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PD 23-11
citq 4 Report to Planning & Development Committee PI KERI Report Number: PD 23-11 66 Date: July 4, 2011 From: Neil Carroll Director, Planning & Development Subject: Zoning By-law Amendment Application A 1/11 Pickering Golf Club Ltd. 2663 2665 Brock Road (Part of Lot 16, Concession 3, Appraisal Lot 7) City of Pickering Recommendation: 1. That Report PD 23-11 of the Director, Planning & Development be received; 2. That Zoning By-law Amendment Application A 1/11 submitted by Pickering Golf Club Ltd. to permit the expansion of an existing golf course on lands being Part of Lot 16, Appraisal Number Lot 7, Concession 3, City of Pickering be approved; and 3. Further, that the draft zoning by-law to implement Zoning By-law Amendment Application A 1/11, as set out in Appendix I to Report PD 23-11, be forwarded to City Council for enactment. Executive Summary: The application proposes to amend the existing "A" - Rural Agricultural Zone to an "02/GC" Public & Private Open Space/Golf Course Zone to allow a two-hole expansion to the Pickering Golf Club golf course. The lands subject to rezoning, approximately 3.1 hectares in area, are located immediately to the east of the existing golf course (see Location Map and Applicant's Submitted Plan, Attachments #1 & #2). The subject and existing golf course lands are both owned by Ontario Realty Corporation (ORC). The Pickering Golf Club company is a tenant of ORC. The recommended zoning for this application will allow for the development of two additional holes, which will restore the course to a 9-hole facility, following sale of a portion of the original 18-hole golf course for development purposes. The proposed expansion to the existing golf course is consistent with the Pickering Official Plan and Duffin Heights Neighbourhood Development Guidelines and will minimize the impact to existing environmental features. If approved, the applicant will be required to enter into a Site Plan Agreement with the City for the development of the subject lands. Report PD 23-11 July 4, 2011 Subject: Zoning By-law Amendment Application (A 1/11) Page 2 Si It is recommended that this application be approved and the draft by-law amendment be finalized and forwarded to Council for enactment. Financial Implications: No direct costs to the City are anticipated as a result of the proposed recommendation. Sustainability Implications: Staff's review of the application against the City's Draft Sustainable Development Guidelines resulted in a score below the Level 1 standard. Given the small scope of the application pertaining to the expansion of the golf course lands, there is limited opportunity to achieve a Level 1. The proposed development intends to preserve and/or relocate existing vegetation on the property to the greatest extent possible, and undertake a variety of Environmental Management practices including but not limited to stormwater management, remedial planting and sodding to support the golf course expansion. Further opportunities exist for the applicant to consider additional sustainable options during the Site Plan Review process. 1.0 Background: The application proposes to amend the existing "A" - Rural Agricultural zoning in order to facilitate a two-hole expansion of the Pickering Golf Club golf course. The two-hole expansion is proposed to restore the course to 9 holes, following sale of a portion of the original 18-hole golf course for development purposes. The expansion lands are part of a larger 50 hectare property fronting Taunton Road immediately east of the Pickering Golf Club in the Duffin Heights Neighbourhood. 2.0 Comments Received: 2.1 At the January 4, 2011 Public Information Meeting (see text of Information Report and Meeting Minutes, Attachments #3 & #4) No members of the public spoke in respect to this application. 2.2 Agency Comments Durham Region Planning . the proposed use is consistent with both the Department Regional and City Official Plans • the northern and eastern portions of the subject lands are identified as containing a "Key Natural Heritage and/or Hydrologic Feature"; any proposal for development or site alteration shall demonstrate that there will be no negative effects on these features Report PD 23-11 July 4, 2011 Subject: Zoning By-law Amendment Application (A 1111) Page 3 Durham Region Planning authorization for reliance of the Phase I Department Environmental Site Assessment (ESA) report by (continued) the Region will be required • Stage 1 Archaeological Assessment Report recommends that a Stage 2 Archaeological Assessment be conducted on the eastern portion of the subject property • municipal water and sanitary sewer services are not available to the subject property • Regional Works Department and Regional Health Department have no objections to the approval of this application, however, this does not grant any authorization to expand or reconstruct the existing clubhouse • proposal does not present any significant Durham Region Transit or transportation impacts (see Attachment #5) Toronto and Region outstanding comments are related to detailed Conservation Authority design which can be reviewed during the Site Plan stage • proposed zone classifications should be set around environmental features and areas to be conserved and protected • the implementing zoning should recognize appropriate `constraint areas' and should be zoned within a suitable environmental protection zone classification (see Attachment #6) Development Control . no concerns with the proposal Division . design issues can be addressed through Site Plan Review (see Attachment #7) Engineering Services • design issues can be addressed through the Site Division Plan Review (see Attachment #8) Veridian Connections 9 no objection (see Attachment #9) Report PD 23-11 July 4, 2011 Subject: Zoning By-law Amendment Application (A 1/11) Page 4 9 3.0 Discussion: 3.1 The proposed golf course expansion is consistent with the Official Plan and Duffin Heights Neighbourhood Development Guidelines The City of Pickering Official Plan designates both the existing golf course and the proposed expansion area as "Open Space System - Active Recreational Areas". Prior to the expansion of the golf course, the City's Official Plan and the Duffin Heights Neighbourhood Development Guidelines require the submission of a Golf Course Environmental Management Plan (EMP) to the satisfaction of the City, in consultation with the Toronto and Region Conservation Authority. The required EMP, describing the use of best management practices and other appropriate measures to enhance the natural environment, has been submitted. 3.2 The golf course expansion limits have been determined and its impacts will be minimized The existing golf course and proposed expansion lands contain, or are adjacent to, natural heritage features that include forested valleylands associated with two branches of the Urfe Creek, and tableland areas that support meadow, woodland and wetland habitats. The location of the proposed expansion area within a meadow area was determined in consultation with the Toronto and Region Conservation Authority (TRCA) to minimize impacts on natural features. An Environmental Impact Study (EIS) was requested to confirm the site's developable limits and identify actions necessary to mitigate or remedy any negative impacts on adjacent environmental features. Prior to the applicant's submission of the rezoning application, the TRCA identified two wetlands near the northern limits of the proposed expansion area. As a result of the EIS, the TRCA requested that a 5.0 metre buffer be identified around the smallest wetland, and a 10.0 metre buffer be identified around the larger wetland feature up to the northern limits of the expansion area (see Attachment #10). TRCA also requested that both the wetlands and associated buffer areas be protected and classified in the proposed zoning by-law as an "Open Space Hazard Lands - Environmental Protection" ("OS-HL-EP") Zone. The lands subject to the "OS-HL-EP" Zone will only permit uses that enhance the conservation of the natural environment, soil and wildlife and/or promote resource management (see Appendix 1). The location of the wetland zones and associated buffers are identified in a draft reference plan, which also identifies the limits of the proposed expansion area (3.1 hectares). The applicant has submitted all required studies to the satisfaction of TRCA and the City for the purpose of recommending zoning approval for this application. The outstanding comments identified by TRCA and the City will be addressed through Site Plan Review. RT )rt PD 23-11 July 4, 2011 Subject: Zoning By-law Amendment Application (A 1/11) Page 5 3.3 All development matters will be addressed during the Site Plan Review process Outstanding issues related to the golf course design identified in agency comments will be addressed through the Site Plan Review process. Site Plan Review will address matters such as, but not limited to: grading, stormwater management, location of cart paths, tees, golf holes and vegetation preservation and/or enhancement in accordance with the Environmental Management Plan and City standards. A Stage 1 Archaeological Report submitted as part of this application recommended that a Stage 2 Archaeological Assessment be conducted on the eastern portion of the subject property. The Ministry of Tourism and Culture has cleared development on the majority of expansion lands, and indicated that no soil moving or construction activities can occur on two small areas at the east limit of the expansion lands without completion of a Stage 2 Archaeological Assessment. The plans submitted to date indicate that the two areas in question are wooded areas that will not be disturbed by the expansion. The need for a Stage 2 assessment will be determined through Site Plan Review. Staff recommend approval of the application for the expansion of the golf course in accordance with the submitted draft reference plan. 3.4 By-law to be forwarded to Council The draft zoning by-law attached as Appendix I to this report implements staff's recommendation to approve the zoning amendment application. The draft by-law extends the golf course zone to the expansion lands with the exception of the two identified wetlands and associated buffers which are zoned for environmental protection. It is recommended that the draft by-law be finalized and forwarded to Council. 4.0 Applicant's Comments The applicant concurs with the recommendations of this Report. Report PD 23-11 July 4, 2011 Subject: Zoning By-law Amendment Application (A 1/11) Page 6 Appendix: Appendix I Draft Implementing Zoning By-law Attachments: 1. Location Map 2. Applicant's Submitted Plan 3. Information Report 4. Public Meeting Minutes 5. Agency Comments - Durham Region 6. Agency Comments - Toronto and Region Conservation Authority 7. Agency Comments - Veridian Connections 8. City Department Comments - Development Control Division 9. City Department Comments - Engineering Services Division 10. Draft Reference Plan Prepared By: Approved/Endorsed By: Ashley Ye od Neil Carroll, P Planner I Director, Planning & Development Marg Wouters, MCIP, RPP Manager, Development Review & Urban Design AY:ld Copy: Chief Administrative Officer Recommended for the consideration of Pickering Ci Council d 2.2, 2~ it Tony Prevedel, P.Eng Chief Administrative Officer Appendix I to 4 2 Report PD 23-11 Draft Implementing Zoning By-law Amendment Application A 1/11 The Corporation of h f Pickering 43 v By-I X/11 Being a By-law to amend Restricted Area (Zoning) By-law 3037, as amended, to implement the Official Plan of the City of Pickering, Region of Durham in Part of Lot 16, Appraisal Number Lot 7, Concession 3, Parts 1, 2,. 3, 4 and 5, Plan 40R-XXXXXX, in the City of Pickering. (A 1 /11) Whereas the Council of The Corporation of the City of Pickering deems it desirable to rezone the subject property, being Part of Lot 16, Appraisal Number Lot 7, Concession 3, Parts 1, 2 and 3, Plan 40R-XXXXX, in order to permit the expansion of an existing golf course; And whereas an amendment to By-law 3037, as amended, is therefore deemed necessary; Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: 1. Schedule "I" Amendment Schedule "I" to By-law 3037, is hereby amended by changing the current "A" zoning designation to "02-GC" and "OS-HL-EP" as shown on Schedule "I" attached thereto. 2. Text Amendment (1) Section 4: Definitions of By-law 3155/89, is hereby repealed and replaced with the following: 4. Definitions (1) "Conservation" shall mean the wise use, protection and rehabilitation of natural resources according to principles that assure their highest economic, social and environmental benefits (2) "Golf Course" shall mean an area of land, and any ancillary building structure, or part thereof, operated for the purpose of playing golf and includes any associated recreational facility, such as a club house, snack bar, dining room, lounge, swimming pool and racquet sport court, operated in conjunction therewith (3) "Resource Management" shall mean the preservation, protection and improvement of the natural environment through comprehensive management and maintenance, under professional direction for both the individual and society's use, both in the present and the future, and shall also mean the management, development and cultivation of timber resources to ensure the continuous production of wood or wood products, the provision of proper environmental conditions for wildlife, the protection against floods and erosion, the protection and production of water supplies and the preservation of the recreational resource 4 4 By-law No. X XX/11 Page 2 lection 5 Provisions is hereby amended by adding the following subsection after Subsection 5.(2): 5. Provisions (3) (a) Uses Permitted ("OS-HL-EP" Zone) No person shall within the lands designated "OS-HL-EP" on Schedule "I" attached hereto identified as lands being Parts 2, 3, 4 and 5, Plan 40R-XXXXX, use any lot or block, or erect, alter, or use any building or structure for any purpose except the following: (i) conservation of the natural environment, soil and wildlife; and (ii) resource management (b) Zone Requirements ("OS-HL-EP" Zone) No buildings or structures shall be permitted to be erected nor any existing buildings or structures be modified or changed, nor shall the placing or removal of fill be permitted, except where buildings or structures are used for purposes of flood and erosion control, or resource management 3. By-law 3037 By-law 3037 is hereby further amended only to the extent necessary to give effect to the provisions of this By-law as set out in Sections 1 and 2 above. Definitions and subject matters not specifically dealt with in this By-law shall be governed by the relevant provisions of By-law 3037, as amended. 4. Effective Date This By-law shall come into force in accordance with the provisions of the Planning Act. By-law read a first, second, and third time and finally passed this da , 011. David Ryan, Mayor Debbie Shi ds, City Clerk i r WILLIAM JACKSON DRIVE ' J , 1 i ~ I ~ i - 308.7- 3 i - - , 1 ' E i 3 m 1+ OS-HL-EP - ' N83 i j CON 3 N PT LOT 17.16 40R-2 4. PART 1. & 4OR-24266, PART 5-Ii 0 PT PA 11 EXCEPT 40R-24864 PART 2. PT PA RT 3 EXCEPT 40R26265 PART 3-6 i -J/ I4 em 02/GC i OJ I 7) I 00 1 ' w 1' I 11' r-- 3 z TrTTr1r r r4 ri F i r4i I F }fir c, 11111' T, T 1 111111 I I ;o - G _ _J x e o Y ~ LLOW rn , m - 1Ill- 1+L11L'J_1.1~_ X11 1LAlti___ ---1 1 f--- E LIATRIS R V 1 3 , ------I 1 ' 1 f1 1 I , N SCHEDULE I PASSED. DAY OF 2011 MAYOR DRAFT CLERK 46 'AUIVToV ~O 90 PDRBRD ~ TREE V PICKERING SU JEC GOLF CLUB LA DS Q 0 a - Y cucna¢tE ~ ~ DERSAN STREET O 1 I l City of Pickering Planning & Development Department PROPERTY DESCRIPTION Part Lot 16, Appraisal Number Lot 7, Concession 3 OWNER ONTARIO REALTY CORPORATION DATE Feb. 24, 2011 DRAWN BY JB FILE No. A11/1111 SCALE 1:10,000 CHECKED BY AY N c c ourcee: C Teranet Enterprisse Inc. and IH •u Allen. All rlghb Reserved. Not c plan of survey. X15 2003 MPAC and Ih eu Ilea. All ri hts Rsssrved. Not c Ian of 3urv Information Compiled from Applicant's Submitted Plan - 47 Ontario Realty Corporation A 1/11 r ~m O O O ~ ps O O pm0D O O y' O `U 8 I ;1 t ~ 8 Z O O C Q) (-j~fry O O 3 0 0 ' O 0 0 4 00 O a, O (3D 7 O O O ~ O 8 O O O ( O; O O Aml 0 (D AREA SUBJECT TO REZONING EXISTING GOLF COURSE LANDS N this map war produced by the City of Pickering, Planning & 0-1.pment Deportment, lnlormotion & Support Services, Februory 73, 2011 e i . o~ ~;:..__ri_._......... Information Report Report Number: 08-11 For Public Information Meeting of PICKERING Date: April 11, 2011 In Accordance with the Public Meeting Requirements of the Planning Act, R.S.O. 1990, chapter PA3 Subject: Zoning Amendment Application A 1/11 Pickering Golf Club Ltd. 2663 2665 Brock Road Part of Lot 16, Appraisal Number Lot 7, Concession 3 City of Pickering 1.0 Property Location and Description • the subject lands are part of a larger 50 hectare property having a frontage of approximately 420 metres on Taunton Road immediately to the east of the Pickering Golf Club golf course in the Duffin Heights Neighbourhood (see Location Map - Attachment #1) • the subject lands are currently vacant and heavily vegetated • both the subject lands and the existing golf course lands are owned by Ontario Realty Corporation (ORC) 2.0 Applicant's Proposal • the applicant is proposing to amend the zoning for the subject lands from an "A" - Rural Agricultural Zone to an "02/GC" - Open Space/Golf Course Zone to allow a two-hole expansion to the Pickering Golf Club golf course (see Applicant's Submitted Plan - Attachment #2) 3.0 Official Plan and Zoning 3.1 Durham Regional Official Plan • the Regional Plan designates the subject lands "Living Areas" • these areas are intended to be predominantly used for housing purposes, and may include amongst other uses certain public and recreational uses which are compatible with their surroundings • portions of the subject lands are designated key natural heritage and hydrologic features (KNHHF); areas subject to these features and functions are required to be protected from the impacts of urbanization 3.2 Pickering Official Plan • the Pickering Official Plan designates the subject lands as "Open Space System - Active Recreational Areas", which permits a golf course t- ` 3 TO Information Report No. 08-11 Page 2 49 • the Official Plan requires the preparation of a Golf Course Environmental Management Plan, which describes the use of best management practices and other measures to enhance the natural environment, prior to any changes to the configuration of the golf course • the proposal appears to comply with the intent of the Pickering Official Plan 3.3 Duffin Heights Neighbourhood Development Guidelines • the Neighbourhood Development Guidelines recognize a reconfiguration and/or expansion to the golf course on the subject lands, subject to the preparation of a Golf Course Environmental Management Plan 3.4 Zoning By-law 3037 • the subject property is zoned "A" - Rural Agricultural Zone which permits agricultural and open space uses • an amendment to the existing zoning by-law is required to allow for a golf course use on the subject lands 4.0 Results of Circulation 4.1 Resident Comments • none received to date 4.2 Agency Comments • none received to date 4.3 Staff Comments • in reviewing the application to date, the following matters have been identified by staff for further review and consideration: • the impacts of expanding the Pickering Golf Club into potentially environmentally significant areas • confirmation of the limits of the area required to be zoned for golf course purposes 5.0 Procedural Information • 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 Information Report No. 08-11 Page 3 • any member of the public who wishes to reserve the option to appeal Council's decision must provide comments to the City before Council adopts any by-law for this proposal • any member of the public who wishes to be notified of Council's decision regarding this proposal must request such in writing to the City Clerk 6.0 Other Information 6.1 Appendix No. I • list of neighbourhood residents, community associations, agencies and City Departments that have commented on the applications at the time of writing the report 6.2 Information Received • in addition to the full scale copies of the Applicant's Submitted Plan, the following documents are available for viewing at the offices of the City of Pickering Planning & Development Department: • Planning Rationale Report • Erosion Control Plan and Details • Grading Plan and Construction Details • Storm Drainage Report • Tree Preservation Plan • Environmental Management Plan • Scoped Environmental Impact Study • 2010 Stage 1 Archaeological • Phase 1 Environmental Site Assessment Assessment 6.3 Company Principal • the owner of the subject lands and the existing golf course lands is Ontario Realty Corporation (ORC) • Pickering Golf Club Ltd. is the applicant ORIGINAL SIGNM BY WGINAL SIGNED BY Ashley Yearwood Marg Wouters, MCIP, RPP Planner I Manager, Development Review & Urban Design AY: jf Attachments Copy: Director, Planning & Development Appendix No. I to Information Report No. 08-11 Commenting Residents and Landowners (1) none to date Commenting Agencies (1) none to date Commenting City Departments (1) none to date 5 `lh Excerpts from citq °0 Joint Planning & Development and Executive Committee Meeting Minutes Monday, April 11, 2011 7:30 pm - Council Chambers Chair: Councillor Rodrigues (III) Part`B' - Information Reports Marg Wouters, Manager, Development Review & Urban Design gave an outline of the requirements for a Statutory Meeting under the Planning Act. She outlined the notification process procedures and also noted that if a person or public body does not make oral or written submissions to the City before the by-law is passed, that person or public body are not entitled to appeal the decision of City Council to the Ontario Municipal Board, and may not be entitled to be added as a party to the hearing unless, in the opinion of the Board, there are reasonable grounds to do so. 2. Zoning Amendment Application A 1/11 Pickering Golf Club Ltd. 2663 2665 Brock Road Part of Lot 16, Appraisal Number Lot 7, Concession 3, City of Pickering A public information meeting was held under the Planning Act, for the purpose of informing the public with respect to the above noted application. Ashely Yearwood, Planner I gave an overview of zoning amendment application A 1/11. Dan Walton, Groundskeeper for the Pickering Golf Club and the applicant for the subject application appeared before the Committee. He provided a brief history of the golf course, noting that they have been at this location for over 60 years providing affordable golf to many residents, with a large number of their membership being seniors. He also indicated they have hosted numerous charitable events over the years and that the additional land use is required in order to have a 9 hole golf course. He noted that the golf course would be closed for the 2011 season. A question and answer period ensued. No members of the public appeared in support or opposition to the application. 1 March 30, 2011 Ell. RECEIVE Ashley Yearwood, Planner APR 0 5 2011 Planning & Development Department City of Pickering CITY OF PICKERING PLANNING & DEVELOPMENT One The Esplanade DEPARTMENT • Pickering ON L1 V 6K7 Dear Mr. Yearwood: The Regional Municipality Re: Zoning Amendment Application A 01/11 of Durham Applicant: Pickering Golf Club Ltd. Planning Department Location: 2663 - 2665 Brock Road Part of Lot 16, Concession 3 605 ROSSLAND ROAD E 4?" FLOOR Municipality: City of Pickering PO BOX 623 WHITBY ON UN 6A3 The Regional Municipality of Durham (The Region) has reviewed the above CANADA 905-668-7711 noted application and offers the following comments for your consideration. Fax: 905-666-6208 Email: planning@durham.ca The purpose of this application is to amend the zoning by-law on the www.durham.ca subject lands to permit the expansion of an existing golf course to a portion A.L. Georgieff, MCIP, RPP of the adjacent property to the east. The subject property is currently zoned Commissioner of Planning A - Rural Agricultural and G - Greenbelt-Conservation. The two-hole expansion is being sought to replace two holes which are being lost to facilitate the construction of a school. The golf course would continue to operate as a nine-hole facility. Regional Official Plan The subject lands are currently designated 'Living Area' in the Durham Region Official Plan (ROP). The ROP states that Living Areas shall be used predominantly for housing purposes. The portion of the subject property where the golf course is proposed to be expanded is currently designated 'Open Space System -Active Recreational Areas' in the Pickering Official Plan, which permits active recreational, community and cultural uses, and other related uses. The ROP, however, also allows area municipalities to permit the expansion of legally existing uses that may not conform to the ROP designation provided that such uses have no adverse effects on the present use of surrounding lands. The ROP states that any proposal for development or site alteration shall demonstrate that there will be no negative effects on key natural heritage or hydrologic features or their functions. The northern and eastern portions of the subject lands are identified as containing a "Key Natural Heritage and/or Hydrologic Feature", as per Schedule B - Map B1d in the ROP. A Scoped Environmental Impact Study, prepared by Beacon Environmental and dated December 2010, was submitted in support of this application. "$erviceExcellence The report concludes the proposal would not present significant impacts to for our Communities" valleyland features and functi&1 and identifies mitigation measures to be 100% Post Consumer 5 4 conducted to minimize the impact of the proposed additional golf holes adjacent to the natural areas surrounding Urfe Creek. These measures include `a minimum five metre buffer around the wetland features. and the replacement of trees removed to accommodate golf course elements. It is suggested that the City of Pickering obtain comments from the Toronto and Region Conservation Authority regarding the study. The proposed amendment is consistent with the Region's policies stated above. Provincial Policies & Delegated Review Responsibilities This application has been screened in accordance with the terms of the provincial plan review responsibilities. Potential Site Contamination A Phase I Environmental Site Assessment (ESA), dated December 31, 2009 and prepared by Envirocure Environmental Consultants Inc, was submitted in support of this application. The report concluded. that a Phase 11 ESA is not warranted for the subject site at this time. Authorization for reliance of the Phase I ESA report-by the Region will be required in accordance with attachment 1. Alternatively, the applicant may submit a Record of Site Condition (RSC)_of a Phase I ESA report to the Ministry of Environment (MOE). An '"Acknowledgement Letter" from the MOE, which acknowledges the RSC and indicates the site has not been selected for audit, shall then be provided to the Region. The provision of submitting either an authorization letter or an acknowledgment letter is encouraged to be included as part of a holding symbol, and not removed until such time as the authorization or acknowledgement letter has been reviewed to the satisfaction of the Region. Archaeological Potential A Stage 1 Archaeological Assessment report, dated March 2010 and prepared by D.R. Poulton..& Associates Inc., was submitted with this application. The report recommends that a Stage 2 Archaeological Assessment be conducted on the eastern portion of the subject property. The report also recommends that the Ontario Ministry of Culture issue a letter accepting this report into the Provincial archaeological report registry. Regional Services Municipal water supply and sanitary sewer service are not available to the subject property. The Regional Works Department has no objection to the further processing of this application. The regional Health Department has no objections to the approval of this application; however, this is not granting authorization to expand or reconstruct the existing clubhouse. . . Durham Region Transit & Transportation J The proposal does not present any significant Durham Region Transit impacts. Please contact David Perkins at 905-668-4113 ext. 2571 should you have any questions or require additional information. Yours truly; ©~Vannith hanthav g, CIP, RPP Planner Current Planning cc: Regional Works Department - Pete Castellan Regional Health Department Karl Kiproff Durham Region Transportation Planning - Amjad Gauhar Durham Region Transit - Martin Ward ID 6a~6A%i "Y~ ton ~ ' t RAY a 1 2 ~ for The Living City CITY b„w _9 yg- Ma 4, 2011 PLANmOG o v r Piva FN 45112.01 May DEPAR NIEN, VIA MAIL AND EMAIL (deborahwylie _cityofpickering.com) Mr. Ashley Yearwood City of Pickering 1 The Esplanade Pickering ON L1V 61<7 Dear Mr. Yearwood: Re: Zoning By-law Amendment Application A 1111 On lands municipally known as 2663-2685 Brock Road (Ontario Realty Corporation/Pickering Golf Club Limited) Staff at the Toronto and Region Conservation Authority (TRCA) have now had an opportunity to review the application captioned above along with the technical documents submitted in support of the application, and wish to provide the following detailed comments: Purpose of the Application We understand that the purpose of the application is to amend Zoning By-law 3037, as amended, to permit the expansion of an existing golf course on the subject lands. Summary Comments • Revisions are required to the Environmental Impact Statement (EIS) document to speak to appropriate environmental buffers to all staked features, to discuss wildlife implications and to provide appropriate habitat enhancement compensation for encroachments, amongst other matters noted in detail below. • Revisions, details and clarifications are required with respect to the Storm Drainage Report, and detail drawings prepared in support of the amendment, which are noted in detail below. Numbered paragraphs indicate that an action is required by the applicant to address a TRCA- identified issue. Environmental Impact Statement The goals of the EIS include the identification of ecologically appropriate buffers to natural heritage features as well as the identification of habitat enhancement opportunities. The EIS proposes 5 metre buffers around the two wetlands and no buffer to the remaining staked natural heritage features and to an area of encroachment into the staked feature limit requiring tree removals. Furthermore, no habitat enhancement opportunities are discussed within the EIS. 1. Please provide adequate justification for the proposed buffer size around the wetlands and the lack of buffer from other features as well as a discussion of habitat enhancement opportunities on the golf course. The EIS terms of reference states that a discussion of wildlife will be part of the characterization of existing conditions. There is no discussion of wildlife within the EIS. F:\Home\Public\Development Services\Durham Region\Pickering\2263 and 2665 Brock Road_1.wpd Member of Conservation Ontario 5 Shoreham Drive, Downsview, Ontario M3N 1S4 (416) 661-6600 FAX 661-6898 www.trca.on.ca ~~n 1~ .J Mr. Ashley Yearwood -2- May 4 2011 2. Please provide a discussion of wildlife and discuss whether the wetlands provide habitat for breeding amphibians as well as what avian species are supported by the meadow area proposed to be converted into a golf course. Bobolinks are known to breed within the Urfe valleylands and the EIS must examine whether the meadow may be providing habitat for this threatened species. Minor plantings are proposed as mitigation for the removal of trees within the natural heritage system. In our opinion, a like-for-like replacement is not appropriate given the sensitive natural area to be disturbed. 3. Instead of planting trees along the periphery of the golf course, we request that the EIS consider setting aside an ecologically important area to be naturalized and returned to the natural heritage system. In order to provide appropriate compensation, a 1:1 area replacement would not suffice but rather a minimum of a 3:1 replacement would be more appropriate. Please explore these restoration opportunities further in revisions to the EIS document. While a 5 metre buffer has been proposed around the wetlands, no discussion of buffer restoration work has been included. A densely planted buffer would help to provide protection to the wetlands from future golf course related disturbances including human intrusion into the wetland areas. 4. Please provide a restoration plan for the wetland buffers. As part of the EIS, a constraints map has been developed for the golf course area identifying areas of low, moderate and high constraint. A simple method of including only natural communities in high constraint areas and cultural communities as moderate constraint areas has been used. TRCA does not support the methodology used to determine the constraint areas and the resulting constraint mapping provided. While it has been agreed that the meadow (unit 18) is the most appropriate area for the golf course expansion and should be considered as a moderate constraint area, TRCA considers all other natural or naturalized areas rated as moderate constraint that are linked to the contiguous natural heritage system to be high constraint areas. These units include 5, 14, 19, 35 and the north end of unit 34. These communities are known to support flora and fauna species of conservation concern and, in the case of unit 5, provide a valuable corridor between two areas already ranked as high constraint. 5. Please update the constraint map to reflect the importance of these communities as areas requiring permanent protection and not areas appropriate for future development. Environmental Management Plan The Environmental Management Plan (EMP) discusses many valuable ecological enhancement opportunities on the golf course including 10 metre buffers around watercourses, the removal of an online pond and weir, restoration and naturalization of golf course areas, the consolidation of two bridge crossings into one and the installation of a bioswale in an existing swale to provide better stormwater management. These projects present valuable opportunities to compensate for the disturbance to the natural system created by the construction of the new holes as well as the conversion of meadow habitat to active recreational land. 6. Please provide the details for these projects and a commitment to complete them as compensation measures for the proposed work. F:\Home\Public\Development ServicesOurham Region\Pickering\2263 and 2665 Brock Road_l.wpd Mr. Ashley Yearwood -3- May 4 2011 Storm Drainage Report The size of the drainage area to the wetland within the delineated Catchment 103 is understated for predevelopment conditions. 7. Please revise the Catchment 103 drainage area to be in line with the existing contours. The size of the drainage area to the wetland within the delineated Catchment 103 is overstated during post development conditions. 8. Please revise the delineation of the catchment area to incorporate the grading high points and area drains shown on the plan. Existing drainage conditions to the wetland must be maintained to ensure the function of the wetland. A proposed area drain is shown crossing the wetland boundary (Catchment 103). The area drain may not be installed within the extent of the wetland and associated environmental buffer. 9. Please revise the plans to remove the area drain from the wetland and associate buffer area. Proposed Irrigation Pond Design Revisions Required at Detailed Design Stage At the site plan approval stage, a geotechnical report will be required in support of the southern berm of the proposed irrigation pond. As per the Grading Plan & Construction Details, the proposed water level is approximately 3.Om above the existing ground at the southern edge of the pond. Further, the proposed pond shows a top water elevation of 11 9.00m, which is the same elevation as the top of the pond. The design of the proposed irrigation pond design does not account for a storm event occurring when the pond is full. An overflow spillway, sized to convey flows up to the 100 year event should be installed to prevent the failure of the berm should the capacity of the pond be exceeded. Erosion Control and Expansion Plans While the EIS discusses intrusions into the staked feature limit, the Drawings GR-1 and EC-1 do not include the staked line which limits the ability to evaluate this proposed disturbance to the natural feature. 10. Please add the staked feature limit line to the drawings. Construction access to the site staging area is not shown, and is not possible given the proposed locations of the silt fence. 11. An access point to the construction area must be shown on the plan. Considerations for mud and silts being tracked out of the construction area from this location must be incorporated into the erosion control plan. 12. Silt fence should not be shown at the north end of the proposed irrigation pond. This fencing will block drainage from entering the north end of the pond, which is unnecessary. The sediment basin shown at the south side of the proposed irrigation pond is not practical given the proposed drainage area and sloping. FAHome\Public0evelopment ServicesOurham Region\Pickering\2263 and 2665 Brock Road_l.wpd r0 a3-i1 b 9 Mr. Ashley Yearwood -4- May 4 2011 13. Please provide additional details as to how the proposed sediment control system will function including details on the outlet location and any disturbance to the natural system that may be required to install an outlet. In our opinion, drainage will naturally flow towards the proposed excavation area of the irrigation pond, which should be used as the main source for trapping sediment. It is recommended that drainage be directed towards the proposed pond during the construction period as much as possible. 14. Please consider use of the irrigation pond for sediment detention and advise. 15. The proposed access road between the existing Hole 7 and the proposed expansion area must be lined with silt fence. As it is shown, the access is blocked by the proposed silt fence. 16. The topsoil stockpile areas shown should have a dedicated silt fence installed around the areas shown in order to prevent runoff of silt and sediment from this area. Topsoil stockpiles are to be stabilized with vegetation as soon as possible after being deposited. 17. Temporary grading should be shown on the Erosion Control Plan to maximize the drainage area to the sediment control basins. The plan must address the construction phasing that will occur such that the basins are in use throughout the construction period. 18. Details associated with the removal of the existing concrete control structure must be provided. This must include a discussion on the benefits provided by the existing structure, and how the removal of the dam will affect the surrounding landowners and environment. Recommendation and Conclusion While many of the comments contained in this letter discuss finer points related to detailed design, we request that the applicant prepare a response to the numbered comments contained in this letter. Specific focus should be placed on comments related to the EIS and Storm Drainage Report (comments 1 to 9) in order to ensure that the proposed zone classifications will be set around environmental features and areas to be conserved 'and protected. Finally, we request that the implementing zoning recognize the appropriate `constraint areas', as identified in the EIS, be zoned within a suitable environmental protection zone classification. Please contact the undersigned if you have any questions or concerns with respect to this letter. Yours truly, Chris Jones, IP, RPP Senior Planner Planning and Development, Extension 5718 CJ/ cc: Steve Heuchert, TRCA (via email only: sheuchert@trca.on.ca) FAHome\Public0evelopment ServicesOurham Region\Pickering\2263 and 2665 Brock Road_l.wpd 60 VERI.DI10 N S DEVELOPMENT APPLICATION REVIEW PROJECT NAME: Ontario Realty Corporation / Pickering Golf Club Ltd. ADDRESS/PLAN: 2663 Brock & 2665 Brock Road MUNICIPALITY: Pickering LLNO-. A1/11- SUBMISSION DATE: March 10, 2011 The 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 within 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 Veridian's standard Conditions of Service document sets out the requirements, terms and conditions for the provision of electric service. This review does not constitute an Offer to Connect. 1. Veridian has no comment on this application. Technical Representative: Kevin Philp Telephone: Ext. 3264 1 q R, PP/df P:\dfrizzell\DevelopmentApplication Review\Pickering\2011\Ont2rio Realty Corporation & Pickering Golf Club Ltd -2663 & 2665 Brock Road.doc 6 1 PICKERING Memo To: Ashley Yearwood April 1, 2011 Planner From: Robert Starr Manager, Development Control Copy: Coordinator, Development Approvals Subject: Zoning By-law Amendment Application A 1/11 Pickering Golf Club Ltd. 2663 2665 Brock Road (Part of Lot 16, Appraisal Number Lot 7, Concession 3) City of Pickering We have reviewed the documents submitted in support of the Zoning By-law Amendment Application and provide the following comments: General Comments 1. We have no concerns with the proposal for the expansion of the golf course as indicated from the information received with the application. The following concerns can be addressed through the site plan application: Scoped Environmental Impact Study 1. No specific comments. Environmental Management Plan 1. No specific comments. Storm Drainage Report 1. The two proposed area drains in front of the 6th green appear to collect drainage from the north along with the sand bunker and discharge it into the existing vegetation to the south thus reducing the size of the contributing area for the irrigation pond. 62 2. The area drain located within Area 103, appears to capture runoff and direct it to the irrigation pond thus reducing the amount of drainage available for the wetland within Area 103. 3. The proposed drain pipe between the area drain located in the north portion of Area 101 and the area drain located within Area 103 will be installed through the area to be protected for the existing wetland in Area 103. Grading Plan and Construction Details 1. The location of the proposed water quality basin in the south portion near the 6th Green does not appear to be graded to capture water for ponding purposes. A low point should be created to capture the runoff. Tree Preservation Plan 1. The plan indicates the vegetation between the proposed irrigation pond and the 6th fairway as being preserved yet there is a drain pipe proposed from the irrigation pond through the existing vegetation to an area drain. Installation of this pipe will require removal of some of the vegetation. Revise the preservation plan to better reflect this requirement or install the pipe to by-pass the vegetation. Find a location that allows installation having the least amount of disturbance to the vegetation. This should be indentified on the plan. Pickering Golf Club Limited Page 2 Zoning By-law Amendment Application A01/11 63 PICKERING Memo 1811 BICENTENNIAL 2011 To: Ashley Yearwood March 18, 2011 Planner From: Tom Dole Water Resources Engineer Copy: Manager - Development Control Senior Water Resources Engineer Coordinator - Development Approvals Subject: Pickering Golf Club Inc. - File: A 1/11 General Comments: The following application was made in support of a zoning amendment. The following comments are with respect to whether or not the site can be serviced by the proposed scheme. Given that, the City recommends that the pond be redesigned with a berm less than 2 m high as this reduces the risk of failure. Furthermore, the pond should have an emergency spillway to safely convey uncontrolled flows out of the pond without damaging the structure. Detailed Comments: The following comments should be considered before completing detailed design. An emergency overflow spillway should be provided to allow safe conveyance of flows from the pond to the creek. It is highly recommended that the height of the embankment be reduced to less than 2 m to preclude the need for a detailed geotechnical assessment of the design. However, if the proponent wishes to proceed with a berm higher than 2 m the following comments must be addressed. The design of the pond's embankment must be completed by a geotechnical engineer with experience in the design of earthen embankment water retaining structures. The design and drawings must be signed and stamped by the geotechnical engineer. The pond must be constructed on suitable base soils of either consolidated native soil or adequately compacted and stable fill soils as determined by the geotechnical engineer. The geotechnical engineer must provide details on the appropriate soil composition, compaction requirements and construction methodology that the contractor must follow in constructing the pgi's embankments. The geotechnical engineer must certify in the field that the lifts have been appropriately compacted. A monitoring plan should be prepared for the berm to ensure that it is performing as designed and that seepage is being controlled. Ad March 18, 2011 Page 2 Pickering Golf Club Inc. 9 3--11 _ RECEIVED' 6 ED PICKERING JUN 14 20 C INN Memo 1871 BICENTENNIAL 2011 PLA Ns G & DEVELIOPMENT DEPARTMENT To: Ashley Yearwood June 7, 2011 Planner From: Darrell Selsky Supervisor, Engineering & Capital Works Copy: Division Head, Engineering Services Subject: Zoning Amendment Application A 1/11 Pickering Golf Club Ltd. 2663 2665 Brock Road (Part of Lot 16, Appraisal Number Lot 7, Concession 3) City of Pickering File: 0-4100 The Site Plan Review Committee (comprised of both the Engineering Services and Operations & Facilities Divisions) has met to review the above noted request and provide the following comments. 1. Please submit tree preservation plan as noted previously in memo dated March 2, 2011. "Tree Preservation Plan (dwg L1): Trees number 1 and 110-111 are Buckthorn trees that have been noted as to be preserved. These are invasive species. 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