HomeMy WebLinkAboutPD 41-08
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REPORT TO
PLANNING & DEVELOPMENT
COMMITTEE
Report Number: PO 41-08
Date: September 29,2008
From:
Neil Carroll
Director, Planning & Development
Subject:
Duffin Heights Neighbourhood
Environmental Servicing Plan and Ontario Realty Corporation (ORC)
Category 'B' Class EA
Cost Sharing Agreement
Funding Request for Stormwater Management Facility and Related
I nfrastructu re
Recommendations:
1. That Council receive Report PD 41-08 of the Director, Planning & Development,
regarding the Environmental Servicing Plan and ORC Category 'B' Class EA dated
June 2008 for the Duffin Heights Neighbourhood;
2. That Council endorse the recommendations of the Environmental Servicing Plan and
ORC Category 'B' Class EA dated June 2008, as set out in Attachment #1 to Report
PO 41-08 subject to changing the designation on lands located on the west side of
Tillings Road from Low Density Area to Medium Density Area, as set out in Attachment
#5a to Report PD 41-08;
3. That Council authorize staff to:
(i) initiate an amendment to the City's Official Plan and revisions to the Duffin
Heights Development Guidelines to implement the land use, transportation and
environmental recommendations of the Environmental Servicing Plan including
the recommendations set out in Sections 3.3 and 3.4 of this Report; and
(ii) advertise and host both Planning Act required meetings (Public Open House and
Statutory Public Meeting) for the above Official Plan Amendment;
4. That Council endorse in principle entering into a cost sharing agreement with the Duffin
Heights Landowner Group respecting the provision of infrastructure in the Duffin
Heights Neighbourhood and that staff report back to Council with a report seeking
formal authority to execute the cost sharing agreement and authority to front-fund the
costs of the infrastructure as shown in Attachments #8 and #9 to Report PO 41-08
when the agreement is in its final form; and
5. Further, that a copy of Report PD 41-08 be forwarded to the Region of Durham, Town
of Ajax, the Toronto and Region Conservation Authority, Durham School Boards and
the Duffin Heights Landowners Group for information.
Report PD 41-08
Date: September 29,2008
Duffin Heights Neighbourhood
Page 2
Executive Summary: On June 12,2006, Council endorsed the draft Terms of Reference
for the Duffin Heights Neighbourhood Environmental Servicing Plan (ESP). Sernas Associates
(Sernas), on behalf of the Duffin Heights Landowner Group (DHLG) consisting of Mattamy
Homes (Mattamy), Coughlan Homes (Cougs), Lebovic Enterprises Limited (Lebovic) and
Ontario Realty Corporation (ORC) was retained to undertake the ESP.
In December 2007, Sernas submitted an ESP to the City for Council's endorsement as the
basis for the technical review of development applications in the Duffin Heights
Neighbourhood. Following the submission, staff requested additional information on the
environmental monitoring program, phasing and implementation of municipal infrastructure. In
June 2008, Sernas submitted a final ESP addressing City and agency comments.
The ESP is a comprehensive document that has defined the Natural Heritage System
boundaries, addressed transportation including transit requirements, and confirmed municipal
infrastructure including parks, trails and stormwater management facilities. At the same time,
the ESP process provided an opportunity to re-evaluate the appropriateness of existing City
and Regional Official Plan provisions and the Duffin Heights Development Guidelines.
The ESP recommendations have been structured to minimize and mitigate impacts to the
natural environment from future development. To ensure that the recommended measures
are effective, an extensive monitoring program is recommended. The monitoring requirement
will be implemented through conditions of subdivision plan or site plan approval. In addition,
the DHLG has agreed to fund plans to restore fish habitats and natural areas to compensate
for the loss of natural heritage and aquatic features in the developable areas.
In response to comments received at the Special Council meeting of March 3, 2008, staff
reviewed the developable areas for opportunities to increase densities while remaining
cognizant of the ESP's recommendations. It was concluded that the low density designated
lands located on the west side of Tillings Road should be redesignated to medium density. A
portion of the City's lands are affected by this change, although these lands are being
considered for future community facilities. For the Brock Road corridor, minimum building
heights and functional floors are recommended at focal points and mid-block locations.
Duffin Heights represents an opportunity to pursue "greener" building design and construction
as it is located in an area of transition between the more traditional building construction
standards in the developed urban area and the sustainable neighbourhood design and
building standards anticipated for Seaton. The ESP has set the stage for the City to require
development proponents to consider sustainable principles in the design and construction of
new buildings. In this regard, it is recommended that a report be required to be submitted with
all development applications demonstrating how the site development and building
design/construction is consistent with the City's Sustainable Development Guidelines.
Report PD 41-08
Date: September 29, 2008
Duffin Heights Neighbourhood
Page 3
The DHLG intends to utilize a cost sharing agreement to ensure that up-front infrastructure
costs borne by participating landowners are equitably recovered from benefitting landowners
when they develop their lands. The DHLG requests that benefitting landowners be required to
pay their equitable share of development cost prior to receiving City development approvals,
and that this requirement be included as Official Plan policy. Under this provision, the City
would require future purchasers of City-owned lands in Duffin Heights to be responsible for
payment of an equitable share of development costs prior to receiving development approvals.
Further, the DHLG has requested that the City participate in the front-funding of design and
construction costs for one stormwater management facility and related infrastructure that
benefits the City, the Region, ORC, Cougs and other non-participating landowners fronting
Brock Road.
It is recommended that Council endorse the ESP and authorize staff to initiate the required
amendments to the City's Official Plan and revisions to the Duffin Heights Development
Guidelines to implement the land use, transportation and environmental recommendations of
the ESP including the recommendations contained in Sections 3.3 and 3.4 in this report. Also,
it is recommended that Council endorse in principle the entering into a cost sharing agreement
with the Duffin Heights Landowner Group.
This report is presented in three parts. Part One deals with staff responses to the major
recommendations of the ESP. Part Two deals with staff proposed changes to the City's
Official Plan and Development Guidelines to implement the ESP. Part Three deals with staff
response to the request for the City to participate in the front-funding of a stormwater
management facility (SWM #4) and related infrastructure.
Financial Implications: At this time, the Director, Corporate Services & Treasurer
anticipates that the City's share of these costs incurred through the cost sharing agreement
will be included in future Capital Budgets. These costs, including temporary financing costs
(interest) will be charged against City owned lands in the area, to be recovered from the
proceeds of the eventual sale of these lands. Expenditures and funding approvals to be
included in a subsequent report will also include the issuance of debentures for these costs as
an alternative means of financing should it be necessary or beneficial. Repayment of the debt
will come from the proceeds of the sale of City lands. It is anticipated that financial details will
follow in the next Duffin Heights report or in future budgets.
Sustainability Implications: The ESP recommends designing collector and local roads
using sustainable criteria (accommodating pedestrian, bike and transit, including reduced
rights-of-way widths where appropriate) that minimize the impacts on the natural heritage
system. Also, the recommended network of trails, sidewalks and bicycle pathways provide
permeability within the community and connectivity to other neighbourhoods.
Report PO 41-08
Date: September 29,2008
Duffin Heights Neighbourhood
Page 4
The treatment of SWMP's as landscaped passive recreational amenities is a more sustainable
approach to managing stormwater. The introduction of "village greens" at strategic locations
enables this passive, unprogrammed space to be enjoyed by the surrounding residents.
Other sustainable aspects of the ESP include an enlarged Natural Heritage System that will
protect and enhance natural heritage features and functions within and immediately adjacent
to the Duffin Heights Neighbourhood. The recommended monitoring and management
program also represents a sustainable approach to minimizing the impact from future
development while protecting, enhancing and restoring the natural environment.
The ESP has also set the stage for sustainable subdivision design and for sustainable
buildings. The promotion of "greener" buildings in Duffin Heights is the first step in the
transition between the more traditional building construction standards in the developed urban
area and the sustainable neighbourhood design and building standards anticipated for
Seaton. To this end, development in Duffin Heights must demonstrate how building design
and construction is consistent with the City's Sustainable Development Guidelines. The results
should be a neighbourhood that is moving towards achieving the sustainable objectives of
responsible development.
1.0 BACKGROUND:
1.1 In June 2006, Council endorsed the Terms of Reference for an Environmental
Servicing Plan for the Duffin Heights Neighbourhood
On June 12, 2006, Council endorsed the Terms of Reference for the Environmental
Servicing Plan (ESP) and Ontario Realty Corporation Category 'B' Class Environmental
Assessment (ORC Class EA). Sernas Associates (Sernas), on behalf of Mattamy,
Cougs and ORC was retained to undertake the study. Lebovic became a member of
the DHLG in 2008. City staff retained R. V. Anderson Associates to assist staff in
providing technical input throughout the ESP process.
1.2 In June 2008, the final ESP was submitted to the City for endorsement
In December 2007, Sernas submitted the ESP to the City for Council's endorsement as
the basis for the technical review of development applications in the Duffin Heights
Neighbourhood. Following the submission, staff requested additional information on
the environmental monitoring program, phasing and implementation of municipal
i nfrastructu re.
Report PO 41-08
Date: September 29,2008
Duffin Heights Neighbourhood
Page 5
In June 2008, Sernas submitted the final ESP addressing City and agency comments.
Attached to this Report is a Summary of the Recommendations and Conclusions of the
Duffin Heights ESP (see Attachment #1).
1.3 Extensive public and agency consultation including three open houses to solicit
public input were conducted during the ESP process
Extensive public and agency consultation has occurred during the two-year ESP
process including public open houses, direct mailings, email communications and
advertisements in local newspapers. Three open houses were held to solicit input on
proposed road needs, road alignments, Natural Heritage System (NHS) crossings,
community and stormwater management facilities and development limits. In addition,
First Nations groups were contacted and meetings arranged.
PART ONE
2.0 ENVIRONMENTAL SERVICING PLAN
2.1 Natural Heritage System (NHS)
An enlarged natural heritage system consisting of the Ganatsekiagon and Urfe Creek
valleys in their entirety; as well some adjacent tablelands located north, west and east
of the Urfe Creek, wooded portions of the Pickering Golf Course (former Seaton Golf
Course) and the central tableland forest between Tillings Road and Brock Road is
recommended. The central tableland forest remains protected. Naturalized buffers
ranging in width from 5 metres to 30 metres are recommended adjacent to the edge of
the creek valleys and tableland forest forming the NHS. The width is based on the
significance and sensitivity of the natural area that is being buffered.
As part of the Natural Heritage System, two corridors linking the tableland forest with
the Ganatsekiagon Creek Valley are recommended. The open space corridor at the
northeast corner of Dersan Street and Tillings Road is currently designated in the City's
Official Plan. Increasing the width of this corridor from approximately 100 metres to
approximately 150 metres to ensure connectivity between the two features is
recommended. In addition, this corridor will need to accommodate a small portion of a
storm water management pond (SWMP #3). To accommodate the SWMP, a small
coniferous plantation will need to be removed. These trees are not of ecological
significance. The ESP natural heritage analysis concluded that the impact of the
stormwater management facility on the corridor's features is minor and would not
impede wildlife migration through the area.
Report PD 41-08
Date: September 29, 2008
Duffin Heights Neighbourhood
Page 6
A secondary open space corridor adjacent to the Canadian Pacific Railway (CPR) right-
of-way linking the tableland forest with the Ganatsekiagon Creek Valley is
recommended. This corridor ranging from 27 metres to approximately 60 metres will
also accommodate wildlife movement as well as provide a habitat link between the two
features (see Attachment #2).
Staff supports the ESP recommended Natural Heritage System as it has
established the exact boundaries of the Open Space System as required under
the Official Plan. Staff also supports the existing and proposed open space
corridors linking the Ganatsekiagon Creek Valley with the tableland forest.
2.2 Pickering Golf Course (former Seaton Golf Course)
A portion of the Pickering Golf Course, east of Urfe Creek that is designated for
development is now part of the NHS. A 9-hole golf course will remain to provide a
recreational amenity for the community.
As development takes place west of Urfe Creek on ORC lands, two existing holes north
of the hydro easement will need to be replaced. The Natural Heritage System Analysis
has identified an appropriate area, immediately east of the existing golf course to
replace these two holes. The proposed expansion will not adversely impact the
adjacent natural heritage features. Implementation of these two holes will require site
specific zoning approval. As part of this process or other changes to the existing golf
course (including new irrigation ponds), an Environmental Management Plan will be
required to implement measures to minimize environmental impacts. Both ORC and
the current operator have no objection to this requirement.
Staff supports the continuation of the Pickering Golf Course as an important
recreational amenity and the requirements for an Environmental Management
Plan to support any future golf course expansion and/or changes to the existing
golf course.
2.3 Neighbourhood Park, Pedestrian/Bike Trails and Village Greens
Through the ESP process, it was concluded that one neighbourhood park is required to
serve future residents of Duffin Heights. The park is located on the Mattamy lands,
south of the hydro easement. This 2.3 ha park is sufficient to provide a wide variety of
recreational activities such as a soccer pitch. To minimize the loss of parkland to
vehicle parking, Mattamy with ORC's concurrence has proposed to expand the
Pickering Golf Course parking area on the hydro corridor easement to accommodate
parking for park uses.
Report PD 41-08
Date: September 29,2008
Duffin Heights Neighbourhood
Page 7
A new smaller passive park concept for Duffin Heights has been introduced. These
passive parks or "village greens" range in size from .12 ha to .40 ha and are distributed
within the neighbourhood at strategic locations fronting collector roads. Another feature
of the "village greens" is their incorporation of residential unit entrances facing onto the
park, ensuring "eyes on the park" at all times.
A refined pedestrian/bike trail network is recommended (see Attachment #3). The
pedestrian/bike routing through the tableland forest has been minimized while taking
advantage of hydro easements and corridors, stormwater management facilities and
collector road alignments. Trails continue to be sited along the buffers of the
Ganatsekiagon Creek valley and the Urfe Creek valley. These trails will not intrude into
the natural heritage feature and will serve to direct pedestrian traffic along the edge of
the feature. To ensure that pedestrian connectivity is provided between Duffin Heights
and A9 Community in the Town of Ajax, the DHLG have agreed to fund the
construction of a trail between the two communities. Staff, TRCA and Sernas staff
have identified a recommended alignment of the trail between the two communities
based on a site walk conducted on September 12, 2008.
The exact route location and its specific requirements (e.g. width, type of surface,
signage, relationship to buffer plantings, etc.) will be determined through the Functional
Stormwater and Servicing Plan (FSSR) submission.
Staff supports the ESP recommended neighbourhood park, village greens at
strategic locations and the revised pedestrian/bike network. Staff also supports
the used of an expanded Pickering Golf Course parking lot to accommodate
vehicles associated with the adjacent neighbourhood park.
2.4 School Facilities
Lower population growth due to less developable land being available has reduced the
number of elementary school sites required from four to two. These centrally located
sites will be accessible by a network of sidewalks, off-street trails and public transit.
The Durham District School Board site is located on the City's Operations Centre, west
of Tillings Road and the Durham Catholic District School Board site is located on the
east side of Brock Road, north of the hydro easement, east of the future collector road.
Staff supports the ESP recommended school locations within Duffin Heights as
the locations are transit, pedestrian, trail and bike accessible.
Report PO 41-08
Date: September 29,2008
Duffin Heights Neighbourhood
Page 8
2.5 Stormwater Management Facilities
Four stormwater management ponds (SWMP's) to service the amount and type of
developable land are recommended. The locations of these facilities were considered
within the context of maximizing the limited amount of developable lands and by making
use of the Natural Heritage buffers and corridors and Hydro Corridors, where possible.
The detailed design of the four proposed SWM P facilities and local storm sewer
systems will be implemented through subsequent Functional Stormwater and Servicing
Reports that are required in support of development applications.
As these SWMP's are located at the edge of residential areas, these facilities provide
ideal locations to accommodate the pedestrian/bike network in a landscaped passive
recreation setting with seating areas and signage. Using SWMP's as multi-use facilities
is a more sustainable approach to managing stormwater. The construction of these
SWMP's with the exception of SWMP #4, will occur at the time of providing
underground services to a registered plan of subdivision and be functional prior to the
construction of residential dwelling units.
Construction of SWMP #4, proposed at the northeast corner of Third Concession Road
and Brock Road, is dependent on the Region's timing for reconstructing Brock Road to
an urban four lane profile. Road reconstruction also involves implementing an urban
road design with curbs and storm sewers that discharge to SWMP #4. The Region has
indicated that the pond must be operational in late 2009 in advance of the road
reconstruction. To this end, the DHLG submitted a letter dated July 9, 2008, requesting
that the City consider sharing the costs of the SWMP #4 and related infrastructure. The
City's share of the costs is discussed under Part Three of this Report.
Staff supports the ESP recommended use of stormwater management facilities
as passive community amenities.
2.6 Transportation Network
The transportation component of the ESP concluded that the future Type C arterial road
network is neither necessary nor appropriate. Consequently Sernas submitted an
amendment appljeation to the Regional Official Plan 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 east/west road, and the remnant portion of
Old Taunton Road from Taunton Road connecting to the east/west road.
Report PD 41-08
Date: September 29,2008
Duffin Heights Neighbourhood
Page 9
Through consultation with the City and Region, Sernas amended the application to no
longer delete the Valley Farm Road extension as a Type C arterial road, but instead
recommended a 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 (see Attachment #4).
On July 31, 2008, Council adopted the recommendations in Report PD 27-08 and
advised the Region that it supported the Duffin Heights Landowners Group (DHLG)
application to amend the Regional Official Plan to delete two Type 'C' arterial road
segments and realign a Type 'c' arterial road segment. On September 17, 2008,
Regional Council adopted Amendment 124 to the Regional Official Plan to delete the
requested Type C arterial road segments and to realign Valley Farm Road as
requested by DHLG.
In Report PD 27-08, Council was also advised that a Municipal Class Environmental
Assessment (EA) 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 Phase 3 and 4 of the five phase Class EA planning process to be carried out
prior to completion of detailed design and construction. The EA process will also
determine the pavement width of the right-of-way. In addition, a similar Municipal Class
EA process will be required for the collector road network. A report on these two
matters will be brought forward seeking Council's authorization to proceed with both
processes at the same time.
Staff supports the ESP recommended collector road network, a realigned Valley
Farm Road and a pedestrian connection from Duffin Heights, crossing the Urfe
Creek to connect with the Town of Ajax.
2.7 Preferred land Use Plan
Current land use designations and location of community facilities for Duffin Heights are
contained in the Pickering Official Plan (Schedule I, II and Section 11.17) and in the
Duffin Heights Development Guidelines. Changes to the Official Plan and
Development Guidelines regarding land use and community facilities are recommended
and are shown on the ESP's Preferred Land Use Plan (see Attachment #5).
The Preferred Land Use Plan reflects the Natural Heritage System and setbacks
discussed in Section 2.1 above. Most notably, the lands east of the Urfe Creek are no
longer recommended for development and are shown as either natural areas or remain
part of the Pickering Golf Course. The Natural Heritage System review has resulted in a
reduction of designated developable land in Duffin Heights from 160 hectares to 119
hectares.
Report PO 41-08
Date: September 29,2008
Duffin Heights Neighbourhood
Page 10
Other land use recommended changes to the Official Plan include:
· reflecting the specific limits of development;
. changing the land use designations along Old Taunton Road and Taunton Road
from Medium Density Residential and Prestige Employment to Medium Density
Residential and Open Space given the constraints to developing these lands and to
provide areas for woodland compensation;
· adding a secondary open space corridor adjacent to the CPR right-of-way linking
the tableland forest with the Ganatsekiagon Creek Valley;
. recognizing the retention of 7 existing holes for the Pickering Golf Course and the
addition of 2 holes to the east as a recreational use; and
. replacing the Type C arterial road network with a collector road system and
realigning the Valley Farm Road extension into Duffin Heights.
Community facility recommended changes to the Development Guidelines include:
· reducing the number of schools proposed from four to two;
. replacing five neighbourhood parks with one neighbourhood park and four "village
greens";
. reducing the number of stormwater management facilities from five to four;
. adjusting the pedestrian/trail network.
With the reduced developable land area and the other adjustments to the land use
designations, the 2016 population for Duffin Heights has been reduced from 9,500
persons to 7,000 persons.
Staff generally supports the ESP recommended Preferred land Use Plan as the
basis for initiating amendments to the Official Plan and Duffin Heights
Development Guidelines.
2.8 Monitoring and Management program
a) Fish Habitat Restoration Plan
As part of the evaluation of impacts within the study area, it was determined that a net
gain in fish habitats is required. Four reaches have been identified in the ESP for fish
habitat restoration. The restoration options have been selected due to their direct
relationship to development within the neighbourhood. The total estimated cost for
habitat restoration is $180,000 including engineering and contingencies.
Developers will contribute to the overall Fish Habitat Restoration Plan by sharing in the
cost of the plan on a 'per-hectare' of developable land basis. Based on a total
development area of 119 hectares, the contribution per hectare would be approximately
$1,500. The funds, to be administered by the City, would be used to implement the
Plan on a priority basis in consultation with TRCA.
Report PO 41-08
Date: September 29,2008
Duffin Heights Neighbourhood
Page 11
b) Monitoring
Terrestrial, hydrogeological and surface water discharge and water quality monitoring
reports are recommended for approved developments. The monitoring requirement will
be implemented as a condition of subdivision plan or site plan approval.
In addition, a Duffin Heights Adaptive Management Fund is recommended that would
be used by the City to remediate areas after post development assumption. For
example, the Adaptive Management Fund could be used to remove and replace
invasive species in the buffer area with natural vegetation. A contribution of $40,000
from the DHLG is to be provided to the City for this program, in consultation with TRCA.
c) Natural Areas Restoration Plan
Minor forest cover loss will result from future development on developable areas, from
the construction of roads and from the removal of a small area of trees located west of
the unopened portion of Tillings Road. Also, loss of tree cover and loss of a small
tributary feature will occur on the City's SWMP #4 land.
In recognition of this loss, the ESP incorporates a map identifying potential restoration
areas for consideration. Some of these areas are potentially developable (i.e.
unconstrained environmentally) but have been set aside as restoration opportunity
areas to offset forest habitat lost and the displacement of species of conservation
concern. In addition, there are a number of other areas within the Natural Heritage
System (and thus undevelopable) where additional restoration opportunities exist.
Almost all of the opportunities for restoration are on lands under ORC ownership.
Only those landowners who have natural heritage and water features (e.g.,
woodland/wetland/wildlife habitat/rare species) removed/displaced as a result of
development would be required to contribute to the compensation/restoration fund.
TRCA in consultation with the City is preparing an overall cost estimate to implement a
restoration plan that would adequately compensate for all of the areas being lost. Each
development will then be assessed for compensation on a proportional basis,
depending on the specific area affected. The costs of compensation will be reduced for
the City's SWMP #4 due to the extensive planting proposed around the facility after
construction is completed. Compensation requirements will be implemented as
conditions of subdivision plan or site plan approval.
Staff supports the ESP recommended monitoring and management program as it
represents a sustainable approach to minimizing the impact from future
development while protecting, enhancing and revegetating the natural
environment.
Report PO 41-08
Date: September 29, 2008
Duffin Heights Neighbourhood
Page 12
2.9 The ESP is a comprehensive document that has defined the Natural Heritage
System boundaries, addressed transportation needs and confirmed municipal
infrastructure requirements.
The completion of the ESP has fulfilled the City's Official Plan requirement of
addressing open space boundaries, roads and municipal infrastructure for the Duffin
Heights Neighbourhood.
It is recommended that Council endorse the recommendations of the ESP and
ORC Category 'B' Class EA dated June 2008, as set out in Attachment #1 to this
Report.
PART TWO
3.0 OFFICIAL PLAN AND DEVELOPMENT GUIDELINE CHANGES
3.1 The next step is to implement the ESP's recommendations through an
amendment to the City's Official Plan and revisions to the Duffin Heights
Development Guidelines.
The endorsement of the ESP sets the stage for staff to prepare the necessary
amendments to the City's Official Plan and revisions to the Development Guidelines for
Duffin Heights. The changes to the Official Plan required to implement the ESP
Preferred Land Use Plan are as follows:
. Schedule I - Land Use Structure:
revise the Natural Areas designation to reflect an enlarged natural heritage
system and limits of development;
recognize the existing Pickering Golf Course including the two additional holes
within an Active Recreational Areas designation;
revise the land use designations along Taunton Road and Old Taunton Road
from Medium Density Areas, Low Density Areas and Prestige Employment to
Medium Density Area and Natural Areas;
. Schedule II - Transportation System:
replace future Type C arterial road network with a collector road network and
realigned the future Type C arterial road, Valley Farm Road extension easterly;
. Duffin Heights Neighbourhood Policies:
delete redundant policies;
revise the 2016 populations target from 9,500 to 7,000 persons; and
add monitoring, compensation/restoration and cost sharing policies.
Report PO 41-08
Date: September 29,2008
Duffin Heights Neighbourhood
Page 13
3.2 Revisions to Duffin Heights Development Guidelines are required to implement
the recommended infrastructure and community facility changes.
The current Development Guidelines provide a distinctive vision for Duffin Heights
through urban design, environmental protection and abundant pedestrian connections.
To implement the recommended land uses, infrastructure and community facilities,
changes to the Neighborhood Development Guidelines are required as follows:
. remove the term 'major' and 'minor' focal points to focal points;
. insert the development limit boundary for the developable areas;
. reduce the number of schools from four to two (one pubic and one Catholic);
. reduce the number of neighbourhood parks from five to one neighbourhood park
and four village greens;
. recognize the Pickering Golf Course;
. reduce the number of stormwater management facilities from five to four;
. adjust the major pedestrian route;
· replace the future road network with the recommended collector road network;
. enhance criteria to address the architectural aesthetics of buildings; and
. other minor revisions.
3.3 Higher densities for lands west of Tillings Road and minimum building heights
along Brock Road are recommended by staff.
At the special March 3rd Council meeting, an overview and update on Duffin Heights
was provided by staff. Discussion ensued on the need to consider higher densities in
the residential areas and mixed use corridor along Brock Road. Subsequently, staff
reviewed the developable areas for opportunities to increase densities while remaining
cognizant of the ESP's stormwater and road recommendations.
In the residential areas of Duffin Heights, staff is recommending that the remaining low
density lands located on the west side of Tillings Road be redesignated to medium
density (see Attachment #5a). Cougs and ORC are impacted by this change and
support the redesignation of their properties. Both have revised their subdivision plan
applications accordingly. A portion of the City's lands are affected by this change,
although these lands are being considered for future community facilities.
For the Brock Road corridor, staff is recommending that at the focal points all buildings
must have a minimum of three functional floors. At the mid-blocks, buildings must have
a minimum of two functional floors with three storey massing. Grade related residential
development will not be permitted except at the rear of parcels that have frontages
either adjacent to a collector road or local road. Higher building heights, non-grade
related residential development and streetscape investments including tree plantings
and boulevard treatments that will create a distinctly urban quality for this corridor will
be established with the initial development consistent with the City's objectives.
Report PO 41-08
Date: September 29, 2008
Duffin Heights Neighbourhood
Page 14
Staff recommends that the lands located on the west side of Tillings Road be
redesignated from Low Density Area to Medium Density Area. Further, a new
Official Plan policy requiring all buildings to have a minimum of three functional
floors at the focal points and a minimum of two functional floors with three storey
massing at the mid-blocks is recommended. A specific policy is recommended
that prohibits grade related residential development in the Mixed Corridor
designation except at the rear of the corridor where parcels front collector or
local roads.
3.4 In keeping with the City's sustainability program, better planning, design and
construction of buildings in Duffin Heights can reduce the use of water, energy,
and materials, and the production of waste and wastewater.
The decision making process relating to the ESP recommendations has been based on
sustainability principles. Implementation of the recommendations will result in a
community that is moving towards sustainability. The ESP has also set the stage for
applying sustainable subdivision design and for the siting, design, and construction of
new buildings.
Promoting "greener" buildings in Duffin Heights is the first step in the transition between
the more traditional building construction standards in the developed urban area and
the sustainable neighbourhood design and building standards anticipated for Seaton.
While detailed building designs have not been submitted, the DHLG have been advised
by staff that development in Duffin Heights must demonstrate how building design and
construction is consistent with the City's Sustainable Development Guidelines. In this
regard, Mattamy has submitted a report on how their development proposal satisfies
the City's Sustainable Guidelines for Resource Efficiency.
Staff recommends that proponents be required to submit a report demonstrating
how subdivision, site plan and building designs are consistent with the City's
Sustainable Development Guidelines.
3.5 The next step is to initiate the required amendments to the Official Plan and
revisions to the Duffin Heights Development Guidelines.
With Council's endorsement of the ESP and other recommended changes proposed
above, staff is seeking Council authorization to prepare the necessary amendments to
the City's Official Plan and revisions to the Duffin Heights Development Guidelines.
As the Duffin Heights project is being considered under the City's Official Plan Review
process, a mandatory open house in conjunction with the statutory public meeting is
required. These meetings will be advertised in accordance with the Planning Act
requirements and current notice procedures including newspapers, the City's website
and mailings.
Report PO 41-08
Date: September 29, 2008
Duffin Heights Neighbourhood
Page 15
Staff recommends that Council authorize staff to initiate the required
amendments to the City's Official Plan and revisions to the Duffin Heights
Development Guidelines to implement the land use, transportation and
environmental recommendations of the ESP including the recommendations
contained in Sections 3.3 and 3.4 in this Report.
PART THREE
4.0 REQUEST FOR FUNDING
4.1 Two letters have been received from Sernas on behalf of the DHLG requesting
the City's participation in and support for a cost sharing agreement for required
infrastructure to service the Duffin Heights Neighbourhood, and front-funding the
stormwater management facility #4 and related infrastructure required for the
Brock Road reconstruction.
In two separate letters to the Chief Administrative Officer dated July 8 and 9, 2008 (see
Attachments #6 and #7), Sernas on behalf of the DHLG has requested the City to be
party to a cost sharing agreement that will distribute the costs of servicing the Duffin
Heights neighbourhood amongst benefitting landowners.
The cost sharing agreement is intended to provide an equitable mechanism for the
participating landowners to up-front the cost of constructing services necessary to
develop the Duffin Heights neighbourhood and to be reimbursed for those costs by
benefitting landowners. It is also intended to provide an equitable mechanism to
compensate owners whose land is designated for uses (i.e. storm water management
facilities and parks) that will benefit not only their land but other lands in the community.
The specific request from the DHLG is twofold. First, the DHLG requests that the City
sign the cost sharing agreement in order to ensure that future purchasers of City-owned
lands in Duffin Heights will be responsible for an equitable share of development costs
prior to receiving any development approvals, and that this requirement be included as
Official Plan policy.
Second, the DHLG wants the City to sign the cost sharing agreement in order to help
front fund the design and construction of specific infrastructure that benefits the City,
the Region, ORC, Cougs and other non-participating landowners along Brock Road.
The works included in the request are (a) Brock Road storm sewer oversizing; and (b)
the storm water management facility that is proposed to be located at the northeast
corner of the Third Concession Road (Rossland Road) and Brock Road (SWMP #4) (see
Attachment #8). Attachment #9 is a preliminary estimate of the costs of these works
divided amongst the benefitting landowners.
Report PD 41-08
Date: September 29, 2008
Duffin Heights Neighbourhood
Page 16
From the City's perspective, the combined effect of the DHLG's requests is to defer and
transfer responsibility for the payment of all community servicing costs other than those
set out in Attachment #8 to purchasers of City-owned lands in the community.
In staff's opinion, the requests of the DHLG are reasonable and it would therefore be
appropriate to sign the cost sharing agreement. However, because the specific
wording and financial details of the agreement have not yet been finalized, staff
recommends that approval only be given in principle at this time, and that staff
reports back to Council with a report seeking formal authority to execute the cost
sharing agreement and authority to front fund the costs of the infrastructure as
shown in Attachments #8 and #9 when the agreement is in its final form.
5.0 NEXT STEPS
With Council's authorization, staff will prepare the necessary amendments to the City's
Official Plan and revisions to the Duffin Heights Development Guidelines.
As the Duffin Heights project is being considered under the City's Official Plan Review
process, a mandatory open house in conjunction with the statutory public meeting is
required. These meetings will be advertised in accordance with the Planning Act and
current notice procedures including appropriate newspapers, the City's website and
mailings.
Attachments:
1. Environmental Servicing Plan: Summary of Recommendations and Conclusions
2. Environmental Servicing Plan: Recommended Natural Heritage System
3. Environmental Servicing Plan: Recommended Pedestrian Network
4. Environmental Servicing Plan: Recommended Road Network
5. Environmental Servicing Plan: Preferred Land Use Plan
5a. Environmental Servicing Plan: Preferred Land Use Plan (Revised)
6. Cost Sharing Agreement letter dated July 8, 2008
7. Request for Consideration to City Participation Funding of Stormwater Facility and
related Infrastructure dated July 9, 2008
8. Storm Sewer,SWM Facility and SWM Facility Land Cost Sharing Summary
9. Storm Sewer Oversizing and Stormwater Facility #4 Map
Report PD 41-08
Date: September 29,2008
Duffin Heights Neighbourhood
Page 17
Prepared By:
1 ~
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Grant McGregor, MCIP, R P
Principal Planner - Policy
Approved / Endorsed By:
~
Neil Carr "RPP
Director, Planning & Development
Approved/Endorsed By:
Everett B l sma
Director, Operations & Emergency Services
Approved/Endorsed By:
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Andrew C. Allison
City Solicitor
GM:cs
Copy: Chief Administrative Officer
Recommended for the consideration
of Pickering City ou
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THE SErlN.6.S EirlOUi=>> INC.
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ENVIRONMENTAL SERVICING PLAN
AND ORC CATEGORY 'B' CLASS EA
DUFFIN HEIGHTS NEIGHBOURHOOD
PART OF LOTS 14-24 CONCESSIONS 3 & 4
CITY OF PICKERING
REGIONAL MUNICIPALITY OF DURHAM
PREPARED FOR:
ONTARIO REALTY CORPORATION
CITY OF PICKERING
MATTAMY HOMES
COUGS (TILLlNGS) INVESTMENTS LIMITED
PREPARED BY:
THE SERNAS GROUP INC. (SERNAS ASSOCIATES,
GEOMORPHIC SOLUTIONS, SERNAS TRANSTECH)
BEACON ENVIRONMENTAL
BEATTY & ASSOCIATES
[} H. p(ltdri,)n&/\"...n~'iat\-'"Jnl'. D R POULTON & ASSOCIATES
Ard"".,dogi"d R",,,mc,' \j.lIl"gvn"'\ll . . \
June 2008
06154
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PREFACE
A. PURPOSE OF THE DUFFIN HEIGHTS ENVIRONMENTAL SERVICING PLAN
(ESP)
The ESP is required in order to comprehensively determine the environmental limits and servicing
requirements (including soft services) for the Duffin Heights Neighbourhood, As such, it can be viewed as
an interim step between the Official Plan designations and the site-specific development applications
(including the supporting technical reports), At the same time, the ESP process provided an opportunity to
re-evaluate the appropriateness of some of the Official Plan designations and policies and the Development
Guidelines for Duffin Heights given that there have been a number of other land use planning initiatives
affecting the neighbourhood since 2003,
The ESP will, therefore, not only implement some of the existing policies for Duffin Heights, but it will also
form the basis for amendments to the policy documents,
Specifically, the ESP has been prepared to:
. Confirm the limits of the Natural Heritage System west of Brock Road, including addressing the
requirements of the Duffin Heights Neighbourhood policies of the Pickering Official Plan respecting the
coniferous and mixed forest located between the valley corridor of Ganatsekiagon Creek and Brock
Road (see sections 11,17 (i) and U) of the Pickering Official Plan attached in Appendix A),
. Confirm the Natural Heritage System limits east of Brock Road,
. Provide the details for input into Functional Servicing and Stormwater Reports (FSSR's) to be submitted
in support of project specific development applications (e,g, plans of subdivisions, site plans, etc,),
. Develop potential phasing scenarios for the community,
. Assist in the preparation of amendments to the existing Pickering Official Plan and the Durham
Regional Official Plan, if required,
. Assist in the preparation of appropriate revisions to development guidelines, if required,
. Identify a potential location for a City of Pickering Neighbourhood Park within the Duffin Heights
Neighbourhood in consultation with the City, TRCA and the Landowners,
. Assist in the preparation of an Environmental Report to be submitted with development applications
(see sections 14.4, 15,8, 15,9 and 15,11 of the Pickering Official Plan attached in Appendix A),
Components of the ESP addressing required infrastructure works (roads) will be completed in accordance
with Phases 1 and 2 of Schedule 'C' of the Class Environmental Assessment for Municipal Roads Projects,
Possible methods of implementing the proposed undertaking will be evaluated based on the effects of the
following:
. Engineering and Public Safety
. Social/Cultural Environment
. N~urnIEn~ronme~
. Economic Environment
B. EXECUTIVE SUMMARY OF RECOMMENDATIONS AND CONCLUSIONS OF THE
DUFFIN HEIGHTS ESP
The following section represents a summary of the main conclusions and recommendations of the Duffin
Heights Environmental Servicing Plan (ESP), The supporting documentation further detailing the
conclusions and recommendations outlined below can be found within the accompanying appendices,
Iii]
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8.1 NATURAL HERITAGE SYSTEM
NATURAL HERITAGE SYSTEM (NHS)
Conclusions
. The Natural Heritage System (NHS) for the Duffin Heights Neighbourhood incorporates the
Ganatsekiagon and Urfe Creek valleys in their entirety, as well as some adjacent tableland to the north
and west of Urfe Creek, wooded portions of the Seaton Golf Course lands, and the central tableland
woodlot between TiIIings Road and Brock Road.
. All of the key vegetation units, plant and animal species of conservation concern, and important wildlife
habitats that are known to occur within the Duffin Heights Neighbourhood are represented within the
NHS.
· Some forest cover removal will occur 1) between the Ganatsekiagon Creek valley and TiIIings Road
immediately north and south of the Operations Centre, 2) along the eastern edge of the central
tableland woodlot to accommodate a north-south road and lots fronting onto Brock Road, and 3) in the
north-western portion of the neighborhood west of TiIIings Road and south of the CPR ROW.
· A 150rn wide corridor linking the Ganatsekiagon Creek valley with the central tableland woodlot will be
established as a key component of the NHS. Approximately one-third of the width of this corridor is
presently an open Ontario Hydro transmission line right-of-way corridor adjacent to CPR.
· An approximately 25m to 60m wide block of open space will be established in the north-west portion of
the Neighbourhood adjacent to the CPR ROW.
. A portion of a stormwater management pond (SWM) facility will be constructed within the south-western
corner of the corridor, resulting in the removal of approximately 2.3 ha of conifer plantation, which is not
an ecologically significant feature. During detail design, consideration will be given to how the SWM
pond can be best integrated with the corridor to create a more natural and less "engineered" facility,
reduce side slopes, create a transitional habitat adjacent to the wooded portion of the corridor, etc.
· The construction of a naturalized SWM pond within an already disturbed section of the corridor is not
considered a major impact. The corridor will be wide enough to accommodate wildlife movements
through the area, tapering from 150m at its north-eastern end, to approximately 100rn where it meets
the valley top-of-bank, and then widening again to its full 150m to where it meets Ganatsekiagon Creek.
. Naturalized buffers ranging in width from 5m to 30m (with the majority being 10m) will be applied
adjacent to the edge of the creek valleys and tableland forests forming the NHS. The width is based on
the significance and sensitivity of the natural area that is being buffered. In the majority of situations an
existing forest edge has been allowed to establish itself at the interface with meadow/old field habitats,
therefore impacts of development on this vegetation and the function of these forests are expected to
be low.
. The present operators of the Seaton Golf Course intend to continue operating a 9-hole golf course. This
will entail utilizing 7 existing golf holes and creating 2 new holes in a grass meadow area immediately
east of the existing golf course property.
Recommendations
1. It is recommended that naturalized buffers be established adjacent to most of the NHS, with the width
varying from 5m to 30m. In most places, a 10m buffer is proposed adjacent to the edge of the
Ganatsekiagon Creek valley. This width was recommended where an existing forest edge already
exists adjacent to an open area such as a cultural meadow or old field, making the natural area more
resilient to adjacent development.
2. A 15m buffer is recommended adjacent to the cedar forest that extends down much of the east side of
the Ganatsekiagon Creek, as this is the most sensitive forest community present and supports plant
and animal species of conservation concern.
3. There is one area associated with Ganatsekiagon Creek, an open sand barren area situated on
relatively flat tableland, where a 5m buffer has been applied.
[iii]
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4. It is intended that both a trail and landscape treatments in the form of native plantings be
accommodated within the buffer zones. The mix of species, quantities and exact locations of the buffer
plantings, as well as the exact route of the trail and its specific characteristics (e.g. width, type of
surface, signage, relationship to buffer plantings, etc.), will be determined as part of detailed design.
5. A pedestrian trail is proposed along almost the entire east side of the Ganatsekiagon Creek valley, to
be contained within the buffer zone. The trail will not intrude into the feature and will serve to direct
pedestrian traffic along the edge of the feature but not into it.
6. A 30m development setback is in place along the west side of the Urfe Creek valley, where it abuts the
western tableland portion of the Seaton Golf Course. This buffer width and location were established as
part of an earlier settlement agreement between the Ontario Realty Corporation, the TRCA and the
Province. It is proposed that a trail also be located within thiS 30m wide buffer zone.
7. It is recommended that wherever development is proposed adjacent to the NHS, Edge Management
Plans be prepared in support of individual draft plans of subdivision that will be forthcoming. The overall
objective of the Edge Management Plan will be to provide a natural transition zone through the buffer,
between the rear lot line and the edge of the feature
8. An invasive species management plan should be incorporated into the edge management plan to
minimize the potential for invasive species to spread into the NHS or buffers.
9. It is recommended that the 2 new golf holes be oriented in a north-south direction, parallel to each
other. The exact length, shape and layout of these holes will be determined through detailed design,
however, the intent is to construct them with a minimal amount of tree removal. With sensitive and
careful design, wet meadow areas could be left intact and integrated into the design of one of the holes.
The adjacent forest associated with Urfe Creek could be protected through a combination of additional
buffer plantings and/or the placement of fencing along the eastern edge of the golf course.
10. It is recommended that a homeowners' guide be prepared for those residents of the Duffin Heights
Neighbourhood living adjacent to the NHS. This guide should provide practical advice on simple
measures that can be implemented by residents to reduce negative interactions with nuisance wildlife,
promote environmentally friendly/sensitive landscaping and lawn maintenance, and education regarding
the negative consequences of clearing native vegetation and dumping of garden waste over banks or
slopes.
AQUATIC HABITAT
Conclusions
· Primary aquatic habitat resources are comprised of Urfe Creek, Ganatsekiagon Creek, and their
associated tributaries.
· Ganatsekiagon Creek is a sensitive cold water fishery that supports spawning habitat for trout and rare
species such as Redside Dace. This creek has been identified as one of the healthiest migratory
fisheries of the Duffins Creek watershed.
· Urfe Creek is a sensitive cool water fishery that also supports trout, but habitat for Redside Dace has
declined over time. It is identified as a restoration candidate for this rare species.
· Review of existing data coupled with field investigation of habitat indicates that the main branches of
both Ganatsekiagon and Urfe Creeks meet the definition of Critical Habitat as per DFO guidelines. All
other fish-bearing tributaries within the study area meet the definition of Important Habitat, and the
remainder is classified as Indirect Habitat. The only Marginal fish habitat found in the study area was
the on-line pond within the golf course.
· Within the development area, there will be two crossings of Ganatsekiagon Creek: the Central Duffin
Collector Sewer and the extension of Valley Farm Road. An EA for the Central Duffin Collector Sewer
has already been completed and the extension of Valley Farm Road and the crossing of Ganatsekiagon
Creek will be the subject of a future EA Consequently, impacts associated with this infrastructure were
not considered as part of this ESP.
[iv]
l
. There are no other proposed infrastructure crossings of the watercourses, and no development
intrusion past the top-of-bank of the valleys; therefore no removal of riparian vegetation is proposed to
accommodate development.
. Loss of instream habitat is not anticipated, as no physical alterations to the watercourses are planned.
Likewise, no new barriers to fish habitat are likely to occur, as no infrastructure is planned across the
watercourses. A single pedestrian I bike trail is planned to cross Ganatsekiagon Creek at the existing
utility corridor.
· The primary potential impact to fish habitat arises from the stormwater inputs to the system, to
accommodate an increase in development area,
Recommendations
1, To mitigate potential negative impacts to fish habitat associated with the development activities,
construction supervision, erosion and sediment control, timing restrictions, and proper site maintenance
should be employed.
2. The Fish Habitat Compensation Plan of this ESP should be implemented to provide an overall net gain
in productive capacity of aquatic habitats to be consistent with DFO Policy.
8.2 LAND USES, COMMUNITY FACILITIES AND ARCHAEOLOGICAL RESOURCES
LAND USES AND COMMUNITY FACILITIES
Conclusions
. The land use designations and location of community facilities that will guide the development of Duffin
Heights are contained in the Pickering Official Plan (both Schedule I, Land Use Structure and Section
11.17 and the plan for Neighbourhood 15: Duffin Heights) and the Development Guidelines for the
Duffin Heights Neighbourhood (Tertiary Plan). It will be necessary to amend both of these documents to
implement the Preferred Land Use Plan illustrated on Figure 5.1,
· The Preferred Land Use Plan has been profoundly influenced by the Natural Heritage System review
(Section 4,0) which has resulted in a reduction in designated developable land area in Duffin Heights
from 160 hectares to 119 hectares.
Recommendations
The changes to the Official Plan and Tertiary Plan with regard to land use and community facilities required
to implement the Preferred Land Use Plan are summarized below:
1. Adjust the ultimate population from 16,000 to 7,000 persons,
2. Re-designate significant portions of Low Density Residential area east of Urfe Creek to be part of the
Open Space System, .
3. Within the Open Space System, designate lands as Active Recreational Areas recognizing the retention
of 7 existing holes for the Seaton Golf Course and the addition of 2 holes to the east.
4, Require an Environmental Management Plan for any change to the golf course,
5. Changing the land use designations north of New Taunton Road from Prestige Employment to Open
Space.
6. Changing the land use designations on a portion of the land south of Old Taunton Road from Medium
Density to Open Space.
7. Reduce the number of schools proposed from four to two (one public and one Catholic),
8 Replace five neighbourhood parks with one neighbourhood park and four "village green" parkettes.
9. Replace five stormwater management facilities with four facilities.
10. Adjust the Major Pedestrian Route to reflect the changes noted above.
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ARCHAEOLOGICAL ASSESSMENT
Conclusions
. First Nations and Euro-Canadian archaeological sites are not uncommon in this region.
· Sixteen sites have been inventoried within the Duffin Heights Neighbourhood. eight of which have been
determined to be archaeological resources of demonstrable or potential significance.
. The Stage 1 archaeological component of the Duffin Heights ESP will be maintained in confidentiality
with the City of Pickering and Region of Durham to protect the archaeological resources that have been
identified. The Stage 1 assessment will be made available to licensed archaeologists retained to
conduct assessments on site specific developments or projects where a stage 1-2 archaeological
assessment has been requested to be undertaken.
Recommendations
1. The City of Pickering Planning Department and other planning agencies involved in any future
development must conduct screening to determine if the development includes a known archaeological
resource of demonstrable or potential significance or if it includes lands that have a potential for as-yet
undiscovered archaeological resources.
2. A stage 1-2 archaeological assessment must be carried out if the results of the screening are positive.
3. If an assessment of a proposed development identifies an archaeological site that is of demonstrable or
potential significance, a Stage 3 level of assessment should be conducted.
4. If the results confirm the site is significant and that it is subject to threat of impact, options for mitigation
must be reviewed with the planning agencies, archaeologist and Ministry of Culture.
5. Archaeological investigations must be conducted by a licensed archaeologist.
6. Archaeological staff of the Ontario Ministry of Culture must be notified immediately if any deeply buried
archaeological remains should be discovered during earthmoving or construction.
7. The archaeologist and proponent must engage in consultations with First Nations when fieldwork on a
First Nations site uncovers human remains or if the site appears to have sacred or spiritual import.
8. Archaeologists and proponents must consult with The Founding Nations Circle, including
representatives of the Huron Wendat, Anishinabeg and Six Nations First Nations in order to seek input
into decisions to protect or excavate certain classes of First Nations sites, notably with sacred or
spiritual manifestations, large Late Woodland village sites, undisturbed sites, and any sites which have
been identified by an Aboriginal community as being of interest.
8.3 SOURCE WATER PROTECTION AND WATER BALANCE
Conclusions
. The study site is located on a relatively impermeable plain of glacial till which overlies shale bedrock.
. No significant groundwater resources were identified within the study site with the exception of a
surficial (unconfined) sand unit (Iroquois beach) which is only present along the northern boundary.
. Relatively few water wells are found in the study area and they obtain limited groundwater supplies
from isolated sand lenses in the glacial till or from the underlying shale bedrock.
· The two water courses that run through the study site, Ganatsekiagon Creek and Urfe Creek, contribute
to the quality and quantity of water in Lake Ontario which is a major source of fresh drinking water and
will be the primary source of drinking water for the Duffin Heights Neighbourhood.
. The hydrologically sensitive areas within the study site include all aquatic features associated with the
Ganatsekiagon and Urfe Creek valleys (including Urfe's West Tributary, Branch 1); a woodland located
west of Brock Road; a small wetland at Tillings Road and the hydro easement; and the groundwater
recharge and discharge areas associated with the Iroquois beach deposits.
· The stream valleys and their associated wetlands and tributaries will be protected under the
recommended Natural Heritage System (NHS) as described in Appendix D
[vi]
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. The contributing drainage catchments for the woodland and small wetland will not be affected by the
preferred development plan. Mitigation to address the impact to the drainage catchment for Urfe West
Tributary, Branch 1 is addressed in Appendix I of the Master Drainage Study (Appendix H).
. Groundwater discharge (seepage) indicators were observed within the Ganatsekiagon and Urfe Creek
valleys. Groundwater discharges primarily from the Iroquois beach deposits, which lie along the
northern and western boundaries of the study site.
· 100% of the pre-development volumes of net annual infiltration will be maintained in the areas underlain
by sand along the northern boundary of the study site This will preserve the associated groundwater
discharge functions at the stream valleys.
. The beach deposits that lie along the west bank of Ganatsekiagon Creek and to the north of the study
site will not be developed or are afforded protection under the Central Pickering Development Plan
(CPDP). This will preserve the baseflow regimes within the on-site streams.
· During construction works, risks to the watercourses include sediment loading from dewatering
discharge at open excavations and from increased runoff due to land-stripping activities.
· Long-term impacts to the watercourses from the preferred development plan will be limited mainly to
changes in the distribution, quantity and quality of stormwater runoff.
. During construction works, the risk to water wells from dewatering activities is minimal due to the
absence of aquifer systems. Well interference will be limited only to those wells drilled in a sand unit, in
which excavation is occurring.
· There is virtually no risk of ground settlement except where construction works encounter a saturated
sand unit, such as within the glacial till or along the northern boundary of the study site
· The preferred development plan does not pose a long-term threat to the quality or quantity of the
groundwater within the glacial till at the study site. .
· The pre-development water balance resulted in a net annual water surplus of approximately 271 mm per
year for open spaces in the soils overlying glacial till; 306mm per year for open spaces in the sandy
soils; 259mm per year for forested areas in the soils overlying glacial till; and 205mm per year for
forested areas in the sandy soils.
. The bulk water surplus is available only in the early spring.
· Within the parts of the Ganatsekiagon and Urfe Creek subwatersheds in the Duffin Heights study site,
the existing annual net infiltration is estimated to be approximately 84,000 and 335,000 cubic metres,
respectively.
· Under the un-mitigated development scenario, net infiltration will be reduced by 24% and 25%,
respectively for the Ganatsekiagon and Urfe Creek subwatersheds.
· Under a sample mitigated development scenario, net infiltration will be enhanced by 6% within the
Ganatsekiagon Creek subwatershed; and be 80% of pre-development levels within the Urfe Creek
subwatershed.
. The changes in infiltration from the preferred development plan will have virtually no measurable impact
on the baseflow contribution, from the Duffin Heights Neighbourhood, to the two on-site streams. Most
of the coupled groundwater recharge and discharge functions that affect the local streams are
preserved within the established Natural Heritage System.
. Where these areas are not protected, Best Management practices for infiltration have been
incorporated into the mitigated development scenario.
. In order to eliminate (where possible) or minimize the reduction in infiltration and increase in surface
runoff, the following mitigation strategies were evaluated under a sample mitigated development
scenario: constructed infiltration facilities (e.g. basins and galleries); and roof leaders discharging to
permeable surfaces and bioswales.
. Additional mitigation technologies that can be considered include, but are not limited to: vegetated
buffer strips, rain gardens, cisterns and rain barrels in association with residential areas and
bioretention cells under parking lots
[vii]
Recommendations
1. To mitigate the risks to the watercourses from sediment loading, all construction works will be in
accordance with the Greater Golden Horseshoe Conservation Authorities Erosion and Sediment
Control Guideline for Urban Construction.
2. Standard practices for construction dewatering will address local settlement concerns at each
dewatering location (if any).
3. Detailed Water Balance assessments will be required as part of the Draft Plan for the preferred
development. Site specific soil and water table conditions should be assessed in support of these
studies at which time the feasibility for further augmenting groundwater infiltration and reducing runoff
loads should be assessed.
8.4 STORMWATER MANAGEMENT
Conclusions
. The preferred land use within the Duffin Heights Neighbourhood will increase peak flows within
Ganatsekiagon and Urfe Creeks.
. Post-development flows must be controlled to pre-development levels for the 2 through 100 year
storms.
. Quantity controls are not required for the Regional design storm event (Hurricane Hazel).
. A third "clean water pipe" is required for the existing wood lot and the mixed use corridor on both sides
of Brock Road and north of Dersan Street. The third pipe must be designed to convey the 100 year
flows from the wood lot and all roof areas within the mixed used corridor. Parking lot and road drainage
will drain to a separate storm sewer.
. Best Management Practices are required for each development application including the utilization of
lot level and conveyance stormwater management controls These controls can include elements such
as direction of roof leaders to grassed surfaces, incorporation of bioswales and infiltration measures.
. End-of-pipe stormwater management ponds are not suitable for the development area located in the
north-east corner of the Duffin Heights Neighbourhood. On-site detention to control post-development
flows to pre-development levels is required in addition to the provision of lot level and conveyance
controls for quality control and infiltration. The quantity control requirements including release rates and
storage requirements for this area are provided in the following table.
DRAINAGE AREA 2371 QUANTITY RELEASE RATES AND STORAGE REQUIREMENTS
RETURN PERIOD UNIT DISCHARGE STORAGE REQUIRED
(Year) (lIs/ha) (m3/imp.ha)
2 7.99 321
5 12.92 422
10 16.40 483
25 21.34 564
50 25.77 622
100 29.81 681
. Four stormwater management facilities are required within the Duffin Heights Neighbourhood to provide
quantity, quality and extended detention control. The release rates, storage requirements and required
pond block sizes are presented in the following tables.
[viii]
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SUMMARY OF SWM FACILITY TARGET RELEASE RATES BASED ON POST TO PRE CONTROL
TARGET RELEASE RATES (lIs/ha)
DESIGN STORM SWMF #1 SWMF #2 SWMF #3 SWMF #4
2 Year 3.42 3.44 3.30 6.46
5 Year 5.45 5.48 5.25 10.42
10 Year 6.85 6.88 6.61 13.19
25 Year 8.84 8.81 8.47 17.14
50 Year 10.38 10.32 9.92 20.60
100 Year 11.98 11.94 11.48 2382
SUMMARY OF SWM FACILITY STORAGE REQUIREMENTS AND POND BLOCK SIZES
PERMANENT EXTENDED ACTIVE POND
SUB- POOL DETENTION STORAGE BLOCK
SWMF CATCHMENT CATCHMENT VOLUME' VOLUME VOLUME SIZE
# SUBWATERSHED /.0. 1.0. (m3) (m3) (m3) (ha)
1 Ganatsekiaqon 2503 2503 3381 2877 12740 1.75
2 Ganatsekiaqon 25.02 2502 2583 2338 9857 1.64
3 Urfe 23.5 2350 6427 5446 20813 2.96
4 Urfe 23.2 2322 5034 4334 16950 252
Recommendations
It is recommended that a Functional Servicing and Stormwater Report (FSSR) be required for all
development applications. The FSSR should include the following:
1. Exact siting and conceptual grading for each of the stormwater management facilities. As part of the
municipal review of the FSSR, the locations of the SWM facilities are to be confirmed in the field with
TRCA.
2. Selection of the most appropriate Best Management Practices for that particular development.
3. Updated hydrologic modelling based on the proposed draft plans/site plans.
4. Co-ordination/association with the detailed Water Balance Studies and a discussion with respect to
stormwater management and water balance,
5. Preliminary design details of any infiltration measures,
6. Borehole results from within the pond block areas and specific recommendations from a Professional
Geotechnical' Engineer with respect to the design of the stormwater management facilities, i.e, sloping,
berm widths, groundwater elevations, etc.
8.5 EROSION AND SENSITIVITY ANALYSIS
Conclusions
. The proposed development within the Duffin Heights Neighbourhood will increase erosive flows within
the Ganatsekiagon and Urfe Creek systems adjacent to the development.
. Reaches U10 and U17 were identified by Geomorphic Solutions as sensitive reaches within Urfe Creek
for the analysis of proposed development impacts on erosion thresholds.
. Based on previous studies, the ORTECH/TRCA site UC-R2, Reach 12 of Urfe Creek was also identified
as a sensitive reach for the analysis of proposed development impacts (including Area A9, Town of
Ajax) on erosion thresholds.
. Assessment of erosion impacts for the Ajax A9 development were based on information supplied by
Totten Sims Hubicki Associates,
. Reaches G10 and G13 were identified by Geomorphic Solutions as sensitive reaches within
Ganatsekiagon Creek for the analysis of proposed development impacts on erosion thresholds
. Based on previous studies, the ORTECH/TRCA site GGC-2, downstream of Rossland Road was also
reviewed to ensure SWM measures mitigated erosion impacts on Ganatsekiagon Creek.
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. Four (4) stormwater management (SWM) facilities combined with on-site controls for development
fronting Old Taunton Road, within the Duffin Heights Neighbourhood will be required to minimize the
impacts of erosive flows within the Ganatsekiagon and Urfe Creek reaches affected by the
development.
. The proposed extended detention times required to mitigate erosion impacts in the receiving streams
are:
o SWMF-1, Ganatsekiagon Creek 173 hours
o SWMF-2, Ganatsekiagon Creek 158 hours
o SWMF-3, Urfe Creek 156 hours
o SWMF-4, Urfe Creek 148 hours
. Due to the duration of extended detention required in the proposed SWM facilities, to mitigate instream
erosion impacts, the active storage will need to be stacked onto the extended detention (i.e. the
extended detention is assumed to be full immediately prior to inflow from the quantity control events).
· The proposed erosion unit flow rates to the receiving streams for the 25mm design storm event, based
on the areas contributing to the SWM facilities are:
o SWMF-1, Ganatsekiagon Creek .57 Llsec/ha (29.9 ha)
o SWMF-2, Ganatsekiagon Creek .75 Llsec/ha (18.6 ha)
o SWMF-3, Urfe Creek .32 Llsec/ha (37.0 ha)
o SWMF-4, Urfe Creek .25 Llsec/ha (26.0 ha)
Recommendations
1. Introduction of the proposed four (4) SWM facilities shown on Figure 2 (Appendix J) plus the use of on-
site controls for the development fronting Old Taunton Road to mitigate erosion impacts.
2. Stacking of the quantity and extended detention storages to provide for the reduction of peak flows to
mitigate impact of proposed development on erosion thresholds.
8.6 MUNICIPAL SERVICING
Conclusions
· The Duffin Heights Neighbourhood will require potable water supplied at Zone II pressure.
· Wastewater servicing for the Duffin Heights Neighbourhood must be conveyed to the Duffins Creek
Water Pollution Control Plant via the Central Duffins Collector Sewer.
· Stormwater from the Duffin Heights Neighbourhood must be conveyed and controlled as per the
requirements of Section 7 of this report.
· The proposed road network within the Duffin Heights Neighbourhood must meet with the approval of
the City of Pickering and Region of Durham.
. The City of Pickering Development Charge By-law should be updated to reflect the changes proposed
within this ESP.
. As per the Region Class EA, potable water can be supplied from the Ajax Water Supply Plant and
extension of the Zone I Feedermain through the Duffin Heights Neighbourhood. Zone II pressure can
be provided in the interim by a booster station that will be located in the area of TiIIings Road, west of
Brock Road. Internal to Duffin Heights a looped watermain system generally following the road network
will be constructed.
. Wastewater from areas west of the future local north/south local road will be conveyed by gravity to the
Central Duffins Collector Sewer via sanitary sewers generally following the road network. Wastewater
from areas east of Brock Road will be conveyed by gravity to a pumping station located adjacent to the
SWM facility on the Seaton Golf Course lands via sanitary sewers generally following the road network.
This station will then pump the wastewater west to Brock Road and into a gravity sewer on Dersan
Street which will be connected to the Central Duffins Collector Sewer.
[x]
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· Stormwater from the Duffin Heights Neighbourhood will be conveyed via storm sewers and roadways to
the four (4) SWM facilities proposed in Section 7 of the summary report. A clean stormwater pipe will
convey flows from the table land forest area and roof drainage from the mixed corridor west of Brock
Road and north of Dersan Street to the tributary on the Cemetery Lands east of Brock Road.
. The Region of Durham has completed an EA for Brock Road. A preferred road pattern has been
developed as further detailed in Sections 10 and 11 of the summary report. Within Section 9 of the
report, typical road allowance cross sections have been provided for the local streets and collector
roads within the community.
Recommendations
1. The City of Pickering Development Charge By-law should be updated to reflect the changes proposed
within this ESP. Figure 9.6 and Table 9.1 outline proposed items to be included in the updated DC
Background Study.
2. That Functional Servicing and Stormwater Reports (FSSR's) be required in support of all development
applications. The preparation of FSSR's are detailed in Section 14.3.
B. 7 TRANSPORTATION SYSTEM
Conclusions
· The proposed Regional arterial road improvements scheduled to be in place by 2021 on area roadways
will accommodate future development traffic without the need for further enhancements. Depending
upon the pace of development, certain road improvements may have to be implemented sooner.
· The east-west Mid-block Type C Arterial crossing Urfe Creek between Ajax and Pickering would not
significantly improve the road network. It would require the mitigation of significant negative
environmental impacts.
· The Type C Arterial Road crossing of Ganatsekiagon Creek south of the CPR ROW would not make a
significant contribution to the local road network. It was not provided for in the approved CPDP for the
lands to the west of the creek and would pose a significant environmental undertaking.
· Three signalized intersections are to be provided on Brock Road between Rossland Road and Taunton
Road for access to both sides of the roadway.
· Region of Durham Transit reviewed the Transit routes depicted in Figure 10.3 and found the routes to
be acceptable. The eventual establishment of transit routes within the Duffin Heights Neighbourhood
will be based on budget availability and resources made available to operate service within the
Neighbourhood.
Recommendations
The following recommendations are illustrated in Figure 10.3.
1. The road alignment for the east-west Mid-block Type C Arterial crossing Urfe Creek between Ajax and
Pickering should not be protected.
2 The road alignment for the Type C Arterial Road crossing of Ganatsekiagon Creek south of the CPR
ROW should not be protected.
3. The Valley Farm Road northerly extension should be protected and realigned as shown in Figure 10.3
to terminate at Brock Road.
4. All roadways connecting to Brock Road should have a minimum "Collector" road classification under the
City's OP as shown in Figure 10.3.
5. Transit routes are recommended as depicted in Figure 10.3. The road right-of-way and road
geometries along roads that are intended to accommodate transit should be designed to accommodate
the proposed routes.
[xi]
6 The pedestrian/mixed-use routes and pathways, illustrated in Figure 10.3, are recommended, Where
these routes are located along a road, the ROWand road geometries along these roads should be
designed to accommodate the proposed routes,
8.8 NON-MUNICIPAL UTILITIES
HYDRO ONE
Conclusions
. A Hydro One transmission corridor bisects the Neighbourhood,
. Preliminary investigations indicate that it is not financially viable to relocate or bury the tower line
facilities,
. The road crossings as shown on the preferred land use plan can be implemented without raising the
existing facilities,
. Development setbacks from the tower line facilities will be required,
Recommendations
1, Development setbacks from the tower line facilities should be identified as part of the Functional
Servicing Report(s) (FSSR) for any development application adjacent to the hydro tower line,
LOCAL HYDRO DISTRIBUTION
Conclusions
. Veridian Connections is responsible for the local hydro distribution,
. Veridian Connections has confirmed they have sufficient electrical capacity in the general area,
Recommendations
1, Design of the network of underground electrical facilities should be carried out at the detail design stage
of any development in consultation with Veridian Connections,
OTHER UTILITIES
Conclusions
The co-ordination of utilities such as gas, telephone, cable are appropriately detailed in the Functional
Servicing and Stormwater Reports (FSSR's) that are to be submitted with each development application.
Recommendations
1. The City encourage utilities to co-locate underground facilities wherever possible
2. Locate above ground plants in locations that can be screened with landscaping or intervening
structures where possible,
3. The use of a single street lighting pole/telephone/cable TV pedestal shall be considered prior to any
development application proceeding to construction.
[xii]
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B.9 PHASING/IMPLEMENTATION
Conclusions
. Pending Official Plan Amendments to the' City of Pickering and Region of Durham Official Plans
extension of the Central Duffins Collector sewer, it is possible that building activities could commence
by late 2008/early 2009.
. There are different infrastructure requirements east and west of Brock Road.
. There is limited available serviced land within the City of Pickering.
. There will be demand for development in Duffin Heights Neighbourhood based on limited serviceable
land within the City of Pickering.
. It is anticipated that the Low and Medium density residential portions of the Neighbourhood will develop
first followed by the Mixed Use portions, and finally parcels along old Taunton Road as services are
extended north to these areas.
Recommendations
1. An FSSR is recommended in support of individual development applications.
2. Formal phasing or staging is not recommended.
3. The FSSR will identify phasing requirements, if any, for an individual applicant to proceed with their
development.
MAJOR COMMUNITY FACILITIES
Conclusions
. The major community facilities anticipated for the Neighbourhood consist of one Neighbourhood Park,
four (4) Village Greens, one school site each for the Durham District Public and Catholic School
Boards, and a series of walkways/paths.
. Non-school facilities will be funded through a combination of parkland dedication, development charges
and the general tax base.
. A community cost-sharing group has been formed including the incorporation of a Trustee Company
and cost-sharing agreement to ensure the cost burden of developing the community is shared equally
by the benefitting landowners.
Recommendations
1. Where benefitting landowners assist the City in developing the community facilities, appropriate
agreements be prepared/entered into with the City and landowners that would provide for development
charge credits where appropriate.
2. The City adopt an Official Plan Amendment requiring non-participating benefitting landowners to
become party to the cost-sharing agreement or receive an acknowledgement from the Trustee on
behalf of the landowners that the non-participating landowner has made satisfactory arrangements with
the benefitting developer group before granting final approval for any development application within
the Neighbourhood.
ESP UPDATING AND NEW TECHNOLOGIES
Conclusions
. The recommendations of this ESP have been based upon the available technologies and best
management practices available at the time of the study.
[xiii]
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. New technologies, best management practices, development standards and governing legislation may
change over the build-out of the Neighbourhood.
Recommendations
1. The City adopt an Official Plan Amendment requiring that this ESP be reviewed and updated as
appropriate on every third anniversary of the adoption of the ESP by Council until the Community is
90% built out.
8.10 MONITORING
Conclusions
In order to assess the effectiveness of the measures recommended in the Duffin Heights ESP and provide
potential recommendations for adjustments to the measures proposed for the Duffin Heights Neighbourhood
over time, a Monitoring Program has been established in consultation with the City of Pickering, TRCA and
the proponent landowner group.
The program will involve a watershed system monitoring and management program for Duffins Creek and
monitoring of mitigation measures and best management practices for the development of Duffin Heights.
Recommendations
1. It is recommended that the following areas be included within the Monitoring Program:
. Terrestrial- effectiveness of Edge Management Plan.
. Hydrogeological - measure shallow groundwater changes.
. Fluvial Geomorphology and Erosion - assess changes and improvements to fisheries movement.
. Surface Water Discharge and Water Quality - measure and determine the effectiveness of the
systems installed.
The MonitOring Program is detailed in Section 15.0.
C. CONSIDERATION OF THE DUFFINS WATERSHED PLAN 2003
The Duffin Heights Neighbourhood exists within the Duffins Creek Watershed In 2003, TRCA published a
Watershed Plan for DUffins Creek and Carruthers Creek. The Watershed Plan for DUffins Creek identifies
issues to be addressed and the opportunities that exist for protection and enhancement within the Duffin
Heights Watershed. Recognizing that the watershed ecosystem is a complex network of related features
and functions, the authors of the Watershed Plan worked within an identified set of component systems,
namely:
. surface water quantity;
. groundwater quantity and quality;
. surface water quality;
. aquatic habitat and species;
. human heritage;
. public use - outdoor recreation; and
. sustainable communities.
[xiv]
Recommended
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Duffin Heights Nelghbourl1ood
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Geomorphic Sciences
Land Development Engineering
Land Development Planning
Municipal Engineering Services
Transportation & Transit Planning
Utility Infrastructure Design
Water Resources Engineering
THE SE ~S GiriOUi=>>
R member of The ,mas 6roup Inc.
(,
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July 8, 2008
110 Scotia Court Tij 905. 686.6402
Unit41 F,;905.432.7877
Whitb QN sernasgroup.com
RECEIVlD
City of Pickering
1 The Esplanade
Pickering, Ontario L 1V 5K7
JUL 'I ft 2008
CITY SOLiCiTOR
CITY OF PICKEFiIN~_
_ ~ ",,-=-"'.c."-""""_-<,=~"=='"'-::":""';'-""~=~~
Attention: Mr. T. Quinn
Chief Administrative Officer
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Dear Sir:
Re: Duffin Heights Landowner Group
Cost Sharing Agreement and Development Charges Bylaw
City of Pickering
Our Proiect No. 06456
As you know, we represent the Duffin Heights Landowner Group (DHLG),
currently consisting of Mattamy (Brock Road) Limited, Cougs (Tillings) Limited,
Cougs (Dersan) Limited, Cougs (Brock Road) Limited, Ontario Realty
Corporation and Lebovic Enterprises.
The DHLG has been preparing a Duffin Heights Landowner Group Cost
Sharing Agreement (DHCSA) that will have the effect of equitably distributing
the costs of providing community services and lands over the community. It is
understood that the City will be including an Official Plan policy to ensure that
all non-participating benefiting landowners in the Duffin Heights Neighbourhood
will be required to enter into the Group Cost Sharing Agreement or provide
financial payments to the Group's Trustee, satisfactory to the Trustee, prior to
the City approving any development application (plan of subdivision or site
plan) for the benefiting non-participating owner.
In order to ensure that the City is satisfied that the Group Cost Sharing
Agreement provides an equitable distribution of such costs, we request that Mr.
A. Allison and Mr. G. Patterson attend such meetings with the DHLG as may be
necessary to provide such opinions.
In addition, since the City also owns lands within Duffin Heights that will benefit
through the services installed, and lands to be dedicated by the DHLG, we
request that the City consider the option of becoming a signatory to the
DHCSA. .
If the City is not prepared to sign the DHCSA, we request that a written
response be forwarded to us confirming the City's position not to sign the
agreement and to indicate that the City will require any purchaser of lands
currently owned by the City within Duffin Heights to abide by the provisions of
the OPA regarding conforming to the requirements of the DHCSA.
...2/
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City of Pickering
Mr. T. Quinn
July 8, 2008
Page 2
In the interim, the DHLG intends to continue discussions to finalize the DHCSA
with the intent of having the document ready for signature in September of this
year.
We would be pleased to meet with you to discuss these requests at your
convenience.
Yours truly,
THE S....ER.N../~<iRO~ INC,
,//f'" ii ~/
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cc: .; City of Pickering, Attn: Mr. A. Allison
The Sernas Group Inc., Attn: Mr. G. Patterson
Davies Howe Partners, Attn: Ms. K. Beckman
Duffin Heights Landowner Group:
Mattamy (Brock Road) Limited, Attn: Mr. D. Madeira, Mr. R. Miller
Cougs Investments Limited, Attn: Mr. R. Halliday
Ontario Realty Corporation, Attn: Mr. G. Martin, Mr. A. Kothiyal
Lebovic Enterprises Limited, Attn: Mr. L. Cherniak
Geomorphic Sciences
Land Development Engineering
Land Development Planning
Municipal Engineering Services
Transportation & Transit Planning
Utility Infrastructure Design
Water Resources Engineering
THE SE~NAS G~OUr:>>
{i member of The 5ernas 6roup Inc.
7
Lf i _ /"iI.1
'I '- C '
110 Scotia Court
RECEiVED Unit41
Whitby, ON
L1 N 8Y7
T.905.686.6402
F .905.432.7877
sernasgroup.com
July 9, 2008
11 I' - 9 "'108
,.J~~L Luu
City of Pickering
1 The Esplanade
Pickering, Ontario L 1V 5K7
CITY OF P!CI<ER!N~
PLANNiNG & DEVELOPMEhll
DEPARTMENT
Attention: Mr. 1. Quinn
Chief Administrative Officer
Dear Sir:
Re:
Request for Consideration to City Participation
Funding of Stormwater Management Facility
and Related City and Regional Infrastructure
Required for Brock Road Reconstruction
Duffin Heights Landowner Group
City of Pickering
Our Project 06456
As you know, the Region of Durham has indicated that the stormwater
management facility (SWM 4) proposed to be located at the north-east corner
of the 3fd Concession (Rossland Road) and Brock Road is to be implemented
immediately in order for the Region to proceed next year with the urbanization
of Brock Road as requested by the City. It should be noted that advancing of
the timing for this facility has been required based on the City's desire to have
the road changed from a rural to an urban (curbs and storm sewer) design.
The Duffin Heights Landowner Group (DHLG) is currently co-ordinating the
preliminary design process, has initiated a request to transfer the lands
through the Ontario Realty Corporation, and is meeting regularly with City and
Regional staff, as well as other stakeholders to advance these works.
In addition, the same group has identified certain additional City and Regional
infrastructure, mainly an oversized storm sewer system to accommodate both
the Brock Road R.O.W. as well as the abutting benefiting lands mainly on the
west side of the road, that needs to be installed when Brock Road is
reconstructed such that the road will not have to be re-excavated in the future.
We have completed a preliminary estimate of these costs which have been
attached for your review. They have been divided into three components:
Part I - being the storm sewer within the Brook Road right-of-way that will be
sized for Brock Road and any adjacent lands that will ultimately outlet to this
sewer
Part II - being the design and construction cost for the SWM 4 facility
Part III - being the land component of the SWM 4 facility
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City of Pickering
Mr. T. Quinn
July 9, 2008
Page 2
As you can see, these costs are substantive totaling some $5,200,400.
We have also developed a methodology for the sharing of these costs based
on widely accepted cost sharing principles. The summary sheet totals these
shared amounts for each benefiting party.
Given the magnitude of the costs, the DHLG is not prepared to front fund all of
these costs.
If we delete the cost attributable to the City (approx. $1,014,000), the Region
(approx. $1,370,000), and the members of the DHLG that have benefiting
lands ($1,175,000), an amount of $1,641,400 remains for other benefiting
"non-participating" parties.
With respect to the "non-participating" share of $1,641,400, the DHLG may be
prepared to front fund this cost in partnership with the City on the basis of the
City's benefiting area to the total combined benefiting area of the City and
participating landowners under the condition that the full amount ($1,641,400)
will be recovered through the Duffin Heights Cost Sharing Agreement and
distributed to the City and the DHLG on the basis of the front funded
contributions made as payments by the non-participating landowners when
these lands are developed.
On this basis, the City's share of the front funded non-participating landowners
would be - 6.00 ha (City Benefiting Area) + 6.00 (City Benefiting Area) + 5.64
(ORC Benefiting Area) + 1.76 (Cougs Benefiting Area) (Total 13.4 ha) x
$1,641,400 = $802,000 (rounded).
Therefore the total of the City's share would be - $1,014,000 + $802,000 =
$1,816,000.
Given that the Region needs to have this facility built in 2009 concurrent with
the urbanization of Brock Road, we request a meeting be organized
specifically to address this item once you have had an opportunity to review
the information provided herein. If you are available, we recommend that a
meeting be held on Thursday, July 31st in your offices.
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7.,
1-/ I - (\.":
City of Pickering
Mr. T. Quinn
July 9, 2008 .
Page 3
Please call me if you have any questions on the attached.
Yours truly,
THE SERNAS-G
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Principal, President ")
RDW/br
Attch.
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cc: City of Pickering, Attn: Mr. N. Carroll, Mr. G. McGregor /
Davies Howe Partners, Attn: Ms. K. Beckman
The Sernas Group Inc., Attn: Mr. M. Favit
Duffin Heights Landowner Group:
Mattamy (Brock Road) Limited, Attn: Mr. D. Madeira, Mr. R. Miller
Cougs Investments Limited, Attn: Mr. R. Halliday
Ontario Realty Corporation, Attn: Mr. G. Martin, Mr. A. Kothiyal
Lebovic Enterprises Limited, Attn: Mr. L. Cherniak
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STORM SEWER (PART I), SWM FACILITY (PART II) AND
SWM FACILITY LAND (PART III) COST SHARING SUMMARY
BROCK ROAD, DUFFIN HEIGHTS
BENEFITTING TOTAL COST
LANDOWNER OF WORKS *
790659 ONTARIO L TO. $217,919.76
P. CAMPAGNA DEV. $253,906.51
O.R.C. $796,627.36
CITY OF PICKERING $1,020,400.43
S.I.U. $158,033.01
CALLERI $71,072.56
WRIGHT $68,887.04
GERBIS $33,166.20
S.S.D.C.S.O.C. $82,838.28
VERNOY $143,344.70
COUGS LTD. $284,937.00
YOON $302,482.35
PISTRITTO $392,400.46
CARUSO $26,532.42
REGION OF DURHAM $1,363,359.56
TOTAL $5,215,907.64
* STORM SEWER & SWM POND COSTS INCLUDE 15% CONTINGENCY, 15% ENGINEERING
SWM POND LAND COSTS INCLUDE 5% FOR COORDINATION & ADMINISTRATION
STORM SEWER OVERSIZING
AND STORMWATER FACILITY No.4
TOTAL ESTIMATED COST
$ 5,215,000
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$ 1,081,000
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DUFFIN HEIGHTS
LANDOWNER GROUP
FRONT-ENDING SHARE
FOR NON-PARTICIPATING
LANDOWNERS
$ 966,000
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CITY OF PICKERING
BENEFITTING SHARE -
$ 1,020,000
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DUFFIN HEIGHTS
LANDOWNERS
GROUP
NET AREA
PERCENTAGE
PROPOSED SHARE OF $ 966,000
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COUGS
1 2. 1 00 %
$ 116,886
CITY OF PICKERING
DUFFIN HEIGHTS
ORC
48.416 %
$ 467,699
LEBOVIC
7.246 %
$ 69,996
BROCK ROAD
STORM SEWER OVERSIZING
AND STORMWATER FACILITY No.4
IMPLEMENTATION COSTS
DATE: SEPT..200B
DRAWN BY : A.G.
DESIGNED BY : R. W.
CHECKED BY : M.F.
PROJECT No.
06456
MATT AMY
32.238 %
$ 311,419
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ORA'MNG No.
SCALE :
N.T.S.
FIG 1
RIP Date - SEPT. 11, 2008 File: 06456 DH-LANDOWNERS-CS-FIG1.DWG