HomeMy WebLinkAboutBy-law 879/78THE CORPORATION OF THE TOWN OF PICKERING
BY-LAW NUMBER 879/78
Being a by-law to authorize the execution
of a Consulting Agreement between The
Corporation of the Town of Pickering and
Project Planning Associates Limited
respecting the preparation of the Dunbar-
ton, Highbush, Woodlands Communities
Secondary Plan.
WHEREAS Project Planning Associates Limited has agreed to
and with The Corporation of the Town of Pickering to undertake
a study of the Dunbarton, Highbush, Woodlands Communities and
to prepare a Secondary Plan therefor;
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE TOWN
OF PICKERING HEREBY ENACTS AS FOLLOWS:
1. The Mayor and Clerk are hereby authorized to execute
a Consulting Agreement in the form attached hereto
as Schedule "A" between The Corporation of the Town
of Pickering and Project Planning Associates Limited
with respect to the undertaking of the Dunbarton,
Highbush, Woodlands Communities Secondary Plan Study.
BY-LAW read a first, second and third time and finally passed
this 11th day of September , 1978.
i
Clerk
TOWN OF
PICKERING
APPROVED
AS TO FORM.
LEGALTrr .
SCHEDULE "A"
THIS AGREEMENT made in duplicate this day of ,
1978.
B E T W E E N:
THE CORPORATION OF THE TOWN OF PICKERING
(hereinafter referred to as the "Client")
- and -
OF THE FIRST PART
PROJECT PLANNING ASSOCIATES LIMITED
(hereinafter referred to as the "Planner"
OF THE SECOND PART
WHEREAS the Client has requested the Planner to perform the
services set out in Article II hereof and the Planner has
agreed to perform such services on and subject to certain terms
and conditions;
NOW THEREFORE THIS AGREEMENT WITNESSETH THAT, in considera-
tion of the mutual benefits hereinafter provided, the Parties
hereto agree as follows:
ARTICLE I
In this Agreement, the term
"Plan" shall mean the Dunbarton-Highbush-Woodlands
Communities Secondary/Tertiary Plan.
ARTICLE II
1. The Planner shall perform those services set out and
described in the Client's Terms of Reference (a copy of which is
attached hereto as Schedule "A" to this Agreement) and the
Planner's proposal (a copy of which is attached hereto as
Schedule "B" to this Agreement) in accordance with the terms
of the Planner's description of consulting services and detailed
work programme (a copy of which is attached hereto as Schedule
"C" to this Agreement).
2. The Planner shall employ such sub-consultants as may be
required in the preparation of the Plan.
3. The Plan shall be completed within 32 weeks of the date
hereof.
4. The Planner shall be responsible for and liable to its
sub-consultants in all respects, including, but not necessarily
limited to, the remuneration of those sub-consultants for any
services performed by them in the preparation of the Plan.
ARTICLE III
1. The Planner shall submit an invoice to the Client monthly,
setting out the services performed during the previous month,
disbursements made and the amount claimed.
2. The Client shall, within 30 days of receipt of each
monthly invoice, pay to the Planner the amount claimed by if- so
long as the services performed were services required under
Article II hereof, and the disbursements made were made in
furtherance thereof.
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ARTICLE IV
1. All fees, costs and charges payable to the Planner's sub-
consultants shall be the responsibility of the Planner.
2. The total possible liability of the Client to the Planner
under this Agreement shall be $96,000.00; this amount shall be
increased by the amount of the Planner's fees for any "work
extra to contract" specifically requested by the Town in writing.
ARTICLE V
1. (a) The Client shall give due consideration to all designs,
drawings, plans, specificati ms, reports, tenders, proposals and
other information provided by the Planner and shall make any
decisions which he is required to make in connection therewith
within a reasonable time so as not to delay the work of the
Planner.
(b) The Client shall at the request of the Planner provide
it with the following information, and documents relating there-
to, except insofar as the Planner is expressly required to
furnish the same under the terms hereof:
(i) all pertinent information which may affect the
work to be done, including a correct survey of
the site and existing facilities and utilities;
(ii) accurate information, plans and specifications
regarding any other existing or proposed buildings
or works which are involved.
2. Any and all plans, specifications, drawings and designs
furnished by the Planner will be prepared on the assumption that
all information supplied by the Client or on behalf of the Client
by any person or persons other than the Planner is correct, and
the Planner shall not be liable for any loss or damage arising
from any inaccuracy in such information. The Client shall
immediately notify the Planner of any discrepancies or inac-
curacies in such information as they become apparent. The
Planner shall be entitled to make any necessary change or
changes in his plans, specifications, drawings or designs at
the Client's expense if any such information should be erroneous
or inaccurate.
3. All plans, drawings, specifications, designs, construction
data and documents prepared by or for the Planner shall be and
remain the property of the Client. The Planner shall be entitled
to retain a copy of such documents but shall not use or permit
the use thereof for the purpose of any other project without
the consent of the Client.
4. The Planner shall not divulge any information communicated
to or acquired by it in the course of carrying out the services
provided for herein, save and except where the divulging thereof
is necessary for the proper preparation of the Plan. No such
information shall be used by the Planner on any other project
without the prior written approval of the Client.
5. (a) All matters in difference between the parties hereto
in relation to this Agreement shall be referred to arbitration.
(b) No person shall be appointed or act as arbitrator who
is in any way interested, financially or otherwise, in the con-
duct of the work on the Plan or in the business or other affairs
of the Client or the Planner.
(c) The award of the arbitrator shall be final and binding
upon the parties.
(d) The provisions of The Arbitrators Act, R.S.O. 1970,
chapter 25, shall apply to any arbitration hereunder.
ARTICLE VI
This Agreement shall enure to the benefit of, and be binding
upon the parties hereto, their successors and assigns.
IN WITNESS WHEREOF the parties hereto have hereunto affixed their
respective corporate seals, duly attested by their proper officer
in that behalf.
SIGNED, SEALED AND DELIVERED
THE CORPORATION OF THE TOWN OF
PICKERING
Mayor
Clerk
PROJECT- PLANNING ASSOCIATES
' LIMITED
Per
?' P? kt
Per: ti /
SCHEDULE "A"
Being the Client's Terms of Reference
TERMS OF REFERENCE
DUNBARTON-HIGHBUSH-WOODLANDS COMMUNITIES
SECONDARY PLAN
1. To assist the Town of Pickering Planning Department in the
preparation of a Tertiary Plan and the subsequent implementing
Secondary Plan for the Dunbarton-Highbush-47oodlands Communites.
The lands in question are described on Schedule B of the
District Plan and are more clearly defined on the attached
map.
2. The present policies outlined in the District Plan, Section 7,
Planning Communities 4, 5 and 6 - Dunbarton, Iloodlands, High-
bush Communities respectively. Those policies in the Durham
Official Plan shall provide the background within which the
Plan shall evolve.
3. The firm of consultants selected by the Town to undertake the
subject study will be required to perform the following tasks.
A. Survey
(a) an inventory of the existing land use in the Study Area,
(b) an inventory of the structural quality of the existing
buildings,
rr?^'(c) a soil survey and topographical inventory,
(d) an inventory of geology and drainage,
(e) a detailed inventory of the existing vegetation including
type and condition of existing woodlots,
(f) a detailed inventory of existing social and household
characteristics in the Study Area,
(g) a detailed inventory of present levels of services provided
to the Municipality as a whole,
(h) discussion with all external agencies which has interest
and jurisdiction in the Study Area.
B. Analysis
The appropriate analysis of the above data including:-
(a) an environmental assessment
(b) the implication of the Official Plan of the Regional
Municipality of Durham,
(c) evaluation and recommendation to deal in one way or
another with any historical buildings within the Study
Area,
(d) population projection and land use requirements,
(e) examine development constraints.
C. Plan Preparation
(a) presentation of inventory and analysis at a public meeting
?I for public reaction, input and the discussion of goals and
objectives for the Study Area.
2
- z -
(b) receive and evaluate comments,
(c) the process shall involve preparation of an individual
plan for each Community which may be included in a
single report,
(d) the preparation of alternative goals, objectives and
policies,
(e)
?? (f)
(g)
(h)
i (i)
(j)
O (k)
(1)
(m)
(n)
D.
(a)
' (b)
NOTE
(a)
the preparation of alternative development concepts,
presentation of alternative development concepts at
a public meeting,
receive and evaluate comments,
preparation of three alternative Tertiary Plans including
the anticipated type, magnitude, location and phasing of
new development,
presentation of the above plans to a public meeting,
receive and evaluate comments and draft prefeered
alternative,
present preferred Tertiary Plan to affected agencies and
public,
receive and evaluate comments,
prepare servicing plan,
presentation to Planning Committee for approval.
Implementation
prepare official Plan Amendment,
prepare Implementation Sy-law, if required.
A Tertiary Plan shall include the following:-
- all land uses shall be described in detail and shall
include: residential - by type
commercial - by square footage and specific
site allocations, etc.
These shall be accompanied by data supporting proposed
projections.
- an evaluation of traffic implications of the proposed
land use,
- a servicing plan (storm, water and sewer) to implement
the approved plan,
- the financial implications to the Town and the Region
of Durham of implementing the approved plan,
3
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- a practical growth policy designed to provide a
desirable urban environment and which will permit
the analysis of development proposals and determina-
tion of conditions which should precede or accompany
their implimentation,
policies shall be suggested to enable the control of
exterior design of all structures within the Community
to enable a continuity of aesthetic theme and quality.
(b) As the Consultant is "assisting" the Planning Department,
discussions will have to occur in respect to responsibilities
within the process,
(c) Planning Staff must be involved in every step of the process,
and therefore, regular bi-weekly or monthly meetings must be
held to ensure co-ordination,
(d) Format of reports and mapping shall be at the approval of
the Town,
(e) Base maps and air photos are available,
(f) Upon selection of the appropriate Consultant, a further
detailed work program shall be prepared by the Consultant
for the consideration of the Town.
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OUG? Will,
SCHEDULE "B"
Being the Planner's Proposal ]Herein
PROPORAL
TOWN OF PICKER G
SECONDARY PLAN
DUNBARI-ON/WOODLANDS/HIGHBUSH COMMUNITIES
Prepared for the Town of Pickering
by Project Planning Associates Limited
November, 1977
Pn ft nl-c
1.0 Introduction
1.1 Basic Characteristics of the Three Communities
1.2 The Planning Process
2.0 Proposed Work Program
2.1 Phase I -
2.2 Phase II
2.3 Phase III
2.4 Phase IV
2.5 Phase V -
2.6 Phase VI
Start-Up
Surveys and Analysis
- Alternative Development Concepts
Alternative Tertiary Plans
Preferred Tertiary Plan
Official Plan Amendment
( Secondary Plan )
3.0 Project Organization
3.1 Consultants Team
3.2 Project Team
4.0 Fees
Plate 1 - Planning Process
Appendix 1 - Project Planning Associates Limited
Appendix 2 - Currie, Coopers and Lybrand Ltd.,
Appendix 3 - Lavalin Inc.,
Appendix 4 - C.D.Fowle Associates
Page
1
6
18
21
I
1.0 Introduction
As part of its Municipal Planning Programme, the Town
of Pickering is currently embarked upon a number of
important planning activities. The Pickering Town
Centre study, the Kingston Road - Highway # 401 Prestige
Industrial and Commercial Areas Study, and the Liverpool
Community Secondary Plan study are current examples
of the Council's decision to pursue a vigorous planning
programme in response to the needs of this growing
community. The next step in this energetic programme
of activities is to prepare a Secondary Plan for
the Dwibarton-Woodlands-Highbush Communities.
This proposal is in response to the Town's terms
of reference, dated October 27th, 1977. It describes
our appreciation of the planning and development factors
in the three Communities, the Town and the Region;
the basic planning process we propose to follow,
to assist the Planning Department, as well as the
specific activities we will carry out; the members of
our project team; and our estimated costs.
We understand that the project must be completed by
July 31.st, 1978, and that it will probably not start before
February 1978. The six months available for the work is
relatively short, particularly since we have assumed four
public meetings, each to be followed by an adequate period
during which the public can respond. However, we are
confident that the task can be accomplished in this time.
1.1 Basic Characteristics of the Three Communities
The Planning Communities of Dunbarton, Woodlands and
Highbush are identified in the Pickering District Plan.
Each of them is to become a viable cormnunity within the
Town's overall urban framework, forming residential areas
which provide all the services and facilities required
by a broad socio-economic cross-section of people in their
daily lives. The Communities will, therefore, contain
a variety of housing types, community and commercial
facilities, recreational and environmental open spaces,
and institutions, as well as roads, utilities and
other municipal services.
2
The Woodlands and Dunbarton Communities are alreadv
developed to a significant degree, although at relatively
low densities. The Highbush Community on the other
hand, still consists largely of farms, wooded areas
and unused lands; the relatively few houses are
generally located on large lots along the concession
roads.
The challenge presented to the consultants to be
selected to prepare the Secondary Plan, is to produce a
design framework which will ensure that this area will
be transformed into a highly desirable urban environment.
The Communities most be convenient and economical;
they should be attractive, both to their residents
and investors; and the Plan must respect and make
optimum use of the existing natural characteristics
and qualities of the land, streams and vegetation.
Moreover, the Secondary Plan must be such that the
three Communities will develop as an integral part of the
total Town of Pickering and the surrounding region.
The total land area of the three Communities is about
2,900 acres. According to the District Plan they will
eventually have a total of some 65,000 residents,
compared with a current population in the order of
probably 5,000 people. The task of preparing
the Secondary Plan is, therefore, similar to that of
designing a substantial new town. Even though it
may prove to be necessary to produce three separate
Secondary Plan documents - one for each Community --
the underlying studies and designs should regard
them as a•single, totally integrated area.
A preliminary examination of the area identified several
significant opportunities, as well as constraints for the
achievement of the basic goals. The valleys and
associated woodlands of the Petticoat Creek and other
streams provide outstanding opportunities to create
permanent natural corridors through the residential
areas, eventually enabling the urban hinterland to be
directly connected to the Lake Ontario shore parks. The
wooded areas in Highbush, just east of Altona, and in
Dunbarton, along Finch between Fairport and Dixie, suggest
potentially outstanding parks, providing recreation, as well
as the preservation of important natural features and
the protection of ground water resources. The
Rouge River Valley is a unique feature in the region,which
can make the west part of Woodlands and Highbush among
3
the Town's most desirable areas in which to live.
Many of the area's present residents probably picked
this location because it combines an attractive
natural environment with good access. The
Secondary Plan must establish a hierarchical road
system, which adapts the present rural grid
pattern to modern urban circulation requirements,
with a minimum of environmental, social and financial
costs.
The traditional pattern of property ownership in the
area will tend to be somewhat of an obstacle to
new development. Many of the individual properties
are too large in terms of urban standards, but too
small to facilitate economical subdivison. The
Secondary Plan must address itself particularly to this
problem of relating the reality of the present to
the ideals of the future.
1.2 The Planning Process
The preparation of a Secondary Plan for the three
Communities can only be successfully achieved by
the joined efforts of a highly experienced team
of experts. The Consultants must work closely
with Town's staff, elected officials and residents,
and the technical skills included in the team must
be those of urban planners and designers,
environmentalist, transportation and municipal engineers,
and financial experts. The essential experience which
must be brought to bear upon this complex task is that
of planning, designing and building new towns and cities.
The study and planning process we propose to follow
is based on the Town's terms of reference and on our broad
experience in this particular type of work. One of
the special requirements of the terms of reference,
which we fully agree with, is that the actual Secondary
Plan must be preceeded by the development of a complete
Tertiary Plan, which in general planning parlance
is often referred to as a master plan. While a
Secondary Plan consists essentially of a set of
development policies and guidelines, within the framework
of a relatively broad Land-Use and Roads Plan, the
Tertiary Plan is the detailed design expression of
the future urban community, based on carefully integrated
studies, urban and environmental design standards and
relationships; it must include a graphic "picture"
of the future community, together with comprehensive analysis
4
of its foundations and effects. Once the Tertiary
Plan has been completed as a team effort by all
concerned, then it can be transformed into the
Secondary Plan:-the document by which the broad
policies of the Official Plan and District Plan
are expressed into sufficient detail to ensure
implementation of the Tertiary Plan.
We propose to follow a program which ensures continuous
and effective interaction between the Consultants
and the Town's Planning Department staff on the
one hand, and the Council's Planning Committee
and the public on the other. The Consultant's
team and Planning Department staff should meet
in joined working sessions, at two-week intervals
on the average (see the Study Process Chart); this
will ensure mutual understanding and agreement throughout
the process, resulting in the Tertiary and Secondary
Plans fully reflecting the Department's views,
requirements and proposals, rather than only
those of the Consultant.
During the six-month planning period, four public
meetings will be held. At each of these, the preceeding
work, conclusions and proposals will be presented and
discussed, so as to obtain an optimum of public response
and input. Prior to each public meeting, the Consultant
will present the material to the Planning Committee for
its consideration. After each meeting, the Consultant
and Department staff will together evaluate the
responses and determine their incorporation into the
planning process.
To ensure that the public will have an opportunity to
consider and comment on the study and proposals, we will
prepare appropriate written and/or graphic material
for each public meeting. This material will outline
the conclusions and proposals in a concise but simple
manner, so that people who are not expert in
these matters can focus effectively on the real issues,
options, opportunities and constraints of each study
component.
Physically, our proposals will be based on and related to
the existing environment, both natural and man-made.
Our objective will be to arrive at solutions which are
5
sensitive to the area's natural qualities and which
respect the values of the present residents, but
which are also economical and functional in the
context of future urban growth. At each step in
the planning process, therefore, the inventories and
evaluations made in the Survey and Analysis phase will
be carefully referred to. In this manner, we will
be able to make optimum use of all the area's
opportunities and minimize the effects of the constraints.
The process we propose to follow to assist the Planning
Department, as outlined above and as further detailed
in the next section, is based on the experience we have
gained in planning and designing numerous new town and
urban areas. We are confident that it will result in
a highly workable Secondary Plan, which in turn will
enable the Town to effectively guide future development
in the three Communities.
6
2.0 Proposed Work Prourarn
The previous section dealt with the Consultant's
perspective and approach towards the Tertiary and
Secondary Plans required by the terms of reference for
the Dunbarton-Woodlands-ilighbt:sh Planning Communities
and the Planning Process considered most likely to facilitate
the identification and articulation of these end products.
This section briefly describes, by major phases, all
the principal activities of the proposed Work Programme to
be carried out by the consultant's team. The
reader is referred to the "Planning Process" diagram which
indicates a sequential basis of activities.
2.1 Phase I-- Start Up
Following consultant selection, key members of the
consultant will carry out preliminary data review and
site analysis in order to establish data voids and
further needs. To avoid snow problems, the preliminary
site analysis could be carried out before the possible
official starting date of late January or early
February 1978. A detailed work program will then be
prepared and agreed upon with the Client. The Start Up
phase would conclude with the signing of the contract.
2.2 Phase II - Surveys and Analysis
The team will address itself to the detailed collection,
analysis and synthesis of data relevant to the study,
initially from a regional perspective, but predominantly
on the three planning communities of prime interest.
This phase will conclude with presentations of findings
to the Planning Committee and the public. The spectrum
of activities will include:
2.2.1 Regional Policies, Projections and Interrelationships
Specific attention will be given to principles and
policies expressed in the Regional Municipality of
Durham's proposed Official Plan. In particular those
matters dealing with the Region's structure for
growth, population and employment distribution,
the hierarchy of community facilities, transporation,
environmental concerns and program for public
works will be assessed as to their implications
generally for Planning Communities 4,5 and 6.
2.2.2 Current Development Policies, Cormnittments,
Controls and Standards
Similar to the above we will review principles
and policies expressed in local plans within the
Town of Pickering, as they may relate to Planning
Communities 4,5 and 6. The implications of the
proposed North Pickering Community, Pickering
Town Centre proposals, and other committments, both
within and adjoining Dunbar ton-Woodland s-
Highbush Planning Communities must be given due
consideration. Development controls and standards
will also be reviewed.
2.2.3 Existing Development Characteristics, Conditions
and Quality
In the Town of Pickering the urban communities south
of Highway # 401 are largely built up with residential
and industrial development. North of Hwy. # 401
considerable mixed development has occurred, both
within the study area, and also in adjoining lands
to the east and south. Within the study area itself
considerable low density development is apparent.
of particular note on the existing land use plan
are the large areas given over to low density
residential (estate) lots and other subdivisions.
Considerable ingenuity will be required to extract
the most advantageous concepts for integration
of vacant land pockets, given the constraints of
multiple ownerships of the estate lots, into a
properly structured plan.
2.2.4 Municipal Services and Facilities including Education
and Recreation
Future proposals for municipal water supply and
sanitary sewage collection and disposal facilities
must be given due consideration as to their suitability.
Similarly storm drainage, garbage collection,
fire service, education and recreation facilities
and services must be assessed as to their adequacy now and
in the future. In respect to these services it will be
8
necessary to:
- assess existing "service" capacity with potential
and constraints to expansion.
- assess the adequacy of present "service" proposals
assuming early implementation of the Communities.
- assess preliminary costs of providing, upgrading
or expanding suitable "services".
2.2.5
2.2.6
Demographic and Social Characteristics
Based upon the 1971 census, assessment rolls and
records within the Town of Pickering estimates will
be made of the size, distribution and characteristics
of the existing population in the three Planning
Communities.
Traffic, Transportation and Circulation
Given the physical constraints represented by the
existing roads, such as Altona, which is lined along
much of its length with existing development and Sheppard
Avenue, which runs parrallel to the C.N.R. line and
from which road connections to the north are via hump
back bridges, considerable imagination will be
required to identify a smooth flo•:ing transportation
network to meet the needs of the forthcoming
urban community.
Current loading and use patterns and the limitations
to traffic, transportation and circulation represented
by the outmoded rural grid-iron street pattern
and existing development must be assessed in the
light of likely future requirements within the
region and the three Planning Communities.
2.2.7
Municipal Financial Characteristics for the Town of
Pickering and the Region of Durham
The purpose of the financial analysis will be to
examine the impact of developing the secondary plan
proposals upon the Region and upon the Town of
Pickering and to establish the most appropriate
mix of uses in the secondary plan area from a
financial standpoint. At this stage of the work
programme it will be necessary to:
1) Develop information on and analyse the existing
financial situation.
a) Review financial policies in existing official
9
Plans, for the Region and Pickering;
b) Collect data on assessment from assessment
roles and supplement with projections of
future assessment values. This will
include establishing current and future
proportions of residential versus industrial
and commercial assessment and determining the tax
revenue implications of institutional and non-
taxable assessment.
c) The general tax revenue implications of
the existing and projected assessment base
will be reviewed.
2) Operating Costs
Develop operating cost factors for the provision
of services by the Area and Regional Governments.
This will be based on an analysis of facts from
financial reports and budgets coupled with knowledge
derived from previous financial impact studies.
3) Capital Costs
A determination of capital expenditures required to
service development alternatives in the secondary
plan area will be made. The likely method of
financing capital works will be considered with
respect to available provincial subsidies, contributions
from reserve funds, impost charges and expenditure from
current revenue. The basis for this analysis
will be information from department heads, at
both the region and area level, and five year
capital budgets.
2.2.8 Community Structure and Interrelationships
Given the present lack of any significant discernable
organized community structure we would consider
respective policies in the Regional and local plans
and identify perceived needs in the area of the three
Planning Communities relative to adjoining
areas such as the Liverpool Community.
10
2.2.9 Environmental Characteristics and Relationships
Rolling topography, soil characteristics, stands
of cedar and birch trees, areas of high water table,
environmental corridors, such as the Petticoat
Creek and wildlife must all. be considered in the
light of impending development within the three
communities. An inventory and assessment would
therefore be made, both by around control and
also by interpretation of orthophotos, of the
significance of respective elements as natural
features of value to the community and their
respective sensitivity to future urban development.
2.2.10 Local Issues, Attitudes and Concerns
The team in pursuit of an information base relative
to survey components previously mentioned will
continually seek knowledge of those issues,
attitudes and concerns as expressed by the existing
population in the three communities and also by
representatives of the Town of Pickering and the
region of Durham.
2.2.11 Cultural, Historical, Architectural Features
An inventory will be made of those items falling
in the above category. Such information will be
classified and a broad analysis made as to the
significance of various archeological, historic or
architectural features.
2.2.12 Opportunities and Constraints far Development
Previous items 2.2.1 to 2.2.11 have generally
described the principal survey and analysis
components of the study. This subsection
addressess the synthesis of such findings with a
view to identifying those matters representing
significant constraints or opportunities for
development. It will be important to present
these items graphically in such a way that findings
can be readily understood by the general public at
times when material is on public display.
For example the flood plains of the Petticoat Creek,
together with significant tree stands represents
obvious constraints to urban development. They also
11
however represent areas that are highly sensitive
to the impact of urban development. Wherever possible,
suitable mitigative actions should be considered.
It may be that in this case given suitable
storm water management and other techniques that
potential soil erosion and contamination of
ground and stream water can be prevented and the
whole situation viewed in the light of what can
be transformed into a major development opportunity.
The Petticoat Creek can be viewed as a linear
open space system from the Conservation Park on
Lake Ontario to its upper reaches. Tree-lined
streams and lakes provide a focus of interest
and it could be that such an attractive setting will
provide a number of exciting opportunities
to permit properly controlled urban development.
There are many similar situations throughout
the 2,900 acres of the three Planning Co,amunities
and all must be adequately articulated in order
that discussions can be fruitfull concerning
goals and objectives for the forthcoming Tertiary
Plans.
2.2.13 Demographic Projections or Tarqets
As part of the prelude to the determination of
goals and objectives for the conceptual planning
phase it will be necessary to review alternative
demographic projections or targets for the three
communities. While currently the District
Plan envisages a total of 64,500 persons in the
area, nevertheless this and other population figures
must be considered in the light of existing physical
development, regional policies and local attitudes.
2.2.14 Planninq and Development Standards
Similar to the above density considerations and
standards for open space, schools, roads and
commercial areas, and residential type, etc., must
all be reviewed and discussed prior to becoming
the criteria and standards for the concepts.
12
2.3
2.3.1
Phase III - Alternative Development Concepts
This phase commences with the evaluation of comments
resulting from the public meeting, which presented
surveys and analyses findings and possible goals and
objectives for the study.
Determination of Alternative Goals, Objectives,
Policies
These aspects are of primary importance being
building blocks for,the formulation of alternative
development concepts. Information already gleaned
as to perceived issues and concerns will assist
in the selection of suitable alternative goals,
objectives and policies.
2.3.2
Alternative Planning and Design Projections, Criteria
and Standards
Criteria and standards in the following areas are
of fundamental importance in setting the parameters
for the alternative concepts:
- Population and Employment Projections
- Community Structure, Linkages, Relationships
- Land Use and Density Requirements
- Priorities and Committments
- Community Facilities
- Financial Parameters
- Environmental Qualities
- Transportation, Vehicular and Pedestrian
Circulation
- Municipal Services
2.3.3
Preparation of Alternative Development Concepts
Based upon previously discussed and agreed goals,
objectives and criteria,the team now formulates
alternative development concepts of land uses,
densities, open spaces, road systems, services
and phasing.
Physical concepts will pertain to the area represented
by the three planning communities and take the form
of generalized organic concepts. It will be
important to ensure that conceptual ideas for these
Communities are suitably co-ordinated with ideas
13
evolving in other adjacent study areas.
Alternative concepts having been agreed with the
planning department, suitable graphics are prepared
and presented to the Planning Committee and
public. Following the public meeting selected items
will remain on display for public information.
14
2. 4 PhasA TV - Al t ern?t]? e Tertiar?_Elan?
The last phase saw the determination of suitable
alternative goals, objectives and policies, the
preparation of alternative concepts and their
presentation to the planning committee and public.
This phase commences with an evaluation of comments
resulting from that public meeting and ends with
a presentation of alternative tertiary plans.
2.4.1 Preparation of Three Alternative 'Tertiary Plans
The team prepares, on the basis of directions from
the Planning Department, three alternative tertiary
plans which show details of:
- Land uses
- Densities and housing types
- Blocks,lot types
- Commercial space by square footage and allocation
- Community facilities
- Services
- Roads and rail
- Community/neighbourhood structures
- Open space systems
- Environmental protection areas
2.4.2 Testing of Alternative Tertiar
The alternative tertiary plans
the team now progresses into a
these plans in terms of their:
- Financial implications to the
Region of Durham
- Traffic and circulation
- Environmental quality
-- Services
- Community structure
- Choice for incoming residents
- Investment opportunities
Plans
having been reviewed,
process of testing
Town of Pickering and
Following presentation of the alternative tertiary
plans to the Planning Committee a presentation is
made to the public, which includes the results of
tests performed by the team.
15
2.5
2.5.1
Phase V - Preferred Tertiarv Plan
The previous phase ended with the presentation of
alternative tertiary plans to the public with an
assessment of their advantages and disadvantages.
This phase commences with an evaluation of comments
resulting from the public meeting.
Determination of Planning and Design Criteria,
Standards and Parameters for the Preferred Tertiary
Plan
With direction from the Planning Department suitable
criteria, standards and parameters for the preferred
tertiary plan are selected. On the basis of the
above the team prepares the preferred tertiary plan.
A determination is then made of the implications
of the plan over the spectrum of tests previously
mentioned. The Planning Department then approves
the plan and test implications.
2.5.2
Presentation of Preferred Tertiary Plan to Affected
Agencies. the Planningi Committee and Public
Following approval by the Planning Department the
preferred tertiary plan is presented to affected
agencies, the Planning Committee and the Public.
16
2.6 Phase VI - Official Plan Amendment, ( Secondary Plan )
As a result of presenting the Preferred Tertiary Plan
to the Planning Committee, the affected agencies and the
public, a number of more or less minor changes will
undoubtedly be necessary. However, after these have
been incorporated into the Tertiary Plan, all that
remains is to express the proposals in the form of
appropriate Secondary Plan policies, guidelines and
map schedules; upon approval by the Planning Committee,
this must then be submitted to Council with the
recommendation for adoption as an Official Plan Amendment.
2.6.1 Final Tertiary Plan Desiqn Parameters
The Planning Department and the Consultant team
must evaluate the responses to the Preferred Tertiary
Plan and identify the specific changes to be
incorporated into the Final Tertiary Plan.
2. 6.2 Final Tertiary Plan
The format of the
.course agreed upon
we anticipate that
the Tertiary Plan,
can be part of the
Plan Document.
2.6.3
2.6.4
Servicing Plan
Final Tertiary Plan must be of
by the Town's Planning Department.
the format must be such that
together with supporting material,
Appendix to the Secondary
In accordance with the Town's terms of reference, a
Servicing Plan must now be prepared. This will include
the following:
- trunk water distribution plan
- trunk sanitary sewerage plan
- major storm water drainage plan
staging plan for development
Approval of Tertiary and Servicing Plans
The Final Tertiary and Servicing Plan must be
carefully considered and then approved by the Director
of Planning and the Planning Committee. They will
become the principal foundation for the secondary Plan,
which in turn will be the Town's official long-range
17
development policy for the Communities.
2.6.5 Official Plan Amendment(s)
The final component for the entire process is to
prepare the Secondary Plan which amends the Official
(or District) Plan in accordance with the
Tertiary Plan. Whether a single or three
separate Secondary Plans - one for each community-
will be prepared, will have to be determined
by the Director of Planning.
The format and contents of the Secondary Plan(s)
will be consistent with the practice which prevails
in the Town, but will in any event by agreed upon
with the Director of Planning.
The Secondary Plan(s) will be submitted for approval
to the Planning Committee, which must subsequently
recommend it to Council for adoption.
18
3.0 Project Organization
3.1 Consultant Team
The team of consultants we propose for the Secondary
Plan project consists of the following organizations,
each of which will be responsible for a particular
area of activities:
PROJECT PLANNING ASSOCIATES LIMITED
Responsibilities:
- project direction, administration and co-ordination
- liason with Client
- municipal policy planning
- general planning
- natural vegetation analysis
- municipal institutional, commercial and community
facilities planning
- urban design or physical planning
- water supply and distribution engineering
- sanitary sewerage planning and engineering
- storm water drainage planning and engineering and
ground water analysis
- transportation and traffic planning and engineering
- landscape design
- open space and recreation planning
- public works, capital costs estimating
CURRIE. COOPERS & LYBRAND LTD.
- forecasts of assessment values
- municipal and regional service operating costs estimates
- financing of capital works
- tax rates and revenue estimates
- financial impact analyses
LAVALIN INC..
- soil and geological analysis
- topographical analysis
.?each firm w _ be
20
3.2 Project Team
The members of the Project Team will be selected from
the permanent professional staffs of the Consultants
Team. The team members and their respective
responsibilities will be as follows:
PROJECT PLANNING ASSOCIATES LIMITED
Principal Project Advisor
Project Manager and Chief
Planner
Senior Planner
Principal Urban Designer
Urban Designer & Landscape
Architect
Urban Design Technician
Senior Municipal Engineer
Senior Traffic Engineer
CURRIE, COOPERS & LYBRAND LTD.,
Senior Advisor
Senior Financial Specialist
Municipal Planning and
Finance Specialist
LAVALIN INC.,
- M.L. Hancock
- B.H. Manning or
M.W.Dake
- A.M. Cranston
- N. Koyama
- K.F.Frank
- N. Bakiewicz
- J.K.Theil or
P. Harrison
- W.O.Billing or
R. A. Pritchard
- D.E.Houck
- B. Wolfman
- J.E.L. Farrow
Soils, Geology and Topography - N. Lee
C. D. FOWLE ASSOCIATES
Birds and wildlife analysis - C.D.Fowle
The team will be supported by appropriate technical,
drafting and administrative personnel.
21
4.0 Fees
Based on the programme outlined in this proposal,
our cost estimate for this project is as
follows:
- professional and supporting laboir, $ 88,500
based on our Standard Schedule of
Per Diem Rates
- reimbursable expenses at cost 6,500
( including travel, printing and
materials)
Total estimated cost
$ 95,000
It must of course be emphasised that these are only
estimates and that the final cost can only be
determined on the basis of the detailed Work
Programme, which is to be prepared in conjunction
with the Client.
The above estimates include our attendance at
thirteen (13) bi-weekly meetings with the
Town's Planning Department, as well as at four (4)
public meetings. The cost estimates also include
the preparation of material for presentation at
the public meetings.
SC13EDULE "C"
Being the Planner's Description of Consulting Services
and Detailed Work Progrannne
Town of Pickering - Secondary Plans Study for
Dunbarton/Woodlands/Nighbush Comm-unities
Consulting Services of P.P.A.L.
1. Preamble
Based upon the Town's terms of reference P.P.A.L. submitted its
proposal for planning services for the above study on
November 18, 1977. Following interview our firm was selected
to carry out the study as confirmed in Mr. B. Taylor's letter
dated March 7, 1978. This letter also indicated:-
"That Project Planning Associates be authorized to
undertake the study of the Dunbarton/Woodlands/
Highbush Secondary Plan, providing a satisfactory
arrangement can be met by the consultant which shall
include, though not necessarily be limited to, the
following:
1. A qualified architect and urban sociologist be
assigned to the study team, satisfactory to the
Town.
2. The assurance that those staff members identified
in their original proposal to carry out the study
be guaranteed.
3. Satisfactory arrangements with the Municipality
with respect to the funding of the study.
4. The submission of a detailed work plan that is
acceptable to the Municipality."
Since receipt of the March 7, 1978 letter we have been discussing
the details of the proposed work program and staffing arrangements.
1978
TGWN OF MCKERWIG
01 ""'"IG DEP AR MENT
2. Proposed Study Arrangements and Considerations of P.P.A.L.
(a) Town's terms cf reference of October 27, 1977
The town's terms of reference for this steady remain
as stated in Mr. Warner's letter and enclosure dated
October 27, 1977.
(b) P_P.A.L.Proposal
The planning process and work program outlined in
P.P.A.L. proposal dated November 18, 1977 is generally
satisfactory to the Town subject to considerations in
Mr. B. Taylor's letter of March 7, 1978. It should be
noted that P.P.A.L. has not included activities required
for amendment of zoning by-laws of the Town.
(c) Detailed Work Program
Through discussions with staff of the Planning Department
we have developed the attached detailed work program
which is now submitted for review and agreement with
the Town. It should be noted that our work program
provides for 9 public meetings and envisages an elapsed
time, from date of commencement of the study of 32 weeks.
The consultant is assisting the Planning Department to
carry out this study and the Planning Department, among
other things is responsible for:-
- Notification and arrangements for public and other
meetings.
I
- Study control and administration including dealing
with public inquiries.
- Coordination, assembly and provision of data base and
suitable reproducible maps, prior to commencement of
the study at no cost to the Consultant.
- Providing primary policy direction and ensuring
consistency and integration with other parallel ongoing
secondary level planning studies.
- Approval of interim steps and final documentation of
3 proposed secondary plans.
(d) Project Organization
Consultant Team:
The team of consultants we propose for the Secondary
Plan project are as outlined on page 18 of the proposal,
namely:-
- Project Planning Associates Limited, Prime Consultant.
- Currie Coopers and Lybrand Ltd., Municipal Financial.
- Lavalin Inc. - Soils, geology, topography.
- C.D. Fowle Associates - Wildlife, ecology.
(e) Project Team
Following recent discussions of the detailed work program
requirements with staff of the Planning Department, we
propose the following specific team members to carry
out study activities:-
1. Project Planning Associates Limited
Principal Project A(2visor - M.W. Dake
Mr. Maarten Dake, in addition to his general
responsibilities as the Principal Advisor to the
team, x,,ill also be responsible for social planning
considerations and inputs to the study.
Project Manager - B.H. Manning
Municipal Planner - A.M. Cranston
Housi_ng_ Planner -& -Architect - R. Catchpole
Principal Urban Designer - N. Koyama
Urban Designer --& Landscape Architect - K.F. Frank
Urban Design Technician - N. Rakiewicz
Senior Traffic Engineer - R. Pritchard
Senior Municipal Engineer - J.Y.. Theil.
In addition Project Planning Associates Limited will
supply appropriate technical and clerical support
to the study team.
2. Currie, Coopers and Lybrand Ltd.:
Senior Municipal Finance Advisor - Mr. U.E. Houck.
Senior Finance Specialist - Mr. J.E.L. Farrow
Municipal. Planninq & Finance Specialist - Mr.A.F. Johnstone
3. Lavalin Inc.:
Soils, Geology, Topographer - Mr. N. Lee
4. C.D. Fowle Associates:
Wildlife and Ecology - Mr. C.D. Fowle
(f) Fees
Based on the detailed work program attached to this
submission and the proposed consultant and project team
we will undertake the secondary planning study for
Dunbarton, Woodlands, Highbush Corununities for a lump
sum fee of $96,000. This fee includes all labour
costs for Project Planning Asssociates Limited and its
sub-consultants. Also included in this fee are the
following:-
- 4 concise summary statements (each 100 copies)
- Attendance at 4 public meetings
- Preparation of suitable presentation maps for
4 public meetings.
- Informal working meetings both in Toronto and
Pickering.
- 2 alternative development concepts for the entire
study area.
- 3 alternative tertiary plans for the entire study
area.
- 1 Preferred tertiary plan for the entire study area.
- A secondary plan document for each of the 3
communities (including the original` copy and 50
copies of each)
6.
- Each secondary plan document (community district
plan) is to contain detailed policies on each
land use, housing types and mix, scale and nature
of commercial and institutional uses. Two schedules
will be provided:-
(a) Land use and roads plan
(b) Services plan.
The appendix of each secondary plan will include
the tertiary plan for the community.
The fee breakdown is as follows:-
Labour (professional and support) - $S9,000.
Reimbursable expenses (travel,
printing, materials) - $ 7,000.
Total lump sum fee - $96,000.
(q) Pay ment of Fees
The fees for the study will be invoiced, together with
properly incurred out-of-pocket expenses, on a monthly
basis, in proportion to the work actually carried out in
the previous month and based on the standard schedule of
per diem fees. Invoices should be paid within thirty days
(30) of receipt, otherwise there will be a charge of 11%
interest per month on overdue accounts.
If the study or any part is abandoned by the Town at
any stage prior to its completion, the Town shall pay
to the Consultant a fee for his services from the
inception of the work to the date of receipt of written
confirmation of the study's termination. Payment shall
be based on the work completed and also a mutually agreed
upon portion of the lump sum for work not completed as
identified through the detailed work program.
Work Extra to Contract
The lump sum fee pertains only to work described in the
proposal and the detailed work program. Any professional
services not specifically related to and/or beyond the
description of work in the program will be charged as an
extra to the contract based upon our standard schedule
of per diem fees, which is in effect at the time the
Town asks for the additional work in writing.
In particular the lump sum fee does not include the
following items:-
- any original research or market studies;
- the determination of primary policies for social,
economic, housing and environmental areas;
- any further study activities required either by the
Town of Pickering or the Region of Durham;
- procurement by the consultant of related maps and
data except from the Planning Department.
(h) Study. Timing and Compl_e tion
It is assumed that the study will commence in early
May 1978 and our wort: program provides for a study
elapsed time of 32 weeks. Should the study program be
extended beyond the 32 week time span, the consultant
reserves the right to seek recompense for such delay in
Y
the completion of the study. .
APPENDIX. I
Proposed Study Arrangements and
Considerations of P.P.A.L.
Project Team
As originally stated
will fulfill the role
of R. Pritchard.
Fees
in the Company's proposal, W.O. Billing
of Senior Traffic Engineer instead
- Thirteen informal working meetings with the Planning
Department, either in the offices of Project Planning
Associates Limited in Toronto, or in Pickering Municipal
offices, are included in the fee of $96,000.
- alternative development concepts for the entire study
area will be prepared.
- a preliminary tertiary plan for the entire study area
will be prepared, after which the preferred tertiary plan
for the entire study area will be produced.
- with the guidance and assistance of the Planning Department
a secondary plan document for each of the 3 communities
will be prepared and 50 copies of each, in black and white
will be provided to the Town.
Work Extra to Contract
The lump sum fee pertains only to work described in the
proposal, the detailed work program and as qualified by
Schedule 'C' as amended above.
The preparation of an Implementation By-law is not included
in the Consulting Agreement but could be carried out as an
extra to said Agreement.
Study Timing and Completion
it is assumed that the study will commence August 31st, 1978.
Should the study program be extended unreasonably beyond
the 32 week time span provided for in this agreement, the
consultant reserves the right to seek appropriate redress.
II
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