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HomeMy WebLinkAboutPD 27-08 ! REPORT TO PLANNING & DEVELOPMENT COMMITTEE Report Number: PD 27-08 Date: July 7, 2008 CitJI 0# From: Neil Carroll Director, Planning & Development Subject: Duffin Heights Neighbourhood Durham Regional Official Plan Amendment, File: OPA 2007-006 Recommendations: 1. That Report PD 27-08 of the Director, Planning & Development, regarding an application to amend the Durham Regional Official Plan, File: OPA 2007-006 be received; 2. That Council advise the Region of Durham that it supports the application to amend the Durham Regional Official Plan, File: OPA 2007-006, submitted by the Duffin Heights Landowners Group to: i) delete the future east-west Type C arterial road connection from Church Street in the Town of Ajax (extension of Williamson Drive) to the CP rail line in Duffin Heights; ii) delete the remnant portion of Old Taunton Road as a Type C arterial road designation from Taunton Road to the future east-west Type C arterial road; and iii) realign the possible extension of Valley Farm Road, a Type C arterial road, north of the Third Concession Road including crossing the Ganatsekiagon Creek easterly to connect to Brock Road; and 3. Further, that a copy of Report PD 27-08 be forwarded to the Region of Durham, Town of Ajax, Toronto and Region Conservation Authority and Sernas Associates (representing the Duffin Heights Landowners Group) for information. Executive Summary: The Duffin Heights Landowners Group engaged Sernas Associates to conduct an Environmental Servicing Plan (ESP) for the Duffin Heights Neighbourhood. One element of the ESP is the review of the road network necessary to service the Neighbourhood and broader area. The transportation component of the ESP concluded that the Type C arterial road structure in the current Durham Regional Official Plan (DROP) is neither necessary nor appropriate. Rather, Sernas recommends that the Neighborhood be serviced by a network of collector roads. Report PD 27-08 Date: July 7, 2008 Subject: Durham Regional Official Plan Amendment (OPA 2007 -006) Page 2 :I~ Consequently Sernas submitted an amendment application to the DROP to delete segments of three Type C arterial roads consisting of: the east/west road from Church Street in Ajax to the CP rail line in Duffin Heights, the extension of Valley Farm Road from the Third Concession Road connecting to Tillings Road and the easUwest road, and the remnant portion of Old Taunton Road from Taunton Road connecting to the east/west road. Through consultation with the City and Region, Sernas is no longer proposing to delete the Valley Farm Road extension as a Type C arterial road, but instead is recommending the realignment of the extension of Valley Farm Road to connect to Brock Road. This revised alignment provides for connectivity to and from the neighbourhood, modest capacity relief from Brock Road, and emergency access through the neighbourhood. The Central Pickering Development Plan does not show any road crossing of the Ganatsekiagon Creek into Seaton, south of the CP rail line from Duffin Heights. The absence of the creek crossing negates any future mid block east-west Type C arterial road connection from Seaton to the A9 Community. A future east-west Type C arterial road is depicted within the hydro corridor of the Ajax A9 Community Plan and extends westerly from Church Street to the eastern limit of the Duffin Heights Neighbourhood. Subsequently, Hydro One has commented that the proposed Williamson Drive extension will not be permitted to travel longitudinally inside the Hydro One corridor within the hydro corridor is unlikely to be supported by Hydro One. Ajax Council supports the Duffin Heights Landowners Group private initiated amendment application proposing to delete the extension of the east-west Type C arterial road (Williamson Drive). It is recommended that Council support the application to amend the Durham Regional Official Plan (File: OPA 2007-006) submitted by the Duffin Heights Landowners Group to: delete the future east-west Type C arterial road connection from Church Street in the Town of Ajax (extension of Williamson Drive) to just west of the CP rail line in the City of Pickering; delete the Type C arterial road designation on the remnant portion of Old Taunton Road from Taunton Road to the future east-west Type C arterial road; and realign the possible extension of Valley Farm Road, a Type C arterial road, north of the Third Concession Road including crossing the Ganatsekiagon Creek easterly to connect to Brock Road. Financial Implications: There are no direct costs to the City at this time related to the recommendations contained within this report. However, staff notes that the Municipal Class Environmental Assessment process will be required to be completed before the northerly extension of Valley Farm Road can proceed to construction. This project is a Schedule C project requiring Phases 3 and 4 of the five phase Class EA planning process to be carried out prior to completion of detailed design and construction. In the 2007 Capital budget for External Subdivision Works (account 2321) Council approved $350,000 for the Class EA work to be undertaken. Council approval will be required to retain a consultant to undertake the Class EA work. These matters will be addressed in a future report to Council. Report PD 27-08 Date: July 7,2008 1S!~~~ect: Durham Regional Official Plan Amendment (OPA 2007 -006) Page 3 Sustainability Implications: The deletion of the two Type C arterial road connections eliminates the potential for negative environmental impacts to the Urfe Creek as well as significant municipal costs related to land acquisition and road construction. 1.0 Background: 1.1 Duffin Heights Environmental Servicing Plan has recommended changes to the transportation system In December 2007, Sernas Associates (Sernas), on behalf of the Duffin Heights Landowners Group submitted the Duffins Heights Environmental Servicing Plan (ESP) to the City. Subsequently, staff requested additional information to address the comments on the ESP. Sernas is preparing responses to address the comments provided by the public agencies respecting the ESP and expect to submit a revised ESP in the near future. The findings of the ESP transportation component supports a preferred road network of collector road connections to Brock Road rather than Type C arterial roads as currently reflected in the Durham Regional Official Plan (DROP) (see Attachment #1). Further, the traffic component concluded that the extension of Williamson Drive into Pickering from Ajax is not required in terms of a road network capacity or intersection operations. There are also significant environmental constraints to implement the Type C arterial road at creek crossings. 1.2 Sernas Associates, on behalf of the Duffin Heights landowners Group, submitted an application to amend the Regional Official Plan to delete segments of three Type C arterial roads The ESP's transportation analysis provided the foundation for Sernas Associates to submit an application to amend the DROP to delete all Type C arterial roads in Duffin Heights and a portion in the Town of Ajax (OPA 2007-06). Approval of this Regional amendment at this time will enable the City's Duffin Heights amendment to be exempt from Regional approval, thereby expediting ESP implementation. The amendment application initially submitted by Sernas proposes to delete segments of three Type C arterial roads as follows: · the east/west road from Church Street in the Town of Ajax (extension of Williamson Drive) to just west of the CP rail line in the City of Pickering; Report PD 27-08 Date: July 7,2008 Subject: Durham Regional Official Plan Amendment (OPA 2007 -006) Page 4 c ,) · the extension of Valley Farm Road from the Third Concession Road connecting to Tillings Road and the east/west road; · the remnant portion and extension of Old Taunton Road from Taunton Road connecting to the east/west road (see Attachment #2). It is noted that only the Regional Type C arterial road desiqnation is being deleted, as Old Taunton Road is identified as a collector road in the Pickering Official Plan. As part of the Region's review process, further information supporting the application was requested. In March 2008, Sernas submitted a report supplementing, revising, and updating information contained in the ESP relating to the transportation component. 1.3 Following discussions with Regional and City staff, Sernas recommends retaining the Valley Farm Road extension as a Type C arterial road from the. Third Concession Road, east to Brock Road The ESP transportation analysis concluded the extension of Valley Farm Road north from the Third Concession Road would have minimal impact on the operation of the broader road network. However, in light of recent discussion with Regional and City staff, Sernas is supporting the extension of Valley Farm Road as it would provide a north-south link into and from the neighbourhood, opportunity for increased transit links to the south and modest capacity relief off Brock Road. Also, a Valley Farm Road extension as a minor by-pass, provides an emergency access route through the neighbourhood should the intersection of Brock Road and Rossland Road be blocked. The recommended road pattern now redirects Valley Farm Road easterly to a signalized intersection at Brock Road where it provides options for road capacity, connectivity and secondary (emergency) access (see Attachment #2). A Class Environmental Assessment will have to be undertaken by the City before construction of the road extension and crossing of the Ganatsekiagon Creek can proceed. 2.0 Discussion: 2.1 The Central Pickering Development Plan (CPDP) deleted the mid-block east-west Type C arterial road connection to Seaton from the Duffin Heights Neighbourhood Currently, the DROP designates a future east-west Type C arterial road segment with connections to Seaton, Old Taunton Road and the Town of Ajax. Since the approval of the Duffin Heights Neighbourhood in 2003, the Central Pickering Development Plan (CPDP) has come into force and does not show any road crossing of the Ganatsekiagon Creek into Seaton, south of the CP rail line from Duffin Heights. The removal of this Type C arterial road connection in the CPDP means that a continuous road connection from Seaton to the A9 Community in Ajax is no longer possible. Report PO 27-08 Date: July 7,2008 Subject: Durham Regional Official Plan Amendment (OPA 2007 -006) Page 5 'f1h I " '-, 2.2 The extension of Williamson Drive within the hydro corridor lands from Church Street to Duffin Heights is impractical due to current and future hydro tower locations On April 24, 2008, a meeting was held with representatives from the Region, City, Town of Ajax and Landowners Group to discuss the future alignment of Williamson Drive within the hydro corridor. Subsequently, Hydro One has commented that the proposed Williamson Drive extension will not be permitted to travel longitudinally inside the Hydro One corridor. 2.3 Ajax Council supports the Duffin Heights Landowners Group Regional Official Plan Amendment application (ROPA 2007-006) On April 28, 2008, Ajax Council passed a resolution to support the Duffin Heights Landowners Group private initiated amendment application proposing to delete the extension of the east-west Type C arterial road (Williamson Drive). Ajax staff also supported the amendment application given the potential negative impacts to the Duffins and Urfe Creeks, limited traffic benefit, significant municipal land acquisition and capital costs, and unlikely municipal implementation. 2.4 The Toronto and Region Conservation Authority supports deleting the extension of Williamson Drive from Church Street to the CP rail line in Duffin Heights due to negative impacts on the Urfe and Duffins Creek including loss of significant forest cover In a letter dated January 28, 2008, responding to the Region's proposed Regional Official Plan amendment application, the Toronto and Region Conservation Authority (TRCA) supports deleting the Williamson Drive extension. There are significant negative impacts on the natural heritage system including lost of forest cover from constructing the required infrastructure across the Urfe Creek. To facilitate a transportation connection from the A9 Community to Duffin Heights, it would require the extension of Williamson Drive northerly from the hydro corridor, crossing the Urfe Creek, and then redirected westerly through the Pickering Golf Course lands. This potential link through the natural heritage system of Duffin Heights is not supported by TRCA staff. Report PO 27-08 Date: July 7,2008 Subject: Durham Regional Official Plan Amendment (OPA 2007 -006) Page 6 ! ) '7 3.0 Recommendation: Staff supports the application to amend the Durham Regional Official Plan, File: OPA 2007-006, submitted by the Duffin Heights Landowners Group to delete two of the three segments of Type C arterial roads. Further, staff is recommending the realignment of Valley Farm Road (Type C arterial road) to connect to Brock Road as it provides for connectivity to and from the neighbourhood, modest capacity relief from Brock Road, and an emergency access through the neighbourhood. It is recommended that Council support the application to amend the Durham Regional Official Plan, File: OPA 2007-006, submitted by the Duffin Heights Landowners Group to: · delete the future east-west Type C arterial road connection from Church Street in the Town of Ajax (extension of Williamson Drive) to just west of the CP rail line in the City of Pickering; · delete the remnant portion and extension of Old Taunton Road, a Type C arterial road designation, from Taunton Road to the future east-west Type C arterial road; and · realign the possible extension of Valley Farm Road, a Type C arterial road, north of the Third Concession Road including crossing the Ganatsekiagon Creek easterly to connect to Brock Road. Attachments: 1. ESP - Recommended Road Network 2. ESP - Proposed Amendments to the Arterial Road Designation of the Durham Region and City of Pickering Official Plans Report PO 27-08 Date: July 7,2008 Subject: Durham Regional Official Plan Amendment (OPA 2007 -006) Page 7 ~l (1~ Prepared By: Approved/Endorsed By: (\... Grant McGregor, MCIP, RP Principal Planner - Policy ~{~cllP 18, RPP Ing & Development / - I r-' '- ie/l(fo~C{/ UV- , Lynda 1 ylor, MCIP, R Manager, Develop ent Review GM:ld Attachments Copy: Chief Administrative Officer Recommended for the consideration of Pickering City Counc'l // -r--7---r- '-',n _.~_..".... -<;.-7 I_~>_..:; \ ) ,. ...." !)VI"..y", , <''''''<':t ... ." ; ...... , I \ -... ... ........ , I Co""'iP" #0 ,- \ RIP Dote , ,. APR. 02, 2008 File: C6154--DurFlNH[lGHTS~P~Gl~;-2-J-APR TAUNTON ROAD ,. .... / ...,'" ./ .... .... .... C' 7t. -.;. ~ Y" ~, '", ~ " ... ... ... .... ...,... ;0 ... '" ... ,. '" ... ... ... ' f, oH. Ir' ill 1i !~ .'. ... 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