HomeMy WebLinkAboutPD 20-09
Call 00 REPORT TO
PLANNING & DEVELOPMENT
PICK. RIN COMMITTEE
Report Number: PD 20-09
Date: July 6, 2009
01
From: Neil Carroll
Director, Planning & Development
Subject: Draft Plan of Subdivision SP-2008-01
Zoning By-law Amendment Application A 1/08
Mettamy (Brock Road) Limited
Part Lots 17 & 18, Concession 3
City of Pickering
Recommendation:
1. That Draft Plan of Subdivision SP-2008-01 submitted by Mattamy (Brock Road)
Limited, to permit a plan of subdivision on ,lands being on Part Lots 17 & 18,
Concession 3, subject to the comments of Report PD 20-09, be endorsed;
2. That the proposed conditions of draft plan of subdivision to implement Draft Plan
of Subdivision SP-2008-01 as set out in Appendix I to Report PD 20-09, be
endorsed; and,
3. Further, that Zoning By-law Amendment Application A 1/08 submitted by
Mattamy (Brock Road) Limited, to amend the zoning of the subject property to
implement Draft Plan of Subdivision SP-2008-01, as outlined in Appendix II to
Report PD 20-09 be endorsed.
Executive Summary: Mattamy (Brock Roads Limited submitted their initial
applications in 2008 and through review, agency comments and discussions Mattamy
revised the plan to now propose a draft plan of subdivision consisting of 316 lots
comprising of 106 detached dwelling lots with 9.0 metre frontages, 78 detached
dwelling lots with 11.0 metre frontages, and 132 townhouse lots with 7.0 metre
frontages.
The plan proposes a park block, a stormwater pdnd block and two village green blocks.
The draft plan also contains a mixed corridor block, however no development is
proposed for this block at this time. The owner indicated that this block will be
developed at a later time and will be subject to future Planning Act applications (seed
Location Map and Applicant's Revised Plan, Att4phments #1 & #3). This report deals
with the revised plan submitted by the owner.
The subject applications are the first development proposals to be presented to Council
for the Duffin Heights Neighbourhood. As such, the applications have been reviewed in
accordance with the recently adopted Official Plan Amendment 18, Neighbourhood
Development Guidelines and the Environmental Servicing Plan.
Report PD 20-09 July 6, 2009
Subject: Draft Plan of Subdivision SP-2008-01
Zoning Amendment Application A 1/08 Page 2
02
The proposed layout of the draft plan represents an appropriate design that is in
compliance with the policy requirements of the City of Pickering subject to certain
modifications that are being recommended by staff (the deletion of certain lots to
increase the area of the park, stormwater management pond, and village greens). The
recommended modifications will provide enhanced compliance with the vision for
development in Duffin Heights Neighbourhood. The recommended modifications all
relate to the elimination of lots that abut public open space in order to provide a more
functional space, and an improved integration of open space with the residential
neighbourhood.
The recommended draft plan represents an accessible pedestrian-oriented
neighbourhood and provides a 'lotting pattern that will allow for development that meets
the intent of the City's Sustainable Development Guidelines.
It is recommended that the applications be endorsed by Council, for Draft Plan of
Subdivision SP-2008-01 and Zoning By-law Amendment Application A 1/08 as set out
in Appendix I and II to Report PD 20-09.
The City's requirements respecting development of the subject property will be
addressed through conditions of Draft Plan of Subdivision Approval and the
recommended zoning provisions.
Financial Implications: With the dedication of, public spaces (park and village green
blocks) and public facilities (multi-use trails) the City will be financially responsible for
certain capital costs related to the development of the park facilities and the ongoing
maintenance of all these facilities.
Sustainability Implications: The applicant has submitted a Sustainability Report
that is based on the City's Sustainability Guidelines. City staff have reviewed the report
and rated the draft plan as achieving a Level 1 score. The proposed draft plan
incorporates many of the elements of the Guidelines.
It, is noted that there are optional opportunities available in the guidelines that the
applicant is encouraged to consider that would allow them to achieve a higher level
rating for the development.
Report PD 20-09 July 6, 2009
Subject: Draft Plan of Subdivision SP-2008-01
Zoning Amendment Application A 1/08 Page 3
03
Background:
1.0 Introduction
Mattamy (Brock Road) Limited (Mattamy) submitted applications for a draft plan
of subdivision and an amendment to the zoning by-law in order to implement a
draft plan of subdivision on the subject lands (see Location Map, Attachment #1).
The original draft plan of subdivision proposed the creation of lots for detached
dwellings with frontages ranging from 8.5 metres to 13.1 metres, street townhouse
and rear lane townhouses, including some townhouses with the option for live-work
units, along with blocks for a park, village greens, stormwater pond and future
mixed corridor uses (see Applicant's Original Pan, Attachment #2).
Since the Statutory Public Information Meeting held on September 29, 2008, the
applicant submitted a revised draft plan (see Applicant's Revised Pan,
Attachment #3). The key differences between the original plan and the revised
plan are as.follows:
• the removal of all development in the Mixed Corridors designated land, thus
increasing the size of the Mixed Corridor block;
• the elimination of all rear lane dwelling, unit product;
• the elimination of the centrally located village green and the expansion of the
southern village green to accommodate a stormwater bioswale;
• the removal of all live-work townhouse; unit product;
• the relocation of approximately half of the townhouse units from next to the
Mixed Corridor area to the southern portion of the draft plan; and
• an overall downsizing of the detached dwelling lot size and related unit size.
The following chart outlines the proposed development detail of the original plan
compared to the revised draft plan of subdivision:
Original Plan Revised. Plan
Details of the Applications (Attachment #2) (Attachment #3)
Total area of draft plan - 19.10 ha - 19.10 ha
Area for detached residential lots - 7.22 ha - 5.42 ha
Area for townhouses - 1.51 ha - 2.53 ha
Total area for residential development - 8.73 ha - 7.95 ha
Area of Mixed Corridor block - 1.99 ha - 3.13 ha
Area of Park block - 1.79 ha - 2.06 ha
Area of Village Greens - 0.35 ha - 0.34 ha
Area of Stormwater management pond - 1.26 ha - 1.26 ha
Municipal road and lanes - 4.48 ha - 4.21 ha
Detached dwelling - 8.5 m lot frontage - 2 - NA
Detached dwelling - 9.0 m lot frontage - NA - 106
Detached dwelling- 10.4 m lot frontage - 24 - NA
Detached dwelling - 11.0 m lot frontage - 111 - 78
Report PD 20-09 July 6, 2009
Subject: Draft Plan of Subdivision SP-2008-01
04 Zoning Amendment Application A 1/08; Page 4
Original Plan Revised Plan
Details of the Applications (Attachment #2) (Attachment #3)
Detached dwelling - 13.1 m lot frontage - 71 - NA
Street townhouse units - 4.9 m lot frontage - 8 - NA
Street townhouse units - 7.0 m lot frontage - NA - 132
Rear lane townhouses - 6.0 m lot frontage - 104 - NA
Total dwelling units - 320 -316
Net residential density (units per hectare) - 36.6 - 39.7
2.0 Comments Received
2.1 At the September 29, 2008 Information Meeting
Three area residents spoke at the Information Meeting to seek information and
expressed concerns respecting the impact on private services, impacts on the
wildlife corridor, and timing of the development (see Text of the Information
Report, Attachment #5 and Meeting Minutes, Attachment #6).
2.2 Following the Information Meeting
Written submissions were received from two neighbouring landowners
expressing concerns similar to those voiced at the Public Information Meeting.
Comments from Kahn Auction Ltd. noted that they endorse development and
upgrades to the area. However, they do npte that the property currently is
serviced by private well and septic and are concerned that the proposed
development may impact the private services (see Attachments #7).
Comments from the agent for the Mount Pleasant Group of Cemeteries advising
of concerns related to grading, stormwater requirements, mutual property edge
conditions, and the nature and type of landscape treatments/fencing to be
provided for lots backing onto cemetery property (see Attachment #8).
2.3 Agency Comments
2.3.1 Region of Durham
The Region of Durham has provided the following comments:
• the proposal is permitted by the policies of the Durham Region Official Plan;
• the subject lands are within the Growth Plan and would conform to the
Growth Plan. Future intensification in strategic locations that facilitate transit-
supportive land use is encouraged and should be considered;
• municipal water supply and sanitary sewer service can be provided by the
extension of services;
i
Report PD 20-09 July 6, 2009
Subject: Draft Plan of Subdivision SP-2008-01
Zoning Amendment Application A 1/08 Page '5
05
• the applications have been screened in accordance with Provincial Interests
and Delegated Review and there is no concern with the applications as
certain requirements can be addressed through conditions of approval; and,
• the Region has no objection to the applications and has provided conditions
of approval (see Attachment #9).
2.3.2 Toronto and Region Conservation Authority
The Toronto and Region Conservation Authority (TRCA) has advised that the
subject land is located in the Duffin Heights Neighbourhood and therefore
subject to the recently Council adopted Official Plan Amendment 18, the Duffin
Heights Neighbourhood Development Guidelines and soon to be revised Duffin
Heights ESP. Significant environmental matters are required to be addressed
by these policies. Further certain matters, such compensation for loss of
headwater tributaries can be addressed through conditions of approval. As
such, TRCA has no objection to the applications and has provided condition of
approval (see Attachment #10).
2.3.3 Conseil scolaire de district du Centre-Sud-Quest
The Conseil scolaire de district du Centre-Sud-Quest has advised that a school
site is required in the catchment area of Durham Region. The School Board has
requested a condition of approval be included, regarding their need for a site on
the subject land, until a school site has been finalized at another location (see
Attachment #11).
The comment and conditions that have been provided by Conseil scolaire de
district du Centre-Sud-Quest are the same comments that have been received
for other recent draft plans of subdivisions in Pickering. It is staffs
understanding the school Board is currently investigating a possible school site
elsewhere in Pickering, however no formal agreements have been entered into.
The school Board's request for a school site in this draft plan is not being
accommodated. The Duffin Heights Neighbourhood identifies two school sites
and the Board could investigate these sites as a possible school location.
2.3.4 Other Agencies
The following agencies or departments advised they have no objection to the
applications and certain technical issues and requirements related to the
proposed use of the lands can be addressed during the detailed subdivision
approval/implementation process, should these applications be approved:
1 Canada Post (see Attachment #12);
2 Durham Catholic District School Board (see Attachment #13);
3 Durham District School Board (see Attachment #14);
4 Rogers Cable Communication (see Attachment #15);
5 GTAA (see Attachment #16);
Report PD 20-09 July 6, 2009
Subject: Draft Plan of Subdivision SP-2008-01
06 Zoning Amendment Application A 1/08 Page 6
6 Hydro One (see Attachment #17);
7 Enbridge Gas (see Attachment #18);
8 Veridian Connections (see Attachment #19);
9 Ministry of Culture (see Attachment #20);
10 Bell (see Attachment #21);
11 Heritage Pickering (see Attachment #22).
2.4 City Department Comments
2.4.1 Development Control
A subdivision agreement and a construction management plan will be required to
address development of the site. The applicant must provide a secondary
emergency access to the site. Servicing requirements need to be in accordance
with the Environmental Servicing Plan for Duffin Heights and an approved
Functional Servicing and Stormwater Report (see Attachment #23).
2.4.2 Municipal Property & Engineering Division
Municipal Property & Engineering has advised that it is concerned with the
placement of townhouse product along the south side of street "D" as the
multi-use trail will run in front of these dwelling units.
The village greens as proposed in the applicant's plan are proposed to be used
for stormwater facilities (bioswale and overland flow route) and will therefore not
allow an appropriate design. Additional lands are required for the village greens
to compensate for the servicing facilities.
Proposed Lots 1, 2 and 3 on the applicants plan should be eliminated to provide
a park that fully bounds the north side of street "D" (see Attachment #24).
3.0 Discussion:
3.1 The Proposed Density is Acceptable
The subject property is designated Urban Residential Area - Medium Density
Area in the Pickering Official Plan, which etablishes a density range of over
30 dwellings per net hectare and up to and including 80 dwellings per net
hectare. Based on the current design the density for this development is
39.7 dwelling units per net hectare.
3.2 Lotting Reconfiguration Recommended
To address improved park configuration, village green use and open space
adjacent to the stormwater management pond it is recommended that specific
lots within the proposed draft plan be eliminated (see Staff Marked-up Plan,
Attachment #4).
Report PD 20-09 July 6, 2009
Subject: Draft Plan of Subdivision SP-2008-01
Zoning Amendment Application A 1/08 Page 7 07
3.2.1 Village Green - Subdivision Entry
The four lots that directly abut the village green, being Lots 63 to 66, all inclusive
are recommended to be deleted and the village green expanded into this area.
The elimination of these four lots will "open-up" the village green and provide a
greater prominence to this public space. The strategic location of the village
green will also serve as an entrance feature to the neighbourhood, therefore the
more open the experience is, the greater the benefit to the users. Currently with
the four proposed lots backing onto the village green it is expected over time the
owners of these lots will fence their rear lot lines for privacy thus closing in the
village green.
It should also be recognized that the full area of the village green will not be able
to be utilized by the public as a portion of the land along the southern perimeter
will be encumbered for a stormwater biosw►ale, thus reducing the actual area of
the village green (see Attachment #4). By eliminating the noted four lots the
village green is anticipated to be a similar size as represented on the applicant's
draft plan as the area for the required bioswale is anticipated to be a similar foot
print of the four lots. The village green at this location should be a minimum size
of 0.25 hectares as proposed in the applicants plan. This size is required in
order to meet its intended function, being a public meeting place that serves as
an entry feature into the residential neighbourhood and accommodates
connections of the multi-use trails.
3.2.2 Village Green - Stormwater Management Facility Block (Pond)
The second set of lots that are recommended to be eliminated are the five
southern lots abutting the stormwater management facility block (pond), being
Lots 24 to 28, all inclusive. The elimination of these lots would "open up" the
pond that would achieve a goal of the Neighbourhood Development Guidelines
that ponds be focal/visual feature within the community. The deletion of these
lots would also allow the expansion of the village green block located abutting
the pond block to be a more prominent public space and thereby creating an
expanded view corridor into the pond block and the open space land beyond the
pond. The open space will contribute to the overall character of the
neighbourhood by enhancing scenic quality and providing focal points for views.
3.2.3 Park Block
The third modification to the draft plan that is recommended is the elimination of
Lots 1 to 3 adjacent to the proposed park block. The transition of the park block
to residential dwelling is more appropriately designed to occur at the corner of
the street. This was the design that was present in the original draft plan and
represents good urban design. The elimination of these three lots will reduce the
anticipated length of fencing that will result between the residential use and the
park use and addresses Municipal Property & Engineering comments.
Report PD 20-09 July 6, 2009
Subject: Draft Plan of Subdivision SP-2008-01
g Zoning Amendment Application A 1/08 Page 8
3.3 Duffin Heights Neighbourhood Development Guidelines
The recently adopted Duffin Heights Neighbourhood Development Guidelines
(NDG) provide design objectives for neighbourhood, being:
• 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;
• to provide a diversity of uses to support neighbourhood and City functions;
• to preserve and maintain the ecologicall function of the tableland forest and
valleylands;
• to promote site development and building/construction that is consistent with
the City's Sustainable Development Guidelines; and,
• to provide a mix of housing types, forms, affordability and tenure, on a variety
of lot frontages.
The recommended draft plan is considered to achieve these design objectives.
While staff recognize the current proposal meets the required objectives, the
previous plan, presented at the Public Information Meeting, was considered to be
more innovative as it incorporated laneway based dwelling units and live-work
townhouse dwelling units. These were significant components of the
development that established it above the more traditional subdivision design of
the revised draft plan and staff are disappointed that these components are no
longer being pursued.
For all the grade related residential development in the draft plan the NDG require,
as a condition of approval, that the owner enter into an Architectural Design
Control process. Architectural Control will promote a high degree of streetscape
design within an overall neighbourhood plan. The objectives include:
creating distinctive and appealing streetscapes through attention to building
design and detailing;
• ensuring appropriate massing, materials and building siting;
• design compatibility;
identifying specific design requirements for specific priority lots having highly
visible elevations; and,
• encourage pedestrian friendly streetscape.
Specifically, the siting, massing, and facade design of townhouse units shall be
coordinated on a block-by-block basis. Multiple blocks of townhouse blocks
which create monotonous streetscapes shell be prohibited. With regard to this
objective, the applicant will be required to provide special attention to the detail
design of the townhouses, particularly along Street 'D' that has a long run of
townhouses on both sides of the street.
Report PD 20-09 July 6, 2009
Subject: Draft Plan of Subdivision SP-2008-01
Zoning Amendment Application A 1/081 Page 9
09
3.4 Development of the Mixed Corridor Bloch to be considered in the Future
The current proposal does not propose any land use or development of the
mixed corridor block at this time. The applicant has indicated that development
consideration of these lands will be dealt with subsequent to the development of
the medium density portion of the draft plan of subdivision. While staff would
prefer the development of this area to be considered and constructed
concurrently with the rest of the draft plan, it is appreciated that with current
market conditions postponing the considerations for these lands is reasonable.
It is recognized that the size of the mixed corridor block has been increased.
The larger proposed block provides greater development opportunities in
accordance with the vision for a focal point as presented in the Duffin Heights
Neighbourhood Development Guidelines. 'The Guidelines require intensification /
density in a building with considerable massing and height located at the corner
of the intersection, thus creating a focal point.
3.5 Duffin Heights Environmental Servicing; Plan (ESP) Requirements
Need to be Satisfied
On October 20, 2008, City Council endorsed the recommendations of the
Final Duffin Heights Environmental Servicing Plan (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. On May 19, 2009 Council adopted Official Plan Amendment 18
that implemented City Council's endorsement of the recommendations of
the ESP.
The ESP set out certain prerequisites and requirements prior to development,
(including the subject draft plan of subdivision), and include, but are not limited
to:
• Functional Servicing and Stormwater Report;
• Monitoring Report;
• Compensation Report;
• Fish Habitat Restoration Fund contribution;
• Watershed System Monitoring and Management Fund contribution; and,
• Adaptive Management Fund contribution.
Report PD 20-09 July 6, 2009
Subject: Draft Plan of Subdivision SP-2008-01
Zoning Amendment Application A 1/08 Page 10
10
The required reports have been initiated by the applicant and will need to be
finalized and accepted by the City and/or TRCA as part of the final subdivision
approval process. The monetary contributions will be required as conditions of
approval for the subdivision.
As part of the Council endorsed ESP and the recently adopted Official Plan
Amendment 18, the major land owners in Duffin Heights (including Mattamy) are
required to enter into a cost sharing agreement, that will be administrated by a
trustee, to ensure all landowners pay their proportional share of the cost to
develop the neighbourhood. Therefore, prior to the registration of any draft plan
of subdivision the City will require that the cost sharing agreements have been
finalized and has received confirmation from the trustee that all of Mattamy's
financial contribution has been provided.
3.6 Official Plan Amendment
It is noted that the applicant had submitted an Official Plan Amendment
application to allow the proposed draft plan of subdivision. This application,
OPA-08/001 P was only for the Mattamy lands and requested similar
amendments that were included in the City initiated Official Plan Amendment
18 that was adopted by City Council on May 19, 2009. As the result staff are
not dealing with this application at this time. If the City initiated amendment
comes into force on June 24, 2009 it is anticipated that Mattamy will be
withdrawing its application. If however, an appeal is lodged against Official
Plan Amendment 18, Mattamy may request that this application proceed and
staff will need to report further to Council on this matter.
It is noted that either Official Plan Amendment 18 or an approval to the Mattamy
application, OPA-08/001 P, must come into effect prior to the zoning by-law
amendment coming into effect or final approval of the draft plan of subdivision.
3.7 Off-Site Works Required by the Draft Plan Requires Approval
As part of the development of the draft plan certain off-site facilities are proposed
by the subdivider to service the draft plan. These works, which impact lands
owned by Ontario Reality Corporation (ORC) and Mount Pleasant Group of
Cemeteries will need approval from those owners in order to allow the current
servicing proposals to proceed. If for any reason approval is not obtained by the
subdivider, the servicing design will have to be modified to address impact on the
abutting lands. This would result in a need to reconfigure the draft plan that may
include reducing the number of residential ibuilding lots or reconfiguring the roads
or lots to the City's satisfaction. Mattamy is required to obtain approval from
abutting land owners to enter onto their land to install the proposed off-site
works.
I
i
Report PD 20-09 July 6, 2009
Subject: Draft Plan of Subdivision SP-2008-01
Zoning Amendment Application A 1/W Page 11
11
3.7.1 Cemetery
It is noted that the Mount Pleasant Group of Cemeteries has requested certain
common property line matters such as fencing, grading and landscaping/buffer
planting be addressed to their satisfaction.' Edge conditions must be approved
by both the City and Cemetery prior to registration or final approval of the draft
plan and any works being undertaken.
3.7.2 Ontario Reality Corporation
Additional off-site works are also proposed that are for municipal purposes such
as infiltration swale/trench, recreational trail and parking lot for the park. These
facilities are on ORC lands and their approval is required prior to final
approval/registration.
3.7.3 Secondary Access
An emergency access (providing a second access point) to Brock Road will be
required until such time as proposed Street "A" is extended northward and
intersects with an existing street and is opon to public traffic. This emergency
access may be on Mattamy controlled lands though mixed use block or it may be
on lands control by others (ORC) through (hydro / golf course. If the emergency
access is not on Mattamy lands then appropriate approvals will be required from .
others.
3.8 Subdivision Parking will be Sufficient
With development of grade related medium density housing (townhomes and
smaller lot detached dwelling) the issue of,sufficient parking, both on private
property and on-street parking, needs to be sufficiently incorporated in the
subdivision design. In terms of private 'off}street' parking, the proposed zoning
for the subdivisions will require two parking spaces per dwelling unit including a
parking space in the garage of sufficient unobstructed space that will
accommodate a vehicle. In terms of on-street parking, it is anticipated that
sufficient on-street parking can be provided.
With this draft plan the local roads have either a 17.0 metre right-of-way width or
a 15.5 metre right-of-way width. The 17.0 !metre road has a sidewalk on both
sides of the street. The 15.5 metre road has a sidewalk on one side only (see
Attachment #4 for proposed sidewalk location). All lots will accommodate one
parking space on the private property between the garage door and the front lot
line. There will be adequate curb space available for parking due to pairing of
driveways and the proposed zoning requirement of front yard open space that
will limit the size of the driveways. The proposed zoning includes a standard that
a minimum of 50 percent of the front yard be maintained as landscaped open
space. Therefore, any driveway on any lot can be no bigger than 50 percent of
the front yard. This will ensure an appropriate parking space between driveway
curb cuts.
Report PD 20-09 July 6, 2009
Subject: Draft Plan of Subdivision SP-2008-01
2 Zoning Amendment Application A 1/08 Page 12
3.9 Parkland Dedication Requirement to be Coordinated for Entire Neighbourhood
The current subdivision proposal reflects parkland dedication to the City that is in
excess of the Planning Act five percent parkland dedication. The applicant's
current design indicates that the park block and two village greens amount to
approximately 12 percent. The final figure is yet to be concluded as staff are
recommending that the applicant's current design be modified to increase the
area available for parkland and open space and at the same time remove any
lands required for servicing features from parklands blocks.
For the Duffin Heights Neighbourhood a Master Parks Agreement is being
entered into by the major land owners. This agreement, which the City will be a
party to, will set out the parkland requirements for the entire neighbourhood. The
proposed agreement will outlined what lands are to be dedicated for parkland.
The Master Parks Agreement will set out that the City will not collect cash-in-lieu
of parkland from any developer that is party to the agreement, nor will the City be
required to pay for any over dedication. A trustee will administer this cost
sharing agreement so that the land owners all pay their proportional share for
parkland development in the neighbourhood.
3.10 Proposed Subdivision Conditions of Approval
The revised draft plan of subdivision, subject to the recommended lot deletion
referred to in Section 3.2 of this report is recommended for approval. The draft
plan represents appropriate development that conforms to the Official Plan and
the Duffin Heights Neighbourhood Development Guidelines. Detail design
matters are incorporated in the recommended conditions of approval and will be
reviewed during the further processing of the application to ensure compliance
with the Duffin Heights ESP, City policies and agency requirements.
The cost sharing agreement(s) between the major land owners is required to be
executed prior to any final approval for registration is granted by the City and
confirmation from the trustee that all financial contributions have been
addressed. The recommended draft plan of subdivision conditions of approval
are outlined in Appendix I to this report.
3.11 Proposed Zoning
The proposed zoning provisions address building location performance
standards to ensure an appropriate design for the neighbourhood. The
recommendations also contain new zoning standard for garage size parking to
ensure that all dwellings, detached and townhouses have a minimum of two
functional parking spaces per unit on the private property and minimum garage
size.
Report PD 20-09 July 6, 2009
Subject: Draft Plan of Subdivision SP-2008-01
Zoning Amendment Application A 1/08 Page. 13 13
A new standard related to minimum front yard landscaping is being introduced to
ensure a minimum amount of any front yard remains landscaped and will also
control the maximum size of a driveway indirectly providing on-street parking
opportunities. The recommendation is that all grade related residential units
maintain 50 percent of the front yard as landscaped open space. The
recommended zoning conditions are outlined in Appendix II to this report.
4.0 Applicant's Comments
The owner has been advised of the recommendations of this Report.
APPENDICES:
Appendix I Recommended Conditions of Draft Approval
Appendix II Draft Zoning By-law Amendment Conditions of Approval
Attachments:
1. Location Map
2. Applicant's Original Submitted Plan
3. Applicant's Revised Submitted Plan
4. Applicant's Revised Submitted Plan
5. Text of Information Report No. 18-08
6. Minutes from September 29, 2008 Statutory Public Information Meeting
7. Landowners Comment - Kahn Auction Ltd', (2699 Brock Road)
8. Landowners Comment - Walker, Nott, Drajgicevic Associates on behalf of Mount
Pleasant Group of Cemeteries (2502 Brock Road)
9. Agency Comments - Region of Durham Planning Department
10. Agency Comments - TRCA
11. Agency Comments - Conseil scolaire de district du Centre- Sud-Quest
12. Agency Comments - Canada Post
13. Agency Comments - Durham Catholic District School Board
14. Agency Comments - Durham District School Board
15. Agency Comments - Rogers Cable Communication
16. Agency Comments - GTAA
17. Agency Comments - Hydro One
18. Agency Comments - Enbridge Gas
19. Agency Comments - Veridian Connection
20. Agency Comments - Ministry of Culture
21. Agency Comments - Bell Canada
22. Agency Comments - Heritage Pickering
23. City Comments - Development Control
24. City Comments - Supervisor, Engineering & Capital Works
Report PD 20-09 July 6, 2009
Subject: Draft Plan of Subdivision SP-2008-01
4 Zoning Amendment Application A 1/08! Page 14
Prepared By: Approved / Endorsed By:
Ross Pym MCI PP it Car , RPP
Principal Planner - Development Review Director, Planning & Development
Lynda T lor, MCIP, RP
Manager, Developm nt Review
RP:ld
Copy: Chief Administrative Officer
(Acting) Chief Administrative Officer
Recommended for the consideration of
Pickering City C ncil
J
Th mas J. Quinn, R., M
Chief Administrative Officer
APPENDIX I TO
REPORT PD 20-09
15
RECOMMENDED CONDITIONS OF APPROVAL FOR
DRAFT PLAN OF SUBDIVISION SP-2008-01
I
RECOMMENDED CONDITIONS OF APPROVAL FOR
6 DRAFT PLAN OF SUBDIVI§ION SP-2008-01
1.0 GENERAL CONDITIONS:
1.1 That this recommendation apply to the draft plan prepared by Sernas
Associates, revised dated June 2009, on lands being Part of Lots 17 & 18,
Concession 3 City of Pickering, as modified per comments contained in Report
PD 20-09 to permit the development of 172 detached dwellings and 132 street
townhouses on the subject lands.
1.2 That the owner provide to the City, prior to the Director, Planning & Development
issuing the.formal decision to grant draft approval to Draft Plan of Subdivision
SP-2008-01, acknowledgement letters from abutting land owners where off-site
works are to be constructed that states the third party owners are acceptable to
the works being constructed on their property.
2.0 PRIOR TO THE REGISTRATION OF THE PLAN:
2.1 That the owners submit a Draft 40M-Plan based on comments contained in
Report PD 20-09 to be approved by the City's Planning & Development
Department;
2.2 That the implementing by-law for Zoning By-law Amendment Application A 1/08
become final and binding;
2.3 That the owner enters into a subdivision agreement with and to the satisfaction
of the City of Pickering to ensure the fulfillment of the City's requirements,
financial and otherwise, which shall include, but not necessarily be limited to
the following:
2.3.1 Storm Drainage
(a) satisfaction of the Director, Planning & Development Department
respecting a stormwater drainage and management system to service all
the lands in the subdivision, and any provisions regarding easements;
(b) satisfaction of the Director, Planning & Development Department for
contributions for downstream stormwater management;
(c) satisfaction of the Director, Planning & Development Department for
design and implementation of diversion of stormwater from off-site lands
as proposed in an approved Functional Servicing and Stormwater Report;
2.3.2 Grading Control and Soils
(a) satisfaction of the Director, Planning & Development Department
respecting submission and approval of a grading and control plan;
(b) satisfaction of the Director, Planning & Development Department
respecting the submission and approval of a geotechnical soils analysis;
Page 2
17
(c) satisfaction of the Director, Planning & Development Department
respecting the authorization from abutting land owners for all off-site
grading;
2.3.3 Road Allowances
(a) satisfaction of the Director, Planning & Development Department
respecting construction of roads with curbs, storm sewers, sidewalks and
boulevard designs;
(b) street names and signage to be provided to the satisfaction of the City of
Pickering;
2.3.4 Construction / Installation of City Works & Services
(a) satisfaction of the City respecting arrangements for the provision of all
services required by the City;
(b) satisfaction of the appropriate authorities respecting arrangements for the
provision of underground wiring, street lighting, cable television, natural
gas and other similar services;
(c) that the cost of any relocation, extension, alteration or extraordinary
maintenance of existing services necessitated by this development shall
be the responsibility of the subdivider;
2.3.5 Dedications / Transfers / Conveyances
(a) that the owner convey to the City, at no costs:
(i) any easements as required; and,
(ii) any reserves as required by the City;
(b) that the subdivider convey any easement to any utility to facilitate the
installation of their services in a location(s) to the satisfaction of the City
and the utility;
(c) that the owner arrange at no costs to the City any easements required on
third party lands for servicing and such easements shall be in a location as
determined by the City and/or the Region and are to be granted upon
request at any time after the draft approval;
2.3.6 Construction Management Plan
(a) that the owner make satisfactory arrangements with the City respecting a
construction management plan, such Plan to contain, among other things:
(i) details of erosion and sedimentation controls during all phases of
construction and provide maintenance requirements to maintain these
controls;
Page 3
(ii) addressing the parking of vehicles and the storage of construction and
building materials during servicing and house construction, and
ensuring that such locations wil[ not impede the flow of traffic or
emergency vehicles on either existing streets or the proposed public
street;
(iii) insurance that the City's Noise $y-law will be adhered to and that all
contractors, trades and suppliers are advised of this By-law;
(iv) the provision of mud and dust control on all roads within and adjacent
to the site;
(v) type and timing of construction fencing;
(vi) location of construction trailers;
(vii) details of the temporary construction access;
2.3.8 Development Charges
(a) satisfaction of the City financially with respect to the Development.
Charges Act;
2.3.9 Coordinated Development
(a) satisfaction of the City with respect to arrangements necessary to provide
for coordination of services and roads with adjacent lands and any
phasing of development that may be required;
(b) satisfaction of the City with respect to the disposition of future
development blocks and acquisition of abutting severed parcels prior to
draft plan registration;
(c) satisfaction of the City with respect to providing a second access to Brock
Road until such time as proposed Street "A" is extended northward and
intersects with an existing street and is open to public traffic;
2.3.10 Fencing
(a) satisfaction of the City with respect to the provision of temporary fencing
around the entire perimeter of the subject lands during construction, prior
to the commencement of any works;
(b) the owner agrees to submit a Landscape Fencing Plan, with respect to the
provision of a fence and landscaping adjacent to cemetery lands, to the
satisfaction of the Director, Planning & Development Department;
(c) the owner agrees to install a fence next to the park block to the
satisfaction of the City of Pickering;
2.3.11 Street Tree Plantinq
(a) the submission of a street tree planting plan to the satisfaction of the City;
Page 4
19
2.3.12 Architectural Control
(a) that the owner, prior to the preparation of the subdivision agreement, shall
engage a control architect, to the satisfaction of the Director, Planning &
Development Department, who will prepare streetscape/architectural
control guidelines tot City's satisfaction, approval all models offered for
sale and certify that all building permit plans comply with the City's
approved guidelines;
(b) that the owner ensure that the engineering plans be coordinated with the
streetscape/architectural control guidelines and further that the
engineering plans coordinate the driveway, street hardware and street
trees to ensure that conflicts do not exist, asphalt is minimized and all
objectives of the streetscape/architectural control guidelines can be
achieved;
(c) that the owner satisfy the City respefcting the provision of appropriate
aesthetic details and design of all boundary fencing and noise attenuation
fencing;
(d) that the subdivider provide a fixed payment satisfactory to the City to
provide for the long term maintenance and repairs of items such as
enhancements to fences, entrance feature walls, medians that exceed the
City's normal standards and which are requested by the subdivider;
2.3.13 Noise Attenuation
(a) that the owner satisfy the requirements of the Ministry of the Environment
regarding the approval of a noise study recommending noise control
features to the satisfaction of the Region of Durham, and the City of
Pickering;
2.3.14 Engineering Drawings
(a) that the owner satisfy the City respecting the submission of appropriate
engineering drawings that detail, among other things, City services, roads,
storm sewers, sidewalks, lot grading, streetlights, fencing and tree
planting, and financially-secure such works;
(b) that the engineering plans be coordinated with the architectural design
objectives;
(c) that the subdivider revise the draft plan, as necessary to the satisfaction of
the City to accommodate any unforeseen technical engineering issues
which arise during the review of the final engineering drawings. Required
revisions may include reducing the number of residential building lots or
reconfiguring the roads or lots to the City's satisfaction;
2 0 Page 5
2.3.15 Other Approval Agencies
(a) that the subdivider satisfy all the requirements of the Region of Durham;
(b) that the subdivider satisfy all the requirements of the Toronto and Region
Conservation Authority;
(c) that any approvals which are required from the Region of Durham or the
Toronto and Region Conservation Authority for the development of this
plan be obtained by the subdivide, and upon request written confirmation
be provided to the City of Pickering as verification of these approvals;
2.3.16 Environmental Servicing Plan
(a) that the subdivider satisfy, to the satisfaction of the City of Pickering, all
matters required by the Duffin Heights Environmental Servicing Plan,
including but not limited to the following:
(i) Functional Servicing and Stormwater Report;
(ii) Monitoring Report;
(iii) Compensation Report;
(iv) Fish Habitat Restoration FunO contribution;
(v) Watershed System Monitoring and Management Fund contribution;
(vi) Adaptive Management Fund contribution; and,
(vii) that the subdivider become a party to the cost sharing agreement
for Duffin Heights and the Director, Planning & Development
Department receives an acknowledgement from the Trustee of the
Duffin Heights Landowners Group Inc. that the subdivider has
made satisfactory arrangements to pay its proportion of the shared
development cost;
2.3.17 Parkland Dedication
(a) that the subdivider convey to the City of Pickering the park block (Block
208) and the village green blocks (Blocks 209 and 210) at no cost and in a
physical condition acceptable to theCity for parkland dedications, to the
satisfaction of the Director, Planning & Development, in order to satisfy
Section 42(1) of the Planning Act
(b) that the subdivider satisfy, to the satisfaction of the City of Pickering, that
the Duffin Heights. Master Parks Agreement has been entered into and
executed that establishes the requirements and process for parkland
dedication in accordance with the Planning Act for the Duffin Heights
Neighbourhood:
Page 6
21
2.3.18 Phasing
(a) that if this subdivision is to be developed by more than one registration,
the subdivider will be required to submit a plan showing the proposed
phasing, all to the satisfaction of the City;
2.3.19 Temporary Access
(a) that the subdivider construct a temporary secondary emergency access at
no cost to the City for this draft plan, The temporary access must be in a
location and be designed to the satisfaction of the City. However, the
subdivider acknowledges and agrees that if there is an opportunity in the
future to for the development of lands north of Street A in this draft plan,
they may eliminate the need for a temporary access to the subject area by
utilizing a future road system;
2.3.20 Easements for Off-Site City Facilities
(a) that the subdivider satisfy to the satisfaction of the Director, Planning &
Development Department any required easement for works, facilities or
use rights that are required by the City of Pickering.
i
2 APPENDIX 11 TO
REPORT PD 20-09
RECOMMENDED CONDITIONS OF APPROVAL FOR
ZONING BY-LAW AMENDMENT APPLICATION A 1/08
RECOMMENDED CONDITIONS OF APPROVAL FOR 23
ZONING BY-LAW AMENDMENT APPLICATION A 1/08
1. That the implementing zoning by-law:
(a) permit the establishment of detached dwelling units in accordance with the
following provisions:
(i) minimum lot frontage of 9.0 metres;
(ii) minimum lot depth of 25.0 metres;
(iii) minimum lot area of 225 square metres;
(iv) maximum building height of 12.0 metres;
(v) minimum front yard depth of 3.0 metres;
(vi) minimum front yard driveway length of 6.0 metres;
(vii) minimum rear yard depth of 7.0 metres;
(viii) minimum side yard width of 1.2 metres one side and 0.6 metres the
other side;
(ix) minimum flanking side yard width of 2.4 metres;
(x) minimum building separation of 1.2 metres;
(xi) minimum front yard landscape open space of 50 percent;
(xii) maximum lot coverage (accessoryy, buildings) of 5 percent;
(xiii) minimum two private parking spades per dwelling unit, which can be
provided by either within an attached garage or one parking space in an
attached garage and one parking space in a drive way immediately in
front of the parking garage for that dwelling unit;
(xiv) minimum garage parking space size of 2.9 metres by 6.0 metres
(xv) provisions related to encroachments, accessory buildings and decks;
(b) permit the establishment of townhouse dwelling units in accordance with the
following provisions:
(i) minimum lot frontage of 6.0 metres;
(ii) minimum lot depth of 24.0 metres;,
(iii) minimum lot area of 150 square metres;
(iv) maximum building height of 13.0 metres;
(v) minimum front yard depth of 3.0 metres;
(vi) minimum front yard driveway length of 6.0 metres;
(vii) minimum rear yard depth of 7.0 metres;
(viii) m inimum side yard width of 1.2 metres;
(ix) minimum flanking side yard width of 2.4 metres;
(x) minimum building separation of 2.4 metres;
(xi) minimum front yard landscape op ; n space of 50 percent;
(xii) maximum lot coverage (accessory buildings) of 5 percent;
(xiii) minimum two private parking spaces per dwelling unit, which can be
provided by either within an attached garage or one parking space in an
attached garage and one parking space in a drive way immediately in
front of the parking garage for that dwelling unit;
(xiv) a minimum garage parking space size of 2.9 metres by 6.0 metres;
(xv) provisions related to encroachments, accessory buildings and decks;
2 4 Page 2
(c) rezone the mixed corridor block to an 'Urban Reserve Zone' that would permit
the following uses:
(i) existing lawful uses, located in existing buildings or structures, provided
such use continue in the same manner and for the same purpose for
which they were uses on the day this by-law was passed;
(ii) outdoor recreational uses without building or structures;
(iii) temporary model home sales pavilion.
ATTACHMENT # To
REPURT # PD 25
SUBJECT
LANDS
0
RAL C
Y
U
O
City of Pickering Planning & Development Department
PROPERTY DESCRIPTION PART LOTS 17 & 18, CONCESSION 3
OWNER MATTAMY (BROCK ROAD) LTD. DATE JAN. 14, 2008 DRAWN BY JB
FILE No. SP-2008-01 & A001/08 SCALE 1:5000 CHECKED BY RP
p
2003 AMPAC ana Fh Iw II n+ All A ~htA R~~~, y.t Not~o on o/ tSurvAOn of .,,....Y. PN-15
I
ATTACHMENT 2: TO
REPORT # PD t109
INFORMATION COMPILED FROM APPLICANT'S
26 ORIGINAL SUBMITTED PLAN
MATTAMY (BROCK WOAD) LTD.
SP-2008-01 & A 001 /08
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FULL SCALE COPIES of THE APPLICANTS
SUBMITTED PLAN ARE AVAILABLE FOR WEWNG AT
THE CITY OF P/CKERTNC PLANNING k LANELOPM£NT DEPARTMENT
TMS MAP WAS PRODUCED BY THE CITY OF PICKERING
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ATTACHMENT #~4TO
REPORT # PD Z D -b 9
STAFF MARKED WP PLAN
28
MATTAMY (BROCK ROAD) LTD.
SP-2008-01 &A 001 /08
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SUBM/T7ED PLAN ARE' AYA"XE FOR Y/EW/NG AT
ME CITY OF PICKER/NG PLANNING & DEVELOPMENT DEPARTMENT.
TIWS MAP WAS PRODUCED BY 771E CITY OIL PICK£RM
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INFORWlm k SUPPORT S£RVK:fS
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ATTACHMENT # TO
REPORT # PD ~I
29
City o~
INFORMATION REPORT NO. 18-08
FOR PUBLIC INFORMATION MEETING OF
September 29, 2008
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT: City of Pickering Official Plan Amendment OPA-08/001 P
Draft Plan of Subdivision SP-2008-01
Zoning. By-law Amendment Application A 01/08
Mattamy (Brock Road) Limited
Part Lots 17 & 18, Concession 3
City of Pickering
1.0 PROPERTY LOCATION AND DESCRIPTION
- the subject lands are located on the east side of Brock Road, north of the
Mount Pleasant Cemetery and south of the Hydro corridor;
- a property location map is provided for reference (see Attachment #1);
- the property was previously part of the Seaton Golf Course prior to Mattamy
acquiring the land from the Province of Ontario, and the subject lands are
currently still used for golf purposes;
- it is staffs understanding that the remaining portion of the Seaton Golf course
will be reconfigured and continue to operate in the future as a nine hole golf
course;
- the majority of the subject property is a typical golf course containing
manicured turf grasses with appropriately placed mature trees;
- a small portion of the land is still in a naturally vegetated state;
- the site's topography is relatively flat with a gentle slope to the west;
- surrounding land uses are:
north - a hydro corridor that contains the parking lot for the golf course,
and vacant land;
south - Mount Pleasant Cemetery;
east - Urfe Creek valley lands and the remainder of the Seaton Golf Course;
west - on the opposite side of Brock Road is a place of religious
assembly, residential homes and vacant land.
ATTACHMENT # 5 TO
Information Report No. 18-08 REPORT # PD 2i0-0 Page 2
30
2.0 APPLICANT'S PROPOSAL
the owner of the subject lands has submitted an application for approval of a
draft plan of subdivision and applications to amend the Official Plan and the
zoning by-law in order to implement the proposed draft plan; the draft plan of
subdivision proposes to create 208 lots for detached dwellings, and 21 blocks for
112 street townhouse dwelling units, a mixed corridor block for future
development, and various blocks for a park, village greens and a stormwater
pond, (see Attachment #2 - Applicant's Revised Submitted Plan);
all of the proposed lots will front onto new municipal streets;
- the Official Plan amendment application proposes three changes as follows:
i. by amending the Schedule "I" Land Use Structure by redesignating
certain land from Open Space. Systems - Natural Areas to Urban
Residential Areas - Medium Density Areas and Mixed Use Areas -
Mixed Corridor,
ii. by amending the Schedule "II Transportation System" to delete a
Type"C" Arterial Road and add in n-a Collector Road;
iii. by amending Map 25 Neighbourhood 15: Duffin Heights to delete certain
roads, add in a new road and delete a public element school symbol,
(see Attachment #3 copy of proposed amendment with proposed
schedules);
- the applications have been designed ':based on the recommendations of the
Duffin Heights Environmental Servicing Plan (see Section 3.4);
- the proposed development includes pedestrian trails along the southern and
eastern portions of the development;
- no specific development is proposed for the mixed corridor block at this time;
- the following chart outlines the proposed development detail:
Details of the Applications
Total area of draft plan - 19.10 hectares
Area for detached residential lots - 7.22 hectares
Area for townhouses - 1.51 hectares
Total area for residential development - 8.73 hectares
Area of Mixed Corridor block - 1.99 hectares
Park block - 1.79 hectares
Area of Village Greens - 0.35 hectares
Area of Stormwater management pond - 1.26 hectares
Municipal road and lanes - 4.48 hectares
Number of detached dwelling lots - 8.5 m lot frontage = 2
- 10.4 m lot frontage = 24
- 11.0 m lot frontage = 111
- 13.1 m lot frontage = 71
Street townhouse dwelling units - 4.9 m lot frontage = 8
Rear lane townhouses - 6.0 m lot frontage = 104
Total dwelling units - 320
Net residential density - 36.6 units per hectare
ATTACHMENT # 5 Tp
Information Report No. 18-08 REPORT # PL - Page 3
Jill 31
3.0 OFFICIAL PLAN AND ZONING
3.1 Durham Regional Official Plan
- the Durham Regional Official Plan designates the majority of the subject
lands as Living Areas, which are intended to be used predominantly for
housing purposes;
- for the lands that front onto Brock Road they are designated as Regional
Corridor which are intended 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;
- the Region of Durham is currently processing Regional Official Plan
amendments for the Duffin Heights Neighbourhood and until these
amendments are concluded upon the conformity of the applications with the
entire Regional Official Plan is yet to be determined;
3.2 Pickerina Official Plan
- the Pickering Official Plan designates the subject lands as Mixed Use Areas -
Mixed Corridors, Urban Residential Areas - Medium Density Areas and Open
Space System - Natural Areas;
- Mixed Use Areas - Mixed Corridors are intended to be developed for offices,
retailing of goods and services generally serving the needs of the surrounding
neighbourhoods and residential uses;
- the Mixed Use Areas - Mixed Corridors designation requires development to
comply with a residential density of over 30 units up to and including 140 units
per net hectare and a floor space index of 2.5 FSI;
- permissible uses within the Urban Residential Areas - Medium Density Areas
designation include, among others, residential uses and community and
cultural uses as well as limited office commercial uses;
- the Pickering Official Plan establishes a density range of over 30 and up to
and including 80 dwelling units per hectare for development within an Urban
Residential Area -Medium Density Area;
- the proposed development provides a net density of 36.6 units per hectare for
the proposed residential development;
- for the Urban Residential Area -Medium Density Area land only the density is
34.6 units per hectare and for the Mixed Use Areas - Mixed Corridors lands
that are proposed for development the density is 40.8 units per hectare;
- the lands that are designated Open Space - Natural Area represent land that
are considered to represent the headwaters of a tributary of the Urfe Creek;
- permissible uses within land designated Open Space - Natural Area include
conservation, environmental protection, restoration and passive recreation;
- the Official Plan amendment application proposes the redesignation of the
Open Space Natural Area to Urban Residential Area -Medium Density Area
and Mixed Use Areas - Mixed Corridors in order to permit development of
this area;
ATTACHMENT # TO
Information Report No. 18-08 REPORT # PD 0-D Page 4
32
- Schedule 11 of the Pickering Official Plan - Transportation Systems,
designates Brock Road where it abuts the subject lands as a Type A Arterial Road
and a Transit Spine,
- Type A Arterial Roads are designed to carry large volumes of traffic at
moderate to high speeds, have some ;access restrictions and generally have
a right-of-way width ranging from 36 to 50 metres;
- Transit Spine are recognized corridors where higher level of transit service is to be
encouraged;
- Schedule 11 of the Pickering Official Plan also shows both a Collector Road
and a Type C Arterial Road are required as part of the road network in the
draft plan of subdivision;
- Schedule 111 of the Pickering Official Plan - Resource Management designates
part of the subject lands as Shorelines and Stream Corridors;
- Shorelines and Stream Corridors identify lands that may be prone to flooding,
slope instability and/or erosion impacts:, and require an environmental report to
be submitted that appropriately addresses any environmental constraints on
the subject property;
- the subject lands are within the Duffin Heights Neighbourhood of the Official Plan;
Guidelines that apply to the subject lands (see Section 3.3);
- the Official Plan requires an environmental report be undertaken prior to any
development in the Neighbourhood (see Section 3.4);
- the applications will be assessed against the policies and provisions of the
Pickering Official Plan during the further processing of the applications;
3.3 Duffin Heights Neighbourhood Development Guidelines
- the Duffin Heights Neighbourhood Development Guidelines as adopted by
City Council on April 22, 2003 are currently being reviewed and its anticipated
that revisions to the existing Guidelines will follow the amendment to the
Official Plan to implement the Environmental Servicing Plan;
- the current Guidelines establish guiding principles to create a cluster of
separate but linked nodes of residential centred around a mixed use corridor;
- the subject lands form part of one of the linked residential nodes;
- the applications will be assessed against the Duffin Heights Neighbourhood
Development Guidelines during the further processing of the applications;
3.4 Duffin Heights Environmental Servicino Plan
- the City of Pickering Official Plan requires the completion of an Environmental
Servicing Plan (ESP) prior to approving any detailed development plans;
- the Duffin Heights landowner's group has undertaken the ESP;
- the ESP reviewed the road patterns and land use designations along with, the
review of the environmental and servicing considerations;
- the ESP recommends amendments to !both the Region and City Official Plans
that includes changing land use designations and road designations;
ATTACHMENT OF TO
Information Report No. 18-08 REPORT # PD - Page 5
l 33
- the Duffin Heights Landowner's Group! has made an application to the Region
of Durham to amend it's Official Pion to delete two segments of Type C
Arterial Roads in Duffin Heights and to realign the future extension of Valley
Farm Road, a Type C Arterial Road north of the Third Concession Road;
it is anticipated that the City will initiate an Official Plan Amendment to reflect
the policy changes required to implement the ESP recommendations;
3.5 Zoning By-law 3037
the subject lands are currently zoned "A" - Agricultural Zone and "02-GC
Open Space -Golf Course by Zoning By-law 3037;
the existing zoning permits a golf course and a variety of open space
recreational uses;
an amendment to the zoning by-law is required to allow the development of
the proposed plan of subdivision;
the applicant has requested an appropriate zone that would permit the
proposed development.
4.0 RESULTS OF CIRCULATION
4.1 Public Comments
- the property owner to the south, Mount Pleasant Cemetery (Duffin Meadows
Cemetery), through their consultant has advised of their interest in the
proposed application and have made !speck comments on earth works and
tree removal (see Attachment #4);
- a property owner to the north has made verbal comments advising of the
concern related to impacts on private services on their property;
41 Agency Comments
- the following agencies or departments advised they have no objection to the
applications: Canada Post; Durham Catholic District School Board; Durham
District School Board; Rogers Cable Communication; GTAA; Hydro One;
Enbridge Gas; Veridian Connections; Ministry of Culture; Bell (see
Attachments #5 to #14);
- on August 22, 2008, Durham Planniing Department has advised that the
Official Plan amendment application is non-except as it relates to a
Regional Official Plan amendment and that Regional staff recommended
the protecting for the Type C Arterial Road through the draft plan of
subdivision (see Attachment #15);
- on September 2, 2008, the Regional Planning Committee recommended
approval of the deletion of the Type C Arterial Road east of Brock Road;
- the Regional Planning Committee recommendation will be considered by
Regional Council on September 17, 2008;
- detailed comments will not be provided until the official plan amendments
related to the Duffin Heights Neighbourhood have been concluded;
ATTACHMENT # TO
Information Report No. 18-08 REPURI # PD ' ' Page.6
34
4.3 Staff Comments
in reviewing the applications to date, the following matters have been
identified by staff for further review and consideration:
• we anticipate Council's endorsement of the ESP and changes to the City's
Official Plan and Development Guidelines; therefore these applications will
require review with the new Official.Plan policies and guidelines;
• ensuring that the proposed development is compatible with, and sensitive
to, existing surrounding development and provides appropriate tree
preservation and/or Natural Heritage Compensation;
• reviewing the Sustainability Report submitted by Mattamy in support of
their application that outlines the sustainability of the development;
• concluding arrangements respecting the provisions of appropriate
stormwater management facilities to service this development;
• concluding early construction by developers of the north-south collector
road (William Jackson Drive) from the subject lands northerly to ensure .
appropriate traffic patterns for the neighbourhood are provided;
• ensuring the proposed road design, lotting pattern, mixed use block and
housing variety and mix are the most appropriate for the subject lands;
• securement of appropriate parking facilities on adjacent Ontario Reality
Corporation (ORC) lands to serve the neighbourhood park;
• securement of appropriate arrangements for the construction of trails by
developers both on the subject landiand on lands owned by ORC;
• reviewing alternative housing forms for the proposed detached dwellings
(model homes) that are proposed in the Mixed Use Areas - Mixed
Corridors designate land;
• reviewing supporting technical submissions and reports to ensure that
adequate information is provided, that technical requirements are met and
that the proposed development design does not impact on the ability of
abutting properties to develop in an appropriate fashion including the
Mount Pleasant Cemetery (abutting to the south);
- the Planning & Development Department will conclude its position on the
applications after it has received and assessed comments from the circulated
departments, agencies and public any d the conclusion of the official plan
amendment applications that effect the, Duffin Heights Neighbourhood.
5.0 Official Plan Amendment Approval Authority
the Region of Durham is the approval authority for local official plan
amendments when there is a Regional Official Plan amendment required;
ATTACHMENT # 5 TO
Information Report No. 18-08 REPORT # PD _727 Page 7
3
5.1 General
T
- 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 be noted of Council's decision regarding either the proposed plan
of subdivision, zoning by-law amendment application or official plan amendment
application, you must request such in writing to the City Clerk;
- if a person or public body that files an appeal of a decision of the City of
Pickering in respect of the proposed draft plan of subdivision, official plan
amendment and/or zoning by-law amendment, does not make oral
submissions at the public meeting or make written submissions to the City of
Pickering before the draft plan of subdivision application is considered for
approval, or before the zoning by-law is passed, the Ontario Municipal Board
may dismiss all or part of the appeal;
- if you wish to reserve the option to appeal Council's decision of the proposed
plan of subdivision, zoning by-law amendment application or official plan
amendment application, you must provide comments to the City before
Council adopts any by-law or makes a :decision for this proposal;
- if you wish to be notified of Council's adoption of any official plan amendment,
you must request such in writing to the, City Clerk;
- if you wish to be notified of the decision of the Region of Durham with respect
to the proposed amendment to the official plan, you must make a written
request to the Commissioner of Planning, Region of Durham Planning
Department.
6.0 OTHER INFORMATION
6.1 Appendix No. I
- list of neighbourhood residents, community associations, agencies and City
Departments that have commented oh the applications at the time of writing
the report;
6.2 Information Received
full scale copies of the applicant's submitted plan and reports are available for
viewing at the offices of the City of Pickering Planning & Development
Department including:
• the draft plan of subdivision;
• Planning Report, prepared by Sernas Associates, dated December 2007.
A 7ACHIMENT # TO
Information Report No. 18-08 ` ORI # Pa _0 Page 8
36
• Phase I Environmental Site Assessment, prepared by AME - Materials
Engineering, dated July 24, 2004;
• Archaeological Report, prepared by Archaeological Services Inc., dated
October 2007;
• Noise Feasibility Study prepared by Sernas Associates, dated November
2007;
• Functional Servicing Report prepared by Sernas Associates, dated
November 2007;
• Functional Servicing and Storr0water Report prepared by Sernas
Associates, dated July 2008;
• Sustainability Report, by Sernas Associates, dated August 2008;
the need for additional information and/or addendums to submitted reports
will be determined through the review and circulation of the applicant's current
proposal;
6.3 Owner / Applicant Information
- the owners of the subject lands are Mattamy (Brock Road) Limited;
- the applications have been submitted by Bryce Jordan of Sernas Associates
on behalf of Mattamy (Brock Road) Limited.;
- Roger Miller represents Mattamy (Brock Road) Limited.
ORIGINAL SIGNED BY ' W"AL SIGNED BY
Ross Pym MCIP, RPP Lynda Taylor, MCIP, RPP
Principal Planner - Development Review Manager, Development Review
RP:cs
Attachments
Copy: Director, Planning & Development
ATTACHMENT # TO
PEDOR' # PD '40
~37
APPENDIX NO. I TO
INFORMATION REPORT NO. 18-08
COMMENTING RESIDENTS AND LANDOWNERS
(1) Mount Pleasant Cemetery
COMMENTING AGENCIES
(1) Canada Post
(2) Hydro One
(3) Durham Catholic District School Board
(4) Durham District School Board
(5) Rogers Cable Communication
(6) GTAA
(7) Enbridge Gas
(8) Veridian Connections
(9) Bell
(10) Ministry of Culture
(11) Durham Planning Department
COMMENTING CITY DEPARTMENTS
(1) none received to date
ATTACHIVIENT # TO
Ctrs 00 REPORT # PD~o-~~--apeciai Planning & Development
III Committee Meeting Minutes 38
Monday, September 29, 2008
7:30 pm - Council Chambers
Chair: Councillor McLean
PRESENT:
Mayor Ryan
COUNCILLORS:
D. Dickerson
B. Littley
B. McLean
J. O'Connell
D. Pickles
ABSENT:
Councillor Johnson - Federal Business
ALSO PRESENT:
T.J. Quinn - Chief Administrative Officer
N. Carroll - Director, Planning & Development
T. Melymuk - Director, Office of Sustainability
G. Paterson - Director, Corporate Services & Treasurer
L. Taylor - Manager, Development Review
R. Pym - Principal Planner, Development Review
G. McGregor - Principal Planner, Policy
D. Shields -Deputy Clerk
(1) PART `A' - PLANNING INFORMATION MEETING
1. Draft Plan of Subdivision SP-2005-04
Zoning By-law Amendment Application A 3$/05
Cougs (Tillings) Ltd.
Part Lot 20, Concession 3 City of Pickering
2. City of Pickering Official Plan Amendment OPA-08/001 P
Draft Plan of Subdivision SP-2008-01
Zoning By-law Amendment Application A 01 /08
Mattamy (Brock Rd) Limited
Part of Lots 17 & 18: Concession 3 City of eickering
1
1
ATTACHIVIE►NT # TO
Ctrs o~ REPORT # PD _o cial Planning & Development
• Committee Meeting Minutes
Monday, September 29, 2008
7:3:0 pm - Council Chambers
Chair: Councillor McLean
3. Draft Plan of Subdivision SP-2008-08
Zoning By-law Amendment Application A 16/08
Lebovic Enterprises Limited
Part of Lot 18. Concession 3. City of Picke[ing
4. Draft Plan of Subdivision SP-2008-09
Zoning By-law Amendment Application A 117/08
Ontario Realty Corporation
Part of Lot 20, 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 applications.
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 by-laws are 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.
Ross Pym, Principal Planner, Development Review, gave an overview of all
zoning amendment applications noted above.
Ross Pym, Principal Planner stated that they had received concerns from
Kahn's Auction Centre on how the developments would affect their private
services. He noted that Kahn's Action Centre stated that their private services
work very well at this time and wanted to ensure this continued.
Gary Templeton and Bryce Jordan representatives for the applicants appeared
before the Committee in support of the applications and to respond to any
questions that may arise.
Mr. Pistritto, appeared before the Committee and questioned how the
developments would affect the wildlife corridor that existed in the area.
Greg Hewit, appeared before the Committee and questioned how long it-would
be before the development started and when he would have to move.
Tanya Hatley, appeared before the Committee representing her father Gerry
McCoy and questioned what the developments would do to his well and
2
ATTACHMENT # 6 To
REF'OR? # PD
C` peciar Planning & Development
Committee Meeting Minutes 40
Monday, September 29, 2008
7:30 pm - Council Chambers
Chair: Councillor McLean
whether studies had been done regarding the environment and noise, along
with what impact this would have on his property.
Gary Templeton noted that the wildlife corridor had been considered in their
plans and thought the link was along side the forested area and valley lands.
Bryce Jordan stated that the timeline for terminating leases would be
approximately one to two years but noted that the property owner would be
having further discussions with tenants. Mr. Jordan also stated that he felt the
development located near his client's property would not have an impact on the
lands and noted that he felt the City owned lands would affect the McCoy
property more than these developments.
ATTACHMENT # ~7-~TO
4 1 REPORT # PD~_ c,ry
Sept. 15/08 RECEIVED
SEP 1 6 2008
CITY OF PICKERING
PLANNING & DEVELOPMEWT
Mr. ROSS Pym DEPARTMENT
Principal Planner
Development Review
City of Pickering
Dear Sir:
We received notification of a public meeting to; be held Monday, Sept.29?08 at 7:30
P.M. in the Council Chambers to discuss the Draft Plan of Subdivision SP - 2008 -01,
and the Draft Plan of Subdivision SP - 2008 0$, submitted by Mattamy ( Brock Road)
Limited and Lebovic Enterprises Limited respectively..
Unfortunately due to prior commitments , we will not be able to attend the meeting that
evening. However we fully endorse developments & upgrades to this long neglected area
which we call the gateway to the City of Pickering.
Since we own Kahn Auctions Ltd., 2699 Brock; Road North and we are located between
these 2 proposed subdivisions we have some concerns regarding our water supply. As
you may know or not know, our auction barn is totally serviced by our well & septic
systems, which has served us well for many years without fail. Therefore our main
concern is the impact it will have on our water levels to service our auction barn once
construction & grading begins for these subdivisions.
In closing we would like to know what assurances will be in place so as our water
supply to our auction barn will not be impaired
Yours truly,
c/o Kahn Auctions Ltd
1130 Regional Road #21,
Port Perry, Ont.,
L9L 1B5
905- 985-8161
hkahn@sympatico.ca
I
ATTACHMENT # 8 To 4 2
REPORT # Pl)Walker, No% Dragicevic
Associates Limited
September 27, 2008 Planing
Urban Design
The Corporation of the City of Pickering
One The Esplanade
Pickering, Ontario
L1V 6K7
Attention: Debi Wilcox, City Clerk
Clerks Department
Dear Ms. Wilcox
Re: Special Planning and Development Committee
Meeting of September 29, 2008
Information Report No. 18 -08, Mattamy (Brock Road) Limited
Mount.Pleasant Group of Cemeteries
Duffin Meadows Cemetery 172 St. George Street
Our File 00506 Toronto, Ontario
M5R 2M7
Tel. 416/868-3511
Fax. 416/860-0172
We are the consultants to the Mount Pleasant Group of Cemeteries e-mail: adman@wndplan.com
planning p web: www.wndi)lan.com
(MPGC), owners and operators of the Duffin Meadows Cemetery on Brock Road
in the City of Pickering and located immediately adjacent to the Mattamy lands.
Our client has been working closely and cooperatively With Mattamy with respect
to the grading and storm water requirements for the proposed development as
they may affect the cemetery lands. Our client has received drawings from
Mattamy with respect to these matters which they have (reviewed. At this point in
time there are some outstanding concerns with respect to the proposed grading
and storm water requirements for the Mattamy lands; which will need to be
resolved. In particular the storm water facilities will require regrading of portions
.of the cemetery lands. Our client has not agreed to this at this time and if there is
no resolution this would could require a substantial alteration to the development
plan.
In addition, and as has been expressed on numerous occasions in discussions
and correspondence with City.staff and Mattamy, the cemetery owners continue
to have concerns with respect to the edge condition of development along the
northern limit of the cemetery property. These concerns include grading at the
common lot of the cemetery; the impact of regrading anO development along. the
common property line; the impact on large trees some of which straddle the
Peter R. Walker, FCIP, RPP
property line; the nature and type of landscape treatments/fencing to be provided Wendy Nott, FLIP, RPP
svW, MCIP. RPP
for residential uses backing onto the cemetery property;, and the conditions Senior Robert Prrin cipals ipals
which would be created along the property line along that portion of the cemetery Jason C. Wu, MRAIC, oAA
nearest to Brock Road where there will a new east west road connection along Associate Principal
the northern limitof:the cemetery property. Martha Coffey
Controller .
As indicated in our earlier letter to the City of July 4, 200(8 which is included with
the staff report MPGC indicated that that they would! continue to work with
Mattamy and the City in an effort to resolve concerns with respect to
development.on the boundary of their lands. MPGC. is continuing to participate as
i
ATTACHMENTI TO j
REPORT # PD-
43
Ms. Debi Wilcox September 27, 2008
Page 2
necessary in the, planning approval process which is unfolding for the Mattamy
lands to ensure that the cemetery interests are recognized and appropriately
accommodated.
Mattamy has recently contacted Mr. Timney of MPGC to coordinate a meeting
which should take place in the next week or two and! hopefully resolve these
matters. In the event that there is no satisfactory resolution of these concerns our
client will certainly advise City staff of their position on these matters.
On behalf of our client we would respectfully request that ~ our client as an abutting
land owner be kept informed of any further actions on the part of the City in
respect to the approvals related to development of the Mattarrty lands.
We would therefore again request that the City provide us with notice of any
further reports and meetings related to the applications submitted to the City by
the applicant.
We trust this letter is sufficiently clear to indicate our client's continued interest in
this matter and. our client's willingness to work cooperativlely with the City and the
applicant.
Yours very truly,
WALKER, NOTT, DRAGICEVIC ASSOCIATES LIMITED
Planning Urban Design
s
Robert A. Dragicevic, MCIP, RPP
Senior Principal
cc. Mr. Glen Timney, Director of Development, Mount Pleasant Group of Cemgteries
ATTACHMENT # TO
REPORT # PD ..0 4 4.
RECEIVED
June 10, 2009
JUN 1 1: 2009
CITY OF PICKERING
PLANNING & DEVELOPMENT
DEPARTMENT
Ross Pym, MCIP, RPP
Planning & Development Department
City of Pickering
The Regional One The Esplanade
Municipality
of Durham Pickering, ON L1 V 6K7 -
Planning Department Dear Mr. Pym:
605 OSLAND ROAD E
41H FLOOR Re: Regional Review of a Revised Plan of Subdivision .
.
PO BOX 623 File Number: S-P-2008101 Revision No: 2
WHITBY ON LiN6A3 CANADA Applicant: Mattamy.(Brock Road) Limited
905-668-771 1 Location: Lot 17, - Concession 3, Former Twp: Pickering
Fax: 905-666-6208 Municipality: City of Pickering
E-mail: planning
region.durham.on.ca
www.region.durham.on.ca We have received the above-noted revised plan of subdivision application.
A.L. Georgieff, MCIP, RPP The revised application consists of 184 lots for detached. units, 25 blocks
Commissioner of Planning for 136 townhouse units, a block for a future. mixed use development, a
neighbourhood park block, 3'village green blocks, a block for storm water
management, a reserve block, roadways and a road widening block along
a portion of Brock Road.
The application has been reviewed and as. we understand is subject to the
recently adopted City of Pickering Official Plan amendment (Amendment
18) to implement the Duffin Heights Environmental Servicing Plan being
deemed in effect following the appeal period. The following comments with
respect to the Regional Official Plan, Provincial policies, delegated review
responsibilities. and servicing are offered for your consideration of the
application.
Regional Official Plan
The proposed plan of subdivision application is within the. Duffin Heights
Neighbourhood in the City of Pick ring on lands designated "Living'Area"
in the Regional Official Plan. Lams adjacent to Brock Road are within a
"Regional Corridor"; and Brock Roaad is designated as Type "A" arterial
road and a "Transit Spine in'the Regional Official Plan. "Living Areas" are
to be used predominantly for housing purposes. "Regional Corridors" are
to be developed as mixed-use are0is, which include residential,
commercial and service areas with higher densities, supporting higher
order transit services and featuring a high degree of pedestrian oriented
design. Development adjacent to Type "A" arterial roads and "Transit
"Se iq~j EK~e^nce
for nurgFiities"
v 100% Post Conspmer
ATTACHMENT.._~,TD
..REPORT PD LO-
45
Spines" should be high density with buildings oriented toward the street to.
reduce walking distances to transit facilities
The proposed residential uses are permitted by the policies of the
Regional Official Plan. Future uses within the proposed mixed corridor
block should meet the general development policy requirements for
Regional Corridors including; promoting public transit ridership through
.,high alit hi9her Iresidential densities compact form"and
q Yur an design,
u b
achieving a mix of, uses.
Provincial Policy Statement
The Provincial Policy Statement (PPS) indicates that one of the factors to
sustaining healthy, livable and safe communities is accommodating for a
range and mix'of residential, employment, .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.
Growth Plan
The subject.lands are within the built boundary of the Growth Plan: The
proposed mixed use block abuts Brock. Road, an intensification corridor.
The Growth Plan encourages intensification and mix of uses within the"
built-up area and indicates that intensification corridors should be planned'
to achieve a mix of uses.
Delegated Review Responsibilities
Noise
A Noise Feasibility Study, dated November 2007, was prepared by Sernas
Associates and recommended noise. attenuation and warning clauses on.
certain proposed lots in the original plan of subdivision submission. ,A
revised noise report or addendum will be required to address vehicular
noise generated from Brock Roadi on lots in the revised plan of
subdivision. The report should be isubmitted to this department for review.
Archaeological . .
Archeological Assessments including a Stage 4 Mitigative Excavation
were undertaken on the, subject lands and submitted to Ministry of Culture
(MCL) for review. MCL comments indicate that they concur with the.
reports recommendations and, are. satisfied that the concerns for
archeological sites have been met.
ATTACHMENT # TO 4.6
REPORT # PD -o
Natural Heritage
As the subject lands are within the vicinity'of Urfe Creek and the Toronto
and Region Conservation Authority (TRCA) regulation limit, comments
from TRCA should be. obtained to protect. the watercourse and
surrounding natural environment from adverse impacts of development.
Environmental Protection
A Phase I Environmental Site Assessment (ESA), prepared by AME
Material Engineering, indicates that there is no evidence of environmental
contamination on the subject lands. Fill material was encountered through
a geotechnical investigation on the property.'The geotechnical
investigation did not revealWy evidence. of.soil or groundwater
contamination. The report recommends that the fill material be removed
and disposed of off-site. A relianee letter for Phase I` ESA's is required.. A
copy of the Region's standard. reliance letter can be obtained by
contacting this department and should be signed by the applicant's
qualified engineer. Alternatively, a Record of Site Condition may be
submitted to the Ministry of Environment.
Regional Services
Municipal Water Supply and Sanitary Sewer Services .
Municipal watet.supply services are required to service the subject lands..
The subject lands are within the planned Zone 2 pressure district and are
dependent on:
i) Construction of 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.
ii).:Construction of. a Zone 2 booster pumping station on Dersa.n.Street in
Duffin Heights.
iii) Construction of Zone 2 watermains from.the Zone 2 booster pumping.
station on the. subject lands.
Sanitary sewer services are required to service the subject lands. An
extension of the Central Duffin col ector trunk sewer on Valley Farm Road,
a' sanitary. sewer pumping station nd a forcemain are required: The
pumping station illustrated on the .roposed draft plan `should be included
in a separate block.
The Regional Works Department has been coordinating with Duffin
Heights landowners to provide sanitary sewer and municipal water supply
ATTACHMENT # q TD
REPURT # PD_
47
services. The execution of a servicing agreement between the Region
and landowners is in process:
Transportation
Brock Road is designated as a Type 'A' arterial road in the Durham
Regional Official Plan. A road widening. along the subject lands fronting
on Brock Road to provide for a minimum of 22.5 metres from the
centerline of Brock Road will be required. A 15 metre by 15 metre site
triangle at the intersection of Brock Road and proposed."Street X.will be
required:
Based on the foregoing, the Region has no objection to draft approval of
this plan. The attached conditions of approval are to be satisfied prior to
clearance by the.Region for registration of this- plan.
Please contact me should you have any questions or require additional
information regarding this matter.
Fours truly,.
m
Dwayne Campbell
Project Planner, Current Planning
ATTACHMENT # ~ TO
REPORT # PD 0~____! 48
Attachment to letter dated June 10, 2009
Conditions of Draft Approval of Plan of Subdivision S-P-2008-01
1. The Owner shall prepare the final plan on the basis of the approved draft plan of
subdivision, prepared by Sernas Associates, identified as Project Number 04565,
revised and dated April 2009, which illustrates 184 lots for detached units, 25
blocks for 136 townhouse units, a block) for a future mixed use development, a
neighbourhood park block, 3 village grelen blocks, a block for storm water
management, a reserve block, roadways and a road widening block along a
portion of Brock Road.
2. The Owner shall name road allowances included in this draft plan to the
satisfaction of the Region of Durham and the City of Pickering.
3. The Owner shall convey a sufficient road widening to provide a minimum of 22.5
metre from the centerline of the right-ofyway across the entire frontage of the
draft plan to the Region of Durham for the purpose of widening Regional Road
No. 1.
4. The Owner shall convey a 0.3 metre reserve across the entire frontage of the
draft plan along Regional Road No. 1 to the Region of Durham.
5. The Owner shall convey a 15 metre x 15 metre sight triangle at the intersection
of Brock Road and proposed Street'A' to the Region of Durham.
6. The Owner shall submit plans showing the proposed phasing to the Region of
Durham and the City of Pickering for review and approval if this subdivision is to
be developed by more than one registration.
7. The Owner shall grant such easements!as may be required for utilities, drainage
and servicing purposes to the appropriate authorities.
8. The Owner shall submit to the Region of Durham, for review and approval, a
revised acoustic report prepared by an acoustic engineer based on projected
traffic volumes provided by the Durham'Region Planning Department and
recommending noise attenuation measures for the draft plan in accordance with
the Ministry of the Environment guidelines. The Owner shall agree in the
Subdivision Agreement to implement the recommended noise control measures.
The agreement shall contain a full and complete reference to the noise report
(i.e. author, title, date and any revisionsWdenda thereto) and shall include any
required warning clauses identified in the acoustic report. The Owner shall
provide the Region with a copy of the Subdivision Agreement containing such
provisions prior to final approval of the plan.
ATTACHMENT # TO
REPORT # PD_
49
9. The Owner shall provide for the extension of such sanitary sewer and water
supply facilities which are external to, as well as within, the limits of this plan that
are required to service this plan. In addition, the Owner shall provide for the
extension of sanitary sewer and water supply facilities within the limits of the plan
which are required to service other developments external to this subdivision.
Such sanitary sewer and water supply facilities are to be designed and
constructed according to the standards and requirements of the Region of
Durham. All arrangements, financial and otherwise, for said extensions are to be
made to the satisfaction of the Region of Durham, and are to be completed prior
to final approval of this plan.
10.- The Owner shall convey a separate block for a sanitary . sewer pumping station to
the Region of Durham.
11. Prior to entering into a Subdivision Agreement, the Region of Durham shall be
satisfied that adequate water pollution qontrol plant and water supply plant
capacities are available to the proposed subdivision.
12. The Owner shall satisfy all requirements, financial and otherwise, of the Region
of Durham. This shall include, among other matters, the execution of a
Subdivision Agreement between the Owner and the Region concerning the
provision and installation of sanitary sealers, water supply, roads and other
Regional services.
ATTACHMENT #-aTO
REPORT # PDTO 9
50
TORONTO AND REG/ON'~
onserva Lion
for The Living City
June 17, 2009 CFN 40468
XREF CFN 38029
BY E-MAIL AND MAIL
Ross Pym, MCIP, RPP
Principal Planner, Development Review
Planning & 'Development Department
City of Pickering
One The Esplanade
Pickering, ON L1V 6K7
Dear Mr. Pym:
Re: Official Plan Amendment OPA-08/001 P
Zoning Bylaw Amendment A 01/08
Draft Plan of Subdivision S-P-2008-01
Duffin Heights Community, City of Pickering
Mattamy (Brock Road) Limited
Thank you for the opportunity to review the following documents submitted in support of the
proposed Zoning Bylaw Amendment and Draft Plan of Subdivision applications:
• Drawing No. DP-1, Draft Plan of Subdivision, prepared by Sernas Associates, revised April
2009, received May 6, 2009;
• Meeting Report of May 1, 2009, prepared by Sernas Associates, received June 5, 2009;
• Meeting Report of June 2, 2009, prepared by Somas Associates, received June 5, 2009;
• Letter from Sernas regarding revised ESP, dated June 5, 2009, received June 5, 2009;
Our comments follow from our letter of December 17, 2008 and meetings with the proponent on
May 1, 2009 and June 2, 2009.
Our Understanding of the Application
We understand that the proposal has been revised to accommodate 1.84 lots of single family
residential, 136 units of street townhouses, a mixed corridor, neighbourhood park, village greens,
walkway and a stormwater management facility. The subject property is located within the Duffin
Heights neighbourhood and is subject to OPA 09/001 P the Duffin Heights Neighborhood Urban
Design Guidelines and the Duffin Heights ESP to be revised per the Letter from Sernas regarding
revised ESP, dated June 5, 2009.
Further to our letter of September 17, 2008 with respect to the ESP, we have resolved the
approach to the diversion and compensation for the loss of the headwater tributaries as outlined in
the Letter from Sernas dated June 5, 2009. We have also resolved the approach to the FSSR for
the Mattamy lands so that it will be consistent with the eSP. While we have not reviewed the
details of the revised ESP or the revised FSSR, we are prepared to provide Conditions of Draft
Plan of Subdivision approval and will provide our technical comments after the revised ESP and
FSSR are received.
rMomeftblic0evelopment ServiccADurham RegionTickering4nattamy duffin hoighu_2.doc
Member of Conservation Ontario
5 Shoreham Drive, Downsview, Ontario WN 1S4 (416) 661-6600 FAX 661-6898 www.trca.on.ca i
ATTACHMENT # ?Q TO
REPORT # PD 0,09
51
Ross Pym - Page 2 of 4i June 17, 2009
We also understand that an Authorization under the Fisheries Act to compensate for the loss of
the two headwater tributaries on the subject property will be facilitated by ORC. As such, specific
reference to this has been omitted from the Conditions of Draft Plan of Subdivision, but approvals
will be required prior to the issuance of a TRCA permit to alter the watercourses and therefore
prior to the initiation of any grading or development in this area of the subject property.
Monitoring
The ESP requires that the Duffin Heights Landowner Group to provide initial seed funding of
$100,000 to the TRCA to implement the watershed system monitoring and management program,
and $40,000 to the City of Pickering to implement inva$ive species-management, prior to the draft
approval of the first development application. The monitoring program was initiated in 2008.
TRCA staff, acceptance of the approval of proposed Zaning Bylaw Amendment and Conditions of
Draft Plan of Subdivision are contingent upon the recoipt of this agreed-won funding for the
monitoring program.
Conditions of Draft Plan of Subdivision Approval
1. Prior to the initiation of grading, and prior to the registration of this Draft Plan of Subdivision
or any phase thereof, the owner shall submit the following to The Toronto and Region
Conservation Authority and the City of Pickering for review and approval:
a. A revised FSSR consistent with the Duffin Heights ESP as approved by TRCA and
City of Pickering;
b. The FSSR shall include a detailed design for the storm drainage system for the
proposed development including:
i. plans illustrating how this drainage system will tie into surrounding drainage
systems and stormwater management techniques which may be required
to control minor or major flows;
ii. appropriate stormwater management practices to be used to treat
stormwater, to mitigate the impacts of development on the quality and
quantity of ground and surface water resources as it relates to terrestrial
and aquatic habitat;
iii. detailed design and maintenance plans for any stormwater management
facilities;
iv. an Erosion and Sediment Control Plan, consistent with the Erosion and
Sediment Control Guideline for Urban Construction (Greater Golden
Horseshoe Area Conservation Authorities, 2007), as amended;
v. location and description of all outlets and other facilities which may require.
a permit pursuant to Ontario Regulation 166/06, as amended;
vi. plans illustrating how the desigrrof SWM facility considers wildlife
passages and innovative design features such as wetland forebays and
outlets.
FAHomcTubliODevelopment Scroces\Durham RegionTickeringknattamy durfin h6ghts_2.doc
ATTACHMENT #-I TO
REPURT # PD 2 d- O 4
52
Ross Pvm - Page 3 of 4 - June 17, 20g9
C. Overall grading plans for the lands within the Draft Plan of Subdivision illustrating,
among others, how all vegetation in the natural heritage system will be protected
from grading and construction impacts.
2. The owner shall obtain all necessary permits required pursuant to Ontario Regulation
166/06, as amended, prior to registration.
3. The owner shall enter into an agreement with the City of Pickering committing to undertake
the Mitigation Measures and Best Management Practices Monitoring Program as required
in the ESP.
4. The owner shall provide a letter of credit to the City of Pickering for the full cost of the
implementation of the plans identified in Condition No. 3.
5. The owner shall install fences along the boundary of the development blocks and the
publicly owned natural heritage system.
6. A restrictive covenant shall be placed over the tear yards of all lots created adjacent to the
publicly owned natural heritage system. The restrictive covenant shall have the effect of
prohibiting: 1) the removal of fences along the lot line of all subject development lots; and
2) the installation of gates or other access through the fences along the lot line of all
development lots.
7. That the owner agrees in the subdivision agreement, in wording acceptable to the TRCA:
a. To carry out, or cause to be carried out,! to the satisfaction of the TRCA, the
recommendations of the technical reports referenced in Condition No. 1;
b. To agree to, and implement, the requirements of the TRCA's conditions in wording
acceptable to the TRCA;
c. To design and implement on site erosion and sediment control;
d. To maintain all stormwater management and erosion and sedimentation control
structures operating and in good repair during the construction period, in a manner
satisfactory to the TRCA;
e. To obtain all necessary permits pursuant to Ontario Regulation 166/06, as
amended, from the TRCA;
f. To erect a permanent fence, to the satisfaction of the City of Pickering and TRCA,
along the boundary of the development blocks and the publicly owned natural
heritage system;
g. To implement all water balance/infiltratign measures identified in the approved
FSSR;
h. To commit to provide appropriate information to all perspective buyers of lots
adjacent to the publicly owned natural heritage system through all agreements for
FAHomeTublic\Development ServiceADurham Reg onTickeringWattamy dufn heights_2.doc
ATTACHMENT # 1 0 TO
REPORT # PD O' 09
53
Ross Pym - Page 4 of ` - June 17, 2009
purchase and sale, sales Information, and community maps to ensure thatthe land
owners are well informed that private.use and/or access to the open space blocks
shall not be permitted, and reflect the intent of the following:
"The open space adjacent to the subject property is considered to be part
of the publicly owned natural heritage system and will be maintained for
environmental protection, and public use purposes. Please, note that uses
such as private picnics, barbeque or garden areas; and/or the dumping of
refuse (e.g. grass/garden clippings, household compostable goods,
garbage etc.) are not permitted on these lands. In addition, access to the
valley corridor such as private rear yard gates and/or ladders are
prohibited."
8. The owner shall provide a total of $29,000 [as determined by City of Pickering]
contribution to the Fish Habitat Restoration Fund administered by the City for restoring fish
habitats as identified in the ESP in consultation with the TRCA.
9. That the Draft Plan of Subdivision be red-line revised in order to meet the requirements of
the TRCA's conditions, if necessary.
The owner will be required to provide a TRCA clearance fee prior to TRCA clearing any of the
Draft Plan conditions. The current clearance fee effective January 4, 2008 is $7,600 and is
subject to change.
Please feel free to contact me if you have any questions or if clarifications are required'.
Sincerely,
~teven Heuchert, MCIP, RPP, MRTPI
Manager, Development Planning and Regulation
Planning and Development
Extension 5311
cc: Reg Webster, Semas (via e-mail)
Andrea Keeping, Sernas (via e-mail)
Lynda Taylor, City of Pickering (via e-mail)
Grant McGregor, City of Pickering (via e-mail)
Bob Starr, City of Pickering (via e-mail)
Marilee Gadzovski, City of Pickering (via e-mail)
Scott Jarvie, TRCA
BHomeTublic0evelopment ServicesOurham RegionTickering\tnattamy duMn;heights 2.doe
t ATTACHMENT # p
REPORT # PD.
awl"
54
I, Q
Conseil scola/re de district Ronald Marion
du Centre-Sud-Quest President
Jean-Luc Bernard
Directeur de !'education
et secretaire-tresorier
December 9, 2008
Mr. Ross Pym MCIP RPP
Principal Planner - Development Review
Planning and Development Department
City of Pickering
Pickering Civic Complex
One The Esplanade
Pickering, Ontario L1V 6K7
Subject: City of Pickering Official Plan Amendment OPA-08/001P
Draft Plan of Subdivision S-R-2008-01
Zoning By-law Amendment Application A 01/08
Mattamy (Brock Road) Limited
Part Lots 17 & 18, Concession 3
City of Pickering
Thank you for circulating a copy of the revised draft plan of subdivision to this office
for review. As you may be aware, Le Conseil scolaire de district du Centre-S.ud-
Ouest requires two school sites in this area for the catchment area of Durham
Region. Please note that the school board is confirming the need for an elementary
school site of 4.0 acres and/or a secondary school site of 7.0 acres and/or a
combined elementary/secondary site of approximately 10 acres to be located within
Draft Plan of Subdivision S-P-2008-01.
The Board intends to continue to work with the City and the developer to ascertain
the most appropriate school site. Since an agreement on the location of the school
site has not yet been reached, the Board would like to include the following condition
in this Plan of Subdivision until such time thatthe school site has been finalized.
Prior to final approval, le Conseil scolaife de district Centre-Sud-Quest and the
Owner shall come to agreement on a location for a new elementary and/or
secondary school to the satisfaction of the Board."
I trust the above comments are satisfactory at this time. We wish to confirm our
continued interest and involvement in working] with the City of Pickering on finding 'a
suitable location for our future elementary and secondary school sites. If you have
any questions or comments please contact the undersigned.
Yours truly, VIECE ED
Suzanne Labrecque SEC 6 2008
C.C. Jean-Luc Bernard, Director of Education ICKERING
Catherine Gravely, Sorensen Gravely Lowes Planning A m6*
Siege social - 116, Cornelius Parkway, Toronto (Ontario) M6L i2K5 Tel.: 416 614-0844
Secteur des affaires - 1, promenade Vanier, Welland (Ontario L3B 1A1 Tel.: 905 732-4280
www.csdcso.on.ca
ATTACHMENT # Z TO
5 5 REPORT # Pa
M Delivery Planning PH (416) 285-5385
1060 Midland Ave FX (416) 755-9800
' Scarborough On M1 P 5A1
F bruary 1, 2008 RECEIMED
C of Pickering
P nning & Development no
1 he Esplanade
~~~v~
Pic
P ckering On L1V 6fC7 PLANNING L LoP\AENT
DEPARTMENT
ention: Ross Pym
Re: City of Pickering Official Plan Amendment OPA-081001 P
Draft Plan of Subdivision Si P-2008-01
Zoning By-law Amendment Application A 01108
Mattemy (Brock Road) Limited
Part Lots 17 818. Concession 3
City of Pickering
ear Ross,
ank you for the opportunity to comment on the above noted plan.
1 a condition of draft approval, Canada Post requires that the owner/developer
c mply with the following conditions:
he owner/developer agrees to include on all offers of purchase and sale, a
s Cement that advises the prospective purchaser that mail delivery will be from a
d signated Community Mailbox.
The owner/developer will be responsible for notifying the purchaser of the exact
Community Mailbox locations prior to the closing of any home sale-
- he owner/developer will consult with Canada Post Corporation to determine
s itable locations for the placement of Community Mailbox and to indicate these
I cations on the appropriate servicing plans.
e owner/developer will provide, the following for each Community Mailbox site;
d include these requirements on the appropriate servicing plans:
- An appropriately sized sidewalk section (concrete pad) as per municipal
s ndards, to place the Community Mailboxes on.
ny required walkway across the boulevard, as per municipal standards.
ATTACHMENT 12 TO
REPORT # PD.._.. 56
ny required curb depressions for wheelchair access.
fabove e ownerldeveloper further agrees to determine and provide a suitable
porary Community Mailbox location(s), which may be utilized by Canada Post
l the curbs, sidewalks and final grading have been completed at the
manent Community Mailbox locations. This will enable Canada Post to
vide mail delivery to the new residences as soon as the homes are occupied.
uld you require further information, please do not hesitate to contact me at
mailing address or telephone number.
S cerely,
D bbie Greenwood
D livery Planner
C nada Post
p15 l"R/C
ATTACHMENT # TO
REPORT # PD _ m VQ y0
O
Durham Catholic District School ward
~
57 cco o~o
Aug 25th, 2008
RECEIVED
Ross Pym, MCIP, RPP AUG 2 7 2008
Principal Planner - Development Review
Planning & Development Department CITY OF DICKERING
City of Pickering. ANN pEPAREvEN PMENT
One The Esplanade
Pickering, Ontario. L1 V 6K7
RE: Official Plan Amendment Application OPA-08/001 P
Draft Plan of Subdivision S-FP-2008-01
Zoning By-law Amendment Application A 01/08
Mattamy (Brock Road) Limited
Part tots 17 & 18, Concession 3
City of Pickering
Planning staff have reviewed the above noted Official Plan Amendment, Draft
Plan of Subdivision & Zoning By-law amendment applications and have no
objections with the proposed plan to permit the increase in residential units from
315 to 320. It is not anticipated that the proposed amendments will have any
substantial impact on student yield.
Should you have any questions or concerns,; please contact me at 905-576-6707
x2211.
Sincerel4eJ
Jody Assistant Planner
:jd
Cc: Gerry O'Neill, Controller of Planning and Admissions
650 Rossland Road West, Oshawa, Ontario L1J 7C4
Tel 905 576-6150 Toll Free 1 877 482-0722
www.dcdab.ca
Foul Pulla a Sc., a Ed., MSc. Ed. Director of Education / Secretary / Treasurer
ATTACHMENT r _ TO
REPORT # PD oq y_
RJCTSC ;RECEIVED 58
p`4 y00 August 25, 2008 AUG 2 7 2008
Q W CITY OF PICKERING
~O pLANNI~&ARTMEN PMENT
The City of Pickering
Planning Dept., Pickering Civic Centre
` -d-y- One The Esplanade
Pickering, ON
Ll V 6K7
Facilities Services
400 Taunton Road East Attention: Mr. Ross Pym
Whitby, Ontario
L 1 R 2K6 Dear Mr. Pym
Telephone: (905) 666-5500
105) 66665--6439 3968
Fax: (9905) 6 RE: City of Pickering Official Plan Amendment OPA-08/001 P
Draft Plan of Subdivision SP-2008-01
Zoning By-law Amendment Application A 01/08
Mattamy (Brock Road) Limited
Part Lots 17 & 18, Concession 3
City of Pickering
Staff has reviewed the information on the above noted application and has
the following comments...
1. Approximately 104 elementary pupils could be generated by the
above noted application.
2. It is intended that any pupils generated by the above noted plan be
accommodated within an, existing school facility.
3. Under the mandate of the Durham District School Board, staff has
no objections.
Yours truly,
Christine Nancekivell,
Senior Planner
I
1:\PROPLAN\DATAIPLNG\S U B\SP2008-0 l a.DOC
5 9 ATTACHMIENT #
0 RcAUR? # RD - TD
ROG ERSY Rogers Cable Communications Inc.
301 Marwood Drive
Oshawa, Ontario L1H 1J4
Tel. (905) 579-1601
Fax (905) 433-1774
March 13, 2008
F,- 1 7 L
To: Cit of Pickerin PIC*ERiNG
Y 9 '1Ty
„ -vELOPMirr1T
Planning & Development Departm~NN,~ P - MENT
One The Esplanade
Pickering, ON L1 V 6K7
ATTN: Ross Pym
FIND ENCLOSED THE FOLLOWING:
NO. OF DRAWING
COPIES NUMBER DESCRIPTION
1 DP -1 DRAFT PLAN OF SUBDIVISION APPLICATION S-P-2008-01
Part Lots 17 & 18, Concession 3
City of Pickering
COMMENTS: ROGERS HAS NO OBJECTIONS TO THIS APPLICATION. MATTAMY LIMITED HAS BEEN
INFORMED OF OUR COMMENTS. SHOULD YOU HAVE ANY 4RUESTIONS OR COMMENTS, PLEASE DO NOT
HESITATE TO CALL.
Rogers Cable, Durham
Bernie Visser
System Planner
(905) 436-4136
BV/ek
WIRELESS DIGITAL CABLE INTERNET HOME PHONE • VIDEO • PUBLISHING • BROADCASTING
i
r F `f AUHI iE JT TO
REPORT # PD ' 20 -09
Greeter Toronto Airports Authority . 60
' Lester B. Pearson International Airport
P.O. box 6031, 3111 Convair Drive
` F• ` Toronto AMF, Ontario, Canada L5P 1132
GTAA
Airport Planning
Olga Smid
Managcr, Land Use Planning
Teh (416) 776-7355
Fax: (416) 776-4168
(Transmitted via Facsimile 905-420-7648)
March 18, 2008
Mr. Ross Pym
Principal Planner - Development Review
City of Pickering - Planning & Development DepaiMent
Pickering Civic Complex
One The Esplanade
Pickering, Ontario L1V 6K7
Dear Mr. Pym:
R; Official Plan Amendment OPA-08/001P
Draft Plan of Subdivision S-P-2008-01
Zoning By-law Amendment Application A 01/08
Mattamy (Brock Road) Limited
Part Lots 17 & 18, Concession 3
City of Pickering
Thank you for providing the Greater Toronto Airports Authority (GTAA) with a copy of the
above-noted applications.
We have reviewed the proposal to develop 235 single family dwellings and 80 townhouses on
the subject property in an area that has a "Medium Density Residential" and "Mixed Corridors"
designation in the Pickering Official Plan, and offer;the following comments:
The GTAA released its Draft Plan for the Pickeringi Airport Lands in November 2004. The Draft
Plan proposed that the prohibition of sensitive land uses be defined by the 25 NEF contour for
the GTAA's proposed runway confi guration. This is consistent with Transport Canada's, recent
revision to its guideline for "Land Use in the Viciality of Airports" (Publication TP 1247E) to
recognize the 25 NEF as the new standard for non-urban airports. The subject property is located
outside of the 25 NEF Noise contour for the proposed airport.
i
ATTACH NNIENT #_._&____TO
61 REPORT # PD- 0:0_x__. -
Mr. Ross Pym AIf March 18, 2008
Page 2
the airport proceeds, further refinements to the runway configuration recommended in the
Draft Plan may be necessary as new environmental and operationaVengineering information
becomes available, either through the environmental assessment process or during design of the
facilities. Such refinements could potentially alter the location of the 25 NEF contour. However,
it is our position that the location of the Mattamy (Brock Road) Limited property, on Part Lots
17 & 18, Concession 3 in the City of Pickering, would not be impacted by potential refinements
to the proposed runway layout.
The GTAA therefore has no objection to the future proposed development of 315 residential
units on the site.
If you have any questions, please feel free to contact Kathryn Tracey-Leitch, Senior Land Use
Planner, at 416-776-4012.
Yours very truly,
GREATER TORONTO AIRPORTS AUTHORITY
~ia
Olga Smid
Manager, Land Use Planning
3118/2008 4:11 PM OS/KTULand Uw&oning
i
I
ATTACHMENT ~I 7 TO
Hydra One Networks Inc. REPURI # PD_
Facilities & Real Estate
P.O. Box 4300
Markham, ON UR 5Z5
www.HydreOne.com R. i ® hydro(~T 6 2
Courier. 3 2008 one
185 Clegg Road MAR Q;
Markham, ON L6G 1 B7
CITY OF (BICKERING
pLANN NG & 0TMENTPMENT
February 28, 2008
Mr. Ross Pym, Planner
Planning and Development Department
Pickering Civic Complex
One The Esplanade
Pickering, ON
L1V 6K7
Dear Mr. Pym
Proposed Draft Plan of Subdivision
Mattamy (Brock Road) Limited
2665 Brock Road (north of Rossland Road)
Part Lots 17 & 18, Con.3 Pickering Twp.
Now City of Pickering
File: S-P-2008-01
Please be advised that Hydro One Networks Inc. ("HONI") has no objection in principle to the proposed
plan of subdivision, provided the following are included as conditions of draft approval:
1. Prior to final approval, a copy of the lot grading and drainage plan, showing existing and final
grades, must be submitted in triplicate to HONI for review and approval.
2. Any development in conjunction with the subdivision must not block vehicular access to any
HONI facilities located on the right of way. During construction, there will be no storage of
materials or mounding of earth, snow or other debris on the right-of-way.
3. The subdivider shall make arrangements satisfactory to HONI for the crossing of the hydro right-
of-way by the proposed road(s). Separate proposals including detailed lighting and site servicing
plans shall be submitted in triplicate to HONI for future road,crossings.
4. The costs of any relocations or. revisions to HONI facilities which are necessary to
accommodate this subdivision will be borne by the developer.
5. The easement rights of HONI and its legal predecessors are to be protected and maintained.
-cont'd-
Main: 1-888-231-6657 Low Voltage Rights: 1-800-387-1946
ATTACHMENT 17 TO
3 REPQR? # PD b
6
-2-
In addition, it is requested that the following be added as a Note to the Conditions of Draft Approval.
1. The transmission lines abutting this subdivision operate at 500,000, 230,000 or 115,000 volts.
Section 186 - Proximity - of the Regulations for Construction Projects in the Occupational Health
and Safety Act, require that no object be brought closer than 6 metres (20 feet) to an energized 500
kV conductor. The distance for 230 kV conductors is 4.5 metres (15 feet), and for 115 kV
conductors it is 3 metres (10 feet). It is the proponent's responsibility to be aware, and to make all
personnel on site aware, that all equipment and personnel must come no closer than the distance
specified in the Act. They should also be aware that the conductors can raise and lower without
warning, depending on the electrical demand placed on the line.
We trust this is satisfactory. If you have any questions pleiase call me at your convenience at
(905) 946-6248.
Yours Truly
Laura Giunta
Real Estate Assistant - Planning
Real Estate Services
Hydro One Networks Inc.
905-946-6235
cc Hydro One - Paul Dockrill - Sr. Real Estate Coor4inator
ATTACK-0,4T # TO
REPORT # RD. 2n Q7 - ENBRI DGE 6 4
ENBRIDGE GAS DISTRIBUTION INC.
500 Consumers Road
North York ON M2J 1P6
SEPTEMBER 3, 2008 Mailing Address
P.O. Box 650
Scarborough ON M1K 5E3
ROSS PYM,
PLANNERP RECEIVED
PRINCIPAL
CITY OF PICKERING
- DEVELOPMENT REVIEW SEP 0 8 2008
PICKERING CIVIC COMPLEX CITY OF PICKERING
ONE THE ESPLANADE PLANNING & DEVELOPMENT
PICKERING ON L1V 6K7
Dear Sirs:
SS P-",t0 1 AMENDMENT OPA-08-001 P
RE: CITY OF PICKRERING
SUBDIVISION OFFICIAL
DRAFT PLAN
ZONING BY-LAW AMENDMENT APPLICATION A 01108
MATTAMY (BROCK ROAD) LIMITED:
PART LOTS 17 &18, CONCESSION 3
CITY OF PICKERING
Enbridge Gas Distribution requests that the following conditions be included in the
subdivision agreement:
1. The developer is responsible for preparing a composite utility plan that allows
for the safe installation of all utilities, including required separation between
utilities.
2. Streets are to be constructed in accordance with composite utility plans
previously submitted and approved by all utilities.
3. The developer shall grade all streets to final elevation prior to the installation of
the gas lines and provide Enbridge G$s Distribution Inc. with the necessary
field survey information for the installajtion of the gas lines.
4. It is understood that the natural gas distribution system will be installed within
the proposed road allowance. In the event that this is not possible, easements
will be provided at no cost to Enbridge Gas Distribution Inc.
ATTACHMENT TO
REPORT # PD
L C
Enbridge also requests that the owner / developer contact our Regional Sales
Development department at their earliest convenience to discuss installation and
clearance requirements for main, service and metering facilities.
Yours truly,
Tony Ciccone
Manager, Network Analysis
Distribution Planning
(416) 758-7966
(416) 758-4374 - FAX
TC:
i
i
ATTACHMENT # I q T®
REPORT # PD 66
VERIDIAN
C O N N E C T I O N S DEVELOPMENT APPLICATION REVIEW
PROJECT NAME: Mattamy (Brock Road) Limited
ADDRESS/PLAN: 'Part of Lots 17 & 18, Concession 3
MUNICIPALITY: Picketing
REF NO.. A 01/08 /001!?, SY-2008-01, SUBMISSION DATE: September 9, 2008
Tho following is an overview of the general requirements the Applicant is likely to meet in order to obtain a. complete
electrical power supply system to this site and widen the site where subdivision in some form is involved. The
comments below are based on preliminary information only and ;are subject to revision. In all cases Veridkm's standard
Conditions of Service document sets out the requirements, terms and conditions for the provision of electric service.
't'his review does not constitute an Offer to Connect.
1. Electric service is currendy available on the road allowancd(s) directly adjacent to this property.
Servicing may be from Brock Road and Vaddian% supply voltage will be at 27.6 W.
2. An Expansion will be.requirad..Veridian's existing distribution facilities must be extended on the road allowance
and/or upgraded in order to reach this project. Existing conditions and municipal requirements will determine
whether this may be overhead, underground, or a combination.
Wia-- n residential developments all such expansions are underground.
3. Individual metering for each unit iq required.
4. A high voltage direct buried ducted loop underground cablo system is required from supply point(s) at Brock
Road to a transformer location(s) on the property, all at the Applicant's cost.
5. Veridian's existing distribution facilities located on Brock Road may have to be relocated at the Applicant's cost
to accommodate the proposed subdivision entrance
b. A Servicnl; Agreement must be signed with Ycridinn in order to obtain servicing for this site.
7. The electrical installation(s) from the public road Allowance up to the service entrance and all metering
arrangements must comply with Veridian's requirements and specifications and may also be subject to the
requirements of the Electrical Safery.quthority.
8. Prior to obtaining a building permit, the Municipality may require the Applicant to provide evidence of having
obtained and accepted an Offer to Connect.
9. Where cranes or matorial handling equipment or workers roust work in proximity to existing overhead wires,
where there is risk of contact or coming within the 'units of approach, the Applicant shag pay all costs for the
temporary relocation, burial, or other protection of the wires, or whatever other action is deemed accessary by
Veridian to provide for worker safety and the security of the, electrical system.
ATT(AA CHMEnNRT # TO
6 RENUf~? # PD
10. Veridian will not attend scheduled City of Piclcciing DART Meeting for this Development.
11. Vcddisui has no objection to the proposed development, Please direct the !Applicant to contact Vetidian as soon
as servicing is contemplated. Municipality, please forward a copy of firrit submission civil design to Veridian.
Please note that an Offer to Connect must be completed. at least three (3) /six (6) months prior to the required
electrical servicing date.
Technical Representative )ordon YoLing, C,Tech
Telephone: Ext. 3242
PI•'/df
l':\dfrizzell\Dcvclopmezt Application Review\Pickeruig\2006\Mattainy (Brock Road) l:,td. - Parr of Lots 17 & 18,
Brock Road.doc
Page 2 of 2 Form #EQ0002
Veridian Connections Development Application Review Rev. Dace -July 15,j2008
1 3
REPORT # PD iO
M'mistry of culture Mlnletbre de la Culture
Culture Programs Unit UrM des programmes cultured ] 16
Programs and Services Branch Direaft des programmes at des serr m e
400 University Avenue, 4"floor 400. awm-v Unlvw*, 0 stage - nta
Toronto, ON, WA 2R9 Toronto, C% M7A 2R9
Telephone; 415.314-7146 7ldphone. 416314-7146
Facsimile: 416-3147175 T4140oplour, 416314-7175
Email : Makmirn.Home@ontario.ca Email: Matcok&Home@orrtftca
July 25, 2008
Debbie Steiss
Archaeological Services Inc.
528 Bathurst Street
Toronto ON M5S 2P9 I
i
RE; Review and Acceptance into the Provincial Register of Reports: Archaeological Assessment
Repqrt Entitled, "Stage 4 b itigative Excavation of the Fairway Site (AIGs-283), Part Lots 17 ~
& 18, Coacessiou 3, Geographic Township of Pickering, City of Pickering, Oiatario", October,
2007, Report Received October 24, 2007, MCL Project Information Form P047-302 2007,
Draft Plan of Subdivision $P-2008.1, MCL RIMS Number ISSB359
Dear Dr. Welsh: I
This office has reviewed the above-mentioned report, Which has been subrnitted to this Ministry as .,a
condition of licensing in accordance with Part VI of the Ontario Heritage Act,. R.S.O. 1990, c 0.18. This
review is to ensure that the licensed professional consultant archaeologist has met the terms and conditions
of their archaeological licence, that archaeological sites have been identified and documented according to
the 1993 technical guidelines set by the Ministry and that the archaeological fieldwork and report ,
recommendations ensure the conservation, protection and preservation of the cultural heritage of Ontario, 1
As the result of our review, this Ministry accepts the above titled report into the Provincial register of
archaeological. reports. The report indicates one archaeological siteti , Fairway (A1Gs-283), found on the ;
.subject property underwent Stage 4 mitigation involvini detailed documentation and removal through
excavation and it is recommended that it be considered sufficiently documented. This Ministry concurs
with the recommendation that the provincial interest in the archaeological site identified as fairway (A1Gs-
283) has been addressed.
A previous letter from this Ministry, dated November 10, 2005, had recommended that there were no 1
fiuther concerns for alterations to archaeological sites foi the subject property with the exception of the
concurrence with, the (recommendation for Stage 4 mitigation of the Fairway (AlOs-283) archaeological site.
Given the above, this Ministry is satisfied that concerns for archaeological sites have been met for the area
of this development project as depicted by the draft plan of subdivision prepared by Sernas. Associates;
Project No. 04565, Drawing No. DP-1, dated December, 2007, sighed by Michael A. Griffiths, 013.:
dated December 5, 2007, comprising a total area of 19.09 hectares.
i
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2-0
REPORT # pp_ _2b-
69
Should you require any further information regarding this matter, please feel free to contact me.
Sincerely,
Malcolm Horne
Archaeology Review Officer
cc. Archaeological Licensing Office
I
Mattamy (Brock Road) Limited, Oakville
Development Review, City of Pickering
Planning Department, Regional Municipality of Dgrham
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ATTACH0,EJ # 2-1 TO
REPORT # PD _~O. ~~,_......a...
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Development.& Municipal Services Control Centre
Floor 5, 100 Borough Drive 4 E E
Scarborough, Ontario
M1P 4W2
Tel: 416-296-6291 Toll-Free: 1-800-748-6284 MAR 1 0 2008
Fax: 416-296-0520 C~ Y
PLANNING & DEVELO MENNT
March 4, 2008 DEPARTMENT
Town of Pickering
Planning Department
1 The Esplande
Pickering, Ontario
L1V 6K7
Attention: Ross Pym
Dear Sir/Madam:
RE: Draft Plan of Subdivision
Brock Rd
Your File No: S-P-2008-01, OPA-08/001P, A 01/08
Bell File No: 42381
Please disregard our letter dated February 28, 2008. Upon further investigation
there have been some changes made as follows:
A detailed review of the Draft Plan of Subdivision has been completed and a
telecommunication facility easement will be required to service these lands.
The Draft Plan of Subdivision should be revised to reflect a 10m X 10m easement.
The Applicant will be required to contact Sue Duquette at 905-853-4019 to make
appropriate arrangements prior to the issuance of final plan approval.
The precise location shall be to the satisfaction of the Town, Bell Canada and
the Developer.
The following paragraph(s) are to be included as Conditions of Draft Plan of
Subdivision Approval:
1. The Developer is hereby advised that prior to commencing any work within
the Plan, the Developer must confirm that sufficient wire-line
communication/telecommunication infrastructure is currently available
within the proposed development to provide communication/telecommunication
service to the proposed development. In the event that such infrastructure
is not available, the Developer is hereby advised that the Developer may
be required to pay for the connection to and/or extension of the existing
communication/telecommunication infrastructure. If the Developer elects
not to pay for such connection to and/or extension of the existing
communication/telecommunication infrastructure, the Developer shall be
required to demonstrate to the municipality that sufficient alternative
communication/telecommunication facilities are available within the
a- proposed development to enable, at a minimum, the effective delivery of
communication/telecommunication services for emergency management services
AIL (i.e., 911 Emergency Services).
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PREMIER NATIONAL
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ATTACHMENT # 12-1
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2. The Owner shall agree in the Agreement, in words satisfactory to Bell
Canada, to grant to Bell Canada any :easements that may be required for
telecommunication services. Easements may be required subject to
final servicing decisions. In the event of any conflict with existing
Bell Canada facilities or easements, the owner/developer shall be
responsible for the relocation of such facilities or easements.
Should you have any questions please contact Janice M. McConkey at 416-296-6430.
Yours truly
1
*L-hapelle, MCIP, RPP
Manager - Development & Municipal Services, Ontario
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ATTACHMENT #__,~'l TO "
REPOilT # PD Z -0
72
CORPORATE SERVICES DEPARTMENT
CLERKS DIVISION
DIRECTIVE MEMORANDUM
February 28, 2008 RECEIVED
To: Ross Pym MAR 0 4 2008
Principal Planner CITY OF PICKERING
PLANNING & DEVELOPMENT
From: Linda Roberts DEPARTMENT
Committee Coordinator
Subject: Direction as per Minutes of the Heritage Pickering Advisory Committee
held on February 26, 2008
City of Pickering Official Plan Amendment OPA-08/001 P
Draft Plan of Subdivision S-P-2008401
Zoning By-law Amendment Application A 01/08
Mattamy (Brock Road) Limited
Part Lots 17 & 18, Concession 3, City of Pickering
At a meeting held on February 26th, 2008, the Heritage Pickering Advisory Committee
received the above listed application for review. Tease be advised that the Committee
has no comments to provide at this time.
Please find attached the corresponding documentation for the above application.
Linda Roberts
ATTACHMENT # 3 TO
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MEMO
To: Ross Pym June 8, 2009
Principal Planner - Development Review
From: Robert Starr
Manager, Development Control
Copy: N/A
Subject: OPA-08-001 P
Draft Plan of Subdivision SP-2008-01
Zoning By-law Amendment Application A01 -08
Mattamy (Brock Road) Limited
Part Lots 17 & 18, Concession 3
City of Pickering
We have reviewed the above-noted application and have the following comment:
A subdivision agreement and a construction management plan will be required to address
development of the site. The applicant must provide a secondary emergency access to the site.
Servicing requirements need to be in accordance with the Environmental Servicing Plan for Duffin
Heights and an approved Functional Servicing and Stormwater Report.
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v~ ATTACHMENT # To
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PPI C21K, MEMO
To: Ross Pym June 16, 2009
Principal Planner - Development Review
From: Darrell Selsky
Supervisor,- Engineering Capital Works
Copy: Division Head, Municipal Property & Engineering
Subject: City of Pickering Official Plan Amendmeint OPA-08/001 P - 3"d Submission
Draft Plan of Subdivision S-P-2008-01
Zoning By-law Amendment Application A 01/08
Mattamy (Brock Road) Ltd
Part Lots 17 & 18, Concession 3
File: 0-4040
The Municipal Property & Engineering Division is in receipt of the above noted application and
provides the following comments.
1. Provide information regarding the location of the proposed multi-use trails. If one is
proposed along the south side of street "D" we have concerns with the placement of town
homes in this area.
2. We understand that the proposed Village Careens (Blocks 209 and 210) will be used for
storm water facilities (i.e. bio swale and overland flow routes). This will not permit the
design of a proper "village green" on the lands provided. Additional land is to be provided
for a village green that will not be burdened with storm water facilities.
3. Lots 1, 2, and 3 are to.be eliminated to proyride for a Neighbourhood park that fully bounds
the north side of street "D".
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