HomeMy WebLinkAboutPD 14-03
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REPORT TO
PLANNING COMMITEE
Report Number: PD 14-03
Date: April 2, 2003
From:
Neil Carroll
Director, Planning & Development
Subject:
Proposed Revision 1 to Modification 1 to the Pickering Official Plan
City Initiated: Duffin Heights Neighbourhood of the East Duffin Area
Duffin Heights Neighbourhood Development Guidelines
Part of Lots 15 to 24, Concession 3
City of Pickering
Recommendations:
1.
(a)
(b)
That Revision 1 to Modification 1 to the Pickering Official Plan, initiated by
the City of Pickering, to:
. replace part of the Urban Residential Area - Low Density and
Urban Residential Area - Medium Density with the Open Space
System - Natural Areas to recognize the tableland forest located
west.of Brock Road;
replace the remnant Urban Residential Area - Medium Density with
the Urban Residential Area - Low Density for lands located west of
the tableland forest adjacent to the St. Lawrence & Hudson
Rail line;
replace part of the Urban Residential Area - Low Density with the
Urban Residential Area - Medium Density for lands located east of
Brock Road but west of Urfe Creek to offset the loss of population
resulting from the recognition of the tableland forest;
replace the Urban Residential Area - Low Density with the
Urban Residential Area - Medium Density for lands located north of old
Taunton Road; and
revise policy 11.17- Duffin Heights Neighbourhood policies with
new policies addressing land use, urban design, population, and
open space matters;
.
.
.
.
be ADOPTED, as set out in Attachment #1 to Appendix I to
Report Number PD 14-03,
That the draft by-law to adopt Revision 1 to Modification 1 to the Pickering
Official Plan be FORWARDED to Council for enactment as set out in
Appendix I to Report PO 14-03;
Report PD 14-03
Date: April 2, 2003
Revision 1 to Modification 1 to the Pickering Official Plan
Page 2
2.
3.
4.
5.
(c)
That a consolidated version of Modification 1 to the Pickering Official
Plan, as it pertains to the Duffin Heights Neighbourhood, be
FORWARDED FOR APPROVAL by the City Clerk to the Region of
Durham;
That the Region of Durham be requested to RESOLVE Part of Deferrals 16,31,
and 39, and Deferral 21 to the Pickering Official Plan as it relates to the
Duffin Heights Neighbourhood;
That the Duffin Heights Neighbourhood Development Guidelines, as set out in
Appendix II to Report Number PO 14-03, be ADOPTED as the City's strategy for
detailed land use, urban design, transportation and stormwater in Duffin Heights;
That Informational Revision 9 to Map 25 - Neighbourhood 15: Duffin Heights
updating road, school and park locations, and the Detailed Review Area, as set
out in Appendix III to Report Number PO 14-03 be ADOPTED; and
That a copy of Report Number PO 14-03 be FORWARDED to the Region of
Durham, the Toronto and Region Conservation Authority, and the Ministry of
Municipal Affairs and Housing for their information.
Executive Summary: The attached revisions to Modification 1 to the Pickering Official
Plan provide a further refinement to the Duffin Heights Neighbourhood policies,
previously prepared to implement the findings of the "Phase 1 Final Report - East
Duffins Area". That Report was endorsed by Council in June of 1997, following extensive
public, landowner and agency consultation.
The recommended Revision 1 includes revisions to the Land Use Schedule and to the
Duffin Heights Neighbourhood policies in recognition of a tableland coniferous and mixed
forest lying between the Ganatsekiagan Creek valley and Brock Road (see Appendix I).
In addition, Development Guidelines have been prepared to provide direction and
guidance to maintain and where possible improve the natural environment, require a
high quality public realm, require high quality urban design on private lands, and to
promote a prominent pedestrian function to the Neighbourhood (see Appendix II).
It is recommended that Council adopt Revision 1 to Modification 1, the Neighbourhood
Development Guidelines, and the complementary Informational Revision to the Official Plan,
to complete its consideration of the Duffin Heights Neighbourhood for the East Duffins Area.
Financial Implications:
Not Applicable.
Report PD 14-03
Date: April 2, 2003
Revision 1 to Modification 1 to the Pickering Official Plan
Page 3
1.0
Backaround:
1.1
Phase 1 Final Report for the East Duffins Area Completed in 1997
Following completion of the Phase 1 Final Report - East Duffins Area,
Pickering Council, at its meeting held June 1997, endorsed the Final Report as
the basis for Modification 1 to the Pickering Official Plan. The Official Plan had
just been adopted by Pickering Council in March 1997. Council requested the
Region of Durham to modify the new Pickering Official Plan as set out in
Modification 1 and to amend the Durham Regional Official Plan to enable the
modifications to the Pickering Official Plan. In September 1997, the
Region of Durham considered the approval of the Pickering Official Plan. As the
Region had not finalized its evaluation of Modification 1 for the East Duffins Area,
the affected policies of the Pickering Official Plan were deferred.
1.2
Modification 1 Delayed Awaiting Approval of a 1993 Deferral (No.7) to the
Regional Official Plan
In 1999, following the Region's review of Modification 1, Regional Council
authorized the Commissioner of Planning to approve the deferred portions of the
Pickering Official Plan, for the East Duffins Area, once the Province approves a
portion of Deferral No.7 (affecting Dixie Road) to the Regional Official Plan. In
March 2001, the Commissioner of Planning urged the Ministry of Municipal Affairs
and Housing to approve Deferral No.7 in order to approve the related deferred
portions of the Pickering Official Plan (see Attachment #1 ).
1.3
Pickering Council Directs Staff to Proceed and Fine-tune the Land Use
Policies and Designations for the Duffin Heights Neighbourhood
In May 2002, Pickering Council passed a resolution directing staff to initiate a
Growth Management Study for certain lands in Pickering. The Study Area
included the western neighbourhood of the East Duffins Area - the
Lamoreaux Neighbourhood. Also, Council in January 2003, requested that the
Region of Durham not issue its Notice of Decision on Modification 1 to the
Pickering Official Plan as it affects the Lamoreaux Neighbourhood until the
Growth Management Study was completed.
Council also addressed the eastern neighbourhood of the East Duffins Area - the
Duffin Heights Neighbourhood. City staff was requested to proceed and fine-tune
the land use polices and designations for the Duffin Heights Neighbourhood and
to report back to Council on any further changes.
Report PD 14-03
Date: April 2, 2003
Revision 1 to Modification 1 to the Pickering Official Plan
Page 4
2.0
Comments Received:
Information Report No. 08-03 (see Attachment #2) was considered at the
Statutory Public Information Meeting held February 11, 2003. Copies of the draft
Development Guidelines for Duffin Heights were also made available for comment at
the public meeting. Verbal comments were provided at the meeting (see
Attachment#3) and written comments were subsequently received from a number of
individuals and agencies (see Attachments #4 to #12).
2.1
Main Concerns and Responses affecting Schedule I - Land Use Structure
. In response to Mrs. Gaudi's concern with the City's proposal to maintain the
Low Density Area designation on her property and the surrounding area
located north of old Taunton Road, staff aqrees and recommends that the
area be redesignated to Medium Density Area. This designation offers a
wider array of medium density housing forms that could more appropriately
address the adjacent railway right-of-way to the north and the natural gas
relief valve facility to the east.
2.2
Main Concerns and Responses affecting Duffin Heights Neighbourhood
Polices - Policy 11.17
. In response to TRCA's suqqestion that policy 11.17(k)(B) be revised to
include new wording regarding provincial environmental initiatives and
TRCA's Natural Heritage Program (see Attachment #5), it is staff's position
that no changes are necessary as the proposed policy requires the exact
boundaries of the Open Space System to be determined in consultation with
TRCA based on appropriate environmental information.
. Mr. Draqicevic has commented that the Reqion of Durham's proposed 1999
modification requiring the Region to be satisfied with a variety of development
applications prior to their approval is inappropriate (see Attachment #6). Staff
aqrees that the requirement for the City to circulate minor variance and
building permit applications to the Region for review is impractical and
recommends that these applications be deleted from the Modification. The
remaining development applications listed in the Modification are normally
reviewed by the Region, as part of the City's circulation process with the
exception of consent applications.
. In response to the Reqion of Durham Planninq Department's comments that
the population and employment targets for the South Pickering Urban Area in
policy 2.10(a) and 2.11 (a) to the Pickering Official Plan be revised (see
Attachment #7), staff advises that these two policies in the Pickering Official
Plan are neither deferred by the Region nor subject to Modification 1.
Housekeeping amendments to the Pickering Official Plan reflecting
population and employment targets for Duffin Heights will be done at a later
date.
Report PD 14-03
Date: April 2, 2003
Revision 1 to Modification 1 to the Pickering Official Plan
Page 5
2.3
. Staff aqrees with the other Regional suggestions to provide
Population Targets for the South Pickering Urban Area only, and to increase
the residential unit target to reflect the development of Duffin Heights. Also,
staff has revised the criteria to be addressed in an Environmental Report so
that proposed road and engineering designs must maintain the ecological
integrity of the tableland forest.
Main Concerns and Responses affecting the Duffin Heights Neighbourhood
Development Guidelines
. In response to Mr. Draqicevic's comment that the Development Guidelines be
revised to require new development to be integrated and compatible with,
and complement the existing cemetery, staff aqrees and recommends that
the Brock Road Streetscape section be revised. The integration of any new
development with the cemetery would consider matters such as landscaping
and/or fencing along the edge of the cemetery property.
. In response to Mr. Draqicevic's comment that the eastward extension of
Dersan Street should be located adjacent to the cemetery property to provide
a physical separation for future development from the cemetery, staff advises
that the final alignment of Dersan Street, east of Brock Road will be
determined through the subdivision process taking into consideration existing
and future land uses, open space features, and future road connections. As
indicated above, any future development adjacent to the cemetery must be
appropriately integrated.
. In response to the Durham District School Board comment that three
elementary school sites are required (see Attachments #8,9,11), staff advises
that a third elementary school site including a neighbourhood park has been
added. The site is located south of the proposed Type 'c' arterial road, west
of Tillings Road on both the Tertiary Plan and Neighbourhood Plan.
.
In response to Mr. Draqicevic's concern over the issue of liability associated
with a public trail through the cemetery lands (see Attachment #12), staff
recommends that the City and landowner explore opportunities for public
trails through the cemetery lands to integrate with the surrounding pedestrian
system. This would include closing public access through the cemetery lands
between dusk and dawn, access easements, and other required measures to
address issues of liability.
Report PD 14-03
Date: April 2, 2003
Revision 1 to Modification 1 to the Pickering Official Plan
Page 6
3.0
3.1
3.2
3.3
3.4
Discussion:
Recommended policy and land use schedule revision to recognize the
tableland forest lying between the Ganatsekiagan Creek Valley and
Brock Road provides an appropriate balance of ecological protection and
urban development opportunities
In recognition of the valuable linkage and terrestrial habitat function provided by
the tableland forest, the City has revised the land use designations and
neighbourhood polices to protect this natural heritage feature. Although the
open space system boundary is shown on Schedule 'B' to Revision 1, the
proposed policy requires an Environmental Report to determine the exact open
space boundaries related to the tableland forest. Any subsequent development
would be required to implement the recommendations of the
Environmental Report.
Population lost through increasing the area of Open Space System
designation recaptured through redesignating other lands from
Low Density Area to Medium Density Area
The population lost through increasing the Open Space System designation on
the west side of Brock Road has been recaptured through redesignating lands
on the east side of Brock Road from low density to medium density. Also, the
population targets have been revised to correct a calculation error made for the
years 2006, 2011, and 2016.
Additional policy revision recommended to reflect the significance of the
Brock Road corridor as an important element within the Neighbourhood
Urban design policies have been added to ensure that an identifiable urban
image develops over time along Brock Road through urban design principles.
These include creating a strong building to street relationship, promoting
pedestrian supportive development and encouraging higher intensities. Also,
pedestrian connectivity to and from the interior part of the neighbourhood on
both sides of Brock Road offers a unique opportunity to establish a
"neighbourhood focus" at the two Brock Road intersections. The two focal points
are intended to perform a significant role in defining the neighbourhood, and in
recognizing the high level of activity and intensity intended along Brock Road.
New Development Guidelines for the Duffin Heights Neighbourhood
The Guidelines, prepared in consultation with Templeton Planning Ltd. and
Cosburn Giberson Consultants, provide a distinctive vision for Duffin Heights
through separate but linked nodes of residential centred around a mixed use
corridor.
Report PO 14-03
Date: April 2, 2003
Revision 1 to Modification 1 to the Pickering Official Plan
Page 7
The Guidelines require various urban design elements to be considered with new
development, establish edge treatments and road patterns to maximize
integration of ecological features in neighbourhood design, and promote
concentration of activity into focal points that are complemented with abundant
pedestrian connections and outdoor public spaces.
Informational Revision #9 to the Pickering Official Plan
3.5
Informational revisions to the Neighbourhood Plan are required to reflect
updated road, school and park locations, and completion of the
Development Guidelines for the easterly Detailed Review Area.
4.0
Conclusion:
With Council's adoption of the revision to Modification 1 and the new
Development Guidelines, a comprehensive policy framework for guiding private
development and investment within the Duffin Heights Neighbourhood will be
established. As well, the framework provides direction and guidance to
enhancing the environmental resources of the neighbourhood and promoting a
more prominent mixed-use urban corridor.
Appendices:
By-law to adopt Revision 1 to Modification 1 to the Pickering Official Plan for the
Duffin Heights Neighbourhood (Revision included as Exhibit "A" to By-law)
Duffin Heights Development Guidelines
Information Revision 9 to the Pickering Official Plan for the Duffin Heights
Neighbourhood Plan
II
III
Report PD 14-03
Date: April 2, 2003
Revision 1 to Modification 1 to the Pickering Official Plan
Page 8
Attachments:
1.
2.
3.
4.
5.
6.
Deferrals to the Pickering Official Plan (East Duffins Area)
Information Report No. 08-03
Statutory Public Information Meeting Minutes held on February 20,2003
Comments of Enbridge, dated February 6, 2003
Comments of Toronto and Region Conservation Authority, dated March 4,2003
Comments of Robert Dragicevic, Walker, Nott, Dragicevic Associates Limited,
dated March 6, 2003
Comments of Region of Durham Planning Department, dated March 7, 2003
Comments of the Durham District School Board dated March 11, 2003
Comments of the Durham District School Board dated March 12, 2003
Comments from the Durham Catholic District School Board dated March 14,2003
Comments of the Durham District School Board dated March 27, 2003
Comments of Robert Dragicevic, Walker, Nott, Dragicevic Associates Limited,
dated March 31 , 2003
7.
8.
9.
10.
11.
12.
Prepared By:
Approved I Endorsed By:
Grant McGregor, MCIP, PP
Principal Planner - Policy
':-RPP
ning & Development
/-// /)
, ¡y;,~///~
Catherine Rose .
Manager, Policy
GM:jf
Copy: Chief Administrative Officer
Recommended for the consideration of
Pickering Ci_tY C cil
<7
~
JJ
APPENDIX I TO
REPORT NUMBER PD 14-03
BY-LAW TO ADOPT REVISION 1 TO MODIFICATION 1
TO THE PICKERING OFFICIAL PLAN
THE CORPORATION OF THE CITY OF PIC
BY-LAW NO.
Being a By-law to adopt Revision 1 to Modification 1 to the Official Plan
for the City of Pickering
WHEREAS pursuant to the Planning Act, R.S.O. 1990, c.p. 13, subsections 17(22) and
21 (1), the Council of the Corporation of the City of Pickering may by by-law adopt
amendments to the Official Plan for the City of Pickering, and submit them to the Region
of Durham for approval;
NOW THEREFORE THE COUNCil OF THE CORPORATION OF THE CITY OF
PICKERING HEREBY ENACTS AS FOLLOWS:
1. That Revision 1 to Modification 1 to the Official Plan for the City of Pickering is
hereby adopted;
2. That the City Clerk is hereby authorized and directed to forward for approval a
consolidated version of Modification 1 to the Pickering Official Plan as it pertains
to the Duffin Heights Neighbourhood to the Regional Municipality of Durham as
required by Procedure: Area Municipal Official Plans and Amendments;
3. This By-law shall come into force and take effect on the day of the final passing
hereof.
BY-lAW read a first, second and third time and finally passed this
of 2003.
day
Bruce Taylor, Clerk
Exhibit "A" to By-law
REVISION 1 TO MODIFICATION 1
TO THE
CITY OF PICKERING OFFICIAL PLAN
REVISION 1 TO MODIFICATION 1
TO THE PICKERING OFFICIAL PLAN
PURPOSE:
The purpose of the revision is to change the boundaries of
the residential and open space designations pertaining to
the Duffin Heights Neighbourhood on Schedule I - Land Use
Structure to Modification 1 to the Pickering Official Plan and
to revise the Duffin Heights Neighbourhood policies.
LOCATION:
The Duffin Heights Neighbourhood, as defined by the
Pickering Official Plan, is approximately 516 hectares in size
and is bordered by the St. Lawrence & Hudson Railway line
to the north, Ontario Gatineau Hydro Corridor to the south,
and the Pickering-Ajax boundary to the east and the
West Duffins Creek to the west.
BASIS:
In 1997, Pickering Council adopted Modification 1 to the
Council Adopted Official Plan for the East Duffins Area. The
East Duffins Area is divided into neighbourhoods:
Duffin Heights and Lamoreaux. The modification reflected a
logical progression of orderly, sequential urban development
in Pickering onto lands that are within the urban area
boundary of the Durham Regional Official Plan.
In 2002, Pickering Council initiated a Growth Management
Study for certain lands in Pickering, including the Lamoreaux
Neighbourhood of the East Duffins Area.
In addition, Council at its meeting of January 23, 2003,
requested that the Region of Durham not issue its Notice of
Decision on Modification 1 to the Pickering Official Plan as it
affects the Lamoreaux Neighbourhood until the
Growth Management Study was completed. City staff was
also requested to proceed and fine-tune the land use polices
and designations for the Duffin Heights Neighbourhood and
to report back to Council on any further changes.
The revisions to Modification 1 have resulted from a review
of information provided by the Toronto and Region
Conservation Authority and the City's consultants relating to
a continuous vegetated corridor of coniferous and mixed
forest lying between the Ganatsekiagan Creek Valley and
Brock Road. In recognition of its valuable linkage and
terrestrial habitat functions, the City has revised the land use
designations and polices to protect this natural heritage
feature. In addition, to offset the loss of population resulting
from this revision, the residential density for an area of land
east of Brock Road has been increased.
Appendix 1 to Report PO 14-03
Revision 1 to Modification 1 to Pickering Official Plan
Page 2
ACTUAL
REVISION:
Also, City staff, in consultation with Templeton Planning Ltd.
and Cosburn Giberson Consultants Inc., has prepared
Development Guidelines for the Duffin Heights Neighbourhood.
The Guidelines provide information on urban design and
community planning principles, streetscape design, parks and
open spaces.
Modification 1 to the Pickering Official Plan is hereby revised
by:
1.
Revising Item 2. by striking out the second, third,
fourth and fifth columns of the first, second and
last rows of population targets for 2001, 2006,
2011, and 2016 and replacing them with the
following:
Neighbourhood 1996 2001 2006 2011 2016
15 Duffin Heights 100 ~ 4200 6300 8300
100 3100 5800 9500
South Pickering Urban Area
Population Targets: 71350 8()lOO 88800 ~ W61OO
78100 87900 97200 107500
2.
Deleting Items 3., 4., 5., and 6. in their entirety;
3.
Revising Item 9. by replacing "00 .9,700 additional
residential units..." of section 6.5 with". ..11,500 additional
residential units.. .".
4.
Revising Item 1 O. by striking out the
Neighbourhood Population Projections for the
Duffin Heights Neighbourhood and replacing
them with the following:
Appendix 1 to Report PD 14-03
Revision 1 to Modification 1 to Pickering Official Plan
Page 3
Neighbourhood Population Projection
f""'199"(;"P;P~hïi~;;"""""""'"
¡ Prqjected Growth
i Percent Increase
L..?PL~..?op':'..!q~!~.~..................
5.
Revising Item 12. by deleting subsection (b),
renumbering the remaining subsections, deleting
subsection (f)(ii)(F) and (G), and adding new
subsections (h), (i) and ü) to section 11.17, such
that section 11.17 now reads as follows:
"11.17 City Council shall, ...
(a) ...
(b) ...
(c) ...
(d) ...
(e) despite section 11.2 (a) of this Plan, require the
completion of development guidelines for the
westerly Detailed Review Area prior to permitting
new uses within the Area; and, *
(t) recognize that significant water supply, sanitary
sewerage and arterial road infrastructure is required
for the development of this neighbourhood.
Further, such infrastructure will service
designated development area elsewhere in the
Pickering urban area. In consideration of this,
development is permitted in the Duffin Heights
Neighbourhood subject to the following:
(i) development in this neighbourhood shall be
serviced with water, sewer and arterial road
infrastructure that is provided in a fiscally
responsible manner;
(ii) development in this neighbourhood will be
undertaken through sequential extension of water
and sewer infrastructure. Road infrastructure will
be provided in a manner that supports the
development of this neighbourhood as well as
the needs of the overall arterial road network;
* Sections (e) and (f) were added by the Region of Durham in its consideration of the Duffin Heights
Neighbourhood policies of Modification 1.
Appendix 1 to Report PD 14-03
Revision 1 to Modification 1 to Pickering Official Plan
Page 4
(iii)prior to the approval of one or more of the
following development applications:
(A) Plan of Subdivision;
(B) Condominium Description;
(C) Consent;
(D) Part Lot control;
(E) Zoning By-law amendment;
the Region will be satisfied that such
applications will not cause an undue impact
on the financial ability of the Region to
provide such infrastructure, including the
impact on Development Charges, General
Tax Levy and User Rates;
(iv) the Region will be satisfied that the cost of
the development are within the financial
capability of the Region through a number of
mechanisms which may include but are not
limited to:
(A) conditions to be included in any of the
above noted development applications,
where applicable;
(B) satisfactory financial arrangements which
may include agreements with the City of
Pickering, landowners, the Provincial
Government or others; and
(C) the implementation of satisfactory
arrangements under the Development
Charges Act (1997);*
(g) require that an appropriate right-of-way be
protected to accommodate a future continuous
(free-flow) east-west traffic movement for Third
Concession/Rossland Extension west from Brock
Road over the West Duffins Creek;*
(h) for lands designated Mixed Use Areas - Mixed
Corridor,
(i) require new development to provide a strong
and identifiable urban image by establishing
buildings closer to the street, provide safe and
convenient pedestrian access, and encourage
the construction of multi-storey buildings;
(ii) identify 'Neighbourhood Focal Points' on the
Tertiary Plan contained within the CounciI-
adopted Duffin Heights Neighbourhood
Development Guidelines;
* Sections (f) and (g) were added by the Region of Durham in its consideration of the Duffin Heights
Neighbourhood policies of Modification 1.
Appendix 1 to Report PO 14-03
Revision 1 to Modification 1 to Pickering Official Plan
Page 5
(iii)require development within the Focal Points
to contribute to the prominence of the
intersection; to achieve this, Council,
(A) shall require the implementing zoning
by-laws for developments within
Focal Points to include appropriate
provisions addressing such matters as the
location and extent of build-to-zones,
minimum building height, minimum
number of functional storeys, mix of
permitted uses, and required building
articulation; and
(B) in addition to section (A) above, shall
utilize other site development features
such as building design, building
material, architectural features or
structures, landscaping, public art and
public realm enhancements to help
achieve intersection prominence;
(i) designate the tableland coniferous and mixed
forest located between the valley corridor of the
Ganatsekaigon Creek and Brock Road as
Open Opace System on Schedule I, while
recognizing that the exact boundaries of the
Open Space System shall be established following
the results of an environmental report, in
accordance with section 14.4; and
(j) require any developer of lands adjacent to the
tableland coniferous and mixed forest located
between the valley corridor of the Ganatsekaigon
Creek and Brock Road to submit an
Environmental Report, to the satisfaction of the
City in consultation with the Toronto and Region
Conservation Authority, that must:
(i) describe and assess the features and
functions of the tableland coniferous and
mixed forest;
(ii) define the exact boundaries of the
Open Space System;
(iii) address the protection of the tableland forest
from any new development through such
matters such as appropriate setbacks
and/ or buffers, tree management, edge
management, tree preservation, environmental
construction management, and stormwater
management; and
(iv) identify road and engineering designs that
maintain the ecological integrity of the
tableland coniferous and mixed forest."
Appendix 1 to Report PO 14-03
Revision 1 to Modification 1 to Pickering Official Plan
Page 6
4.
Revising Item 17. by replacing the Duffin Heights
Neighbourhood land uses designated on
Schedule I - Land Use Structure, as indicated on
Schedule 'B' to this revision.*
IMPLEMENTATION:
The provisions set forth in Modification 1 to the Pickering
Official Plan, regarding the implementation of the Plan shall
apply in regard to this Revision.
INTERPRETATION:
The provisions set forth in Modification 1 to the Pickering
Official Plan regarding the interpretation of the Plan shall
apply in regard to this Revision.
*
For information purposes and to assist the reader in understand the pattern of land uses that will
result following the changes to land Use Schedule as set out in this amendment, a consolidated
land use schedule, showing the affect of Revision 1 to Modification 1 for the Duffin Heights
Neighbourhood immediately follows Schedule 'B' to this revision.
Dated,
Revision I to Modification I
City-initiated' Duffin Heights Neighbonrhood of East Duffins Area
April 2/03
File'
l'
SCHEDULE I TO THE
REVISION #1 (DUFFIN HEIGHTS NEIGHBOURHOOD) TO
MODIFICATION # 1 TO LAND USE STRUCTURE
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SCHEDULE ITO THE
REVISION #1 (DUFFIN HEIGHTS NEIGHBOURHOOD) TO
MODIFICATION # 1 TO LAND USE STRUCTURE
PICKERING
0 FFI CIAL PLAN
OPEN SPACE SYSTEM
. NATURAL AREAS
. ACTIVE RECREATIONAL
AREAS
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MARCH 2003
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- LOCAL NODES
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0 GENERAL EMPLOYMENT. POTENTIAL MULTI-USE AREAS
~ PRESTIGE EMPLOYMENT. CONTROLLED ACCESS AREAS
E-;.::I MIXED EMPLOYMENT OTHER DESIGNATIONS
URBAN RESIDENTIAL AREAS. URBAN STUDY AREAS
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APPENDIX II TO
REPORT NUMBER PD 14-03
DEVELOPMENT GUIDELINES FOR
THE DUFFIN HEIGHTS NEIGHBOURHOOD
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Duffin Heights Neighbourhood
Section 01
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DEVELOPMENT GUIDELINES
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Duffin Heights Neighbourhood
Development Guidelines - Table of Contents
Sections
01.1
01.2
01.3
01.4
01.5
01.6
01.7
01.8
Figures
General Description
Neighbourhood Vision
Development Framework
Development Objectives
Urban Design Guidelines
01.5.1
Environmental Resources
01.5.2
Residential Development Proposals
01.5.3
B rock Road Streetscape
01.5.4
Focal Points along Brock Road
01.5.5
School and Park Sites
Road Network
Staging
Implementation
Figure A: Tertiary Plan
Figure B: Design Plan
Page
1
1
2
2
3
3
6
8
14
15
15
16
16
Duffin Heights Neighbourhood
Development Guidelines
01.1
GENERAL DESCRIPTION
01.2
This document contains Development Guidelines for the Duffin Heights
Neighbourhood in the City of Pickering. Although the former Brock West
Landfill Site is included in this Neighbourhood, the guidelines contained in this
document do not apply to it. The guidelines do apply to the lands on both
sides of Brock Road, bounded to the east by the municipal boundary with the
Town of Ajax, to the west by the Ganatsekiagon Creek, to the north by the
St. Lawrence & Hudson (formerly CP.) rail line, and to the south by the
Hydro Corridor.
The subject lands are affected by a number of existing land uses and natural
features, which have been taken into consideration during the land use
planning process and during the preparation of these Guidelines. The key ones
are listed below:
.
The valley systems associated with Ganatsekiagon Creek and Urfe Creek;
Two Hydro Corridors, one running diagonally through the lands and a
wider one, which forms the south limit;
A cemetery, approximately 34 hectares in size, located on the east side of
Brock Road, north of the Hydro Corridor;
A place of religious assembly located on the west side of Brock Road,
north of Dersan Street;
The St. Lawrence & Hudson Rail line located on the northern boundary
of the Duffin Heights Neighbourhood; and
The tableland forest located between the Ganatsekiagon Creek and Brock
Road.
.
.
.
.
.
It is expected that the variety of uses along Brock Road will be replaced
through redevelopment for more intensive residential, commercial and related
uses in the longer term.
NEIGHBOURHOOD VISION
The Duffin Heights neighbourhood is conceived as a cluster of separate but
linked nodes of residential centred around a mixed use corridor. Open
spaces shall serve as a key organizing feature by physically linking the
residential areas and by providing edge definition where development
areas abut. In addition, open space shall contribute to the overall character
by enhancing scenic quality and providing focal points for views.
Duffin Heights Neighbourhood Development Guidelines (March 31, 2003)
Page 2
The neighbourhood shall be designed with the pedestrian in mind by
providing appropriate facilities, scale, form and detail to promote walking
and social interaction. Such facilities shall include an integrated pedestrian
system of sidewalks, park pathways, valleyland trails, urban plazas
associated with the mixed use corridor, and meeting places such as seating
areas.
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01.3
DEVELOPMENT FRAMEWORK
The Duffin Heights Tertiary Plan, attached as Figure A, establishes the
opportunity for a broad mix of residential dwelling types, from Low Density
areas in more secluded locations, to Medium and High Density housing forms
centred particularly on Brock Road. The Tertiary Plan identifies significant
community focal points at the intersections of Brock Road and Dersan Street
and at the proposed Type C arterial road crossing to the north, where the more
significant built form and gateway treatment is envisioned. Brock Road will
also provide retail and shopping opportunities, as well as restaurants, personal
seNices and professional offices.
01.4
DEVELOPMENT OBJECTIVES
The development of Duffin Heights shall strive to achieve the design
objectives and adhere to the policies the City's Official Plan, particularly,
Chapter 9, "Community Design" and Chapter 13, "Detailed Design
Considerations." It is the intent of these guidelines to both further those
objectives and embellish the ones listed below:
Duffin Heights Neighbourhood Development Guidelines (March 31,2003)
Page 3
01.5
To create pedestrian-oriented residential areas, distinct in character
and harmonious with the larger neighbourhood.
To create a streetscape which is attractive, safe and encourages social
interaction within the neighbourhood.
To establish a central focus to the neighbourhood which is safe, lively
and attractive.
To provide a diversity of uses to support neighbourhood and City
functions.
To preserve and maintain the ecological function of the tableland
forest and valleylands.
.
.
.
.
.
URBAN DESIGN GUIDELINES
The following guidelines have been developed to help meet the above
stated objectives.
01.5.1
Environmental Resources
The existing landscape within Duffin Heights contributes much to the
area's character and to the City's ecological system. The multiple
valleylands and mature woodlands are considered unique attributes, which
will benefit the neighbourhood, by serving as integral parts of the open
space system and optimizing scenic quality. Development of Duffin Heights
shall require careful consideration of integrating with existing topography
and mature vegetation.
1.
Tableland Woodlands
. The number of road connections through the tableland forest as
identified on Figure 'A'-Tertiary Plan should be minimized and the
streets that directly abut the forest shall have development on the
opposite side.
. No development shall occur on lands
west of Brock Road or on lands
abutting the open space features east
of Brock Road prior to the completion
of an environmental report in
accordance with sections 14.4 and
11.17(j) of the Official Plan. The report
shall also identify individual tree
species over 30mm caliper and assess
vegetation areas in general.
Duffin Heights Neighbourhood Development Guidelines (March 31, 2003)
Page 4
. The assessment of vegetation areas shall indicate priority for
preservation based on an evaluation of vegetation health,
ecological value and sensitivity to development.
. The report shall also be applied in the design, placement and
configuration of roads and loti blocks.
. Retention of significant vegetation is encouraged. However, the
City acknowledges that some vegetation shall be lost through
development. In some cases, remedial plantings will be required
(on-site or off-site as appropriate) to compensate for vegetation loss
east and west of Brock Road. These plantings should be native
species and contribute to the area's biodiversity.
. Edge vegetation at the woodlands should be preserved or
enhanced to protect interior habitats.
. Pedestrian access shall be controlled through the provision of a
path system that protects sensitive areas, provides opportunities for
interpretation and establishes critical links to the community.
2.
Tree Preservation Within Development Areas
.
In addition to the tableland forest, established trees that provide
significant buffering or aesthetic contributions to the
neighbourhood should be considered for preservation and
protected during construction. While it is recognized that tree
preservation within the fully serviced urban areas is limited,
opportunities for tree preservation should be undertaken. Tree
preservation details will be required to be submitted for the City's
review.
3.
Street Tree Planting
. Street tree planting shall be provided, to a minimum of one tree
per unit and twelve metres on centre across public space
frontages, for shade and aesthetics. Where possible, the trees
should be native species and contribute to the area's biodiversity.
Theme street tree planting should be encouraged to assist in
identifying and enhancing certain areas/uses within the
neighbourhood.
4.
Stormwater Management
. Based on preliminary storm water information, potential
stormwater management ponds are identified on Figure 'A'-
Tertiary Plan.
Duffin Heights Neighbourhood Development Guidelines (March 31, 2003)
Page 5
The ponds are adjacent to the neighbourhood's open space system
and would strive to achieve optimal out-flow water quality to the
creeks, in accordance with best management practices.
. Through development appl ications, the location of the ponds may
shift or may not be required. If not required, the adjacent land use
designation would apply. landowners may be required to enter
cost-sharing agreements for stormwater management ponds, as
conditions of development approval. .
5.
Valleyland System
. The valleyland system, which is part of the open space system,
includes lands below top of bank and a ten metre wide open
space buffer. The City and landowners have surveyed the top of
bank along the eastern edge of the Ganatsekiagon Creek, as
identified on Figure 'N-Tertiary Plan.
. In preparing development applications for areas abutting the open
space areas on the east side of Brock Road, surveys to establish
top of bank and the associated valleyland system are required.
. Public access should be controlled, well defined and strategically
located to contribute to the community's pedestrian system.
Building on the City's Trail and Bikeway Master Plan, which
identified a trail network along the valleylands, additional trails
have been identified. A continuous pedestrian trail should be
provided within the buffer and opportunities for public
education/interpretation should also be considered.
6.
Pedestrian System
. An integrated pedestrian system shall be established which
provides safe, attractive and easy access within and to residential
areas, community focal points and open spaces. The system shall
be comprised of sidewalks, paved pathways, valleyland trails,
urban plazas associated with the mixed use corridor, and meeting
places such as seating areas. Major pedestrian routes are
identified on Figure 'B'- Design Plan.
. Major east-west connections shall occur along primary roads,
linked through schools, parks and other open space. Major north-
south connections shall occur within open spaces including
valleylands, woodlands and the hydro corridor. The connection
within the Ganatsekiagon Creek valleyland system shall serve as a
critical connection between northern and southern Pickering, as
identified in the City's Trails and Bikeway Master Plan.
Duffin Heights Neighbourhood Development Guidelines (March 31,2003)
Page 6
. Opportunities to secure adequate rights-of-way for these
pedestrian routes will be considered in the review of subdivision
and site designs as the neighbourhood develops. Prior to the
construction of any pedestrian route, detailed assessments of
locations and alignments shall be required.
. Identified pedestrian routes not located in the open space areas
shall be constructed by the developer at the time of development.
The City shall be responsible for the provision of pedestrian
connections through the open space areas.
. The City shall, in cooperation with the landowner, encourage the
provision of additional pedestrian routes through the cemetery
lands to integrate with the neighbourhood's pedestrian system.
7.
8.
01.5.2
1.
Vistas and Views
Development shall strive to protect, enhance and create
prominent vistas and views. Such views should contribute to the
neighbourhood's character by framing key built and natural
features, particularly public buildings, valleylands, woodlands,
schools and parks. They should also assist in orienting oneself
within the community. Road configuration and building massing
should be designed to establish these views and vistas. Prominent
views have been identified on Figure 'B'- Design Plan.
.
Hydro Corridor
.
Hydro corridors offer a
continuous physical connection
through the community. As
such, a trail should be provided
in the corridor that contributes
to the neighbourhood's
pedestrian system and is in
accordance with the City's
Trail's and Bikeways Master
Plan.
Residential Development Proposals
Homes should feature prominent main
entrances that are visible from the
street. Accordingly, garages should be
modest in scale and integrated so that
they do not dominate the house.
Duffin Heights Neighbourhood Development Guidelines (March 31, 2003)
Page 7
2.
Architectural detailing and
stepping the footprint of the front
and rear facades shall be uti I ized to
avoid the appearance of long flat
walls.
3.
Building elevations adjacent to
the street should have sufficient
detailing and wall openings etc.
to avoid blank facades. Corner
lot dwellings should address both
street frontages
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Allowance should be made for comfortable and convenient pedestrian
movement from residential areas to parks, open spaces, proposed
trails and schools. A sidewalk shall be constructed along at least one
side of a local street in the residential areas and along both sides of all
collector and arterial roads.
4.
5.
Any building mounted utility
boxes including telephone, gas
and hydro shall be enclosed
within or behind a screening
device or flush mounted so as to
minimize their visual impact on
the streetscape or where
enclosed, shall generally match
the materials used in the building
façade construction.
Duffin Heights Neighbourhood Development Guidelines (March 31, 2003)
Page 8
Any free-standing utility boxes including hydro, telephone, etc. shall
be enclosed within screening devices designed to match or
complement the buildings.
6.
7.
All stairs required on front or flankage
facades shall be cast in place and not
pre-cast units unless otherwise
permitted through the site plan
approval process for residential
properties. A maximum of five steps
shall be permitted to the front entry.
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Lighting design should complement the design of the development,
shall not spillover into adjacent properties or streets, and shall be
downcastto avoid excessive light pollution.
8.
9.
For residential development, the front
entrance will face the public street.
01.5.3 Brock Road Streetscape
1.
Buildings and landscaping should have
pedestrian scale features yet have
sufficient form and massing, with
appropriate setbacks, to establish a
presence along Brock Road frontage.
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A variety of residential and business
opportunities are encouraged. These
uses may be provided singly or in
combination. The development of
residential dwellings in combination
with retail/commercial space is also encouraged.
2.
Duffin Heights Neighbourhood Development Guidelines (March 31,2003)
Page 9
3.
New uses that abut the existing cemetery and place of religious
assembly shall demonstrate sensitivity to the nature of these uses, in
their on-site arrangement of buildings, site layout, and shall provide
appropriate landscaping, fencing or other buffering treatments.
4.
Streetscape elements such as furniture, accessories, fencing and
gateway features should be visually harmonious and complement
building architecture.
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5.
The pedestrian system shall comprise
primarily concrete sidewalks within the
road right-of-way. Enhanced (i.e.
widened) sidewalks should be
considered along both sides of Brock
Road and at focal points. The system
should be designed to provide clear
pedestrian connections including
bicycle and trail within the
neighbourhood and beyond. Alternate
pavement markings or materials,
landscaping, signage and/or lighting
may be used as required to minimize
conflicts between vehicular and
pedestrian traffic.
Noise attenuation solutions such as fencing and earth berming
immediately adjacent to Brock Road are prohibited. Instead,
buildings shall be designed and located to address noise attenuation
requirements.
6.
7.
Parki ng
. Parking areas should be located at the
rear or side of buildings where
possible. Views of large parking areas
shall be minimized by utilizing appropriate
principles of site planning and street
edge treatment.
STREET
Duffin Heights Neighbourhood Development Guidelines (March 31, 2003)
Page 1 0
. A minimum landscape strip of 3.0 metres
shall separate parking areas from adjacent
residential development.
. If parking must be in front of the
buildings, no more than two rows of
parking between the buildings and the
street shall be permitted. Such parking
areas shall be attractively buffered from
public rights-of-way through the appropriate
layout of plant and landscape materials.
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8.
Building Placement
. Buildings should be located close to the street.
. Special consideration shall be given for building placements
adjacent to the Brock Road underpass.
9.
Building Appearance
. The minimum building height shall be 6.5 metres.
. Maximum building heights shall be established with consideration
to scale and neighbourhood compatibility.
. Development will employ innovative architectural designs utilizing
high quality materials to humanize the street, mitigate the effects of
traffic, and present an attractive frontage along public roads.
. No blank walls shall be exposed to public right-of-ways.
. Commercial buildings that front the street should be constructed
with street level windows and entrances to buildings directly off of
the public right-of-way.
. Covered entries in order to provide points of refuge to pedestrians
and define entry points shall be provided at all public entrances.
. Building facades facing Brock Road must have a minimum of 50%
glazing where possible.
. Pedestrian entry doors facing Brock Road shall be required
regardless of whether these are the main entry points.
Duffin Heights Neighbourhood Development Guidelines (March 31,2003)
Page 11
10. Rooftop Equipment
11.
12.
. All mechanical equipment must be
adequately screened and all
commercial buildings should contain
their rooftop mechanical equipment
either in small rooftop elements or
under roof profiles.
Odour Control
.
For all restaurant uses, restaurant
cooking ventilation systems shall
incorporate ecologizer, water wash,
ultraviolet or other equivalent odour
extraction mechanisms sufficient to
ensure that the resulting exhaust is
substantially odour free and will not
affect surrounding residents.
Orive-Thru Facilities
.
Orive-thru facilities shall be located
such that the pick up window or
stacking spaces are not situated
between the front wall of a building
and the street edge.
Orive-thru facilities should provide a
minimum of 8 automobile stacking
spaces before the order board and a
minimum of 4 automobile stacking
spaces between the order board and
the pick-up window.
.
Duffin Heights Neighbourhood Development Guidelines (March 31,2003)
Page 12
13.
Vehicular Access
.
Driveways and parking areas located
between streetline and the front of
the building are discouraged.
Pedestrian and vehicular conflict
points should be minimized and
pedestrians should be given priority
at crossings by continuing the
sidewalk through the vehicular
entrance and treating the ground
plane with textured asphalt or pavers.
.
14.
Pedestrian Environment
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. Clearly articulated pedestrian access from the pub I ic right-of-way
to the entry of all buildings is to be provided.
. Where possible, a minimum landscape strip of 3.0 metres will be
required along building frontages to allow for comfortable
pedestrian circulation and adequate landscaping and site furnishings
to be integrated into these areas.
. In large parking areas, landscaped pedestrian walkways shall be
provided from the parking area to the main entry.
15.
Storage
. Garbage and recycling storage should
be incorporated into the building itself.
However, should garbage and recycling
enclosures be required for commercial-
development, they will be fully
enclosed in roofed structures and
located towards the rear of the
properties.
. Garbage and recycling enclosures will be required to be
constructed of materials matching or complementary to that of the
buildings.
. No outdoor storage shall be permitted.
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Duffin Heights Neighbourhood Development Guidelines (March 31,2003)
Page 13
16.
Landscaping
. All areas not required for building,
storage, servicing, or parking shall
be landscaped.
. Front yard landscape areas are
encouraged by minimizing access
points and reducing the amount of
excessive, hard paving area at the
front of buildings.
. A continuous landscape connection
between the building front and the street boulevard is preferred.
. Berms are not considered appropriate along the frontage of a
commercial property.
. As the percentage of front yard landscaping decreases the intensity
and quality of landscaping throughout the site shall increase.
17.
Buffers
. Adequate and attractive screening and
buffering between commercial and
residential development shall be
required; landscape elements including
fenci ng may be uti I ized
18.
Site Furniture
.
Bicycle lock-up areas and trash
receptacles shall be integrated into
development sites in convenient
locations and shown on site plans.
.
Attractive exterior seating areas or
courtyards that include benches,
bicycle lock-ups and garbage
receptacles, and that are safely removed
from vehicular routes, shall be
encouraged.
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Duffin Heights Neighbourhood Development Guidelines (March 31,2003)
Page 14
19.
Signage
. Site plan appl ications should
identify sign details including
location and size.
. Fascia signs should be designed to
be integral with the building
façades.
. Signage for second storey businesses
should be located on a sign
directory near the main entry.
. Ground signs are preferred over pole or pylon signs.
20.
Lighting
.
Lighting design should complement
the design of the development.
Exterior lighting shall not spillover
onto adjacent properties or streets.
Lighting shall be downcast to avoid
excessive light pollution.
Lighting and light standards in
public areas including parking lots
should relate to the pedestrian and
be limited to a height of 6.0 metres.
.
.
.
01.5.4 Focal Points along Brock Road
2.
3.
1.
Focal points are identified at the intersections of Brock Road and the
arterial roads as indicated on Figure 'A'- Tertiary Plan. The use of
appropriate building heights, massing, architectural features and
landscaping will establish a prominent image at these intersections.
The building focus should be augmented by distinctive boulevard and
median landscaping which will assist in establishing a sense of
"arrival" at the intersection.
In order to provide for a suitable visual focus within the focal point,
higher building heights and multi-storey buildings are encouraged at
the corners of the intersections. Building heights and massing must
be sensitive (i.e. minimize the casting of shadows) to adjacent
development.
Duffin Heights Neighbourhood Development Guidelines (March 31,2003)
Page 1 5
4.
At corner locations, buildings should be
designed to contain the street by having
thei r front walls parallel to the street and
occupying the minimum percentage of
the build-to-zone specified in the
implementing zoning by-law.
5.
Outdoor public spaces such as squares
or landscaped seating areas should be
provided in the focal points.
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01.5.5 School and Park Sites
As identified on the Tertiary Plan, four elementary schools are identified
conceptually, two to the west of Brock Road and two to the east of Brock Road.
In all cases, they are proposed as school/neighbourhood park campuses with
each site having an area of approximately 2.4 hectares. These campuses will
front onto a Type C arterial road or onto a collector road. The school buildings
shall be located so at to create prominent focal points within the
neighbourhood. If the City's Operations Centre is not relocated by the time the
separate elementary school is required, then an alternate school site will have to
be sought within the neighbourhood.
As subdivision planning and design work for the neighbourhood continues, the
number and type of school sites required will be able to be addressed more
precisely. If school and park sites are not required, then these lands may be
developed in accordance with the adjacent land use designation.
01.6
ROAD NETWORK
The Tertiary Plan is structured around Brock Road, a Type A arterial road
that passes through the entire neighbourhood. Public roads intersecting
with Brock Road will occur at points indicated by the Tertiary Plan, with
signalized intersections occurring at Dersan Street and the new arterial road
south of Taunton Road. Private driveway access or other roads intersecting
with Brock Road will be considered only if approved by the Region of
Durham, and if they do not prejudice the achievement of other planned
road intersections.
Duffin Heights Neighbourhood Development Guidelines (March 31, 2003)
Page 16
01.7
01.8
Roads should be aligned to form a grid or modified grid pattern, with
connections to the Brock Road corridor. Where possible, roads should front
onto or terminate at key features including the valleylands, woodlands,
stormwater management facility, school and parks.
Consideration may be given to reduced road standards and to the use of rear
lanes. For example, a modified road cross section may be consider for road
linkages passing through the area of tableland forest to reduce impact on the
woodlands and its wildlife. Type C arterial road standards may be required
for the east/west road, which provides the opportunity for linkages to the
west, across Ganatsekiagon Creek and to the east, into the Town of Ajax.
It is anticipated that Brock Road will be widened to six lanes in the future, and
upgraded to standard urban cross-sections with curbs, gutters and sidewalks.
The Region has identified an ultimate right-of-way of 50 meters for Brock Road
and an underpass at the existing grade railway crossing.
STAGING
Development of Duffin Heights will occur in an orderly and efficient manner,
based on full municipal services. The street system and road connections will
be extended as necessary to provide safe and secure access to new
development. In addition, public facilities such as parks will be developed in a
timely manner to ensure that the needs of future residents are met. The
provision for a functional trail section of the pedestrian system should be
implemented coincidental with adjacent development wherever possible.
landowners may be required to enter cost-sharing agreements for certain
facilities, such as stormwater management ponds, as conditions of development
approval. Developers may be required, as conditions of development approval,
to post signs at the terminus of partially completed roads identifying that future
construction of a through road will occur.
IMPLEMENTATION
The Duffin Heights Development Guidelines will be implemented, in part,
through detailed subdivision design and the inclusion of appropriate
performance standards in the Zoning Bylaw. In addition, applications for Site
Plan Approval will be reviewed to determine whether or not the requirements
of these Guidelines are being met.
Duffin Heights Neighbourhood Development Guidelines (March 31, 2003)
Page 1 7
An application for the approval of major development will be required to be
supported by a statement prepared by a qualified professional as to how the
proposal meets the general intent of the Guidelines, prior to Council's
consideration of the application. Further details from the applicant respecting
full compliance will be required prior to site plan approval.
Implementation will also occur through consideration of proposed Draft Plans
of Subdivision. The preparation of a Siting and Architectural Design Statement
shall be prepared by a qualified profession will be required and among other
matters will:
. Reflect the design principles contained in these Guidelines
. Provide direction on the design of all dwelling models and elevations; and
All building permit applications will also be reviewed in the context of these
Guidelines and any corresponding Siting and Architectural Design Statements.
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TERTIARY PLAN - DUFFIN HEIGHTS NEIGHBOURHOOD
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APPENDIX III TO
REPORT NUMBER PD 14.03
INORMATION REVISION 9 TO THE
PICKERING OFFICIAL PLAN
MAP 25
NEIGHBOURHOOD 15: DUFFIN HEIGHTS
TAUNTON
LEGEND
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-
NEW ROAD CONNECTIONS (PROPOSED)
--
DETAILED REVIEW AREA
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LANDS FOR WHICH COUNCIL HAS
ADOPTED DEVELOPMENT GUIDELINES
(REFER TO COMPENDIUM DOCUMENT)
CITY OF PICKERING
PLANNING & OEVELOPMENT DEPARTMENT
MARCH, 200~
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SCHEDULES AND THE TEXT.
PICKERING OFFICIAL PLAN: Chapter Eleven- Urban Neighbourhoods
I
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IV
SYMBOLS
NEIGHBOURHOOD
BOUNDARY
ICEM
~
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PROPOSED
DISTRICT PARK
CEMETERY
PLACE
OF WORSHIP
PARK
PUBLIC ELEMENTARY
SCHOOL
SEPARATE ELEMENTARY ~
SCHOOL
PROPOSED PARK
PROPOSED PUBLIC
ELEMENTARY SCHOOL
(Q)
PROPOSED PUBLIC
SEPERATE SCHOOL
PROPOSED PUBLIC
SECONDARY SCHOOL
PROPOSED PLACE
OF WORSHIP
NOTE, LAND USE DESIGNATIONS
,APPEAR ON SCHEDULE I
167
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Deferrals to the Pickering Official Plan
East Duffins Area
i 6.5 : Deferred policy identifying amount of additional
¡ ¡ growth to occur in South Pickering Urban Area,
¡ ¡ as it relates to the East Duffins Study Area,
¡ ¡ pending consideration of Regional Official Plan
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D21 : 11.17 1 Deferred policies for Duffin Heights
i i Neighbourhood, pending consideration of the
1 1 East Duffins Area Study and Regional Official
¡¡Plan Amendment Application 97-019 (now
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D31 ¡ Schedule I ¡ Deferred the designations within the East
¡ ! Duffins Area Study, pending consideration of
¡ ¡ Regional Amendment Application 97-019 (now
¡ i Amendment No. 51)
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¡ ¡ Study Area, including the Transit Spine
¡ ¡ associated with Taunton Road, but excluding
¡ ¡ Brock Road and its associated Transit spine,
¡ ¡ pending further study of matters related to the
¡ ¡ transportation services of Seaton and the
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ATTACH~mn II ~ TO
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Ciú/ o~
INFORMATION REPORT NO. 08-03
FOR PUBLIC INFORMATION MEETING OF
February 20, 2003
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT:
Proposed Revision 1 to Modification 1 to the Pickering Official Plan
City Initiated: Duffin Heights Neighbourhood of the East Duffin Area
Duffin Heights Neighbourhood Development Guidelines
Part of Lots 15 to 24, Concession 3
City of Pickering
1.0
LOCATION AND DESCRIPTION
- the East Duffins Area is divided into two neighbourhoods: Duffin Heights and
Lamoreaux (see Neighbourhood Map, Attachment #1);
- Duffin Heights Neighbourhood, as depicted by the Pickering Official Plan, is
bounded by the St. Lawrence & Hudson (formerly C.P.) Rail line to the north,
Ontario Hydro Gatineau Corridor to the south, and the Pickering-Ajax
boundary to the east and the West Duffins Creek to the west (see Location
Map, Attachment #2);
- Duffin Heights Neighbourhood is approximately 516 hectares in size;
- the majority of land within the Neighbourhood is publicly owned, with privately
owned lands primarily concentrated along the frontage of Brock Road.
2.0
BACKGROUND
- in June 1997, Pickering Council, passed a resolution to:
. endorse the "Phase 1 Final Report - East Duffins Area", prepared by
Templeton-Lepek Limited, dated May 1997, as the basis for modifications
to the Council Adopted Pickering Official Plan;
. adopt the "Proposed Modifications to the Council Adopted Official Plan
and requests the Region of Durham to modify the new Pickering Official
Plan; and,
Information Report No. 08-03
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Page 2
. request the Region of Durham to amend the Durham Regional Official
Plan to enable the above referenced modifications to the Council Adopted
Pickering Official Plan;
In 1999, following the Region's review of Modification 1, Regional Council
authorized the Regional Commissioner of Planning to approve the deferred
portions of the Pickering Official Plan, for the East Duffins Area, once the
Province approves a portion of Deferral No.7 (affecting Dixie Road) to the
Regional Official Plan;
in May 2002, Pickering Council adopted a resolution directing that staff initiate
a Growth Management Study for certain lands in Pickering, including the
Lamoreaux Neighbourhood. In addition, Council at its meeting of
January 23, 2003, requested that the Region of Durham not issue its Notice
of Decision on Modification 1 to the Pickering Official Plan as it affects the
Lamoreaux Neighbourhood until the Growth Management Study was
completed. City staff was also requested to proceed and fine-tune the land
use polices and designations for the Duffin Heights Neighbourhood and to
report back to Council on any further changes.
3.0
REVISON 1 TO MODIFICATION 1 TO THE PICKERING OFFICIAL PLAN
- the City of Pickering proposes to revise Modification 1 to the Pickering Official
Plan to protect a continuous vegetated corridor of coniferous and mixed
forests lying between the Ganatsekiagan Creek Valley and Brock Road;
- the proposed revision, provided as Appendix I, includes the following policy
and Schedule changes to Modification 1;
. revise certain lands on Schedule I - Land Use Structure by:
. replacing the Urban Residential Area - Low Density and Urban
Residential Area - Medium Density with the Open Space System -
Natural Areas to reflect the forest corridor;
. replacing the Urban Residential Area - Medium Density with the
Urban Residential Area - Low Density for lands located west of the
forest corridor; and
. replacing the Urban Residential Area - Low Density with the Urban
Residential Area - Medium Density for lands located east of
Brock Road to offset the loss of population resulting from the
recognition of the forest corridor;
. revise policy 11.17- Duffin Heights Neighbourhood policies with new
policies to:
. locate buildings closer to the street;
. provide safe and convenient pedestrian access;
. promote the construction of multi-storey buildings;
. ensure that the forest corridor is adequately protected from any new
development;
Information Report No. 08-03
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Pi Itf -03
Page 3
. require road and engineering designs to enhance the ecological
integrity of the forest corridor;
. revise the populations targets for the Duffin Heights Neighbourhood in
recognition of the proposed land use changes;
informal revisions to the Duffin Heights Neighbourhood Map to update road,
school and park locations, and the Detailed Review Area will be prepared for
Council's consideration.
4.0
OFFICIAL PLANS
4.1
Durham ReQional Official Plan
the eastern portion of the Duffins Heights Neigbourhood including the closed
Brock West Landfill site is designated Major Open Space System with the
remainder designated as Living Area on Map A4 of the Regional Official Plan;
lands designated Major Open Space shall be used for conservation,
recreation, and reforestation uses;
lands designated Living Area shall be used predominantly for housing
purposes, in addition to certain home occupations, convenience stores, public
and recreational uses, limited office development and limited retailing of
goods and services;
Brock Road is classified as a Type A Arterial Road on Map B2 of the
Regional Official Plan;
4.2
Modification 1 to the PickerinQ Official Plan
lands within the Duffin Heights Neighbourhood are designated as Urban
Residential Areas - Low and Medium Density Areas, Mixed Corridor Areas,
Open Space System - Natural Areas, and Major Utilities - Potential Multi-Use
Areas on Schedule I - Land Use Structure of Schedule B to Modification 1;
lands designated Urban Residential Areas may be used for residential, home
occupation, limited office, limited retailing, community, cultural and
recreational uses, compatible employment uses and compatible special
purpose commercial uses;
lands designated Mixed Corridors may be for residential uses, retailing,
offices, restaurants, community, cultural, recreational uses and special
purpose commercial uses within this designation; the permissible density for
residential development is a range of over 30 and up to and including
140 units per net hectare;
lands designated Open Space System - Natural Areas may be used for
conservation, environmental protection, restoration, education, passive
recreation and similar uses;
lands designated Freeways and Major Utilities - Potential Multi-Use Areas
may be used for utility and ancillary uses, and public or private uses that are
compatible with adjacent land uses;
Information Report No. 08-03
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Page 4
4.3
5.0
5.1
6.0
- future arterial road crossings of the Ganatsekiagon Creek, Urfe Creek and its
tributaries and Brock Road are designated on Schedule II
Transportation System of Schedule F;
Brock Road is designated as a Type A Arlerial and a Transit Spine on
Schedule II - Transportation System of Schedule F;
Proposed Duffin HeiQhts NeiQhbourhood Guidelines
- the City, in consultation with Templeton Planning Ltd. and Cosburn Giberson
Consultants Inc., has prepared draft Development Guidelines for the Duffin
Heights Neighbourhood;
- the Guidelines provide the Neighbourhood's overall urban design objectives,
which are then elaborated on through a set of guidelines on environmental
resources, urban design and community planning principles for residential
areas and for the Brock Road corridor, and parks;
- the Guidelines will assist developers in preparing their development proposals;
a copy of the Guidelines will be available for pick-up at the public meeting.
RESULTS OF CIRCULATION
Resident, AQency and Staff Comments
- no comments have been received to date.
PROCEDURAL INFORMATION
Official Plan Approval Authority
- the Region of Durham is the approval authority for local official plans;
General
- written comments regarding this proposal should be directed to the
Planning & Development Department;
- oral comments may be made at the Public Information Meeting;
all comments received will be noted and used as input in a Planning Report
prepared by the Planning & Development Department for a subsequent
meeting of Councilor a Committee of Council;
if you wish to reserve the option to appeal Council's decision, you must
provide comments to the City before Council adopts any by-law for this
proposal;
if you wish to be notified of Council's decision regarding this proposal, you
must request such in writing to the City Clerk.
Information Report No. 08-03
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7.0
OTHER INFORMATION
7.1
Appendix No. I
- a copy of the City-initiated revision to Modification 1 to the Pickering Official
Plan;
Background Information
7.2
- copies of the City's proposed Duffin Heights Neighbourhood Development
Guidelines are available for viewing at the office of the City of Pickering
Planning & Development Department.
ORIGINAL SIGNED BY
ORIGINAL SIGNED BY
Catherine Rose
Manager, Policy
Grant McGregor, MCIP, RPP
Principal Planner - Policy
GM/jj
Attachments
Copy: Director, Planning & Development
Division Head, Corporate Projects & Policy
2.
3.
"'1' 1-1~L.:.Q~~...... Excerpts from
Statutory Public Information Meeting
Thursday, February 20,2003
7:00 P.M.
The Manager, Development Review, provided an overview of the requirements of the
Planning Act and the Ontario Municipal Board respecting this meeting and matters
under consideration there at.
(I)
PROPOSED REVISION 1 TO MODIFICATION 1 TO THE
PICKERING OFFICIAL PLAN
CITY INITIATED: DUFFIN HEIGHTS NEIGHBOURHOOD OF THE
EAST DUFFIN AREA
DUFFIN HEIGHTS NEIGHBOURHOOD DEVELOPMENT GUIDELINES
PART OF LOTS 15 TO 24. CONCESSION 3
1.
Grant McGregor, Principal Planner - Policy, provided an explanation of the
application, as outlined in Information Report #08-03.
Richard Wright, 2660 Brock Rd. N., questioned if the Seaton Golf Club is
included in the medium density designation and how close to Brock Road is the
woodlot.
Kathy Gaudi, 1792 Taunton Rd., stated her concern with the area in which her
property is located being zoning low density housing.
Enbridge Pipelines Inc.
801 Upper Canada Drive
P,O, Box 128
Samia, Ontario
N7T 7H8
(Courier N7W 1A3)
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fENBRIDGE
GED 029
February 6, 2003
File No. number: 73. 11 Pickering/Durham
City of Pickering
Planning Department
One the Esplanade
Pickering, Ontario
L1 V 6K7
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Attention: Mr. Grant McGregor, Principal Planner
CITY OF PICKERING
PICKERING, ONTARIO
Re:
Planning Amendment for the following Neighbourhoods:
1) Duffin Heights Heighbourhood
2) Rouge Park Neighbourhood
Dear Mr. McGregor,
Enbridge Pipelines Inc. (Enbridge) operates one 30" diameter pipeline contained within an
easement through the subject lands.
Enbridge would like to maintain the right-of-way as green space and has the following
conditions for development around its right-of-way which we would like to have incorporated in
the Development Guidelines:
.
No permanent structures are permitted within the easement area.
.
Enbridge would prefer not to incorporate lot lines over its right of way.
. Enbridge must have the ability to access its' right-ot-way at all times for maintenance,
inspection and alteration of the pipeline(s). Therefore, Enbridge would prefer its' easement
to be maintained as green space, park belt or open space.
. Any proposed crossings of the right-of-way by roads, laneways, bike/walking paths, services
and utilities are permitted in accordance with the regulations of the National Energy Board
(NEB) Act and subject to approval by Enbridge's Crossings Co-ordinator, Ann Newman at
(519) 339-0503. The applicant will be required to enter Enbridge's Standard Crossing
Agreement.
.
Enbridge is regulated by the National Energy Board (NEB) Act. Section 112 of the Act
requires any excavation within 30 M of Enbridge's easement to be approved by Enbridge.
No grading or placing fill on Enbridge's right-of-way wi/I be permitted without prior approval
of Enbridge.
.
Direct Line: 519-339-0503
e-mail: ann,newman@enhridge,colTI
Website: www.enbrìdge.colTI
Office: 519-339-0500
Fax: 519-339-0510
GED 029
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February 6, 2003
. No work shall take place on Enbridge's right-ot-way without the presence ot an Enbridge
inspector.
cont'd. . ./2
. No heavy machinery will be permitted to cross Enbridge's right-ot-way without prior
approval.
. No landscaping shall take place on Enbridge's right-ot-way without Enbridge's approval.
To obtain locates ot our facilities please contact Ontario One Call at 1-800-400-2255. Request
to meet "Enbridge Pipelines Inc." onsite at the specified address. Three working days notice is
required to arrange for an onsite meeting.
Please call if you have any questions or require further clarification.
Yours truly,
{:7~ ~ I ~.(j7TI-(ê~"
Ann Newman CET
Crossings Co-ordinator, Eastern Region
encl,
Cc: John Blakely
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Mr. Grant McGregor
City of.Pickèring
Pickering Cllffc Centre
One The Esplanade
. Pickering, Ontario L 1 V ôK7
Dear Mr. McGregor:
. Modification to the Pickering Official Plan. East Duffin Area
. Part of Lots 15 to 24, Concession 3 - City of PIckering
We açknowlEldge receipt of. Modification , to the Council Adopted Pickering Official Plan, to adopt
develoþment guidelines for the Duffin Heights Neighbourhood. TRCA staff provide the fonowing
comm8f¡ts. .
Ae:
The lands are traversed by tributaries of the Duffin Creek and tableland portions Of the Study area are'
heavily vegetated. The Land Use Structure and related guidelines suggest that a developer, at a future.
. planning stage, will be required to submit an Environmental Report to the satisfaction of the TRCA which
would define boundaries of the Open Space System and deal with matters such as the protection of
tableland vegetation, provision of buffers, stormwater management etc.
The Land Use Structure Plan described as Schedule B to Revision' . also highlight$ generally the areas
which are slated to be .part of the "Open Space System-Natural Area". Recently the Province undertQok
an exercise to idøntifynatural features within the study area. We understand that a copy of this work wáS
sent to your Mayor by former Minister Hodgson on December 16, 2002. This work may assist in defining
the limits of natural features on the subject lands. Specifically we note that the areas slated for protection
may be greater than that envisioned by your proposed land Use Schedule, Additionally the Master
Environmental Servicing Plan required to be conducted by a developer may reveal that additional lands
may be required fOr environmental protection than that envisioned with your Land Use Schedule B
modification..
TRCA promotes a natural heritage systems approach to identifying and protecting the features within the
urban a)(parision area Including the Seaton Urban Expansion Area. We note that the City Is undertaking a
g '.owth .management study which Is to Involve the completion of Master Environmental Servicing Plans for
thä expansion area, This MESP for lands to the north could serve to guide the process for the developer
for East. Duffins precinct.
Grven the above. we suggest that staff need to be involved in the creation Of terms of reference for the
Master Environmental Servicing Plan. In addition we suggest the following Inclusions to your offlt;laI plan
modification: under Subsection K(B):
define the exact boundaries of the Open Space System with (f;lgard for provinCial f;lflIIJronmf;lnra/
initiatives and in consultation with the Toronto and Region Conservation Authority based (In the
Natural Heritage Program of TRCA.
We trust that this Is satisfactory. . If you have any questions please contact this office.
~u . Iy, l I
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61 WhIte, Senior Planner
Development Service$ SectIon
Extension. 5306
cc: Brian Denney, TRCA
Mark Christie, MMAH
F ;\PRS\Corrssp \PI CKEA IN\2003\$eat on . wp d
5 Shoreham Drive, Downsview, Ontario M3N 154 (416) 661-6600 FAX 661-6898 www.trca.on.ca
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From-WALKER NOTT DRAGICEVIC ASSOCl
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March 6, 2003
Planning and Developmenr
Pickering CIVIC Complex
One The Esplanade
PickerIng, OntarIo
L 1 V 6K7
Attention'
Mr, Grant McGregor, MCIP, RPP,
Principal Planner-Policy
Dear Mr. McGregor,
Re:
Proposed Revision 1 to Modification 1
to the Pickering Official Plan
City Initiated: Duffin Heights Neighbourhood
of the East D\Jffin Area.
Duffin Heights Neighbourhood Development Guidelines
Part of lots 15 . 24, Concession 3, Pickering
Duffin Meadows Cemetery
Mount Pleasant Group of Cemeteries
Our File: 00506
We are the planning consultants to the Mo~nt Pleasant Group of Cemeteries,
owners and operators of the Duffin Meadows Cemetery, In the City of Plckenng.
We have reviewed the proposed modifications to the PicKering Official Plan and the
design guidelines referred to aÞove.
At earltertlmes dunng the processing of the Official Plan Amendment. we had made
submiSSions to the Municipality with concerns of the Cemetery with respect to
development abutting the cemetery as well as access related matters No
modifications to the plan were made as a result of our submiSSion ana there was
expectation was that these matters could be dealt with under the guldeltnes. With
the latest proposed modification and the latest issue of the guidelines the concerns
nalle not been adaressed.
In our opinion, the presence of the cemetery, which was zoned In 1984 and is
licensea In Its entirety, is a feature within the planning area which clearly pre-dates
any of the proposed development now established by the proposed modification.
We Þelieve mat has been acknowledged In the development g~idelines and it has
been acknowledged In the guideline aocl.lment with respect to the Importance of
integrating the cemetery ana other existing uses with new development.
The cemetery has recently completed a major phase of development. with a design
reflective of the high quality type of facility offered by the Mount Pleasant Group of
Cemeteries The cemetery has a large exposed northern property line against which
development will Þe located, according to the proposed plan. It would appear that,
save and except for the western most portion of the north property line, there will
be development Immediately aC1Jacent to the cemetery. ThiS development is now
T-170
P.002/004
F-305
Walker, Non, Dragicevic
Associates LImited
Planning
Urb<:1n Design
F.nvilonmemal Assessmern
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Mar-06-2003 09:16
From-WALKER NOTT DRAGICEVIC ASSOC1
T-170
Mr. Grant McGregor
Pickering Civic Complex
é-,
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March 6, 2003
Page 2
proposed as medium density residential and mixed use which would allow for
special purpose commercial uses.
In our View, and as expressed in earlier submissions to the Municipality, we believe
that the eastward extension of Dersan should be located adjacent to the cemetery
property to provide a physical separation of development from me cemetery z¡nd
provide a potential alternate means of access to the cemetery in the long term" This
would also be beneficIal to ensure that there IS an appropriate transition betWeen
the cemetery aM the mixed use area to tne north of Dersan whIch woulej front on
Brock. Roae:! We note that the designation on the Brock frontage north of the
cemetery would allow for special purpose commercial type uses which could
Include large retail and quasI industnal operations wIth a significant open storage
component anCl potential loading areas adjacent to the cemetery This type of
activity is not condl.lClve or compatible with the cemetery operation
With respect to the medll.lm density re51dential area proposed further to the ea$t.
adjacent to the cemetery property, our concern IS "as had been expressed earlier,
deals with the edge treatment of the future reSidential to the cemetery, We
understana mat these lands would De Cleveloped or lìkely to be developed by way
of future plans to the subdivision, ana the local road alignments have not be
aetermined, In our view there should be reference In the GulClelines and In the
proposeej policy, to the need for new development to appropriately integrate with
existing approved development. In this case we would be most interested in a poliCY
reference that establishes the need to provide for a compatible edge condition with
the cemetery, This may ultimately translates into matters of landscaping treatment
along the edge of the cemetery property and/or consistent fencing requirements
to be provided by the residential Clevelopmems to the north of the cemetery
property,
We also note, consistent with the above, that the design guiaelines in referring to
the cemetery property, (page a ~ NBrock Road Streetscape" Section 3") suggest
tllat the cemetery should be Integrated with other development. In our view the
emphasIS should be reverseCl The cemetery IS a use which will stand the test of
time The guideline should be amended to Indicate that it is other development
which should integrate an~ be compatible with. ana complement, existing approved
uses
We also note that a policy change has now been suggested which would Introduce
modIfications that deal with the Installation of sewer and water infrastructure to
serve the overall needs of the development area. In doing so, the plan sets out that
"",prior to approvaL.." the Region of Durham will be satisfied with a variety of
applications prior to the varIous approvals, including bl.lliding permits. In our view,
this IS an inappropriate policy condition which coula be applied to any future
development withIn the cemetery lands. Importantly, most of these services woule:!
not liKely be required by the cemetery owner top accommodate cemetery related
development, If therE! are requirements for services In the area, there are other
means of accomplishing the needs of the Region, following approprIate and
necessary studies and approvals.
P.OO3/004
F-305
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Mar-08-2003 09:18
From-WALKER NOTT DRAGICEVIC ASSOCl
Mr. Grant McGregor
PickerIng Civic Complex
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March 6, 2003
Page 3
T-170
We trust that these comments would be taken ínto consideratIon and that
appropriate revisions to the documents will be brought forward pnor to a final
recommendation to Council,
We would request that we continue to receive Information and notice of any futl.. re
reports and/or public meetings where this matter will be considered by the City of
Pickering"
Should you have any questions or wish to discuss this further, please Clo not
hesitate to contact the undersigned.
Yours very truly.
WALKER, NOTT, DRAGICEVIC ASSOCIATES LIMITED
Planning Urban Design' Environmental Assessment
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Robert A. Dragice"ic, MCIP,RPP
Principal
copy: Glen Timneyw Mount Pleasant Grol.. p of Cemetenes
City of Pickering -Clerk
Region of Durham- Clerk
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MAR 07 2003 12:33 FR DURHAM PLANNING DEPT 905 436 6612 TO 19054207648
The Regional,
Municipality
of Durham
Planning,
Department,
1615 DUNDAS ST, E,
4TH FLOOR. LANG ioWE~
WEST BUILDING , ,,',
P.O. BOX' 623 '
. WHITBY,ON L1N 6A3
(905) 728-7731
FAX: (905) 436-6612 ,
www:reai,cn.durtiam.on,ca
A.L. ';;eorgleff.MCIP, RPP ,
Co,mmlssloner of Planning
",,"
" ~~" "
"SERfI£$ tXCELLENCE ~,
for-.~fjþfšil/NITY" ,
, """¡"~dt;;:i:;':;'
, ,":,,',:", '
P,02/04
" /.TlACHiV:EfJT.#-7_TO
T;EPURT tI PO: /'41 -,() 3
, March 7, 2003 ,
, "
, 'Mr: Grant McGregor, 'M:C,I.P" A.P.,P.
, ,Principal'Plann~r - Policy " "
Planning & Development Department,
Pickering Civic Complex '
One The Esplanade, ' , ,
Pickeringj Ontario"
'L1VG,K7, ' ,
, ",
, "
,Dear Mr. McGregor; :'
Ae:,
, ,
FurtherApproval of Pickering Officia,' Plan
, Revision No.1, to ~odificatìon No.1 to the Pickering Council
Adopted'Pickering'Official Plan (East Puffins Study Area)
'Duffin Heights Neighbourhood"OevelopnientGuideiines
OUr Files:OPA 97~O19 and LOPA P-97.o01' ",
(Deferrals 3¡16'(þárt), 2:1., 31 (part) and 39 (part))
'..
, ,
' ,
, , , ,
,In resp()nse'~o your request; we 'have now C9mple~ed .ouÍ'review of'. .
proposEd Revision 'No, 1, to Mòdific~tipn No.1 to the Council adopted
, Pickering Official Plan;: and' provide' the fr;>lIowing, comments: '
, , ,
, ,
1, " 'It is Q~r 'understandi'ng that proposed Revision Nò. 1 to, Modification
No: 1 to th'e, Pickering Official Plan' builds on and 'incorporates the' ,
, Ae9ion~s propose~ d~cisionwith. respectto ModificatIon No.1 to the
'Pick~ring:'Official,Pla~, a~ indicated on Attachment 3 toPlanhing
Commissiol1ers -Report No. 1999-P-O,1 f date9 January 5" 1999, '
, ,', , ' , , ,
'2..
, ,
, ,
" , ,
" The' population 'ta'rget for 'the South Pickering Urban Area cOn~jned, '
in policy 2:1Q (a) ofthePickeringOfficial Plan should 'be' increased,
to tefliad the development of the' b.uffin Heights ~s currently
, propo$,ed, from ,"1 Q6,900" peqpla to n1 07,500',1 people. This revision
appears to have be$'n omitted from the',Citys proposed revisions
,datedJanuary30t:2003. ' '", '" " '
3,'
, "
, ',Similarly: the èmployment target for.'the South Pickering Urban Area
contained in p'OlicY 2,.11" (a) of the Pickering' Official Plan should be '
incre~sed\ to 'r.eflect the developmeritof the,',Duffin Heights as, '
'curre~tlý p~QPosed;, f~óm "531450" jobs ~o "Q3;750" jobs. Again, thís
revi,sion 'appears' to havè b~èn' ,omitted from'the City's proposed,
, .revisions dated Jånu~rY'30, 2003. "', :' ,
',$
100% po¡¡ : ConSjJmer "
MAR 072003 12:34 FR DURHAM PLANNING DEPT 905 436 6612 TO 19054207648
7.
P.03/04
4.
',':' " '7:'",,' Tn,
""¡,":I"¡IPi:.ly',~:o.3:",,, '
" 'Thè residential unit. target forthe' Squth Pickering 'Urban, Area',
,contained in policÿ.::6.5~of the Pic~erin9 Official Plan'should reflect
the development of DOffin Heights as, ,currently' proposed. This'
, 'revisio,n app~ars to have,been "mitted frOm ~he City's proposed
revisio~s d~ted January 30, 2003. ' ' .
The necèssíty of províding'70tal Populatiori':Targets"in the
Population Target Table (Table 1) is q'ue$tioned. The"Sou~h
Pickering Urban 'Area PopUlation Targets'~ appear to' be all that is
required on Table 1 until the lands' within Seaton ~re detailed, '
i~cJùqing the Larnorøaux, N~ighbqLJrho~d. ',' ,
5. '
,6,. '
Although'there are .no ,changes p'ropO$ed to the arterial road
network, proposr¡d:þdlicy 11 :17 (k) D, which requires the' " ,
identification, of road a~~ ~ngineering design~ that "enhance 'the
, ecologic~I integrity of the tabl~land coniferol;.ls and mixed forests",
,has implications for the Valley Farm-Tillings extension (Týþe C), the'
, Apss/and Road extension (Typë'!3) ,and the, mid~block Typ~ C .
... arte.rial. The, introd~ctio" of urban-uses and infrastructure to this
area wfll have an impact on the ecological integrity.of the area.'
. Mbré appropriate wcirding woutd,be'to, replace the word I'enhance'!
, with the words ICniinimizethe'impå~t 6n..:~", .,' . .
. , ' ," " ,','" ',,' ',' " ,
The Region's. financi,ðJ ¡"nt~rests :are addressed 'throUgh proposed'
pblicy1'1.17~: .,' '.,'
" ,
: '8,; , , In terms of the "provision of "!lunicipal water supply a~d sanitarY '
sewer' servicing, there are no major ,concems: Hpw~verl' ,th~
" p'rovisipn'of.rnunicipe;1 servic~s ,is hot immediately aVailable. .
, " '
In regards to',s~n¡tårys~wer:servicing, the majority of the .Iands are
'dependent upon thefollci~ingsanitarY, sewerage works:
",
. ,constri;Jctiori"of the ,Central Coffins Collector trunk ,ss'nitary sewer
, frolT!Valley. Farm Ro~d" from Rossla,hd Roaç{northerly., This,
: work, i~ projected in the Regioq's Capital Forecast for 2007; and. '
. ,
.. à sahitiuy sewage pumping statio,! and forcemain discharging to .
the Central Duff/ns Colleqtcrtrunk $ewer. The easterly-portion
' of the Duffîns, Heights,nti!ig,hbpurhood ìs."dependent upon these'
, ,'works., The requi~ed sewage pumping station is projected'in the "
Region's 20 year Capitàl F()recast 'between the years 2013 and,
2022.' , ,.,' . . '.'.
" ,
, '
MAR 07 2003 12:34 FR DURHAM PLANNING DEPT 905 436 6612 TO 19054207648
P.04/04
, " ,
, ¡""'^¡Ir';¡'ii /I '-r,' T"'..'
.d " ". -..-l...,--,- 11'
' ¡ , :)1, 'lij.O3,
, ,In regards to -water supply servicing, Dumri~ Heights is located
, within the Zone 2 water pres$ur~ district; and is dependent upon the,
, following water supply wò~s: ,,' , ,,', "
'~ ,construction of,'a major Zone 1 feederm:ai,,'o¡' Brock Ro,ad, from
,Ro$sla~d ,Road northerly,to the propôsed'Zorie lReservoir. " ,
Thi$ wprk is projected in the, 'Region'~ Capital Forecast for 2007; ,
,and, ' "',' , ,',
, ,
" ,
e, construction of s.,Zone,?booster p'~mping station fròm the Zone,
,: ,1'feedermail1. This work is projected in the R~gion's Capital,
'Fore9ast fqr, ~OO7. Alten'1ativeiy, , a ,major 'Zone ,2 feederniain can " ,
.. ,be extended-along'Taunton 'Road fromWestney Road to Brock , "
':,Road.' , " ," " , "
, ,
, ','
'It ,shoiJld be recog,riiz~d that, fùrther ~e~icing ,details for Duffi"s
, ", 'Heights will need to,be'E3s,tablished through flinctioriàl servicing,
reports..with future develöpment application submissions, to', '
'determinefinandá.I,ímplication,s, cost ~har¡ng and såqueritÎ~lity of
. services; in accordance with the pölìéies ç:öntained in the Durham
:Regional OffiCial, p!an for servicing Seaton. Also, thè above:-', , ' '
, mentioned capital projects,will be,dependent.upon Regional Coundl
approval forfinancingarip'con~ruction ,as req~ired. ' , ' ,
, ,
" ' , ' , " "
As discusse,d during,our,telephone conversation today, I am awaiting
comments from,our Works Department with respe,ct to transportatiorl.
Once received, I will fpr:wård them to you. ' , '
'" " ..
Should you hà.ve any 'qu$stions{ 'please do npt hesitate to, contact me.
"y)Purs~ru~Iy,.. .~"',;,."","",:"
,.' , /IF:" ", ','
: ,'C7f t, ' , ", "', ' , ,', '," ' ,',
, """,",
, Dorothy,E.'Skinnfi!r, M.C.J.'P.,~ ,R.P.P.
"Planner, ,',: , "
, Strategic Plånhing Brânch
, ,
, ,
,", '
" N:\Oro\d:S\PickeringOP\EDSA \dhrt1Qcor:n.doc "
""
, ',' '",
THE
DURHAM
DISTRICT
SCHOOL
BOARD
. 'Facilities Services
400 Taunton Road East
Whitby, Ontario
LI R 2K6
Telephone: ¡90S} 666-5500
1-800-265-3968
Fax: (90S) 666-6439
. ~~'
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RECEIVED
March 11, 2003
MAR 1 3 2003
CITY OF PICKERING
PLANNING & DEVELOPMENT
DEPARTMENT
The Corporation of the City of Pickering
Planning & Development Department
Pickering Civic Complex
One The Esplanade
Pickering, Ontario
LIV6K7
Attn.: Mr. Grant McGregor
Dear Sir,
RE:
Revised Population Target Table
Proposed Revision 1 to Modification 1 to the Council Adopted
Pickering Official Plan
(City Initiated: Duffin Heights Neighbourhood)
Part of Lots 15 to 24, Concession 3
City of Pickerin~
Staff has reviewed the information dated February 24,2003, regarding the
revised population tables and have the following comments:
1.
Based on 2.88 persons per household, a projected population target of
9500 people would require 3,298 residential units
2,
From 3,298 residentiaillnits, Durham District School Board would
expect to generate 1,649 elementary school pupils,
3.
To accommodate the expected pupil yield, the Durham District School
Board would require 3 elementary schoo] sites within the Duffin
Heights Neighbourhood
Thank you for your consideration on this matter, IfYOll have any questions,
please do not hesitate to contact the undersigned.
Yours truly,
""
¡ I:- &Q, ')
',. . \ ,,'
~o.,llC~ . W"" / /,
Christine Nancekivel1,
Planner
, 1:,PROPL1N,1JA1A¡CHRISTlNEPICKERING¡[)UFFiN¡lIIARCfJ II 2003,DOC
THE
DURHAM
DISTRICT
SCHOOL
. BOARD
Facilities SeNices
400 Taunton Road East
Whitby, Ontario
LI R 2K6
Telephone: (905) 666-5500
1-800-265-3968
Fax: (905) 666-6439
~~I
..~
~~ ~I"
. ~l'~"'~'iT-i "/ J I i.i
~;:;"~~;~"~D '- IV73
The Corporation of the City of Pickering
Planning & Development Department
Pickering Civic Complex
One The Esplanade
Pickering, Ontario
LIV 6K7
March 12,2003
_0 RECEIVED
MAR 1 8 2003
CITY OF PICKERING
PLANNING & DEVELOPMENT
DEPARTMENT
Attn.: Mr. Grant McGregor
Dear Sir,
RE:
Duffin Heights Neighbourhood Development Guidelines
(City Initiated: Duffin Heights Neighbourhood)
Part of Lots 15 to 24, Concession 3
City of Pickering
Staff has reviewed your letter dated March 4, 2003 and the Duffin Heights
Development Guidelines, and has the following comments:
1.
Based on projected population targets previous circulated, the Durham
District School Board would require 3 elementary school sites within
the Duffin Heights Neighbourhood.
2.
For the safety and security of the pupils, the Durham District School
Board requests that there not be any pedestrian routes/trails located on
the schools sites.
"
,).
The Durham District School Board requests that all 3 sites be 6 acres in
size adjacent to a minimum 5 acres of parkland. The board asks that the
sites be located on a corner to allow for access from two roads, with a
minimum of 450 ft. frontage on a collector road.
4.
The Durham District School Board requests that none of the proposed
sites be located adjacent to Storm Water Management Ponds.
5.
Until further detail on location and number ofresidential units is
provided, staff is not able to comment on the location of the school sites
shown on Figure A and B of the information you circulated.
Thank you for your consideration, and staff looks forward to receiving detailed
plans in order to properly locate future school sites within the Duffin Heights
neighbourhood.
Yours truly,
(' tJ(þ¡î Q~&Q
Christine Nancekivell,
Planner
1:¡PIIOPLA;V¡j)A7:4¡CHR1STlNEil"ICKHIIIVGdJ/jFP1NIMAlIClf 1:2 2003.f)()C
~1AR-14-2003 10: 58
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SUPPORT SERVICES DCDSB
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905576 1981
P.01/01
THE DüRHAivi CÃTHûLiC DiSTRiCT SCHûûL 8ÛÃHD
March 14,2003
Catholic Ed!((.'(([Îcm: Leaming & LMI/g ill Fail/¡
It)
/Y'ò 3
RECEIVED
Mr. Grant McGregor
Principal Planner - Policy
Planning and Development Department
Corporation of the City of Pickering
One The Esplanade
Pickering ON L1 V 6K7
MAHI I~ 2003
CITY OF PICKERING
"IANNING 8. DEVELOPMENT
DEPARTMENT
Dear Grant McGregor:
Re:
Duffin Heights Neighbourhood Development Guidelines
Part of Lots 15-24, Concession 3
City of Pickering
In response to your letter of March 4, 2003, I provide you with the following.
Neither Figure A or Figure B of the development guidelines show the proper
location of schools for the Neighbourhoocl15, Duffin Heights as provided to me
in your letter of March 7, 2003. My response will refer to Map 25,
Neighbourhood 15: Duffin Heights. The Catholic elementary school site shown
on the west side of Brock Road will be required to serve the Duffin Heights
Community. The general location as shown on Map 25 north of the Ontario
Hydro Corridor adjacent to a park is acceptable to the Board.
The Catholic elementary school site shown on the east side of Brock Road will
not be required as it is expected that this area will be serviced by St. Wilfrid
Catholic School on Southcott Road or the aforementioned Duffin Heights School
west of Brock Road.
I trust this is satisfactory for your purposes.
Yours tru~, (J/J;)j
~
Controller of Planning
GON:amc
650 Ro$sland Road West, Oshawa. Ontario LlJ 7C4.
Telephone (905) 576-6150 Business Sel"liccs. Fax (905) 576-1981
Patricia Manson, BA. M. Ed. " Olretlor 01 Educ;;¡t!onlSecretarvffre0l6urer
TOTAL P. 01
THE
DURHAM
DISTRICT
SCHOOL
BOARD
Facilities Services
400 Taunton Road East
Whitby, Ontario
L1 R 2K6
Telephone: 19051 666-5500
1-800-265-3968
Fax: (905)666-6439
~~
~~
. .~~ ~r
Qf"~~
ATTACHMENT # i I TO
BEPûRT Ii PO I L. - 0 '~
March 27, 2003
~
~"ED
CITY ()¡;
PIG¡Œ:¡:¡¡NÎ~, C'¡JTAI'ìiï)
The Corporation of the City of Pickering
Planning & Development Department
Pickering Civic Complex
One The Esplanade
Pickering, Ontario
LI V 6K7
Attn.: Mr. Grant McGregor
CiTY OF P¡C!ŒB\t~~i
PLI),NNING & OEIIELOf'iVI!::NT
DEPI~I;:nMf:Nl
Dear Sir,
RE:
Duffin Heights Neighbourhood Development Guidelines
(City Initiated: Duffin Heights Neighbourhood)
Part of Lots 15 to 24, Concession 3
Public Elementary School Sites
City of Pickering
Staff has reviewed your letter dated March 7,2003 and the corresponding Map
(Map 25, Neighbourhood 15: Duftìn Heights), faxed to the Durham District
School Board on Monday March 31, 2003, and has the following comments:
I.
As per the Durham District School Board's letter, dated March 12,
2003, in response to the City initiated Duffin Heights Neighbourhood
Guidelines, the Durham District School Board would require 3
elementary school sites within the Duftìn Heights Neighbourhood.
2.
Map 25 ilJustrates three proposed public elementary school sites within
the Duftìn Heights Neighbourhood. Based on previous projected
population targets provided by the City of Pickering, the Durham
District School Board is satisfied with the number and type of sites
proposed within the Duftìn Heights Neighbourhood.
3.
Until fUliher detail on location and number of residential units is
provided, staff is not able to comment on the location of the school sites
shown on Map 25.
Thank you for your consideration in this matter. Statflooks forward to
receiving more detailed plans in order to properly locate future school sites
within the Duftìn Heights ncighbourhood.
Yours truly,
u~}n(2~./,~~.)
Theresa Williams,
Planner
1:/I'ROI'IAN/DAT4/CIIRlsnNE/I'ICKERING/DurnN!.\IARCf/27 2003. DOC
t:rr P'Hr r~n # L2-. TO
R~r\J'~T"~"PD '~-O "-3
Mar-3]-Z003 12:05
From-WALKER NOTT DRAGICEVIC ASSOCl
March 31, 2003
PI~nnlng and Development
Pickering Civic Complex
One the Esplanade
Pickering, Ontario
L 1 v 6K7
Attention:
Mr. Gram McGregor, MCIP, RPP, Principal Planner-Po/icy
Dear Mr. McGregor,
Ae:
PropO$ed ReYlsion 1 to Modification 1
to the Pickering Official Plan
Cl1y Initiated: Duffin Heights Nelghbourhood
of the East Duffin Area.
Duffin Heights Neighbourhood Development Guidelines
Part of Lots 15 - 24, Concession 3, Pickering
Duffin Meadows CÐmerery
Mount Plea6antGroup of Cemeteries
Our File: 00506
F~nner to o~r lener of March 6, 2003 submitted on behalf of the Mount Pleasam
Group of CemeTeries, we would like to raise an additional concern with respect to
the Major Pedestrian Route shown on Teniary Plan Figure A from the Duffin
Heights Development Guidelínes. Tnls link is shown to bisect the cemetery In a
nonn south direction approximating the intermittent waterco~rse tributary This area
was subject to recent Site plan approval anti development has proceecled in
accordance with the city approvec site plan and the approvals of the TACA No
provision has been made for suct't a pedestrian roLlte in the plan.
While the cemetery property is generally accessIble to the PlJblìc, continuous
access by the public at all hours of the day is not permissible. The cemetery must
be closed to public access between dusk and dawn in accordance witn provincial
regulation-
Imponantly there are senoLls issues of liability in allowing for uninterrLlptsd public
access through privately ownec lands and we must advise that our client WOLlld not
and can not asSl.lme that responsibility. Based on this position The design guidelines
wolJlcI require modífication prior 10 approval.
T-440
P - 002/003
F-593
Walker, No¡t, Dragicevic
Associates Limited
Planning
UrtJarl Design
EnVlfoft[J/lòrnal AS$~ssmem
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Mar-:-3HO03 12:05
From-WALKER NOTT DRAGICEVIC ASSOCI
T-440
Mr. Grant McGregor
PicKering Civic Complex
March 31,2003
Page 2
We lOOk forward to a response from the City as to our earlier sLlÞmission. Perhaps
this matter could De addressed at the same time.
We WOuld request tl1at we continue to receive informiHion and notice of any future
repons and/or puÞ!ìc meetings where tnlS matter will be considered by the City of
Pickering.
Should you have any questions or wish to QISCUSS tl1is fl-lnher, please do not
hesitate to contacI Ihe undersjgnea.
YoLlrs very Iruly.
WALKER. NOTT. DRAGICEVIC ASSOCIATES LIMITED
Planning' Urban Design' Environmental Assessment
~~/?P.
Robert A. Draglcevic. MCIP.APP
Principal
copy: Glen Timney- Mount Pleasant Group of Cemeteries
City of PickeTIng Clerk
Region of DLlrham CIerI<
S '\<1000100SQ6\l.errEAS\Q303312S_MatGregor,sent. wpCl
P,O03/003
F-593
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