED TWENTY-ONE (4 779 821),

FOUR MILLION EIGHT HUNDRED TWO THOUSAND THIRTY (4 802 030),

FOUR MILLION EIGHT HUNDRED TWO THOUSAND SEVENTY-THREE (4 802 073),

FOUR MILLION EIGHT HUNDRED TWO THOUSAND EIGHTY-THREE (4 802 083),

FIVE MILLION TWO HUNDRED TWENTY-ONE THOUSAND SIX HUNDRED EIGHTEEN (5 221 618),

FIVE MILLION TWO HUNDRED TWENTY-ONE THOUSAND SIX HUNDRED NINETEEN (5 221 619),

FIVE MILLION TWO HUNDRED TWENTY-ONE THOUSAND SIX HUNDRED TWENTY (5 221 620),

FIVE MILLION TWO HUNDRED TWENTY-ONE THOUSAND SIX HUNDRED TWENTY-TWO (5 221 622),

FIVE MILLION TWO HUNDRED TWENTY-ONE THOUSAND SIX HUNDRED TWENTY-THREE (5 221 623),

FIVE MILLION TWO HUNDRED TWENTY-ONE THOUSAND SIX HUNDRED TWENTY-SEVEN (5 221 627),

FIVE MILLION TWO HUNDRED TWENTY-ONE THOUSAND SIX HUNDRED TWENTY-EIGHT (5 221 628),

FIVE MILLION TWO HUNDRED TWENTY-ONE THOUSAND SIX HUNDRED TWENTY-NINE (5 221 629),

FIVE MILLION TWO HUNDRED TWENTY-ONE THOUSAND SIX HUNDRED THIRTY (5 221 630),

FIVE MILLION TWO HUNDRED TWENTY-ONE THOUSAND SIX HUNDRED THIRTY-ONE (5 221 631),

FIVE MILLION TWO HUNDRED TWENTY-ONE THOUSAND SIX HUNDRED THIRTY-TWO (5 221 632),

FIVE MILLION TWO HUNDRED TWENTY-ONE THOUSAND SIX HUNDRED THIRTY-THREE (5 221 633),

FIVE MILLION TWO HUNDRED TWENTY-ONE THOUSAND SIX HUNDRED THIRTY-FOUR (5 221 634),

FIVE MILLION TWO HUNDRED TWENTY-ONE THOUSAND SIX HUNDRED THIRTY-FIVE (5 221 635),

FIVE MILLION TWO HUNDRED TWENTY-ONE THOUSAND SIX HUNDRED THIRTY-SEVEN (5 221 637),

FIVE MILLION TWO HUNDRED TWENTY-ONE THOUSAND SIX HUNDRED THIRTY-EIGHT (5 221 638),

FIVE MILLION TWO HUNDRED TWENTY-ONE THOUSAND SIX HUNDRED FORTY (5 221 640),

FIVE MILLION TWO HUNDRED TWENTY-ONE THOUSAND SIX HUNDRED FORTY-NINE (5 221 649),

FIVE MILLION TWO HUNDRED THIRTY-THREE THOUSAND ONE HUNDRED TEN (5 233 110),

FIVE MILLION TWO HUNDRED FORTY-SIX THOUSAND THREE HUNDRED TWENTY-NINE (5 246 329),

FIVE MILLION TWO HUNDRED FORTY-SIX THOUSAND THREE HUNDRED THIRTY (5 246 330),

FIVE MILLION TWO HUNDRED FORTY-SIX THOUSAND THREE HUNDRED THIRTY-TWO (5 246 332),

FIVE MILLION TWO HUNDRED FORTY-SIX THOUSAND THREE HUNDRED THIRTY-THREE (5 246 333),

FIVE MILLION FOUR HUNDRED NINETY-ONE THOUSAND FIVE HUNDRED THIRTY-FOUR (5 491 534),

FIVE MILLION FOUR HUNDRED NINETY-ONE THOUSAND FIVE HUNDRED THIRTY-FIVE (5 491 535),

FIVE MILLION FOUR HUNDRED NINETY-ONE THOUSAND FIVE HUNDRED THIRTY-SIX (5 491 536),

FIVE MILLION FOUR HUNDRED NINETY-ONE THOUSAND FIVE HUNDRED THIRTY-SEVEN (5 491 537),

FIVE MILLION FOUR HUNDRED NINETY-ONE THOUSAND FIVE HUNDRED THIRTY-EIGHT (5 491 538),

FIVE MILLION FOUR HUNDRED NINETY-ONE THOUSAND FIVE HUNDRED THIRTY-NINE (5 491 539),

FIVE MILLION FOUR HUNDRED NINETY-ONE THOUSAND FIVE HUNDRED FORTY (5 491 540),

FIVE MILLION FOUR HUNDRED NINETY-ONE THOUSAND FIVE HUNDRED FORTY-ONE (5 491 541),

FIVE MILLION FOUR HUNDRED NINETY-ONE THOUSAND SEVEN HUNDRED FORTY-SEVEN (5 491 747),

FIVE MILLION FOUR HUNDRED NINETY-FIVE THOUSAND ONE HUNDRED THIRTY-NINE (5 495 139),

FIVE MILLION FOUR HUNDRED NINETY-FIVE THOUSAND ONE HUNDRED FORTY (5 495 140),

FIVE MILLION FIVE HUNDRED NINETY-SIX THOUSAND SEVEN HUNDRED FORTY-FOUR (5 596 744),

FIVE MILLION SIX HUNDRED FIFTEEN THOUSAND THREE HUNDRED ELEVEN (5 615 311),

FIVE MILLION SIX HUNDRED FIFTEEN THOUSAND THREE HUNDRED TWELVE (5 615 312),

FIVE MILLION SEVEN HUNDRED EIGHTY-EIGHT THOUSAND SIX HUNDRED NINETY-NINE (5 788 699),

FIVE MILLION SEVEN HUNDRED NINETY-EIGHT THOUSAND SIX HUNDRED EIGHTY-SIX (5 798 686)

of the cadastre of Quebec, registration division of Laprairie, province of Quebec, and the parts of lots described as follows:

PARCEL 1 — Part of lot 4 802 622

One (1) parcel of land of irregular figure known and designated as a part of lot FOUR MILLION EIGHT HUNDRED TWO THOUSAND SIX HUNDRED TWENTY-TWO (Pt. lot 4 802 622), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the west corner of lot 4 802 622, bounded: towards the northwest, by part of lot 1 914 130 and lot 1 914 135 measuring twenty-two metres and fifty-four hundredths (22.54 m) in this limit along direction of 56°53′12″, towards the northeast, by the lot 2 698 288 measuring fifteen metres and twenty-four hundredths (15.24 m) in this limit along direction of 146°53′08″, towards the northwest, by the lot 2 698 288 measuring five metres and fifty-nine hundredths (5.59 m) in this limit along direction of 56°53′13″, towards the northeast, by the lot 4 802 083 measuring one hundred thirty-six metres and sixty hundredths (136.60 m) in this limit along direction of 124°15′10″, towards the northeast, by the lot 4 802 083 measuring thirty metres and four hundredths (30.04 m) in this limit along direction of 122°13′55″, towards the southeast, by part of lot 4 802 622 measuring fifteen metres and seventy-four hundredths (15.74 m) in this limit along direction of 223°02′33″, towards the northeast, by part of lot 4 802 622 measuring two hundred nineteen metres and forty-one hundredths (219.41 m) in this limit along direction of 123°30′02″, towards the southeast, by part of lot 4 681 754 measuring ten metres and seventy-three hundredths (10.73 m) in this limit along direction of 211°40′33″, towards the southwest, by part of lots 1 914 118 and 1 914 130 measuring two hundred sixty-nine metres and thirty-nine hundredths (269.39 m) in this limit along direction of 304°33′42″, towards the northwest, by part of lot 4 802 622 measuring ten metres and eight hundredths (10.08 m) in this limit along direction of 39°11′21″, towards the southwest, by part of lot 4 802 622 measuring twenty-two metres and forty-five hundredths (22.45 m) in this limit along direction of 301°33′16″, towards the southeast, by part of lot 4 802 622 measuring nine metres and five hundredths (9.05 m) in this limit along direction of 225°55′00″, towards the southwest, by parts of lot 1 914 130 measuring one hundred sixteen metres and fifteen hundredths (116.15 m) in this limit along direction of 304°33′49″.

Containing an area of five thousand five hundred two square metres and six tenths (5 502.6 m2).

PARCEL 2 — Part of lot 1 914 130

One (1) parcel of land of irregular figure known and designated as a part of lot ONE MILLION NINE HUNDRED FOURTEEN THOUSAND ONE HUNDRED THIRTY (Pt. lot 1 914 130), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the west corner of lot 4 802 622, towards the southeast, measuring three metres and seventy-five hundredths (3.75 m) along a direction of 124°33′49″ to the point of beginning, bounded: towards the northeast, by part of lot 4 802 622 one hundred twelve metres and forty hundredths (112.40 m) in this limit along direction of 124°33′49″, towards the southeast, by part of lot 1 914 130 measuring four metres and ninety-nine hundredths (4.99 m) in this limit along direction of 225°55′00″, towards the southwest, by part of lot 1 914 130 measuring one hundred three metres and thirty-nine hundredths (103.39 m) in this limit along direction of 305°46′12″, towards the southwest, by part of lot 1 914 130 measuring eight metres and fifty hundredths (8.50 m) in this limit along direction of 323°11′19″.

Containing an area of four hundred six square metres and four tenths (406.4 m2).

PARCEL 3 — Part of lot 1 914 130

One (1) parcel of land of irregular figure known and designated as a part of lot ONE MILLION NINE HUNDRED FOURTEEN THOUSAND ONE HUNDRED THIRTY (Pt. lot 1 914 130), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the east corner of lot 1 914 130, bounded: towards the southeast, by part of lot 1 914 118 measuring two metres and fifty-eight hundredths (2.58 m) in this limit along direction of 214°33′36″, towards the southwest, by part of lot 1 914 130 measuring one hundred eight metres and sixty-eight hundredths (108.68 m) in this limit along direction of 303°38′42″, towards the northwest, by part of lot 1 914 130 measuring four metres and thirty-three hundredths (4.33 m) in this limit along direction of 39°11′21″, towards the northeast, by part of lot 4 802 622 measuring one hundred eight metres and thirty-two hundredths (108.32 m) in this limit along direction of 124°33′42″.

Containing an area of three hundred seventy-four square metres (374.0 m2).

PARCEL 4 — Part of lot 1 914 118

One (1) parcel of land of triangular figure known and designated as a part of lot ONE MILLION NINE HUNDRED FOURTEEN THOUSAND ONE HUNDRED EIGHTEEN (Pt. lot 1 914 118), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the north corner of lot 1 914 118, bounded: towards the northeast, by part of lot 4 802 622 measuring one hundred sixty-one metres and seven hundredths (161.07 m) in this limit along direction of 124°33′42″, towards the southwest, by part of lot 1 914 118 measuring one hundred sixty-one metres and nine hundredths (161.09 m) in this limit along direction of 303°38′37″, towards the northwest, by part of lot 1 914 130 measuring two metres and fifty-eight hundredths (2.58 m) in this limit along direction of 34°33′36″.

Containing an area of two hundred seven square metres and six tenths (207.6 m2).

PARCEL 5 — Part of lot 1 914 118

One (1) parcel of land of triangular figure known and designated as a part of lot ONE MILLION NINE HUNDRED FOURTEEN THOUSAND ONE HUNDRED EIGHTEEN (Pt. lot 1 914 118), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the south corner of lot 4 681 754, bounded: towards the southeast, by part of lot 1 914 118 measuring one metre and eighty-six hundredths (1.86 m) in this limit along direction of 213°51′57″, towards the southwest, by part of lot 1 914 118 measuring sixty-three metres and three hundredths (63.03 m) in this limit along direction of 303°38′42″, towards the northeast, by part of lot 4 681 754 measuring sixty-three metres and seven hundredths (63.07 m) in this limit along direction of 121°57′13″.

Containing an area of fifty-eight square metres and seven tenths (58.7 m2).

PARCEL 6 — Part of lot 4 681 754

One (1) parcel of land of irregular figure known and designated as a part of lot FOUR MILLION SIX HUNDRED EIGHTY-ONE THOUSAND SEVEN HUNDRED FIFTY-FOUR (Pt. lot 4 681 754), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the west corner of lot 4 681 754, bounded: towards the northwest, by part of lot 4 802 622 measuring ten metres and seventy-three hundredths (10.73 m) in this limit along direction of 31°40′33″, towards the northeast, by part of lot 4 681 754 measuring one hundred seventy-one metres and three hundredths (171.03 m) in this limit along direction of 123°30′02″, towards the southeast, by the lot 4 541 902 measuring nine metres and thirty hundredths (9.30 m) in this limit along direction of 211°40′33″, towards the southwest, by parts of lot 1 914 118 measuring one hundred metres and eighty-eight hundredths (100.88 m) in this limit along direction of 301°57′13″, towards the southwest, by part of lot 1 914 118 measuring seventy metres and seventeen hundredths (70.17 m) in this limit along direction of 304°33′37″.

Containing an area of one thousand eight hundred seventy-two square metres and six tenths (1 872.6 m2).

PARCEL 7 — Part of lot 2 095 171

One (1) parcel of land of irregular figure known and designated as a part of lot TWO MILLION NINETY-FIVE THOUSAND ONE HUNDRED SEVENTY-ONE (Pt. lot 2 095 171), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the north corner of lot 2 095 404, bounded: towards the southeast, by the lot 2 095 404 and part of lot 2 095 403 measuring one hundred fifty-two metres and twenty-eight hundredths (152.28 m) in this limit along direction of 221°40′30″, towards the southwest, by part of lot 2 095 171 measuring seven metres and thirteen hundredths (7.13 m) in this limit along direction of 326°25′38″, towards the northwest, by part of lot 2 095 171 measuring one hundred forty-nine metres and seventy hundredths (149.70 m) in this limit along direction of 41°37′17″, towards the northeast, by part of lot 2 095 171 measuring seven metres and eight hundredths (7.08 m) in this limit along direction of 125°30′34″.

Containing an area of one thousand fifty-one square metres and eight tenths (1 051.8 m2).

PARCEL 8 — Part of lot 2 095 403

One (1) parcel of land of irregular figure known and designated as a part of lot TWO MILLION NINETY-FIVE THOUSAND FOUR HUNDRED THREE (Pt. lot 2 095 403), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the southeast corner of lot 2 095 404, bounded: towards the northeast, by parts of lot 2 094 167 measuring one hundred ninety-five metres and thirty-eight hundredths (195.38 m) in this limit along direction of 125°30′47″, towards the south, by lots 2 095 401, 2 095 402, 2 095 405 and 2 095 409 to 2 095 416 measuring two hundred forty-six metres and sixteen hundredths (246.16 m) in this limit along direction of 262°24′38″, towards the southwest, by part of lot 2 095 403 measuring forty-seven metres and eight hundredths (47.08 m) in this limit along direction of 326°25′38″, towards the northwest, by part of lot 2 095 171 measuring one hundred forty metres and fifteen hundredths (140.15 m) in this limit along direction of 41°40′30″, towards the north, by the lot 2 095 404 measuring eighteen metres and seven hundredths (18.07 m) in this limit along direction of 83°15′16″.

Containing an area of twenty thousand eight hundred thirty-three square metres and two tenths (20 833.2 m2).

PARCEL 9 — Part of lot 2 094 167

One (1) parcel of land of irregular figure known and designated as a part of lot TWO MILLION NINETY-FOUR THOUSAND ONE HUNDRED SIXTY-SEVEN (Pt. lot 2 094 167), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the south corner of lot 2 094 167, bounded: towards the southwest, by lots 2 095 277 (Abbaye Street), 2 095 416, and part of the lot 2 095 403 measuring one hundred seventy-four metres and eighty-four hundredths (174.84 m) in this limit along direction of 305°30′47″, towards the north, by part of lot 2 094 167 measuring one hundred ninety-one metres and eight hundredths (191.08 m) in this limit along direction of 85°18′30″, towards the north, by part of lot 2 094 167 measuring ninety-seven metres and seventy-four hundredths (97.74 m) in this limit along direction of 75°45′17″, towards the west, by part of lot 2 094 167 measuring fifty-one metres and seventy hundredths (51.70 m) in this limit along direction of 5°06′10″, towards the northwest, by part of lot 2 094 167 measuring eighteen metres and ninety-two hundredths (18.92 m) in this limit along direction of 66°22′07″, towards the northeast, by part of lot 2 094 167 measuring thirty-five metres and eleven hundredths (35.11 m) in this limit along direction of 126°30′26″, towards the northeast, by part of lot 2 094 167 measuring thirteen metres and twenty-four hundredths (13.24 m) in this limit along direction of 114°10′53″, towards the northeast, by a part of lot 2 094 169 measuring ninety-five metres and thirty hundredths (95.30 m) in this limit along direction of 124°51′35″, towards the southeast, by a part of lot 2 094 181 measuring forty-five metres and seventeen hundredths (45.17 m) in this limit along direction of 230°11′57″, towards the southeast, by the lot 2 094 201 measuring thirty-one metres and eighty-eight hundredths (31.88 m) in this limit along direction of 246°51′41″, towards the southeast, by lots 2 094 202 and 2 094 204 measuring seventy-three metres and sixty-four hundredths (73.64 m) in this limit along direction of 239°40′55″, towards the south, by lots 2 094 206, 2 094 207, 2 094 179 and 5 375 133 measuring one hundred sixty-one metres and six hundredths (161.06 m) in this limit along direction of 255°15′48″.

Containing an area of thirty-five thousand eight hundred ninety-four square metres and eight tenths (35 894.8 m2).

PARCEL 10 — Part of lot 2 094 169

One (1) parcel of land of irregular figure known and designated as a part of lot TWO MILLION NINETY-FOUR THOUSAND ONE HUNDRED SIXTY-NINE (Pt. lot 2 094 169), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the south corner of lot 2 094 169, bounded: towards the southwest, by part of lot 2 094 167 measuring ninety-five metres and thirty hundredths (95.30 m) in this limit along direction of 304°51′35″, towards the northeast, by part of lot 2 094 169 measuring forty-one metres and thirty-two hundredths (41.32 m) in this limit along direction of 114°10′53″, towards the north, by part of lot 2 094 169 measuring sixty-three metres and ninety-two hundredths (63.92 m) in this limit along direction of 92°02′53″, towards the northwest, by part of lot 2 094 169 measuring thirty-two metres and sixty hundredths (32.60 m) in this limit along direction of 63°19′19″, towards the southeast, by part of lot 2 094 181 measuring seventy-two metres and forty-three hundredths (72.43 m) in this limit along direction of 226°27′33″.

Containing an area of one thousand eight hundred sixty square metres and one tenth (1 860.1 m2).

PARCEL 11 — Part of lot 2 094 169

One (1) parcel of land of irregular figure known and designated as a part of lot TWO MILLION NINETY-FOUR THOUSAND ONE HUNDRED SIXTY-NINE (Pt. lot 2 094 169), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the east corner of lot 2 094 169, bounded: towards the south, by part of lot 2 094 169 measuring eight metres and forty-six hundredths (8.46 m) in this limit along direction of 277°16′45″, towards the southwest, by part of lot 2 094 169 measuring twenty metres and fifty-eight hundredths (20.58 m) in this limit along direction of 306°18′11″, towards the northwest, by part of lot 2 094 169 measuring two metres and eighty-four hundredths (2.84 m) in this limit along direction of 50°27′33″, towards the northeast, by part of lot 2 094 172 measuring twenty-seven metres and thirty-one hundredths (27.31 m) in this limit along direction of 123°28′16″.

Containing an area of seventy-nine square metres and four tenths (79.4 m2).

PARCEL 12 — Part of lot 2 094 181

One (1) parcel of land of irregular figure known and designated as a part of lot TWO MILLION NINETY-FOUR THOUSAND ONE HUNDRED EIGHTY-ONE (Pt. lot 2 094 181), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the west corner of lot 2 094 181, bounded: towards the northwest, by part of lot 2 094 167 measuring forty-five metres and seventeen hundredths (45.17 m) in this limit along direction of 50°11′57″, towards the northwest, by part of lot 2 094 169 measuring seventy-two metres and forty-three hundredths (72.43 m) in this limit along direction of 46°27′33″, towards the north, by part of lot 2 094 181 measuring forty-five metres and eighty-six hundredths (45.86 m) in this limit along direction of 72°50′25″, towards the northwest, by part of lot 2 094 181 measuring twenty-two metres and seventy-three hundredths (22.73 m) in this limit along direction of 47°20′34″, towards the southwest, by part of lot 2 094 181 measuring sixteen metres and twenty-five hundredths (16.25 m) in this limit along direction of 314°08′49″, towards the south, by part of lot 2 094 181 measuring seven metres (7.00 m) in this limit along direction of 264°25′35″, towards the northwest, by part of lot 2 094 172 measuring nineteen metres and thirty-nine hundredths (19.39 m) in this limit along direction of 49°44′12″, towards the northeast, by part of lot 2 094 172 measuring fifty metres and thirty-two hundredths (50.32 m) in this limit along direction of 124°14′04″, towards the southeast, by part of lot 2 094 181 measuring twenty-eight metres and eight hundredths (28.08 m) in this limit along direction of 226°25′30″, towards the east, by part of lot 2 094 181 measuring twenty-one metres and sixty-four hundredths (21.64 m) in this limit along direction of 176°27′37″, towards the north, by part of lot 2 094 181 measuring twenty-eight metres and one hundredth (28.01 m) in this limit along direction of 88°46′18″, towards the east, by part of lot 2 094 181 measuring thirty-six metres and fifty-four hundredths (36.54 m) in this limit along direction of 186°59′57″, towards the south, by lots 2 094 192, 2 094 196, 2 094 197, 2 347 425, 2 094 199 and 2 094 198 measuring one hundred eighty metres and ninety hundredths (180.90 m) in this limit along direction of 262°26′59″, towards the south, by the lot 2 094 201 measuring eleven metres (11.00 m) in this limit along direction of 258°33′20″.

Containing an area of ten thousand five hundred eleven square metres and eight tenths (10 511.8 m2).

PARCEL 13 — Part of lot 2 866 290

One (1) parcel of land of irregular figure known and designated as a part of lot TWO MILLION EIGHT HUNDRED SIXTY-SIX THOUSAND TWO HUNDRED NINETY (Pt. lot 2 866 290), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the north corner of lot 2 866 290, bounded: towards the northeast, by part of lot 2 866 291 measuring sixty-five metres and eighty-five hundredths (65.85 m) in this limit along direction of 118°05′26″, towards the northeast, by the lot 2 860 538 measuring nineteen metres and forty-three hundredths (19.43 m) in this limit along direction of 152°23′18″, towards the south, by part of lot 2 866 290 measuring forty-one metres and ninety-four hundredths (41.94 m) in this limit along direction of 258°55′20″, towards the northeast, by part of lot 2 866 290 measuring thirty-six metres and eighty-three hundredths (36.83 m) in this limit along direction of 143°02′05″, towards the south, by the lot 2 860 537 measuring twenty-two metres and seventy-eight hundredths (22.78 m) in this limit along direction of 252°48′50″, towards the southwest, by lots 2 094 227, 2 094 226, 2 614 417, 2 094 224, 2 094 223 and 2 614 418 measuring one hundred twenty-five metres and eighty-six hundredths (125.86 m) in this limit along direction of 304°14′18″, towards the southeast, by the lot 2 614 418 measuring seven metres and sixty-nine hundredths (7.69 m) in this limit along direction of 206°37′07″, towards the southwest, by lots 2 094 222 and 2 094 195 measuring twenty-six metres and seventy-two hundredths (26.72 m) in this limit along direction of 304°14′08″, towards the north, by part of lot 2 094 172 measuring one hundred four metres and thirteen hundredths (104.13 m) in this limit along direction of 82°33′23″.

Containing an area of seven thousand forty-seven square metres and two tenths (7 047.2 m2).

PARCEL 14 — Part of lot 2 866 291

One (1) parcel of land of irregular figure known and designated as a part of lot TWO MILLION EIGHT HUNDRED SIXTY-SIX THOUSAND TWO HUNDRED NINETY-ONE (Pt. lot 2 866 291), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the north corner of lot 2 866 290, bounded: towards the north, by part of lot 2 094 172 measuring one hundred eighty-seven metres and seventy-four hundredths (187.74 m) in this limit along direction of 82°33′23″, towards the south, by part of lot 2 866 291 measuring one hundred fifty metres and fifty-nine hundredths (150.59 m) in this limit along direction of 257°55′03″, towards the northeast, by part of lot 2 866 291 measuring thirty metres and fifty-eight hundredths (30.58 m) in this limit along direction of 141°07′26″, towards the southwest, by a part of lot 2 866 290 measuring sixty-five metres and eighty-five hundredths (65.85 m) in this limit along direction of 298°05′26″.

Containing an area of one thousand five hundred thirty-seven square metres and three tenths (1 537.3 m2).

PARCEL 15 — Part of lot 2 094 172

One (1) parcel of land of irregular figure known and designated as a part of lot TWO MILLION NINETY-FOUR THOUSAND ONE HUNDRED SEVENTY-TWO (Pt. lot 2 094 172), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the east corner of lot 2 094 172, bounded: towards the south, by part of lots 2 860 550, 2 866 291 and 2 866 290 measuring three hundred fifty-three metres and fifty-four hundredths (353.54 m) in this limit along direction of 262°33′23″, towards the southwest, by parts of lot 2 094 181 measuring one hundred sixty-five metres and twenty hundredths (165.20 m) in this limit along direction of 304°14′04″, towards the southeast, by parts of lot 2 094 181 measuring twenty-two metres and seventy hundredths (22.70 m) in this limit along direction of 229°44′12″, towards the southwest, by part of lot 2 094 169 measuring twenty-seven metres and thirty-one hundredths (27.31 m) in this limit along direction of 303°28′16″, towards the northwest, by part of lot 2 094 172 measuring four metres and sixty-one hundredths (4.61 m) in this limit along direction of 50°27′33″, towards the northeast, by part of lot 2 094 172 measuring eighteen metres and thirty-four hundredths (18.34 m) in this limit along direction of 125°21′30″, towards the northwest, by part of lot 2 094 172 measuring twenty-five metres and three hundredths (25.03 m) in this limit along direction of 58°47′59″, towards the northeast, by part of lot 2 094 172 measuring ninety-two metres and seventy-eight hundredths (92.78 m) in this limit along direction of 122°53′13″, towards the north, by part of lot 2 094 172 measuring three hundred forty-seven metres and sixty-four hundredths (347.64 m) in this limit along direction of 83°06′30″, towards the northeast, by the lot 1 914 411 measuring seventy-eight metres (78.00 m) in this limit along direction of 124°29′04″.

Containing an area of nineteen thousand seven hundred ninety-three square metres and one tenth (19 793.1 m2).

PARCEL 16 — Part of lot 1 914 402

One (1) parcel of land of irregular figure known and designated as a part of lot ONE MILLION NINE HUNDRED FOURTEEN THOUSAND FOUR HUNDRED TWO (Pt. lot 1 914 402), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the southwest corner of lot 1 914 402, bounded: towards the southwest, by part of lot 1 914 402 measuring seven metres and five hundredths (7.05 m) in this limit along direction of 303°28′27″, towards the north, by part of lot 1 914 402 measuring one hundred ninety-six metres and seventy hundredths (196.70 m) in this limit along direction of 82°58′56″, towards the northwest, by part of lot 1 914 402 measuring twenty-nine metres and nineteen hundredths (29.19 m) in this limit along direction of 31°27′07″, towards the west, by part of lot 1 914 402 measuring one hundred eighty-two metres and thirty-five hundredths (182.35 m) in this limit along direction of 352°26′22″, towards the northwest, by the lot 2 094 171 measuring six metres and twenty-three hundredths (6.23 m) in this limit along direction of 62°56′35″, towards the east, by part of lot 1 914 412 measuring two hundred nine metres and ninety-nine hundredths (209.99 m) in this limit along direction of 172°31′54″, towards the south, by the lot 1 914 411 measuring two hundred fifteen metres and twenty-six hundredths (215.26 m) in this limit along direction of 262°28′46″.

Containing an area of two thousand one hundred eighty-one square metres and two tenths (2 181.2 m2).

PARCEL 17 — Part of lot 1 914 412

One (1) parcel of land of irregular figure known and designated as a part of lot ONE MILLION NINE HUNDRED FOURTEEN THOUSAND FOUR HUNDRED TWELVE (Pt. lot 1 914 412), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the southwest corner of lot 1 914 412, bounded: towards the west, by a part of lot 1 914 402 measuring two hundred nine metres and ninety-nine hundredths (209.99 m) in this limit along direction of 352°31′54″, towards the northwest, by the lot 2 094 171 measuring twenty-nine metres and thirty-two hundredths (29.32 m) in this limit along direction of 65°08′41″, towards the northwest, by the lot 2 094 171 measuring three metres and ninety-seven hundredths (3.97 m) in this limit along direction of 54°47′25″, towards the northeast, by the lot 1 916 230 (De Guise Street) measuring twenty-two metres and forty-three hundredths (22.43 m) in this limit along direction of 123°31′17″, towards the northeast, by part of lot 1 914 412 measuring forty metres and fifteen hundredths (40.15 m) in this limit along direction of 117°10′50″, towards the north, by part of lot 1 914 412 measuring nine metres and nine hundredths (9.09 m) in this limit along direction of 91°04′33″, towards the east, by part of lot 1 914 412 measuring one hundred thirteen metres and eighty-five hundredths (113.85 m) in this limit along direction of 171°42′44″, towards the north, by part of lot 1 914 412 measuring one hundred sixty-three metres and thirty-three hundredths (163.33 m) in this limit along direction of 81°57′09″, towards the west, by part of lot 1 914 412 measuring one hundred thirty-four metres and thirty-six hundredths (134.36 m) in this limit along direction of 351°21′31″, towards the south, by part of lot 1 914 412 measuring one hundred sixty-seven metres and forty hundredths (167.40 m) in this limit along direction of 261°08′16″, towards the southwest, by part of lot 1 914 412 measuring thirty-one metres and eighty-four hundredths (31.84 m) in this limit along direction of 305°14′10″, towards the northwest, by the lot 1 916 230 (De Guise Street) measuring thirty-six metres and fifty-seven hundredths (36.57 m) in this limit along direction of 33°34′02″, towards the north, by the lot 1 914 404 measuring thirty-eight metres and twenty-one hundredths (38.21 m) in this limit along direction of 78°55′03″, towards the north, by the lot 1 914 404 measuring thirty-two metres and thirty-six hundredths (32.36 m) in this limit along direction of 70°08′17″, towards the northwest, by the lot 1 914 404 measuring twenty-six metres and sixty-six hundredths (26.66 m) in this limit along direction of 65°38′50″, towards the northwest, by the lot 1 914 404 measuring twenty-six metres and twenty-three hundredths (26.23) in this limit along direction of 65°17′50″, towards the northwest, by the lot 1 914 404 measuring thirty-six metres and sixty-two hundredths (36.62 m) in this limit along direction of 59°32′32″, towards the northwest, by the lot 1 914 401 measuring sixty metres and thirty-eight hundredths (60.38 m) in this limit along direction of 55°43′53″, towards the northeast, by the lot 1 914 401 measuring one hundred twenty-six metres and fifty-two hundredths (126.52 m) in this limit along direction of 123°44′19″, towards the southeast, by lots 4 437 651 to 4 437 655 and 4 708 859 measuring seventy-nine metres and fifty-nine hundredths (79.59 m) in this limit along direction of 211°13′34″, towards the northeast, by lots 4 708 859 and 4 437 662 to 4 437 668 measuring ninety-five metres and six hundredths (95.06 m) in this limit along direction of 123°20′48″, towards the northwest, by the lot 4 437 662 measuring twenty-nine metres and fifty hundredths (29.50 m) in this limit along direction of 31°28′02″, towards the southeast, by the lot 2 268 355 measuring in this limit, one hundred fifty-three metres and twenty-four hundredths (153.24 m) along a curve with a radius of two hundred seventy-five metres (275.00 m), towards the south, by the lot 1 914 411 measuring three hundred fifty-two metres and thirty-seven hundredths (352.37 m) in this limit along direction of 262°28′46″.

Containing an area of seventy-seven thousand three hundred ninety-five square metres and six tenths (77 395.6 m2).

PARCEL 18 — Part of lot 2 268 359 (Saint-Jose Road)

One (1) parcel of land of irregular figure known and designated as a part of lot TWO MILLION TWO HUNDRED SIXTY-EIGHT THOUSAND THREE HUNDRED FIFTY-NINE (Pt. lot 2 268 359), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the southwest corner of lot 2 268 359, bounded: towards the northwest, by the lot 2 268 355 measuring in this limit, one hundred fifty-four metres and ninety-seven hundredths (154.97 m) along a curve with a radius of two hundred seventy-six metres (276.00 m), towards the northwest, by the lot 2 268 356 (Saint-Jose Road) measuring three metres and ninety-seven hundredths (3.97 m) in this limit along direction of 33°17′57″, towards the east, by part of lot 2 268 359 (Saint-Jose Road) measuring thirty-two metres and fifty-nine hundredths (32.59 m) in this limit along direction of 184°33′12″, towards the east, by part of lot 2 268 359 (Saint-Jose Road) measuring twenty-seven metres and fifty-four hundredths (27.54 m) in this limit along direction of 196°03′59″, towards the east, by part of lot 2 268 359 (Saint-Jose Road) measuring twenty-two metres and seventy-two hundredths (22.72 m) in this limit along direction of 201°18′21″, towards the southeast, by part of lot 2 268 359 (Saint-Jose Road) measuring thirty-two metres and seventy-six hundredths (32.76 m) in this limit along direction of 206°04′06″, towards the southeast, by part of lot 2 268 359 (Saint-Jose Road) measuring twenty-six metres and eighty-seven hundredths (26.87 m) in this limit along direction of 212°56′57″, towards the southeast, by the lot 2 663 956 (Saint-Jose Road) measuring fourteen metres and ninety-one hundredths (14.91 m) in this limit along direction of 219°00′29″, towards the south, by the lot 1 914 411 measuring four metres and sixty-nine hundredths (4.69 m) in this limit along direction of 262°28′46″.

Containing an area of five hundred seventy square metres and one tenth (570.1 m2).

PARCEL 19 — Part of lot 1 917 423

One (1) parcel of land of irregular figure known and designated as a part of lot ONE MILLION NINE HUNDRED SEVENTEEN THOUSAND FOUR HUNDRED TWENTY-THREE (Pt. lot 1 917 423), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the northwest corner of lot 1 917 423, bounded: towards the north, by lots 5 138 116, 5 138 118, 3 352 498 to 3 352 509, 2 494 062, 2 994 277, 3 105 757 to 3 105 760, 3 105 769 (Charles-Yelle Street) and lot 3 105 756 measuring five hundred eighty metres and seventy-one hundredths (580.71 m) in this limit along direction of 82°28′46″, towards the northeast, by the lot 3 967 066 measuring one hundred ninety-four metres and sixty-seven hundredths (194.67 m) in this limit along direction of 123°41′35″, towards the south, by the lot 3 381 764 and part of lot 5 491 746 measuring three hundred sixty-two metres and thirty-six hundredths (362.36 m) in this limit along direction of 262°28′45″, towards the west, by part of lot 1 917 423 measuring seventeen metres and seven hundredths (17.07 m) in this limit along direction of 344°20′01″, towards the south, by part of lot 1 917 423 measuring seventy-nine metres and sixty-seven hundredths (79.67 m) in this limit along direction of 261°15′38″, towards the southwest, by part of lot 1 917 423 measuring twenty-six metres and twenty-one hundredths (26.21 m) in this limit along direction of 302°05′23″, towards the southeast, by part of lot 1 917 423 measuring forty-five metres and three hundredths (45.03 m) in this limit along direction of 217°20′59″, towards the south, by lots 1 914 367, 1 914 379 to 1 914 392 and 1 914 394 measuring two hundred eighty-five metres and fifty-four hundredths (285.54 m) in this limit along direction of 262°28′44″, towards the northwest, by the lot 1 914 399 measuring two metres and forty-four hundredths (2.44 m) in this limit along direction of 37°11′41″, towards the southwest, by lots 1 914 398 and 1 914 399 measuring fifty-four metres and eighty-nine hundredths (54.89 m) in this limit along direction of 304°53′01″, towards the northwest, by part of lot 1 917 423 measuring one hundred twenty-nine metres and seventy-one hundredths (129.71 m) in this limit along direction of 38°55′17″.

Containing an area of eighty-eight thousand four hundred twenty-eight square metres and three tenths (88 428.3 m2 ).

PARCEL 20 — Part of lot 5 491 746

One (1) parcel of land of irregular figure known and designated as a part of lot FIVE MILLION FOUR HUNDRED NINETY-ONE THOUSAND SEVEN HUNDRED FORTY-SIX (Pt. lot 5 491 746), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the northeast corner of lot 5 491 746, bounded: towards the east, by the lot 3 381 764 measuring one hundred eighty-six metres (186.00 m) in this limit along direction of 172°28′45″, towards the southeast, by the lot 3 381 764 measuring in this limit, sixty-eight metres and ten hundredths (68.10 m) along a curve with a radius of one hundred fifteen metres (115.00 m), towards the southwest, by the lot 2 268 409 and part of lot 2 731 024 measuring one hundred eighty-five metres and sixty-three hundredths (185.63 m) in this limit along direction of 304°18′14″, towards the northwest, by part of lot 5 491 746 measuring sixty-seven metres and eighteen hundredths (67.18 m) in this limit along direction of 37°30′23″, towards the west, by part of lot 5 491 746 measuring thirty-four metres and sixty-six hundredths (34.66 m) in this limit along direction of 344°20′01″, towards the north, by part of lot 1 917 423 measuring one hundred fifty-nine metres and eighty-eight hundredths (159.88 m) in this limit along direction of 82°27′59″.

Containing an area of twenty-nine thousand five hundred forty square metres and eight tenths (29 540.8 m2).

PARCEL 21 — Part of lot 2 731 024

One (1) parcel of land of irregular figure known and designated as a part of lot TWO MILLION SEVEN HUNDRED THIRTY-ONE THOUSAND TWENTY-FOUR (Pt. lot 2 731 024), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the north corner of lot 2 731 024, bounded: towards the northeast, by the lot 3 381 764 and part of lot 5 491 746 measuring one hundred ninety-one metres and seventeen hundredths (191.17 m) in this limit along direction of 124°18′14″, towards the southeast, by lots 3 381 764, 3 379 218, 3 119 538 and 3 119 547 measuring eighty-eight metres and sixty-one hundredths (88.61 m) in this limit along direction of 240°37′26″, towards the southeast, by lots 3 119 543 to 3 119 546 measuring one hundred thirteen metres and eighty-seven hundredths (113.87 m) in this limit along direction of 219°23′00″, towards the southeast, by the lot 2 706 256 measuring fifty-five metres and nineteen hundredths (55.19 m) in this limit along direction of 211°09′13″, towards the south, by the lot 2 706 259 (Pompidou Boulevard) measuring four metres and seven hundredths (4.07 m) in this limit along direction of 271°18′26″, towards the south, by the lot 2 706 259 (Pompidou Boulevard) measuring in this limit, seventeen metres and twenty-seven hundredths (17.27 m) along a curve with a radius of thirty metres (30.00 m), towards the southwest, by the lot 2 706 259 (Pompidou Boulevard) measuring ninety-three metres and seventy-two hundredths (93.72 m) in this limit along direction of 304°16′27″, towards the northwest, by part of lot 2 731 024 measuring fourteen metres and eight hundredths (14.08 m) in this limit along direction of 32°51′19″, towards the southwest, by part of lot 2 731 024 measuring twenty-one metres and thirty-eight hundredths (21.38 m) in this limit along direction of 314°31′42″, towards the northwest, by the lot 2 268 402 measuring twelve metres and ten hundredths (12.10 m) in this limit along direction of 34°31′21″, towards the southwest, by the lot 2 268 402 measuring ten metres (10.00 m) in this limit along direction of 304°35′15″, towards the northwest, by lots 2 268 397 to 2 268 399 and 2 268 403 to 2 268 409 measuring two hundred twenty-five metres (225.00 m) in this limit along direction of 34°18′18″.

Containing an area of thirty-eight thousand five hundred four square metres (38 504.0 m2).

PARCEL 22 — Part of lot 3 281 303

One (1) parcel of land of triangular figure known and designated as a part of lot THREE MILLION TWO HUNDRED EIGHTY-ONE THOUSAND THREE HUNDRED THREE (Pt. lot 3 281 303), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the north corner of lot 3 281 303, bounded: towards the northeast, by the lot 1 914 106 measuring thirty-four metres and eighty-three hundredths (34.83 m) in this limit along direction of 123°28′25″, towards the south, by part of lot 3 281 303 measuring sixty-eight metres and twenty-five hundredths (68.25 m) in this limit along direction of 254°11′56″, towards the northwest, by part of lot 5 221 625 measuring fifty-two metres and sixty-two hundredths (52.62 m) in this limit along direction of 44°05′30″.

Containing an area of nine hundred square metres and eight tenths (900.8 m2).

PARCEL 23 — Part of lot 5 221 625

One (1) parcel of land of irregular figure known and designated as a part of lot FIVE MILLION TWO HUNDRED TWENTY-ONE THOUSAND SIX HUNDRED TWENTY-FIVE (Pt. lot 5 221 625), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the south corner of lot 5 221 625, bounded: towards the southwest, by the lot 3 379 221 measuring twenty-four metres and ninety-two hundredths (24.92 m) in this limit along direction of 303°35′31, towards the northeast, by part of lot 5 221 625 measuring fifteen metres and sixty-three hundredths (15.63 m) in this limit along direction of 115°38′43, towards the northwest, by part of lot 5 221 625 measuring nineteen metres and seventy hundredths (19.70 m) in this limit along direction of 33°30′22″, towards the west, by part of lot 5 221 625 measuring two metres and ten hundredths (2.10 m) in this limit along direction of 342°58′29″, towards the northwest, by part of lot 5 221 624 measuring in this limit, sixty-four metres and one hundredth (64.01 m) along a curve with a radius of two hundred twenty metres (220.00 m), towards the northwest, by part of lot 5 221 624 measuring thirty-nine metres and seven hundredths (39.07 m) in this limit along direction of 44°28′08, towards the northwest, by part of lot 5 221 624 measuring in this limit, seventeen metres and eighty-four hundredths (17.84 m) along a curve with a radius of thirty metres (30.00 m), towards the southeast, by the lot 1 914 106 and part of lot 3 281 303 measuring one hundred thirty-nine metres and sixty-seven hundredths (139.67 m) in this limit along direction of 224°05′30″.

Containing an area of one thousand eighty-six square metres and one tenth (1 086.1 m2)

PARCEL 24 — Part of lot 5 221 624

One (1) parcel of land of irregular figure known and designated as a part of lot FIVE MILLION TWO HUNDRED TWENTY-ONE THOUSAND SIX HUNDRED TWENTY-FOUR (Pt. lot 5 221 624), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the north corner of lot 5 221 624, bounded: towards the northeast, by the lot 5 221 622 measuring twenty-three metres and forty-two hundredths (23.42 m) in this limit along direction of 123°21′10″, towards the southeast, by the lot 1 914 106 measuring two metres and twelve hundredths (2.12 m) in this limit along direction of 224°05′30″, towards the southeast, by part of lot 5 221 625 measuring in this limit, seventeen metres and eighty-four hundredths (17.84 m) along a curve with a radius of thirty metres (30.00 m), towards the southeast, by part of lot 5 221 625 measuring thirty-nine metres and seven hundredths (39.07 m) in this limit along direction of 224°28′08″, towards the southeast, by part of lot 5 221 625 measuring in this limit, sixty-four metres and one hundredth (64.01 m) along a curve with a radius of two hundred twenty metres (220.00 m), towards the west, by part of lot 5 221 624 measuring nine metres and ninety-four hundredths (9.94 m) in this limit along direction of 342°58′29″, towards the southwest, by part of lot 5 221 624 measuring eleven metres and forty five hundredths (11.45 m) in this limit along direction of 300°33′28″, towards the south, by part of lot 5 221 624 measuring one metre and ninety-three hundredths (1.93 m) in this limit along direction of 255°59′54″, towards the northwest, by part of lot 5 221 626 measuring in this limit, sixty-four metres and one hundredth (64.01 m) along a curve with a radius of two hundred metres (200.00 m), towards the northwest, by part of lot 5 221 626 measuring thirty-eight metres and eighty-nine hundredths (38.89 m) in this limit along direction of 44°28′08″, towards the northwest, by part of lot 5 221 626 measuring in this limit fourteen metres and sixty-three hundredths (14.63 m) along a curve with a radius of fifty metres (50.00 m).

Containing an area of two thousand three hundred forty-nine square metres and nine tenths (2 349.9 m2).

PARCEL 25 — Part of lot 5 221 624

One (1) parcel of land of irregular figure known and designated as a part of lot FIVE MILLION TWO HUNDRED TWENTY-ONE THOUSAND SIX HUNDRED TWENTY-FOUR (Pt. lot 5 221 624), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the west corner of lot 5 221 624, bounded: towards the northwest, by part of lot 5 221 626 measuring nineteen metres (19.00 m) in this limit along direction of 66°14′47″, towards the southeast, by a part of lot 5 221 624 measuring ten metres and fifty hundredths (10.50 m) in this limit along direction of 219°04′25″, towards the south, by part of lot 5 221 624 measuring seven metres and eighty-seven hundredths (7.87 m) in this limit along direction of 258°46′19″, towards the southwest, by the lot 3 581 313 measuring three metres and sixty-seven hundredths (3.67 m) in this limit along direction of 303°35′31″.

Containing an area of fifty-five square metres and seven tenths (55.7 m2).

PARCEL 26 — Part of lot 5 221 626

One (1) parcel of land of irregular figure known and designated as a part of lot FIVE MILLION TWO HUNDRED TWENTY-ONE THOUSAND SIX HUNDRED TWENTY-SIX (Pt. lot 5 221 626), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the west corner of lot 5 221 626, bounded: towards the north, by the lot 3 967 066 measuring one hundred six metres and ten hundredths (106.10 m) in this limit along direction of 70°08′11″, towards the northwest, by the lot 3 967 066 measuring fifty-five metres and thirty-one hundredths (55.31 m) in this limit along direction of 52°44′01″, towards the north, by the lot 3 967 066 measuring two metres and forty-eight hundredths (2.48 m) in this limit along direction of 75°45′46″, towards the northeast, by the lot 5 221 627 measuring two metres and seventeen hundredths (2.17 m) in this limit along direction of 123°21′10″, towards the southeast, by part of lot 5 221 624 measuring in this limit, fourteen metres and sixty-three hundredths (14.63 m) along a curve with a radius of fifty metres (50.00 m), towards the southeast, by part of lot 5 221 624 measuring thirty-eight metres and eighty-nine hundredths (38.89 m) in this limit along direction of 224°28′08″, towards the southeast, by part of lot 5 221 624 measuring in this limit, sixty-four metres and one hundredth (64.01 m) along a curve with a radius of two hundred metres (200.00 m), towards the south, by part of lot 5 221 626 measuring nine metres and sixty-three hundredths (9.63 m) in this limit along direction of 255°59′54″, towards the southeast, by part of lot 5 221 626 measuring four metres and thirty-eight hundredths (4.38 m) in this limit along direction of 219°04′25″, towards the southeast, by part of lot 5 221 624 measuring nineteen metres (19.00 m) in this limit along direction of 246°14′47″, towards the southwest, by lots 3 581 312 and 3 581 313 measuring thirty-four metres and five hundredths (34.05 m) in this limit along direction of 303°35′31″.

Containing an area of two thousand four hundred thirty-two square metres and one tenth (2 432.1 m2).

PARCEL 27 — Part of lot 3 899 653

One (1) parcel of land of irregular figure known and designated as a part of lot THREE MILLION EIGHT HUNDRED NINETY-NINE THOUSAND SIX HUNDRED FIFTY-THREE (Pt. lot 3 899 653), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the northeast corner of lot 3 899 653, bounded: towards the southeast, by the lot 3 967 049 measuring nineteen metres and thirty-three hundredths (19.33 m) in this limit along direction of 223°34′48″, towards the south, by the lot 3 907 045 measuring two hundred forty-eight metres and sixty-seven hundredths (248.67 m) in this limit along direction of 272°50′05″, towards the west, by the lot 3 899 604 measuring one metre and thirty-one hundredths (1.31 m) in this limit along direction of 3°12′15″, towards the west, by part of lot 3 899 653 measuring fourteen metres and fifty-eight hundredths (14.58 m) in this limit along direction of 4°19′15″, towards the north, by lots 3 444 608 to 3 444 613 and 3 444 615 to 3 444 620 measuring two hundred sixty metres and eighty-six hundredths (260.86 m) in this limit along direction of 93°06′26″.

Containing an area of three thousand eight hundred ninety-four square metres (3 894.0 m2).

PARCEL 28 — Part of lot 1 916 226

One (1) parcel of land of irregular figure known and designated as a part of lot ONE MILLION NINE HUNDRED SIXTEEN THOUSAND TWO HUNDRED TWENTY-SIX (Pt. lot 1 916 226), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the south corner of lot 3 446 835, bounded: towards the northwest, by the lot 3 446 835 measuring in this limit, eighty-eight metres and one hundredth (88.01 m) along a curve with a radius of one thousand one hundred thirty-five metres (1 135.00 m), towards the northeast, by part of lot 1 916 224 measuring seven metres and ten hundredths (7.10 m) in this limit along direction of 123°23′53″, towards the southeast, by part of lot 1 916 226 (Highway 30) measuring eighty-eight metres and eighteen hundredths (88.18 m) in this limit along direction of 209°11′47″, towards the southwest, by part of lot 1 916 226 (Highway 30) measuring seven metres and ten hundredths (7.10 m) in this limit along direction of 304°57′06″.

Containing an area of five hundred seventy-two square metres and nine tenths (572.9 m2).

PARCEL 29 — Part of lot 1 916 224

One (1) parcel of land of irregular figure known and designated as a part of lot ONE MILLION NINE HUNDRED SIXTEEN THOUSAND TWO HUNDRED TWENTY-FOUR (Pt. lot 1 916 224), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the south corner of lot 3 967 058, bounded: towards the northwest, by the lot 3 967 058 measuring fifty-nine metres and thirteen hundredths (59.13 m) in this limit along direction of 25°28′03″, towards the northwest, by lot 3 967 058 and 3 967 061 measuring five hundred forty-nine metres and forty hundredths (549.40 m) in this limit along direction of 23°58′31″, towards the northeast, by part of lot 1 916 224 (Highway 30) measuring seven metres and eleven hundredths (7.11 m) in this limit along direction of 117°28′28″, towards the southeast, by part of lot 1 916 224 (Highway 30) measuring five hundred forty-nine metres and five hundredths (549.05 m) in this limit along direction of 203°58′31″, towards the southeast, by part of lot 1 916 224 (Highway 30) measuring fifty-nine metres and twenty-one hundredths (59.21 m) in this limit along direction of 205°28′03″, towards the southeast, by part of lot 1 916 224 (Highway 30) measuring ninety-eight hundredths of a metre (0.98 m) in this limit along direction of 209°11′47″, towards the southwest, by part of lot 1 916 226 measuring seven metres and ten hundredths (7.10 m) in this limit along direction of 303°23′53″.
Containing an area of four thousand three hundred twenty-two square metres (4 322.0 m2 ).

PARCEL 30 — Part of lot 2 663 964

One (1) parcel of land of irregular figure known and designated as a part of lot TWO MILLION SIX HUNDRED SIXTY-THREE THOUSAND NINE HUNDRED SIXTY-FOUR (Pt. lot 2 663 964), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the north corner of lot 2 663 964, bounded: towards the northeast, by a part of lot 1 916 226 measuring forty-five metres and ninety-two hundredths (45.92 m) in this limit along direction of 121°57′13″, towards the southeast, by part of lot 2 663 964 measuring seven metres and fifty-one hundredths (7.51 m) in this limit along direction of 237°35′53″, towards the southwest, by part of lot 2 663 964 measuring twenty-two metres and twenty-two hundredths (22.22 m) in this limit along direction of 301°52′10″, towards the southeast, by part of lot 2 663 964 measuring one hundred forty-six metres and thirty-two hundredths (146.32 m) in this limit along direction of 234°39′03″, towards the west, by part of lot 2 663 964 measuring ten metres and eighty-two hundredths (10.82 m) in this limit along direction of 339°40′54″, towards the northwest, by part of lot 2 663 964 measuring thirty-four metres and three hundredths (34.03 m) in this limit along direction of 32°17′37″, towards the northwest, by part of lot 3 630 341 measuring in this limit, ninety-seven metres and nine hundredths (97.09 m) along a curve with a radius of six thousand one hundred twenty metres and fifty-two hundredths (6 120.52 m), towards the northwest, by parts of lot 1 914 118 measuring thirteen metres and thirty-six hundredths (13.36 m) along a curve with a radius of six thousand one hundred twenty metres and fifty-two hundredths (6 120.52 m).

Containing an area of three thousand two hundred ninety-three square metres and two tenths (3 293.2 m2).

PARCEL 31 — Part of lot 3 630 341

One (1) parcel of land of irregular figure known and designated as a part of lot THREE MILLION SIX HUNDRED THIRTY THOUSAND THREE HUNDRED FORTY-ONE (Pt. lot 3 630 341), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the east corner of lot 3 630 341, bounded: towards the southeast, by part of lot 2 663 964 measuring in this limit, ninety-seven metres and nine hundredths (97.09 m) along a curve with a radius of six thousand one hundred twenty metres and fifty-two hundredths (6 120.52 m), towards the northwest, by part of lot 3 630 341 measuring eighty-eight metres and ninety-five hundredths (88.95 m) in this limit along direction of 32°17′37, towards the northeast, by part of lot 1 914 118 measuring thirty-eight metres and thirty-seven hundredths (38.37 m) in this limit along direction of 121°57′13.

Containing an area of one thousand six hundred ninety-four square metres and two tenths (1 694.2 m2).

PARCEL 32 — Part of lot 1 916 226

One (1) parcel of land of irregular figure known and designated as a part of lot ONE MILLION NINE HUNDRED SIXTEEN THOUSAND TWO HUNDRED TWENTY-SIX (Pt. lot 1 916 226), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the north corner of lot 2 663 964, bounded: towards the northwest, by the lot 4 541 898 measuring in this limit, eight metres and three hundredths (8.03 m) along a curve with a radius of six thousand one hundred twenty metres and fifty-two hundredths (6 120.52 m), towards the northeast, by part of lot 1 916 226 measuring forty-six metres and sixty-three hundredths (46.63 m) in this limit along direction of 120°42′58″, towards the southeast, by part of lot 1 916 226 measuring nine metres and twenty-four hundredths (9.24 m) in this limit along direction of 237°35′53″, towards the southwest, by part of lot 2 663 964 measuring forty-five metres and ninety-two hundredths (45.92 m) in this limit along direction of 301°57′13″.

Containing an area of three hundred sixty square metres and one tenth (360.1 m2).

PARCEL 33 — Part of lot 1 914 118

One (1) parcel of land of irregular figure known and designated as a part of lot ONE MILLION NINE HUNDRED FOURTEEN THOUSAND ONE HUNDRED EIGHTEEN (Pt. lot 1 914 118), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the east corner of lot 1 914 118, bounded: towards the southeast, by part of lot 2 663 964 measuring in this limit, six metres (6.00 m) along a curve with a radius of six thousand one hundred twenty metres and fifty-two hundredths (6 120.52 m), towards the southwest, by part of lot 1 914 118 measuring one hundred eighty-two metres and thirty-four hundredths (182.34 m) in this limit along direction of 302°53′19″, towards the northwest, by part of lot 1 914 118 measuring two metres and forty-nine hundredths (2.49 m) in this limit along direction of 31°40′33″, towards the northeast, by the lot 4 541 898 and part of lots 4 541 899 and 4 600 775 measuring one hundred eighty-four metres and seventy-eight hundredths (184.78 m) in this limit along direction of 121°57′13″.

Containing an area of seven hundred thirty-two square metres and six tenths (732.6 m2).

PARCEL 34 — Part of lot 4 541 899

One (1) parcel of land of irregular figure known and designated as a part of lot FOUR MILLION FIVE HUNDRED FORTY-ONE THOUSAND EIGHT HUNDRED NINETY-NINE (Pt. lot 4 541 899), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the southwest corner of lot 4 541 899, bounded: towards the northwest, by part of lot 4 600 775 measuring seven metres and twenty-five hundredths (7.25 m) in this limit along direction of 31°40′33″, towards the northeast, by part of lot 4 541 899 measuring twenty-six metres and ninety hundredths (26.90 m) in this limit along direction of 122°03′21″, towards the south, by the lot 4 541 898 measuring ten metres and ninety-three hundredths (10.93 m) in this limit along direction of 260°43′06″, towards the southwest, by part of lot 1 914 118 measuring eighteen metres and sixty-four hundredths (18.64 m) in this limit along direction of 301°57′13″.

Containing an area of one hundred sixty-four square metres and seven tenths (164.7 m2).

PARCEL 35 — Part of lot 4 600 775

One (1) parcel of land of trapezoidal figure known and designated as a part of lot FOUR MILLION SIX HUNDRED THOUSAND SEVEN HUNDRED SEVENTY-FIVE (Pt. lot 4 600 775), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the west corner of lot 4 600 775, bounded: towards the northwest, by the lot 4 541 902 measuring seven metres and forty-four hundredths (7.44 m) in this limit along direction of 31°40′33″, towards the northeast, by part of lot 4 600 775 measuring one hundred four metres and thirty-nine hundredths (104.39 m) in this limit along direction of 122°03′21″, towards the southeast, by part of lot 4 541 899 measuring seven metres and twenty-five hundredths (7.25 m) in this limit along direction of 211°40′33″, towards the southwest, by part of lot 1 914 118 measuring one hundred four metres and thirty-nine hundredths (104.39 m) in this limit along direction of 301°57′13″.

Containing an area of seven hundred sixty-six square metres and seven tenths (766.7 m2).

PARCEL 36 — Part of lot 1 914 112

One (1) parcel of land of irregular figure known and designated as a part of lot ONE MILLION NINE HUNDRED FOURTEEN THOUSAND ONE HUNDRED TWELVE (Pt. lot 1 914 112), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the west corner of lot 1 914 112, bounded: towards the northwest, by lots 2 706 276 and 2 863 788 to 2 863 791 measuring one hundred metres and seven hundredths (100.07 m) in this limit along direction of 42°01′16, towards the northwest, by lots 2 863 791, 2 863 792 and 2 863 811 measuring eighty metres and seven hundredths (80.07 m) in this limit along direction of 39°37′34″, towards the northeast, by part of lot 1 914 114 measuring seventy-nine metres and one hundredth (79.01 m) in this limit along direction of 123°11′35″, towards the northeast, by part of lot 1 914 114 measuring one hundred seventy metres and fifty-six hundredths (170.56 m) in this limit along direction of 124°07′28″, towards the northeast, by part of lot 1 914 114 measuring one hundred thirty-nine metres and seventy-nine hundredths (139.79 m) in this limit along direction of 123°06′23″, towards the southeast, by part of lot 1 914 112 measuring ninety-two metres and seventy-six hundredths (92.76 m) in this limit along direction of 217°39′17″, towards the south, by part of lot 1 914 112 measuring ninety-five metres and one hundredth (95.01 m) in this limit along direction of 269°03′55″, towards the southeast, by part of lot 1 914 112 measuring twenty-nine metres and fifty-seven hundredths (29.57 m) in this limit along direction of 219°53′03″, towards the southwest, by lots 4 625 628 and 4 681 716 to 4 681 719 measuring one hundred fourteen metres and fifty hundredths (114.50 m) in this limit along direction of 303°34′59″, towards the northwest, by part of lot 1 914 112 measuring sixteen metres and twenty-four hundredths (16.24 m) in this limit along direction of 50°38′10″, towards the northwest, by part of lot 1 914 112 measuring nineteen metres and thirteen hundredths (19.13 m) in this limit along direction of 60°44′33″, towards the west, by part of lot 1 914 112 measuring eighteen metres and twelve hundredths (18.12 m) in this limit along direction of 18°37′26″, towards the southwest, by part of lot 1 914 112 measuring sixteen metres and ninetyseven hundredths (16.97 m) in this limit along direction of 331°52′52″, towards the southwest, by part of lot 1 914 112 measuring nineteen metres and forty-four hundredths (19.44 m) in this limit along direction of 296°39′41″, towards the south, by part of lot 1 914 112 measuring sixteen metres and twenty-three hundredths (16.23 m) in this limit along direction of 256°02′11″, towards the east, by part of lot 1 914 112 measuring fifteen metres and ninety-seven hundredths (15.97 m) in this limit along direction of 198°29′59″, towards the east, by part of lot 1 914 112 measuring nineteen metres and eighty-five hundredths (19.85 m) in this limit along direction of 166°25′43″, towards the east, by part of lot 1 914 112 measuring fifteen metres and thirty hundredths (15.30 m) in this limit along direction of 199°43′49″, towards the southwest, by the lot 4 681 715 measuring thirteen metres and twenty-five hundredths (13.25 m) in this limit along direction of 303°34′59″, towards the southwest, by lots 4 681 715 and 4 802 030 to 4 802 034 measuring one hundred eighty-two metres and fifty-nine hundredths (182.59 m) in this limit along direction of 302°39′09″.

Containing an area of sixty-three thousand one hundred ninety square metres and three tenths (63 190.3 m2).

PARCEL 37 — Part of lot 2 235 298

One (1) parcel of land of irregular figure known and designated as a part of lot TWO MILLION TWO HUNDRED THIRTY-FIVE THOUSAND TWO HUNDRED NINETY-EIGHT (Pt. lot 2 235 298), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the west corner of lot 2 235 298, bounded: towards the northwest, by lots 2 863 807, 2 706 259, 2 863 816 and 3 119 559 to 3 119 562 measuring one hundred twenty-one metres and twenty-four hundredths (121.24 m) in this limit along direction of 32°40′40″, towards the northeast, by part of lot 2 235 298 measuring twenty-eight metres and eleven hundredths (28.11 m) in this limit along direction of 124°34′25″, towards the east, by part of lot 1 914 114 measuring one hundred thirty-one metres and seventy-nine hundredths (131.79 m) in this limit along direction of 188°40′01″, towards the southwest, by lots 2 863 795 and 2 863 808 to 2 863 811 measuring eighty-one metres and seventy-two hundredths (81.72 m) in this limit along direction of 302°43′56″.

Containing an area of six thousand six hundred twenty square metres and two tenths (6 620.2 m2).

PARCEL 38 — Part of lot 1 914 114

One (1) parcel of land of irregular figure known and designated as a part of lot ONE MILLION NINE HUNDRED FOURTEEN THOUSAND ONE HUNDRED FOURTEEN (Pt. lot 1 914 114), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the southwest corner of lot 1 914 114, bounded: towards the west, by part of lot 2 235 298 measuring one hundred thirty-one metres and seventy-nine hundredths (131.79 m) in this limit along direction of 8°40′01″, towards the northeast, by part of lot 1 914 114 measuring three hundred seven metres and twenty-one hundredths (307.21 m) in this limit along direction of 124°34′25″, towards the southeast, by part of lot 1 914 114 measuring one hundred nine metres and thirty-four hundredths (109.34 m) in this limit along direction of 212°36′51″, towards the northeast, by part of lot 1 914 114 measuring one hundred thirty-six metres and thirty-six hundredths (136.36 m) in this limit along direction of 122°52′53″, towards the southeast, by part of lot 1 914 114 measuring six metres and forty-eight hundredths (6.48 m) in this limit along direction of 217°39′17″, towards the southwest, by part of lot 1 914 112 measuring one hundred thirty-nine metres and seventy-nine hundredths (139.79 m) in this limit along direction of 303°06′23″, towards the southwest, by part of lot 1 914 112 measuring one hundred seventy metres and fifty-six hundredths (170.56 m) in this limit along direction of 304°07′28″, towards the southwest, by part of lot 1 914 112 measuring seventy-nine metres and one hundredth (79.01 m) in this limit along direction of 303°11′35″.

Containing an area of thirty-three thousand five hundred sixty-two square metres and one tenth (33 562.1 m2).

PARCEL 39 — Part of lot 5 221 667

One (1) parcel of land of irregular figure known and designated as a part of lot FIVE MILLION TWO HUNDRED TWENTY-ONE THOUSAND SIX HUNDRED SIXTY-SEVEN (Pt. lot 5 221 667) of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the west corner of lot 5 221 667, bounded: towards the north, by part of lot 4 110 195 measuring thirty metres and one hundredth (30.01 m) in this limit along direction of 77°01′46″, towards the northeast, by part of lot 5 221 667 measuring twenty-one metres and ninety hundredths (21.90 m) in this limit along direction of 126°05′07″, towards the southeast, by the lot 5 221 662 (De Palerme Boulevard) measuring in this limit, twenty-three metres and four hundredths (23.04 m) along a curve with a radius of one hundred twenty-five metres (125.00 m), towards the southwest, by the lot 5 619 712 measuring thirty-nine metres and twenty-two hundredths (39.22 m) in this limit along direction of 306°24′37″.

Containing an area of six hundred eighty-nine square metres and two tenths (689.2 m2).

PARCEL 40 — Part of lot 5 221 667

One (1) parcel of land of irregular figure known and designated as a part of lot FIVE MILLION TWO HUNDRED TWENTY-ONE THOUSAND SIX HUNDRED SIXTY-SEVEN (Pt. lot 5 221 667) of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the east corner of lot 5 221 667, bounded: towards the southeast, by the lot 5 221 662 (De Palerme Boulevard) measuring in this limit, fifty-seven metres and forty-four hundredths (57.44 m) along a curve with a radius of one hundred twenty-five metres (125.00 m), towards the southwest, by part of lot 5 221 667 measuring seventeen metres and twenty-two hundredths (17.22 m) in this limit along direction of 305°53′23″, towards the north, by the lot 4 110 199 and part of lot 4 110 195 measuring sixty-six metres and seventy-seven hundredths (66.77 m) in this limit along direction of 77°01′46″.

Containing an area of three hundred seven square metres and nine tenths (307.9 m2).

PARCEL 41 — Part of lot 4 110 195

One (1) parcel of land of irregular figure known and designated as a part of lot FOUR MILLION ONE HUNDRED TEN THOUSAND ONE HUNDRED NINETY-FIVE (Pt. lot 4 110 195), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the southwest corner of lot 4 110 195, bounded: towards the northwest, by the lot 3 967 050 measuring three hundred sixty-four metres and sixty-two hundredths (364.62 m) in this limit along direction of 43°35′27″, towards the north, by the lot 5 491 747 measuring twenty-three metres and eighty-four hundredths (23.84 m) in this limit along direction of 100°10′15″, towards the north, by the lot 5 491 747 measuring twenty-five metres and three hundredths (25.03 m) in this limit along direction of 103°36′45″, towards the north by the lot 5 491 747 measuring thirty-two metres and thirty-five hundredths (32.35 m) in this limit along direction of 111°48′05″, towards the east, 1 916 224 measuring ninety-nine metres and six hundredths (99.06 m) in this limit along direction of 193°01′30″, towards the southeast, by the lot 4 110 199 measuring two hundred thirty-nine metres and sixty-nine hundredths (239.69 m) in this limit along direction of 213°38′52″, towards the south, by part of lot 5 221 667 measuring nine metres and six hundredths (9.06 m) in this limit along direction of 257°01′46″, towards the southwest, by part of lot 4 110 195 measuring fourteen metres and twenty-three hundredths (14.23 m) in this limit along direction of 305°53′23″, towards the west, by part of lot 4 110 195 measuring fifty-two metres and sixty-five hundredths (52.65 m) in this limit along direction of 5°37′37″, towards the south, by part of lot 4 110 195 measuring ten metres and six hundredths (10.06 m) in this limit along direction of 272°41′14″, towards the southwest, by part of lot 4 110 195 measuring sixty-six metres and seventy-eight hundredths (66.78 m) in this limit along direction of 305°09′34″, towards the southeast, by part of lot 4 110 195 measuring seventy-six metres and thirty-six hundredths (76.36 m) in this limit along direction of 215°52′31″, towards the northeast, by part of lot 4 110 195 measuring sixty-eight metres and ninety-five hundredths (68.95 m) in this limit along direction of 127°20′42″, towards the north, by part of lot 4 110 195 measuring forty metres and fifty-eight hundredths (40.58 m) in this limit along direction of 74°28′38″, towards the northeast, by part of lot 4 110 195 measuring fifteen metres and thirty hundredths (15.30 m) in this limit along direction of 126°05′07″, towards the south, by the lot 5 619 712 and part of lot 5 221 667 measuring fifty-six metres and sixty-one hundredths (56.61 m) in this limit along direction of 257°01′46″, towards the southwest, by lots 5 596 689 to 5 596 691, 5 596 744 and 5 619 712 measuring one hundred twenty-three metres and nineteen hundredths (123.19 m) in this limit along direction of 305°14′51″.

Containing an area of forty-three thousand eight hundred ninety-four square metres and one tenth (43 894.1 m2).

PARCEL 42 — Part of lot 2 263 989

One (1) parcel of land of irregular figure known and designated as a part of lot TWO MILLION TWO HUNDRED SIXTY-THREE THOUSAND NINE HUNDRED EIGHTY-NINE (Pt. lot 2 263 989), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the north corner of lot 2 263 989, bounded: towards the southeast, by part of lot 5 667 634 measuring thirty metres and seventy-one hundredths (30.71 m) in this limit along direction of 205°03′26″, towards the southwest, by part of lot 2 263 989 measuring twenty-one metres and eighty-six hundredths (21.86 m) in this limit along direction of 299°26′38″, towards the northwest, by the lot 2 264 154 measuring thirty-four metres and thirty-one hundredths (34.31 m) in this limit along direction of 63°03′59″, towards the northwest, by the lot 2 264 155 measuring two metres and eleven hundredths (2.11 m) in this limit along direction of 43°37′29″.

Containing an area of three hundred twenty-two square metres and six tenths (322.6 m2).

PARCEL 43 — Part of lot 5 667 634

One (1) parcel of land of irregular figure known and designated as a part of lot FIVE MILLION SIX HUNDRED SIXTY-SEVEN THOUSAND SIX HUNDRED THIRTY-FOUR (Pt. lot  667 634), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the north corner of lot 5 667 634, bounded: towards the northeast, by the lot 5 626 193 measuring in this limit, twenty-seven metres and eighteen hundredths (27.18 m) along a curve with a radius of forty-five metres and sixty-one hundredths (45.61 m), towards the east, by the lot 5 626 193 measuring twenty-four metres and eighty-nine hundredths (24.89 m) in this limit along direction of 173°24′37″, towards the southeast, by the lot 5 818 893 and part of lots 5 626 190 and 5 788 503 measuring two hundred twenty metres and seventy hundredths (220.70 m) in this limit along direction of 203°01′39″, towards the southwest, by part of lot 5 667 634 measuring one hundred fifteen metres and thirty-three hundredths (115.33 m) in this limit along direction of 299°27′27″, towards the northwest, by part of lot 2 263 989 measuring thirty metres and seventy-one hundredths (30.71 m) in this limit along direction of 25°03′26″, towards the northwest, by lots 2 264 149 to 2 264 151 and 2 264 155 to 2 264 165 and 2 267 660 measuring two hundred thirty-two metres and three hundredths (232.03 m) in this limit along direction of 43°37′29″.

Containing an area of nineteen thousand five hundred twenty-seven square metres and nine tenths (19 527.9 m2).

PARCEL 44 — Part of lot 5 788 503

One (1) parcel of land of irregular figure known and designated as a part of lot FIVE MILLION SEVEN HUNDRED EIGHTY-EIGHT THOUSAND FIVE HUNDRED THREE (Pt. lot 5 788 503), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the southwest corner of lot 5 788 503, bounded: towards the northwest, by part of lot 5 667 634 measuring seventy-one metres and sixty-three hundredths (71.63 m) in this limit along direction of 23°01′39″, towards the northwest, by part of lot 5 626 190 measuring thirty-nine metres and eighty-two hundredths (39.82 m) in this limit along direction of 43°32′10″, towards the east, by part of lot 5 788 503 measuring twenty seven hundredths of a metre (0.27 m) in this limit along direction of 169°57′14″, towards the southeast, by part of lot 5 788 503 measuring thirty-three metres and ninety-one hundredths (33.91 m) in this limit along direction of 220°46′53″, towards the northeast, by part of lot 5 788 503 measuring thirty metres and twenty-two hundredths (30.22 m) in this limit along direction of 132°01′28″, towards the southeast, by part of lot 5 788 503 measuring thirty-nine metres and sixty-six hundredths (39.66 m) in this limit along direction of 229°40′44″, towards the southeast, by the lot 5 818 893 measuring thirty-three metres and one hundredth (33.01 m) in this limit along direction of 223°29′53″, towards the south, by the lot 5 818 893 measuring three metres and seven hundredths (3.07 m) in this limit along direction of 290°54′24″

Containing an area of one thousand three hundred ten square metres and nine tenths (1 310.9 m2).

PARCEL 45 — Part of lot 5 626 190

One (1) parcel of land of irregular figure known and designated as a part of lot FIVE MILLION SIX HUNDRED TWENTY-SIX THOUSAND ONE HUNDRED NINETY (Pt. lot 5 626 190), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the north corner of lot 5 626 190, bounded: towards the east, by the lot 5 626 191 measuring twenty-three metres and twenty-three hundredths (23.23 m) in this limit along direction of 173°24′37″, towards the southeast, by part of lot 5 626 190 measuring twenty-five metres and eighty-eight hundredths (25.88 m) in this limit along direction of 213°41′02″, towards the east, by part of lot 5 626 190 measuring thirteen metres and thirty hundredths (13.30 m) in this limit along direction of 169°57′14″, towards the southeast, by part of lot 5 788 503 measuring thirty-nine metres and eighty-two hundredths (39.82 m) in this limit along direction of 223°32′10″, towards the northwest, by part of lot 5 667 634 measuring ninety-four metres and thirteen hundredths (94.13 m) in this limit along direction of 23°01′39″.

Containing an area of seven hundred twenty-two square metres and three tenths (722.3 m2).

PARCEL 46 — Part of lot 5 788 504

One (1) parcel of land of irregular figure known and designated as a part of lot FIVE MILLION SEVEN HUNDRED EIGHTY-EIGHT THOUSAND FIVE HUNDRED FOUR (Pt. lot 5 788 504), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the west corner of lot 5 788 504, bounded: towards the northwest, by part of lot 5 626 192 measuring one hundred eighty-seven metres and forty-six hundredths (187.46 m) in this limit along direction of 43°32′10″, towards the east, by part of lot 5 788 504 measuring two hundred twenty-one metres and four hundredths (221.04 m) in this limit along direction of 200°50′13″, towards the south, by part of lot 5 788 504 measuring thirty-four metres and seventeen hundredths (34.17 m) in this limit along direction of 287°55′47″, towards the southwest, by part of lot 5 788 504 measuring twenty-eight metres and thirty-eight hundredths (28.38 m) in this limit along direction of 330°40′07″, towards the west, by the lot 5 626 184 measuring thirty-five metres and sixty-six hundredths (35.66 m) in this limit along direction of 353°24′37″.

Containing an area of nine thousand seventy-four square metres (9 074.0 m2).

PARCEL 47 — Part of lot 5 788 504

One (1) parcel of land of irregular figure known and designated as a part of lot FIVE MILLION SEVEN HUNDRED EIGHTY-EIGHT THOUSAND FIVE HUNDRED FOUR (Pt. lot 5 788 504), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the southwest corner of lot 5 788 699, bounded: towards the north, by the lot 5 788 699 measuring forty-six metres and nineteen hundredths (46.19 m) in this limit along direction of 110°18′16″, towards the east, by part of lot 5 763 237 measuring two metres and seventy-one hundredths (2.71 m) in this limit along direction of 200°54′25″, towards the southeast, by part of lot 5 763 237 measuring sixty-five metres and twenty-nine hundredths (65.29 m) in this limit along direction of 245°17′13″, towards the west, by part of lot 5 788 504 measuring twenty metres and twenty-three hundredths (20.23 m) in this limit along direction of 19°35′22″, towards the west, by part of lot 5 626 192 measuring twenty-eight metres and eighty-eight hundredths (28.88 m) in this limit along direction of 20°15′50″.

Containing an area of one thousand two hundred square metres and eight tenths (1 200.8 m2).

PARCEL 48 — Part of lot 5 626 192

One (1) parcel of land of irregular figure known and designated as a part of lot FIVE MILLION SIX HUNDRED TWENTY-SIX THOUSAND ONE HUNDRED NINETY-TWO (Pt. lot 5 626 192), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the south corner of lot 5 626 192, bounded: towards the west, by the lot 5 626 191 measuring five metres and sixty-five hundredths (5.65 m) in this limit along direction of 353°24′37″, towards the northwest, by part of lot 5 626 192 measuring eleven metres and thirty-three hundredths (11.33 m) in this limit along direction of 46°51′11″, towards the west, by part of lot 5 626 192 measuring thirty-one metres and nine hundredths (31.09 m) in this limit along direction of 357°36′17″, towards the southwest, by part of lot 5 626 192 measuring twenty-two metres and twenty-nine hundredths (22.29 m) in this limit along direction of 325°33′50″, towards the northwest, by the lot 5 626 194 measuring thirty-one metres and forty-four hundredths (31.44 m) in this limit along direction of 23°01′39″, towards the northwest, by part of lot 5 626 192 measuring forty-four metres and sixteen hundredths (44.16 m) in this limit along direction of 55°32′28″, towards the northwest, by part of lot 5 626 192 measuring one hundred sixteen metres and sixty-eight hundredths (116.68 m) in this limit along direction of 42°26′10″, towards the northwest, by part of lot 5 626 192 measuring seventy metres and sixty-one hundredths (70.61 m) in this limit along direction of 41°34′24″, towards the west, by part of lot 5 626 192 measuring twenty-four metres and twelve hundredths (24.12 m) in this limit along direction of 11°54′08″, towards the northwest, by lots 4 779 816 to 4 779 818 and part of lot 4 779 819 measuring forty-one metres and eighty-four hundredths (41.84 m) in this limit along direction of 43°35′27″, towards the east, by the lot 5 788 699 and part of lot 5 788 504 measuring one hundred sixty-nine metres and thirty-four hundredths (169.34 m) in this limit along direction of 200°15′50″, towards the southeast, by parts of lot 5 788 504 measuring two hundred seven metres and seventy-four hundredths (207.74 m) in this limit along direction of 223°32′10″.

Containing an area of twelve thousand nine hundred fiftyseven square metres and nine tenths (12 957.9 m2).

PARCEL 49 — Part of lot 5 763 237

One (1) parcel of land of trapezoidal figure known and designated as a part of lot FIVE MILLION SEVEN HUNDRED SIXTY-THREE THOUSAND TWO HUNDRED THIRTY-SEVEN (Pt. lot 5 763 237), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the northwest corner of lot 5 798 685, bounded: towards the east, by the lot 5 798 685 measuring twenty-four metres and two hundredths (24.02 m) in this limit along direction of 200°53′15″, towards the south, by part of lot 5 763 237 measuring four metres and seventeen hundredths (4.17 m) in this limit along direction of 290°54′25″, towards the west, by the lot 5 788 699 measuring twenty-four metres and two hundredths (24.02 m) in this limit along direction of 20°54′25″, towards the north, by the lot 5 788 699 measuring four metres and thirty-seven hundredths (4.37 m) in this limit along direction of 110°54′25″.

Containing an area of one hundred square metres (100.0 m2).

PARCEL 50 — Part of lot 4 779 819

One (1) parcel of land of triangular figure known and designated as a part of lot FOUR MILLION SEVEN HUNDRED SEVENTY-NINE THOUSAND EIGHT HUNDRED NINETEEN (Pt. lot 4 779 819), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the south corner of lot 4 779 819, bounded: towards the southwest, by part of lot 4 779 819 measuring forty-two metres and forty-five hundredths (42.45 m) in this limit along direction of 332°50′13″, towards the northwest, by part of lot 4 779 820 measuring seventy-eight metres and eighty-three hundredths (78.83 m) in this limit along direction of 43°37′19″, towards the east, by the lot 5 788 699 measuring one hundred one metres and nine hundredths (101.09 m) in this limit along direction of 200°15′50″.

Containing an area of one thousand five hundred seventy-nine square metres and nine tenths (1 579.9 m2).

PARCEL 51 — Part of lot 4 779 820

One (1) parcel of land of irregular figure known and designated as a part of lot FOUR MILLION SEVEN HUNDRED SEVENTY-NINE THOUSAND EIGHT HUNDRED TWENTY (Pt. lot 4 779 820), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the south corner of lot 4 779 821, bounded: towards the northwest, by the lot 4 779 821 measuring one hundred six metres and fifty-two hundredths (106.52 m) in this limit along direction of 43°37′18″, towards the northeast, by part of lot 2 267 873 measuring eight metres and six hundredths (8.06 m) in this limit along direction of 114°05′00″, towards the east, by the lot 5 788 699 measuring forty-two metres and thirty-five hundredths (42.35 m) in this limit along direction of 200°15′50″, towards the southeast, by part of lot 4 779 819 measuring seventy-eight metres and eighty-three hundredths (78.83 m) in this limit along direction of 223°37′19″, towards the southwest, by part of lot 4 779 820 measuring twenty-five metres and eighty-two hundredths (25.82 m) in this limit along direction of 332°50′13″.

Containing an area of two thousand four hundred thirty square metres and three tenths (2 430.3 m2).

PARCEL 52 — Part of lot 4 611 534

One (1) parcel of land of irregular figure known and designated as a part of lot FOUR MILLION SIX HUNDRED ELEVEN THOUSAND FIVE HUNDRED THIRTY-FOUR (Pt. lot 4 611 534), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the southeast corner of lot 2 264 351, bounded: towards the west, by the lot 2 264 351 measuring three metres and seventy hundredths (3.70 m) in this limit along direction of 4°00′44″, towards the west, by lots 2 264 351 and 2 264 352 measuring thirty-nine metres and eleven hundredths (39.11 m) in this limit along direction of 347°36′32″, towards the southwest, by lots 2 264 352 to 2 264 354 measuring fifty-one metres and forty hundredths (51.40 m) in this limit along direction of 292°52′29″, towards the southwest, by the lot 3 604 692 measuring eighteen metres and eleven hundredths (18.11 m) in this limit along direction of 329°35′23″, towards the southwest, by lots 2 264 323, 2 264 341, 2 775 988 to 2 775 991, 3 604 691 and part of lot 4 611 534 measuring one hundred twenty-five metres and ninety-four hundredths (125.94 m) in this limit along direction of 334°34′11″, towards the southwest, by lots 2 264 318 and 2 264 336 measuring thirty-six metres and seventy-seven hundredths (36.77 m) in this limit along direction of 307°31′01″, towards the northwest, by part of lot 4 611 534 measuring fifty-eight metres and sixty-four hundredths (58.64 m) in this limit along direction of 39°47′27″, towards the northwest, by part of lot 4 611 534 measuring forty-seven metres and eight hundredths (47.08 m) in this limit along direction of 49°30′00″, towards the northwest, by part of lot 4 611 534 measuring forty-nine metres and sixty-four hundredths (49.64 m) in this limit along direction of 58°58′05″, towards the west, by part of lot 4 611 534 measuring twenty-eight metres and eighteen hundredths (28.18 m) in this limit along direction of 22°30′00″, towards the northwest, by part of lot 4 611 534 measuring forty-seven metres and eight hundredths (47.08 m) in this limit along direction of 31°30′00″, towards the northwest, by part of lot 4 611 534 measuring forty-seven metres and eight hundredths (47.08 m) in this limit along direction of 40°30′00″, towards the northwest, by part of lot 4 611 534 measuring thirteen metres and thirty-five hundredths (13.35 m) in this limit along direction of 49°30′00″, towards the northwest, by part of lot 4 611 534 measuring fifty-two metres and forty-one hundredths (52.41 m) in this limit along direction of 30°34′45″, towards the northwest, by part of lot 4 611 534 measuring forty-seven metres and eight hundredths (47.08 m) in this limit along direction of 40°30′00″, towards the northwest, by part of lot 4 611 534 measuring forty-seven metres and eight hundredths (47.08 m) in this limit along direction of 49°30′00″, towards the northwest, by part of lot 4 611 534 measuring twenty-three metres and seventeen hundredths (23.17 m) in this limit along direction of 58°30′00″, towards the southeast, by part of lot 2 267 872 measuring three hundred eighty-eight metres and two hundredths (388.02 m) in this limit along direction of 205°14′30″, towards the east, by part of lot 2 267 872 measuring twenty-one metres and fifty-three hundredths (21.53 m) in this limit along direction of 166°46′30″, towards the east, by part of lot 2 267 872 measuring thirty-five metres and eighty-seven hundredths (35.87 m) in this limit along direction of 163°15′07″, towards the east, by a part of lot 2 267 872 measuring thirty metres and thirty-nine hundredths (30.39 m) in this limit along direction of 168°33′12″, towards the east, by part of lot 2 267 872 measuring twenty-nine metres and thirty hundredths (29.30 m) in this limit along direction of 188°22′03″, towards the east, by a part of lot 2 267 872 measuring forty metres and forty-eight hundredths (40.48 m) in this limit along direction of 164°54′46″, towards the southeast, by the lot 4 779 821 measuring forty-eight metres and seventy-eight hundredths (48.78 m) in this limit along direction of 202°52′29″.

Containing an area of forty-one thousand six hundred one square metres and five tenths (41 601.5 m2).

PARCEL 53 — Part of lot 2 267 872

One (1) parcel of land of irregular figure known and designated as a part of lot TWO MILLION TWO HUNDRED SIXTY-SEVEN THOUSAND EIGHT HUNDRED SEVENTY-TWO (Pt. lot 2 267 872, of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the southeast corner of lot 2 267 872, bounded: towards the southwest, by the lot 4 779 821 measuring twenty-one metres and one hundredth (21.01 m) in this limit along direction of 294°05′01″, towards the west, by the lot 4 779 821 measuring ten metres and six hundredths (10.06 m) in this limit along direction of 18°42′20″, towards the southwest, by the lot 4 779 821 measuring twenty-one metres and thirty-four hundredths (21.34 m) in this limit along direction of 303°19′46″, towards the west, by the lot 4 779 821 measuring two metres and twenty-eight hundredths (2.28 m) in this limit along direction of 345°58′52″, towards the west, by the lot 4 779 821 measuring twenty-nine metres and two hundredths (29.02 m) in this limit along direction of 355°43′31″, towards the west, by the lot 4 779 821 measuring sixteen metres and sixty-six hundredths (16.66 m) in this limit along direction of 356°35′56″, towards the southeast, by the lot 4 779 821 measuring twenty-six metres and twenty-four hundredths (26.24 m) in this limit along direction of 202°52′29″, towards the west, by part of lot 4 611 534 measuring forty metres and forty-eight hundredths (40.48 m) in this limit along direction of 344°54′46″, towards the west, by part of lot 4 611 534 measuring twenty-nine metres and thirty hundredths (29.30 m) in this limit along direction of 8°22′03″, towards the west, by part of lot 4 611 534 measuring thirty metres and thirty-nine hundredths (30.39 m) in this limit along direction of 348°33′12″, towards the west, by part of lot 4 611 534 measuring thirty-five metres and eighty-seven hundredths (35.87 m) in this limit along direction of 343°15′07″, towards the west, by part of lot 4 611 534 measuring twenty-one metres and fifty-three hundredths (21.53 m) in this limit along direction of 346°46′30″, towards the northwest, by part of lot 4 611 534 measuring three hundred eighty-eight metres and two hundredths (388.02 m) in this limit along direction of 25°14′30″, towards the northwest, by part of lot 2 267 872 measuring twenty-three metres and ninety-one hundredths (23.91 m) in this limit along direction of 58°30′00″, towards the north, by part of lot 2 267 872 measuring forty-seven metres and eight hundredths (47.08 m) in this limit along direction of 67°30′00″, towards the north, by part of lot 2 267 872 measuring forty-seven metres and eight hundredths (47.08 m) in this limit along direction of 76°30′00″, towards the north, by part of lot 2 267 872 measuring one metre and eight hundredths (1.08 m) in this limit along direction of 85°30′00″, towards the east, by part of lot 2 267 873 measuring six hundred thirty-one metres and seventy-four hundredths (631.74 m) in this limit along direction of 198°33′10″.

Containing an area of sixty-two thousand three hundred seven square metres and five tenths (62 307.5 m2).

PARCEL 54 — Part of lot 2 267 873

One (1) parcel of land of irregular figure known and designated as a part of lot TWO MILLION TWO HUNDRED SIXTYSEVEN THOUSAND EIGHT HUNDRED SEVENTY-THREE (Pt. lot 2 267 873), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the southwest corner of lot 2 267 873, bounded: towards the west, by part of lot 2 267 872 measuring six hundred thirty-one metres and seventy-four hundredths (631.74 m) in this limit along direction of 18°33′10″, towards the north, by part of lot 2 267 873 measuring five metres and sixteen hundredths (5.16 m) in this limit along direction of 85°30′00″, towards the northeast, by part of lot 2 776 122 measuring three metres and one hundredth (3.01 m) in this limit along direction of 155°18′41″, towards the east, by a part of lot 2 776 122 measuring one hundred forty-two metres and fifty-two hundredths (142.52 m) in this limit along direction of 178°05′55″, towards the northeast, by part of lot 2 776 122 measuring one hundred twenty-nine metres and eight-seven hundredths (129.87 m) in this limit along direction of 145°03′16″, towards the east, by part of lot 2 776 122 measuring eighty-five metres and thirteen hundredths (85.13 m) in this limit along direction of 159°42′00″, towards the east, by part of lot 2 776 122 measuring eighty three metres and ninety-four hundredths (83.94 m) in this limit along direction of 188°10′24″, towards the east, by part of lot 2 776 122 measuring two hundred ninety-two metres and ninety-two hundredths (292.92 m) in this limit along direction of 202°15′32″, towards the southwest, by lots 4 779 821, 5 788 699, 5 798 686 and part of lot 4 779 820 measuring two hundred eleven metres and sixty hundredths (211.60 m) in this limit along direction of 294°05′00″.

Containing an area of one hundred five thousand six hundred thirteen square metres and seven tenths (105 613.7 m2).

PARCEL 55 — Part of lot 2 776 122

One (1) parcel of land of irregular figure known and designated as a part of lot TWO MILLION SEVEN HUNDRED SEVENTY SIX THOUSAND ONE HUNDRED TWENTY-TWO (Pt. lot 2 776 122), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the southwest corner of lot 2 776 122, bounded: towards the west, by part of lot 2 267 873 measuring two hundred ninety-two metres and ninety-two hundredths (292.92 m) in this limit along direction of 22°15′32″, towards the west, by part of lot 2 267 873 measuring eighty-three metres and ninety-four hundredths (83.94 m) in this limit along direction of 8°10′24″, towards the west, by part of lot 2 267 873 measuring eighty-five metres and thirteen hundredths (85.13 m) in this limit along direction of 339°42′00, towards the southwest, by part of lot 2 267 873 measuring one hundred twenty-nine metres and eighty-seven hundredths (129.87 m) in this limit along direction of 325°03′16″, towards the west, by part of lot 2 267 873 measuring one hundred forty-two metres and fifty-two hundredths (142.52 m) in this limit along direction of 358°05′55″, towards the southwest, by part of lot 2 267 873 measuring three metres and one hundredth (3.01 m) in this limit along direction of 335°18′41″, towards the north, by part of lot 2 776 122 measuring forty metres and eighty-four hundredths (40.84 m) in this limit along direction of 85°30′00″, towards the north, by part of lot 2 776 122 measuring forty-seven metres and eight hundredths (47.08 m) in this limit along direction of 94°30′00″, towards the north, by part of lot 2 776 122 measuring forty-seven metres and eight hundredths (47.08 m) in this limit along direction of 103°30′00″, towards the north, by part of lot 2 776 122 measuring forty-seven metres and eight hundredths (47.08 m) in this limit along direction of 112°30′00″, towards the northeast, by part of lot 2 776 122 measuring forty-seven metres and eight hundredths (47.08 m) in this limit along direction of 121°30′00″, towards the northeast, by part of lot 2 776 122 measuring thirty metres and forty-four hundredths (30.44 m) in this limit along direction of 130°30′00″, towards the northeast, by part of lot 2 776 122 measuring twenty-one metres and twenty-five hundredths (21.25 m) in this limit along direction of 121°30′00″, towards the northeast, by part of lot 2 776 122 measuring two metres and seventy-one hundredths (2.71 m) in this limit along direction of 130°30′00″, towards the southeast, by part of lot 2 775 900 measuring six hundred fifty-eight metres and thirty-four hundredths (658.34 m) in this limit along direction of 203°58′09″, towards the southwest, by the lot 5 798 686 measuring six metres and forty-seven hundredths (6.47 m) in this limit along direction of 294°05′00″.

Containing an area of sixty-thousand one hundred twenty-seven square metres and one tenth (60 127.1 m2).

PARCEL 56 — Part of lot 2 775 900

One (1) parcel of land of irregular figure known and designated as a part of lot TWO MILLION SEVEN HUNDRED SEVENTY-FIVE THOUSAND NINE HUNDRED (Pt. lot 2 775 900), of the cadastre of Quebec, registration division of Laprairie, bounded and described as follows:

Beginning at the northeast corner of lot 5 798 685, bounded: towards the northwest, by the lot 5 798 686 measuring sixty-eight metres and ninety-six hundredths (68.96 m) in this limit along direction of 23°59′00″, towards the northeast, by the lot 5 798 686 measuring twelve metres and ten hundredths (12.10 m) in this limit along direction of 113°58′27″, towards the northwest, by the lot 5 798 686 and part of the lot 2 776 122 measuring seven hundred fifty-three metres and eighty-nine hundredths (753.89 m) in this limit along direction of 23°58′09″, towards the northeast, by part of lot 2 775 900 (Highway 30) measuring seventeen metres and fifty-five hundredths (17.55 m) in this limit along direction of 130°30′00″, towards the southeast, by part of lot 2 775 900 (Highway 30) measuring seven hundred ninety metres and sixty-six hundredths (790.66 m) in this limit along direction of 204°03′49″, towards the south, by part of lot 2 775 900 (Highway 30) measuring thirty-eight metres and eighty hundredths (38.80 m) in this limit along direction of 249°24′38″.

Containing an area of thirteen thousand seven hundred ten square metres and two tenths (13 710.2 m2).

Directions mentioned in this technical description are in reference to the Quebec plane coordinate system, NAD83, zone 8; also, all dimensions are in reference to the International System of Units (SI).

The lots and part of lots described above are shown on a plan bearing number M2016-10268 of the Department of Public Works and Government Services.

REGULATORY IMPACT ANALYSIS STATEMENT

(This statement is not part of the Order.)

Executive summary

Issues: The Western Chorus Frog (Pseudacris triseriata), Great Lakes / St. Lawrence – Canadian Shield (GLSLCS) population (hereafter referred to as Western Chorus Frog (GLSLCS)) is a small frog, found in southern Ontario and southwestern Quebec. The species is listed as “Threatened” under the Species at Risk Act (SARA). In the Montérégie region, located on the south shore of Montréal, more than 90% of the Western Chorus Frog (GLSLCS) historical range had been lost by 2009, primarily due to habitat loss and degradation. The extent of suitable habitat in the La Prairie metapopulation has decreased by 57.3% between 1992 and 2013, and further losses have been documented since 2013. As a result of the threat to the Western Chorus Frogs (GLSLCS) located primarily in the municipality of La Prairie caused by the Symbiocité residential project, the Minister of the Environment has determined that the Western Chorus Frog (GLSLCS) is facing an imminent threat to its recovery. The recovery of the species as it is set out in the Recovery Strategy would be unlikely without immediate intervention. Therefore, an Emergency Order has been made under section 80 of SARA.

Description: The purpose of the Emergency Order is to provide immediate protection to the Western Chorus Frog (GLSLCS) by preventing further loss or degradation of the habitat required for the La Prairie population’s survival. The Order will prohibit activities that may adversely affect these frogs, in order to stabilize the population and help the recovery of the species.

Cost-benefit statement: The Order is expected to contribute to the recovery of the Western Chorus Frog (GLSLCS) and protect the species from an imminent threat. This will help maintain the benefits of the species that Canadians currently enjoy, such as insect control, as well as its potential future uses; these benefits are likely significant but cannot be quantified. The Order will also contribute to overall biodiversity in the area, and maintain the provision of ecosystem services from wetlands, estimated to be worth at least $0.6 million over the next 10 years. In addition, the area of interest could continue to provide habitat for other potentially vulnerable or threatened species. In terms of costs, the Order is expected to reduce the value of developable land by approximately $7.8 million and provoke a loss in the service value of infrastructure of about $1.6 million. Although not a cost from a societal perspective, profits and municipal tax revenues associated with the development would either be delayed or redistributed to other developers / builders / municipalities.

“One-for-One” Rule and small business lens: The small business lens does not apply to this Order, because it is anticipated that the Order is unlikely to result in compliance or administrative costs for small business. The “One-for-One” Rule does not apply to the proposal given that there are no new administrative costs.

Background

Canada is a country with a rich natural environment that supports a large diversity of plant and animal species. This natural heritage, in all of its forms, is a matter of national identity and pride. The Species at Risk Act (SARA) was designed as a key tool for the conservation and protection of Canada’s biological diversity and fulfils an important commitment under the United Nations Convention on Biological Diversity. The purpose of SARA is to prevent wildlife species from being extirpated (i.e. no longer found in Canada) or becoming extinct; to provide for the recovery of wildlife species that are extirpated, endangered, or threatened as a result of human activity; and to manage species of special concern to prevent them from becoming endangered or threatened.

SARA recognizes that habitat protection is necessary for the conservation of species at risk and defines critical habitat as the habitat necessary for the survival or recovery of a listed wildlife species and that is identified in a recovery strategy or action plan. It also provides for the making of an emergency order by the Governor in Council (GIC) to protect a listed wildlife species on both federal and non-federal lands on the recommendation of the competent Minister (in this case the Minister of the Environment).

In accordance with subsection 80(2) of SARA, the Minister must recommend an emergency order to the GIC if he or she is of the opinion that a listed wildlife species faces an imminent threat to its survival or recovery. The final decision on whether or not to issue the emergency order rests with the Governor in Council.

The Western Chorus Frog (GLSLCS) is a small amphibian that measures 2.5 cm in length and weighs about 1 g. This species is most recognized by the males’ echoing melodic chorus (croaking) in the spring. Often compared to the sound of a fingernail being drawn along a metallic comb, the call of the male can resonate in favourable weather conditions almost a kilometre away.

In Canada, the species occupies a variety of lowland habitats in southern Ontario and southwestern Quebec, with an open or discontinuous canopy (e.g. clearings, damp meadows, fallow lands, shrublands), where slight depressions in topography allow the formation of wetlands (e.g. marshes, swamps, ponds) that generally dry out in summer. Like all other frogs, the Western Chorus Frog (GLSLCS) requires both terrestrial and wetland habitats in close proximity. For breeding and tadpole development, it requires seasonally dry temporary ponds devoid of predators, such as fish and bigger frog species. The Western Chorus Frog (GLSLCS) is very rarely found in permanent ponds. The species hibernates in its terrestrial habitat, under rocks, dead trees or leaves, or in loose soil or animal burrows, even though these sites are sometimes flooded.

Western Chorus Frog (GLSLCS) populations can be connected by migration to form larger units called metapopulations. A metapopulation structure is highly dependent on connectivity and, where it occurs, is a key element to maintaining genetic diversity and to providing resilience from natural or anthropogenic (i.e. resulting from the influence of human beings) disturbances.

The most serious threat to the Western Chorus Frog (GLSLCS) in Canada is habitat destruction or alteration. Habitat destruction in suburban areas of southwestern Quebec is so rapid that, absent taking action to protect the species, populations there may be extirpated from their known habitats in the province by 2030. (see footnote 1)

In 2010, the Western Chorus Frog (GLSLCS) was listed as “Threatened” on Schedule 1 of SARA. In Quebec, this species has been listed as Vulnerable under the Loi sur les espèces menacées et vulnérables since 2001. In Ontario, the species is not currently listed under the Endangered Species Act, 2007.

In Ontario, the Western Chorus Frog (GLSLCS) is more widespread than in Quebec, with a range that extends from the Carolinian - Great Lakes / St. Lawrence faunal province boundary northward into the southern part of the Canadian Shield faunal province. It extends eastward from the Sault Ste. Marie area to the Ottawa Valley and along the St. Lawrence River into the province of Quebec. According to the Marsh Monitoring program, the number of occupied sites in the Great Lakes / St. Lawrence region decreased by approximately 43% in Ontario over the period from 1995 to 2006.

In Quebec, the Western Chorus Frog (GLSLCS) was historically present in the southern part of the province, from the Ottawa Valley to the foothills of the Appalachians and west of the Richelieu River. The current range of the species in Quebec is found in two distinct regions, Outaouais and Montérégie. There has been a decrease in the species’ suitable habitat of 13.1% since the early 1990s in Quebec as a whole; which includes a decrease of 23.6% in Montérégie from 1992–2013. Currently, the species is estimated to occupy only 10% of its historical range in the Montérégie region. Just 4.9% of what was suitable habitat for the species remains in this region.

Within Montérégie, the greatest loss of habitat is occurring in the La Prairie (a suburb of Montréal) metapopulation. The Recovery Strategy for the Western Chorus Frog (GLSLCS) (see footnote 2) sets out two population and distribution objectives for the species: (1) Over the short-term (2015–2025): maintain the areas of occupied suitable habitat as well as the breeding population level within each local population and, where a metapopulation is present, maintain the connectivity among the local populations constituting the metapopulation; and (2) Over the long-term (2015–2035): ensure the viability of each local population and of metapopulations, where present, by increasing the areas of occupied suitable habitat, the breeding population level within each local population, as well as the connectivity among the local populations constituting a metapopulation. Also, where technically and biologically feasible, restore historical or extirpated local populations or create new habitats.

The extent of suitable habitat in the La Prairie metapopulation has decreased by 57.3% between 1992 and 2013, and further losses have been documented since 2013. As a result of habitat destruction, breeding ponds were also destroyed during that period. Most of the habitat and pond destruction has been due to residential development, despite the implementation of mitigation measures as part of the development. The most recent residential development is taking place at the core of the La Prairie metapopulation.

In 2013, a request was made for an emergency order to protect the Western Chorus Frog (GLSLCS) on the basis that it was facing imminent threats to its survival or recovery, particularly because of the loss and fragmentation of habitat in the Municipality of La Prairie, Quebec. In June 2015, the Federal Court set aside the Department of the Environment’s initial finding that no imminent threat existed to the species as a whole and requested that the Minister reconsider the matter.

Issues

As the population of the Western Chorus Frog (GLSLCS) continues to decline, coupled with the threat to the connectivity and viability of existing metapopulations and the lack of adequate measures to protect its habitat, the Minister of the Environment concluded in December 2015 that, given the threat to the La Prairie metapopulation posed by the Symbiocité residential project, the recovery of the Western Chorus Frog (GLSLCS) is imminently threatened such that immediate intervention is required.

The Minister’s conclusion was informed by a scientific assessment based on the best available information, which determined that the planned future phases of residential development in La Prairie, as currently proposed, would result in the loss of connectivity among remaining populations in the La Prairie metapopulation and the direct loss of habitat, including breeding ponds. The areas remaining after such development are therefore unlikely to sustain the viability of the La Prairie metapopulation in the long-term. Therefore, without immediate intervention, the objectives as set out in the Recovery Strategy of the Western Chorus Frog (GLSLCS) are unlikely to be met. As a result, pursuant to subsection 80(2) of SARA, the Minister recommended to the Governor in Council that an Emergency Order be put in place to address the imminent threat to the Western Chorus Frog (GLSLCS). The Governor in Council accepted the Minister’s recommendation and the Emergency Order for the Protection of the Western Chorus Frog (Great Lakes / St. Lawrence - Canadian Shield Population) has been made.

Objectives

The objective of the Emergency Order for the Protection of the Western Chorus Frog (Great Lakes / St. Lawrence - Canadian Shield Population) is to provide protection to the Western Chorus Frog (GLSLCS) by addressing the imminent threat to its recovery, including by protecting the habitat identified in the Order to stabilize the metapopulation and help the recovery of the species.

Description

The Order is designed to directly address the threat to the La Prairie metapopulation of the Western Chorus Frog (GLSLCS). It identifies habitat that is necessary for the recovery of the species (i.e. the area to which the Order applies). This area is approximately 2 km2 of undeveloped and partially developed land in the municipalities of La Prairie, Candiac, and Saint-Philippe, suburbs outside of Montréal, Quebec, a large portion of which is currently a conservation park. Please refer to the map provided below for further details.

Map - Detailed information can be found in the surrounding text.

The Order contains a number of prohibitions which are meant to protect the Western Chorus Frog (GLSLCS). The prohibitions on land described in the Schedule of the Order are the following:

It is prohibited to

  • (a) remove, compact or plow the soil;
  • (b) remove, prune, damage, destroy or introduce any vegetation, such as a tree, shrub or plant;
  • (c) drain or flood the ground;
  • (d) alter surface water in any manner, including by altering its flow rate, its volume or the direction of its flow;
  • (e) install or construct, or perform any maintenance work on, any infrastructure;
  • (f) operate a motor vehicle, an all-terrain vehicle or a snowmobile anywhere other than on a road or paved path;
  • (g) install or construct any structure or barrier that impedes the circulation, dispersal or migration of the Western Chorus Frog;
  • (h) deposit, discharge, dump or immerse any material or substance, including snow, gravel, sand, soil, construction material, greywater or swimming pool water; and
  • (i) use or apply a pest control product as defined in section 2 of the Pest Control Products Act or a fertilizer as defined in section 2 of the Fertilizers Act.

Activities related to activities related to public safety or health that are authorized under provincial law are exempted from the Order. This could include, for example, work by Hydro-Québec in cases of emergency, and emergency work on blocked culverts and waterways required to avoid flooding.

Some prohibited activities may be authorized through SARA permits if appropriate mitigation measures are taken. For example, the use of motorized vehicles off roads or on frozen ground to allow maintenance by Hydro-Québec or the municipality of La Prairie, invasive or problematic species management, and manual vegetation management under powerlines by Hydro-Québec.

Regulatory and non-regulatory options considered

The protection of wildlife species is shared between the federal, provincial and territorial levels of government. Under the Accord for Protection of Species at Risk, the federal government is responsible for leading recovery activities on all lands for migratory birds and aquatic species, and for terrestrial wildlife species on federal lands. The provinces and territories are responsible for leading recovery activities for terrestrial species, including amphibians, and non-migratory birds on provincial Crown lands and private lands. Consequently, the nature of the protection currently provided by the province of Quebec was considered in determining whether federal regulatory action was necessary.

The Western Chorus Frog (GLSLCS) is listed in Quebec as a vulnerable wildlife species under the Loi sur les espèces menacées et vulnérables (LEMV). The LEMV, in tandem with the Loi sur la conservation et la mise en valeur de la faune (LCMVF), prohibits the damage and destruction of Western Chorus Frog (GLSLCS) individuals in the egg form of the individual’s life-cycle, and prohibits the capture and possession of other life stages of the species on non-federal land.

The majority of provisions that apply to individuals, residences and habitat of the Western Chorus Frog (GLSLCS) in Quebec appear to stem from requirements imposed by the province on individual land-development activities likely to cause habitat destruction. For example, the province or municipality may require the creation of green areas (e.g. urban parks, conservation areas and natural reserves), where prohibitions typically vary from site to site. The province may also impose enforceable conditions as part of authorization certificates for individual land-development projects. 

Under the Loi sur la qualité de l’environnement (LQE), authorization certificates are required for work that impacts wetlands, installation of waterworks and sewers and for projects not specifically exempted in associated regulations. Based on the authorization requests, an environmental assessment is carried out and the province determines the environmental measures required for the project to proceed. Negotiation can occur with the proponent when determining reasonable measures. In cases where development projects occur on municipal lands, municipalities will submit the authorization request if required by the LQE. The municipality will ensure that the area is properly zoned under the Loi sur l’Aménagement et l’urbanisme. Once the works carried out under the authorization are complete, construction permits for other stages of the project (e.g. construction of houses) are then issued to developers or contractors by the municipality. Although municipal lands are sometimes sold to developers or contractors, municipalities may still have obligations to ensure compliance with conditions set out in the authorizations (e.g. environmental monitoring). Authorization requests can also be submitted directly by project proponents or private land owners.

Non-regulatory measures taken by the Municipality of La Prairie and the developer to mitigate the impact of the residential development and to provide for the long-term viability of the metapopulation affected by the development were also considered. One of the conditions put in place in order to proceed with the current residential project at La Prairie was to create a conservation park. Surveys have shown that the boundaries of the park include less than one third of the active temporary breeding ponds surveyed in the La Prairie metapopulation. In addition, the effectiveness of mitigation measures, such as the creation of four artificial ponds to compensate for habitat destruction associated with the development are unclear. Field observations conducted in 2015 suggest that two of the created ponds do not possess the necessary biophysical attributes of Western Chorus Frog (GLSLCS) habitat as defined in its Recovery Strategy. These biophysical attributes are the criteria that identify the suitability of habitat that allow individuals to meet the needs associated with the various stages of their life cycle (e.g. mating, egg-laying, tadpole metamorphosis, foraging, hibernation, dispersal). Specifically for the Western Chorus Frog (GLSLCS), these include temporary wetlands or shallow portions of permanent wetlands (with limited or no fish or other aquatic predators) that are generally herbaceous (e.g. cattails), with occasional shrubs or partially submerged trees. For hibernation, the criterion is the availability of soft ground with dead leaves, woody debris or burrows.

Other non-regulatory mitigation measures, such as the installation of fences, undertaking work outside the breeding period, conducting the work in phases, the installation of wildlife corridors and control of beaver and invasive plants, would not adequately reduce the threat of the planned development on the Western Chorus Frog (GLSLCS) (see footnote 3). Similarly, current voluntary actions supported by the Department of the Environment’s Habitat Stewardship Program for Species at Risk would not mitigate the threat of planned development.

Consequently, regulatory protection through the making of the emergency order under the Species at Risk Act was determined necessary to effectively address the imminent threat to the Western Chorus Frog (GLSLCS).

Cost-benefit analysis

This Order aims to protect the Western Chorus Frog (GLSLCS) from a threat to its recovery by protecting the viability of the La Prairie metapopulation. As illustrated in the map provided in the Description section, the scope of the Order would cover portions of land located in the municipalities of La Prairie, Saint-Philippe and Candiac (collectively referred to as the area of interest).

1. Analytical Framework

This cost-benefit analysis discusses quantitative and qualitative incremental impacts of the Order from a societal perspective. The analysis begins with a discussion of the benefits of the Order in terms of the total economic value (TEV) of the Western Chorus Frog (GLSLCS). It then assesses the incremental impacts of the Order and finally addresses distributional considerations of importance.

Incremental impacts are defined as the differences between the baseline scenario and the policy scenario. These scenarios can be described as follows:

  • The baseline scenario refers to the existing and planned developments in the area of interest that would occur without the Order in place. This includes the entire completion of the Symbiocité residential development, which is divided into 6 phases. Phases 1-4 (not within the area of interest) are currently being developed; these phases will include approximately 1 000 units of which 260 units have already been or are about to be built. Work in Phases 5-6 (entirely within the area of interest) has not started yet, and was planned to include 171 houses. Under the baseline scenario, based on scientific evidence, it is expected that the metapopulation would suffer irreversible damage within the next year and not survive in the longer term, which in turn means that the recovery of the Western Chorus Frog species as a whole would be unlikely.
  • The policy scenario refers to the situation in which the Order is implemented. As a result, Phases 5-6 of the Symbiocité development will not be completed. Other nearby lots would face restrictions on future development. However, a planned school and arena could be built as planned. In addition, the Order includes prohibitions that may impose restrictions or mitigation measures to some activities (i.e. infrastructure maintenance, vegetation control, etc.) and/or require applying for a SARA permit. Under this scenario, the survival of the metapopulation is likely.

An analytical period of 10 years (2016–2025) was selected. All monetary values are in 2016 Canadian dollars, and costs provided in present value terms are discounted at 3% over the period of 2016–2025.

Context

A cost-benefit analysis informing a decision about whether to take action to protect a species generally involves three challenges:

  • (1) There is uncertainty about whether the effort to facilitate the species’ recovery would be successful.
  • (2) The benefits of protecting the species are known with less certainty than the costs, making a calculation of probable net benefits difficult due to limited information.
  • (3) A decision to protect could be reversed in the future, if need be. However, a decision against protection that results in the loss of the metapopulation, which in turn would jeopardize the recovery of the whole species, cannot be reversed.

To reflect these challenges, the cost-benefit analysis attempts to use the best available information and the appropriate economic analytical framework. Although the benefits associated with the continued existence of the species cannot be attributed to the Order alone, some information about the value of the species overall is provided below for context.

2. Benefits
Total Economic Value of the Western Chorus Frog (GLSLCS)

Monetary or other quantitative estimates of the benefits associated with the Western Chorus Frog (GLSLCS) are not currently available. Instead, qualitative information is provided below.

Facilitating the recovery of a given species, like the Western Chorus Frog (GLSLCS), contributes to overall biodiversity, the maintenance of which is essential for healthy ecosystems, human health, prosperity, and well-being. More diverse ecosystems are generally more stable and better able to withstand change, and thus the goods and services they provide to society are also more stable over time.

In general, Canadians value natural assets, including species at risk. The Total Economic Value (TEV) framework is often adopted for assessing economic values in society derived from an environmental asset such as a species at risk. The concept includes benefits that can be observed in terms of market and non-market values that contribute to the well-being of society.

The Western Chorus Frog (GLSLCS) may be ecologically significant at a local scale. It helps to control invertebrate populations (e.g. insects) where it lives, and is in turn an important food source for many types of predators. The presence of the Western Chorus Frog (GLSLCS) is an indicator of the overall health of both aquatic and terrestrial ecosystems, as it uses both aquatic and terrestrial habitats at different life stages. (see footnote 4) As well, the species may serve as an indicator with regards to future research on changes in landscape and climate patterns. People also enjoy listening to the distinctive sounds made by the Western Chorus Frog (GLSLCS) in the wild (i.e. non-consumptive direct use value).

Society often places a value on retaining the option of possible future uses associated with a species. The “option value” of the Western Chorus Frog (GLSLCS) to Canadians could stem from the preservation of its genetic information that may be used in the future for biological, medicinal, industrial or other applications. Amphibians have already been recognized as a medicinal source in modern science and traditional folk medicine. For instance, in the last few decades, scientists have found that the skin secretions of a variety of frog and toad species contain chemical compounds that could contribute to potent painkillers, potential treatments for cancers and other medical solutions. Also, many people derive well-being from simply knowing that a species exists now, and/or for future generations. Although no quantitative estimates of the existence value of the Western Chorus Frog (GLSLCS) are available, studies on other at-risk species indicate that society does place substantial value on vulnerable species. (see footnote 5)

A decision about whether to take action to prevent a species from becoming extinct involves several issues regarding uncertainty and irreversibility (see section 1.2). In particular, the potential irreversibility of a decision to not protect creates an imbalance in the cost of making a ’wrong’ decision. In other words, a decision against protection where the species is ultimately lost cannot be reversed; whereas a decision to protect could be reversed in the future. Economic theory suggests there is a benefit to erring on the side of reducing an irreversible error. (see footnote 6) Therefore, even in situations where protection costs appear to outweigh benefits, with uncertainty and irreversibility the added costs of an incorrect decision could tip the balance, making the overall benefits of protection outweigh the costs.

Co-benefits

The habitat necessary for recovery that is subject to the Order consists mostly of wetlands and other vegetated land covers. The Order is expected to contribute not only to the recovery of the Western Chorus Frog (GLSLCS), but also to the preservation of the ecosystems within the geographic scope of the Order and the benefits that they provide to Canadians.

The primary wetland types within the geographical scope are forested peatland, marsh and swamp which provide ecological functions such as carbon storage and sequestration, flood protection and water filtration for area residents. Peatlands are especially valuable among land cover types for their role in carbon storage and sequestration. (see footnote 7) The location of La Prairie in a highly populated region of the St. Lawrence Lowlands and adjacent to known floodplains highlights the potential importance of these wetlands.

Estimates in the literature of values tied to services provided by wetlands vary significantly depending on wetland location and characteristics, ranging between approximately $1,000 and $50,000 per hectare per year for diverse inland wetlands located in various parts of the world. (see footnote 8) A recent Canadian study estimated the value of wetlands in the Montréal region to be approximately $5,500 per hectare per year. (see footnote 9) Another study estimated that the average value of one hectare of wetlands in Southern Quebec is $3,500 to $4,000 per year. (see footnote 10) Although the full extent of the services provided by the wetlands in question is not fully known, for illustrative purposes, using the lower Quebec estimate above, the preservation of about 19 hectares of wetlands within Phases 5-6 due to the Order could result in a conservative benefit of approximately $68,000 to $78,000 per year, or $0.6 to 0.8 million in present value terms (3% discount rate) over the next 10 years. It is worth noting that the value of an environmental asset such as a protected ecosystem is generally tied to its scarcity (i.e. its value increases as the number of nearby substitutes decreases). Urban development outside of Montréal continues, putting pressure on remaining natural landscapes.

Furthermore, the area of interest provides habitat for a variety of rare and vulnerable species whose protection contributes to Canada’s biodiversity, including species listed as vulnerable or threatened or likely to be designated as such under the Quebec Loi sur les espèces me-nacées ou vulnérables (LEMV) (see footnote 11), (see footnote 12) or designated as being of special concern or threatened by the Committee on the Status of Endangered Wildlife in Canada (COSEWIC). (see footnote 13) These include three plant species and three wildlife species: the Northern Long Sedge (Carex folliculata), the Virginia Springbeauty (Claytonia virginica), the Ostrich fern (Matteuccia struthiopteris), the Canada Warbler (Cardellina canadensis), the Lasius Minutus (Lasius minutus) and the Snapping Turtle (Chelydra serpentina). (see footnote 14), (see footnote 15), (see footnote 16) These species are listed in Table 1 below, along with their latest status.

Table 1: Potentially vulnerable or threatened species observed in the area of interest

Species name

LEMV

SARA (Schedule 1)

Northern long sedge (Carex folliculata)

Likely to be designated as threatened or vulnerable

 

Virginia springbeauty (Claytonia virginica)

Likely to be designated as threatened or vulnerable

 

Ostrich fern (Matteuccia struthiopteris)

Vulnerable

 

Canada Warbler (Cardellina canadensis)

Likely to be designated as threatened or vulnerable

Threatened

Lasius minutus (Lasius minutus)

Likely to be designated as threatened or vulnerable

 

Snapping turtle (Chelydra serpentina)

 

Special concern

3. Costs

First, it is important to draw a distinction between impacts that represent a loss to Canadian society overall, and impacts that would involve a transfer of resources within Canada. In a cost-benefit analysis of a decision made at the national level, only impacts that represent a loss to Canadian society overall are included as costs. Weighing these costs against the benefits to Canadians then enables decision-makers to determine whether or not Canadians overall are made better off by a given policy or regulation. Other impacts that could involve delays, or a transfer of resources from one stakeholder to another, can also be important considerations. In this context, these other “distributional” impacts are presented in Section 4: Distributional Analysis.

The main costs associated with the Order are associated with the change in the value of the land resulting from the Order, the lost “usefulness” of certain infrastructure already built, and the change in activities affecting some stakeholders (including Hydro-Québec and households residing within or close to the Symbiocité development).

The Order will mainly affect developers, some private land owners, and the municipalities of La Prairie, Candiac and Saint-Philippe. Given that not all of the financial arrangements between these actors are publicly available, certain potential impacts may be presented in aggregate. Whenever data is unavailable to allow an estimation of an incremental cost, a qualitative description is presented.

3.1. Change in land value

The Order would prohibit land conversion and the construction of infrastructure on, above and below ground within the area of interest. Consequently, the Order would prevent development of 171 houses (i.e. Phases 5-6) out of an approximate 1 200 residential units in the planned Symbiocité project.

The current cost-benefit analysis will consider the estimated change in land value as a proxy for the societal loss associated with the planned development. In general, completely undeveloped or “raw” land typically has a lower value than land in a developable condition (e.g. cleared land, all permits/zoning in place, services planned). In order to estimate the value of the affected land parcels in their current state, information from the most recent relevant transactions is used. More precisely, acquisition costs reported by stakeholders are used for lots located in Phases 5-6. For parcels of land where no such information was available, values from the municipal assessment roll are used, with adjustments to reflect price increases for vacant land since the date of the latest market assessment. The market assessments for La Prairie and Saint-Philippe were dated July 2012 and September 2015, respectively. An annual increase of 12% in value was applied, based on a comparative review of the average increase in vacant land values within surrounding municipalities between the 2013–2015 and 2016–2018 assessment rolls. No changes in land value are assumed for parcels of land whose intended usage is not expected to significantly differ under the Order, i.e. a right of way for hydroelectric corridor, land already designated as a conservation park or land planned to be converted to park.

Some empirical findings suggest the extent to which critical habitat designation could reduce the market value of vacant lands. One specific study (see footnote 17) observed market transactions in two Californian counties to estimate the impact of the designation of critical habitat under the U.S. Endangered Species Act. The parcels of land inside the urban growth boundary designated as critical habitat lost between 56% and 99% of their value, the former value considered a likely underestimate by the study authors.

Although the intended development would become prohibited on the land affected by the Order, a portion of this value could possibly be recuperated via existing mechanisms, (e.g. tax benefits resulting from land donated under the Ecological Gifts Program: http://www.ec.gc.ca/pde-egp). In addition, if the Order were to be lifted in the future, landowners would be able to reengage in development activities at that time. Therefore, a complete depreciation (100%) of the land value is unlikely. This analysis assumes that prohibiting the intended use of the land would result in an 85% depreciation of its value, resulting in an estimated reduction in asset value of approximately $7.8 million. Estimates assuming other rates of depreciation are shown in Section 3.8: Sensitivity Analysis.

It is worth noting that La Prairie has been identified as the municipality with the third highest expected demographic growth by 2031 within the Roussillon Regional County Municipality. La Prairie expects to have excess demand for housing. (see footnote 18) Full modelling of any land value changes across the region stemming from the relocation of the affected housing units has not been conducted.

It is not clear whether the property values of units in Phases 1-4 would be negatively or positively affected by the Order. On one hand, new pedestrian trails, cycling lanes, and other facilities planned within the conservation park area could not likely be built due to the Order (although requests for SARA permits to authorize activities that do not jeopardize the survival and recovery of the species may be requested). On the other hand, an increase in the surrounding natural scenery could add market value. (see footnote 19), (see footnote 20)

3.2. Lost productivity of oversized infrastructure investments

The cost of installing the existing aqueducts, storm water and sanitary infrastructure in Phase 1, which support other phases of the Symbiocité project, has been estimated at about $15 million. Given that multiple residential units that were to be served by this infrastructure will not be built due to the Order, this may result in a loss of productivity of a portion of these existing investments, i.e. society would be losing the ability to capture the full productivity associated with infrastructure as sized because of the Order. Based on street layout, no significant loss in service value is expected for infrastructure located within Phases 2 and 3.

Based on documentation received from La Prairie, the sanitary infrastructure was sized to support all residential units in Phases 1-6 as well as other potential residential development nearby. The sanitary infrastructure was meant to service a total of 8 306 individuals. Under the Order, it is estimated that 311 fewer dwellings (including potential development) would be serviced by this sanitary infrastructure, which represents about 11% of the total capacity. Assuming that aqueducts and storm water infrastructure were oversized in the same proportion as the sanitary infrastructures so that 11% of the investment would become unproductive under the Order, a plausible estimate for the lost productivity from this equipment would be approximately $1.6 million. The approach described above assumes that all of the installed infrastructure in Phase 1 would effectively be oversized due to the Order and that the costs are linearly proportional to the number of residential units to service. This may yield a conservative estimate, as physical constraints and the existence of thresholds in the choice of such equipment are not accounted for.

The Order may impose reconfiguration costs on the project, e.g. redesign of pipes and streets layout, new approvals, etc. In addition, one main street (Belle-Dame Blvd.) was oversized and a roundabout was completed at the exit of the Symbiocité development in order to accommodate larger traffic in the future. Any potential loss in service value associated with these investments has not been quantified.

3.3. Costs associated with other prohibited activities

Under the Order, some activities would be prohibited within the area of interest including the modification of vegetation (e.g. tree felling, mowing, pruning, etc.), the use of motorized vehicles off roads and on unpaved paths and the maintenance of infrastructure on, above, or below ground. Such prohibitions may oblige the municipalities of La Prairie and Candiac to alter certain activities related to the maintenance of drainage and storm water infrastructure, vegetation control along access roads and trails, etc. However, such activities may be exempted if they are necessary for public safety reasons. For other types of activities, a SARA permit could be requested from the Department of the Environment.

A significant section of the area of interest is intersected by a hydroelectric corridor that is of strategic importance to service the Montréal Metropolitan Region. A SARA permit may also be requested by Hydro-Québec to perform infrastructure maintenance and vegetation control. However, it is worth noting that whenever a Western Chorus Frog (GLSLCS) occurrence is discovered, Hydro-Québec automatically applies mitigation measures to minimize the impact on the species. Therefore, any additional mitigation costs are not solely attributable to the Order.

The Order would also prohibit the depositing of materials or substances of any kind (e.g. waste, snow, gravel, etc.) within the area of interest. In order to minimize operating costs and greenhouse gas emissions, the Municipality of La Prairie initiated a pilot project to pile snow on the sides of streets instead of removing it. The Prés-Verts Boulevard, which intersects the area of interest, was part of the pilot project. If La Prairie and Candiac intend to extend the use of snow piling within their entire municipalities, the Order may therefore prohibit such practice on portions of streets going across or along the area of interest. (see footnote 21) Such restrictions could require continued snow removal on some portions of streets in the area of interest thereby preventing cost-savings. However, as no long-term decision with regards to snow removal has been communicated by the municipality of La Prairie to date, it cannot be concluded that the Order would result in additional costs. With regards to the dumping of water from pools by households, La Prairie’s and Candiac’s municipal bylaws already require the dumping of water to be made in the direction of a public highway which will result in the water not entering the area covered by the Order. As a result, the Order is not considered to have any incremental costs for households.

The Order would prohibit the alteration of surface water hydrology in the area of interest. Any future development or other activities nearby may have to apply mitigation measures in order to avoid modifying the flows of surface water within the area of interest, which may potentially result in additional costs. The extent to which such measures would be necessary or significantly increase development costs is unknown.

3.4. Other impacts on household welfare

Except for the use of motorized vehicles off roads or on unpaved paths, recreational activities occurring on existing trails could still be undertaken with the Order in place. As noted earlier, new pedestrian trails, cycling lanes, and other facilities planned within the conservation park area could not likely be built due to the Order (although requests for SARA permits to authorize activities that do not jeopardize the survival and recovery of the species may be requested). Such prohibitions may result in a loss of recreational and commuting opportunity for households near the Symbiocité development. On one hand, the Municipality of La Prairie would avoid incurring the costs of building such infrastructures; on the other hand, residents would not receive the benefits associated with this infrastructure, which are assumed to be of higher value than their construction costs. Due to insufficient data on nearby household preferences, this welfare loss cannot be monetized.

3.5. Other considerations

The Municipality of La Prairie noted that the development of Phases 5-6 was supposed to address a water pressure and quality issue in a dead-end portion of the southern municipal aqueduct network, as well as the isolation of peripheral neighborhoods. The extension of the Jacques-Martin Avenue and Belle-Dame Boulevard was expected to improve car traffic flow, public transit coordination, and emergency response time. (see footnote 22) The extension of the Belle-Dame Boulevard south of Phases 5-6, as well as two other streets that could no longer be extended under the Order, were also envisioned as outlets for potential future development in the northwestern portion of the Municipality of Saint-Philippe (west of Highway 30). There may be other alternatives to address these existing and potential issues that have not been considered at this stage, although they could possibly involve somewhat more expensive or less optimal solutions.

3.6. Costs to the Government of Canada

A cost of about $10,000 for compliance promotion is expected in the first year following the coming into force of the Order, e.g. fact sheets, letters to stakeholders, community meetings, etc. Thereafter, annual costs of about $24,000 during the first two years and $15,000 thereafter is expected for enforcement activities (e.g. patrols, referrals, etc.), resulting in a total present value of approximately $160,000 (3% discount rate).

3.7. Summary of benefits and costs

The Order is expected to contribute to the recovery of the Western Chorus Frog (GLSLCS) and protect the species from an imminent threat. This will contribute to overall biodiversity in the area, and help maintain the benefits of the species that Canadians currently enjoy as well as its potential future uses. Also, the Order would maintain the provision of ecosystem services from wetlands, estimated to be worth at least $0.6 million over the next 10 years. In addition, the area of interest could continue to provide habitat for other potentially vulnerable or threatened species.

In terms of costs to society, the Order is expected to reduce the value of developable land by approximately $7.8 million and provoke a loss in the service value of infrastructure of about $1.6 million. The Order may also result in additional costs to reconfigure the Symbiocité development or adjust practices in order to comply with other prohibitions.

Finally, nearby households may experience a loss in well-being due to restricted recreational opportunities, but some may also experience a gain in well-being due to the presence of nearby protected land.

3.8. Sensitivity Analysis

The results of this analysis are based on key parameter estimates which could be higher or lower than indicated by available evidence (e.g. the percent by which land would depreciate, loss in service value of a portion of infrastructure). Given this uncertainty, alternate estimates of these parameters have been considered to assess their impacts on expected total costs. An alternate discount rate of 7% was also considered, as per Treasury Board Secretariat guidance.

There is uncertainty about how the Order would result in a depreciation of the land value. The area of interest is mostly composed of currently undeveloped lands and depreciation is assumed to occur because landowners would no longer have the opportunity to develop as long as the Order remains in place. The analysis assumed an 85% depreciation, since the land is likely to have some residual value. Table 2 below presents the depreciation in land value under alternate assumptions regarding the percent reduction in value.

Table 2: Impact of a lower/higher depreciation in land value

Land depreciation factor (in %)

50%

85%

95%

Depreciation in land value (in $ million)

4.6

7.8

8.7

An estimate of a plausible value for the lost productivity of oversized infrastructure was presented, based on the number of individuals that would not be serviced under the Order. However, limited information on the actual expenditures and the extent to which such equipment was effectively oversized generates inherent uncertainty with regards to the monetization of this cost. In order to reflect such uncertainty, Table 3 below depicts the effect of a 50% decrease or increase in these costs.

Table 3: Impact of a lower/higher loss in service value from oversized infrastructure

Variation in cost estimate - infrastructure

50% lower

Central estimate

50% higher

Loss in service value from oversized infrastructure (in $ million)

0.8

1.6

2.4

The choice of the discount rate (whether 3% or 7%) has a negligible impact on the present value of the main quantified costs, the main reason being that the land value is assumed to depreciate and oversized infrastructure to lose service value as soon as the Order comes into force.

4. Distributional analysis

As noted above, once costs and benefits to Canadians overall are considered, it can also be important to consider how resources could be transferred within Canada. Such impacts are “distributional” in the sense that losses to specific stakeholders are expected to be redistributed as gains to other stakeholders (or to the same stakeholders later on), therefore resulting in no net loss (beyond delays) for Canadian society as a whole.

Since the Order would prohibit the development of certain pieces of land in the area of interest, revenues from selling land (whether developable parcels to builders or finalized residential units to households) will not be made at this location. In turn, costs associated with land conversion and housing construction will also be avoided. For simplicity, the difference between the two can be thought of as profit that would no longer be made related to the land in question. However, given demand for housing in the area, it is reasonable to assume that substitute residential development would occur on nearby pieces of land. Therefore, beyond the land affected by the Order and previously installed infrastructure (which were both addressed in the Costs section), this analysis assumes that developers and builders may reallocate their other productive resources (e.g. workers, equipment, etc.) to develop other parcels of land outside of the scope of the Order, albeit with potential delays.

It could not be known whether such substitute development would be implemented by the same businesses or different ones. Nor could it be known whether such development would take place in another part of La Prairie or within another nearby municipality. If the development of housing units is relocated to another municipality, La Prairie may collect less tax revenue than planned, but another municipality may collect more (along with associated changes to the amount of services that would need to be funded). Thus, the analysis below presents the amount of profit, as well as associated municipal tax revenues, that could take place at a later date and/or be transferred to different actors in the Canadian society.

4.1. Developers and builders

The analysis will address distributional impacts associated with the Symbiocité project during the next 10 years. Future residential development was reportedly projected between 2026 and 2029 in other areas of La Prairie covered by the Order. The possibility of residential development in the portion of Saint-Philippe located west of Highway 30 was also raised. However, given the current status of these potential projects and the projected time frame extending more than 10 years into the future, these development projects are considered to be speculative in nature.

For the affected parcels within the Symbiocité development project, most of the expenditures required to generate a profit (e.g. land clearing, housing construction materials, etc.) have not yet been incurred. Nevertheless, the analysis below will estimate the profits that would have been plausible after such efforts, and could therefore also be plausible at another nearby site.

4.1.1. Redistributed profit for developers

In the absence of an Order, the developer would be expected to prepare the remaining undeveloped land within Phases 5-6 for residential development by performing activities such as land clearing, provision of required infrastructure, and subdivision of land into cadastral lots, which would be subsequently sold to residential builders. Based on information received from stakeholders and assuming that developable lots could be sold at a price up to $32 per square foot, the present value of the developer’s gross profit could possibly range between $7 and $16 million. However, this estimate is possibly overestimated as it may not fully account for potentially important upfront costs (e.g. site characterization studies, etc.). It is expected that a developer will pursue development activities outside of the area of interest and realize profit there.

4.1.2. Redistributed profit for builders

From the builders’ perspective, 171 residential units would not be built in Phases 5-6. Based on information received from stakeholders, the estimated prices are expected to range between $600,000 and $700,000 for single-family houses, resulting in a total value of $102 to 120 million. Assuming that builders would potentially realize a gross profit representing 15% of the sales price, the present value of builders’ profit would range between $14 and $17 million. However, since no information suggests that developable lots have been actually sold to builders, the above estimates should only be considered to provide an indication of the potential profit opportunity that could have been realized within Phases 5-6. Again, it is expected that builders will pursue construction activities outside of the area of interest and realize profit elsewhere.

4.1.3. Upfront effort for the developer

The developer is expected to have invested time and incurred upfront expenditures to design the development project, seek expert advice and obtain required authorizations. These expenses are often incurred in the industry with no certainty regarding a successful outcome. Nonetheless, they could be non-trivial expenditures.

4.2. Municipality of La Prairie

As noted earlier, the Order may result in a redistribution of tax and permit revenues in time (if other residences are built later within La Prairie) or across municipalities (if development ultimately moves outside of La Prairie), but such revenues are not considered to be lost from a societal perspective.

Based on information received from the municipality of La Prairie, the 171 residential units that would not be built within Phases 5-6 as a result of the Order would have cumulatively generated, in present value terms, about $5.6 million in property taxes over the next 10 years, about $2.4 million in primary and secondary transfer taxes, and about $0.1 million in permit revenues. The present value of these tax and permit revenues would amount to approximately $8.2 million. In the event these revenues are transferred from the municipality of La Prairie to another, the municipality of La Prairie would also avoid expenditures associated with providing municipal services to these households. It is worth reinforcing that the construction of these 171 residential units could still be undertaken on a site located outside of the area of interest, and possibly still within the Municipality of La Prairie, although there may be delays associated with the planning and development of substitute projects.

4.3. Summary of main distributional impacts

The estimated present value of profit that would either be delayed or redistributed to other businesses over the next 10 years ranges between $7 and $16 million for developers, and between $14 and $17 million for builders. Similarly, the present value of tax and permit revenues that could be delayed or redistributed to other municipalities is estimated at about $8.2 million. Table 4 below presents these quantified distributional impacts, using 3% and 7% discount rates.

Table 4: Summary of main distributional impacts (2016–2025)

Quantitative distributional impacts (in $ million)

Present value at 3%

Present value at 7%

Developers

Potentially redistributed profit

7.4–16.1

6.8–15.0

Builders

Potentially redistributed profit

14.5–16.9

13.4–15.7

Municipality of La Prairie

   

Potentially redistributed revenues from property taxes

5.6

4.5

Potentially redistributed revenues from transfer taxes

2.4

2.1

Potentially redistributed revenues from permits

0.1

0.1

Sub-total

8.2

6.8

4.4. Other considerations

Given strong demand for housing in the area, developers and builders are expected to pursue development activities at substitute sites, whether in the same municipality or nearby. Therefore, any potential impact on employment is assumed to be transitional. Similarly, although estimates of reduced household consumption due to not developing Phases 5-6 have been provided to the Department of the Environment, these households are expected to still reside in the same region and consume a similar level of goods and services. Consequently, no significant long-term impacts on Gross Domestic Product are expected.

“One-for-One” Rule

The “One-for-One” Rule does not apply given that the Order does not impose any new administrative costs as defined by Government of Canada guidelines for the “One-for-One” Rule (e.g. reporting or registration obligations). While permits may be applied for under SARA to conduct activities or maintain infrastructure, it is expected that any requests would come from public entities which are not considered to be businesses, such as municipalities or Hydro-Québec.

Small business lens

The small business lens does not apply, as the proposed Order would not impose any compliance or administrative costs on small businesses.

Consultation

The Department of the Environment recognizes the shared responsibility for species at risk between the federal government and provincial/territorial governments, Indigenous Peoples and stakeholders; and values the existing relationships and collaboration. As part of the consultation process for preparing the Imminent Threat Assessment for the Western Chorus Frog (GLSLCS), (see footnote 23) the Department of the Environment received a considerable amount of correspondence from various stakeholders concerning the La Prairie metapopulation of the Western Chorus Frog (GLSLCS) and the status of suitable habitat.

Further to the determination by the Minister of the Environment that, in her opinion, the Western Chorus Frog (GLSLCS) is facing an imminent threat to its recovery, the Department conducted targeted consultations with key stakeholders between December 2015 and March 2016. In this time period, departmental officials held 22 stakeholder meetings, which were attended by 80 representatives from 33 organizations/groups. Participating organizations included: Quebec provincial government ministries; municipalities in the Montérégie region; land owners and developers; environmental non-governmental organizations; and utility companies. In order to collect information and comments on anticipated impacts of regulatory action by the Government of Canada, stakeholders received a map of the area showing zones that could be included in an Order, descriptions of what these zones represent, and a list of activities that could be prohibited under an Order.

Generally, a larger proportion of comments from stakeholders were focused on the geographic scope of the Order (i.e. what zones should or should not be included), while fewer were focussed on the proposed prohibited activities within and outside those zones.

Comments from the stakeholder sessions are summarized below. It should be noted that many of the stakeholder comments are not directly applicable to the Emergency Order for the Protection of the Western Chorus Frog (Great Lakes / St. Lawrence - Canadian Shield Population), as these comments were based on general consultations about a potential Order during which the exact scope and nature of the Order was not available. As a result, many of these comments pertain to the potential impacts of the inclusion in the Order of a wider geographical scope of lands.

Economic Development

Given the targeted nature of the consultations of affected stakeholders, a large proportion of them were of the opinion that the potential economic impacts of the geographic scope of an Order and the proposed prohibited activities would be significant.

Loss of overall revenue was a substantial concern for land owners and developers in particular. Some indicated that a significant amount of capital has already been invested in residential development in the region and that an Order could push companies into bankruptcy. Some stated that they have already seen declining numbers of site visits and sales from the public; and said that layoffs are being considered. Land owners also highlighted their concerns that prohibiting activities could pose a substantial restraint on their ability to monetize their investment, and felt that an Order should be viewed as a form of expropriation. They also judged such an Order to be unfair, as other land owners had an opportunity to monetize their investment and if an Order was put in place they felt that they would no longer be able to benefit in the same way. They also feared that an Order could translate in lower property values in some areas, while making other lands that are available for development more valuable. They further warned that adequate compensation would be sought should an Order go forward.

Municipal governments and groups representing neighbouring or larger metropolitan areas were concerned with not being able to meet the housing demands of the expected population growth and the related community infrastructure projects (e.g. a school and an arena) as these are planned to accommodate the growth of the municipality. They also stated that they were concerned with the potential loss of tax revenues if residential development is impacted by an Order. If the Order encompasses lands that are slated for this proposed infrastructure, the municipality would need to purchase new land at a higher cost. There was also concern about the impact of an Order on future transit-oriented infrastructure projects for the Greater Montréal region.

One of the municipalities impacted by the Emergency Order raised the specific concern that they feel they have been working in good faith with the provincial and federal governments from the beginning of the Symbiocité residential project, and have sought and received all necessary approvals to ensure requirements are met for the development to proceed. This includes investing approximately $1.5 million dollars in necessary mitigation measures for the Western Chorus Frog (GLSLCS). They were also concerned about the impact that an Order will have on their reputation, as they have already seen a decline in sales of lots in the Symbiocité residential development. Furthermore, La Prairie was concerned about difficulty in obtaining further authorizations for phases 1 to 4, and mentioned that residents are worried about the outcome of a potential regulatory action by the Department of the Environment. Money has already been invested, 260 houses have already been or are about to be built and infrastructure to support these homes has already been constructed.

Linked to these economic concerns, another major concern identified by land developers and land owners was the manner in which an Order could affect their ability to develop land for which they have already received authorizations; and, in some cases, have already invested in supporting infrastructure. Neighboring municipalities shared this concern and felt that an Order could impede their ability to develop land in the future.

Activities of Citizens

Provincial and municipal governments and ENGOs emphasized the importance that the areas covered by an Order need to be accessible to the public for recreational activities that are compatible with maintaining the suitability of the habitat for the Western Chorus Frog (GLSLCS). A municipality was also concerned about applying this type of Order (with its prohibitions) to an urban environment. This is due to its potential impact on the quality of life of the residents, especially when it comes to the location of community facilities and amenities. It was also concerned that the prohibitions on activities could be incompatible with normal human activities in an urban environment.

Other Types of Comments

a) Future Development and Infrastructure

Beyond the scope of La Prairie, provincial officials felt that the Order could create uncertainty around other Western Chorus Frog (GLSLCS) habitat elsewhere in the region, which could have a significant impact on residential development, other infrastructure development and road management in the Montérégie region. They also identified the potential for impact on other major investment projects in the Montérégie region that have been in development for many years and that involve many partners. A municipal group noted that an Order may also put pressure on the agricultural zones and impact sectors that are economically fragile. Furthermore, one municipal group shared the view that limiting the availability of large vacant areas from future development will increase the pressure on the metropolitan perimeter of Montréal and on urban forests that have been identified in plans for protection.

One stakeholder also raised the point that prohibited activities may be incompatible with the work and duties they must perform. In particular, the Order could create delays in the services they provide and increase service costs for citizens.

b) Application to Private Lands

Land owners/developers were clear in their opinion that an Order on private land would create a precedent that may cause instability in the residential construction industry, which is a very important economic sector for the Montérégie region. In their view, the impacts of an Order would also extend beyond the La Prairie development, and may put into question the basic principles that govern the construction industry in all regions of Canada. As a result, an Order could be a threat to the entrepreneurial spirit and the economy of the region and beyond. In fact, they indicated that there has already been an impact felt by Imminent Threat decision in that the Government of Quebec has stopped issuing authorization certificates for developments outside of La Prairie until a final decision concerning regulatory action by the Government of Canada is announced.

Provincial and municipal governments shared their view that there is a real risk that an Order could lead to uncertainty and unpredictability in the authorization process for other upcoming infrastructure projects, which could put into jeopardy their own conservation work with stakeholders. Specifically, they were concerned that cities/municipalities, land developers/investors and citizens, having witnessed the outcome in La Prairie, will generate increased skepticism and a loss of confidence in the provincial officials with whom they have worked closely to obtain support for various agreements and conservation plans. In their view, the conservation plans and agreements they have in place incorporate economic and environmental interests to allow development and conservation to go hand-in-hand, and this Order could jeopardize this work. They also warn that this situation will set a precedent for other Emergency Orders under SARA in other areas of the province. The Quebec provincial government underscored the importance of having a process that integrates the federal and provincial requirements under their respective laws, so as to ensure consistency and predictability in the assessment criteria for upcoming projects.

Support for an Order

While the majority of stakeholders focussed their feedback on the potential negative impacts of an Order, there were potential positive impacts identified as well. One municipality in particular indicated their support for an Order, as well as any measures that support the Western Chorus Frog (GLSLCS) and other species at risk. They noted that they have Western Chorus Frog (GLSLCS) in their area and believe that an Order would give them the tools they need to help with conservation efforts for this and other species.

While noting significant impacts (as described above), one provincial ministry did note that the goal of protecting habitat for the Western Chorus Frog (GLSLCS) in Montérégie is in line with the overall provincial government direction in terms of protecting natural environments and species at risk.

Environment non-governmental organizations (ENGOs) also expressed their support for an Order for the Western Chorus Frog (GLSLCS). They highlighted the need for efficient and expeditious action to put an Order in place before further construction activities are undertaken. One ENGO in particular made the point that the Order will need to be science-based and realistic, with the purpose of encouraging, rather than hindering conservation and stewardship actions elsewhere. They also expressed concerns that a decision on an Order could be based on non-scientific considerations such as socio-economic factors, which may weigh too heavily in the decision-making process. Should an Order not be in place in time to halt further construction on the Symbiocité residential project, one ENGO warned that the federal government could lose credibility with eco-minded Canadians.

In terms of the proposed geographic scope of an Order, ENGOs were unanimous in their views that the Conservation Park and phases 5 and 6 of the Symbiocité residential development should be included in an Order. They also felt that the Department of the Environment should maximize the inclusion of reproduction ponds and all possible lands that support connectivity among populations. Some ENGOs recommended that the lands in Candiac and Saint-Philippe be excluded, because including them may jeopardize work currently underway to protect a large amount of ecologically valuable land in that area.

In terms of the prohibited activities, many ENGOS supported the prohibitions relating to the modification of hydrology and the installations of barriers to Western Chorus Frog (GLSLCS) dispersal. Some also supported an exemption for Hydro-Québec and for the control of beaver damns and invasive species. Furthermore, many expressed their support for recreational activities (snowshoeing, cycling, etc.) continuing to be allowed on the network of trails in this area.

Consultation Outcome and Next Steps

Considerable attention was given to all stakeholder comments even though many of them pertained to the potential impacts of the inclusion of a wider geographical scope of lands in a potential Order. The comments in turn have ensured that the Government of Canada was aware of potential impacts and could take these into consideration in designing the Order in such a way as to minimize impacts on stakeholders, while addressing the imminent threat for the Western Chorus Frog (GLSLCS).

The Emergency Order for the Protection of the Western Chorus Frog (Great Lakes / St. Lawrence - Canadian Shield Population) limits potential socio-economic impacts by excluding phases 1-4 of the Symbiocité residential development project. In doing so, it avoids many of the concerns listed above regarding already installed infrastructure, the ability of the Municipality of La Prairie to build an arena and school, land already sold to builders, and a significant proportion of the expected change in land value. The Order also has also been structured in such a way as to allow the use of the area by residents for recreation purposes such as walking, biking, picnicking, etc. Also, given the limited geographical scope of the Order, it is not expected to significantly impact future transit projects in the area.

As for concerns about the precedent that the Order may set, it is difficult at this stage to know what the future implications of the Order may be. What has been reinforced, however, is the importance of all levels of government working together with other stakeholders to address species at risk issues before species face imminent threats to their survival or recovery.

In moving forward, a working group has been struck between Department of the Environment, the Quebec Ministry of Sustainable Development, the Environment and the Fight Against Climate Change and the Quebec Ministry of Forests, Wildlife and Parks to identify joint actions for the protection and recovery of terrestrial species at risk, including the Western Chorus Frog (GLSLCS), with the goal of avoiding future situations requiring the issuance of an Emergency Order under SARA. This group is to be expected to include others such as the Montréal Metropolitan Community (MMC), municipalities and non-governmental organizations.

Rationale

The Emergency Order for the Protection of the Western Chorus Frog (Great Lakes / St. Lawrence - Canadian Shield Population) will contribute to protecting the Western Chorus Frog (GLSLCS) by preventing habitat loss and degradation and supporting the connectivity between the core of the La Prairie metapopulation and the rest of the La Prairie metapopulation. This should in turn increase the probability of maintaining this metapopulation and therefore recovering the species as a whole.

Specifically, the Order affords protection to the La Prairie metapopulation of the Western Chorus Frog (GLSLCS) by protecting 90% of its suitable habitat, an area of approximately 2 km2, from destruction. It achieves this objective by prohibiting activities (e.g. the removal of vegetation, the dumping of soil, modifying surface waters, etc.) most harmful to the Western Chorus Frog (GLSLCS) in the area subject to the Order. This will help maintain the benefits of the species that Canadians currently enjoy as well as its potential future uses. It will also preserve the ecosystem services from wetlands, and contribute to maintaining biodiversity in the area.

The Order limits socio-economic impacts by excluding Phases 1-4 of the Symbiocité residential development project. The Order is expected to reduce the value of developable land by approximately $7.8 million and result in a loss in the service value of infrastructure of about $1.6 million. Although developers and builders may not realize profit in the area of interest, they are expected to pursue development activities elsewhere. Therefore, profits as well as municipal tax revenues associated with the development would either be delayed or redistributed to other developers/municipalities.

The objective of this Order aligns with the Government of Canada’s Federal Sustainable Development Strategy (FSDS), where a main theme is the protection of nature and Canadians. Under this theme, the Government of Canada’s goal is to conserve and restore ecosystems, wildlife and habitat and protect Canadians. The objective of this proposal also aligns with the Canadian Biodiversity Strategy, which recognizes the importance of protecting habitat of species at risk as a key component of conserving biological diversity.

In accordance with the Cabinet Directive on the Environmental Assessment of Policy, Plan and Program Proposals, a Strategic Environmental Assessment (SEA) was conducted for the Order. The SEA concluded that the Order would have important positive environmental effects. Specifically, through the list of prohibited activities in this area of high ecological value, the Order is expected to directly support a number of Federal Sustainable Development Strategy goals and targets. Namely, it supports the goal related to conserving and restoring ecosystems, wildlife and habitat and protecting Canadians and its target to conserve and restore ecosystems, wildlife and habitat. In addition, this Order would fulfill the Federal Sustainable Development Strategy Target to meet the federal government’s obligation under the Species at Risk Act to evaluate populations and to add, reclassify or remove species listed under the Act and plan for their recovery. This includes the general administration of the Act. Finally, the Order would also support the goal of the Federal Sustainable Development Strategy to maintain or restore populations of wildlife to healthy levels and the target that the wildlife conservation population trend (when available) at the time of reassessment is consistent with the recovery strategy for 100% of listed species at risk (for which recovery has been deemed feasible) by 2020.

Implementation, enforcement and service standards

The implementation of this Order will provide protection and recourse against the destruction of Western Chorus Frog (GLSLCS) habitat in La Prairie, Quebec. To ensure affected stakeholders are aware of the Order and its impacts, the Department of the Environment has developed a Compliance Strategy and Compliance Promotion Plan, which outlines a two-year approach of the best perceived methods of implementing and measuring the compliance promotion and enforcement activities required for the Emergency Order. This will help to ensure that the affected communities and stakeholders comply with the Order. At the end of the two years, the Strategy will be reviewed to determine if changes to the approach are required to enhance compliance with the Order or, conversely, if compliance promotion may be reduced to a maintenance level in the event that the objective of the Order has been achieved.

The Department of the Environment’s Enforcement Branch officers are responsible for enforcing the Emergency Order, as required. Wildlife enforcement officers enforce Canadian wildlife legislation which protects plant and animal species in Canada. Canadian wildlife protection legislation is also aimed at conserving threatened or potentially threatened species nationally and internationally. The legislation empowers officers to, among other things, enter premises to inspect, search, seize and detain items related to the acts, require the production of records, and issue tickets, under certain circumstances, officers also have the power to arrest suspected violators. Responses to complaints, referrals and alleged violations will be conducted following the existing relevant Compliance and Enforcement policies. Enforcement officers will coordinate activities with Provincial partners whenever possible and as appropriate.

Performance measurement and evaluation

The Department of the Environment reports on the Species at Risk Program through the Department’s Report on Plans and Priorities and the Departmental Performance Report. In addition, a Results Management Accountability Framework/Results Based Management Framework and a draft Performance Measurement Strategy that outline measurable Program outcomes are in place to guide program management, performance measurement and evaluation. The last Species at Risk Program evaluation was completed in 2012; a new evaluation was initiated in February 2016 and is anticipated to be completed by March 2017.

Under section 82 of SARA, if the Minister of the Environment is of the opinion that the Western Chorus Frog (GLSLCS) would no longer face an imminent threat to its survival or recovery even in the absence of an Emergency Order, she must make a recommendation to the Governor in Council that the Emergency Order be repealed. As a result, it is important to track the recovery of Western Chorus Frog (GLSLCS) as a whole, including the contribution to recovery made by the Emergency Order on the La Prairie metapopulation. Progress towards the Western Chorus Frog’s (GLSLCS) recovery will be achieved in the short term by maintaining existing suitable habitat and connectivity among the local populations (constituting metapopulations), and over the long-term by increasing occupied suitable habitat, breeding population level and connectivity.

Contacts

Mary Jane Roberts
Director
SARA Management and Regulatory Affairs
Canadian Wildlife Service
Environment and Climate Change Canada
Gatineau, Quebec
K1A 0H3
Telephone: 819-938-4289
Email: mary-jane.roberts@canada.ca

Yves Bourassa
Director
Regulatory Analysis and Valuation Division
Economic Analysis Directorate
Environment and Climate Change Canada
Gatineau, Quebec
K1A 0H3
Telephone: 873-469-1452
Email: RAVD.DARV@ec.gc.ca

  • Footnote a
    S.C. 2002, c. 29
  • Footnote 1
    Species Profile - Western Chorus Frog Great Lakes / St. Lawrence - Canadian Shield population - http://www.registrelep-sararegistry.gc.ca/species/speciesDetails_e.cfm?sid=1019.
  • Footnote 2
    Recovery Strategy for the Western Chorus Frog (Pseudacris triseriata), Great Lakes / St. Lawrence – Canadian Shield Population, in Canada (2015) http://www.registrelep-sararegistry.gc.ca/document/default_e.cfm?documentID=1312.
  • Footnote 3
    Imminent Threat Assessment for the Western Chorus Frog http://www.registrelep-sararegistry.gc.ca/default.asp?lang=En&n=CE6C8EB9-1.
  • Footnote 4
    COSEWIC. 2008. COSEWIC assessment and update status report on the Western Chorus Frog Pseudacris triseriat Carolinian population and Great Lakes/St. Lawrence – Canadian Shield population in Canada. Committee on the Status of Endangered Wildlife in Canada. Ottawa. vii + 47 pp. (www.sararegistry.gc.ca/status/status_e.cfm).
  • Footnote 5
    See for example: Jacobsen J. B., Boiesen J. H., Thorsen B. J., and Strange N. 2008. What’s in a Name? The Use of Quantitative Measures vs. ‘Iconized’ Species When Valuing Biodiversity. Environmental Resource Economics. 39: 247–263, and Richardson L. and Loomis J. 2009. The Total Economic Value of Threatened, Endangered and Rare Species: An Updated Meta-Analysis. Ecological Economics 68: 1536–1538.
  • Footnote 6
    See Arrow, K. J. and Fisher, A. C. (1974). Environmental Preservation, Uncertainty, and Irreversibility. The Quarterly Journal of Economics, 88(2), 312–319.
  • Footnote 7
    The Ramsar Convention on Wetlands. (2000). Background papers on wetland values and functions: climate change mitigation. http://ramsar.rgis.ch/cda/en/ramsar-documents-cops-cop9-background-papers-on-22179/main/ramsar/1-31-58-82%5E22179_4000_0.
  • Footnote 8
    Russi D., ten Brink P., Farmer A., Badura T., Coates D., Förster J., Kumar R. & Davidson N. (2013). The Economics of Ecosystems and Biodiversity for Water and Wetlands. IEEP: London and Brussels; Ramsar Secretariat: Gland.
  • Footnote 9
    Dupras, Jérôme, Mahbubul, Alam and Jean-Pierre Revéret. (2014). Economic value of Greater Montreal’s non-market ecosystem services in a land use management and planning perspective. The Canadian Geographer / Le Géographe canadien 2014, 59 (1), pp. 93–106.
  • Footnote 10
    He, Jie, Dupras, Jérôme and Thomas Poder. (2014). The value of wetlands in Quebec: a comparison between contingent valuation and choice experiment. Presentation for the Fifth World Congress of Environmental and Resource Economists. June 28–July 2, 2014, Istanbul, Turkey.
  • Footnote 11
    Développement durable, Environnement et Lutte contre les changements climatiques Québec. Espèces [floristiques] menacées ou vulnérables au Québec (last updated: January 2016) http://www.mddelcc.gouv.qc.ca/BIODIVERSITE/especes/index.htm.
  • Footnote 12
    Forêts, Faune et Parcs Québec (2016) Liste des espèces [fauniques] désignées menacées ou vulnérables au Québec http://www3.mffp.gouv.qc.ca/faune/especes/menacees/liste.asp.
  • Footnote 13
    COSEWIC. Database of wildlife species assessed by COSEWIC (last updated: February 9, 2016), https://www.registrelep-sararegistry.gc.ca/.
  • Footnote 14
    GENIVAR (2005). Évaluation environnementale globale du projet de développement des secteurs du Marais Smitter’s et du Grand Boisé à La Prairie. Rapport de GENIVAR Groupe Conseil Inc. à la Ville de La Prairie, 95 pp. et annexes.
  • Footnote 15
    Angers, V. A., L. Bouthillier, L. Gendron and T. Montpetit (2008). Plan de conservation de la rainette faux-grillon en Montérégie – Ville de La Prairie. Centre d’information sur l’environnement de Longueuil et Équipe de rétablissement de la rainette faux-grillon de l’Ouest au Québec, 39 p.
  • Footnote 16
    Bigras et al. (2014). Plan de conservation et de mise en valeur du parc de conservation du Marais Smitter’s. Rapport de Nature-Action Québec présenté à la Ville de La Prairie, 99 p.
  • Footnote 17
    Auffhammer, M., M. Oren and D. L. Sunding (2009). The economic impact of critical habitat designation: Evidence from the market for vacant land. Submitted to the Journal of Law & Economics.
  • Footnote 18
    Raymond Chabot Grant Thornton (2016). Étude d’impact socio-économique sur les zones potentielles d’application du décret d’urgence pour la population de la rainette faux-grillon de l’Ouest. Rapport final présenté à la Ville de La Prairie.
  • Footnote 19
    Des Rosiers, F., M. Therialt, Y. Kestens and P. Villeneuve (2002). Landscaping and house values: An empirical investigation. The Journal of Real Estate Research, volume 23, issue 1.
  • Footnote 20
    Irwin, E. G. (2002). The Effects of Open Space on Residential Property Values. Land Economics 78 (4), pp. 465–480.
  • Footnote 21
    These include, but are not limited to, sections of Palerme Blvd., Belle-Dame Blvd., Prés-Verts Blvd., Pompidou Blvd., Saint-José Road, Guise Street, Douvaine Street, and Augustin Avenue.
  • Footnote 22
    Raymond Chabot Grant Thornton (2016). Étude d’impact socio-économique sur les zones potentielles d’application du décret d’urgence pour la population de la rainette faux-grillon de l’Ouest. Rapport final présenté à la Ville de La Prairie.
  • Footnote 23
    Imminent Threat Assessment for the Western Chorus Frog - https://www.registrelep-sararegistry.gc.ca/default.asp?lang=En&n=CE6C8EB9-1.