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HomeMy WebLinkAboutPLN 11-13Report to Planning & Development Committee PICKERING Report Number: PLN 11 -13 Date: May 6, 2013 From: Thomas Melymuk Director, City Development Subject: Duffins Precinct — Southern Lands Environmental Servicing Plan Update and Draft Plan of Subdivision Application SP- 2011 -04 Zoning By -law Amendment Application A 17/11 Kindwin (Brock) Development Corporation Part of Lot 18, Concession 2 (2077 & 2095 Brock Road) Recommendation: 1. That Council endorse the recommendations of the Duffins Precinct Southern Lands Environmental Servicing Plan Update, Final Report dated November 2012, prepared by Sernas Associates (now GHD), summarized in Attachment #3 to Report PLN 11 -13; 2. (a) That Draft Plan of Subdivision SP- 2011 -04 submitted by Kindwin (Brock) Development Corporation, on lands being Part of Lot 18, Concession 2, to permit a residential plan of subdivision for 154 dwelling units, and blocks for park, stormwater, open space and road widening uses, as shown on the Staff Recommended Plan on Attachment #6 to Report PLN 11 -13, and the implementing conditions of approval as set out in Appendix I, be endorsed; and (b) That Zoning By -law Application A 17/11 submitted by Kindwin (Brock) Development Corporation, to implement Draft Plan of Subdivision SP- 2011 -04, as outlined in Appendix II to Report PLN 11 -13, be endorsed, and that staff be authorized to finalize and forward an implementing zoning by -law to Council for enactment; 3. That Council authorize staff to initiate an amendment to the Pickering Official Plan and revisions to the Duffins Precinct Development Guidelines to reflect updated information and implement land use, transportation and environmental recommendations of the Duffins Precinct Southern Lands Environmental Servicing Plan Update, including the recommendations outlined in section 2.3 of Report PLN 11 -13; and 4. Further, that a copy of Report PLN 11 -13 and Council's resolution be forwarded to the Region of Durham, Toronto and Region Conservation Authority, Durham School Boards and the Duffins Precinct Landowners Group for information. Report PLN 11 -13 May 6, 2013 Subject: Kindwin (Brock) Development Corporation (SP- 2011 -04, A 17/11) Page 2 Executive Summary: Kindwin (Brock) Development Corporation ( Kindwin), as one of the largest land owners in the southern part of Duffins Precinct, front ended the preparation of an update that was required to the 1999 Environmental Master Servicing Plan (EMSP) for the Duffins Precinct (see Duffins Precinct Location Map, Attachment #1, and Duffins Precinct Southern Lands - Landowners Map, Attachment #2). In October 2011, Sernas (now GHD) submitted the Duffins Precinct Southern Lands Environmental Servicing Plan Update (ESP Update). In response to comments issued by the City and Toronto Region Conservation Authority (TRCA) in January 2012, GHD submitted a final ESP Update dated November 2012, addressing City and TRCA comments. It is recommended that Council endorse the recommendations of the ESP Update to serve as the basis for the technical review of all development applications in the southern portion of Duffins Precinct. And further, Council is requested to authorize staff to initiate an amendment to the City's Official Plan and revisions to the Duffins Precinct Development Guidelines to implement land use, transportation and environmental recommendations of the ESP Update. In November 2011, shortly after the submission of the ESP Update, Kindwin submitted draft plan of subdivision and zoning by -law amendment applications that proposed a residential subdivision of up to 166 dwellings, consisting of detached, semi - detached, street and lane townhouse units. Also proposed were blocks for a park, stormwater management pond, and open space (see Location Map, and Applicant's Submitted Plan, Attachments #4 and #5). These applications were circulated for comment while the ESP Update was also under review. Now that the ESP Update is finalized and ready for Council endorsement, staff recommend that the Kindwin applications also be approved. The applications do not require prior approval of the official plan and development guideline amendments referenced above. Minor revisions have been made including increasing the size of the park block and relocating it further south towards the Islamic Centre (see Staff Recommended Plan, Attachment #6). In addition, the stormwater pond block is slightly larger, and while the total maximum number of units is reduced to 154, the plan retains the proposed mix of singles, semi detached, street and lane townhomes. The proposed road pattern provides access to the proposed development to the south and will allow a connection to the north. Technical matters will be dealt with through conditions of draft approval. It is recommended that Council endorse the staff recommended plan subject to the conditions outlined in Appendix I. The recommended zoning performance standards will implement the draft plan, allowing flexibility for single, semi detached and townhome units on Blocks 2 to 6. Council is requested to endorse the zoning standards set out in Appendix II. Staff will finalize the By -law and it bring it back to Council for adoption. Report.PLN 11 -13 May 6, 2013 Subject: Kindwin (Brock) Development Corporation (SP- 2011 -04, A 17/11) Page 3 Financial Implications: No direct costs are anticipated as a result of the recommendations of this report. 1. Duffins Precinct Southern Lands Environmental Servicing Plan Update 1.1 Development in the southern part of the Duffins Precinct could not proceed without an update to the 1999 Environmental Master Servicing Plan The Duffins Precinct development area is located north of Finch Avenue and east of Brock Road. Within Duffins Precinct, the area generally south of Dellbrook Avenue is referred to as the southern lands (see Location Map - Duffins Precinct, Attachment #1). In 1999, the Duffins Precinct Environmental Master Servicing Plan (EMSP) was prepared by The Greer Galloway Group Inc., establishing a servicing management plan for the Duffins Precinct. Since 2005, several landowners in the southern lands of Duffins Precinct submitted development applications to the City. The City and the Toronto and Region Conservation Authority (TRCA) determined that an update to the EMSP for the southern lands was warranted due to the time lapse between the EMSP and the submission of development applications. 1.2 The final servicing plan for the Duffins Precinct Southern Lands is recommended to Council for endorsement In October 2011, Sernas (now GHD) submitted the Duffins Precinct Southern Lands Environmental Servicing Plan Update (ESP Update) on behalf of the Duffins Precinct Landowner Group (DPLG) (see Duffins Precinct Southern Lands — Land Owners, Attachment #2). The City and TRCA issued comments in January 2012, and in December 2012, GHD submitted a final ESP Update addressing City and TRCA comments. A Summary of the Duffins Precinct Southern Lands Environmental Servicing Plan Update is provided as Attachment #3. The ESP Update defines current development practices, development boundaries, buffers and protection requirements for the natural features, outlines servicing requirements and phasing, and confirms the location of municipal infrastructure including stormwater management facilities, and roads. More specifically, the ESP Update recommends detailed technical strategies to address water resource issues including protection of wetland features, hydrogeology and water balance, erosion sensitivity, aquatic habitat and headwater conditions, stormwater management strategies, phasing of stormwater facilities if required, preliminary costing for facilities, and required monitoring. Report PLN 11 -13 May 6, 201.3 Subject: Kindwin (Brock) Development Corporation (SP- 2011 -04, A 17/11) Page 4 The recommendations address both area wide strategies applying to all landowners, as well as property specific recommendations that will inform both development design, as well as detailed engineering. The endorsed ESP Update will serve as the basis for the technical review of development applications in the southern portion of Duffins Precinct. Staff recommend that Council endorse the ESP Update as summarized in Attachment #3 to this Report. A cost sharing agreement will be required to cover the cost of the ESP Update and to cover the construction of stormwater facilities shared between landowners. The agreement will be required through conditions of approval and amendments to the policy documents for these lands. 2. Kindwin draft plan of subdivision and zoning by -law amendment applications 2.1 The original applications were submitted in November 2011 Kindwin (Brock) Development Corporation ( Kindwin) submitted applications for approval of a draft plan of subdivision, and an amendment to the zoning by -law to implement the proposed residential development on approximately 8.02 hectares located on the east side of Brock Road, south of Major Oaks Road and north of Finch Avenue (see Kindwin Lands Location Map, Attachment #4). The initial development proposed a maximum of 166 units consisting of detached, semi- detached, street and lane townhouse dwelling units (see Applicant's Submitted Plan November 2011, Attachment #5). Also proposed were blocks for a park, stormwater management pond, open space and road widening uses. 2.2 A revised proposal reflects a revised development limit and park location The draft plan of subdivision and by -law amendment applications were circulated for comment while the ESP Update was under review. In response to City staff comments and identification of an updated limit of development (confirmed by a scoped environmental impact statement), a revised draft plan of subdivision was submitted (Staff Recommended Plan, see Attachment #6). The plan reflects the updated limit of development, an increase in size and shifting of the park (village green) block south to the east of the Pickering Islamic Centre, an increase in the size of the stormwater and open space blocks, and an increase in the width of the proposed lane. Report PLN 11 -13 May 6, 2013 Subject: Kindwin (Brock) Development Corporation (SP- 2011 -04, A 17/11) Page 5 The following chart outlines details of the staff recommended plan of subdivision: ........................ . ......... .............. ....................... ..... ................................. __................_........... ........................... __ ................... . ................ _. ...................................... _ .................... _............................................................................... Land Area (ha) Units ............. _............... _ ... ........................... ..................................._....._..............._........................................_. ............................ _..................................................... Block 18 ( Pa rk) . ..................... _................. 0.33 ....... ........................................__.......... ............................ _ .................. _ ..................................... __ .............. _ ............... _ ....................... _ .............. _ ...................... _. .................................. _ ...................... ................ Block 19 (Stormwater Management ............... ................................. ......._...._ _............._................_..;......................................................... 0.48 .........._...................; Pond) _........... ... ..................................._............................_........................................... ....._......................._. 2 Block 0 (Open Space) 1.24 .................................... .......... ....... _. ........................... ......... _ ..... ............... _ .................. ......... ............................... _ ..................... ,................ Blocks 21 & 22 (Future Development) __ .......... ............... ................. ........._.......... .... .... ..... .............._. 0.05 :,................_............ _......_ .................. _ ..... .... ....; ...... .............. . .............._ ..........._...................................._......................_......................................................_......................;......................................_............................................. Block 2 3 (Road Widening) .............._................ 0.13 ............. _.. ................... .......__............................... ............... ........................................................... _ ..... ................ ... ............... _ ........................ .......................................................................... __ .................... . ................... Municipal Roads and Lane _ ............................... ................ ......... _ .................................. ....._ 2.26 ..................... ........................... .. .............. ....................... ............. ; -- .............._................ ....... ................. .. ...... ......... _ ................... ...................... _ ...................... ............ ................ ......._........................................ _.......... Detached (9.1 -10.5 m frontage) & . .............................................. _................................ .................... 2.01 ... ..................................... ......................................... __ ................. _ 68 (minimum) Semi - Detached ............................................................................................................................ ..................._.........74 (maximum)...' Street Townhouse (7.5 m frontage) 1.22 58 ....................................... ................................................ _......... ..................... .................................... ........................ .................. ......; Lane Townhouse (5.0 m frontage) 0.30 22 ............... _ .................. __ ............. __ ..................................................................... ...... ................................ _... ................................. _._ Total 8.02 .............. . 148 (minimum) ................ _._. ............... _ .............................................................. _ ..... ............ __ ..................................... _. ............... .._ ......... ............................... _.......... ............... .......................................... ... ................................... .. ........ _ ........ 154 (maximum) :............................ ........ .............. .................... ................... .......... 2.3 City Departments & Agency Comments Region of Durham . subject lands are within the "Living Areas" and "Major Open Space" designations in the Durham Region Official Plan and front Regional Road 1 (Brock Road) which is designated as a "Regional Corridor' • the Region of Durham Planning Department has advised that this application complies with the policies of the Regional Official Plan • available water capacity is available in the existing 300m watermain on Brock Road and available sanitary sewer capacity is available in the existing 200mm sanitary sewer on Brock Road • a road widening across the frontage of Brock Road is required • the Region has no objection to the applications and has provided conditions of approval Toronto and prior to grading of the site and registration of the draft Region plan of subdivision, the owner shall submit a revised Conservation functional site servicing report consistent with the Duffins Authority (TRCA) Precinct Southern Lands ESP Update Report PLN 11 -13 May 6, 2013 Subject: Kindwin (Brock) Development Corporation (SP- 2011 -04, A 17/11) Page 6 TRCA (continued) the owner shall enter into an agreement with the City committing to undertake the monitoring program as required in the Duffins Precinct Southern Lands ESP Update and provide a letter of credit for the full cost of the implementation of the monitoring program • a restrictive covenant shall be placed over the rear yards of all lots created adjacent to the open space block having the effect of prohibiting the removal of fences along the lot line and prohibition of the installation of gates or other access • the draft plan of subdivision shall be red -line revised to reflect an adjustment to the boundary of the development lots and the open space block further west for the purpose of maximizing compensatory plantings • the open space block as revised shall be conveyed to the TRCA for a nominal sum Engineering & . a subdivision agreement and a construction management Public Works plan will be required • the subdivision agreement will address, but not be limited to: road construction, easements, fencing, traffic management, and cost sharing • servicing requirements need to be in accordance with the Duffins Precinct Southern Lands ESP Update and an approved FSSR Durham District . staff has determined that sufficient space will be School Board available within existing schools to accommodate the proposed development in the Brock Ridge neigbourhood • elementary school students will be bused to attend Valley Farm Public School located on Pepperwood Gate in the Brock Ridge neighbourhood Durham Catholic elementary school students will be bused to attend District Board St. Wilfrid Catholic School located on Southcross Road in the Brock Ridge neighbourhood No other agency that provided comment had any objection to the subject applications. Technical issues and requirements can be addressed during the subdivision agreement process, if this application is approved. Report PLN 11 -13 May 6, 2013 Subject: Kindwin (Brock) Development Corporation (SP- 2011 -04, A 17/11) Page 7 2.4 Planning Analysis 2.4.1 The proposal conforms to the Pickering Official Plan The subject property is designated "Urban Residential Areas — Medium Density Areas" which requires a residential density range of over 30 dwellings per net hectare and up to and including 80 dwellings per net hectare. The density of this proposed development at 41.9 to 43.6 dwellings units per net hectare conforms. Technical and other housekeeping amendments to the Pickering Official Plan and Duffins Precinct Development Guidelines to implement the ESP Update are discussed in section 3. of this Report. Approval of these amendments is not required prior to the approval of the draft plan and zoning by -law. 2.4.2 Street A provides access to the subject property at a signalized intersection Access to the proposed development will be from Brock Road. One access road is proposed opposite the existing signalized T- intersection with Major Oaks Road, and the other access is proposed directly south of the Pickering Islamic Centre. The proposed north -south Street A connects the two access roads for circulation within the proposed plan. An existing development agreement with the Pickering Islamic Centre requires that upon construction of Street A, the existing driveway access to the Centre be relocated from Brock Road to Street A. The relocated access to Street A will assist in improving vehicular access to the Centre. Staff has also had recent preliminary discussions with the Pickering Islamic Centre about their plans to build an addition to the Centre as well as a parking structure. Residents on the west side of Brock Road expressed concern regarding the incidence of overflow parking on local residential streets, and the safety concerns of people crossing Brock Road. A parking structure would assist in addressing this concern. Within the subdivision, sidewalks will be required on both sides of each street except Streets D and Street E, where sidewalks will be only on one side. An enhanced sidewalk along the east side of Brock Road with a landscape buffer separating it from the road edge will be required in keeping with the Duffins Precinct Development Guidelines. Resident and landowner concerns were expressed about the need for this draft plan to provide access for future development to both the north and south of the Kindwin lands. The applicant has demonstrated that Street A will provide the necessary access. 2.4.3 The revised location of the village green (park) is desirable, and children will be accommodated at existing schools To address an improved interface with the existing Pickering Islamic Centre adjacent the subject property, the draft plan was revised shifting Block 18 (Park) to the south opposite the Pickering Islamic Centre. Report PLN 11 -13 May 6, 2013 Subject: Kindwin (Brock) Development Corporation (SP- 2011 -04, A 17/11) Page 8 The park will serve a village green function, as opposed to having active play fields. The City will receive the Planning Act five percent parkland requirement through a combination of the dedication to the City of the 0.33 hectare Block 18 (Park) and the remainder as cash -in -lieu of parkland. Residents expressed concerns regarding the accommodation of children at elementary schools. The Durham District Public Board of Education has confirmed that it does not require a school site in Duffins Precinct, and has advised that children will be accommodated at Valley Farm Public Elementary School. The Durham Catholic District School Board has advised that children will be accommodated at St. Wilfrid Catholic Elementary School. 2.4.4 Duffins Precinct Development Guidelines are addressed by the staff recommended plan and conditions of draft approval , The Duffins Precinct Development Guidelines provide the following design objectives for the neighbourhood, being the provision of: • a range of housing types including detached, semi - detached, townhomes, and multi -unit dwellings • community and cultural facilities creating focal points within the Precinct, through building siting and architectural design • building form adjacent to Brock Road that is sensitive to the potential impacts of the road, but does not turn its back on it • streetscape and architectural designs that are aesthetically pleasing, diverse, encourages social interaction within a neighbourhood, and supports safe environments; and • development that embraces the natural environment The staff recommended plan achieves these design objectives. The lane townhouses will contribute to the urban aesthetic of the streetscape of Brock Road, and will be required to be a minimum of three storeys. The plan proposes a variety of dwelling types consisting of detached, semi - detached, and street and lane townhouses. The proposed development accommodates the open space block providing an opportunity for views into the natural environment. The Development Guidelines require that all developments submit a Siting and Architectural Design Statement. The Statement is to reflect the principles of the Guidelines, provide direction on the design of all dwelling models and elevations, and become a schedule to the subdivision agreement. The siting, massing, and fagade design of all townhouse units will be coordinated. A signature townhome design will be required at the north end of the lane townhomes to create a focal point at the southeast corner of the intersection of the Brock Road, and the northerly end of Street A. Particular attention will be required to the elevation details of the lane townhouse units proposed to front onto Brock Road as well as to the deck/garage condition at the rear lane. Report PLN 11 -13 May 6, 2013 Subject: Kindwin (Brock) Development Corporation (SP- 2011 -04, A 17/11) Page 9 2.4.5 Duffins Precinct Southern Lands ESP Update requirements will be satisfied as conditions of draft approval The Duffins Precinct Southern Lands ESP Update was completed as discussed earlier in section 1. of this report and sets out certain requirements that must be satisfied prior to development. These include, but are not limited to: completion of a Functional Servicing & Stormwater Report, a monitoring report, and provision of a watershed system monitoring and management fund contribution. The required reports will be reviewed for acceptance by the City and /or TRCA as part of the final subdivision approval process. The required monetary contributions will be secured through the recommended conditions of draft approval. 2.4.6 A cost sharing agreement is required Prior to the registration of the draft plan of subdivision, the City will require that the landowners' cost sharing agreement has been finalized and confirmation from the trustee, Bratty and Associates, that all of Kindwin's financial contribution has been provided. 2:4.7 Street names have been selected At the request of the Pickering Islamic Centre, the name `Usman' was proposed for Street A that will abut the Pickering Islamic Centre on its south side and circle back to Brock Road at the signalized intersection with Major Oaks Road. The background of the proposed name provided by the Pickering Islamic Centre is that `Usman' is the name of third Caliph, one of the most revered figures in Muslim history. The name has been cleared by the Region and has been placed on the reserved street name list for Pickering. Names for the remaining streets will be selected from this list. 2.4.8. The proposal achieves a Level 1 sustainability rating The applicant submitted a Sustainability Report that is based on the City's Draft Sustainability Guidelines. Staff have reviewed the report and rated the draft plan as achieving a Level 1 score. The proposed draft plan incorporated many of the elements set out in the Guidelines such as efficient use of land, increased residential density, environmental protection, native species planting, stormwater quality and quantity control, and community connections. Additional opportunities for element of sustainable development are available at the site plan application and building permit stage. Report PLN 11 -13 May 6, 2013 Subject: Kindwin (Brock) Development Corporation (SP- 2011 -04, A 17/11) Page 10 2.4.9 Technical matters to be addressed as conditions of subdivision approval To ensure appropriate development, City, Regional and agency requirements will be imposed as conditions of approval for the subdivision application. These conditions will address, matters such as but not limited to, on -site grading, landscaping, tree preservation, fencing, stormwater management and construction management. Council is requested to endorse the conditions of approval as set out in Appendix I to this Report. 2.4.10 Following the approval of draft plan of subdivision conditions, the site - specific zoning by -law will be finalized and forwarded to Council for enactment Staff supports the rezoning application and recommends that the site specific implementing by -law containing the standards attached as Appendix II to this report be brought before Council for enactment following approval by the Director, City Development, of the draft plan of subdivision conditions. The intention of the proposed zoning provisions and categories is to provide some flexibility, in particular areas of the subdivision, permitting a range of dwelling types while ensuring the minimum permitted density of 30 dwellings per net hectare of the "Medium Density Areas" designation is maintained. A range of detached, semi - detached, and street townhouse units will be permitted in Blocks 2 to 6. The zoning of Blocks 7 to 14 will permit street townhouse units only. Block 11 will be zoned to permit street townhouse units with a minimum 7.5 metre frontage to limit the number of driveways accessing Street A in close proximity to the Brock Road intersection. Blocks 15 to 17, which front onto Brock Road, will be zoned to permit lane townhouses. The proposed zoning provisions address building location performance standards to ensure an appropriate design for the neighbourhood including requiring a minimum of three storeys on Brock Road. The recommendations also contain zoning standards permitting a maximum number of model homes, regulating walk -out unit/deck designs, and to ensure that all dwellings have a minimum of two functional parking spaces per unit on private property and that the internal garage space is functional. Standards related to minimum front yard landscaped area are included 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 where appropriate. Report PLN 11 -13 May 6, 2013 Subject: Kindwin (Brock) Development Corporation (SP- 2011 -04, A 17/11) Page 11 3. Official Plan Amendment and Development Guideline revisions 3.1 Revisions to the Regulatory Floodline necessitate changes to the Duffins Precinct development limits and the proposed new road connections Following completion of the 1999 EMSP, the TRCA completed updated hydrological and hydraulic modeling for Duffins Creek and issued new floodplain mapping in 2004.. This new floodplain mapping extended the Regulatory Floodline west almost to Brock Road approximately opposite Dellbrook Avenue, separating the developable land within Duffins Precinct into north and south areas, and making the north -south road connection proposed by Map 23 Neighbourhood 13: Brock Ridge of the Official Plan impractical. Public roads and access easements over private drive aisles will be required through zoning and site plan approval to connect properties in Duffins Precinct instead of the proposed north -south road network. Limited direct vehicular access to Brock Road for the most restricted properties north of Major Oaks Road will be considered by the Region. 3.2 The proposed public elementary school site is not needed The Durham Public School Board has completed an enrolment and school capacity analysis for the neighbourhood to determine the future needs of the Brock Ridge neighbourhood and has determined that sufficient space will be available within existing schools to accommodate the development in the Brock Ridge neighbourhood. Staff recommend the elimination of the Proposed Public Elementary School symbol from Map 23 of the Brock Ridge Neighbourhood policies. 3.3 Official Plan Amendment and revisions to the Duffins Precinct Development Guidelines are required to implement the ESP Update Council endorsement of the ESP Update allows staff to prepare the necessary amendments to the City's Official Plan and revisions to the Duffins Precinct' Development Guidelines. To reflect the new information on the location of floodlines, that a school site is no longer required, and implement the ESP Update, staff recommend the following changes to the Official Plan: • Schedule I — Land Use Structure - revise "Natural Areas" designation to reflect an enlarged natural heritage system and revised limits of development; Report PLN 11 -13 May 6, 2013 Subject: Kindwin (Brock) Development Corporation (SP- 2011 -04, A 17/11) Page 12 • Schedule I I -Transportation System - revise the "Future Collector Road" to reflect a realignment to the west of the southern portion of the road and a deletion of the collector road in the north Brock Ridge Neighbourhood Policies - add monitoring, adaptive management and cost sharing (studies and stormwater management facilities) policies; and - revise Map 23 deleting the "Proposed Park ", "Proposed Public Elementary School" and revise the "New Road Connections (Proposed)" to reflect a realignment to the west of the proposed collector road For the same reasons as above, changes to the Duffins Precinct Development Guidelines are required as follows: • insert reference to the ESP Update for the southern lands • delete reference to "school" and revise "park" to "village green" • revise the Net Developable Area, Minimum Permitted Units, and Maximum Permitted Units for Areas 3, 4 and 5 • permit the consideration of permanent vehicular access points to Brock Road subject to approval by the Region of Durham for properties north of Major Oaks Road • introduce "Terminal View" to section M1.4.6 Views and Vistas • revise section M1.4.7 School and Park Sites to address "Village Greens" and access to trail system • remove references to "`school" and "park" on Tertiary Plan • adjust the road network, "Development Areas ", "Top of Bank ", "Major Spink ESA Boundary", "Forested Area ", "Regional Flood Line ", and "Potential Storm Water Management Pond" on Tertiary Plan • revise "Building Focal Point" in Area 4 to "Terminal View" on Tertiary Plan; and • other minor revisions 4.0 Applicant's Comments The applicant is aware of the recommendations of this report and concurs. Report PLN 11 -13 May 6, 2013 Subject: Kindwin (Brock) Development Corporation (SP- 2011 -04, A 17/11) Page 13 Appendices Appendix I Recommended Conditions of Approval Appendix II Recommended Zoning By -law Provisions Attachments 1. Location Map — Duffins Precinct 2. Duffins Precinct Southern Lands — Land Owners 3. Summary of the Duffins Precinct Southern Lands Environmental Servicing Plan Update 4. Location Map — Kindwin (Brock) Development Corporation 5. Applicant's Submitted Plan November 2011 6. Staff Recommended Plan Prepared By: 1 Deborah Wylie, YVICIP, RPP Senio Planner — Policy Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design DW:jf Recommended for the consideration of Pickering City,Council _ Tony Prevedel, P.Eng. Chief Administrative Officer Approved /Endorsed By: Catherine Rose, M61 p, RPP (Acting) Chief Planner Thomas Melymuk� VICIP`,F Director, City Development z4, Zoi3 Appendix I to Report PLN 11 -13 Recommended Conditions of Approval for Draft Plan of Subdivision SP- 2011 -04 Recommended Conditions of Approval Draft Plan of Subdivision SP- 2011 -04 Part of Lot 18, Concession 2, City of Pickering Kindwin (Brock) Development Corporation General Conditions The Owner shall prepare the final plan generally on the basis of the draft plan of subdivision prepared by GHD, dated April 2013, Project No. 02112, to permit a residential subdivision consisting of 22 lane townhouses fronting onto Brock Road, 58 street townhouses, a range of 68 to 74 single detached and semi detached dwellings, a park block, a stormwater management facility block, an open space block, two future development blocks, and roadways, and that incorporates the following revisions and bearing the City's recommendation stamp: • 0.3 metre reserve across the entire frontage of Brock Road; and • red -line revisions required to accommodate recommendations resulting from technical studies required as conditions of approval. Financial 2. That the Owner implements appropriate measures and financial agreements, such as front - ending agreements, cost sharing agreements and /or development charges to ensure that the approval and development of the plan of subdivision does not cause a financial burden on the City of Pickering. 3. Cost sharing for the construction of the required stormwater management facility and portions of Street A is required and will be addressed in the subdivision agreement. Subdivision Agreement 4. 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 conditions outlined in this document. Zoning 5. That the implementing by -law for Zoning By -law Amendment Application A 17/11 becomes final and binding. Street Names 6. That street names and signage to be provided to the satisfaction of the Region and the City. Conditions of Approval Draft Plan of Subdivision SP- 2011 -04 Page 2 Development Charges & Fees 7. That the Owner satisfies the City financially with respect to the Development Charges Act. 8. That the Owner satisfies the City for contributions for development review and inspection fees. Phasing and Development Coordination 9. That if this subdivision is to be developed by more than one registration, the Owner will be required to submit a plan showing the proposed phasing, all to the satisfaction of the Region of Durham and the City. 10. That the Owner satisfies the City with respect to the disposition of future development Blocks 21 and 22 which are to be developed in conjunction with abutting lands and that these blocks will be maintained to the satisfaction of the City until such time they are disposed of to the satisfaction of the City. 11. That the Owner satisfy 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. Dedications /Transfers /Conveyances 12. That the Owner conveys to the City, at no cost: (i) Block 18 for park purposes; and (ii) the dedication of all road allowances with the proper corner roundings and sight triangles to the City. 13. That Block 20 (open space) be conveyed to the Toronto and Region Conservation Authority (TRCA) for the nominal sum prior to the registration of the subdivision. 14. That the Owner conveys to the Region of Durham, at no cost: (i) Block 23 for road widening purposes (Brock Road); and (ii) 0.3 metre reserve across the entire frontage of the draft along Brock Road. Siting and Architectural Design 15. That the Owner, prior to the preparation of the subdivision agreement, shall engage a control architect, to the satisfaction of the Director, City Development, who will prepare a siting and architectural design statement reflecting the principles of section 4.5 of the Duffins Precinct Development Guidelines to the City's satisfaction, approve all models offered for sale and certify that all building permit plans comply with the City's approved statement. The siting and architectural design statement will become a schedule to the subdivision agreement. Conditions of Approval Draft Plan of Subdivision SP- 2011 -04 Page 3 Parks and Village Greens 16. That the Owner convey to the City, Block 18 (park) at no cost and in a physical condition acceptable to the City for parkland dedication, in combination of the payment to the City of cash -in -lieu to the satisfaction of the Director, City Development, in order to satisfy Section 42(1) of the Planning Act. 17. That prior to the City accepting any park block, the Owner shall submit a facility fit plan with full grading information that demonstrates the park block will function to the satisfaction of the City. Sidewalks 18. Construction of the sidewalk on Brock Road adjacent to the site will be required. The City will contribute to this cost and it will be addressed in the subdivision agreement. 19. That the Owner agrees to install, to the satisfaction of the City, sidewalks on both sides of each street except Streets D and E, where sidewalks will be only on one side. Fencing 20. That the Owner satisfies 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. 21. That the Owner agrees to install, to the satisfaction of the City, the following fencing: (i) rear and south side of Lot 1 (Single Detached); (i) north side and rear of Block 2 (Single Detached /Semi - Detached); (ii) north and east sides of Block 5 (Single Detached /Semi- Detached); (iii) rear and east side of Block 6 (Single Detached /Semi - Detached); (iv) south side of Block 15 (Lane Townhouses). (v) south sides of Blocks 7 and 8 adjacent to Block 18 (Park); (vi) adjacent to and along the north and south edges of Block 19 (stormwater management pond); and (vii) adjacent to Block 20 (Open Space); 22. That the Owner satisfy the City respecting the provision of appropriate aesthetic details and design of all boundary fencing. 23. That the Owner provides 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. Conditions of Approval Draft Plan of Subdivision SP- 2011 -04 Page 4 Noise Attenuation 24. That the Owner agrees in the subdivision agreement to implement noise control measures and warning clauses as recommended in the report, Environmental Noise Assessment, prepared by YCA Engineering dated November 2011. Construction Management Plan 25. 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 as per the Erosion & Sediment Control Guideline for Urban Construction; (ii) addressing the parking of vehicles and the storage of construction and building materials during servicing and house construction, and ensuring that such locations will not impede the flow of traffic or emergency vehicles on either existing streets or the proposed public street; (iii) assurance that the City's Noise By -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; and (vii) details of the temporary construction access. Landscaping 26. That the Owner submits a street tree planting plan to the satisfaction of the City. 27. That the Owner satisfy the Director, City Development with the submission of a tree preservation plan which will illustrate the protection of trees and other natural features where appropriate, with specific attention to preservation in all pubic open spaces prior to the approval of a preliminary grading plan. Engineering Plans 28. That the Owner ensure that the engineering plans be coordinated with the streetscape /siting and architectural design statement 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/ siting and architectural design statement can be achieved. 29. 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. Conditions of Approval Draft Plan of Subdivision SP- 2011 -04 Page 5 30. That the engineering plans be coordinated with the architectural design objectives. Easement 31. That the Owner convey to the City, at no cost, any easements as required; and, any reserves as required by the City. 32. That the Owner conveys 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. 33. 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. 34. That the Owner satisfy to the satisfaction of the Director, Engineering and Public Works Department any required easement for works, facilities or use rights that are required by the City of Pickering. Stormwater 35. That the Owner satisfy the Director, Engineering and Public Works Department respecting a stormwater drainage and management system to service all the lands in the subdivision, and any provisions regarding easements. 36. That the Owner satisfies the Director, Engineering and Public Works Department for contributions for downstream stormwater management. 37. That the Owner satisfies the Director, Engineering and Public Works Department for acquisition of land, design and implementation of stormwater facility and easements for outfalls and access to the outfalls. Grading 38. That the Owner satisfies the Director, Engineering and Public Works Department respecting submission and approval of a grading and control plan. 39. That the Owner satisfies the Director, Engineering and Public Works Department respecting the submission and approval of a geotechnical soils analysis. 40. That the Owner satisfies the Director, Engineering and Public Works Department respecting the authorization from abutting land owners for all off -site grading. Fill & Topsoil By -law 41. The City's Fill & Topsoil By -law prohibits soil disturbance, removal or importation to the site unless a permit has been issued. No on -site works prior to draft plan approval is permitted. A Fill and Topsoil Permit will be required should grading works proceed prior to a subdivision agreement. Conditions of Approval Draft Plan of Subdivision SP- 2011 -04 Page 6 Services 42. That the Owner satisfy the Director, Engineering and Public Works Department respecting construction of roads with curbs, storm sewers, sidewalks and boulevard designs through the submission and approval of a site servicing plan. 43. That the Owner satisfies the City respecting arrangements for the provision of all services required by the City. 44. That the Owner satisfy the appropriate authorities respecting arrangements for the provision of underground wiring, street lighting, cable television, natural gas and other similar services. 45. 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. 46. 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 and are to be completed prior to final approval of this plan. Environmental 47. That the Owner submits a reliance letter pertaining to the Phase 1 Environmental Site Assessment prepared by Soil Engineers Ltd., to the Region of Durham, or submit a Record of Site Condition to the Ministry of Environment. Other Approvals 48. That any approvals which are required from the Region of Durham, the TRCA, Ministry of Natural Resources, Ministry of the Environment or any utility for the development of this plan be obtained by the subdivider, and upon request written confirmation be provided to the City as verification of these approvals. Duffins Precinct Southern Lands ESP Update & FSSR 49. That the Owner satisfies the City regarding all matters required by the final Duffins Precinct. Southern Lands Environmental Servicing Plan Update ( Duffins Precinct Southern Lands ESP Update) (Final version, November 2012). Conditions of Approval Draft Plan of Subdivision SP- 2011 -04 Page 7 50. That the Owner shall enter into an agreement with the City committing to undertake the monitoring program as required by the Duffins Precinct Southern Lands ESP Update and provide a letter of credit to the City for the full cost of the implementation of the monitoring program. 51. That the Owner shall agree to achieve the water balance targets, through the implementation of appropriate infiltration measures as identified in the final and approved version of Functional Site Servicing Report (FSSR). Traffic - Roads 52. That the Owner satisfies the City that appropriate arrangements have been established for the installation of traffic control signals, including all costs, in a time frame acceptable to the City, which includes installation of signals in advance of warrants. Model Homes 53. That the Owner enters into a model home agreement with the City, if applicable for this draft plan. All model homes must satisfy all requirements of the siting and architectural design statement. Fire 54. That the Owner agrees that no development will proceed on any land until adequate services are available including adequate water pressure to the satisfaction of the City's Fire Services Division. 55. That the Owner provides a fire break plan and other fire prevention measures to the satisfaction of the City of Pickering. Development Blocks 56. That the Owner satisfies the City with respect to the disposition of future development blocks and acquisition of abutting severed parcels prior to draft plan approval. This may require properties merging on title and that no building permit shall be requested until any land assembling has been completed to the satisfaction of the City. Canada Post 57. That the Owner, through the approval of a Utility Coordination Plan for the location(s), is to enter into an agreement with Canada Post Corporation for the provision of a Community Mailbox(es) including technical specifications, notice requirements and financial terms. Conditions of Approval Draft Plan of Subdivision SP- 2011 -04 Page 8 58. That the Owner agrees to determine and provide a suitable temporary Community Mailbox location, if required, to the satisfaction of the City. Plan Revisions 59. The Owner acknowledges and agrees that the draft plan of subdivision and associated conditions of approval may require revisions, to the satisfaction of the City to implement or integrate any recommendation resulting from studies required as conditions of approval. 60. That the Owner revise the draft plan, as necessary to the satisfaction of the City to accommodate any technical engineering issues which arise during the review of the final engineering drawings. Required revisions may include revising the number of residential building lots or reconfiguring the roads or lots to the City's satisfaction. 61. That the Owner agrees to implement the requirements of all studies that are required by the City for the development of this draft plan of subdivision to the satisfaction of the City. Timing 62. That the owner, agree in the subdivision agreement that it will not commence any construction works (including site servicing, topsoil stripping and grading) on the subject property until the works required for the construction of the regional services to service the subdivision have commenced. Endangered Species Act 63. That the owner satisfy the Endangered Species Act prior to any site alteration and the City be provided by the Owner with confirmation from the Ministry of Natural Resources of their approval. Agreement Clauses 64. The subdivision agreement between the Owner and the City shall contain, among other matters, the following provisions: (i) That the Owner agrees to include provisions whereby all offers of purchase and sale shall include information that satisfies Subsection 59(4) of the Development Charges Act, 1997. (ii) That the Owner agree not to initiate a marketing campaign or take any offers of sale and purchases or take any reservations of lots until the final Duffins Precinct Southern Lands ESP Update and the FSSR have been approved by the City and the land needs for the stormwater management facilities have been accepted by the City. Conditions of Approval Draft Plan of Subdivision SP- 2011 -04 Page 9 (iii) That the Owner agrees to implement those noise control measures recommended in the noise report required in condition 23. (iv) That the Owner agrees, in wording acceptable to the TRCA, to: (a) carry out, or cause to be carried out, to the satisfaction of the TRCA, the recommendations of the technical reports including a revised FSSR; (b) agree to, and implement, the requirements of the TRCA's conditions in wording acceptable to the TRCA; (c) design and implement on site erosion and sediment control; (d) obtain all necessary permits pursuant to Ontario Regulation 166/06, as amended, from the TRCA; (e) erect a permanent fence, to the satisfaction of the City and TRCA, along the boundary of the development blocks and Block 20 (Open Space); (f) implement all water balance /infiltration measures identified in the approved FSSR; (g) commit to provide appropriate information to all perspective buyers of lots adjacent to Block 20 (Open Space) through all agreements for purchase and sale, sales information, and community maps to ensure that the 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 is prohibited." (v) That the Owner agrees to, and implements, the requirements of the Region of Durham conditions in wording acceptable to the Region. (vi) That the Owner agrees 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 City, TRCA and /or the Ministry of Natural Resources. (vii) That the Owner agrees to include provisions whereby all offers of purchase and sale shall include information that for all dwelling units with a single car garage that the City's by -laws require two parking spaces for the dwelling which have been provided, one in the garage and one in the driveway and that the City's by -law restricts the width of the driveway to a maximum size width which does not allow two cars parked side by side. J: \Documents \Development \D -3200 Draft Plans of Subdivision (SP Applications)\2011 \SP- 2011 -04, A 17 -11 Kindwin (Brock) Development Corporation 2095 Brock Rd\Conditions \Conditions. doc Appendix II to Report PLN 11 -13 Recommended Zoning By -law Provisions for Zoning By -law Amendment Application A 17/11 r r 4- a CO O'4 .y M O L Q as t C ._ E O N C � O O E �a E m E V m C .O N a) O t C O a) U (0 a) .a 1 E co a) CD U = O a) •�5 O C a C O 4-- c O � O E a) L a) -0 = c cn O U � (a ._ 'a E O a) U CL m �O cn O O C � C =_ N a] :_ a) C cn m � O E� a) c E O a) CU CU -0 cu V- O m (� pr C: c 0 N O O Q O a) O C U U� — O O X O t = E a) — ca ca — cn CU N 3 to L cn a) ui a) O to m�— -ate"= a H a) s O a) a) O m a) c a) N d E cn LO 0 E >, ' -O It E J O O N E 0 c LO N co m U to N O c6 'L L W N O 7 N a% O (6 0� C O U �� O O O N — cn CU co C6 N cn O cn 0 O U m: _ a) � U a) L r � +� a) �+ .L. 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U O CU CL c E :tf E c O C O C C O CAS C O CU 0 O O 2i U -c o) -c a) O N Oc 3: C cu C CA 3 t0 cm C N -0 L N N co O O U _Q -o to CL C 0 > U C •E C N N U m CA N ON-O .L �� OO U CA C O m L �Y �_ O C cu O E a) �, C L Q CA " E L a) Q (D 0 - N Q O v E E E Y N cu U 0EEE -� U - C C cu E E E a • • • • ~ >, N M L. PARK C C�IIIII� "RO CORRIDOR A7, MMEMT- TO REpOr;" -AX Av //-/3 LOCATION MAP DUFFINS PRECINCT T 0 U III M II0 [-,.. U P5� 0 a LANDS I I i THIS WP WAS PRODUCED BY THE CITY OF PICKERING PUNNING & DEVEAOPA/£NT DEPARTMENT, INFORAUTiON & SUPPORT SERVICES APR 73, 7013. ROAD • I U O m m ,T, ?,CHME aT #— '-2—To ic-p8w* 3, 4 A,' 1-3 DUFFINS PRECINCT SOUTHERN LANDS LAND OWNERS MAP ANSAR MEDICAL 2185 2143087 ONTARIO LIMITED 2055 Q Q I a FE i (i / I \ T FULL SCALE COP /£S OF TH£ APPLICANTS SUBMITTED PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT. THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT, INFORMATION & SUPPORT SERVICES, APRIL 17, 2013. ANSAR MEDICAL 2177 MATTACCHIONE VINCENZA I T 2165 � ' E BAPTIST CONVENTION 2 ERP RISES B KINDWIND DEV. CORP. 2095, 2077 PICKERING ISLAMIC CENTER 2109 PICKER! ISLAMIC CENTER I I 2143087 ONTARIO LIMITED 2055 Q Q I a FE i (i / I \ T FULL SCALE COP /£S OF TH£ APPLICANTS SUBMITTED PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT. THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT, INFORMATION & SUPPORT SERVICES, APRIL 17, 2013. AT �'I ME T #-a__ -__TO Duffins Precinct — Southern Lands — Final November 2011 Environmental Servicing Plan Update Summary 1.0 New development limits established by individual environmental impact studies Natural heritage conditions were documented in the 1999 EMSP. Individual scoped Environmental Impact Studies (EIS) completed for individual development applications will update the natural heritage conditions, define the development limits for each property and provide recommendations on the protection and enhancement of the natural heritage system. The results of the EISs will be incorporated into the ESP Update. Natural heritage features, associated buffers and development limits were established in the individual EISs for 2177 and 2185 Brock Road (Ansar), 2077 and 2095 Brock Road (Kindwin) and 2055 Brock Road (2143087 Ontario Ltd.). 2.0 Approval of appropriate stormwater management strategies required to address water balance Scoped EISs for development applications identified two features that will be impacted by development: a draw feature on 2177 and 2185 Brock Road (Ansar) and a wetland of approximately 0.74 hectares consisting of two hydraulically connected wetlands (a smaller bulrush mineral marsh and a larger treed swamp) located within the Phase 2 lands at the east property limit of 2055 Brock Road (2143087 Ontario Ltd.). It is recommended that the wetland be retained with a buffer of 15 metres and a 10 metre setback from the Regional floodline. A water balance analysis has identified an infiltration deficit for this wetland which will be mitigated by augmenting the wetland with approximately 1.3 hectares of clean roof runoff from 2055 and 2077 Brock Road. Mitigation of a wetland identified by TRCA at 2095, Brock Road (Kindwin) is not required as the wetland will not be impacted by development. The remaining parcels within the southern lands will be required to complete a scoped EIS and confirm or re- establish the limit of development including top -of- bank, floodlines, erosion setbacks, feature limits and appropriate buffers in support of a development application. 3.0 The stormwater management strategy includes a wet pond providing quality and erosion control for the entire Duffins Precinct southern lands development area Minor and major flows for 2177 and 2185 Brock Road (Ansar) will be handled by on -site stormwater management controls and low impact development measures that meet the quality and erosion control criteria and discharged easterly to the existing Duffins Creek tributary. ANT #....1._ -70 Re�ORi'* PL. N IL-1 3 Storm sewers for the remaining properties will direct minor system flows to a proposed wet stormwater management pond (SWMP) providing quality and erosion control recommended to be located at 2077 Brock Road ( Kindwin) discharging east to Duffins Creek. It is recommended that this facility be constructed at the time of providing underground services to a registered plan of subdivision and be functional prior to the construction of residential dwelling units. ** *The location of this facility was considered in the context of maximizing the limited amount of developable lands and by making use of the natural heritage buffers and corridors, where possible. * ** Major flows up to the 100 year event may be directed to Duffins Creek via internal road systems as overland flow. It is recommended to co- locate minor and major systems together beyond the development limits where grading, permits in order to minimize environmental impacts. The detailed design of the proposed SWMP and local storm sewer systems will be implemented through subsequent functional stormwater and servicing reports that are required in support of development applications. Quality, erosion, quantity controls and water balance criteria will be applied to all developments within the southern lands. Costs for stormwater management facilities will be included in the landowners' cost sharing agreement. 4.0 A cost sharing agreement will ensure up front infrastructure costs are equitably shared The major land owners in Duffins Precinct are required to enter into a cost sharing agreement covering studies, roads, oversizing of services and a stormwater management pond. Presently five landowners (Mattachione, Baptist Convention, Kindwin Development Corporation, Pickering Islamic Centre and 2143087 Ontario Limited) are contributing members to a draft cost sharing agreement. As Ansar's servicing and stormwater will be handle by on -site stormwater management controls and low impact development measures, Ansar is participating in the landowners' agreement to address the required studies. The agreement will be administrated by a trustee (Bratty and Associates), to ensure all landowners pay their proportional share of the cost to develop the neighbourhood. Prior to the registration of any draft plan of subdivision or zoning /site plan approval, the City will require that the cost sharing agreement has been finalized and that confirmation has been received from the trustee that all of a developer's financial contribution has been provided. Page 2 ATT�T'HMENT - TO RI`PDXI-1 ', PL N //-/3 5.0 Primary access will be from Brock Road at the existing signalized intersection opposite Major Oaks Drive Primary access to the southern Duffins Precinct lands will be from Brock Road, a Type A arterial, at the existing signalized T- intersection opposite Major Oaks Drive. A secondary STOP controlled access will be provided approximately 225 metres to the south of the Major Oaks Drive intersection. Access to adjacent developments within the southern lands will be provided by an extension of a north -south collector road or private easements. 6.0 Most of the development will be within a 400m walk of transit stops Duffins Precinct will be served by existing Durham Region Transit Routes 112, 122, and Claremont Community Bus operating on Brock Road by providing transit stops at the two proposed accesses. Most of the development will be within a 400m walk of these proposed transit stops. Currently, there are existing transit stops on Brock Road at Major Oaks Drive and at Brockridge Community Park. Brock Road will become a higher -order transit corridor including bus rapid transit. 7.0 Monitoring is to be divided into a watershed system monitoring and management program, and a mitigation measures and best management practices monitoring program To assess the effectiveness of the stormwater management measures recommended by the ESP Update and to provide further recommendations for adjustments to the measures proposed, the ESP Update recommends that the Duffins Precinct monitoring program be comprised of the following: • a watershed system monitoring and management program undertaken by TRCA; and • a mitigation measures and best management practices monitoring program undertaken by the landowners and /or the City. 7.1 Watershed system monitoring and management program A single monitoring program for the complete Duffins Creek Watershed is being undertaken by the TRCA, in consultation with the City of Pickering and the Town of Ajax. An overall monitoring and management program is to be developed for each community, with input from the respective ESPs. Once the program has been established and the required funding calculated, a per hectare cost for the monitoring program will be applied as a condition of subdivision or site plan approval on a development parcel basis for all of the lands to be developed in Duffins Precinct. Page 3 ATMOMENTO =TO REPOR ii O , , P4 Al &/3 7.2 Adaptive management framework A one -time financial contribution by the Duffins Precinct landowners to a `Duffins Watershed Adaptive Management Fund' is recommended to be maintained by the City and used in consultation with TRCA to identify the need for changes to the watershed management system. The amount of the contribution is to be determined through further consultation between the Duffins Precinct Landowners Group, the City and TRCA. As the watershed program is fully developed, additional funding will be assessed to other benefitting development interests within the Duffins Watershed including Duffins Precinct. 7.3 Mitigation measures and best management practices The purpose of this monitoring program is to demonstrate to the satisfaction of the City that the stormwater management works, including low impact development measures have been constructed and are operating as per the approved engineering design and the Ministry of the Environment Certificate of Approval. Further discussions between the City and the Duffins Precinct Landowners Group, in consultation with TRCA, are recommended to establish the scope of monitoring taking into consideration the monitoring programs implemented for Duffin Heights and Seaton, who will be responsible for the monitoring, the funding mechanism, frequency /period, and reporting requirements. Based on recommendations of TRCA, a specific monitoring program commenced in September 2012, for the wetland located at the south limit of the study area and will continue through the construction period. The monitoring data will be presented to TRCA. 8.0 Capacity exists for sanitary and watermain services The Region of Durham has confirmed that there is water capacity available on Brock Road. An existing 300mm diameter PVC watermain runs along the east side of Brock Road and continues south to Kingston Road. An existing 200mm diameter sanitary sewer runs south along the Brock Road right -of -way. The Region of Durham has indicated that there is available capacity in the existing 200mm sanitary sewer for the Duffins Precinct southern lands. J: \Documents \Development \D -3200 Draft Plans of Subdivision (SP Applications)\2011 \SP- 2011-04, A 17 -11 Kindwin (Brock) Development Corporation 2095 Brock RMRecommendation report\ESPUpdate summary.doc Page 4 ATTACHMENT # L REPatN0 PG Al Mon ►I \� �� •• 111 �� 7 I�1e j a ~ CHURCH .... ........ ............................... . . . .. ... . . . ..... . . . .. . . . . .. . . .. . . .. . ... . . .... :. . ; . . . . ..... . .. . . . . . . . . . . . . . . . go 40 .. . . . . . . . ... .... ... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . : . . . :......... ........ ......... .......... . ........ ........ ......... ....... IWOR .:.:.; I� KIM .. ,. 000 INFORMATION COMPILED FROM APPLICANT'S SUBMITTED PLAN ATTAUNW0 —TO KINDWIN (BROCK) DEVELOPMENT CORP. SP- 2011 -04 & A 17/11 SUBMITTED NOVEMBER 2011 FUT. DEVELOPMENT BLOCK 24 (n03 n,) R/R1E 30 � ­1o,65 R SrREETA c 9.1 m(MIN) Single Detached / 8.7 m Semi - Detached R 6 o.y. 14 Min. Units /15 Max. Units / ea ° o. lo, 7.5 JSI JS1 zs zsl zs ,s5 ae BLOCK 6 SWM BLOCK 21 n I B 4OCKLL 1 ho - ae e<) >5 2io i, SYREtT T.FL P ,ae ° STREETS '. o. u Z = 13 Oq 1� 1 -1 ,a.fi -_ 3e, 29.9 = ''— I SITRE,ET T.7. 36.3 'p 10.35 75 JS 7.5 7.5 >.5 7.5 I ° n Ile — e Ly w �^ a STREET E u �j R• o I o � i.� ,n35 Is 7.s J.sI 5I .5 7,5 ,o.35 I I 5J0 .= o B�1IoCJ14> e1 h S 'I T ITA 16 = o I n y PARK E E I 3J7 m N By °C� BLOCK 20 U m o ro m t ^ fly ul I T7T IT.I{. � S R 7.5 J.5 5 J.5 ta. 10.35 7. U .. \ m x U ._ W ; 'E x fi0 O < .5 .s m o STREET D R° ° - Ile9 28.6 F- p O m U MO y �t,.t F— LLW N N N -E m �� i n FUT. DEVELOPMENT '70 — a3—N36 ,�N '5, 3 BLOCK 25 m E E N a 3 °.° I 8404 I I° III -1. {II E p� 71 ]SIRS SIT 5199 T. DEVELOPMENT R. ° STREET B o BLOCK 26 a 2 56.2 o n ) 9.1m(MIN) Single Detached/ e.7 msemi- Detach, OPEN SPACE 1 ° STREET A 10 Min. Units / 11 . units BLOCK 23 BLOCK 7 0 (0.,o he - 0.3 i i i OPEN SPACE G BLOCK 22 0.09 ha - 2.7 aa) 70 ■ ■ 0 F_ i FUT. DEVELOPMENT ( I BLOCK 27 (a03 ha) ■ 1 UMIT OF COMMERCM - - — - - — - - FOCUS ADVISORY RME1 T FULL SCALE COPIES OF THE APPLICANTS SUBM/7TED PLAN ARE AVAILABLE FOR KEWING AT THE C17Y OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT. THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT, INFORMATION & SUPPORT SERVICES, FEB 1, 2012. ATT&C" MI EW % TO STAFF RECOMMENDED PLAN KINDWIN (BROCK) DEVELOPMENT CORP. SP- 2011 -04 & A 17/11 SUBMITTED APRIL 2013 too 1 "; R. OPEN SPACE zs 2iO tao uI a6 S RE T .HIH Ita25 _ A °' Sq STREET B BLOCK ; 9 BLOCK 20 U Z . v o � 2].0 2].0 � 2J0 3t.0 IJ la: 11 S-rEfT f.NJe I o = J.5 J.5 J.5 .5 1S5 1J0 ' m� u STREET E a �.o R4 o o 1-1-1-1-17.51T517.5 7-116 In In L L E E I nT NI BB 1 J. - ROAD WIDENING BLOCK 23 TRC S ET T. Q i E FUT. DEVELOPMENT 2 o BLOCK 21 w \ W � � F Y w cYS� Q � -1os -o rs °1120 n x m(MIN) Single Detached / 8,7 m Semi - Detached 1 59.1 STREEfA o [9.1 13 Units R`o ° BLOCK 5 yo R`o 1Q0 a ¢ 7.51765 ].5 ].5 J.5 J.5 BL C 1 ,Jqt SWM too 1 "; R. OPEN SPACE zs 2iO tao uI a6 S RE T .HIH Ita25 _ A °' Sq STREET B BLOCK ; 9 BLOCK 20 U Z . v o � 2].0 2].0 � 2J0 3t.0 IJ la: 11 S-rEfT f.NJe I o = J.5 J.5 J.5 .5 1S5 1J0 ' m� u STREET E a �.o R4 o o 1-1-1-1-17.51T517.5 7-116 In In L L E E I nT NI BB 1 J. - TRC S ET T. Q i E o I 24. s- tao —I o 6BL C 1 ° StREVT IT.q N W � � F Y w cYS� Q � x m� W n x 1 59.1 Y F u STREET D - 261 27.0 °n N o ■ m z d � I (�j zoo PARK 6 0 FUT. DEVELOPMENTR BLOCK 18 E m f+ C 4J BLOCK 22 10.51 n. - ae ac.) m EASnNG YOSWE A 56n 0 — 54.5 J.0 STREET B 0 '1,' 'C5 92 P4 .2 _ BLOCK 6 N o STREETA 9.-( —) Single e.7 S1,n- Detum<d Oet,,h,d/ �. 10 Units J s I I i I Z L0 T z O` 1 FULL SCALE COPIES OF THE APPLICANT'S SUBM PL ITTED AN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT. THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT, INFORMATION & SUPPORT SERVICES, APRIL 17. 2013.