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HomeMy WebLinkAboutPD 17-09 City, REPORT TO 1141 PLANNING & DEVELOPMENT PICKERING COMMITTEE Report Number: PD 17-09 Date: May 4, 2009 J From: Neil Carroll Director, Planning & Development Subject: Official Plan Amendment Application OPA 009-001/P Amendment 18 to the Pickering Official Plan Informational Revision 15 City Initiated: Council's Recommendations of October 20, 2008 respecting the Duffin Heights Neighbourhood Environmental Servicing Plan Part of Lots 15 to 24, Concession 3 City of Pickering Recommendations: 1. That Report PD 17-09 of the Director, Planning & Development on Official Plan Amendment Application OPA 09-001/P, Amendment 18 to the Pickering Official Plan, and Informational Revision 15 be received; 2. (a) That Amendment 18 to the Pickering Official Plan, initiated by the City of Pickering, to implement Council's Recommendations respecting the Duffin Heights Environmental Servicing Plan, by: • refining the Open Space System - Natural Areas to reflect an expanded natural heritage system; • replacing Urban Residential Areas - Low Density Areas designation with the Urban Residential Areas - Medium Density Areas designation for lands west of Tillings Road; • replacing the Urban Residential Areas - Low Density Areas designation with the Urban Residential Areas - Medium Density Areas designation and Open Space System - Natural Areas designation for lands south of Old Taunton Road; • replacing the Employment Areas - Prestige Employment designation with the Open Space System - Natural Area designation for lands north of Taunton Road; • adding the Open Space System - Active Recreational Areas in recognition of the Pickering Golf Course; • deleting the future Type "C" arterial road crossings of the Ganatsekiagon Creek and Urfe Creek; • realigning the configuration of the future extension of Valley Farm Road, a Type "C" arterial road, easterly to connect to Brock Road; • replacing the future Type "C" arterial road network with a collector road network; and Report PD 17-09 Date: May 4, 2009 Amendment 18 to the Pickering Official Plan Page 2 • revising policy 11.17- Duffin Heights Neighbourhood policies by: deleting redundant policies; adding minimum building height requirements, adding monitoring, compensation/restoration, sustainability and cost sharing policies; and revising the Duffin Heights Neighbourhood population target from 9,500 to 2,500 persons at 2016; as set out in Attachment #1 to Appendix I to Report PD 17-09, be approved; (b) That the Draft By-law to adopt Amendment 18 to the Pickering Official Plan, to implement Council's Recommendations respecting the Duffin Heights Environmental Servicing Plan as set out in Appendix I to Report PD 17-09 be forwarded to Council for enactment; 2. That Council adopt the Duffin Heights Neighbourhood Development Guidelines, as set out in Appendix II to Report PD 17-09, as the City's strategy for detailed land use, urban design, transportation and stormwater in Duffin Heights; 3. That Council adopt Informational Revision 15 to Map 25 - Neighbourhood 15: Duffin Heights and Neighbourhood Population Projection updating roads, schools, parks and population, as set out in Appendix III to Report PD 17-09 for inclusion in the Pickering Official Plan; 4. That Council endorse the staff responses to comments received respecting the proposed draft Official Plan amendment and draft Development Guidelines contained in Appendix IV - Table 1 - Responses to Comments Received on the Proposed Official Plan Amendment and Draft Development Guidelines; 5. That Planning & Development Department in conjunction with the Municipal Property & Engineering Division prepare a detailed boulevard design for Brock Road through the Duffin Heights Neighbourhood including cost estimates and report back to Council to allow for consideration in the 2010 budget preparation; and 6. Further, that the City Clerk forward a copy of Report PD 17-09 to the Region of Durham, the Town of Ajax, the Toronto and Region Conservation Authority, and the Duffin Heights Landowners Group. Executive Summary: Amendment 18 to the Pickering Official Plan is the culmination of a three year comprehensive program to determine environmental limits and servicing requirements for the Duffin Heights Neighbourhood, initiated in 2006. Council, in October 2008, endorsed the Environmental Servicing Plan (ESP) for the neighbourhood, and authorized staff to initiate an amendment to the Official Plan and revisions to the Development Guidelines. Report PD 17-09 Date: May 4, 2009 Amendment 18 to the Pickering Official Plan Page 3 L 1 .j1 The proposed Amendment implements the ESP's recommendations respecting the Natural Heritage System boundaries, addresses transportation including transit requirements, and municipal infrastructure including parks, trails and stormwater management facilities. The Amendment also redesignates lands on the west side of Brock Road from Low Density to Medium Density to reflect Council's October 20, 2008 resolution. A portion of the City's lands are also affected by this change, although these lands are being considered for future community facilities. Only a small area of Low Density remains in the neighbourhood plan adjacent to the Ajax-Pickering municipal boundary. For the Brock Road Corridor, the Amendment requires higher intensity multi-storey building forms adjacent to Brock Road. It also restricts grade-related residential development in the Mixed Corridor to only townhouse forms, not singles or semis. Where townhouse development is proposed in the Mixed Corridor, individual driveway access to the adjacent collector or local road is prohibited. Similar private driveway restrictions now apply to the opposite side of the adjacent collector road or local road in the revised Amendment. These access restrictions contribute to improved streetscapes, improved safety for multi-use trail users and increased on-street parking opportunities. Additional policies have been included in the Amendment requiring high quality urban design. New policies require a variety and mix of building types and uses, increased building massing on Brock Road and at focal points, and include provisions to prevent monotonous streetscapes. Also, a new policy has been added requiring a finer mix of housing types, forms and tenure on a variety of lot frontages to prevent concentration of lots with small frontages and private driveways and to create opportunities for improved streetscape, massing and on-street parking. At the same time, the Duffin Heights Development Guidelines have been revised to reinforce the 'vision' for the Brock Road Corridor, reflect enhanced open space and public park systems, identify specific road profiles and require various urban design elements to be considered for new development. The Guidelines will assist in the development of a sustainable neighbourhood that is pedestrian-focused, transit- oriented, compact and emphasizes high quality design. In keeping with Council's October 20, 2008 resolution, developers are also required to submit a Sustainability Report consistent with the City's Sustainable Guidelines. The use of the City's Sustainable Guidelines has provided an opportunity for City staff and the developers to discuss sustainable principles in the design of new development and construction of new buildings. It is recommended that Council adopt Amendment 18 to the Pickering Official Plan, replace the existing Development Guidelines with new Development Guidelines for the Duffin Heights Neighbourhood and approve the complementary Informational Revision 15 to the Official Plan. Report PD 17-09 Date: May 4, 2009 Amendment 18 to the Pickering Official Plan Page 4 Financial Implications: No costs to approving the Amendment, However, as a landowner the City, or any future owner of City lands, will be responsible for its share of infrastructure costs identified in the Duffin Heights Landowners Group cost sharing agreement. The City is responsible for funding the multi-use trail network through Development Charges and general revenue. The financial details of the cost sharing agreement, the stormwater management facility (SWMP#4), multi-use trails and Brock Road boulevard treatment will follow in a subsequent Duffin Heights report. These identified costs will be included in the 2009 and subsequent budgets. Sustainability Implications: The Amendment requires collector and local roads to be designed 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 increased network of trails and bicycle paths, including both sides of Brock Road, support internal movement of people within Duffin Heights and connectivity to other neighbourhoods. Other sustainable aspects of the Amendment 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 Amendment requires proponents of development to contribute toward a monitoring and management program to minimize impacts from future development while protecting, enhancing and restoring the natural environment. The Amendment sets the stage for sustainable subdivision design and for sustainable buildings by requiring the submission of a Sustainability Report demonstrating how subdivision design, building design and construction is consistent with the City's Sustainable Development Guidelines. The result should be a neighbourhood that achieves a higher level sustainability than current development in South Pickering. 1.0 Background: 1.1 In April 2003, Council adopted revisions to the Pickering Official Plan and new Development Guidelines for the Duffin Heights Neighbourhood The revisions "fine-tuned" the land use policies and designations of the Duffin Heights Neighbourhood and required the preparation of an Environmental Servicing Plan (ESP) prior to approving development in the neighborhood. The new Guidelines required urban design elements to be considered with new development, established edge treatments and road patterns, maximized the integration of ecological features into the neighbourhood, and promoted the concentration of activities into focal points to complement the recommended pedestrian connections and outdoor public spaces. Report PD 17-09 Date: May 4, 2009 Amendment 18 to the Pickering Official Plan Page 5 J 'D 1.2 In June 2006, Council endorsed the Terms of Reference for the Environmental Servicing Plan (ESP) for the Duffin Heights Neighbourhood In June 2006, Council endorsed the Terms of Reference for the ESP and Ontario Realty Corporation Category 'B' Class Environmental Assessment (ORC Class EA). Sernas Associates (Sernas), on behalf of Mattamy Homes, Coughan Homes, Lebovic Entreprises Limited and Ontario Realty Corporation, was retained to undertake the study. 1.3 In October 2008, Council endorsed the ESP for the Neighbourhood In October 2008, Council endorsed the submitted ESP subject to changing the designation on lands located on the west side of Tillings Road from Low Density Areas to Medium Density Areas, and authorized staff to initiate an amendment to the Official Plan and revisions to the Development Guidelines. Council also approved a requirement that a Sustainable Report be submitted with all development applications in Duffin Heights. 1.4 In February 2009, a Special Planning & Development Committee Meeting was held to discuss various land use, road design and urban design matters At the Special Planning & Development Committee meeting, staff with the assistance of the Planning Partnership, presented information on building heights, mixed-use form and urban design in the Mixed Corridor designation, collector and local road designs, and sustainable subdivision design and construction. 1.5 The draft Amendment addressing Council's recommendations on the Duffin Heights Environmental Servicing Plan was circulated in February 2009 and formed part of Information Report No. 05-09 Notice of the Public Open House and Statutory Public Information Meeting including the proposed Amendment was circulated to agencies, municipalities, utilities, First Nations groups and other public bodies for review. In addition, Notice was provided to all landowners within Duffin Heights and to landowners within 150 metres of the Duffin Heights neighbourhood boundary. Notice was also provided in the Community Page and on the City website. Information Report 05-09 (see Attachment #1) explaining the City's proposed Amendment was made available at the Open House on March 30, 2009 and considered at the Statutory Public Information Meeting on April 6, 2009. Copies of the draft Development Guidelines for Duffin Heights were also made available at the Open House and Public Meeting. Report PD 17-09 Date: May 4, 2009 Amendment 18 to the Pickering Official Plan Page 6 2.0 Comments received on the Proposed Amendment and Draft Development Guidelines Between twenty and twenty-five persons attended the Public Open House, at least ten persons attended the April 6, 2009 Statutory Public Meeting, and four written comments from the public were received on the proposed amendment (see Public Information Minutes - Attachment #2 and written comments - Attachments #3 to #12). 2.1 Main Concerns and Responses affecting Proposed Official Plan Amendment and Draft Development Guidelines • Mr. McCoy objects to the expansion of the Natural Areas designation into the front and rear portions of his property. Staff continues to support this designation. The rear portion of Mr. McCoy's property is within the buffer area of the natural heritage system and the front portion is part of the corridor connection between the tableland forest and the Ganatsekiagon Creek valley. Staff has verbally advised Mr. McCoy that despite these designations, he can still undertake the necessary alterations to the existing house to accommodate his disability and can upgrade the existing driveway. • Mr. Dragicevic on behalf of the Duffin Meadows Cemetery has requested that the existing cemetery land use be recognized in the amendment by either a separate land use designation, or site-specific recognition under the Natural Areas designation. The City's Official Plan recognizes all existing cemeteries and the current cemetery zoning by-law permits all of the uses that Mr. Dragicevic identifies under his suggested cemetery policy. Staff is not recommending a change at this time but has referred the matter to the Official Plan Review for consideration. To address Mr. Dravigcevic's concern regarding edge treatment of the cemetery property, a policy has been added to the Amendment requiring appropriate mitigation measures to minimize impact from new development on existing uses expected to remain in the long term (new Section 11.17(k)(i)). • Mr. Bryce Jordan, on behalf of Mattamy has submitted comprehensive comments on the proposed Official Plan Amendment and draft Development Guidelines. For the most part, staff agrees with Mr. Jordan's proposed wording that clarifies and refines the text of both documents. Mr. Jordan, in response to the compensation policy, has advised that the matter of compensation was addressed through the Seaton/Richmond Hill land exchange and that a small area of Mattamy lands was to be redesignated to a development category without the need for further compensation. This area includes two headwater drainage features and their loss requires compensation according to TRCA. Clarification is being sought from MNR and TRCA on the matter. Report PD 17-09 Date: May 4, 2009 Amendment 18 to the Pickering Official Plan Page 7 07 Mr. and Mrs. Brett disagree with the Natural Areas designation replacing the Prestige Employment designation on their property. Staff has advised Mr. Brett that the environmental analysis component of the Environmental Servicing Plan reviewed and confirmed the lands north of Taunton Road as being part of the larger Duffins Creek Natural Heritage System. This open space area supports habitat and wildlife connectivity between Seaton and Duffin Heights and the abutting A9 Ajax Community Plan. In response to Mr. Brett's request to rebuild a new home previously destroyed by fire, the City's Chief Building Official has confirmed that a dwelling unit can be constructed under the current zoning by-law. Detailed responses to all comments received are provided in Table 1: Responses to Comments Received On The Proposed Amendment and Draft Development Guidelines, which is included as Appendix IV. Staff recommends that the responses in Table 1 be endorsed by Council. Where necessary, staff has incorporated revisions in Amendment 18 and the Development Guidelines, as set out in Appendix I and III to Report PD 17-09. 3.0 Discussion: 3.1 The Amendment supports an enhanced Natural Areas designation including corridors linking the tableland forest with the Ganatsekiagon Creek Valley The enlarged Natural Areas designation includes 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. The tableland forest is currently in the Natural Areas designation and remains protected. The Amendment shows two open space corridors linking the tableland forest with the Ganatsekiagon Creek Valley, one at the north end along the Canadian Pacific Rail line (CPR) and the other at the south end at Tillings Road and Dersan Street. The Official Plan currently shows an open space corridor in the southerly location of approximately 100 metres wide. However, the Amendment has increased the width of this corridor from 100 metres to 150 metres consistent with the ESP's recommendation to enhance the connectivity between the two features. The northerly corridor is a smaller secondary corridor ranging in size from 27 metres to 60 metres. It will also accommodate wildlife movement as well as provide a habitat link between the two features. Report PD 17-09 Date: May 4, 2009 Amendment 18 to the Pickering Official Plan Page 8 3.2 The Amendment includes higher densities for lands west of Tillings Road and minimum building heights for development along Brock Road The Amendment designates lands on the west side of Tillings Road from Low Density to Medium Density. Ontario Realty Corporation and Coughlan Homes have previously supported the redesignation of their respective properties. A portion of the City's lands are also affected by this change, although these lands are being considered for future community facilities. Only a small area of Low Density remains adjacent to the Ajax-Pickering municipal boundary. For the Brock Road corridor, increased densities are achieved by requiring a minimum of two functional floors with three storey massing at mid-block locations and a minimum of three functional floors at focal points. Also, the Amendment restricts grade related residential development to the rear of the Mixed Corridor parcels with access to the adjacent collector or local road. Further, a new policy is being added to clarify that single and semi detached dwelling units are not permitted in the Mixed Corridor designation. The requirement for higher building heights and non-grade related residential development along Brock Road at the outset is consistent with the City's objectives. 3.3 The Amendment includes monitoring and restoration requirements to minimize the impact on the natural environment from future development The inclusion of policies respecting monitoring, restoration of fish habitats and natural areas to compensate for loss of natural heritage and aquatic features in the developable areas in Duffin Heights supports a more environmentally sustainable neighbourhood. In addition, a leading edge policy is included that requires developers to fund an Adaptive Management Program. This program will be used to remove and replace invasive species with natural species in the Natural Areas designation over the long term. 3.4 The Amendment includes enhanced urban design policies to reflect the significance of the Brock Road Corridor and the importance of sustainable neighbourhoods Enhanced urban design policies in the Amendment reinforce the City's identifiable 'vision' for Duffin Heights. There are policies requiring multi-unit housing forms adjacent to Brock Road, restricting grade-related housing forms to lands adjacent to collector and local roads, and requiring greater building heights and massing at the focal points and mid-block locations on the Brock Road Corridor. For the Mixed Corridor, the Amendment requires higher intensity multi-storey building forms adjacent to Brock Road. It also restricts grade-related residential development in the Mixed Corridor to only townhouse forms, not singles or semis. Report PD 17-09 Date: May 4, 2009 Amendment 18 to the Pickering Official Plan Page 9 Where townhouse development is proposed in the Mixed Corridor, private individual driveway access to the adjacent collector or local road is prohibited. Similar access restrictions now apply to the lands on the opposite side of the adjacent collector or local roads. These access restrictions contribute to improved streetscapes, improved safety for multi-use trail users and increased on-street parking opportunities. Additional policies have been included in the Amendment requiring the subdivision design to create high quality urban design. These new policies require a variety and mix of building types and uses, establish increasing building massing on Brock Road and at focal points, and require strategies to prevent monotonous streetscapes. Also, a new policy, Section 11.17(k)(v), is being added to require a finer mix of housing types, forms and tenure on a variety of lot sizes. The intent is to prevent the concentration of lots with small frontages and private driveways, and create opportunities for improved streetscape, massing and on-street parking. Section 11.17 (k)(vi), permitting reduced street rights-of-way, is revised to ensure that matters including vehicular needs, services, utilities, street function and connectivity, sidewalks and adjacent uses are addressed as part of any proposal to reduce street widths. In keeping with the neighbourhood objective of pedestrian oriented design, all streets shall provide sidewalks on both sides, except in limited circumstances where plan design, street function and abutting development justify the provision of a sidewalk on one side only. It is recommended that Council adopt Amendment 18 to the Pickering Official Plan, to implement Council's Recommendations respecting the Duffin Heights Environmental Servicing Plan as set out in Appendix I to Report PD 17-09. 3.5 The revised Development Guidelines for Duffin Heights will assist in the development of a sustainable neighbourhood that is pedestrian friendly, transit oriented and adheres to good urban design principles The revised Development Guidelines for Duffin Heights have been prepared with the assistance of the Planning Partnership consulting firm. The Guidelines reinforce the `vision' for the neighbourhood and outline the various urban design elements for new development. The Guidelines will assist in the development of a sustainable neighbourhood that is pedestrian-focused, transit-oriented, compact and emphasizes high quality design. The focus of the Guidelines is to promote a neighbourhood that: • has a strong and identifiable Brock Road streetscape exhibiting a high quality design, pedestrian-friendly attributes, and appropriate massing reflecting its prominence and function to the neighbourhood; • minimizes the impacts on the natural heritage system; • concentrates activities into focal points; Report PD 17-09 Date: May 4, 2009 Amendment 18 to the Pickering Official Plan Page 10 1 n. • provides abundant pedestrian connections and high quality pedestrian friendly public realms; • promotes site development and building/construction that is consistent with the City's Sustainable Development Guidelines; • creates streetscapes which are attractive, safe and encourages social interaction within the neighbourhood;' • recognizes the Brock Road Corridor will be developed in phases with the priority on the focal point intersections first and the filling in of mid-block development later; • establishes the parameters for an attractive and an appropriate scale of built form throughout the neighbourhood; and • ensures that new development has regard to the impact of proposed new uses on the existing uses expected to remain in the long term and requires appropriate mitigation measures to minimize impacts on those uses. The neighbourhood shall be designed with the pedestrian in mind by providing appropriate facilities, scale, form and detail to promote walking and social interaction. Such facilities shall include an integrated pedestrian system of sidewalks, trails, village greens and a neighbourhood park. The Guidelines have been prepared to help illustrate some of the policy requirements established in the Amendment. While some Guideline provisions are mandatory, as they are extensions of specific policy requirements, other provisions provide guidance to evaluate development proposals and to assist in the design and implementation of public spaces. Although the Guidelines will also be utilized in reviewing development proposals, other Planning Act tools will also be used to achieve the design objectives for Duffin Heights such as zoning by- laws, site plan review, plans of subdivision and architectural control. It is recommended that Council replace the existing Duffin Heights Neighbourhood Development Guidelines with the new Duffin Heights Neighbourhood Development Guidelines, as set out in Appendix II to Report PD 17-09, as the City's strategy for detailed land use, urban design, transportation and stormwater in Duffin Heights. 3.5 Informational Revision 15 to the Pickering Official Plan is required to implement revised road, school and park locations, and reduced neighbourhood population projections Informational revisions to the Neighbourhood Map in the Official Plan are required to reflect updated road, school and park locations (see Appendix III - Map 25 - Neighbourhood 15: Duffin Heights). The Duffin Heights population projection side note in the Official Plan will be revised to reflect a lower 2016 population of 2,500. The final population projected for the neighbourhood is approximately 7,000 persons. Report PD 17-09 Date: May 4, 2009 Amendment 18 to the Pickering Official Plan Page 11 It is recommended that Council adopt Informational Revision 15 to Map 25 - Neighbourhood 15: Duffin Heights and Neighbourhood Population Projection updating roads, schools, parks and population as set out in Appendix III to Report PD 17-09 for inclusion in the Pickering Official Plan. 3.6 Information on the cost-sharing agreement for Duffin Heights is to follow in a subsequent report and a report on detailed boulevard design of Brock Road through the Duffin Heights Neighbourhood is recommended As a landowner, the City is also responsible for paying its share of the Duffin Heights Landowners Group cost-sharing agreement for any lands it develops. Also, the City is front-funding the cost for the stormwater management facility (SWM P#4), and will recover some of the costs from smaller landowners when their lands are developed. A report on the cost-sharing agreement for required infrastructure to service Duffin Heights, including the front-funding costs for the SWMP#4 and related infrastructure, is to follow in a subsequent report. In accordance with normal development practices, the City will fund the cost for sidewalks and street lights on Brock Road, oversizing on collector and arterial roads, potential boulevard/streetscape enhancements and the cost of trails as detailed in the 2009 Development Charge Study Update. However, a detailed design plan including cost estimates for the Brock Road streetscape through the Duffin Heights Neighbourhood is required. It is recommended that City staff prepare a detailed boulevard design of Brock Road through the Duffin Heights Neighbourhood, including cost estimates, and report back to Council to allow for consideration in the 2010 budget preparation. 4.0 Next Steps: With Council's approval of Amendment 18 and the new Development Guidelines for the Duffin Heights Neighbourhood, staff will now be in a position to consider draft plan of subdivision applications. Report PD 17-09 Date: May 4, 2009 Amendment 18 to the Pickering Official Plan Page 12 Appendices: I Draft By-law to adopt Amendment 18 to the Pickering Official Plan for the Duffin Heights Neighbourhood II Duffin Heights Development Guidelines III Information Revision 15 to the Pickering Official Plan for the Duffin Heights Neighbourhood Plan IV Comments and Responses on Proposed Official Plan Amendment Attachments: 1. Text of Information Report No. 15-09 2. Statutory Public Information Meeting Minutes held on April 6, 2009 3. Comments received from Chief Sharon Stinson Henry 4. Comments received from Gerard McCoy 5. Comments received from Tina Wagner, Tanya Cattely, Stevyn McCoy and Jeffrey McCoy 6. Comments received from Toronto and Region Conservation Authority, dated March 5, 2009 7. Comments received from Sernas Associates, dated March 23, 2009 for Lebovic Homes 8. Comments received from Walker, Nott, Dragicevic Associates Limited, dated April 9, 2009 9. Comments received from Sernas Associates, dated April 13, 2009 for Mattamy Homes 10. Comments received from Region of Durham Planning Department dated April 16, 2009 11. Comments received from Owen and Eileen Brett, dated April 17, 2009 12. Comments from Bell Canada, dated April 8, 2009 Report PD 17-09 Date: May 4, 2009 Amendment 18 to the Pickering Official Plan Page 13 13 Prepared By: Approved / Endorsed By: Grant McGregor, MCIP, F~yp Nil Car RPP Principal Planner - Policy Director, P anning & Development Catherine Rose, MC , RPP Manager, Policy Lynda aylor, MCI , RPP Manager, Development Review GM:Id Copy: (Acting) Chief Administrative Officer Chief Administrative Officer Recommended for the consideration of Pickering City Council Thomas J. Qu' n, RDM , CMM III Chief Administrative Officer APPENDIX I TO REPORT PD 17-09 DRAFT BY-LAW TO ADOPT AMENDMENT 18 TO THE PICKERING OFFICIAL PLAN THE CORPORATION OF THE CITY OF PICKERING `1 5 BY-LAW NO. Being a By-law to adopt Amendment 18 to the Official Plan for the City of Pickering (OPA 09-001/P) WHEREAS pursuant to the Planning Act, R.S.O. 1990, c.p. 13, subsections 17(22) and 21(1), the Council of The Corporation of the City of Pickering may, by by-law, adopt amendments to the Official Plan for the City of Pickering; AND WHEREAS pursuant to Section 17(10) of the Planning Act, the Minister of Municipal Affairs and Housing has by order authorized Regional Council to pass a by-law to exempt proposed area municipal official plan amendments from its approval; AND WHEREAS on February 23, 2000 Regional Council passed By-law 11/2000 which allows the Region to exempt proposed area municipal official plan amendments from its approval; AND WHERERAS the Region has advised that Amendment 18 to the City of Pickering Official Plan is exempt from Regional approval; NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF PICKERING HEREBY ENACTS AS FOLLOWS: 1. That Amendment 18 to the Official Plan for the City of Pickering, attached hereto as Exhibit "A", is hereby adopted; 2. That the City Clerk is hereby authorized and directed to forward to the Regional Municipality of Durham the documentation required by Procedure: Area Municipal Official Plans for Amendment 18. 3. This By-law shall come into force and take effect on the day of the final passing hereof. BY-LAW read a first, second and third time and finally passed this day of , 2009. David Ryan, Mayor Debi A. Wilcox, City Clerk r; Exhibit "A" to By-law AMENDMENT 18 TO THE PICKERING OFFICIAL PLAN AMENDMENT 18 TO THE PICKERING OFFICIAL PLAN PURPOSE: The purpose of the amendment is to implement City Council's endorsement of the recommendations of the Final Duffin Heights Environmental Servicing Plan (ESP) that include: widening and reconfiguring the natural heritage system, changing the designation from Low Density Areas to Medium Density Areas for lands located west of Tillings Road, replacing the Type C arterial road network with a Collector road network, realigning the configuration of the future extension of Valley Farm Road to connect to Brock Road, replacing the designation of Prestige Employment with Natural Areas for lands north of Taunton Road, recognizing the Pickering Goff Course and incorporating sustainability and urban design objectives. LOCATION: The Duffin Heights Neighbourhood, as defined by the Pickering Official Plan, is approximately 516 hectares in size and is bordered by the Canadian Pacific Railway line to the north, Ontario Gatineau Hydro Corridor to the south, the Pickering-Ajax boundary to the east and the West Duffins Creek to the west. BASIS: On October 20, 2008, City Council endorsed the recommendations of the Final Duffin Heights ESP prepared by Sernas Associates on behalf of Mattamy Homes, Cougs (Tillings) Investments Limited and the Ontario Realty Corporation. The completion of the ESP is a necessary prerequisite to the consideration and approval of development applications in Duffin Heights. The ESP provides detailed information on the development limits, servicing requirements and recommendations to protect and enhance the natural heritage system including appropriate ecological buffers and water management. Also, City staff, in consultation with the Planning Partnership, has revised the Development Guidelines for the Duffin Heights Neighbourhood. These revisions include enhanced environmental resources, urban design and community planning principles. Revision to the tertiary maps include: reducing the number of schools and neighbourhood parks, identifying the general location of stormwater management facilities, village greens and pedestrian routes. Amendment 18 to the Pickering Official Plan Page 2 ACTUAL AMENDMENT: The Pickering Official Plan is hereby amended by: 1. Amending Schedule I - Land Use Structure by: • increasing the amount and revising the configuration of the "Open Space System - Natural Areas" designation; • replacing "Urban Residential Areas - Low Density Areas" designation with the "Urban Residential Areas - Medium Density Areas" designation for lands west of Tillings Road; • reducing the amount and revising the configuration of the "Urban Residential Areas - Medium Density Areas" designation for lands north of Old Taunton Road; • replacing the "Urban Residential Areas - Low Density Areas" designation with the "Urban Residential Areas - Medium Density Areas" designation and "Open Space System - Natural Areas" designation for lands south of Old Taunton Road; • replacing the "Employment Areas - Prestige Employment" designation with the "Open Space System - Natural Areas" designation for lands north of Taunton Road; • replacing the "Urban Residential Areas - Low Density Areas" designation and a portion of the "Open Space System - Natural Areas" designation with "Open Space System - Active Recreational Areas" designation to reflect the Pickering Golf Course; as illustrated on Schedule `A' attached to this Amendment. 2. Amending Schedule II - Transportation System for the roads subject to the proposed amendment by deleting segments of two Type `C' arterial roads, realigning the configuration of the future extension of Valley Farm Road and adding a grid network of collector roads as illustrated on Schedule `B' attached to this Amendment. Amendment 18 to the Pickering Official Plan Page 3 3. Amending the text of the Official Plan by: (NEW TEXT SHOWN AS UNDERLINED TEXT, DELETED TEXT SHOWN AS STRIKOUT TEXT AND RETAINED TEXT SHOWN AS UNCHANGED TEXT) 3.1 Revising Section 2.10 by replacing `...102,400 people..." with "...100,500 people..." 3.2 Revising Table 1 by striking out the population targets for the years 2006, 2011 and 2016 for "Duffin Heights" and "Total Population Targets: South Pickering Urban Area" and replacing the targets as follows: TABLE? 1 SOUTH PICI ERING POPULATION TARGETS BY YEAR URBAN AREA Neighbourhood 1996 2001 2006 2011 2016 15 Duffin Heights 1001 100 34-00 5;800 9399 100: 500 2,500 Total Population Targets: South Pickering Urban 71,350 € 78,100: 87,990 97,200 497500 Area 84,900: 91,900: 100,500 3.3 Revising Section 11.17 by deleting existing subsections (b), (c), (f), (i), 0)(i) and 0)(ii); revising existing subsections (d) and (h); adding new subsections (e), (f), (g), (i), (j), (k), (I), (m), (n) and (o); and renumbering the remaining subsections such that section 11.17 now reads as follows: Amendment 18 to the Pickering Official Plan Page 4 20 "11.17 City Council shall, (a) encourage the appropriate and timely disposition of Provincially-owned lands that are not environmentally sensitive; (b) support and eneourage the Region of G.P. Railway, to eonstruet a grade separation between Broek Road and the rail line; require that Old Taunton Read . k a through road prior to, during, and followi ion 0 the grade s 3n between Broelk Read and the rail line, (d) (b) consider establishing, by amendment to this Plan, alternate land uses for tablelands in the vicinity of Valley Farm Road and the Third Concession Road, so long as these lands are not used for the receipt or disposal of waste, and providing an appropriate study is done to the satisfaction of the City, which shall include: (i) a planning/design review that addresses the compatibility of the proposed alternate land uses with abutting land uses, both existing and proposed; (ii) an environmental review that identifies significant natural features and functions, and defines developable limits; (iii) assesses the feasibility of a- proposed northerly ex of Valley Farm Road through the lands, and if feasible, eorridor for this extension; (iv) an archaeological assessment that identifies whether any significant archaeological resources are present on the land, and recommends appropriate measures to protect, excavate, or otherwise deal with these resources; and (v) any other matters Council deems appropriate; Amendment 18 to the Pickering Official Plan Page 5 l .j {e} (c) despite section 11.2 (a) of this Plan, require the completion of development guidelines for the westerly Detailed Review Area prior to permitting new uses within the Area; supply, sanitary sewerage and arterial mad ififiastmeture is required for the development of this neighbourheed. then, $ti ircr true•ttlie ~b9ll rziirrrcr-n serviee designated development area elsewhere in the Pieleering urban area. !it eensideration of this, development Fnitted in the Duffin Heights Neighbour-heed subjeet to the folio wi g fi) development i" this neighbourheed shall be serviee with water, sewer and arterial road-infrastmeture that is provided in a fiseally responsible manner, -(ii) development in this neighbourhood Will be of watef n extension II frastruetur . Road a manner that SUPPOAS the development of this neighbourhood as well as the needs of the overall arterial rea networ i(iii) prior to the approval of o more of the foll development appheations! (B) Condominium DDeseription, (C) Consent, " Part Lot h, E) zoning BY law the Ftegi~ will be safisfied such qVieafK*is will - an tuidw impaet on itwWiT the General Tax Le~y P"a" Amendment 18 to the Pickering Official Plan Page 6 (iv) the Regieft wiH be satisfied that dte eost of the development are the Region through a number e f of the above noted development appheations, where applieable; (B) arrangements whie inelude agreements with the City of Piekering, landowners, the others; anti (C) the implementation e sart s€aetery arrangements under the Development Charges z4 (g) (d) require that an appropriate right-of-way be protected to accommodate a future continuous (free-flow) east-west traffic movement for Third Concession/Rossland Extension west from Brock Road over the West Duffins Creek; ~e) require a broad mix of housing by form, location, size, and affordability within the neighbourhood; t require road designs to be consistent with the road profiles identified in the Duffin Heights Development Guidelines; (g) prohibit individual private driveway access from lands on either side of collector roads in the neighbourhood, and from local roads adjacent to the Mixed Corridor for grade-related dwelling units; (h) for lands designated Mixed Use Areas - Mixed Corridor, Amendment 18 to the Pickering Official Plan Page 7 L 3 (i) require new development to provide a strong and identifiable urban image by establishing buildings closer to the street, providing safe and convenient pedestrian access, and eneourage requiring all buildings to be the eonstruetion Of multi-storey buildings; (ii) require commercial development to provide a second storey functional floor space with three storey massing; (iii) require higher intensity multi-unit housing forms on lands adjacent to Brock Road and restrict grade related residential development to lands adjacent to collector or local roads; (iv) support shared access points between properties along Brock Road in order to minimize access points along Brock Road, in consultation with the Region of Durham; (v) may require a Trip Generation Study, an Internal Traffic Flow Plan and Access Management Plan subject to the satisfaction of the Region of Durham and City; (vi) despite section (g)(iii) above, provisions for higher intensity residential development do not apply to lands adjacent to the C.P. Railway underpass; (vii) require applicants of new development to submit a Development Concept Report illustrating interim and final plans to accommodate intensification over time and ultimate build-out; Amendment 18 to the Pickering Official Plan Page 8 24 (viii) despite sections 3.6 (a) and Table 5 of Chapter 3, not permit the establishment of • single or semi detached dwelling units; and • drive-through facilities, either stand-alone or in combination with other uses; (ix) despite sections 3.6(b), 11.17 (e)(ii) and 15.38, and Table 5 of Chapter 3, in addition to the existing zoned vacant Petro-Canada lands, being Plan 4011-6962, Part 2, permit the establishment of only one retail gasoline outlet inclusive of gas bars and associated car washes for lands designated Mixed Used Area - Mixed Corridors, (4) identify 'Neighbourhood Feeal Points' on the Terda Plan eantained within the Heights Neighbeef-hee Development Guidelines, (iii-(x) require development within the Focal Points as identified on the Tertiary Plan contained within the Council-adopted Duffin Heights Neighbourhood Guidelines to contribute to the prominence of the intersection; in order to achieve this, Council shall require: • initial development on each property to occur at the corner of the intersection-, Amendment 18 to the Pickering Official Plan Page 9 ~ J 0 (A) shall require the jevelopmen widtin -meal its to inelude the inclusion of appropriate provisions in the implementing zoning flaws to addressing such matters as the location and extent of build-to-zones, mix of permitted uses, and required building articulation; and e(B) in addition to seetion (1) above, shall utilize the use of other site development features such as building design, building material, architectural features or structures, landscaping, public art and public realm enhancements such as squares or landscaped seating areas to help achieve interseetion focal point prominence; and; • despite section (g)(ii), all buildings to be a minimum of three functional storeys with four storey massing; xi require the development of future roads adjacent to the Mixed Corridor designation on both sides of Brock Road to provide alternative access, potential transit routes, and boundaries for the land use designations and; on the east side of Brock Road this will consist of a Collector Road (William Jackson Drive) between Taunton Road and Brock Road; and on the west side of Brock Road, this will consist of a local road between the new northerly east/west Collector Road and the extension of Valley Farm Road and, Amendment 18 to the Pickering Official Plan Page 10 fi) designate :nixed forest --loeated- between the valley eetrider of the Ganatseltaig Creek and Breele Read as Open System on Sehedule 1, while of the Open Spaee System shall be established following the results of an with seetion 14.4-, and 0 require any developer of !a adjaeent to proponents of new development abutting or containing existing naturalized open space features designated tableland eeniferous and mixed forest leeated between the valley eorridor- of the Ganatselfaigen Creek and Broelf Road Natural Areas, to submit an Environmental Rep Edge Management Plan to the satisfaction of the City, in consultation with the Toronto and Region Conservation Authority, that mast: (i) deseribe and assess the features and funetions of the tableland eeniferotts mod a c m the Open Spaee System; (iii) (i) addresses the protection of the natural heritage features and functions from the impacts of any new development through such matters mechanisms st►eh as setbaelfs and/or buffers, tree management, tree preservation, invasive species management, en-Aronmental construction management, and stormwater management; and (iv) (ii) identifies road and engineering designs that maintain the ecological integrity of the tableland coniferous and mixed forest; in the design of stormwater management facilities include where feasible: Amendment 18 to the Pickering Official Plan Page 11 0 walking and cycling facilities; i i rest areas; iii wildlife passages; and iv innovative design features such as wetland forebays and outlets; (k) in the consideration of development proposals within the neighbourhood: CI) require appropriate mitigation measures to minimize impacts on existing uses expected to remain in the long term; i i require conveyance to the City of lands for active transportation uses (e.g. sidewalks, walkways, bike lanes), and shall not consider such conveyance as parkland dedication; (iii) encourage rear lanes for residential units at appropriate locations such as major streets to provide streetscapes uninterrupted by garages, driveways and improved safety for multi-use trail users; iv require residential lots with frontages of 6.0 metres or less to be accessed from rear lanes; Ov require a fine-grain mix of housing types, forms and tenures on a variety of lot frontages to prevent concentrations of lots with small frontages and private driveways in order to create opportunities for improved streetscapes, massing and on-street visitor parking; vi may reduce local street right-of-way widths to less than 20.0 metres provided the following matters are addressed: • the proposed right-of-way and pavement width accommodates vehicular needs, services and utilities Amendment 18 to the Pickering Official Plan Page 12 • the street width is appropriate for the use and form of adjacent development; • the street width accommodates sidewalks on both sides of the street; vii despite section (j)(vi) above, may permit in limited circumstances the provision of one sidewalk only where justified by the design plan, street function and abutting development; vii require the submission of a Sustainability Report that demonstrates how the proposal is consistent with the City's Sustainable Development Guidelines; ix design the local street pattern and walkway connections to enable residents to be within 400 metres walking distance of an existing transit stop/planned transit stop; and ~x) require the submission of a Functional Servicing and Stormwater Management Report that demonstrates how the proposal is consistent with the Dufin Heights Environmental Servicing Plan to the satisfaction of the Region, City and the Toronto and Region Conservation Authority; xi ensure that adequate utility networks are/will be established to serve the anticipated development and phased in a way that is cost-effective and efficient; xii determine appropriate locations for larger, above-ground utility locations and require utilities to be clustered, grouped or imported within streetscape features where possible to minimize visual impact; Amendment 18 to the Pickering Official Plan Page 13 n • L9 0 require applicants to submit a Compensation Report that demonstrates how compensation for areas identified in the Duffin Heights Environmental Servicing Plan has been addressed and how any environmental impacts can be mitigated through the use of best management practices and other appropriate sustainable measures to the satisfaction of the City, in consultation with the Toronto and Region Conservation Authority; " despite section 3.5 (a) and Table 3 of Chapter 3, permit only a golf course use or Natural Area use on lands identified as Active Recreational Areas, " require the preparation of a Golf Course Environmental Management Plan prior to changing the configuration of the existing golf course that describes the use of best management practices and other appropriate measures to enhance the natural environment to the satisfaction of the City, in consultation with the Toronto and Region Conservation Authority; 401) require, as a condition of site plan, subdivision or any other development approval, that landowners: f provide contributions calculated on a per hectare basis of the developable lands to a Fish Habitat Restoration Fund administered by the City for restoring fish habitats as identified in the Duffin Heights Environmental Servicing Plan, in consultation with the Toronto and Region Conservation Authority; ii enter into an agreement with the City committing to undertake a monitoring program as outlined in the Duffin Heights Environmental Servicing Plan; and Amendment 18 to the Pickering Official Plan Page 14 iii become a party to the cost sharing agreement for Duffin Heights or receive an acknowledgement from the Trustee of the Duffin Heights Landowners Group Inc. that the benefitting landowner has made satisfactory arrangements to p its proportion of the shared development cost; IMPLEMENTATION: The provisions set forth in the Pickering Official Plan, regarding the implementation of the Plan shall apply in regard to this Amendment. INTERPRETATION: The provisions set forth in the Pickering Official Plan regarding the interpretation of the Plan shall apply in regard to this Amendment. NOTE: For reference, the existing Schedule Land Use Structure, to the Pickering Official Plan is also attached. 2 NOTE: For reference, the existing Schedule ll, Transportation System, to the Pickering Official Plan is also attached. SCHEDULE A' EXISTING OFFICIAL PLAN Z TAUNTON AD ^ I~=~ TAUNTON CAD Q / L • O FORESTREAM / P TRAIL , - - _ _ - i 4 D31 / PINE 0 HEIGHTS Z TRAIL J DERS 1NE m \ 1- STRE W (l ~ ~ Y C ° 38 / BROCK ~j / j l~ L'RR1~JW~~~ D / WEST / LANDFILL ~ D ARE CONCESSION / ROAD CON. 'cl o 0 0 I - - - - =c• IF)OR EXTRACT OF SCHEDULE I TO THE LAND USE STRUCTURE PICKERING OPEN SPACE SYSTEM RURAL SETTLEMENTS OTHER BOUNDARIES OFFICIAL PLAN NATURAL AREAS RURAL CLUSTERS [r3 DUFFIN HEIGHTS = ACTIVE RECREATIONAL AREAS = RURAL HAMLETS EDITIONS OTHER DESIGNATIONS AGRICULTURAL AREAS FREEWAYS AND MAJOR UTILITIES URBAN RESIDENTIAL AREAS CONTROLLED ACCESS AREAS IM DEFERRALS AREA LOW DENSITY AREAS ® POTENTIAL MULTI USE AREAS an _ ® MEDIUM DENSITY AREAS EMPLOYMENT AREAS e MIXED USE AREAS ® PRESTIGE EMPLOYMENT E MIXED CORRIDORS CT' OF PICKERING PLANNING o DEVELOPMENT DEPARTMENT ® DECEMBER 2005 N THIS MAP roRM PARE of s o THE PICKERNG o PLAN ANo MUST fK IN CONJUNCTION N WTI THE OTHER SCHEDULES AND TIIE TEM. AMENDMENT 18- DUFFIN HEIGHTS TAUNTON to ROAD TAUNTON GOAD RD. o / ENE 0 0 FORESTREAM / / PAP TRAIL 4 Q D31 i~ c' PINE Z HEIGHTS Y TRAIL. EL~NE _ Q \ DE ( ST \ W Ill O 38 / z / BROCK \ C ERR~J1 ~'~'~~J D L < / WEST ND 1 L ND ARE \ / CONCESSION ROAD CON. ■ CORRIDOR , , - - - ■ i i CHE\RRYWOOD L c / TRANSFORMER S ti~ STATION t Q ■ EXTRACT OF SCHEDULE I TO THE LAND USE STRUCTURE PIICKTE~RIN~GA~ OPEN SPACE SYSTEM RURAL SETTLEMENTS OTHER BOUNDARIES l' i' ICiAlJ PLAN \ } - NATURAL AREAS RURAL CLUSTERS Ce3 DUFFIN HEIGHTS O ACTIVE RECREATIONAL AREAS RURAL HAMLETS EDITION? AGRICULTURAL AREAS FREEWAYS AND MAJOR UTILITIES ( URBAN RESIDENTIAL AREAS CONTROLLED ACCESS AREAS 1 ARC LOW DENSITY AREAS POTENTIAL MULTI USE AREAS e MEDIUM DENSITY AREAS OTHER DESIGNATIONS i s MIXED USE AREAS IM DEFERRALS MIXED CORRIDORS CITY OF PICKERING PUNNING & DEVELOPMENT DEPARTMENT m(d FEB.. zoos N THIS F PART OF Tf1oN T OF THE PICKERING oFF1CNL PI AND YUSf w BE READ IN CONJINNTON WT/ THE OTHER SCHEDUIES AND THE E TEXT. SCHEDULE B' EXISTING OFFICIAL PLAN _ Q : J s : W ROAD ° , Q FORE REAM ° TRAIL D39 ~ . 4 . ■ ~j PIN I~ z HEIGHT : • Q TRAI L m W (n 38 O E ►~cODsl ED 1--% A r-\ 4W 41V AND A x C) D4 LL ■ O EXTRACT OF TRANSPORTATION SYSTEM SCHEDULE II TO THE EXISTING FUTURE PICKERING EXISTING FUTURE O FREEWAY INTERCHANGES OFFICIAL PLAN FREEWAYS UNDERPASSES/OVERPASSES EDITION 5 TYPE A ARTERIAL ROADS RAILWAYS TYPE B ARTERIAL ROADS sNOwN L'"P ~ Mxxxxx.xxF GO RAIL TYPE C ARTERIAL ROADS aF ® GO STATIONS COLLECTOR ROADS ■ _ TRANSIT SPINES LOCAL ROADS TRANSIT FEEDER SERVICE PLANNING d[ CITY DEVELOPMENT PICKERING DEPARTMENT DUFFIN HEIGHTS D' '•~P~~ E1 JUNE, 2008 DEFERRALS N lli6 YM READ PART OF mlfrol+ 3 OF THE PK]sc d OFFlCML M PLAN AND MUSE REM IN CONJUNCLION WffN THE OTHER SCHEDULES AND THE TIXT. AMENDMENT 18 - DUFFIN HEIGHTS ROAD ° FORE REAM Q TRAI L • D39 00 ■ • ,.~Q•. PIN ' HEIGHT L• Z Q TRAI L m O ~4W si. •d CHE OD s I ~~AND A x Q D4 O EXTRACT OF TRANSPORTATION SYSTEM SCHEDULE II TO THE EXISTING FUTURE PICKERING EXISTING FUTURE O FREEWAY INTERCHANGES OFFICIAL PLAN FREEWAYS UNDERPASSES/OVERPASSES EDITION? TYPE A ARTERIAL ROADS RAILWAYS TYPE B ARTERIAL ROADS ■ +xl.xlxxxxlr GO RAIL 4MHI- 1N.F e TYPE C ARTERIAL ROADS w ® GO STATIONS IAmj COLLECTOR ROADS w ~ TRANSIT SPINES LOCAL ROADS CITY OF PICKERING TRANSIT FEEDER SERVICE • • w w w w w ~ PLANNING & DEVELOPMENT DEPARTMENT DUFFIN HEIGHTS fd FEB.. 2009 DEFERRALS N THIS MAP clews PARE OF m 7 OF THE PICKERIND Oc}TCIAL PLAN AND MUST EE READ IN CONJUNCTION WLT11 -E OMER SCHCDUL6 AND THE tEXT. APPENDIX II TO REPORT PD 17109 DEVELOPMENT GUIDELINES FOR THE DUFFIN HEIGHTS NEIGHBOURHOOD a~ I$I PirCTKE Duffin Heights Neighbourhood Section 01 Duffin Heights DEVELOPMENT GUIDELINES N - - Z - / Q TAUNTON ROq~ ' TAUNTON ROAM a / R i GAF/ Q Q P/ LL Z THIRD C / R OAF O N U in W I J C q a T N 35 table of contents 1. Introduction 1 2. Urban Design Guidelines - Public Realm 4 3. Urban Design Guidelines - Residential Neighbourhoods 11 4. Urban Design Guidelines - Brock Road Mixed Use Corridor 19 5. Road Network 31 6. Staging and Implementation 37 Appendix I - Functional Servicing and Stormwater 39 0 Report Requirements Checklist 15 E a 0 Figure A - Tertiary Plan - Duffin Heights Neighbourhood 40 0 Figure B - Design Plan - Duffin Heights Neighbourhood 41 0 E 7 O L Z L rn c D 36 • - introduction 1.1 General Description This document contains Development Guidelines for the Duffin Heights Neighbourhood in the City of Pickering. Although the former Brock West Landfill Site is included in this Neighbourhood, the guidelines contained in this document do not apply to it. The guidelines do apply to the tow low, lands on both sides of Brock Road, bounded to the east by ' the municipal boundary with the Town of Ajax, to the west • 4 by the Ganatsekiagon Creek, to the north by the Canadian. Pacific Railway, and to the south by the Hydro Corridor. The subject lands are affected by a number of existing land uses and natural features, which have been taken into consideration during the land use planning process and during the preparation of these Guidelines. The key ones are listed below: x04 The valley systems associated with Ganatsekiagon Creek and Urfe Creek; • Two Hydro Corridors, one running diagonally through ~n LL,u the lands and a wider one, which forms the south limit; • Duffin Meadows cemetery, approximately 34 hectares in size, located on the east side of Brock Road, north of =y 4 the Hydro Corridor; AL • Devi Mandir Temple, a place of worship, located on the west side of Brock Road, north of Dersan Street; y • The Canadian Pacific Railway line locatedon the northern boundary of the Duffin Heights Neighbourhood; and, Q • The tableland forest located between the Ganatsekiagon Creek and Brock Road. a F r ;~7 o r O New development shall consider the impact of proposed o new uses on existing uses that are expected to remain for the long term and require appropriate mitigation measures a, to minimize any impacts. Z ca Y`': It is expected that the variety of existing uses along Brock o, Road will be replaced through redevelopment for more intensive residential, commercial and related uses in the long term. o 1 , x 1.2 Neighbourhood Vision The Duffin Heights Neighbourhood is conceived as a cluster of separate but linked residential nodes centred around a mixed use corridor. Open spaces including trails, shall serve as a key organizing feature by physically linking the residential areas and by providing edge definition where R ; n development areas abut. In addition, open space shall contribute to the overall character by enhancing scenic quality and providing focal points for views. The neighbourhood shall be designed with the pedestrian in mind by providing appropriate facilities, scale, form and detail to promote walking and social interaction. Such facilities shall include an integrated pedestrian system of sidewalks, trails, village greens and a neighbourhood park. k I WA 1.3 Development Framework n' The Tertiary Plan - Duffin Heights Neighbourhood, attached as Figure W, establishes a broad mix of uses. The Tertiary Plan identifies significant community focal points along s~ Brock Road at three intersections. In addition to residential, retail and shopping opportunities, as well as restaurants, personal services and professional offices will be provided r 1 w along the frontage of Brock Road. The Design Plan - Duffin Heights Neighbourhood, attached as Figure `B', identifies the prominent internal and external views/vistas, major pedestrian routes, a park, village greens and stormwater management ponds. '1 J! o N i- ~ 'Y~'yfdt .L Y U 0 U 2 3 1.4 Development Objectives . r 4 Development within Duffin Heights shall strive to achieve the design objectives and adhere to the policies of the City's 4 ; .r Official Plan, particularly, Chapter 9, "Community Design" and Chapter 13, "Detailed Design Considerations." It is the intent of these guidelines to both further those objectives • ny ;i F and embellish the ones listed below: r""gR • To create accessible pedestrian-oriented residential... areas, distinct in character and harmonious with the ` larger neighbourhood. • To create a streetscape which is attractive, safe and encourages social interaction within the neighbourhood. • To establish a central focus to the neighbourhood which is safe, lively and attractive. z. ~ • To provide a diversity of uses to support neighbourhood S t. and City functions. 3•. • i. To preserve and maintain the ecological function of the tableland forest and valleylands. • To promote site development and building/construction that is consistent with the City's S usta i nable Development Guidelines. • To provide a mix of housing types, forms, affordability c and tenure, on a variety of lot frontages. a 'S The Urban Design Guidelines which follow in sections 2.0 jf~ >a 3 Urban Design Guidelines - Public Realm and 3.0 Urban Ffa# „ R.F A; Design Guidelines - Residential Neighbourhood have been a developed to assist in meeting these objectives. z m ` , ► o O ~ro L 4, 1. A al Ti 2 C 3 39 two urban design guidelines - public realm 2.1 Guidelines for Open Space t The existing open space system within Duffin Heights contributes much to the area's character and to the City's n' ecological system. The multiple valleylands and mature woodlands are considered unique attributes which will benefit the neighbourhood by serving as integral parts of the open space system and optimizing scenic quality. Development of Duffin Heights shall require careful consideration of integration with existing topography and mature vegetation. 2. 1.1 Open Space System 1. The road connections through the tableland forest are identified on Figure 'A' - Tertiary Plan and the streets that directly abut the forest shall have development on the opposite side. ' 2. No development shall occur on lands abutting existing naturalized open space features prior to the completion of an Edge Management Plan. 3. The assessment of vegetation areas shall indicate priority for preservation based on an evaluation of vegetation health, ecological value and sensitivity to development. 4. Existing edge vegetation should be preserved or enhanced to protect interior habitats. 5. Pedestrian access shall be controlled through the provision of a path system that protects sensitive areas, is fully accessible to all, provides opportunities for interpretation r ` and establishes critical links to the community. r `ate j r br t 6. Significant natural heritage features within the neighbourhood shall be protected and integrated into the o = community neighbourhood open space system. aw lie v) a~ Y U_ O T U 4 ' 4(_1 2.1.2 Tree Preservation Within Development Areas 1. In addition to the tableland forest, established trees that provide significant buffering or aesthetic contributions to the neighbourhood should be considered for preservation and protected during construction. While it is recognized that tree preservation is difficult to successfully achieve with i C7 Y a: full urban servicing and grading of new development areas, opportunities for tree preservation should be pursued where practicable. Tree preservation details will be required to be submitted for the City's review. SAO 2. Retention of significant vegetation is encouraged and shall be considered for all development lands. However, the City acknowledges that some vegetation will be lost through Residential units front directly onto a park development. In some cases, remedial plantings will be required (on-site or off-site as appropriate) to compensate for vegetation loss. 2.1.3 Street Tree Planting 1. Residential Developments - Provide at least 1 street , tree for each residential dwelling unit, excluding multiple !Y dwellings that are subject to site plan approval, and at least. 3 street trees for each flankage lot where practicable. Where possible, the trees should be native species and contribute, to the area's biodiversity. Theme street tree planting shouicl "x t y be encouraged to assist in identifying and enhancing certain areas/uses within the neighbourhood. 2. Mixed Use Developments/Park Spaces - Encourage x double-row (paired) street trees, planted at 9.0 metres on centre, along park space frontages, open space frontages, U) and Brock Road development frontages. Community mailbox in a park c a) 2.1.4 Neighbourhood Park , 0 I„ 1. The Neighbourhood Park will provide opportunities for w~ I E active and passive recreation for surrounding residents. o Generally, the park may include elements such as play t` 2 k w " > structures, informal playgrounds, seating, hard surface t - o X-1 areas, shaded areas under tree canopies or open air t o ,wx c structures, community mai!hox ,s.. specimen tree, shnih ar(, C_ M ground cover planting. 0 rn 2. The Neighbourhood Park will generally be 1.8 hectares of Z level land. L 3. Pedestrian access to the park should be clearly defined Housing and pathway adjacent to park using landscaping or architectural elements. _ c 4. Park design should ensure visual privacy for adjoining o residents. 5 41 t M 5. Where the park abuts the golf course, fencing is required and its design should be consistent around the perimeter of the park. ~"~i1, C z, ~aE`t ibt.'4~~. GGf~ C x+P . 6. Landscape design should enhance microclimate ' rrt ~ry x opportunities (wind, sun, shade etc.) Seating and shade areas should be designed in concert with pathways and IW.U play areas. ' s 7. Ensure the park area is at a similar grade to the public street and is fully accessible to all residents. Avoid major grade changes in active areas. qty ~ 6 i..,eyY 8. Ensure the park includes appropriate signage visible from Street trees enhance the visual appearance of the park surrounding streets. 9. Locate playground structures with clear visibility to public streets. 10. A balance of hard and soft landscape materials at street corners is encouraged. 11. Architectural structures in active park spaces associated with other neighbourhood uses are encouraged. tt 12. Locate bike racks along trails, play areas and park entrances. Provide hard surfaces under bike rack. { y*; 13. Provide on-street parking along public streets adjacent to the park. 2.1.5 Village Greens Example of houses fronting onto park 1. A Village Green is a small component of the public park system, that is typically soft landscaped. 'r?q' 2. Village Greens should be located on visible road frontages w sy " r r' and their entries should be clearly defined through landscape x ' treatment and built form elements. 10 m..1 1 r 3. Pathways within Village Greens should connectto pedestrian o *y sidewalks and trails within the open space system. 4. View corridors terminating at Village Greens should be n highlighted through landscape treatment and/or built form elements to create a visual terminus/landmark in the I X „ate.3 wY,,._ community. Ys: 'w . 5. Community mailboxes and information boards may be a Village Greens create spaces for people to gather in considered within Village Greens. w 0 6. Residential units are encouraged to front Village Greens. U 6 ►,i l 42 2.1.6 Gateways 1. Streetscaping features at gateway corners shall include enhanced landscaping and coordinated fencing to frame the entry into the neighbourhood._,._ r t "ri 2. Gateway features, such as community signage, low walls, fencing or enhanced landscape treatment, may be 4 s n incorporated in the design of entry road intersection and shall be coordinated in design and materials with adjacent r; structures and consistent along main road right-of-way. 3. Intersections should have distinctive surface treatment for pedestrian crossings, including wider sidewalks and connections to bus shelters. 4. Noise attenuation features should be the last option for uses A gateway condition with a community identity feature flanking onto the gateway sites. If they are to be permitted they must be minimized and the material and architectural details shall compliment the adjacent structures, integrate into ecological corridors, include landscaping and reflect the fencing details of community-wide fence standards. r 2.1.7 Stormwater Management 1. Based on preliminary stormwater information, four potential stormwater management ponds are identified on Figure 'Ad~~!rC ~Tertiary Plan. The ponds are adjacent to the neighbourhood's open space system and will strive to achieve optimal out- flow water quality to the creeks, in accordance with best _ ` management practices. 2. These stormwater management facilities shall be developed in a manner that will yield the greatest environmental and Planted medians help to define gateways amenity benefit to the neighbourhood. 0 3. Landowners are required to enter into cost-sharing agreements for stormwater management ponds and other development costs, as conditions of development _o approval. _ + o 4. Stormwater management facilities may be key focal/visual o features within the community contributing to the appearance OL V Y e L and ambience, while achieving functional objectives related to flow moderation and water quality. w ,,a m Z 5. Native species and flood tolerant water's edge plants including a mixture of herbaceous and woody vegetation may be planted to stabilize banks of ponds. The perimeter „~"4t~ of the permanent pool shall be planted with emergent,. strand and submergent species to improve the aesthetics Pond enhancing natural landscape o and enhance the performance of the facility. 7 - 4 6. Ponds are envisioned to blend with the natural landscape, therefore, geometric forms and standard slope gradients will be avoided in favour of shapes that replicate natural sue.. q landforms in the area. Inlet and outlet structures will be concealed using a combination of planting, grading and natural stone. 7. Where there is a need to discourage public access to areas around the perimeter of the ponds, living fences and barrier plantings may be utilized in place of fencing. Barrier plantings should be installed along the crest of steep slopes, adjacent to deep-water areas and around inlet and outlet ~ structures. 8. Fencing of ponds should be discouraged - rather, be NNW" designed with trails, view points and interpretive signage so that they are an integral part of the pedestrian and trail system. 9. Public walking/cycling trails should encircle ponds and extend along stormwater channels, where possible. y 2.1.8 Valleyland System 1. The valleyland system, which is part of the open space system, includes lands below top of bank and appropriate .k.~ = open space buffers as shown in the Duffin Heights IMF Environmental Servicing Plan. 2. Building on the City's Trail and Bikeway Master Plan, which identified a trail network along the Ganatsekiagon Creek valleylands, additional trails have been identified both on the east and west sides of Brock Road, see Figure 'B'- Design Plan. 2.1.9 Pedestrian & Trail System o 1. An integrated and fully accessible pedestrian system shall be established which provides safe, attractive and easy access within and to residential areas, community focal o points and open spaces. The system shall be comprised Qri of sidewalks, paved pathways and valleyland trails. Major pedestrian routes are identified on Figure 'B'- Design Plan. \ r T s n (3) U CL o Houses backing onto a Storm Water Pond U 8 7 1 4 2. Major east-west connections shall occur along collector roads, linked to schools, parks and other open spaces. Major north-south connections shall occur within open= spaces including valleylands, woodlands and the hydro ' k corridor. The future Valle Farm Road extension shall serve as a critical connection between Duffin Heights and southern Pickering. Opportunities to secure adequate rights-of-way for these pedestrian routes will be considered in the review of subdivision and site designs as the neighbourhood develops. 3. Although Figure 'B' - Design Plan does not identify a pedestrian route through the cemetery lands, the City , recognizes that the cemetery provides for a passive open space area which allows for access by the public Trail System on a limited basis in accordance with the cemetery's operational requirements. Should the City choose to explore opportunities for a pedestrian route through the cemetery lands to integrate with a neighbourhood pedestrian system, the implementation of any route and any alignment thereof would be considered only following consultation with and the approval of the cemetery owner. 4. Connections to the community trail system or prominent ;.R walkways or gateway connections shall be emphasized through increased trail or walkway width. Special treatments, at trailhead entrances should be considered such as higher quality landscape features, benches, decorative paving pattern, interpretive or directional signage. g 5. Trails into or adjacent to natural or open space features Cn shall be integrated sensitively. Trail System 6. Native non-invasive plantings are encouraged along trail connections abutting natural features.'. , r o E 7. Surface and width of the trail will be determined based on function with adequate space for construction of the trail including allowance for site grading, drainage and landscape ' V buffers. o 8. Trail design and type will be based on each in order to minimize environmental impacr.~ Z 9. Trails will be designed to accommodate a range of users (n and abilities. The gradient of trails should not exceed o, five percent. The use of permeable materials shall be _ encouraged for trail construction in areas where sufficient Multi-Purpose Trail c drainage exists. p 9 45 M 10. Trails should be clearly signed regarding permitted uses and speed. Wayfinding signage and/or trail markers should be provided throughout the trail network. 11. Benches and waste management receptacles should be provided at trail heads and at regular intervals along the c, 4 route. r , r 12. Trails located in proximity to significant sensitive natural 4 features, or adjacent to stormwater management facilities { s; " should i ncorporate interpretive signage atva rious locations to promote stewardship initiatives that will protect and enhance A multi-purpose/trail adjacent to a pond the features and functions of the natural environment. 2.1.10 Pickering Golf Course ti The Pickering Golf Course is identified on the Tertiary Plan and is permitted on lands designated Active Recreational Areas in the Official Plan. Prior to changing the existing golf course holes and/or adding new holes to the golf course, a Golf Course Environmental Management Plan shall be prepared and submitted to the City of Pickering. This Plan shall describe the use of best management practices and other appropriate measures to enhance the natural environment. 2.1.11 Duffin Meadows Cemetery The Duffin Meadows Cemetery is identified on the Tertiary Plan and is permitted on lands designated Natural Areas - Open Space System in the Official Plan. It is noted that the o Cemetery is not with the Brock Road Mixed Use Corridor and ° therefore not covered by the guidelines contained in Section N Four. Notwithstanding the above, the Cemetery is encouraged to have regard to the Brock Road frontage for any major building a Q development on their land. v~ c a~ Y v a w 0 Z' U 10 46 three urban design guidelines residential 3.0 Design Guidelines for the Residential Neighbourhoods. h , ~t~ This section of the document provides general guidance for the design of built form and how it should address the street-~ --scape and open space in the private realm. These Guidelines are to be read in conjunction with the policies of the Official Plan and Zoning By-law requirements for the Duffin Heights ° Neighbourhood., _ Residential buildings within the Duffin Heights Neighbourhood NSA- 4 will be subject to review and approval in accordance with a City approved Architectural Design Control process. The fol- Detached garages provide for streetscape variation lowing guidelines will assist in the preparation of the policies/ requirements for all residential buildings. oloololipja MW 3.1 All Development 3.1.1 Built Form 1. A full range of housing types and tenures on a variety of lot frontages should be provided to make a variety of housing options available to the community. s 4 2. Development should be designed to achieve a high degree of sustainability within the community. 3. Architectural styles of individual units and blocks should a, Building projections, such as porches, provide be sensitive to and complement each other. transitional building elements 4. A variety of architectural elements such as entry porches, dormers, material detailing will be employed to create a MMMWMMMW- m distinctive character for each block. Q 5. To support public transit and for reasons of public safety ► a and convenience primary building entrances to principal buildings shall be clearly visible and located on a public t road or onto public open spaces. o rte" _ , v - _AL 6. Access from sidewalks and public open space areas to - primary building entrances shall be convenient and direct, with minimum changes in grade. r Buildings fronting on park with direct walkway m connections from entrances c 11 47 s r 7. To minimize disruptions to traffic flow and to maximize safety and the attractiveness of Collector Roads, driveways for grade related residential development shall +s?* not be permitted. 8. Buildings sited at the end of a view corridor, such as at a "T" intersection, elbow roads, traffic circles and on prime corner lots should be designed with significant architectural elements to address these views. 9. Lots that have high public exposure, such as corner lots or Porches provide for "eyes on the park" lots located adjacent to active public open space should also have significant architectural elements. The building design on these lots shall be of a high architectural quality. Architectural and siting treatments for different lot configurations are recommended, in order to promote - a defined and an attractive streetscape with constructed focal points. 10. Entry doors should be visible from the street. Enclosure of porches is not permitted. A L. Y,.~ I~ ,r ro ~11. Every effort should be made to screen utility meters on townhouse units from public view through the use of _ recessed walls, insetting within walls, landscaping, or w :jw d other screening solutions that may be provided by the builder. Residential built form frames the park 3.1.2 Location of Buildings with Respect to Roads and Open Space 1. To reinforce the road, lane and block pattern, the following measures will be employed: r ~3 t~J - buildings will be located in close proximity to the property line adjoining the public road; CD 1 1 o C) it t C`! siting and massing of buildings will provide a c~ I tr consistent relationship, continuity and enclosure to the public roads; = - buildings located adjacent to, or at the edge of parks and open spaces will provide opportunities for overlook into the open space; a Consistent building setback reinforces the street edge w 0 Z, U 12 48 - the massing, siting and scale of buildings located q r , r, adjacent to, or along the edge of a park or open t~`• i= space will create a degree of enclosure or definition r d ##e ~,t appropriate to the type of open space they enclose and, ~ qlt~~~~ - buildings of significant public use or architectural merit may be sited to specifically differ from the surrounding it- F"~ t w„ a urban fabric in order to emphasize their importance as f landmarks. , 3.2 Residential Buildings w For grade related residential development in Duffin Heights the Example of a one and a half storey Bungalow City will require, as a condition of approval, that the property owner enter into an Architectural Design Control process. Architectural Control will promote a high degree of streetscape design within an overall neighbourhood plan. While the specifics of each plan of subdivision/development proposals may vary, the overall objectives will remain the same throughout the neighbourhood. The objectives will include: r,1` rte' r • creating distinctive and appealing streetscapes through attention to building design and detailing; - • ensuring appropriate massing, materials and building siting; 4W A ■h. : ~ e t AE Eli • design compatibility; 511f • identifying specific design requirements for specific priority lots having highly visible elevations; and, Example of two storey house • encourage pedestrian friendly streetscape. a~ c 3.2.1 Detached & Semi-Detached Houses 1. Buildings must have front and exterior side facades parallel 0 to the road with front doors, windows and/or entry features N facing the road to create a consistent street wall. = ~_^T y E 2. Garages shall be encouraged to be set behind or flush with a'D the main building face or the front porch or accessed from a rear lane. ri 3. Paired or grouped driveways will be encouraged to reduce j the amount of asphalt on front yards. i Z 3.2.2 Townhouses 1. The siting, massing, and facade design of townhouse units shall be coordinated on a block-by-block basis. Multiple Semi-detached with rear lane blocks of townhouse blocks which create monotonous streetscapes shall be prohibited. 13 , 2. The elevation of the townhouse block shall be articulated in a manner that provides variation between units, and reinforces common characteristics that visually unit the - block. " I } 3. Variety in the design of roofs is required to break up the t, I massing of townhouse blocks. 4. The massing and built form of townhouse units adjacent to single/semi-detached dwellings shall be enhanced with - architectural elements to promote visual integration. 5. Garages are encouraged to be accessed from a rear lane Townhouses with garages on rear lane for all townhouse dwelling units. However, they must be accessed from a rear lane for all units that have less than a 6.0 metre unit width. 6. Side and rear elevations visible from public areas shall have upgraded facade treatments. 7. Corner unit designs are encouraged to provide significant aw .W corner features such as a wrap-around porch, wall s - articulation, turret or bay window. 8. Buildings sited at the end of view corridor, such as at a ;R g "T" intersection, elbow roads, traffic circles and on prime t i Ilk , ? corner lots should be designed with significant architectural r~ ! 1w elements to address these views. 3.2.3 Apartments Example of Townhouse Units 1. Apartment buildings should be oriented to front, face and feature the public road. A substantial portion of the building .00 0101-0 should front the public road at a minimum setback. 4,4 r A z 2. Entrances should be located and oriented to public roads. IL x N Q s I f: R3 +t c... ,ate yy . log y CY) - AW1 Apartment building oriented to public road T Variety in unit styles, massing, and elevation design, v along a streetscape 14 3. Permanent parking, loading and service areas should be a r' located in side or rear yards and set back from the front facade of the building., 1 , 4. A visitor drop off area should be located at main entry door of the building. a 5. Rooftop mechanical equipment shall be screened from view through architectural design and/or with materials that are ' complementary to the building. 1 r 3.3 Residential Buildings - Architectural Features and Details a 3.3.1 Front Entries & Porches Emphasis should be placed on the entry. 1. Front entry elements shall be articulated through the use of framing materials, colour and built form including porches, r'r arches or articulated front steps. , i -lit 2. A front entry with more than three risers leading to the No k` porch should be avoided, unless integral to the architectural , design of the building. Where three risers are exceeded, F the front entry design will include such elements as 71, appropriately detailed railing, integrating of steps into the . ~i.` design of the porch and designing the steps in concert with the landscape. 74, 3. Porches on detached units shall be deep enough to allow Variety in roof configuration creates streetscape interest a seating area (a minimum depth of 1.5 metres, although a 1.8 metres depth is encouraged)., a i ~ 4. Entry features shall be articulated through detailing and/or a - 3 0 variation of materials. c a~ 5. Single entry doors are encouraged to incorporate sidelights - E and/or transoms. Where these are not possible due to floor plan arrangement, a vision panel (glazing) shall be provided o in the entry door. o 90 3.3.2 Roofs 1. A variety of roof configurations is required including accent z gables, dormers, porches and variation of roof ridges both ~ , f= s parallel and perpendicular to the street. Accent materials in gables such as decorative materials are encouraged. _ c Utility meters should be recessed and hidden from view 15 51 2. The roof material and colour for detached garages shall be the same as the main building. 7 3.3.3 Utilities and Mechanical Equipment 50 1PIWz, ~ t 1. On interior lots utility meters are encouraged to be limited 1491 AM -o- I to side elevation of dwellings and coordinated between units to generate consistency. Landscaping as a means of I, screening meters is encouraged. 2. Where meters are located on side elevations of lots flanking ~i ~itll ! ' mown streets, parks, or other highly visible locations the meters " should be placed at an inconspicuous location, recessed and treated with an architectural surround or screened by landscaping, where permitted by utility company standards. -mot Example of a detached garage in rear yard 3. Air conditioning units, vents for dryers, exhaust fans, etc., should not be located on any elevation facing the street and where this not possible, appropriate shielding shall be provided. 3.3.4 Garages l" 1. The design of garages can have a major impact on the visual character of the individual dwelling and the collective streetscape. Therefore, the design and material of attached garages should complement, not dominate the main dwelling to create a cohesive streetscape. 2. Builders are encouraged to provide a variety of garage types including attached front garages, detached garages and lane based garages. Detached house with integrated garage 3.4 Guidelines for Public/Institutional Buildings 'V~~.. Public/Institutional uses form an important aspect of community identity. Buildings serving these uses act as important built landmarks in the community. Careful attention must be paid °o Ali to the design of these structures to ensure that they reflect the built quality and integrate with the scale of the surrounding (N L I' neighbourhood. CL Q 1. Public/Institutional buildings should be sited prominently and where possible, should terminate views. Y2. Public/Institutional buildings are encouraged to locate in the Brock Road mixed corridor area and be should be located rZ o close to the road to reinforce the street wall and define 2~ intersections. U 16 I 152 3. Public/Institutional buildings should set a high standard of architectural design and reflect the scale and character of surrounding neighbourhoods. 4. Special landscape features are encouraged to distinguish p important landmark buildings at the pedestrian level. 5. Public/Institutional buildings should be designed as special landmark buildings with high quality design, materials and finishes. The site should be well landscaped in recognition of their prominent locations and status as landmark buildings 6. The front door of all Public/Institutional buildings shall be connected with a walkway to the sidewalk on the road. 7. Vehicular parking should be located at the side or rear of i the building. Parking for cyclists should be located near building entrances and where visual surveillance can be Projecting entry and tower element emphasize the main entrance maximized. 8. Drop-off areas should be provided for buses and cars at the side of the building, but may be located in the front of the building subject to building design and site plan considerations. 9. Consideration for a road lay-by should be given for buses and cars. 10. Rooftop mechanical equipment shall be screened with materials that are complementary to the building or through parapet height where applicable. 3.4.1 School Sites a low c- gill 0 Two elementary schools are identified conceptually on the ,rrt~rt. c Tertiary Plan, one to the west of Brock Road and one to the g j o east of Brock Road. Each site is proposed to have an area of approximately 2.4 hectares. These schools should front onto a vAW collector road. L School reinforcing the road edge 0 L m 2) N _C 17 Urban Design Demonstration Plan 1 ~ ilk i i l y, I J I 0 B r 04 cli ~I U 18 54 four urban design guidelines - brock road mixed use corridor 4.0 Brock Road Mix Use Corridor Urban Design Guidelines 4.1 Brock Road Corridor Streetscape j 4. 1.1 Building Massing & Architecture 1. Higher density, mid-rise and mixed use buildings shall be fie encouraged along the Brock Road mixed use corridor. 2. A high level of architectural quality will be required for the ti buildings adjacent to Brock Road and along the collector road facades at the focal point intersection areas. 3. All buildings adjacent to Brock Road must provide a minimum of two functional floors with a minimum three storey massing except at corners where all buildings shall have a minimum of three functional floors and a minimum four storey massing and have a unique identity and architectural design. In general, increased building heights shall be encouraged. I'll p s' - 4. For development within the Brock Road mixed use r A, corridor, that fronts local roads, a minimum two storey ` } t w building will be required and is encouraged to have higher t ' roof pitches to visually transition heights from the corridor pf' to the adjacent residential areas. g% 4 6i 5. High quality building design, including vertical massing elements at neighbourhood focal points, shall be encouraged. a 6. Sites with multiple buildings are encouraged to reflect a similar/consistent architectural theme/treatment. i 7. High quality building design and architectural elements o shall be consistent on all building elevation, particularly a, on facades in public view or backing onto residential I properties._. - a 8. Where appropriate to the architectural style of the building,' a ° double height entries along Brock Road are encouraged for prominence and celebration of building. z r 9. Architectural features such as awnings, projections, French balconies, terraces, cornices, friezes, moulds, eaves, roof lines, arches, trims, horizontal or vertical lines, bandings, etc. must form part of the design of the buildings to offer buildings uniqueness in character, visual o interest and variety in design. 19 J ~ 10. Variations in colour or multiple colours shall be permitted within an overall, planned, and attractive range of colours. ' Building colours shall be diverse with contrast of colour value, tone and hue. rs WS'" ' 11. Contrasting materials, patterns, textures, lighting and $~.A t w colour are encouraged to create interest, focus, unity, and * r1j compatibility for building entrances and accent areas or y features. r a^ ~ ,yt a 3F v d ~.ffYM~rrbb 12. Building windows must have detailed elements such as recessed, projecting or bay windows to provide an interesting visual appearance to buildings. n - ...mss. 13. Secondary doors, such as emergency exits or service doors shall be designed to blend in with the building fagade. 4.1.2 Landscaping & Signage 1. Streetscape elements such as furniture, accessories, fencing, transit shelters and gateway features should be visually harmonious and complement building architecture. 2 Landscaping shall be provided on unbuilt areas of a site that are not required to meet parking requirements. This includes any areas reserved for future phases of development. 3. Parking areas shall have landscaped islands that have a ~ minimum width of 3.0 metres that provides for tree growth and retention. In specific instances, islands should be wide enough to accommodate a pedestrian walkway in addition to landscaping. 4. Trees, shrubs and other vegetation shall be selected 1 s r; considering their tolerance to urban conditions, such as road I salt or heat. Preference shall be given to native species of the region of equal suitability. 5. Along the Brock Road frontage significant landscape features and detailed fencing shall be required to provide a street edge at the initial stages of development where there is no °o building and/or to help soften views to parking areas. 6. Building signage should be compatible with and respect the a building form and architectural features. Signage lighting should be directed to limit light trespass to surrounding Q,_ properties. 7. Lighting design should complement the design of the a development. 0 Z' 8. Exterior lighting shall not spill over onto adjacent properties U or streets. 20 9. Lighting shall be downcast to prevent light pollution. 10. Lighting and light standards in public areas including parking lots should relate to the pedestrian and be limited to a height of 6.0 metres.` 11. All areas not required for building, storage, servicing, or i it parking shall be landscaped. I" 12. Enhanced landscaping shall be provided at intersection _ corners, site entrances and to buffer utility areas located in p rear yards. t 13. Ground-mounted and wall-mounted signs shall be located and designed to complement the character and scale of the area and promote an active, pedestrian-friendly environment. 14. Attractive exterior seating areas or courtyards shall be e w ` encouraged that include benches, bicycle lock-ups and waste management receptacles, and be safely removed c- es from vehicular routes. -*t y - 15. Bicycle lock-up areas, waste management receptacles and seating shall be located near building entrances and amenity areas where possible, and shall ensure that these ^ x locations do not conflict With pedestrian circulation. , rL x+.1.3 brocK Koad montages U. Pedestrian Environment - a~ 1. All buildings shall frame the street and be located within the build-to-zones established by the respective zoning by-laws. 2. All primary frontages of buildings shall front Brock Road and I E Q provide pedestrian access directly to the sidewalk and trail along Brock Road. ~ ,s p x o 3. Canopies shall be encouraged above windows and signs.` i Canopies should overhang private space but not the public _ o sidewalk. 4. Windows shall be provided along building facades facing public streets. Spandrel glazed windows may be considered in select locations and only on a limited basis. ISTR c 21 ! 7 5. Non-residential floors facades are encouraged to be at least 33 percent transparent on all the floors and must be at least 60 percent transparent on the ground floor to encourage pedestrian interaction with retail and commercial activities. Clear vision glass must be utilized for all ground floor non- .k~ u ,i' , residential uses. t -41 j Jill J J, E ,a, 6. Large walls visible from Brock Road shall be articulated " through various treatments such as offsets in massing, arcades, colonnades, piers and lane changes, corbelling and rustication detailing and the use of a variety of different - cladding materials and colour palettes. 7. Blank facades will not be permitted facing Brock Road or any public street. 8. Retail and commercial uses are encouraged to be provided on the ground floors of buildings to bring animation to the streets and encourage pedestrian activity. 9. Medium density residential development may be located behind buildings that front Brock Road. However, individual 40 unit vehicle access from collector or local roads for grade related townhouse developments will not be permitted. f I r _ Single detached and semi-detached dwelling units are also not permitted. 4.1.4 Transitions ~ d E 1. Increased rear yard depths are encouraged for taller buildings abutting lower buildings to accommodate increased landscaping. 2. Increased setbacks with tree planting should be provided for intensive apartment blocks adjacent to existing or planned grade related dwellings. . 3. Floor setbacks must be considered for tower buildings greater than six storeys, with base podiums to express the °o visual transition in scale and proportions. Where additional ; levels are considered, podium levels should be consistent 4 with adjacent buildings and will step back appropriately from 6 a t that level. 4. A variety of residential and business opportunities are encouraged. These uses may be provided independently, or in combination with other uses. The development of a residential dwellings in combination with retail/commercial ° space is encouraged. U 22 I 4.1.5 Pedestrian Circulation & Connections 1. Multiple pedestrian linkages shall be provided to commercial development, including direct sidewalk connections at ( £ intersection and perimeter sidewalk connections and through: ` t mid-block developments. The location of the pedestrian ' linkages should take transit stops into consideration. 2. The pedestrian system shall be comprised of primarily`'" concrete sidewalks within the road right-of-way. An " r I r r-enhanced pedestrian realm will be required along both sides of Brock Road and at focal points to accommodate- _ multiple users: 3. The system should be designed to provide clear and accessible pedestrian connections within the neighbourhood and beyond. Alternate pavement markings or materials, landscaping, signage and/or lighting may be used as required to minimize conflicts between vehicular and k pedestrian traffic. 3 4. Entry locations for buildings or mid-block pedestrian connections should be obvious, easy to find, safe and , I y clearly visible from the sidewalk. i r F - 5. Landscaping shall be used to accentuate and define pedestrian walkways within parking areas. 6. Connections to collector roads and local roads shall be provided by a grid pattern of roads or private drive aisles with appropriate easements. 7. Small development blocks shall be designed for overall development along the corridor to achieve cohesive streetscape of buildings and frequent connections. 9, -Q 4.1.6 Parking 1. On-street parking is encouraged to provide convenient Is; , y. , Wr C parking to businesses fronting local or collector roads. ° 2. Enhanced landscape buffers shall be provided between parking areas and residential properties. o 3. Parking areas should be located at the rear or side of buildings where possible. Views of large parking areas shall be minimized by utilizing appropriate principles of site _ planning and street edge treatment as noted above. Z N 4. A minimum landscape strip of 3.0 metres shall separate Q, parking areas from adjacent residential development. _ c 5. No parking in front of the buildings shall be permitted 0 adjacent to the Brock Road frontage. 23 59 6. In large parking areas, landscaped pedestrian walkways shall be provided to help break up large stretches of parking while providing a secure pedestrian route from the parking area to the main entry (plantings to reduce heat island effect). N 7. To reduce the impact of surface parking and to provide at 4 P y grade amenity areas the provision of structured parking shall be encouraged for higher density forms of development. Where it is not feasible to locate parking in structures either below or above grade, parking should be located to the rear aw r + of principal buildings and/or within the exterior side yard. 8. Vehicular access to parking areas shall be shared between adjacent properties in order to reduce the extent of interruption along the sidewalk and the streetscape. 9. Access drives and parking lots of adjacent properties are to be linked to allow for efficient circulation of vehicles within the mixed use blocks. 10. Lands within the Hydro corridor are encouraged to be ' utilized for parking areas to serve abutting development. k jot 4.1.7 Utilities and Servicing 1. Service and utility areas shall be located away from public streets and public view. 2. For all restaurant uses, restaurant cooking ventilation ME systems shall incorporate ecologizer, water wash, ultraviolet or other equivalent odour extraction mechanisms sufficient y, to ensure that the resulting exhaust is substantially odour free and will not affect surrounding residents. 3. For restaurant uses, refuse and recycling storage must be designed and incorporated in the building and must be refrigerated to suppress odours. No outdoor storage shall be permitted. $ r 4. Parapets heights of the buildings shall be high enough to % screen roof-mounted equipment from finished grade at roads immediately adjacent to the sites. All mechanical equipment located at roof level should be integrated into ° the building design. Screening such as enclosures that are N I az n r -4 consistent with the colour and material of the building will r* (V also be considered. a Q , 5. Service utility areas shall be clustered, grouped or incorporated within streetscape furniture, where possible, to minimize visual impact. The City requires utility providers to consider innovative methods of containing utility services a on or within streetscape features. Where large above ° ground utility infrastructure is required, it will be located U and designed to be compatible with the environment and streetscape. 24 i 6C 4.2 Brock Road Mixed Use Corridor Phasing and Evolution I I , ? Ji ~r I I' i r Taking into consideration the guidelines a potential phasing ) scenario over time has been developed to illustrate a possible I l I i I' development scenario for the evolution of the mixed use corridor over time. 4.2.1 Focal Points Along Brock Road .;I 'TIf t VA 1. Focal points are identified at the intersections of Brock Road u' and the collector roads as indicated on Figure `A' - Tertiary Plan and the adjacent image. The use of appropriate building heights, massing, architectural features and landscaping will establish a prominent image at these intersections. z i it it a j; II 2. Buildings shall have a minimum of three functional storeys with four storey massing at the corners and architectural J~~ I , I ail details and features that accentuate and address the focal ! 1 o point intersections. 3. Building heights and massing must be sensitive (i.e. minimize the casting of shadows) to adjacent development. 4. At corner locations, multi-storey buildings shall be designed - - to contain the street by having their front walls parallel to the l i street and occupying at least the minimum percentage of the build-to-zone specified in the implementing zoning by-law. 5. The building focus shall be augmented by distinctive boulevard hard and soft landscaping that will assist in c establishing a sense of "arrival" at the intersection. t 8 . I - a~ 6. Creation of outdoor public spaces is encouraged at the focal points. i --~8 E o I F P o v o u I rn AWN Focal Point Intersections 0 25 I 61 `I 4.2.2 Framing Corners & Streets 1. Corners are focal point intersections and shall be - l-~! reinforced with a built form edge and landscaping. 2. Corner buildings will address the street and intersection j; through the use of massing variations, architectural details 4-and features. a-A I 3. Building heights at corners will be increased to accentuate and visually anchor the focal intersections along Brock 'i;► - i Road. Ira t, 1 i i 4. Both hard and soft landscaping will embelish and enhance the corners through features such as special paving at I j intersections. The enhanced landscaping should be designed to provide year round interest. 4 f 5. At the initial stages of development, properties fronting Brock Road shall be required to provide a built form r ' 1 across a minimum of 60 percent of the lot frontage. The , 1 remaining frontage will require a substantial landscaped r I - II edge and decorative fencing to define street edge and "soften" views to parking. While the objective is to achieve ,l I S i 60 percent of the frontage occupied with buildings at the 1 initial phase, it is recognized that properties with extensive r frontage may necessitate consideration for a reduction in q " the percentage. 6. At the final stage of ongoing/phased development, built form will infill to provide a continuous building frontage \ along Brock Road in place of the initial landscaped - edges. R-A 7. For buildings along Brock Road between the focal points, r-~ building heights shall be minimum two functional floors with a three storey massing and appearance along Brock i Road. °o " 8. Where a lot includes an intersection corner, that corner shall be built prior to building along the interior of the lot CN ; ' - - in order to ensure that the focal points along Brock Road Q I are reinforced early. m ~ w c U t - _T I:. U Framing Streets & Corners 26 62~. 4.2.3 Pedestrian Connections 1. In addition to the pedestrian circulation that will take j place on street sidewalks, provision shall be made to provide multiple private pedestrian connections from 11 , Brock Road through the mixed use blocks and their - locations should have regard to transit stops.' 2. These connections provide alternative pedestrian routes r ! -i from the corridor into the adjacent residential areas and within the mixed use blocks themselves. r,4.- r-I 3. The introduction of these connections creates for more pedestrian friendly built form edge lengths and provides j i- additional permeability by avoiding uninterrupted long blocks. 1 h 4. The private pedestrian connections within the blocks Y assist in the transitioning from more intensified built t form along the corridor to the adjacent residential areas and help connect the woodlands to the west with Brock Road. 5. The private pedestrian paths/connections may bed' accentuated and defined through the use of landscaping such as decorative paving materials and the introduction of tree rows. 6. The east- west connections are reinforced bycontinuous built form, landscaped pathways, and in some instances, ~k will provide for informal gathering spaces and street ~l oriented commercial uses. I 7. The north - south connections shown mid-block in the mixed use areas are accented and defined through a combination of tree rows and decorative paving. The width for planted parking medians shall be of a width _ that can accommodated an appropriate walkway width i ; -JAM for safe pedestrian movement. - n C o 4 if 7* Pedestrian Connections o 27 I 63 4.2.4 Transition Between Uses 1. Townhouse residential units (including stacked townhouses) with minimum three storey massing is an example of an appropriate transitioning layer between the mixed use v _ built form along the corridor to the adjacent residential and woodland areas. 2. The introduction of rear lane garage access will provide a transition buffer between the parking areas serving the mixed use corridor and the townhouses themselves. 3. The townhouses provide a suitable interface with the woodlot, provide a more appropriate edge condition against the proposed collector road and provide for a pedestrian experience that differs from either the connections or the Brock Road corridor. 4. Landscaped connections also address transitioning by creating smaller parking courtyards. The connection leads from the intensity of the corridor, to the residential character of the townhouses, to the woodlot through the continuity of the landscaped walkway. rn 0 0 N N Q Q C i Y V a w 0 U 28 64 4.3 Demonstration of Phasing/ Evolution of the Mixed Use Corridor Based on the guideline requirements noted above and the demonstration plan that follows is a possible development scenario which shows the evolution of the mixed'use block over time. 4.3.1 Phase 1 • The corner at the focal intersection is developed first with increased massing and height at the corner along with a mid-block building with similar or slightly lower height. • Townhouses would be developed to provide a residential edge to the proposed collector road or local road with no individual vehicular access to the street. • Parking areas are screened through landscaping along the Brock Road edge and a pedestrian walkway connection is introduced. Brock Road m c ~ a cD c N E O - N a O O L Propose Collector Road rn - - 1 L rn c Transition Area Detail 29 rk . 65 4.3.2 Phase 2 The Brock Road frontage receives additional built form replacing landscaped edges and screening parking areas. Additional townhouses are introduced along with a taller stepped buildings along Brock Road and walkway connections introduced. f 140 W- . Additional built form is introduced along Brock Road, continuing the street edge while completing the enclosure of the parking area. At this stage, added building height may be introduced with a stepback which addresses the massing and height of existing buildings. r - i ~o N i Q a6' e m N U O U AML i 30 i S 66 five road network 5.0 Road Network The Tertiary Plan is structured around Brock Road, a Type "A" Arterial Road that passes through the entire neighbourhood. Public roads intersecting with Brock Road will occur at points indicated by the Tertiary Plan, with signalized intersections occurring at Dersan Street and the new collector roads south of the CPR track. New driveway access intersecting with Brock Road will be considered only if approved by the Region of Durham, and if they do not prejudice the achievement of other planned road intersections. Public and Private Roads should be aligned to form a grid or modified grid pattern, with connections to the Brock Road corridor and transit routes. Where possible, roads should front onto or terminate at key features including the valleylands, woodlands, stormwater management facility, school and parks. In keeping with the neighbourhood objective of pedestrian oriented design, all streets shall provide sidewalks on both sides, except in limited circumstance where plan design, street function and abutting development justify the provision of a sidewalk on one side only. Consideration may be given to reduced road standards and to the use of rear lanes. For example, a modified road cross section may be considered for road linkages passing through the area of tableland forest to reduce impact on the woodlands and its wildlife. The modified road cross section may deviate a c from those shown throughout this Section. Brock Road is a Regional Type "A" Arterial Road, and is 0 15 anticipated to eventually achieve a six lane urban profile. The a City has requested that the Region apply special treatment to n the design of Brock Road, especially at strategic intersections and through median design, to enhance the streetscape and 0 road aesthetics. City Council has set an objective to introduce o medians along Brock Road in sections, as vehicular access to a public road becomes available at the rear of the mixed- o use blocks. The centre median proposed on Brock Road south of Dersan Road should be constructed during the initial z construction of Brock Road. t N C MOM 'a 7 31 5.1 Brock Road 6 7 Brock Road will transform over time from its current two lane rural profile through Duffin Heights, to a four lane urban profile in 2010/11, and finally to a six lane urban profile when traffic volumes warrant. Brock Road is envisioned to have enhanced boulevardswith raised landscaped medians and ample sidewalks encouraging pedestrian activity and double tree rows. 1. Boulevards on both sides of the pavement area shall be a minimum of 9.0 metres and will include a grass verge with street trees and initially a 2.0 metre sidewalk, with a multi- use trail having a width of 2.5 metres, on both sides of the road. 2. Buildings that abut Brock Road shall present a facade with architectural detailing, building entries and landscape features that address this important road frontage, create a pedestrian scale setting that will result in a pedestrian friendly environment. 3. Accommodation for transit facilities should be provided. In addition to these requirements please refer to the previous section, 4.0 Brock Road Urban Design Guidelines, for further details. Y.. ^I '7 7- -f -7 7' p oY ~ I al I I r ~ L s III Curb and Curb and III ~Strip Gutter Gutter 5trvp O.Sm- -0.5m :I -3 5 1 , sm -6.5m_ 2 5 2 Ck^ 1-1111 e.'M Landscaped 3.Sm landscaped setback I Boulevard Travel Travel Landscaped Rased Travel Travel Boulevard `w" Lane Lane Medan Lane Lane i-3.5mM-I Pedestrian Pedestrian Corrdo _ -45.0m Corridor 4 LANE CR055-5ECTION I ~I a'o i C) i I I9~ (I I Y fti: I t .5't Q tL III 51rpcurb and ! Curb and III 1"' T' ~y IStn l n II(I'~Gutter Gutter\ r I Landscaped 3.,^ 3.Sn 3.;',m .,.o^~ 3.sm 3.sm asm Landscaped Buld,ng Y setback Boulevard Travel Travel Travel Landscaped P 5ed Travel Travel Travel Boulevard setback CJ I-3 Lane Lane Lane Median Lane Lane Lane I-asm-~ Pedestrian Pedestrian o Corrdor 45.Om condor w O ULTIMATE 6 LANE CR055-5ECTION WITI1 BUILT OUT BOU!_EVAR )5 + 5TORE FRONTS .Z^ (DtK5AN 51KtV NOK10 TO C.P.R. ONLY) U Conceptual Brock Road Cross-Sections 32 68 5.2 Collector Roads Collector Roads provide important connections between r J i o ~F„~ residential neighbourhoods and other community functions. ~i ` F They typically define the community structure. i_ M _ 1. Collector Roads shall have a maximum right-of-way of d 22.0 metres. 2. The road surface, including parking lanes on both ;r ! OYYN 0M1 E9 X7 -'3 sides of the road shall be a maximum of 11.0 metres. 1 TUMNHI)~.1'S i LIVE/60RK I _441 3. Boulevards on both sides of the pavement area shall r t be a minimum of 5.5 metres and will include a grass a,r area with street trees and 1.5 metre sidewalks on one i I P side and a 3.0 metre multi-use trail on the other side. 4. Individual, direct access from a Collector Road is 22m R.O.W. COLLECTOR not permitted for grade related residential dwellings. 5. Transit facilities shall be located on Collector Roads. 6. Buildings that abut Collector Roads shall present a facade with architectural detailing and landscape features that address the road frontage. Reverse frontage development shall not be permitted adjacent to any Collector Road. c >n p I Cr I C7 E n 0 residential 3'0 5.5 2.35 1.5 Property residential setback p L L multi use I ndscape travel lane travel lane I ndscap sidewa k o trail boulevard boulevard 6.25 11.0 4.75 0.9 z L 22.0 = C_ 01 33 69 5.3 Local Roads Local Roads connect to Collector Roads and link with public i am i spaces. The Duffin Heights Neighbourhood will include local j I r ® } roads with 17.0 metre to 15.5 metre rights-of-way. 17, 5.3.1 Local Road - 17.0 metres 1 I ,7 1. The road surface, including a potential parking lane on one side of the road (that could alternate to the other side j TO'NNHOMES I TOWNHOMES } 1 SINGLES of the road) shall be a maximum of 8.5 metres. r~ ! 2. Boulevards on both sides of the pavement area shall be 'L.---------- a minimum of 4.25 metres and will accommodate a grass area with street trees and 1.5 metre sidewalks on both 1 sides. F i _L' 3. Individual direct access onto Local Roads is permitted. I U-M j I OPEN sPiU - t' 4. Buildings that front or flank a Local Road shall present a 17m R.O.W. LOCAL AND 8.5m R.O.W. LANEWAY facade with architectural detailing and landscape features that address the road frontage. owl, I_ g l wi I - - 0 N property residential 0.15 1.5 2.6 4.25 2.6 1.5 setback residential (V sidewalk andscape travel lane travel lane I ndscape sid walk < Q boulevard boulevard 4.25 8.5 4.25 0.15 m 01 Q Y U CL 0 17.0 .2:, 4001 U 34 70 5.3.1 Local Road - 15.5 metres 1. The road surface, including a potential parking lane onto ea i. one side of the road (that could alternate to the other I~t_ side of the road) shall be a maximum of 8.5 metres. -------'y i r' 1 ~ry SINGLES 7 IM, 1, 2. Boulevards on both sides of the pavement area shall - i be a minimum of 4.25 metres and will accommodate a grass area with street trees and 1.5 metre sidewalks on el• s. m _ - SINGLES one side. J~A 3. Individual direct access onto Local Roads is permitted. - - I 4. Buildings that abut or flank a Local Road shall present - - - - - - ° ` a facade with architectural detailing and landscape features that address the road frontage. _ - b 15-5m R.O.W. LOCAL AND 17m R-O.W. LOCAL : 0 a> i' 0 m" E CL 0 0 0 property residential setback 1.5 2.35 4.25 residential 0 01 01 +s .o A sidewalk I ndscap d travel lane travel lane landscaped z boulevard boulevard 0 0.15 4.0 8.5 3.0 ,V 01 15.5 0 35 71 a. ~5.3 Lanes Lanes provide access to private garage facilities. ! 1. Lanes should be provided on roads where garages and front I a j driveways will detract from the character of a streetscape, such as along Arterial Roads and/or a Collector Road. 17 3. j I I~ r 2. Lanes shall have a maximum right-of-way of 8.5 metres. I . j 13. The road surface shall be a maximum of 5.5 metres and t shall include a 1.5 metre utility corridor on either side of the ~ w j TUNNHOMES i TOWNHC)MGS i lane. C. Srr I t I t¢l.'~ 4. The use of permeable materials shall be encouraged in lane construction in areas where sufficient drainage exists. 5. The use of lanes is encouraged for all type of grade related residential development. c i r I f----- OPEN SPACk_ BLOCK tt 1.5 2.75 1.5 utility .4 oe utility corridor corridor 5.5 0 N N travel lane a Q 8.5 10, Y U a 0 A ' U 36 f , L.. six staging and implementation 6.0 Staging and Implementation 6.1 Staging Development of Duffin Heights will occur in an orderly and efficient manner, based on full municipal services. The street system and road connections will be extended as necessary to provide safe and secure access to new development. In addition, public facilities such as parks will be developed in a timely manner to ensure that the needs of future residents are met. The provision for a functional trail section of the pedestrian system should be implemented coincidental with adjacent development wherever possible. Landowners will be required to enter cost-sharing agreements forcertain facilities, such as parkland, stormwater management ponds, school sites and collector roads as conditions of development approval. Developers may be required, as conditions of development approval, to post signs at the terminus of partially completed roads identifying that future construction of a through road will occur. 6.1.1 FUNCTIONAL SERVICING AND STORMWATER REPORT (FSSR) A Functional Servicing and Stormwater Report shall be required for any proposed development application within the Duffin Heights Neighbourhood. c When preparing an FSSR, the consultant shall address the a 7 Water Balance and Stormwater Management components of 0 the FSSR on the basis of the geographical blocks appended c a) to this section. Where a previous FSSR has been prepared Q for a development application within a same block, reference o a> may be made to the conclusions and recommendations of the previous FSSR provided that the existing and proposed post development conditions have not changed. The goal o of the water balance mitigation strategy is to maintain pre- development infiltration through appropriate mitigation L measures. z A Table of Contents for the FSSR is also appended to this section. Pre-consultation is encouraged prior to submission of the FSSR to confirm the items to be addressed. c 37 y; 73 6.2 IMPLEMENTATION The Duffin Heights Development Guidelines will be implemented through various processes, including detailed subdivision design and approval, architectural design control, site plan review and approval, and inclusion of appropriate performance standards in the zoning by-law as well as requirements included in subdivision, development and site plan agreements. An application for the approval of major development will be required to be supported by a statement as to how the proposal meets the general intent of the Guidelines and the Duffin Heights Neighbourhood Policies, prior to Council's consideration of the application. Further details from the applicant respecting full compliance will be required prior to site plan approval. rn 0 0 N N .L a Q m c N Y U a o U 38 7 appendix I functional servicing and stormwater requirements checklist Du,ffin Heights Functional Servicing and Stormwater Report Requirements In support of Draft Plan or Site Plan Approval 1. Executive Summary 2. Introduction • Purpose • Study Area • Previous Studies 3. Site Location Plan 4. Municipal Servicin • Storm Drain a~gge i.e. major/minor system) • Conceptual G. . ing • Sanitary Servicing • Water Servicing 5. Water Balance Assessment • Existing soils - verify soil type with boreholes • Existing hydroggeology - verify groundwater depth • Existing water balance - verify recharge targets set in ESP • Post water balance • Post water balance with mitigation measures to demonstrate how recharge targets will be met Preliminary infiltration facility design details 6. Stormwater Management • Existing hydrologqy/hyydraulics/floodlines • Proposed hydro ro y/h draulics/floodlines (disk copy of modelling required) • Stormwater runoffgcon rol criteria (i.e. flood erosion, water qualify • Preliminary stormwater facility design details (cross-section through facility required 7. Transportation System • Road network • Transit system (if applicable) • Preliminary design of crossings (if required) • Trails, pedestrian routes 8. Non-Municipal Utilities • Hydro One • Local Hydro - Veridian • Other - cable, gas, telephone 9. Implementation/Phasing E • External a~ 10. Future Study Requirements • Stormwater Management Pond Design Brief & Operations and Maintenance Manual 0 • Detailed design of crossings (if applicable) • Erosion and Sediment Control Plan and Detail 0 11. Other Issues Raised Throughout Pre-Consultation 12. Conclusions/Recommendations Z L D) 39 0 ago' "1111111A -eftwumpowdo i 75 figure A Tertiary Plan - Duffin Heights Neighbourhood TAUNTON ROAD I 1PN%. " ,I I QV CPNP ' ' --~:.--1 1 I SPA 14 I j i GO - - -1 ivi COU E { II r-~ OP N SP INP I CE O1 I16-a SP CE I u II ® i iva r 1 - ' . \ \ OPEN (CF PACE CEMETERY SMPI II G OPEN II SPACE II II -J L-----~ L- - - i fi------- / i ~ ~ ~ C,ORR\00 EE S SMPl ISMPI o Jiu N l l - N L Q City of Pickering Planning & Development Department 0) (DRAFT)TERTIARY PLAN - DUFFIN HEIGHTS NEIGHBOURHOOD = GUIDELINE BOUNDARY RESIDENTIAL ISMPPI FUTURE STORMWATER Y --Z: FUTURE ROADS % i MANAGEMENT POND 07\ U BROCK ROAD MIXED USE CORRIDOR EP.] FUTURE NEIGHBOURHOOD p, EXISTING ROADS J PARK TABLELAND FOREST . O FUTURE ELEMENTARY N GOLF COURSE c FOCAL POINTS SCHOOL SCALE 1: 12500 100 0 100 V FIGURE A VILLAGE GREEN ~CF / U COMMUNITY ~ 2 RAN studle■\Duffln Hslghts\Deslgn and Tertiary Plan\DH-TSrltaryplan2009AP21.dwg FAC~~ APR. 21, 2009 40 r i 11 1• ? figure B Design Plan - Duffin Heights Neighbourhood TAUNTON ROAD L D / P D~~- 0 D ` D ~ ° PA ' ol~~ ° o pI 1~ ~yao o ° QGOP Goy 0 COURSE boo 00 ° oar ° ---I D 0~,%/00o OPEN SP D D1 , ' IN P, SPP CE o 40 9 6 b1 ^o czn 01 nn8 OPEN J / D j Y~ o 04 SPACE ~D D ao~~ - - o CEMETERY 0 II m O l/ S E ISM'►PI------ o Lao n a RFz~pOR o. ° j cc 0 S tE E *S 1 0 N1pF 11 N ISMPI D -o - - 0 O City of Pickering Planning & Development Department (DRAFT)DESIGN PLAN - DUFFIN HEIGHTS NEIGHBOURHOOD z GUIDELINE BOUNDARY ooocs MAJOR PEDESTRIAN ROUTES FUTURE S70RMWATER ' MANAGEMENT POND FUTURE ROADS ~F- PROMINENT INTERNAL NEWS/VISTAS . I P, FUTURE NEIGHBOURHOOD 07\ EIAST)NG ROADS `YPROMINENT ETERNAL NEWS/VISTAS J PARK H _ C:~ GOLF COURSE + VILLAGE GREEN SCALE 1:125DO C 1 DO 0 1 FlGURE B matr~a Q ERANET\atudI"\D... Hdghth\DNIgn and Tartlary Plan\OH_doNpnplan2009MAR18.dwg MAR. 18, 2009 41 77 APPENDIX III TO REPORT PD 17-09 INFORMATIONAL REVISION 15 TO THE CITY OF PICKERING OFFICIAL PLAN Informational Revision 15 to the Pickering Official Plan PURPOSE: The purpose of this Informational Revision is to change the Map 25 - Neighbourhood 15: Duffin Heights by updating roads, schools and parks in order to be consistent with Amendment 18 to the Pickering Official Plan and the new Development Guidelines for the Duffin Heights. LOCATION: Neighbourhood 15: Duffin Heights BASIS: In reviewing the Map 25 - Neighbourhood 15: Duffin Heights contained in the Official Plan, various housekeeping and technical revisions are necessary and appropriate to complement the population and transportation changes to the Official Plan and the new Development Guidelines for Duffin Heights. ACTUAL The City of Pickering Official Plan is hereby revised by: REVISION: 1. On page 208, replace the Neighbourhood Population Projection table with the following: : 1996 Population 100 Projected Growth 9,400 Percent Increase 9,400 2016 Population 2,500 2. On page 209, replace Map 25- Neighbourhood 15: Duffin Heights , as shown on the attached map, to reflect updated parks, schools and road alignments. MAP 25 NEIGHBOURHOOD 15: DUFFIN HEIGHTS 4 C4 ; 4I I I. Frz.,_K welT nnol X Q I " LL C5 z ~s 9 0 `i a © M c I OJ~~\~ ~ M ifs Epp' N LEGEND SYMBOLS NEW ROAD CONNECTIONS (PROPOSED) NEI GHBOURHOOD BOUNDARY CEM CEMETERY PLACE DETAILED REVIEW AREA OF WORSHIP PARK i LANDS FOR WHICH COUNCIL HAS PUBLIC ELEMENTARY PROPOSED SEPARATE ADOPTED DEVELOPMENT GUIDELINES i SCHOOL ELEMENTARY SCHOOL (REFER TO COMPENDIUM DOCUMENT) SEPARATE ELEMENTARY O PROPOSED PARK SCHOOL O PROPOSED PUBLIC ELEMENTARY SCHOOL CITY OF PICKERING PLANNING do DEVELOPMENT DEPARTMENT MAR. 2009 21 THIS MAP FORMS PART OF EDITION 9 OF THE PICKERING NOTE: LAND USE DESIGNATIONS FICUL PUN AND MUST BE READ IN CONJUNCTION WITH THE OTHER SCHEDULES AND THE TEXT. APPEAR ON SCHEDULE I PICKERING OFFICIAL PLAN EDITION Chapter Eleven - Urban Neighbourhoods 209 APPENDIX IV TO REPORT PD 17-09 RESPONSES TO COMMENTS RECEIVED ON THE PROPOSED OFFICIAL PLAN AMENDMENT AND DRAFT DEVELOPMENT GUIDELINES N a) L C cn T cp O N 0 a) L a) a) (3 ca U a) o a C O U Q~ O O -C O L L- L- _ Q) U) CL .O L U a- U m Q N (p O O Q-L _C a).~ C C~ U) L O O 4- L N f4 ai c: O E (u CL C7 CL a) a) cn o o E a) aa) a) E cn _ O o s0 (n -Fu E 0- a) ct) N a) cn m a~i c"a a=) a)-0 CL 0 Qo-0 QQ0Qo0)3(a~Z O a (n ca a) a) Q- -c m a) a) 0 M to N c) (Q a) a > a) 0) a) m 3- 0 ate) o a) L > cu C L M Q) L > L Q a) d ~ O O L ,C Q Y D rn a) O L a) • L cl, 3: N a) C (n L co C a) o L O O cB ,N U O 0)U •x N Y Y C -0 N C O M C C V a) 3 V v c.2) rnoz ) (n a) C cn a)~ C CU 0 a) 0 m Q) a) _0 0 a) cu = 0 c c ca)~m/ ~-0 a) oo cn °)cnC E 1 L.L V L -c L a) -a 0 tf a) 70 .a.I cn 4-- N ~ -6 a) ~ d E E i U m C C~ M -0 O 4- CY) O O U U Qm~ DUCc~a)~3°(D ~ ~acn E r r a a) a) ~ a aa) m a) LE a) Imo oQ -C 0) •v L 3 0 _ a) > cn can) ate) O J C N o N O = 0 N U c: a) C E N C O •N a) O O N L O E C Q O O co N L N -0 a) a) Q Qc~ -0 ZC O N a) ~ c cn N a) co a) o C. cn pW ~C (n OL d a) C O C L? 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Q. m a) - N > 30 U L C - a) =3 CO cn a) (D a) C' C U U U i - o~ C M t- -0-0-0 S- L) V 0 Q..U+' C cow - a) a) C C O - a) OL 5) = ~O a) ~ 00 E a) a) Oda): c 0 V c '5 > U a) En •0)L a) U cr o C (n a) M i N> a) co a) - O O Z a) C U) O Q L M U- _ U O a) U co O U L 0 c ~ m N E C Q O U v N ~ d m r ~ _(D C m E O O U ATTACHMENT 9 4 REPORT# PD 1-7-09 City o~ PICKERING INFORMATION REPORT NO. 05-09 FOR OPEN HOUSE ON March 30, 2009 AND PUBLIC INFORMATION MEETING OF April 6, 2009 IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O. 1990, chapter P.13 SUBJECT: City Initiated Amendment to the Pickering Official Plan File: OPA 09-001/P Council's Recommendations of October 20, 2008 respecting the Duffins Heights Neighbourhood Environmental Servicing Plan City initiated Revisions to the Duffin Heights Neighbourhood Development Guidelines Part of Lots 15 to 24, Concession 3 City of Pickering 1.0 LOCATION AND DESCRIPTION - the Duffin Heights Neighbourhood, as defined by the Pickering Official Plan, is bounded by the C.P. Rail line to the north, Ontario Hydro Gatineau Corridor to the south, the Pickering-Ajax boundary to the east, and the West Duffins Creek to the west (see Location Map, Attachment #1); - the Duffin Heights Neighbourhood is approximately 516 hectares in size; - the majority of land within the Neighbourhood is publicly owned, with privately owned lands primarily concentrated along the frontage of Brock Road. 2.0 BACKGROUND - in April 2003, Pickering Council adopted revisions to the Pickering Official Plan and new Development Guidelines for the Duffin Heights Neighbourhood; - these revisions "fine-tuned" the land use policies and designations for Duffin Heights and required the preparation of an Environmental Servicing Plan (ESP) prior to approving development in the neighbourhood; ATTACHMEN117IF__1- r Information Report No. 05-09 REPORT# PD-1-~"°Page 2 - on June 12, 2006, Pickering Council endorsed draft Terms of Reference for the Duffin Heights Neighbourhood ESP; - in December 2007, Sernas Associates on behalf of the Duffin Heights Landowners Group (consisting of Mattamy Homes, Coughlan Homes, Lebovic Enterprises Limited and Ontario Realty Corporation) submitted the ESP to the City for endorsement; - on October 20, 2008, Council passed a resolution to: • endorsed the ESP for Duffin Heights; • authorized staff to initiate an amendment to the Official Plan and revisions to the Development Guidelines and advertise public meetings for the OPA; • endorsed in principle the City entering into a cost sharing agreement respecting the provision of infrastructure; • required that a sustainable report be submitted with all development applications in Duffin Heights; and • directed a special Planning & Development Committee meeting be held to discuss such matters as: building heights and mixed use form in the Mixed Corridors designation, phasing, parking and sustainable elements; - on February 4, 2009, a Special Planning & Development Committee meeting was held to discuss various land use, road design and urban design matters raised previously by Council. 3.0 OFFICIAL PLANS 3.1 Durham Regional Official Plan - the western portion of the Duffin Heights Neighbourhood including the closed Brock West Landfill site is designated Major Open Space System with the remainder designated as Living Area on Schedule A'- Map A4 of the Regional Official Plan; - lands designated Major Open Space shall be used for conservation, recreation, and reforestation uses; - lands designated Living Area shall be used predominantly for housing purposes, in addition to certain home occupations, convenience stores, public and recreational uses, limited office development and limited retailing of goods and services; - Brock Road and Taunton Road are each classified as a Type A Arterial Road on Schedule `C' - Map 'C1' - Road Network and each have a Regional Corridor overlay as shown on Schedule A' - Map A4 of the Regional Official Plan; - approved Amendment 124 to the Durham Regional Official Plan realigned the future Type C Arterial Road, Valley Farm Road extension from the Third Concession Road to Brock Road, deleted the future Type C Arterial Road, Old Taunton Road, from Taunton Road to the future east/west Type C Arterial Road; and deleted the future Type C arterial road, Williamson Drive extension from Ravencroft Road in the Town of Ajax to the C.P. Rail line in the City of Pickering on Schedule `C' - Map 'C2' - Road Network; Information Report No. 05-09 ATTACHMENT# TO Page 3 REPORT# PD_ 96 3.2 Pickering Official Plan - lands within the Duffin Heights Neighbourhood are designated Urban Residential Areas - Low and Medium Density Areas, Mixed Corridor Areas, Open Space System - Natural Areas, and Major Utilities - Potential Multi-Use Areas on Schedule I - Land Use Structure; - lands designated Urban Residential Areas may be used for residential, home occupation, limited office, limited retailing, community, cultural and recreational uses, compatible employment uses and compatible special purpose commercial uses; - lands designated Mixed Corridors may be used for residential uses, retailing, offices, restaurants, community, cultural, recreational uses and special purpose commercial uses within this designation; the permissible density for residential development is a range of over 30 and up to and including 140 units per net hectare; - lands designated Open Space System - Natural Areas may be used for conservation, environmental protection, restoration, education, passive recreation and similar uses; - lands designated Freeways and Major Utilities - Potential Multi-Use Areas may be used for utility and ancillary uses, and public or private uses that are compatible with adjacent land uses; - Brock Road is designated as a Type A Arterial Road and a Transit Spine on Schedule II - Transportation System; 3.3 Duffin Heights Development Guidelines - the current Development Guidelines include the following: • requires urban design elements to be considered with new development proposals; • requires appropriate edge treatments to protect the ecological features from new development in the neighbourhood; and • promotes the concentration of activities into focal points that are complemented with pedestrian connections and outdoor public spaces; 4.0 PROPOSED AMENDMENT TO THE PICKERING OFFICIAL PLAN - the City of Pickering proposes to amend the Pickering Official Plan to implement Council's Recommendations respecting the Duffin Heights Environmental Servicing Plan; - the proposed amendment, provided as Attachment #2, includes the following Schedule and Policy changes: • amend certain lands on Schedule I - Land Use Structure by: • refining the Open Space System - Natural Areas to reflect an expanded natural heritage system; Information Report No. 05-09 ATTACHMENT #~TO Page 4 REPORT# PD-- 1-7- Cq • replacing Urban Residential Areas - Low Density Areas designation with the Urban Residential Areas - Medium Density Areas designation for lands west of Tillings Road; • reducing the amount and revising the configuration of the Urban Residential Areas - Medium Density Areas designation for lands north of Old Taunton Road; • replacing the Urban Residential Areas - Low Density Areas designation with the Urban Residential Areas - Medium Density Areas designation and Open Space System - Natural Areas designation for lands south of Old Taunton Road; • replacing the Employment Areas - Prestige Employment designation with the Open Space System - Natural Areas designation for lands north of Taunton Road-, • adding the Open Space System - Active Recreational Areas in recognition of the Pickering Golf Course; • amend the road system on Schedule II - Transportation System by: • deleting the future Type C Arterial Road crossings of the Ganatsekiagon Creek and Urfe Creek,- • realigning the configuration of the future extension of Valley Farm Road, a Type C arterial road, easterly to connect to Brock Road; • replacing the future Type C arterial road network with a collector road network; • amend policy 11.17 - Duffin Heights Neighbourhood by: • deleting redundant policies; • adding minimum building height requirements in the focal points and mid blocks of the Mixed Corridor; • prohibiting direct driveway access from collector or local roads for grade related townhouse, semis or detached dwelling units in the Mixed Corridor, • adding monitoring, compensation/restoration, sustainability and cost sharing policies-, • revising the Duffin Heights Neighbourhood population target from 9,500 to 2,500 persons for a 2016 planning horizon; and informational revisions to the Duffin Heights Neighbourhood Map in the Official Plan updating road connections, school and park locations is provided as Attachment #3. 5.0 Proposed Revised Duffin Heights Neighbourhood Guidelines the City, in consultation with the Planning Partnership, has prepared revised Development Guidelines for the Duffin Heights Neighbourhood that enhance the natural environment, urban design and community planning principles for the community, and reflects the recommendations of the Final Environmental Servicing Plan; • the Revised Guidelines include the following changes: ATTACHMgVT# TO Information Report No. 05-09 REPORTS PO_1 Page 5 • addition of guidelines to address the architectural aesthetics of buildings along Brock Road; • enhanced descriptions of the public and private realms within the neighbourhood; • addition of new images and illustrations to complement guidelines; • revised tertiary and design plans by: • removing the term 'major' and 'minor' focal points to focal points; • inserting the development limit boundary for the developable areas; • reducing the number of schools from four to two (one public and one Catholic on either side of Brock Road); • reducing the number of neighbourhood parks from five to one, and adding four village greens; • recognizing the Pickering Golf Course; • reducing the number of stormwater management facilities from five to four; • adjusting the alignment of the multi-use trail; and • replacing the future road network with the recommended collector road network; • the Guidelines will assist developers in preparing their development proposals and staff in the review of submitted proposals; • a copy of the Guidelines will be available for pick-up at the open house and at the public meeting. 5.0 RESULTS OF CIRCULATION 5.1 Resident, Agency and Staff Comments - P&D staff is recommending that a new Policy be added to clarify that semi or single dwelling units are not permitted within the Mixed Use Areas - Mixed Corridor designation; - P&D staff in consultation with other City Departments is reviewing the financial implications relating to implementing a pedestrian friendly sustainable transportation network; - the Toronto and Region Conservation Authority have no objection (see Attachment #4)l- - no other comments have been received to date. 6.0 PROCEDURAL INFORMATION 6.1 Official Plan Approval Authority the Region of Durham is the approval authority for local official plan amendments unless the amendment is exempted from regional approval; Information Report No. 05-09 ATTACHMENT# I Page 6 REPORT# PO-1-7-0 99 6.2 General - written comments regarding this proposal should be directed to the Planning & Development Department, - oral comments may be made at the Public Information Meeting, - all comments received will be noted and used as input in a Planning Report prepared by the Planning & Development Department for a subsequent meeting of Council or a Committee of Council; - if you wish to reserve the option to appeal Council's decision, you must provide comments to the City before Council adopts any by-law for this proposal; - if you wish to be notified of Council's decision regarding this proposal, you must request such in writing to the City Clerk. 7.0 OTHER INFORMATION 7.1 - a copy of the Duffin Heights Neighbourhood Environmental Servicing Plan and Revised Development Guidelines are available for viewing at the office of the City of Pickering Planning & Development Department. ORIGINAL SIGNED BY ORIGINAL SIGNED BY Grant McGregor, MCIP, RPP Lynda Taylor, MCIP, RPP Principal Planner - Policy Manager, Development Review ORIGINAL SIGNED BY Catherine Rose, MCIP, RPP Manager, Policy GM:jf Attachments Copy: Director, Corporate Services & Treasurer Director, Office of Sustainability Director, Operations & Emergency Services Director, Planning & Development 100 ATTACHMENT#_,. O Excerpts from City o0 REPORT# PD O Planning & Development _ Committee Meeting Minutes Monday, April 6 2009 7:30 pm - Council Chambers Chair: Councillor Littley (1) PART `A" INFORMATION REPORTS 1. City Initiated Amendment to the Pickering Official Plan File: OPA 09-001/P Council's Recommendations of October 20, 2008 respecting the Duffin Heights Neighbourhood Environmental Servicing Plan City initiated Revisions to the Duffin Heights Neighbourhood Development Guidelines Part of Lots 15 to 24, Concession 3 City of Pickering A public information meeting was held under the Planning Act, for the purpose of informing the public with respect to the above noted application. Lynda Taylor, Manager, Development Review gave an outline of the requirements for a Statutory Meeting under the Planning Act. She also noted that if a person or public body does not make oral or written submissions to the City before the by-law is passed, that person or public body are not entitled to appeal the decision of City Council to the Ontario Municipal Board, and may not be entitled to be added as a party to the hearing unless, in the opinion of the Board, there are reasonable grounds to do so. Grant McGregor, Principal Planner, Policy and Ross Pym, Principal Planner, Development Review, gave an overview of the City Initiated Amendment to the Pickering Official Plan regarding the Duffin Heights Neighbourhood Environmental Servicing Plan and the Duffin Heights Neighbourhood Development Guidelines. J. Lappin, 2325 Strathmore Crescent appeared before the Committee in opposition to the development of the lands. She noted that she had moved to this area because of the greenbelt and felt that the development would increase the traffic and create more problems for the area. S. Tayyeb, 2520 Tillings Road appeared before the Committee representing his mother, Husna Tayyeb the owner of the property. He noted that they have had numerous trespassing problems with the developers. He stated that he has had to call the police and also had his solicitor contact the City Solicitor to put a stop to the trespassing. He stated that trees had been cut down, bulldozers on more then one occasion had blocked entrance to their driveway and numerous holes had been dug in the area to gather soil samples. 1 ATTACHMENT# _ TO Excerpts from City 0~ REPORT# PD - Planning & Development 1,41 Committee Meeting Minutes 01 Monday, April 6, 2009 7:30 pm - Council Chambers Chair: Councillor Littley He stated that at one time his mother had been approached about selling her property but that was the only communication she had from the developers, no one contacted her further in this regard. He stated that they were frustrated with the lack of communication and outraged at the trespassing on their property. He also noted they were in opposition to the greenbelt designation and planned to challenge it through legal action. A letter was submitted April 6, 2009 to the Clerk's Division from Tina Wagner, Tanya Cattley, Stevyn McCoy and Jeffrey McCoy stating their objection to the Open Space and Natural Heritage designation on their father's property municipally known as 2538 Tillings Road. A letter was submitted April 6, 2009 to the Clerk's Division from Gerald McCoy stating his objection to the Open Space and Natural Heritage designation on his property municipally know as 2538 Tillings Road. c 2 # TO 1' 7-0 t hippewas of AMA 5884 Rama Road, Suite 200 Rama, Ontario LOK 1 TO First Nation T 705.325.3611 F 705.325.0879 TM A Proud Progressive First Nation Community March 19, 2009 City of Pickering One The Esplanade p®®g~ Pickering, ON L1V 6K7 1 V G Attention: Debi Wilcox, City Clerk MAR 2 7 2009 Re: Duffin Heights Environmental Servicing Plan CITY OF DICKERING PLANNING DEMENT PMENT DEPART Dear Ms. Wilcox: As a member of the Williams Treaties First Nations, Rama First Nation acknowledges receipt of your letter which was received on February 26, 2009. A copy of your letter has been forwarded to Karry Sandy-McKenzie, Barrister & Solicitor, Coordinator for Williams Treaties First Nations for further review and response directly to you. Ms. Sandy's address is 8 Creswick Court, Barrie, ON L4M 2J7 and her telephone number is (705) 792-5087. We appreciate your taking the time to share this important information with us. Sincerely, 4V_' I 114 Chief Sharon Stinson Henry c: Council, Rama First Nation Jeff Hewitt, General Counsel Karry Sandy-McKenzie, Barrister & Solicitor Chief Rodney Monague Jr., Portfolio Chief for William Peaty Nations _ T(7_w SSH/sw 1 fu CllE2oE L i, 7 ! a - i(_" _tj --COS` www.ramafirstnation.ca 1 H-Ens? # City of Pickering p'--~.._n~ _ Pickering Civic Complex 103 One the Esplanade Pickering, ON L1 V 6K7 RE: Official Plan Amendment - File OPA 09-001/P V`{ Duffin Heights Neighbourhood 2538 Tillings Rd, Pickering - Dear City Council, Planning Department, and City Clerk; r-, I am writing with respect to the Official Plan as it relates to my property at 2538 Tillings Road in the Duffin Heights Neighbourhood. I am requesting council consider allowing for a minor change by removing the proposed Open Space and Natural Heritage designation along the east and west sections of my property. The proposed Tableland Forest designation along the east section of the lot raises potential issues with respect to upgrading or changing the current gravel driveway, as well as create possible road frontage/access concerns. Along the west section of the lot, the maps I have been shown depict an `Open Space' over my existing house. Notwithstanding any monetary damages and proposed development disturbances, the open space designation over my house would appear to prohibit me from making any changes or upgrades as may be dictated by my health, retirement, or other needs. This proposed development has the potential to take away more than you can put a dollar value on. I have raised a family on this land and we have enjoyed the many benefits of living with nature. The proposal has me questioning how long I can enjoy my property, with no clear timeline as to when any development changes will occur in my immediate area. For instance, the proposed storm water management pond planned along the south border of my lot, encompassing my neighbour's property. In addition, the proposed amendment to the Population Targets alone should be enough to justify this change. It doesn't make sense to deny the request when the overall project se.ems to have been significantly delayed through 2016, notwithstanding the fact we are in a recession and what Pickering has planned today may never be realized. T1;cKr IENIT #--_1_=ro 104 It appears as though either Sernas or possibly the Pickering Planning Department ignored the existing homeowners south of the works department when creating the ESP and proposed plan. I am asking that we not be overicoked any further. Should you disagree with this proposal, I request council to make sure they can justify their decision and ensure they are not "creating" any land issues in order to force me into a decision I would otherwise not have to make. The consequences of your decision will have a significant impact on my life. I ask that you do not take this request lightly as it has the potential to greatly impede my future. Please do not limit my future or devalue my land. Should council reject my request, be advised I will be given r no choice but to pursue the matter further with the OMB. Sincerely, Gerald McCoy City of Pic,~ering Pickering Civic Complex 105 One the Esplanade Pickering, ON t , L1V 6K7 - - RE: Official Plan Amendment - File OPA 00-OC1/P Duffin Heights Neighbourhood _ 2.538 Tillings Rd, Pickering Dear City Council, Planning Department, and City Clerk; We are writing with respect to our father's property at 2538 Tillings Road located in the proposed Duffin Heights Neighbourhood. We are requesting council consider making a minor change to the proposed zoning for this lot by moving the `Open Space and Tableland Forest Area' portion off of our fathers home and land. We are deeply concerned about the new designation proposal. To allow the change in zoning, especially over his house and along his driveway, would take away our disabled fathers ability to upgrade his home in order to meet his deteriorating health as well as retirement needs. We need to ensure that his future is not compromised in any way. It appears as though there may already be issues with the planning department with respect to the possibility of modifying his home or land to accommodate his developing health and retirement needs. This greatly concerns our family. Approving our request and modifying the designation on his residential lot would help to ensure his future is not compromised or restricted in any way. We are confident that with a little ingenuity and creativity the planning department can accommodate this minor variation without there being any impact on the overall green space that is proposed. The total percentage of natural or open area that we are requesting you change is insignificant when looking at the overall plan. When you look at our request, you will see there is no real impact on the wildlife or natural areas, when you take into consideration the big picture of what you're destroying. Tell us, when the area is developed, what current wildlife will be left? I'll bet the numbers will be greatly reduced by the overall plan. Whether you agree to this minor deviation or not we'll be hard pressed to see a deer or coyote in the future. 1 0 6 p P[;_ It is such a small percentage of the overall corridor that denying the minor deviation doesn't make sense. Remember, your ultimate decision will have a significant impact on his future. We ask that you don't take this request lightly as your decision affects not only our father, Gerald McCoy, but our entire family as well. Sincerely, Tina Wagner of Pickering; Tanya Cattley of Pickering; Stevyn McCoy of Whitby; Jeffrey McCoy of Whitby TTACHPIPAIT # TO onservat~on 107 for The Living City March 5, 2009 CFN 38029 BY E-MAIL AND MAIL RECEIVED Grant McGregor, MCIP, RPP MAR 0 9 2009 Principal Planner, Policy Planning & Development Department CITY OF PICKERING City of Pickering NIDEPARTME NTPMENT One The Esplanade Pickering, ON L1 V 6K7 Dear Mr. McGregor: Re: Official Plan Amendment OPA 09-001/P Duffin Heights Community City of Pickering Thank you for the opportunity to comment on the proposed Official Plan Amendment to implement the Duffin Heights Environmental Servicing Plan (ESP). TRCA staff appreciates the work completed to date by the City of Pickering and the Duffin Heights Landowner's Group, and the commitment to preserving and restoring the natural heritage system in the Duffin Heights neighbourhood. TRCA staff has reviewed the proposed Official Plan Amendment and have no objection to the amended land use structure, transportation system schedules, and text of the Official Plan. The amendment will result in an increased size and configuration of the Open Space System and reduced road crossings of the Urfe and Ganatsekiagon Creek. The Official Plan Amendment was based on the best available data and science and the appropriate compensation, edge management, fish habitat restoration and monitoring will be required through implementation of the Official Plan. The ESP also addressed the required road infrastructure in accordance with Phases 1 and 2 of Schedule `C' of the Class Environmental Assessment for Municipal Roads Projects. As a result, the conceptual Valley Farm Road extension has been shifted south to an area of less sensitivity. The Valley Farm Road extension is now illustrated in the revised Schedule 1, Transportation System, as crossing the Ganatsekiagon Creek valley in this more southerly conceptual alignment. The Ganatsekiagon Creek supports both salmonids and redside dace. Redside dace have recently been uplisted from "threatened" to "endangered" by the MNR based on a review by the Committee on the Status of Species at Risk in Ontario (COSSARO). This uplisting occurred after the adoption of the ESP by Pickering City Council. The uplisting has implications on the proposed road infrastructure because of the Endangered Species Act. Habitat of Redside dace is protected under the Act, and a permit will need to be obtained from MNR where impacts to habitat may occur. As such, the tests outlined in Section 17(2) of the Act will need to be met during the remaining phases of the Class EA (e.g. no reasonable alternative exists, that the activity will not jeopardize the survival or recovery of the species, and that an overall benefit to the species will result). The recommendations in the Recovery Strategy will need to be adhered to. FAHome\Public\Development Services\Durham Reg o i\Pi keringl ffin heights, esp O.doc. flem9er of 6onservation ntarno 5 Shoreham Drive, Downsview, Ontario WN 1S4 (416) 661-6600 FAX 661-6898 www.trca.on.ca ~t: TO p I=1 0 108 Grant McGregor - Page 2 of 2 - March 5, 2009 While we still await a final response to our comments on the ESP of September 17-, 2008, we have no objection to the approval of the Official Plan Amendment. Please feel free to contact me if you have any questions or if clarifications are required. Sincerely, Steven H. Heuchert, MCIP, RPP, MRTPI Manager, Development Planning and Regulation Planning and Development Extension 5311 cc: Reg Webster, Sernas (via e-mail) Lynda Taylor, City of Pickering (via e-mail) Bob Starr, City of Pickering (via e-mail) Marilee Gadzovski, City of Pickering (via e-mail) Bodan Kowalyk, MNR (via e-mail) Q FAHomeTublic\Development Services\Durham RegionTickering\duffin heights esp_10.doc ^I TO SEZNAS ASSOCIATES 109 A Member of The Sernos Group Inc 141 Brunel Road T 416 213.7121 Mississauga, ON F 905 890.8499 L4Z 1X3 sernas.com March 23, 2009 City of Pickering Planning and Development Department Pickering Civic Complex One The Esplanade Pickering, Ontario L1V 6H7 Attention: Mr. Grant McGregor, MCIP, RPP Principal Planner - Policy Municipal Engineering Services Land Development Planning Dear Sir: Development Management Re: Official Plan Amendment Water Resources Management File OPA 09-001/P Acoustical Engineering Lebovic Enterprises Limited Geomorphic & Environmental Sciences Bradshaw Property Draft Plan of Subdivision SP-2008-08 Transportation Planning Part of Lot 18, Concession 3 Duffin Heights Neighbourhood Our File No. 08101.151 We have reviewed the proposed Official Plan Amendment captioned above and note that the proposed amendment includes the following policy: "11.17 (e) (v) despite (e) (iii) above, provisions for higher intensity residential development do not apply to lands adjacent to the C.P.R. underpass; On behalf of our client, Lebovic Enterprises Limited, we are seeking written confirmation that this policy would apply to our client's land, the former Bradshaw property. Thank you for your attention to this matter. If you have any questions or comments, please do not hesitate to contact us. Yours truly, SERNAS ASSOCIATES Glen Easton, MCI , PP, AICP Associate, Senior Planning Consultant C. C. Mr. Lloyd Cherniak, Lebovic Enterprises Limited Sent Via E-mail Walker, Nott, Dragicevic Associates Limited Planning April 9, 2009 Urban Design The Corporation of the City of Pickering One The Esplanade Pickering, ON L1V 61<7 Attention: Mr. Grant McGregor Principal Planner - Policy Re: City Initiated Amendment to the Pickering Official Plan OPA 09-001/P Development Guidelines for Puffin Heights Mount Pleasant Group of Cemeteries - Comments Our File No. 06.610 Dear Mr. McGregor: 90 Eglinton Avenue E., Suite 701 Further to our February 10, 2009 letter, we want to provide additional Toronto, Ontario comments on behalf of the owners of Duffin Meadows Cemetery on the M4P 2Y3 Official Plan Amendment which is to implement Council's Tel. 416/96-3511 proposed Fax. 416/9600-0172 recommendations respecting the Duffin Heights Neighbourhood e-mail: admin@wndplan.com Environmental Servicing Plan (ESP) and the revised Duffin Heights web: www wnd lan corn Neighbourhood Development Guidelines. We attended the Public Open House on March 30, 2009 and have reviewed the related documents. Official Plan Designation Based on previous discussions, we believe that the cemetery lands should have a separate land use designation or a site specific recognition for cemetery use under a "Natural Area" designation within the Open Space System. We understand that Section 15.37 in the OP permits cemeteries in any land use designation in the City, but we believe that the separate "Cemetery" approach with a corresponding list of uses is appropriate to classify the cemetery as a distinct entity from other land uses. Under a "Cemetery" designation, the permitted uses and related buildings and structures would include: a) Cemetery; b) mausoleum; c) columbarium; d) visitation centre, chapel and reception facility; e) funeral establishment; and f) crematorium. Peter .W , FIP, Nott alker Associated buildings and structures such as the maintenance buildings, Wendy FCIPCRPPRPP administration offices, other buildings and structures would be permitted Robert A. Dragicevic, MCIP, RPP under the "related buildings and structures". Senior Principals Martha Coffey This would recognize and provide for the cemetery as currently zoned and Controller licensed. The ownership is licensed in its entirety for cemetery use, including all of the above facilities. 70 1 Fr 1_~-:0~_ Mr. Grant McGregor Page 2 April 9, 2009 This OPA process is an opportune time for the City to deal with this long standing issue, which would enable the cemetery, a private property, to exist with certainty and with full cemetery-related development potential and protection. Revised Duffin Heights Development Guidelines To reiterate from our letter of February 10, 2009, we believe that the cemetery lands should be exempt from the proposed Duffin Heights Development Guidelines, specifically with regard to the Brock Road corridor and the intersection design policies due to the cemetery's distinct character (use) and architectural themes. It would be difficult, if not impossible, for the cemetery to conform fully to such design policies. We would therefore suggest that this factor be specifically referenced in the document. Furthermore, in relation to Section 2.1.9.3 (the proposed Pedestrian and Trail System), we have consistently indicated that our client does not support a public trail through the cemetery lands due to liability, maintenance and security reasons. The public will have limited access to the cemetery during normal operating hours and may use the cemetery roads for passive recreation as permitted under the cemetery's by-laws, but our client does not wish the grounds to be misinterpreted by the public as public open space. Stormwater Management In the Environmental Servicing Plan document (Figure 6.3) we note that "clean stormwater" from a woodlot to the north and west of Brock Road and Dersan Street, along with flows from roof drainage from the mixed use blocks north of the Dersan Street will be fed into the cemetery lands onto Urfe Creek (West Tributary 1). This will be done in compensation for the proposed changes to the Brock Road drainage on west side of the cemetery property. In addition to water quality concerns, our client wishes the following confirmed: • that the drainage from the "clean stormwater" pipe matches the existing drainage for West Tributary 1; • the proposed location of the "clean stormwater" pipe should match the existing location of the outfall in relation to the cemetery property, or is in a location acceptable to the cemetery; and • that the proposal to divert all current storm water runoff from Brock Road which is fed into the cemetery and re-direct it south of the cemetery lands to the proposed new storm water pond must be acceptable to the cemetery. Also, at the Open House, there was an exhibit labelled "U19 - Monitoring and Management Program" which showed the potential removal of a perched culvert within the cemetery property - for future compensation. Please provide more information on this noted item. Cemetery Edge Treatment - North In the ESP, we note that a Stormwater Management facility, a Sanitary Pumping Station and a Forcemain to Brock Road are located along the property line shared by the Cemetery lands with the proposed subdivision property to the north. We want to confirm, firstly, that such facilities are 1 f TTV1PP, CPJ7 2 < 8 rr Mr. Grant McGregor Page 3 April 9, 2009 situated outside the cemetery property and that the appropriate edge treatments with the cemetery are considered, including: • The appropriate location and design of such facilities in relation to specific uses along the north part of the cemetery. • Any grading issues as a result of siting these facilities and the impact on the cemetery lands (e.g., water accumulation). • The construction phase of such facilities and the impacts on the cemetery lands. • Grading and rear fence treatments for any residential lots backing on the cemetery and the impacts on the cemetery lands. • Details relating to the treatment of existing trees and landscaping along the common property line between the cemetery and the planned residential development north of the cemetery. Cemetery Edge Treatment - West In relation to the Brock Road redesign and associated servicing by Durham Region, we are concerned with final grade of the road, specifically at the access areas to the cemetery. The amount of traffic expected in this Type A Arterial Road relative to the funeral vehicle queuing and site ingress and egress (sight lines) are important factors to consider for the safety and convenience of the public accessing the property. We look forward to your response on these matters and respectfully ask that the above be considered by Staff and Council, and also that we are kept informed of any recommendations and resolutions. We would formally request further written notice of any public meeting when this matter is to be considered and would request that we be provided notice of the issuance of any Notice of Decision. We and the client are prepared to meet with Staff, Councillors and stakeholders to address the above at your convenience. Your cooperation is appreciated. Yours very truly, WALKER, NOTT, DRAGICEVIC ASSOCIATES LIMITED Planning Urban Design 1~ Robert A. Dragicevic, MCIP, RPP Senior Principal cc. The Clerk, City of Pickering Glen Timney, Director of Development, MPGC Neil Carroll, City of Pickering Mike Hubble, Region of Durham "j V-T SE.-4N/1S ASSOCIATES R Member of The Sernas Group Inc. 113 110 Scotia Court T-905-686.6402 Unit 41 F•905-432.7877 Whitby, ON sernas.com Lt N 8Y7 April 13, 2009 City of Pickering 1 The Esplanade Pickering, Ontario L1V 5K7 Attention: Mr. Grant McGregor, MCIP, RPP Principal Planner - Policy Dear Sir: Municipal Engineering Services Land Development Planning Re: Official Plan Amendment File OPA 09-0011P Development Management Duffin Heights ESP Implementation And Duff in Heights Neighbourhood Development Guidelines Water Resources Management Comments on Behalf of Acoustical Engineering Mattamy Development (Brock Road) Limited Geomorphic & Environmental Sciences City of Pickering Transportation Planning Our Project No. 04565 This letter provides comments to the Draft Official Plan Amendment (OPA) as circulated with the Notice of the Open House and Public Meeting, following review of same with our Client and our telephone conversation. Subsequent to the release of the Draft OPA, the City also distributed Draft Neighbourhood Development Guidelines for Duffin Heights. As the two documents are related, we have taken this opportunity to also comment on the Guidelines as well. COMMENTS ON DRAFT OPA In general, we would note that the Draft OPA accurately and concisely implements the recommendations of the Duffin Heights ESP, recognizing that not all of the recommendations of that document require implementation through Official Plan policy. There are, however, a few matters that require clarification and other matters which are requested refinements to the document both of which are set out below. Our comments follow the order of the OPA document. Amendments to Schedules We note that, in keeping with the format of the current City of Pickering Official Plan, land use designations and future roads are shown on separate schedules, This makes it difficult to relate the limits of land uses to future roads. We think that this is an important matter as it relates to William Jackson Drive which will abut the east limit of the Mixed Corridor, east of Brock Road and for the local road which will abut the west limit of most of the mixed corridor west of Brock Road. 2/ ATTACHN1EkT # ! .1'0 14 AMN City of Pickering Mr. Grant McGregor, MCIP, RPP April 13, 2009 Page 2 We believe that it is important to note the relationship of the roads to the land use due to the significant functions the roads will perform, such as providing alternative access and separating land uses. Therefore, we suggest that these future roads be added to the land use schedule to assist in interpreting the relationship of these roads to the land uses. Alternatively, should staff not want to deviate from the current practice of not showing future roads on the land use schedule, a policy could be added to clarify the intent. Such a policy could be added to Section 11.17 (e) to read similar to the following: "require the development of future roads adjacent to the Mixed Corridor designation on both sides of Brock Road to provide alternative access, separation of land uses and potential transit routes. On the east side of Brock Road this will consist of a Collector Road (William Jackson Drive) between Old Taunton Road and Dersan Street. On the west side of Brock Road, this will consist of a local road between the extension of Valley Farm Road and a new east/west Collector Road." Table 1 It is our Client's opinion that the proposed amendments to the population targets for Duffin Heights for 2011 and 2016 are significantly understated. You have advised that if development takes place in Duffin Heights at a faster pace than is predicted in Table 1, there will be no material impact as there is no policy direction within the Pickering Official Plan that prevents the targets from being exceeded. That being the case, we are merely putting on record that we believe the proposed targets are too low. Edge Management Plan The wording of proposed Section 11.7 (f) (i) would suggest that any development adjacent to any part of the Open Space System would require an Edge Management Plan. As you know, Mattamy has not been asked to prepare such a plan to date for the consideration of its Draft Plan of Subdivision application. This is understandable given that there is a 30 metre buffer from the edge of development to the Urfe Creek Valley and associated vegetation, outside of Mattamys' ownership. Though this buffer area is shown as part of the Open Space System, it is known this same area of buffer has been used as part of the golf course operation and that the sensitive environmental area is located on the east side of the buffer. 3/ / ~lf'Y ' ilk i V 0 1 City of Pickering Mr. Grant McGregor, MCIP, RPP April 13, 2009 Page 3 Given these circumstances, we submit that an Edge Management Plan is not necessary for the Mattamy development. We propose that Section 11. 17 (f) be revised to read as follows: "(f) require any developer of lands adjacent to a significant Natural Heritage Feature in the Open Space System to submit..." Compensation Report Currently, the ESP does not identify any features on the Mattamy lands as requiring compensation as described in the proposed Policy 11.17 (i). However, the TRCA has made comment that the ESP be revised to include a depressional area on the Mattamy property as an area for which compensation will be provided. To date, the ESP has not been changed as requested by TRCA. It is our opinion that the matter of compensation for this area was addressed through the Seaton/Richmond Hill land exchange when MNR, TRCA and MMAH agreed that a significant area of Provincial land in Duffin Heights would be re-designated from development categories to Open Space and that a few small areas (including the one under discussion) would be re-designated from Open Space to development categories without the need for further compensation. Mattamy's concern is not with the principle of this policy. Rather, this comment is intended to reinforce its position that this policy should not apply to Mattamy's property which was part of the land exchange. Local Street Rights-of-way As currently worded, Section 11.17 (h) (iii) implies that local street rights-of- way of less than 20.0 metres are only feasible where rear lanes accommodating utilities are used. However, the Guidelines clearly indicate that rights-of-way widths of less than 20.0 metres are mandated in Duffin Heights with or without utilities in rear lanes. Utilities in rear lanes, where they are provided, should be required if only for the purpose of enhancing the streetscape. We recommend deleting the last part of Section 11.17 (h) (iii) such that it reads: "(iii) design rear lanes to accommodate utilities, where required". COMMENTS ON GUIDELINES We have a number of technical comments on the Guidelines which merit revision to the wording rather than altering the intent of each. 4/ 1 1 6 ATITAChhJEiJ, _ q City of Pickering Mr. Grant McGregor, MCIP, RPP April 13, 2009 Page 4 Open Space System Section 2.1.1.2 This guideline refers to the need for an Edge Management Plan in accordance with Section 11.17 (f) of the Official Plan. As noted in our comments to the Draft OPA, there is no need for an Edge Management Plan for the Mattamy Subdivision. The guideline should be revised to acknowledge this fact. Street Tree Planting Section 2.1.3.1 The requirement for at least 3 street trees for each flankage does not account for flankages that may have driveway access to an attached or detached garage from the flankage street. Re-wording of this guideline is needed. Gateways Section 2.1.6.2 This guideline requires a gateway feature at the entry road intersection to a development. This policy should be permissive and not mandatory. In the case of . the Mattamy subdivision, there are two possible gateway intersections: Brock Road and Street 'A' or the 90° bend in William Jackson Drive at the Village Green. In either case, there are other overriding guidelines regarding built form and landscaping which make this guideline redundant with regard to the Mattamy plan. Stormwater Management Section 2.1.7.2 This guideline could result in SWM facilities taking up more developable land than is required to fulfill their environmental and engineering function. Any additional land dedication required to provide "an amenity benefit to the neighbourhood" should be credited as parkland dedication. Built Form Section 3.1.1.7 This guideline would completely ban driveways from Collector Roads. In our experience this is overly restrictive. All municipalities in Durham permit direct access from private driveways onto Collector Roads. We are sure that disruptions to traffic flow, safety and attractiveness would not be compromised if some driveways were permitted on Collector Roads. Please replace "shall not be permitted" with "shall be discouraged". 5l 17 City of Pickering Mr. Grant McGregor, MCIP, RPP April 13, 2009 Page 5 Detached and Semi-Detached Houses Section 3.2.1.1 The intention of creating a consistent street wall can be fulfilled if the building facade is parallel to the road and front doors, windows or entry features face the road. We suggest that this guideline be revised by inserting "and/or" between the words "windows" and "entry features". Section 3.2.1.2 We note that this guideline encourages garages to be set behind or flush with the main building face. The flexibility built into this wording is essential. Garages should be permitted to be flush with porches and/or project marginally from the main building face. This degree of flexibility will provide for a more varied streetscape than one where the relationship of the garage to the house is constant. Section 3.2.1.3 This guideline encourages paired or grouped driveways. While we do not understand how this will "reduce the amount of asphalt on front yards", we appreciate that there is flexibility built into the wording of this guideline. Such flexibility is required in order to accommodate situations where grading considerations make pairing of driveways difficult or impossible to achieve. Apartments Section 3.2.3.4 This guideline should be clarified and/or given further consideration with regard to apartment buildings facing Brock Road. If no direct access is permitted onto Brock Road, "fronts of buildings" can only be provided via new public roads within the Mixed Corridor area. We do not believe that new public roads should be mandated to serve apartment buildings in this designation. Utilities and Mechanical Equipment Section 3.3.7.3 In the case of street townhouses, it may not be possible in all cases to locate air conditioning units, vents for dryers, exhaust fans, etc. in the rear yard. This guideline should be revised to indicate that these items be discouraged on any elevation facing the street and where this is not possible, appropriate shielding be provided. 6/ RTTACHMI PIT,# /U 0 00~a City of Pickering Mr. Grant McGregor, MCIP, RPP April 13, 2009 Page 6 Brock Road Corridor Streetscape Section 4.1.1.7 This guideline would require building design to be consistent on all building elevations including those backing onto residential properties. In our view, if there is a change in architectural elements, it would be in a back-to-back situation where the back of a building is facing the back of residential properties. This guideline should be revised to require consistent building design and architectural elements on all street frontages. Brock Road Frontages and Pedestrian Environment Section 4.1.3.5 This guideline should be revised to clarify that the percentage of windows applies to non-residential floors only. Framing Streets and Corners Section 4.2.2.5 The requirement for 60% of the lot frontage to provide a built form edge in the initial stages of development is too onerous, particularly where it applies in a corner lot condition. For example, in the case of Mattamy's Mixed Corridor Block at the corner of Brock Road and William Jackson Drive, the guidelines call for the corner building to be built first. The demonstration plan within the guidelines shows such a building at the corner. If this was the only building in the initial stages of development, only about 30% of Mattamy's Brock Road frontage will be occupied by the building. We suggest this guideline be reviewed to provide some flexibility in its implementation. Road Network Section 5.0, third paragraph This section provides very detailed road cross-sections that will be standard within Duffin Heights. This paragraph should clarify that the "reduced standards" would be road cross-sections that deviate from those shown throughout the rest of Section 5.0. 7/ l=Nhl City of Pickering Mr. Grant McGregor, MCIP, RPP April 13, 2009 Page 7 Staging and Implementation Section 6.1 Staging, second paragraph We suggest that a more exhaustive list of facilities to be cost-shared be provided. Suggested wording: "Landowners will be required to enter cost- sharing agreements for facilities such as, but not limited to, parkland, stormwater management, ponds, school sites and collector roads as conditions of development approval" Figures A and B The Mattamy Draft Plan of Subdivision has been revised to consolidate the proposed Village Green at the 90° bend in William Jackson Drive. This location of the Village Green should be reflected on Figures A and B to avoid any confusion. Thank you for your consideration of these comments, we would be pleased to meet to elaborate on the issues raised in this submission and to discuss possible mutually acceptable revised wording to address same. Yours truly, SERNAS ASSOCIATES Bryce an, M , RPP Principal, Plan g Manager BLJ/br cc: City of Pickering, Attn: Ms. Catherine Rose, Ms. Lynda Taylor, Mr. Ross Pym Mattamy Development (Brock Road) Limited, Attn: Mr. Rodger Miller JJT 120 April 16, 2009 j Grant McGregor, MCIP, RPP Principal Planner - Policy RECEWED i City of Pickering One The Esplanade APR 2 0 2009 Pickering, ON L1V 6K7 CITY OF PiCKEAINO The Regional PLANNING & DEVELOPMENT Municipality Mr. McGregor DEPARTMENT of Durham Planning Department Re: Regional Comments for a City of Pickering Initiated Official 605 ROSSLAND ROAD E Plan Amendment to Implement Duffin Heights Neighbourhood 4T" FLOOR Environmental Servicing Plan, File No.: OPA 09-001/P PO BOX 623 WHITBY ON L1 N 6A3 CANADA 905-668-7711 We have reviewed the above-noted application to amend the City of Fax: 905-666-6208 E-mail: planning@ Pickering official plan. The following comments with respect to the region.durham.on.ca Regional official plan, Provincial policy, delegated review responsibilities www.region.durham.on.ca and Regional services are offered. A.L. Georgieff, MCIP, R7 The purpose of the official plan amendment application is to implement the Commissioner of Planning Duffin Heights Environmental Servicing Plan (ESP) proposed changes to the Duffin Heights Neighbourhood schedules and policies including: - widening and reconfiguring the natural heritage system; - replacing segments of the Type °C" arterial road network with a collector road network; - reconfiguring Valley Farm Road (Type "C" arterial road) north of Third Concession Road to connect with Brock Road; - changing the designation of lands located west of Tillings Road from a "Low Density Area" to a "Medium Density Area;" - redesignating lands between Taunton Road and a C.P. rail line from "Prestige Employment" to "Natural Area;" - recognizing the Pickering Golf Course within the "Active Recreational Area" designation; - adding new policies on buildings heights, monitoring compensation and cost sharing arrangements; and - revising the Duffin Heights Neighbourhood population target. Regional Official Plan The subject lands are designated "Living Area" and "Major Open Space" in the Regional Official Plan. Brock Road and Taunton Road are designated as Type "A' arterial roads, "Regional Corridors" and "Transit Spines" in the Regional Official the Plan. "Service Excellence. for our Communities" 100% Post Consumer -1 v rr 1 21 "Living Areas" are predominately for housing purposes. "Regional Corridors" are to be developed as mixed-use areas, which include residential, commercial and service areas with higher densities, supporting higher-order transit services and featuring a high degree of pedestrian oriented design. Type "A" arterial roads permit large scale mixed-use, high density development with shared or combined access. Development adjacent to "Transit Spines" should be high density with buildings oriented toward the street to reduce walking distances to transit facilities, support drop-off facilities, bus bays, bus loops, bus shelters, walkways, trails and other pedestrian and cycling facilities as well as limited surface parking. "Major Open Space Areas" are predominantly for conservation, agricultural and recreation uses. The Toronto and Region Conservation Authority has indicated that the amendment will result in an increased size and configuration of the open space system and reduce road crossing on creek tributaries in the area. Amendment 124 to the Regional Official Plan, removed the Old Taunton Road Type "C" arterial road designation, reconfigured the future Type "C" arterial road, Valley Farm Drive, and removed a future east-west Type "C" arterial road extension through Duffin Heights. The development areas proposed in this amendment are within "Living Areas." The former Brock West Landfill is within the "Major Open Space Area;" there are no proposed development areas on "Major Open Space Areas." Mixed Corridor development is proposed on lands adjacent to Brock Road within the "Regional Corridor" and "Transit Spine. The land use structure proposed may be permitted by the policies of the Regional Official Plan. Growing Durham Study The Region is currently undertaking a Growth Plan conformity exercise. Density targets within "Regional Corridors" and "Living Areas" have been proposed.at 140 units per hectare and 50 units per hectare respectively. The proposed revision to the population target for Duffin Heights shows a short-term forecast of only 2,500 persons to the year 2016. It is. recommended that provisions be included in the mixed use and medium density areas to achieve the density targets to the year 2031. Pickering comments on. the proposed Regional amendment to implement the Growth Plan conformity exercise recommended, among other things, removing the Taunton Road "Regional Corridor' designation and redesignating a portion of lands between Taunton Road and the C.P. Rail line in Duffin Heights from "Living Area" to "Major Open Space" in order to TTa'HN,'L,aT f1~ TO 122 support the final recommendations of the ESP and the recommendations of the Duffin Heights amendment. Regional staff are currently reviewing comments and submissions received on the Growing Durham proposed amendment. These comments, including those pertaining to Duffin Heights, will be considered as part of the recommended Regional amendment to be presented to Planning Committee on May 19, 2009. Provincial Policy Provincial Policy Statement The Provincial Policy Statement (PPS) indicates that one of the factors to sustain healthy, livable and safe communities is accommodating for a range and mix of residential, employment (including commercial), recreational and open space uses to meet long-term needs. The PPS supports density for new housing which efficiently uses land, resources, infrastructure and public service facilities and supports the use of alternative transportation modes and public transit. The proposal is consistent with the PPS. Growth Plan Generally, the proposed development areas west of Urfe Creek are within the built boundary of the Growth Plan. The Growth Plan encourages intensification in the built-up area. Intensification areas should achieve higher densities than the surrounding areas and be planned and designed to provide a diverse and compatible mix of land uses to support vibrant neighborhoods. Proposed development areas east of UrFe Creek are outside of the built- urban area boundary. Therefore, for the purposes of the Growth Plan, the lands are within a "designated greenfield area" and are subject to Growth Plan policies requiring a minimum density target of not less than 50 residents and jobs per hectare. While the Growth Plan density target is not intended to be on a site specific basis, Pickering staff are encouraged to evaluate the impacts that future development within the greenfield area will have on the density targets for the City of Pickering. Other Delegated Review Responsibilities Subsequent development applications (e.g. Plans of subdivision) will be screened in accordance in the terms of the Provincial delegated review responsibilities. To date the Region has provided preliminary comments on four plan of subdivision applications in Duffin Heights. The plan of 1-7_09 23 subdivision applications are subject to this amendment implementing the ESP. Our comments have addressed the need for Environmental Site Assessments and/or Records of Site Conditions; archeological requirements, noise studies and attenuation, and natural heritage evaluation. Similar requirements will be applied on future development applications within Duffin Heights to address matters of Provincial interest. Regional Services Sanitary Sewer Services The extension of the Central Duffin collector trunk sewer from Valley Farm Road south of the hydro corridor and a sanitary sewer pumping station on lands east of Brock Road are required to service the Duffin Heights Neighbourhood. Municipal Water Supply A 1200 mm Zone 1 feedermain on Brock Road, Dersan Street and Tillings Road from Rossland Road to a Zone 1 reservoir site in Seaton is required to provide municipal water supply to Duffin Heights. A Zone 2 booster pumping station on Dersan Street and Zone 2 watermains are required to service the area. The Regional Works Department has been coordinating with Duffin Heights landowners to provide sanitary sewer and municipal water supply services to Duffin Heights. The execution of a servicing agreement between the Region and Duffin Heights landowners is in process. The Regional Works Department has reviewed the proposed policies and recommend the following: Clarify section 11.17(h)(iii) to indicate that Regional water and sanitary sewer services should be located within a 20.0 metre right-of-way and not within in rear laneways. Regional Works does not support Regional utilities within rear laneways and generally requires a 20.0 metre right-of- way to accommodate utilities and provide sufficient space for maintenance. Amend section 11.17(h)(vii) to indicate that the required Functional Servicing and Stormwater Management Report be prepared to the satisfaction of the Region, in addition to the City and TRCA. Amend section 11.17(I)(iii) to include the words "between the Region and the City" after cost sharing agreement. Both the Region and the City of 124 „j. Pickering will be entering into cost sharing agreements with Duffin Heights landowners. Roads The Regional Works Department has reviewed the proposed road network and policies for the mixed use areas along Brock Road and recommend the following: Include a policy within section 11.17(e) to promote good access management along Brock Road inciduing the use of shared access; restricted access; and rear lanes to minimize the number of direct access points to Brock Road and to explicitly recognize the Region's jurisdiction over access to Brock Road. Include a policy requiring an Access Management Plan for the Mixed Use Corridor along Brock Road prior to development in proposed section 11.17(e)(vi). The plan would establish the appropriate locations and configurations for development access to Brock Road at build-out of the corridor, as well as identifying interim access conditions that may be required prior to build-out. Transit Durham Region Transit has advised that the proposed road network will provide an acceptable base for transit services to Duffin Heights. Conclusion Based on the foregoing, we have no objection to the proposed official plan amendment subject to the policy recommendations for population, servicing, and transportation access along Brock Road. In accordance with Regional By-law 11-2000 this application is exempt from Regional approval. Please advise the Commissioner of Planning of your Council's decision. If Council adopts the amendment, please forward a record to this Department within 15 days of the date of adoption. The record should include the following: • two (2) copies of the adopted amendment; • a copy of the adopting by-law; and a copy of the staff report and any relevant materials ATTACHIR.'TNIT ~~i )RT h' nil 77__OCJ Please contact Dwayne Campbell, Project Planner in this Department ' 2 should you have any questions or require additional information regarding this matter. Ll.~ Kai Yew`, MCIP, RPP Manager Current Planning Copy: Regional Works Department - Pete Castellan Regional Works Department - Doug Robertson Durham Region Transit - Phil Meagher Toronto and Region Conservation Authority - Steve Heuchert 126 L'VI~I # RECEIVED April 17, 2009 APR 9 7 2009 The City of Pickering CITY OF PICKERING PLANNING & DEVELOPMENT One The Esplanade DEPARTMENT Pickering, ON L IV 6K7 Attention: Grant McGregor RE: City-Initiated Amendment to the Pickering Official Plan File: OPA 09-001 /P Duffin Heights Neighbourhood Environmental Servicing Plan Part of Lots 15 to 24, Concession 3 Dear Mr. McGregor: As owners of 1960 Taunton Road East, (Part Lot 16, Concession 4) we do not want the Official Plan amended to change the designation of our property status. Sincerely Owen Brett and Eileen Brett 688 Taunton Road West Ajax, ON L 1 T 4R5 905 683 1237 ZTTarun,"Fill? ~ 1 1 27 RECEIVED APR 1 5 2009 April 8, 2009 CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT Grant McGregor, MSc., MCIP, RPP Principal Planner - Policy Planning & Development The Corporation of the City of Pickering One The Esplanade Pickering, Ontario, Canada, L IV 6K7 Re: Duffin Heights Neighbourhood - Draft Official Plan Amendment 09-001/P and Neighbourhood Development Guidelines Dear Mr. McGregor, Bell Canada thanks you for the opportunity to provide comments on the Duffin Heights Draft Official Plan Amendment 09-001/P and Neighbourhood Development Guidelines. As you are aware, Bell Canada is Ontario's principal telecommunications infrastructure provider. The Bell Canada Act, a federal statute, requires that Bell manage and operate most of the trunk telecommunications system in Ontario. Bell is also responsible for the infrastructure that supports most 911 emergency services in the Province. The Provincial Policy Statement (PPS) and the Places to Grow document both strongly support the integrated planning of communities, including telecommunications infrastructure. The PPS specifically requires that "planning for infrastructure and public service facilities shall be integrated with planning for growth so that these are available to meet current and projected needs" (Section 1.6.1). Furthermore, the PPS states that infrastructure should be located to support the delivery of emergency management services (Section 1.6.3). We note that the definition of infrastructure in the PPS includes communications and telecommunications. In light of Provincial policy, it is critical to understand the complexity of expanding and enhancing the telecommunications network to accommodate growth, both through outward expansion of an urban area and through intensification, infill and redevelopment. All types of growth and development place demands on the telecommunications network and its associated support infrastructure. Beyond simply extending fibre or copper cable, growth and development can precipitate the need for reinforcement and replacement of the support infrastructure. Reinforcement and replacement of the telecommunications network can represent an extensive and costly undertaking, which needs to be managed to avoid disruption of public services. This is particularly critical in relation to the provision of 911 emergency services and the operating services essential to Pickering's businesses operating in a global economy. Bell Canada Development and Municipal Services Control Centre Floor 5 BLUE, 100 Borough Drive Toronto, Ontario M1P 4W2 Telephone 905-853-4044 Fax 905-895-3872 john. lachape Ile @ bell. ca VrT 'r 1 2 _ i1=oG April 8, 2009 2 One of Bell's main objectives is to become more involved early in the planning process. This allows us to coordinate with the City on the provision of appropriate telecommunications infrastructure for new growth and development in a timely fashion. It also allows for greater consideration of the size and locational needs of large telecommunications infrastructure and equipment that houses key electronics. As utility infrastructure, including telecommunications, is often part of the streetscape and/or part of the public realm, we feel that it is important to provide guidelines that outline the City of Pickering's comprehension of the nature and importance of telecommunication and other utility infrastructure, including overhead wireline assets, to meet the needs of a community. The following represents suggested wording that has been incorporated into the Official Plans and Development Guidelines in other municipalities across Southern Ontario. Proposed Official Plan Amendment 09-001/P Section 11.17 (h) In this section, the Official Plan Amendment provides guidelines to be reviewed when considering development proposals within the Duffin Heights Neighbourhood. We note that the City will allow proposals to include local street right-of-way widths that are less than 20 metres, subject to the satisfaction of the City, in order to design rear lanes to accommodate utilities. Our assumption is that the lanes will be in public ownership and that the utilities will be placed in the public right-of-way as this negates the need for easements on private property. We would also ask that the following be added to this section: 11.17 City Council shall, (h) in the consideration of development proposals within the neighbourhood: (viii) ensure that adequate utility networks are%r will be established to serve the anticipated development and that they can be phased in a way that is cost-effective and efficient; (ix) encourage utilities to be clustered, grouped or incorporated within streetscape features, where possible to minimize visual impact and determine appropriate locations for larger, above-ground equipment and cluster sites. T' f" 17 ___2- 1 2 9 April 8, 2009 3 Duffin Heights Neighbourhood Development Guidelines 4.1.7 Utilities and Servicing We were happy to see that a section on utilities and servicing had been included in the neighbourhood development guidelines. However, to clarify the City's intent, we would ask that the following be added to Section 4.1.7.1. 5. Service utility areas shall be clustered, grouped or incorporated within streetscape features, where possible to minimize visual impact. The City encourages utility providers to consider innovative methods of containing utility services on or within streetscape features, such as gateways, lamp posts, transit shelters, etc. It is our understanding that discussions are underway to place telecommunication utilities underground, particularly in relation to the Brock Road Corridor. Utilities, such as telecommunications, have a range of infrastructure necessary to service a proposed development depending on the type (i.e., infill/redevelopment or greenfields) and size of the area. Some of this infrastructure is larger and has requirements that make it necessary to be above-ground. As a result, to take into consideration the scope of utility and other services required to properly service a community, we would suggest that the City consider adding the following development guideline to Section 4.1.7.1. 6 New utilities and services along Brock Road shall be provided below grade, where feasible. Where larger, above-ground utility infrastructure is required it will be located and designed to be compatible with their environment. We would ask that Bell be provided the opportunity to participate in any future planning initiatives related to the Duffin Heights Neighbourhood, including being notified of any meetings, reports, discussions, etc. This information can be forwarded to our Development and Municipal Control Centre: Mr. John La Chapelle, MCIP, RPP Manager - Municipal Relations Access Network Provisioning, Ontario Development and Municipal Services Control Centre Bell Canada Floor 5 BLUE, 100 Borough Drive Toronto, Ontario M1P 4W2 I Ocf . 1319 April 8, 2009 4 We thank you for the opportunity to provide comments on the Draft Official Plan Amendment and Neighbourhood Development Guidelines for Duffin Heights. If you have any questions, please direct them to the undersigned. Yours truly, John La Chapelle, MCIP, RPP Manager - Municipal Relations Access Network Provisioning, Ontario cc: Wayne Corrigan - Associate Director - Access Network Mike Underwood - Associate Director - Access Implementation Steve Willis - MMM Group Limited