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HomeMy WebLinkAboutApril 14, 2003Planning Committee Meeting Agenda Monday, April 14, 2003 at 7:30 p.m. Chair: Councillor Ryan ADOPTION OF MINUTES Meeting of March 17, 2003 (11) 1. MATTERS FOR CONSIDERATION PLANNING & DEVELOPMENT REPORT PD 16/03 ZONING BY-LAW AMENDMENT APPLICATION A 22/02 TAIGA URBAN DEVELOPMENT INC. 1647 FINCH AVENUE PART OF LOTS 20 AND 21, PLAN 316 (SOUTH-WEST CORNER OF ROYAL ROAD AND FINCH AVENUE) PAGE 1-27 PLANNING & DEVELOPMENT REPORT Pd 17/03 ZONING BY-LAW AMENDMENT APPLICATION A 01/03 1174245 ONTARIO INC. (OZ SKATE PARK) 830 BROCK ROAD, LOT 1, PLAN 40M-1347 28-44 PLANNING & DEVELOPMENT REPORT PD 14/03 PROPOSED REVISION I 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 45-111 CORRESPONDENCE Members of Council may formally table an item of correspondence that has been circulated by the Mayor, CAO, Clerk or other staff person. (IV) ADJOURNMENT 001 RECOMMENDATION OF THE PLANNING COMMITTEE DATE MOVED BY SECONDED BY That Zoning By-law Amendment Application A 22/03, be APPROVED subject to conditions outlined in Appendix I to Report No. PD 16-03, to permit the development of six detached dwellings on the subject lands being Part of Lots 20 and 21, Plan 316, City of Pickering. That the amending zoning by-law to implement Zoning By-law Amendment Application A 22/03, as set out in draft in Appendix II to Report Number PD 16- 03, be forwarded to City Council for enactment. That the request made by Taiga Urban Developments Inc., to permit the division of the subject lands, 1647 Finch Avenue, being Part of Lot 20 and 21, Plan 316, City of Pickering to create a total of six residential building lots through land severance, rather than by draft plan of subdivision, be APPROVED. OO2 PICKERING REPORT TO PLANNING COMMITTEE Report Number: PD 16-03 Date: March 27, 2003 From: Nell Carroll Director, Planning & Development Subject: Zoning By-law Amendment Application A 22/02 Taiga Urban Developments Inc. 1647 Finch Avenue Southwest corner of Royal Road and Finch Avenue Part of Lots 20 and 21, Plan 316 City of Pickering Recommendation: That Zoning By-law Amendment Application A 22/03, be APPROVED subject to conditions outlined in Appendix I to Report No. PD 16-03, to permit the development of six detached dwellings on the subject lands being Part of Lots 20 and 21, Plan 316, City of Pickering. That the amending zoning by-law to implement Zoning By-law Amendment Application A 22/03, as set out in draft in Appendix II to Report Number PD 16-03, be forwarded to City Council for enactment. That the request made by Taiga Urban Developments Inc., to permit the division of the subject lands, 1647 Finch Avenue, being Part of Lot 20 and 21, Plan 316, City of Pickering to create a total of six residential building lots through land severance, rather than by draft plan of subdivision, be APPROVED. Executive Summary: The applicant requests a change to the zoning by-law to permit the property to be redeveloped for six detached dwellings. The applicant proposes to divide the lands by applications to the Land Division Committee. The application is recommended for approval as it is considered compatible with surrounding land uses and conforms to the Official Plan (see Location Map, Applicant's Submitted Plan, Attachments #1 & #2). The applicant's request to divide the land by means of applications to the Land Division Committee is also considered appropriate and recommended for approval. Financial Implications: proposed development. No direct costs to the City are anticipated as a result of the Report PD 16-03 Subject: Taiga Urban Developments Inc. (A 22/02) March 27, 2003 Page 2 OO3 Background: 1.0 Comments Received 1.1 January 16, 2003 Information Meeting At the Information Meeting three (3) residents spoke to the application. One resident spoke in opposition and two were expressing some concern while seeking additional information on the application (see text of Information Report and Meeting Minutes, Attachments #3 and #4). 1.2 Residents Concerns - building height and related shadow impacts - tree preservation - sidewalks - servicing - flood control 1.3 Agencies Durham Planning Department (Attachment #5) complies with Regional Plan policies Regional requirements for the provision of municipal services will be satisfied through the land division applications a noise report will be a requirement of the land division application Toronto and Region Conservation Authority (Attachment #6) no objection subject to satisfying certain requirements such as a obtaining a TRCA permit and flood proofing 1.4 City Departments Development Control (Attachment #7) a development agreement is required to secure all City requirements, financial and otherwise certain technical requirements will need to be satisfied, such as geotechnical report, noise attenuation, road widening, grading and garage width 004 Report PD 16-03 Subject: Taiga Urban Developments Inc. (A 22/02) March 27, 2003 Page 3 2.0 2.1 2,2 2.3 Discussion Proposed Development is Compatible with Surrounding Land Uses The subject property is located at the southwest corner of Finch Avenue and Royal Road. Lands to the north are open space associated with West Duffins Creek and are not intended for development. Lands to the east have been developed for townhouses. Lands to the south and west currently support detached dwellings. Lands to the west and south are designated as Urban Residential Area - Medium Density Area in the City's Official Plan, and have the potential to redevelop in accordance with the Urban Resident~al Area - Medium Density Area designation. Development proposed by the subject application will provide an appropriate land use between the townhouse development to the east and the large lot detached dwellings to the south and west. Special Front Yard Depth (Lot 6), Maximum Building Height and Minimum Rear Yard Depth Required In order to ensure that the proposed dwellings appropriately fit in with the abutting properties the siting of the proposed dwellings must have regard for the proximity of the existing dwelling units. The front yard depth to the dwelling on proposed Lot 6 should recognize that the dwelling to the south has an existing front yard depth of 9 metres and therefore should not be allowed a 6 metre front yard depth but rather it should be 7.5 metres to act as a transition. This special front yard depth requirement for Lot 6 will be a condition of approval that will be addressed in the required Architectural Design Statement. Maintenance of an appropriate rear yard depth of 7.5 metres for all lots, is required. The maximum building height should be restricted to 9.0 metres to ensure a minimal impact on the abutting properties. A Draft By-law, attached as Appendix II to this report, has been prepared which recommends the subject property be rezoned from "R-3" (Detached Dwelling) zone to a "S4-8" (Detached Dwellings) zone. The above-noted measures will serve to address various resident concerns. Complies with the Regional and City Official Plans The subject application is consistent with and in general conformity to the Durham Regional Official Plan and the City of Pickering Official Plan. The proposed net density of the subject site is 34 units per hectare which is at the lower limit of the density range for the Urban Residential Area - Medium Density Area designation (30 units per hectare to 80 units per hectare). Given that there is a mix of residential uses in the immediate neighbourhood, the proposed density is considered compatible and appropriate for the area. The proposed use of six detached dwellings is considered to be more compatible with the Official Plan designation than the existing detached dwelling use. Report PD 16-03 Subject: Taiga Urban Developments Inc. (A 22/02) March 27, 2003 Page 4 005 2.4 Technical Matters Fencing Required Adjacent to Existing Westerly Property This development is an infill situation where new residential development is being introduced into an older established neighbourhood. The design of the plan is such that it introduces several rear yard conditions onto an existing residential lot. A concern for privacy for the existing lot was raised at the statutory public meeting for this application. In order to lessen the impact of new residential development on existing residents, it is recommended that the developer be required to install a 1.8 metre high wood privacy fencing along the rear lot line of Lots 1 to 6, being the easterly boundary of the adjacent lot. The design/materials for this fencing may be influenced by the noise study required as a condition of development. A noise attenuation fence in the flanking side yard of Lot 1 will also be required. This requirement will be addressed through the land division applications. Tree Preservation will be Limited The applicant will be required to provide a tree preservation plan to examine opportunities to preserve the existing vegetation where possible. A number of individual specimen trees exist on the subject property, however with required grading, and ground disturbance within the building envelope, any significant tree preservation will be difficult. Approval of a tree preservation plan will be required as a condition of approval of the land division. Development Agreement Required A development agreement between the City and the owner of the lands will be required to ensure that all matters of interest to the City are protected. This required agreement, and other development implementation matters, will be addressed through the land division applications. Sidewalks along Finch Avenue A sidewalk currently exists along the east side of Royal Road. Sidewalks do not exist along the west side of Royal Road and are not proposed to be intended through this application A sidewalk currently exists on the south side of Finch Avenue from Brock Road west to Royal Road. The placement of sidewalks along the south side of Finch Avenue is anticipated as redevelopment of properties abutting Finch Avenue occurs. A sidewalk abutting the subject property will be required. Provision for this section of sidewalk is contained within the Development Charge By-law. 006 Report PD 16-03 Subject: Taiga Urban Developments Inc. (A 22/02) March 27, 2003 Page 5 2.5 3.0 Architectural Design Statement Required The proposed lots are of a size that will require dwelling designs that are compatible with the existing surrounding neighbourhood. The applicant has provided a conceptual building envelope for the proposed lots, fronting onto Royal Road, confirming that appropriate dwelling space can be achieved while providing an appropriate amenity area for the homeowners. It is recommended that prior to the issuance of any permits, the applicant prepare a report to the satisfaction of the Director, Planning & Development, outlining siting and architectural design objectives for the proposed development that includes streetscape/architectural guidelines. These guidelines will include the special front yard depth requirement for proposed Lot 6, restriction of garage projections, and flanking lot elevation treatments. Lot Creation to Proceed by Land Severance Six lots are proposed to be created from the subject lands, through the land severance process. Section 15.26(b) of the Pickering Official Plan states that City Council shall limit the creation of lots for residential purposes by land severance to a maximum of three, and require that an ownership of land capable of being divided into more than three additional lots be developed by a plan of subdivision, except where it is demonstrated to Council's satisfaction that a plan of subdivision is neither appropriate nor necessary in which case Council may authorize the development to proceed by land severance. The subject lands are capable of being divided into more than three additional lots, and therefore permission is required from Council to allow development of these lands to proceed through the land severance process. The applicant's proposal is for six lots fronting an existing street which does not warrant the requirement for development by plan of subdivision. The City's interests can be appropriately addressed and protected through the subject rezoning application and conditions of land severance approval. The Planning & Development Department recommends that Council permit the exemption request by Taiga Urban Developments Inc. to proceed by land severance as opposed to plan of subdivision, as required servicing is available on the street and the proposed lotting pattern represents, appropriate development. Applicant's Comments The applicant is aware of the recommendations of the report. Report PD 16-03 Subject: Taiga Urban Developments Inc. (A 22/02) March 27,2003 Page 6 007 Attachments: 1. Location Map 2. Applicant's Submitted Plan 3. Information Report 4. Minutes from Public Information Meeting 5. Region of Durham Planning Department 6. Toronto and Region Conservation Authority 7. City of Pickering - Development Control Prepared By: /~Ro~'.~ P~rn, MOIP, F~P ~.~/~/)~"/~P; ncipa Planner- Development Review Lynda D~'i'ayi'or,/~ClP, RPP Manager, Development Review RP:jj Attachments Copy: Chief Administrative Officer Approved / Endorsed By: N~il Carr"~_.FM¢tp,/Rpp ' Director,~n~ & Development Recommended for the consideration Pickering City Corn of as J. 008 APPENDIX I TO REPORT NUMBER- PD 16-03 RECOMMENDED CONDITIONS OF APPROVAL FOR ZONING BY-LAW AMENDMENT APPLICATION A 22/02 That the subject lands be rezoned from a "R-3" zone in Zoning By-law 3036, as amended, to a "S4-8" zone, to permit development of detached dwellings on lots with minimum frontage of 10 metres. That the following conditions be included in comments to the Land Division Committee regarding applications LD 052/03 to LD 056/03. a) That the owner enter into an appropriate agreement with and to the satisfaction of the City of Pickering, prior to the City's release of any clearance of land division conditions, that will address, amongst other matters; noise attenuation, servicing, construction management plan, fencing, road widening, easements, road restoration, road cleaning, grading and drainage, boulevard tree planting, driveway location and paving, stormwater management, parkland contribution, required securities to safeguard the City and satisfying the City financially, including the payments required to satisfy the Development Charges Act. b) That the owner submit to the City of Pickering an appropriate siting and architectural design statement and that the owner agrees to implement the recommendations of the siting and architectural design statement in the required development agreement. The architectural design statement shall include, amongst others things, the requirement for the dwelling proposed on Lot 6 to be setback a minimum of 7.5 metres from the front lot line. c) That the owner satisfy the requirements of the Ministry of the Environment regarding the approval of a noise study recommending noise control features satisfactory to the Region of Durham and the City of Pickering. d) That prior to any site grading the owner submit, to the City's satisfaction, a tree preservation plan that identifies trees to be preserved, the method of preservation and identifies trees to be removed. APPENDIX !1 TO 0 0 9 REPORT NUMBER PD 16-03 DRAFT BY-LAW ZONING BY-LAW AMENDMENT APPLICATION A 22/02 0 ~ 0 CORPORATION OF THE CITY OF PICKERING BY-LAW NO. Being a By-law to amend Restricted Area (Zoning) By-law 3036, as amended, to implement the Official Plan of the City of Pickering, Region of Durham in Part of Lots 20 and 21, Plan 316, in the City of Pickering. (A 22/02) WHEREAS the Council of the Corporation of the City of Pickering deems it desirable to permit the development of detached residential dwellings; AND WHEREAS an amendment' to By-law 3036, as amended, is therefore deemed necessary; NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF PICKERING HEREBY ENACTS AS FOLLOWS: SCHEDULE I Schedule I attached hereto with notations and references shown thereon is hereby declared to be part of this By-law. AREA RESTRICTED The provisions of this By-law shall apply to those lands in Part of Lots 20 and 21, Plan 316, designated "S4-8" on Schedule I attached hereto. GENERAL PROVISIONS No building, land or part thereof shall hereafter be used, occupied, erected, moved, or structurally altered except in conformity with the provisions of this By-law. DEFINITIONS In this By-law, (1) (a) "Dwellin.q" shall mean a building or part of a building containing one or more dwelling units, but does not include a mobile home or trailer; (b)"Dwellinq Unit" shall mean one or more habitable rooms occupied or capable of being occupied as a single, independent, and separate housekeeping unit containing a separate kitchen and sanitary facilities; (c) "Dwelling, Sin.q e or Single Dwelling" shall mean a single dwelling containing one dwelling unit and uses accessory hereto; (d) "Dwelling, Detached or Detached Dwelling" shall mean a single dwelling which is freestanding,, separate, and detached from other main buildings or structures; (2) (a)"FIoor Area - Residential" shall mean the area of the floor surface contained within the outside walls of a storey or part of a storey; (3) (4) (5) (b) "Gross Floor Area - Residential" shall mean the aggregate of the floor areas of all storeys of a building or structure, or part thereof as the case may be, other than a private garage, an attic, or a cellar; (a) "Lot" shall mean an area of land fronting on a street which is used or intended to be used as the site of a building, or group of buildings, as the case may be, together with any accessory buildings or structures, or a public park or open space area, regardless of whether or not such lot constitutes the whole of a lot or block on a registered plan of subdivision; (b) "Lot Coveraqe" shall mean the percentage of lot area covered by all buildings on the lot; (c) "Lot Frontaqe" shall mean the width of a lot between the side lot lines measured along a line parallel to and 7.5 metres distant from the front lot line; "Private Garaqe" 'shall mean an enclosed or partially enclosed structure for the storage of one or more vehicles, in which structure no business or service is conducted for profit or otherwise; (a) __ (b) (c) (d) (e) (g) "Yard" shall mean an area of land which is appurtenant to and located on the same lot as a building or structure and is open, uncovered, and unoccupied above ground except for such accessory buildings, structures, or other uses as are specifically permitted thereon; (h) "Front Yard" shall mean a yard extending across the full width of a lot between the front lot line of the lot and the nearest wall of the nearest main building or structure on the lot; (i) "Front Yard Depth" shall mean the shortest horizontal dimension of a front yard of a lot between the front tot line and the nearest wall of the nearest main building or structure on the lot; (J) "Rear Yard" shall mean a yard extending across the full width of a lot between the rear lot line of the lot, or where there is no rear lot line, the junction point of the side lot lines, and the nearest wall of the nearest main building or structure on the lot; "Rear Yard Depth" shall mean the shortest horizontal dimension of a rear yard of a tot between the rear lot line of the lot, or where there is no rear lot line, the junction point of the side lot lines, and the nearest wall of the nearest main building or structure on the lot; "Side Yard" shall mean a yard of a lot extending from the front yard to the rear yard, and from the side lot line to the nearest wall of the nearest main building or structure on the lot; "Side Yard Width" shall mean the shortest horizontal dimension of a side yard of a lot between the side lot line and the nearest wall of the nearest main building or structure on the lot; "Flankage Side Yard" shall mean a side yard immediately adjoining a street or abutting on a reserve on the opposite side of which is a street; "Flanka.qe Side Yard Width" shall mean the shortest horizontal dimension of a flankage side yard of a lot between the lot line adjoining a street or abutting on a reserve on the opposite side of which is a street, and the nearest wall of the nearest main building or structure on the lot; "Interior Side Yard" shall mean a side yard other than a flankage side yard. 011 012 PROVISIONS (1) (a) Uses Permitted ("S4-8" Zone) No person shall within the lands designated "S4-8" on Schedule I attached hereto, use any lot or erect, alter, or use any building or structure for any purpose except the following: (i) detached dwelling residential use; (b) Zone Requirements ("S4-8" Zone) No person shall within the lands designated "S4-8" on Schedule I attached hereto, use any lot or erect, alter, or use any building except in accordance with the following provisions: (i) LOT AREA (minimum): (ii) LOT FRONTAGE (minimum): (iii) FRONT YARD DEPTH (minimum): 250 square metres; 10.0 metres; 4.5 metres; (iv) SIDE YARD WIDTH (minimum): 1.2 metres one side and 0.6 metres on the other side; (v) FLANKAGE SIDE YARD WIDTH (minimum): 2.7 metres; (vi) REAR YARD DEPTH (minimum): 7.5 metres; (vii) LOT COVERAGE (maximum): (viii) BUILDING HEIGHT (maximum): 48 percent; 9.0 metres; (ix) GROSS FLOOR AREA (minimum): (x) PARKING REQUIREMENTS: 100 square metres; A minimum one private garage per lot attached to the main building, any vehicular entrance of which shall be located not .(ess than 6 metres from the front lot line, and not less than 6 metres from any side lot line immediately adjoining a street or abutting on a reserve on the opposite side of which is a street; no part of any attached private garage shall extend more than 2.5 metres beyond the wall containing the main entrance to the dwelling unit, except where a covered and unenclosed porch or verandah extends a minimum of 1.8 metres from the wall containing the main entrance to the dwelling unit, no part of any attached private garage shall extend more than 3.0 metres beyond the wall containing the main entrance to the dwelling unit; ~)r 013 where a covered and unenclosed porch or verandah extends a minimum of 2.0 metres from the wall containing the main entrance to the dwelling unit and where second storey habitable floor space located above the garage is set back no more than 2.5 metres beyond the vehicular entrance of an attached private garage, no part of any attached private garage shall extend more than 6.0 metres beyond the wall containing the main entrance to the dwelling unit; (xi) SPECIAL REGULATIONS: A despite section 5.7 of By-law 3036, uncovered steps and platforms not exceeding 2.0 metres in height shall be permitted to project a maximum of 1.5 metres into a required rear yard; and BY-LAW 3036 By-law 3036, as amended, is hereby further amended only to the extent necessary to give effect to the provisions of this By-law as it applies to the area set out in Schedule I attached hereto. Definitions and subject matters not specifically dealt with in this By-law shall be governed by relevant provisions of By-law 3036, as amended. 7. EFFECTIVE DATE This By-law shall come into force in accordance with the provisions of the Planning Act. BY-LAW read4;;a first, second, and third time and finally passed this day of Wayne Arthurs Maya¢~ Bruce Taylor, Clerk 014 PLAN ,316 LOT 22 S4-8 PLAN 316 PT LOT 20 & 21, RP 40R-10081, PT 1 &2 PLAN 316 LOT 19 SCHEDULE I TO BY-LAW PASSED THIS DAY OF ~ ~3~' MAYOR CLERK 1] FINCH AVENUE FINCH AVENUE ~ ~~ ~ bANbURY City of Pickering Planning & Development Depa~ment PROPER~ DESCRIPTION PART LOT 20 & 21, P~N 3~6 OWNER KHAN DATE DEC. 10, 2002 DRAWN BY JB FILE No. A 022/02 SCALE 1:7500 CHECKED BY RP FOR DEPARTMENT USE ONLY PN-9 PA- INFORMATION COMPILED FROM APPLICANT'S SUBMITTED PLAN TAIGA URBAN DEVELOPMENTS. A 022/02 ~ '~''~ ''' <..~ FINCH AVENUE z 3 4 N 74'14'00" E 28.133m THIS MAP WAS PRODUCED BY THE CITY OF PICKER/NO PLANNING & DEV£LOPMENT DEPARTM£NT, INFOR~TION & SUPPORT SER~CE~ DECeMBeR 10, 2002, 017 INFORMATION REPORT NO. 01-03 FOR PUBLIC INFORMATION MEETING OF January 16, 2003 IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O. 1990, chapter P.13 SUBJECT: Zoning By-law Amendment Application A 22/02 Taiga Urban Developments Inc. 1647 Finch Avenue South-west corner of Royal Road and Finch Avenue Part of Lots 20 and 21, Plan 316 City of Pickering 1.0 2.0 PROPERTY LOCATION AND DESCRIPTION the subject lands are located on the west side of Royal Road, south of Finch Avenue; a property location map is provided for reference (see Attachment #1); the subject lands are currently occupied with one detached dwelling and accessory garage; the property currently has access from Finch Avenue; the property is currently fenced into two portions, the northern portion containing the dwelling unit and the southern portion vacant; surrounding land uses are; north - on the opposite side of Finch Avenue, the Brock Ridge Community Park; south ~ existing detached dwelling; east - on the opposite side of Royal Road, a townhouse condominium complex; west existing detached dwelling. APPLICANT"S PROPOSAL - the application is to amend the zoning by-law to permit the redevelopment of the subject property for six (6) lots for detached dwellings; - the applicant's submitted plan is provided for reference (see Attachment #2); 018 Information Report No. 01-03 Page 2 2.1 all of the dwellings are proposed to have driveway access off of Royal Road; the applicant has requested that City Council permit the creation of the proposed lots by land severance instead of by plan of subdivision; Development Detail The following is proposed development detail for this application: Durham Region Official Plan designation City of Pickering Official Plan designation Zoning: Existing Proposed Uses: Existing Proposed Total Site area Frontage on Royal Road Frontage on Finch Avenue Building coverage per lot Total number of units Gross density Proposed lot frontage per lot Typical lot area - Living Area - Urban Residential Area- Medium Density Area - R3 (One-Family Detached Dwelling, Third Density Zone) - appropriate to permit proposed~ development - one (1) detached dwelling - six (6) detached dwellings - 1753 m2 - 66.9 m - 28.1m - 43% - 6 - 34.2 units/ha - 10m - 281 m2 3.0 3.1 3.2 OFFICIAL PLAN AND ZONING Durham Reqional Official Plan the Durham Regional Official Plan designates the subject lands as within a Living Area; the Durham Regional Official Plan states that Living Areas are intended to be predominantly used for housing purposes; Living Areas shall be developed in a compact form through higher densities and by intensifying and redeveloping existing areas, particularly along arterial roads; Finch Avenue is designated as a Type B Arterial Road in the Durham Regional Official Plan; the application appears to conform to this designation; Pickerinq Official Plan the Pickering Official Plan designates the subject lands as Urban Residential Area -Medium Density Area; Information Report No. 01-03 Page 3 019 3.3 permissible uses within this designation include, amongst others, a variety of residential uses including detached dwelling; the Pickering Official Plan establishes a density range of over 30 and up to and including 80 dwelling units per hectare for development within an Urban Residential Area -Medium Density Area; the proposed development would provide a net density of 34 units per hectare; the subject property is within the Village East Neighbourhood of the Official Plan; no development guidelines have been prepared for this neighbourhood; Schedule II of the Pickering Official Plan - Transportation Systems, designates Finch Avenue, where it abuts the subject lands, as a Type B Arterial Road; Type B Arterial Roads are designed to carry moderate volumes of traffic at moderate speeds, have some access restrictions and generally have a right-of-way width ranging from 30 to 36 metres; Royal Road is designated as a Local Road which generally provide access to individual properties and carries local traffic; Schedule Iit of the Pickering Official Plan - Resource Management designates the subject lands as Shorelines And Stream Corridors and within Flood Plain Special Poficy Areas; Shorelines and Stream Corridors identify lands that may be prone to water impacts, such as flooding, erosion and slope instability, and requires an environmental report to be submitted that appropriately addresses any environmental constraints on the subject property; Flood Plain Special Policy Areas identify lands where communities have developed on lands susceptible to flooding, and recognizes the continued viability of those areas by permitting some new development, subject to appropriate flood protection measures as set out in the Official Plan; the Official Plan identifies that the City and Conservation Authority may require the submission of engineering and stormwater management studies when considering applications on lands designated Flood Plain Special Policy Area; the subject application will be assessed against the policies and provisions of the Pickering Official Plan during the further processing of the applications; Zoning By-law 3036, as amended the subject lands are currently zoned "R-3" (One-Family Detached Dwelling, Third Density Zone )by Zoning By-law 3036; the existing zoning permits one detached dwelling per lot on a lot having a minimum lot area of 550 square metres and a lot frontage of 18 metres; an amendment to the zoning by-law is required to implement the applicant's proposal for six detached dwelling lots; the applicant has requested an appropriate zone that would permit the proposed development. 02O Information Report No. 01-03 3.4 Lot Creation 4.0 4.2 4.3 5.0 six lots are proposed to be created from the subject lands,, through the land severance process; - Section 15.26(b) of the Pickering Official Plan states that City Council shall limit the creation of lots for residential purposes by land severance to a maximum of three, and require that an ownership of land capable of being divided into more than three additional lots be developed by a' plan of subdivision, except where it is demonstrated to Council's satisfaction that a plan of subdivision is neither appropriate nor necessary in which case Council may authorize the development to proceed by land severance; the subject lands are capable of being divided into more than three additional lots, and therefore permission is required from Council to allow development of these lands to proceed through the land severance process; - the request for exemption of the subdivision process will be considered during the process of the rezoning application. RESULTS OF CIRCULATION no resident comments have been received to-date on the application; A.qencv Comments no comments from any of the circulated agencies have been received to-date on the application; Staff Comments - in reviewing the application to-date, the following matters have been identified by staff for further review and consideration: ensuring that the proposed development is compatible with, and sensitive to, surrounding lands; · the impact the proposed use / site changes may have on the character of the neighbourhood; · impact on the streetscape of Royal Road and Finch Avenue; · stormwater management and flood control requirements; this Department will conclude its position on the application after it has received and assessed comments from the circulated departments, agencies and the public. PROCEDURAL INFORMATION - written comments regarding this proposal should be directed to the Planning & Development Department; Information Report No. 01-03 Page 5 021. 6.0 6.1 6.2 - oral comments may be made at the Public Information Meeting; - all comments received will be noted and used as input in a Planning Report prepared by the Planning & Development Department for a subsequent meeting of Council or a Committee of Council; if you wish to be notified of Council's decision regarding the zoning by-law amendment application, you must request such in writing to the City Clerk; - if you wish to reserve the option to appeal Council's decision of the proposed zoning by-law amendment application, you must provide comments to the City before Council adopts' any by-law for this proposal. OTHER INFORMATION Information Received copies of the Applicant's submitted plans are available for viewing at the offices of the City of Pickering Planning & Development Department; the City of Pickering has received the following technical information / reports on the proposed application; · Detailed Noise Control Study, prepared by SS Wilson Associates; · Phase I Environmental Site Assessment, prepared by Geo-Canada Ltd. Company Principal the Zoning By-law Amendment application has been submitted by Taiga Urban Developments Inc on behalf of Henry and Gayle Kahn who have entered into an agreement of purchase with Taiga Urban Developments Inc; the principle of Taiga Urban Developments Inc is Amit Gupta. ORIGIIqAL SIGNED BY Ross Pym, MCIP, RPP Principal Planner- Development Review RP:jf Attachments ORIOINAL SIGNED BY Lynda Taylor, MCIP, RPP Manager, Development Review Copy: Director, Planning & Development Excerpts from Statutory Public Information Meeting Thursday, January 16, 2003 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. (11) ZONING BY-LAW AMENDMENT APPLICATION A 22/02 TAIGA URBAN DEVELOPMENTS INC. 'i647 FINCH AVENUE SOUTH-WEST CORNER OF ROYAL ROAD AND FINCH AVENUE PART OF LOTS 20 AND 21, PLAN 316 Ross Pym, Principal Planner, Development Review, provided an explanation of the application, as outlined in Information Report #01-03. Amit Gupta, representing applicant, advised that he was present to answer any questions. Richard Ward, 3709 Regional Road, Orono, advised of his opposition to this application and stated his concern with respect to flooding. He further advised that he will be taking this matter to the Ontario Municipal Board. James Morrow, 1639 Finch Avenue, questioned the height of the proposed homes, how close these homes will be to the lot line and would they be blocking the sun from his property, what will happen to the mature trees and will sidewalks be built along Finch Avenue. John Van Staveren, 1635 Finch Avenue, advised that when building his home on a quarter acre property he was advised by the Health .Department that a four bedroom home would not be allowed for health reasons. He questioned what size of homes these will be and stated his concern with respect to flooding. Amir Gupta, representing applicant, advised that the homes would be two storey, a tree conservation plan is being done and every attempt will be made to save older trees, and flood plain issues are being addressed. He further stated his willingness to meet with Mr. Morrow to address his co'ncerns. The.Reg iOr~al Municipality of Durham January 20, .2003 Ross Pym, Principal Planner- Planning & Development Department One the Esplanade Pickering, Ontario L1V 6K7 Dear Mr. Pym: 023 Planning Department Re: 1615 DUNDAS ST. E, 4TH FLOOR, LANG TOWER WEST BUILDING P.O. BOX 623 Zoning Amendment Application A22/02 Applicant: Taiga Urban. Development Inc; Location: Part of,Lots 20, 21, Plan 316 1647 Finch Avenue Municipality: City of Pickenng WHITBY, ON L1N 6A3 '~t05) 728-7731' AX: (905) 436-6612 www. region.durham.on.ca A.L. Geor¢ieff, MCIP, RPP. Commissioner of Planning We have reviewed this application and the following comments are offered with respect to compliance with the Durham Regional Official Plan, the proposed method Of servicing and delegated provincial plan review' responsibilities. The purpose of the application is to' rezone the property to permit the . development of six detached dwellings., The subject property is designated "Eiving Area" in the Durham Regional Official Plan. Lands within this designation are to be used predominantly for housing purposes and are to incorporate the widest possible.variety of housing types, sizes and tenure to provide living accommodations that address various socio- economic factors. The proposed amendment appears to be.in conformity with. the Durham Regional Official Plan. All Regional requirements for the provision of municipal services will be satisfied through appropriate conditions related .to.future land division applications. This application has been screened in accordance with the terms of the provincial plan review.resp0nsibilities. 'The subject property abuts Finch Avenue, whiCh is designated a Type-B arteria! road in the. Durham Regional Official Plan. A Noise Analysis .should be competed for the lands as part of a.ny future land division applications. No further provincial interests appear to be affected. If you have any questions or require additional information, please call me. Yours truly, .... ./ ? ~ .~' Ray Davies, Planner Current Operations Branch cc. Pete Castelan, Durham Region Works Department R:\t rainin g\rd~zoning~icked ng a22-O2.doc "$ER ~,~ICIS' EXCELLENCE for our .COMMUNITF" 100% Post Consumer for The ]W.g C] y January 15, 2003. CFN BY FAX AND MAIL Mr. Ross Pym Planning and Development Department City of Pickering Pickering Civic Complex One The Esplanade Pickering, ON LlV 6K7 Dear Mr. Pym: Re: Zoning By-law Amendment A22/02 1647 Finch Avenue Finch Avenue and Royal Road City of Pickering, Durham Region (Henry and Gayle Kahn) This letter follows receipt of the above noted zoning amendment on December 16, 2002. Staff at the Toronto and Region Conservation Authority (TRCA) have had an opportunity to review the submitted application and offer the following comments: · The subject property is located at 1647 Finch Avenue, being Part of Lots 20 and 21, Plan 316, on the southwest corner of the intersection of Finch Avenue and Royal Road in the City of Pickering, Durham Region. The subject property is currently designated as 'Urban Residential Area- Medium Density Area' in the City of Pickering's Official Plan and currently zoned as 'R3 - One Family Detached Dwelling Third Density Zone.' The above zoning amendment would change zoning on the property to permit the construction of 6 detached dwellings. The subject property is located within the Authority's Fill Regulated Area and within the Regional Storm Floodplain. in accordance with Ontario Regulation 158, a permit is required from the TRCA prior to any of +~,~, f'*' .... ;'"'" '~"'~'~ +"~'~'*'" place: A) construct any building or structure or permit any building or structure to be constructed in or on a pond or swamp or in any area susceptible to flooding during a Regional Storm; B) place or dump fill or permit fill to be placed or dumped in the areas described in the schedules whether such fill is already located in or upon such area, or brought to or on such area from some other place or places; c) straighten, change, divert or interfere in any way with the existing channel of a river, creek, stream or watercourse. While the subject property is located within the Regional Storm Floodplain, this area has been recognized as a Special Policy Area (SPA). The SPA designation recognizes that this flodplain area is an area where there is surrounding existing development that forms an integral part of an Ross Pym - 2- January 15, 2003. existing community. TRCA policies allows for development to proceed within SPA floodplain areas subject to the technical criteria (flood proofing) and regulation of the TRCA. Prior to our approval of a site plan application and/or our clearance for building permit approval, a permit under Ontario Regulation 158 must be obtained from the TRCA for any new development on the subject property. Based on the above assessment, the Authority has no objections to the approval of the above zoning amendment. However, we reiterate our position that a permit under Ontario Regulation 158 will be required for any future development that takes place on the subject property. The Authority acknowledges receipt of a $150 preliminary analysis fee for the above zoning amendment. Please note that additional fees may be required as development proceeds. We trust these comments are of assistance. Should you have any questions, please do not hesitate to contact Kevin Huang at extension 5307 or the undersigned. Yours truly, Senior Planner Development Services Section Extension 5306 /KH C.C; Taiga Urban Development Inc. (Fax Only: 905~625-1985) Kevin Huang, TRCA 025 F:\PRS\Kevin307\Public\1647 Finch Avenue Comments.wpd 026 CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT February 19, 2003 To; Ross Pym Principal Planner- Development Review Fro m: Robert Starr Supervisor, Development Control Subject: Zoning By-law Amendment Application A22/02 Taiga Urban Development Inc. Part of Lots 20 and 21, Plan 316 Finch Ave./Royal Rd. City of Pickering We have reviewed the above-noted application and provide the following comments: 1) 2) Development of this site should be controlled through a plan of subdivision or, as a minimum, through a development agreement with the City. The agreement must address such items as securities, insurance, servicing, road restoration, storm water management, lot grading and drainage, driveways, boulevard trees, 'fencing, easements (min. 2.4m, not 1.8m as indicated), noise attenuation, utility requirements, construction management, etc. 3) 4) 5) A geotechnical report will be required for this site. Lot 1 should be restricted to a single car garage width (garage could be in tandem) as there is minimum frontage for even a single lane driveway (minimum 4.0m) recognizing the proposed 1.2m side yard set back. Utility installations, relocations and/or adjustments will be the applicant's responsibility. 6) 7) A road widening along Finch Ave. adjacent to Lot 1 should be reviewed with the Region of Durham's requirements, Noise Attenuatior~: SS Wilson Report No, WA02-63 dated October 1, 2002 The Report requires a fence/berm combination of 2.4 metres in height. A berm may be difficult to install without affecting adjacent property and/or road allowance. An alternative to the berm should be provided. The Report may need to be revised should a Finch Ave. widening be required and Fig. 3 in the Report should ensure the fence is not contained within the proposed daylight triangle. If a gate is anticipated within the noise fence, details should be provided to ensure construction requirements. 8) Wells and/or septic systems on these lands must be removed and/or properly reconstructed. 9) Pregrading on the site should not be permitted without approvals as required by the City and/or other agencies. O?7 Robert Sfarr RS:bg J:L~.DMIN~PAR~BOB ~TAR R~ppli~a~ions'tT~ig~ Urban Zoning Amendmenl,d~ Copy: Coordinator, Development Approvals 2 028 RECOMMENDATION OF THE PLANNING COMMITTEE DATE MOVED BY SECONDED BY That Zoning By-law Amendment Application A 1/03, be APPROVED as set out in the draft by-law attached as Appendix I to Report No. 17-03, to amend the zoning of the lands to add a Commercial-Recreational Establishment use, submitted by, Oz Skate Park (Peter Law & Russ Culpeper) with permission from Henry Kaptyn, Principal of 1174245 Ontario Limited, on lands being Part of Lot 1, Plan 40M- 1347, City of Pickering. That the amending zoning by-law to implement Zoning By-law Amendment Application A 1/03, as set out in Appendix I to Report Number PD 17-03 be forwarded to City Council for enactment. REPORT TO 029 PLANNING COIVIlVIlTTEE Report Number: PD 17-03 Date: March 24, 2003 From: Neil Carroll Director, Planning & Development Subject: Zoning By-law Amendment Application A 1/03 1174245 Ontario Limited (Oz Skate Park) 830 Brock Road Lot 1, Plan 40M-1347 City of Pickering Recommendation: That Zoning By-law Amendment Application A 1/03, be APPROVED as set out in the draft by-law attached as Appendix I to Report No. 17-03, to amend the zoning of the lands to add a Commercial-Recreational Establishment use, submitted by, Oz Skate Park (Peter Law & Russ Culpeper) with permission from Henry Kaptyn, Principal of 1174245 Ontario Limited, on lands being Part of Lot 1, Plan 40M-1347, City of Pickering, That the amending zoning by-law to implement Zoning By-law Amendment Application A 1/03, as set out in Appendix I to Report Number PD 17-03 be forwarded to City Council for enactment. Executive Summary: The applicant is requesting a change to the zoning by-law to permit the establishment of a Commercial-Recreational Establishment use. The current zoning allows a mix of Commercial and Industrial uses. The property is located on the south-west corner of Brock Road and Feldspar Court (see Location Map, Attachment #1 and Site Plan, Attachment #2). No alterations are proposed to the existing Commercial/Industrial building to accommodate the requested use. The proposed Commercial-Recreational Establishment use will be compatible with the existing Industrial uses on the site and within the area. Commercial-Recreational Establishment uses tend to be high generators of parking, therefore it is recommended that the gross leaseable floor area for all Commercial-Recreational Establishment uses within this building be limited to 1600 square metres, and that bingo facilities not be permitted. 03O Report PD 17-03 Subject: Zoning By-law Amendment Application A 1/03 Date: March 24, 2003 Page 2 It is recommended that the application be approved and the draft by-law be forwarded to Council for enactment. Financial Implications: proposed development. No direct costs to the City are anticipated as a result of the Background: 1.0 Comments Received 1.1 At February 20, 2003 Information Meeting (see text of Information Report and Meeting Minutes, Attachments #3 and #4) 1.2 Comments from Circulated Property Owners Fred Engelage - D&R Custom Steel Fabrication - concerns with traffic movements in the Brock Road/Feldspar Court area; - concerns with safety for young drivers that would be frequenting the proposed indoor skate park; 2.0 Discussion 2.1 Proposed Commercial-Recreational Establishment Use is Compatible with Existing Industrial Uses and Site Function. The proposed use will be located within an existing industrial building which will not adversely effect, or visually impact the character of the surrounding neighbourhood. The proposed Commercial-Recreational Establishment use is compatible with the existing industrial uses. The current site design will permit the integration of Commercial-Recreational Establishment uses with the existing building and enable the site to function without conflicts of use. Commercial-Recreational Establishment uses typically offset Industrial uses with respect to hours of operation and parking. Hours of operation for Commercial-Recreational Establishment uses are predominately during the off-hours of industrial operations, such as in the evening hours and on the weekends. This allows for a sharing of parking amongst Commercial-Recreational Establishment uses and Industrial uses, thus maintaining site functionality. Report PD 17-03 Subject: Zoning By-law Amendment Application A 1/03 Date: March 24,2003 Page 3 031 2.2 Floor Area Limitations Required for Commercial-Recreational Establishment Uses. 3.0 The applicant is proposing an Indoor Skateboard/In-Line Skate Park which is a Commercial-Recreational Establishment use. The current by-law definition for a Commercial-Recreational Establishment use permits recreational facilities such as bowling alleys, miniature golf courses, bingo facilities, gymnastics facilities, roller skating rinks, squash courts, swimming pools, batting cages, and other similar recreational facilities including an athletic or recreational club. Since the uses permitted under Commercial-Recreational Establishment tend to be high generators of parking, it is recommended that the by-law limit the gross leaseable floor area for all Commercial-Recreational Establishment uses to 1600 square metres (total gross floor area of building is 8884 square metres). This limitation will ensure that adequate parking is provided on-site for both Commercial-Recreational Establishment uses and Industrial uses. As noted above, a bingo facility is a permitted use within the definition of a Commercial-Recreational Establishment. A review of bingo facilities within the City and Region identified that this use is a greater generator of parking than other Commercial-Recreational Establishment uses. An example of a bingo facility which exemplifies this point is Delta Bingo located at 975 Dillingham Road. This bingo facility has been limited to a maximum gross leaseable floor area of 1740 square metres, with a minimum requirement of 270 parking spaces. Considering the high parking demand for bingo facilities and the limited parking availability on this site (170 spaces), it is recommended that a bingo facility not be included as a permitted use. Applicant's Comments The applicant is aware of the contents of this report and has reviewed the draft by-law. 032 Report PD 17-03 Subject: Zoning By-law Amendment Application A 1/03 Date: March 24, 2003 Page 4 Attachments: 2. 3. 4. Location Map Site Plan Information Report Minutes from Public Information Meeting Prepared By: F~aa(nning Technician Approved / Endorsed By: Neil ~Carroll,"'~lp,,.BPp -~ Director, Pla~n~ Development Lynd~ Taylor/l(4c~P, RPP Manager, D,~velopment Review GXR:jf Attachments Copy: Chief Administrative Officer Recommended for the consideration of Pickering ~ity ~oun~l APPENDIX I TO REPORT NUMBER PD 17-03 033 DRAFT BY-LAW ZONING BY-LAW AMENDMENT APPLICATION A 1/03 THE CORPORATION OF THE CITY OF PICKERING BY-LAW NO. Being a By-law to amend Restricted Area (Zoning) By-law 2511, to implement the Official Plan of the City of Pickering District Planning Area, Region of Durham in Part of Lot 1, Plan 40M-1347, City of Pickering. (A 01/03) WHEREAS the Council of the Corporation of the City of Pickering deer's it desirable to change the. zoning of the lands to permit the addition of a Commercial-Recreational Establishment Use, on the subject lands, being; Part of Lot 1, Plan 40M-1347, City of Pickering. AND WHEREAS an amendment to By-law 2511, as amended, is therefore deemed necessary; NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF PICKERING HEREBY ENACTS AS FOLLOWS: 1. TEXT AMENDMENT M2 is hereby amended by adding the following after subsection 17.4.2: 17.4.3 - Part of Lot 1, Plan 40M-1347 (1) Definitions (a) For the purpose of this subsection "Commercial-Recreational Establishment" shall mean a commercial establishment in which recreational facilities such as bowling alleys, miniature golf courses, bingo facilities, gymnastics facilities, roller skating rinks, squash courts, swimming pools, batting cages, indoor skateboarding/in-line skate park, and other similar recreational facilities are provided, and which may include an athletic or recreational club, but shall not include a place of amusement or entertainment as defined herein, a room or an area used for any video lottery terminal use as governed by the Gaming Services Act, an adult entertainment parlour as defined herein or a body rub parlour as defined in the Municipal Act, R.S:O. 1990, Chapter M.45, as amended from time-to-time or any successor thereto; (b) For the purpose of this subsection "Adult Entertainment Parlour" shall mean a building or part of a building in which is provided, in pursuance of a trade, calling, business or occupation, services appealing to or designed to appeal to erotic or.sexual appetites or inclinations; (c) For the purpose of this subsection "Place of Amusement or Entertainment" shall mean a building or part of a building in which facilities are provided for amusement or entertainment purposes, and which may include a billiard or pool room, a dance hall, a music hall, or a theatre, but shall not include a room or area used for any video lottery terminal use as governed by the Gaming Services Act, and adult entertainment padour as defined herein or a body rub parlour as defined in the Municipal Act, R.S.O. 1990, Chapter M.45, as amended from time-to-time or any successor thereto; (2) Provisions In addition to the provisions of Section 17.1 hereof, the lands designated M2 on Schedule 'T' to By-law may be used for the purpose of a Commercial-Recreational Establishment in accordance with Section 17.2 provided that the following requirements are met: (a) that despite the definition of a Commercial-Recreational Establishment, a Bingo Facility shall not be permitted; (b) the gross leaseable floor area of all Commercial-Recreational establishments shall not exceed 1600 square metres, and the parking ratio shall be, 1 space per 56 square metres of gross ieaseable floor area, or portion thereof. 2. BY-LAW 2511 By-law 2511 is hereby further amended only to the extent necessary to give effect to the provisions of this By-law as set out in Section 1 above. Definitions and subject matter not specifically dealt with in this By-law shall be governed by the relevant provisions of By-law 2511, as amended. 3. EFFECTIVE DATE This By-law shall take effect from .the day of passing hereof subject to the approval of the Ontario Municipal Board, if required. 035 BY-LAW read a first, second and third time and finally passed this day of ,2003. Wayne Arthurs, Mayor Bruce Taylor, Clerk 036 PLAN 40M-1347, PART LOT I SCHEDUEE T TO BY-LAW PASSED THIS DAY OF _ 2OO3 MAYOR CLERK BAYLY ~ I I STREET ORANGEBROOK 0 (~1 QUIGLEY STREET o d O r~ © ~ __CLEMENTS ROAD I'~F I i SUBJEC1 I McPHERSON City of Pickorin§ Plannin~ & DoveloCmont Do~artmont PROPERTY DESCRIPTION LOT 1, PLAN 40M-1347 OWNER 1174245 ONTARIO INC, DATE JAN 13, 2003 DRAWN BY dB ...... FILE No. A01/03 SCALE 1:7500 CHECKED BY RP FOR DEPARTMENT USE ONLY PN-9 PA- ' O38 ~T'rACFIMEN'f ~f~TO REPORT t¢ PD /~--~ ~ INFORMATION COMPILED FROM APPLICANT'S PROPOSED PLAN A01/2003 FELDSPAR COURT .L_._ . ~ ~.~~~ EXISTING STRUCTURE TRUCK LOADING THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING AND DEVELOPMENT DEPARTMENT, PLANNING INFORMATION SERVICES DWISION MAPPING AND DESIGN SECTION,JANUARY 13, 2003, REPORT 039 INFORMATION REPORT NO. 05-03 FOR PUBLIC INFORMATION MEETING OF February 20, 2002 IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O. 1990, chapter P.13 SUBJECT: Zoning By-law Amendment Application A 01/03 1174245 Ontario Limited (©z Skate Park) 830 Brock Road Lot 1, Plan 40M-1347 City of Pickering 1,0 2.0 PROPERTY LOCATION AND DESCRIPTION - the subject property is approximately 2.2 hectares in size, and located on the south-west corner of Brock Road and Feldspar Court (see Attachment #1 - Location Map); a one-storey commercial/industrial building of approximately 8884.16 square metres is currently situated on the property (see Attachment #2 - Approved Site Plan); - the applicant will be occupying one unit of the commercial/industrial building; - the unit is approximately 1520 square metres in size; commercial and industrial operations surround the property on the north south, east, and west sides. ' APPLICANT'S PROPOSAl the applicant's propose to amend the existing zoning on the subject lands to add a Commercial-Recreational Establishment use (indoor Skateboard/In-line skate park). Information Report No, 05-03 Page 2 3.0 3.1 3,2 3.3 OFFICIAL PLAN AND ZONING Durham Re,qional Official Plan - the Durham Regional Official Plan identifies the subject lands as being designated "Employment Area", which permits a wide range of employment and employment-related uses; - the applicant's proposal appears to comply with this designation. Pickerinq Official Plan the subject property is designated "Employment Areas - General Employment" within the Brock Industrial Neighbourhood; this designation permits a wide range of employment and employment-related uses, including community, cultural, and recreational uses. Schedule II of the Pickering Official Plan- "Transportation Systems" designates Brock Road as a Type C - Arterial Road and Feldspar Court as a Local Road; the applicant's proposal appears to conform to the applicable Official Plan policies. Zoning By-law 3036 - the subject property is currently zoned "M2"- Industrial Zone by By-law 2511/00; the current zoning permits the following uses: Residential · for a caretaker or watchman Commercial · open air markets, public parking lots, a business or professional office; Industrial a service or repair shop, a warehouse or distributing depot, a garage, a dry cleaning, pressing, laundry establishment, a creamery, a printing or duplicating shop, a bakery, a dairy, light manufacturing, assembly of manufactured products, a transportation terminal, and industrial uses carried on within an enclosed building or structure. an amendment to Zoning By-law 2511 is required to permit the proposed addition of a Commercial-Recreational use for an indoor skateboard park. Information Report No. 05-03 Page 3 4.0 4.1 4.2 RESULTS OF CIRCULATION Resident Comments - no written resident comments have been received to date; A.qencv Comments 4.3 4.4 - no agency comments have been received to date; Applicant's Information The applicant's have provided the Planning & Development Department the following information: · operation will cater to children 12 - 18 years old; · hours of operation will be' generally from 4 pm - 10 pm throughout the week and full business hours on the weekend; · may be closed one day during the week; · unit will contain a ramped area, flatland area, pro shop, party room, rental area, arcade, and food services; · three 2 hour sessions on the floor (ramp area/flatland area); · 90 children at any given time in the skate park, plus other children and parents functioning as spectators; · children will primarily be dropped off, or take public transportation to the facility; · 5 dollar fee to enter the facility; · the operation will promote a clean safe environment; · location can be accessed by public transportation; Staff Comments in reviewing the application to-date, the following matters have been identified by staff for further review and consideration: · the compatibility of the proposed development with the existing built form; · examination of the existing parking situation on-site, to determine its functionality with the existing uses on-site; · examination of parking requirements for Commercial-Recreational uses, to ensure minimum on-site parking is available; · evaluate parking options to determine if floor space limitations are required; · evaluate the maximum parking capacity of the site. 04 Information Report No. 05-03 Page 4 this Department will conclude its position on the application after it has received and assessed comments from the circulated departments, agencies and the public. 5.0 PROCEDURAL INFORMATION - written comments regarding this proposal should be directed to the Planning & Development Department; - oral comments may be made at the Public Information Meeting; all comments received will be noted and used as input in a Planning Report prepared by the Planning & Development Department for a subsequent meeting of Council or a Committee of Council; 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. 6.0 OTHER INFORMATION 6.1 Appendix No. I list of neighbourhood residents, community associations, agencies and City Departments that have commented on the applications at the time of writing report; 6.2 Information Received full scale copies of the Applicant's submitted plan are available for viewing at the offices of the City of Pickering Planning & Development Department; 6.3 Property Principal, - the principal of this property is Henry Kaptyn, 1174245 Ontario Limited; the applicant's are Peter Law & Russ Culpeper. ORIGINAL SIGNED BY Geoff Romanowski Planning Technician GXR:jf Attachments ORIGINAL SIGN~r~ ~,*~ Lynda Taylor, MCIP, RPP Manager, Development Review Copy: Director, Planning & Development APPENDIX NO. I TO INFORMATION REPORT NO. 05-03 COMMENTING RESIDENTS AND LANDOWNERS (1) none received to date; COMMENTING AGENCIES (1) none received to date; COMMENTING CITY DEPARTMENTS (1) Planning & Development Department; ~ACHMEN'Ir #_, ~ ,TO Excerpts from ,~[:p0g'~ ,¢ PD~~ 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. (111) ZONING'BY-LAW AMENDMENT APPLICATION A 01/03 1174245 ONTARIO LIMITED (OZ SKATE PARK) 830 BROCK ROAD LOT 1, PLAN 40M-1347 Geoff Romanowski, Planning Technician, provided an explanation of the application, as outlined in Information Report #01-03. 045 RECOMMENDATION OF THE PLANNING COMMITTEE DATE MOVED BY SECONDED BY (a) 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; and · 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; and · 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; and · 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, and (b) That the draft by-law to adopt Revision to Modification I to the Pickering Official Plan be FORWARDED to Council for enactment as set out in Appendix I to Report PD 14-03; and REPORT TO PLANNING COMMITEE Report Number: PD 14-03 Date: April 2, 2003 047 From: Nell Carroll Director, Planning & Development Subject: Proposed Revision 1 to Modification 1 to the Pickerinq Official Plan City Initiated: Duffin Heights Neighbourhood of the E~st Duffin Area Duffin Heights Neighbourhood Development Guidelines Part of Lots 15 to 24, Concession 3 City of Pickering Recommendations: 1. (a) That Revision I 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 Dens~ 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, (b) 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 PD 14-03; 0 4 8 Report PD 14-03 Revision 1 to Modification 1 to the Pickering Official Plan Date: April 2, 2003 Page 2 (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 PD 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 Ill to Report Number PD 14-03 be ADOPTED; and That a copy of Report Number PD 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 Picketing 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 Revision 1 to Modification 1 to the Pickering Official Plan Date: April 2, 2003 Page 3 049 1.0 1.1 1.2 1.3 Back.qround: 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. 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 ). 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. 050 Report PD 14-03 Revision 1 to Modification 1 to the Pickering Official Plan Date: April 2, 2003 Page 4 2.0 2.1 2,2 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 wdtten comments were subsequently received from a number of individuals and agencies (see Attachments #4 to #12). 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. Main Concerns and Responses affecting Duffin Heights Neighbourhood Polices - Policy 11.17 In response to TRCA's suqgestion 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. Dra.qicevic has commented that the Region 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 agrees 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 Region of Durham Planning 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 Revision 1 to Modification 1 to the Pickering Official Plan Date: April 2, 2003 Page 5 051 2.3 Staff agrees 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. Dra,qicevic's comment that the Development Guidelines be revised to require new development to be integrated and compatible with, and complement the existing cemetery, staff agrees 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. Dra.qicevic'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. Dra,qicevic'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. 052 Report PD 14-03 Revision 1 to Modification 1 to the Pickering Official Plan Date: April 2, 2003 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 Iow 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 Duff:in Heights through separate but linked nodes of residential centred around a mixed use corridor. Report PD 14-03 Revision 1 to Modification 1 to the Pickering Official Plan Date: April 2, 2003 Page 7 053 3.5 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 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 O54 Report PD 14-03 Revision 1 to Modification 1 to the Pickering Official Plan Date: April 2, 2003 Page 8 Attachments: 1. Deferrals to the Pickering Official Plan (East Duffins Area) 2. Information Report No. 08-03 3. Statutory Public Information Meeting Minutes held on February 20, 2003 4. Comments of Enbridge, dated February 6, 2003 5. Comments of Toronto and Region Conservation Authority, dated March 4, 2003 6. Comments of Robert Dragicevic, Walker, Nott, Dragicevic Associates Limited, dated March 6, 2003 7. Comments of Region of Durham Planning Department, dated March 7, 2003 8. Comments of the Durham District School Board dated March 11, 2003 9. Comments of the Durham District School Board dated March 12, 2003 10. Comments from the Durham Catholic District School Board dated March 14, 2003 11. Comments of the Durham District School Board dated March 27, 2003 12. Comments of Robert Dragicevic, Walker, Nott, Dragicevic Associates Limited, dated March 31,2003 Prepared By: Grant McGregor, M~iP, J~PP Principal Planner- Policy Approved / Endorsed By: Neil ~a~'Rpp D~rector, ~ing & Development Catherine Rose Manager, Policy GM:if Copy: Chief Administrative Officer Recommended for the consideration of Pickering City Cm-~cil - ~_~- , , . ~ ~",' ./ ~homas J. ~inn, ~ief Admi~bve Officer 055 APPENDIX I TO REPORT NUMBER PD 14-03 BY-LAW TO ADOPT REVISION 1 TO MODIFICATION 1 TO THE PICKERING OFFICIAL PLAN 056 THE CORPORATION OF THE CITY OF PICK.~G 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 Picketing, 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; 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; 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 Wayne Arthurs ,.~.~ Bruce Taylor, Clerk Exhibit "A" to By-law 057 REVISION 1 TO MODIFICATION 1 TO THE CITY OF PICKERING OFFICIAL PLAN 058 REVISION 1 TO MODIFICATION 1 TO THE PICKERING OFFICIAL PLAN PURPOSE: LOCATION: BASIS: 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. 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. 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 increas.ed. Appendix 1 to Report PD 14-03 Revision 1 to Modification 1 to Pickering Official Plan 059 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: 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 15 Duffin Heights South Picketing Urban Area Population Targets: 1996 100 71350 2001 100 78100 2006 3100 87900 2011 5399 5800 97500 97200 2016 9500 107500 m Deleting Items 3., 4., 5, and 6. in their entirety; Revising Item 9. by replacing "...9,700 additional residential units..." of section 6.5 with "...11,500 additional residential units.." Revising Item 10. by striking out the Neighbourhood Population Projections for the Duffin Heights Neighbourhood and replacing them with the following: 06O Appendix 1 to Report PD 14-03 Revision 1 to Modification 1 to Pickering Official Plan Page 3 Neighbourhood Population Projection 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 (j) to section 11.17, such that section 11.17 now reads as follows: "11.17 City Council shall, ... (a) (b) (c) (d) (e) (0 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,* 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 Picketing 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 061 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 Picketing, 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 Council- 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. 062 Appendix 1 to Report PD 14-03 Revision 1 to Modification 1 to Pickering Official Plan Page 5 (i) (J) (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;. designate the tableland coniferous and mixed forest located between the valley corridor of the Ganatsekaigon Creek and Brock Road as OpenOpace 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 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 and 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 identify road and engineering designs that maintain the ecological integrity of the tableland coniferous and mixed forest." (~ Appendix 1 to Report PD 14-03 0 6 3 Revision 1 to Modification 1 to Pickering Official Plan Page 6 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. File: P,~vision 1 to Modification 1 City-initiated: Dnffin Heights Nelghbourhood of East Dallins Area Dated: April 2/03 064 SCHEDULE B TO REVISION REVISE FROM "URBAN RESIDENTIAL-MEDIUM DENSITY AREA" TO "URBAN RESIDENTIAL-LOW DENSITY AREA" RESIDENTIAL-LOW DENSITY AREA" TO RESIDENTIAL-MEDIUM DENI ~REA" E TO LAMOREAUX COD PENDING OUTCOME OF GROWTH MANAGEMENT SCHEDULE ITO THE PICKERING OFFICIAl, PLAN JANUARY 2003 SHEET 1 OF 3 REVISE FROM "URBAN RESIDENTIAL-LOW DEN AREA" & "URBAN RESIDENTIAL-MEDIUM DENSITY ARea"' TO "OPEN SPACE SYSTEM-NATURAL AREA" REV/SION #1 (DUFFIN HEIGHTS NEIGHBOURHOOD) TO MODIFICATION # ! TO LAND USE STRUCTURE OPEN SPACE SYSTEM m NATURAL AREAS mACTIVE RECREATIONAL AREAS IMARINA AR~ MIXED USE AREAS ILOCAL NODES mCOMMUNITY NODES IMIXED CORRIDORS DOWNTOWN CORE REGIONAL NODES mREGIONAL NODE I EMPLOYMENT AREAS FREEWAYS AND MAJOR UTILITIES GENERAL EMPLOYMENT ~l POTENTIAL MULTI--USE AREAS ~ PRESTIGE EMPLOYMENT m CONTROLLED ACCESS AREAS ~ MIXED EMPLOYMENT OTher DESIGNATIONS URBAN RESIDENTIAL AREAS I URBAN STUDY aREaS LOW DENSITY AREAS SEATON URBAN STUDY AREA RURAL SETTLEMENTS 065 NO CHANGE TO LAMOREAUX NEIGHBOURHOOD PENDIN~ OF GROWTH MANAGEMENT STUDY SCHEDULE I TO THE PICKERING OFFICIAI PLAN MARCH 2003 SHEET 1 OF 3 REVISION #1 (DUFFIN HEIGHTS NEIGHBOURHOOD) TO MODIFICATION # 1 TO LAND USE STRUCTURE OPEN SPACE SYSTEM NATURAL AREAS ACTIVERECREATIONAL AREAS IMARINA AREAS MIXED USE AREAS ILOCAL NODES COMMUNITY NODES IMIXED CORRIDORS DOWNTOWN CORE REG~IONAL NODES REGIONAL NODE EMPLOYMENT AREAS FREEWAYS AND MAJOR UTILITIES GENERAL EMPLOYMENT m POTENTIAL MULTI--USE AREAS ~ PRESTIGE EMPLOYMENT ~ CONTROLLED ACCESS AREAS ~ MIXED EMPLOYMENT OTHER DESI(~NATIONS URBAN RESIDENTIAL AREAS / URBAN STUDY arEAs lOW DENSiT~ AREAS SEATON URE~AN STUDY AREA ~ HIG;H DENSITY AREAS RURAL SETYLEM ENTS IRURAL CLUSTERS IRURAl HAMLEt3 066 APPENDIX II TO REPORT NUMBER PD 14-03 DEVELOPMENT GUIDELINES FOR THE DUFFIN HEIGHTS NEIGHBOURHOOD 067 Duffin PICK I~;RING Heights Neighbourhood Section 01 Duffin Heights TAUNTON ROAD THIRD R 0 Duffin Heights Neighbourhood Development Guidelines - Table of Contents 068 Sections O1.1 O1.2 O1.3 O1.4 O1.5 General Description Neighbourhood Vision Development Framework Development Objectives Urban Design Guidelines O1.5.1 O1.5.2 O1.5.3 O1.5.5 Environmental Resources Residential Development Proposals Brock Road Streetscape School and Park Sites O1.6 Road Network O1.7 Staging O1.8 Implementation Figures Figure A: Tertiary Plan Figure B: Design Plan Page 1 1 2 2 3 3 6 14 15 15 16 16 The Duffin Heights Neighbourhood Development Guidelines were adopted by Picketing Council on 069 Duffin Heights Neighbourhood Development G u idel ines O1.1 GENERAL DESCRIPTION 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 C.P.) 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. O1.2 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 0 ~ 0 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. 01.3 O1.4 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 services and professional offices. 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 3 071 O1.5 O1.5.1 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. 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 11.1 7(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 0 7 2 · 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 lot/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 certai'n areas/uses within the neighbourhood. 4. Stormwater Management Based on preliminary stormwater information, potential stormwater management ponds are identified on Figure 'A'- Tertiary Plan. Duffin Heights Neighbourhood Development Guidelines (March 31, 2003) Page 5 073 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 applications, 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. 0 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 'A'-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. 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 6 074 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. Vistas and Views 01.5.2 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. 0 ~ 5 Duffin Heights Neighbourhood Development Guidelines (March 31, 2003) Page 7 Architectural detailing and stepping the footprint of the front and rear facades shall be utilized to avoid the appearance of long flat walls. 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 ,¸ 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. 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 fa(;ade construction. Duffin Heights Neighbourhood Development Guidelines (March 31, 2003) Page 8 076 Any free-standing utility boxes including hydro, telephone, etc. shall be enclosed within screening devices designed to match or complement the buildings. 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. Lighting design should complement the design of the development, shall not spill over into adjacent properties or streets, and shall be downcast to avoid excessive light pollution. For residential development, the front entrance will face the public street. 01.5.3 Brock Road Streetscape 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. 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. 077 Duffin Heights Neighbourhood Development Guidelines (March 31, 2003) Page 9 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. Streetscape elements such as furniture, accessories, fencing and gateway features should be visually harmonious and complement building architecture. 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. Parking 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. Duffin Heights Neighbourhood Development Guidelines (March 31, 2003) Page 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. Building Placement · Buildings should be located close to the street. · Special consideration shall be given for building adjacent to the Brock Road underpass. placements 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. 0 7 ~ Duffin Heights Neighbourhood Development Guidelines (March 31, 2003) Page 11 10. Rooftop Equipment 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. 11. 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. 12. Drive-Thru Facilities Drive-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. Drive-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. DuffJn Heights Neighbourhood Development Guidelines (March 31, 2003) Page 120 (~ 0 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 15. · Clearly articulated pedestrian access from the public 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. 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. Duffin Heights Neighbourhood Development Guidelines (March 31, 2003) Page 13 081' 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 fencing may be utilized 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, ,oc _u s receptacles, and that are safely removed from vehicular routes, shall be encouraged. Duffin Heights Neighbourhood Development Guidelines (March 31, 2003) Page 14 082 19. Signage · Site plan applications should identify sign details including location and size. · Fascia signs should be designed to be integral with the building fa~:ades. · 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 spill over 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 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 15 083 o At corner locations, buildings should be designed to contain the street by having their front walls parallel to the street and occupying the minimum percentage of the build-to-zone specified in the implementing zoning by-law. Outdoor public spaces such as squares or landscaped seating areas should be provided in the focal points. O1.5.5 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 ~equired 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. O1.6 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 O1.7 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 O1.8 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 17 085 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. O86 087 X~/'~q !/'// ..... .:~.-_ ~ ~ - ~ .... _ -~ City of Piokering Planning & Development DepaRment DESIGN PBN - B~FFIN HEIGHTS NEI~HBOURHOO~ ~ GUI~UNE B~ND~Y ~; TOP~K - ............ REGiON~ FU~ RO~S .... ~'~ ~PEDE~RO~S S~ 1:125~ , F~URE e Q~ddmwX~dlNXd~nlXd~flheloh~--~(R~Pdll) MAR. 31, 2~3 APPENDIX III TO REPORT NUMBER PD 14-03 O88 INORMATION REVISION 9 TO THE PICKERING OFFICIAL PLAN 089 MAP25 NEIGHBOURHOOD 15: DUFFIN HEIGHTS TAUNTON LEGEND SYMBOLS mmm mmm im mmmm NEW ROAD CONNECTIONS (PROPOSED) DETAILED REVIEW AREA LANDS FOR WHICH COUNCIL HAS ADOPTED DEVELOPMENT GUIDELINES (REFER TO COMPENDIUM DOCUMENT) CITY OF PJCKER/NG PLANNING ~ DEVELOPMENT DEPARTMENT MARCH, 2005 NEIGHBOURHOOD BOUNDARY PLACE SCHOOL PUBLIC ELEMENTARY SEPARATE ELEMENTARY I~ SCHOOL PROPOSED PUBLIC ELEMENTARY SCHOOL PROPOSED PUBliC SECONDARY SCHOOL PROPOSED PLACE OF WORSHIP CEMETERY PARK PROPOSED DISTRICT PARK PROPOSED PARK PROPOSED PUBLIC SEPERATE SCHOOL PICKERING OFFICIAL PLAN: Chapter Eleven- Urban Neighbourhoods 167 Deferrals to the Pickering Official East Duffins Area Plan D16 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 ............................................................................................................................ ..A...m..e..,.n...d....m...e..n..t...~..7.:0..!.L.(..n...o.~..~ .m....e.,.n.d....m....e...n..t.....N..o..-..,.5..!). ........ D21 11.17 Deferred policies for Duffin Heights Neighbourhood, pending consideration of the East Duffins Area Study and Regional Official Plan Amendment Application 97-019 (now ............................................................................................................................ ,.A..m...e...n..d....m...e...n..t.....N.0..:...5..! ............................................................................................. D31 Schedule I Deferred the designations within the East Duffins Area Study, pending consideration of Regional Amendment Application 97-019 (now ............................................................................................................................. ..A...?....n....d.....m.....e...n...t......N...?..:.....5,..1..). ......................................................................................... D39 Schedule II i Deferred road designations for the East Duffins i StudyArea, including the Transit Spine i associated with Taunton Road, but excluding i Brock Road and its associated Transit spine, i pending further study of matters related to the i transportation services of Seaton and the i Airport 09l PICKERING 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 2.0 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. 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 Page 2 092 3.0 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. 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; 093 Information Report No. 08-03 Page 3 4.0 4.1 4.2 · 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. OFFICIAL PLANS 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; 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 Page 4 0 9Z~ 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 Arterial 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, Agency 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 Council or 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. 0 9 5 Information Report No. 08-03 Page 5 7.0 OTHER INFORMATION 7.1 Appendix No. I 7.2 a copy of the City-initiated revision to Modification 1 to the Pickering Official Plan; Back,qround Information 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 S~GNED BY Grant McGregor, MCIP, RPP Principal Planner- Policy ORIGINAL SIGNED BY Catherine Rose Manager, Policy GM/jj Attachments Copy: Director, Planning & Development Division Head, Corporate Projects & Policy Excerpts from Statutory Public Information Meeting Thursday, February 20, 2003 7:00 P.M. 096 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. 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 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 Iow density housing. 097 ............. Enbridge Pipelines Inc, 801 Upper Canada Drive P.O. Box 128 Sarnia. Ontario NTT 7H8 (Courier N7W 1A3) GED 029 City of Picketing Planning Department One the Esplanade Pickering, Ontario L1V 6K7 Attention: Mr. Grant McGregor, Principal Planner Re: Planning Amendment for the following Neighbourhoods: 1) Duffin Heights Heighbourhood 2) Rouge Park Neighbourhood February 6, 2003 File No. number: 73.11 Pickering/Durham FEB i 0 2003 CiTY OF PtCKERING PICEERING, ONTARIO 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-of-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 will be permitted without prior approval of Enbridge. Direct Line: 519-339-0503 Office: 5! 9-339-0500 e-maih ann.newman@enbridge.corn Website: www.enbridge.com Fax: 519-339-0510 GED 029 February 6, 200,.~ 9 8 No work shall take place on Enbridge's right-of-way without the presence of an Enbridge inspector. cont'd..,/2 No heavy machinery will be permitted to cross Enbridge's right-of-way without prior approval. · No landscaping shall take place on Enbridge's right-of-way without Enbridge's approval. To obtain locates of 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, Ann Newman CET Crossings Co-ordinator, Eastern Region encl. Cc: John Blakely 099 c;ty Mr. Graht McGregor Ci.ty of,.Pict<erlng Picketing CNIc Centre' One The Esplanacle PiCketing, Ontario L1V 6K7 Dear Mr. MCGregor: Re: . Modification to the Piu'-kering Official Plan - East Duffln Area , Pat~ of Lets 15 to 24, COncession 3 - City of Pfokerlng We acknowledge receipt of, Modification 1 to the Council Adopted Picketing Official Plan, to adopt development guidelines for the Duffin Heights Neighbourhood. TRCA Staff provide the fotlowing comments. ' The lands are traversed by tributaries of the Duffin Creek and tableland portions of the s~udy 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 TI:ICA which would define boundaries of the Open Space System and deal with matters such as the protectk3n of tableland vegetation, provision of buffers, stcrmwater management etc. The La, id U~e Structure Plan described as Schedule B to Revision 1, also highlights generally the areas which are slated to be ,part of the "Open Space System-Natural Area". Recently the Province undertook an' exerCise to identify.natural features within the study area. We understand that a copy of this work was sent to your Mayor by former Minister Hodgscn 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 expansion area including the Seaton Urban Expansion Area. We note that the City Is undertaking a growth .management s~udy which ts to Involve the completion of Master Environmental Servicing Plans for the expansion area, This MESP for lands to the north could serve to guide the process for the developer for East. Dufflns precinct. Given 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 official plan modification: under Subsection K(B): define the exact boundaries of the Open Space System with regard for provincial environmental initiatives and ~n consultation with the Toronto and Region Conservation Authority basecl on the NatUral Heritage Program of TRCA. we trust that this is satisfactory. If you have any questions please contact this office, ¥.~ k,I¥' Developmellt Services Section Extension. 5306 Brian Denney, TRCA Mark Christie, MMAH F;\PRS\Corrosp~PICK~RIN~O03~aton,wpd 5 5horeham Drive, Downsview, Ontario MSN 154 (416) 661¢6600 FAX 661-6898 www, trca,on,ca March 6, 2003 From-WALKER NOTT DRAGICEVIC ASSOC1 T-I?o Planmng and Development Picketing Cwfc Complex One The Esplanade P~ckerrng. Omano L1V 5K7 Attention- Mr. Grant McGreg°r, 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~lffin Area. Duffin Heights Neighbourhood Development Guidelines Part of Lots 15 · 24, Concession 3, Picl(ering Duffin Meadows Cemetery Mount Pleasant Group of Cemeteries Our File: 00506 We are the planning consultants to the Mount Pleasant Group of Cemeteries, owners ancl operators of the Duffin Meadows Cemetery, m The City of P~ckenng. We have reviewecI the proposed modifications [o [he PicKenng Official Plan anci the design guidehnes referred to aPove. At earher braes dunng tine processing of'me Official Plan Amendment. we had made submissions to the Municipality with concerns of the Cemetery witin respect [o development abuthng the cemm[ery as well as access related makers No modfficabons to the plan were made as a result of our submission and [here was expectation was that these matters could be dealt with under the gu~dehnes. With the latest proposed modification and the latest issue of the guidelines the concerns nave not peen aOdressed. tn our opimon, the presence of [he cemetery, which was zoned ~n 1984 and is licensed ~n ~ts entirety, is a feature within the planning area which clearly pre-dates any of the proposed clevelopment now estabhshecl by the proposed modification. We Pelieve that has been acknowledged ~n the clevelopmenl: guidelines and it has been acknowledged ~n the guideline document with respect to the ~mportance of integrating [he cemetery and other existing uses with new development. The cemetery I~as recently completed a major phase of developmenL with a design reflective of the high quat~ty type of facility offered by the Mount Pleasant Group of Cemeteries The cemetery has a large exposed northern property hne against wrlich 'development will l~e located, according to the proposed plan. It would appear that, save an0 except for [he western most por[~on of the north property hne, mere will be development ~mmed~ately acIjacent to the cemetery. Tins development is now Walker, Not~, Dragicevic Associates LIrajted Pla,qr~r~g Urban Design Er, v;~onmen[a[ Asses 172 St George. Street MSR 2M7 TEL 416 / 988-35~ 1 F~ 4~8 / 960-0172 e-marl' aOmln(DwnOptan co, n wed www wnOpl~n corn P~r R, Will,~*r, FC'IP RPP klar-O6-ZO03 09:i6 From-WALKER NOTT DRAGICEVI¢ A$SOCl 101 Mr, Gran~ McGregor / ~.: ~, 3 Picketing Civic Complex T-I?O March 6, 2003 Page 2 P.003/004 F-30~ proposed as medium density residenJial and mixed use whlcln would allow for special purpose commercial uses. in our v,ew, and as expressed in earlier submissions to the Munlcipahty, we believe that the easl'ward extension of Dersan should i~e located adjacent to the cemetery property to provide a physical separation of development from tlqe cemetery and provide a potential alternate means of access to the cemetery in the long term. This would also be beneficial to ensure that there ~s an appropriate transition l~etween the cemetery anti me mixed use area to the north of Dersan which would front on Brock Road 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 quas~ industrial operations w~th a s~gniflcant open storage component and potential loading areas adjacent to the cemetery This type of activity is not condumve or compatible w~th Uae cemetery operation With respect to the mechum density reslclential area proposed furiher to the east, adjacent To the cemetery propeay, our concern ~s'as had been expressed earlier, deals witiq the edge treatment of the future res~denbat to the cemetery. We understand tidal these lands would I~e developed or likely ~o be developed by way of future plans to ~he subclivis~on, and tile local road ahgnments Inave not be cletermined, tn our v~ew there should be reference ~n the Guidelines and m the proposed policy, ~o the need for new development to appropriately integrate w~th existing approve: development. In rials case we would be most interested in a policy reference tha~ establishes the need $o provide for a compatible edge condlbon witl"l tine cemetery. ThIs may ultimately translates into matters of landscaping treatment along ~he edge of the cemetery properly and/or consistent fencing requirements ~o be provided by the residential developments to the nortin of the cemetery property. We also note, consistent w~th the above, that the design guidelines in referring to the cemetery property, (page 8 - "Brock Road Streetscape" Section 3") suggest that the cemetery should be ~ntegrated with other developmenL In our view the empnas~s should be reversed The cemetery ~s a use which will stand the test of brae The guideline should be amended to ~ndicate that it is other development wlnicrl should integrate and be compatible wittn, and complement, existing approved We also note that a policy change has now been suggested which would ~n~roduce momfica~ons mat deal with the installation of sewer ancl water infrastructure to serve ~he overall needs of the development area. In doing so, me plan sets out that "...prior ~o approval..." ~he Region of Durham wdl be satisfied with a variety of applications prior to the venous approvals, including I~u~lding permits. In our v~ew, this ~s an inappropriate policy condition which could be apptied to any future development witmn the cemetery lands, Importantly, most of these services would not likely be required by the cemetery owner top accommodate cemetery related ~levelopmen~. If there are requirements for services m the area, mere are other means of accomphsmng the needs of the Region, following appropriate and necessary studies and approvals. Mar-06-2003 0g:16 From-WALKER NOTT DRAGICEVIC ASSOC1 Mr. Gram McGregor P~ckenng Civic Complex March 6, 2003 Page 3 P.0047004 102 We ~rus~ ~ha~ these comments would be taken into consideration and that appropria'~e revisions to the documents will be brought forward prIor to a final recommenda[ion to Council. We would request that we continue T~o receive reformation and notice of any future reports and/or pubhc meetings where this matter will be considered Dy trio City of Picketing. Should you Iqave any questions or wish to discuss [his further, please Oo not hesitate to contact the undersignecl, Yours very truly, WALKER, NOTT, DRAGICEVIC ASSOCIATES LIMITED Planning Urban Des,gn - Environmental Assessment Robert A. Dragicevic, MCIP,RPP Principal copy: Glen Timney- Mount Pleasan[ Group of Cemetenes Cmty of Picketing -Clerk Region of Durham- Clerk '~'~00~O0506\LETTER$\McGrcgor ~ev~seO Marcf~ $.03.wp~ MAR 07 2005 1,03 The Region'at .. Municipality ~1~ Durham Planning .. Department, 1IHS'DUNDAS ST. E, 4TH FLOOR. LANG TOWEI~ WEST BUILDING. P.O. BOX' 623 WHITBY,-ON L1N 6A3 (g06) 728-7731 FAX: (g0s) 436-6612 www:mgign.du~am,on',=a A.L Gebrgleff, MCIP, RFP Commissioner of Planning " Z 12:3~ FR DURHRM '3. March 7, 2003 Mn Grant McGregor, M:C.I,P., R,P.P. Principal'Planner- Policy ' , ~ · planning & Development Department. Picketing C!vic'Complex .. One The Esplanade. .' Pickerin'g, Ontario .' Re:. PLANNING DEPT 905 4~6 6612 TO 1905420764~ P. 02/04 FurtlierAppmval of.'Pickering Official .Plan '. Revision No, 1. to ModificatiOn 'No. 1 'to the Pickerihg Council "Adopted.Pickering.Official Plan (East Duffins Study Area)' ' Duff!n Heights Nelghbourhood' Development. Guidelines OUr .Files:OPA 97,019 and .LOPA. P-97.-O01' (Deferrals 3; .16'(part), 2]., 31'(part) and 39 (part)) · In respOnse'to your. request;.we'have ~0w completed .bui' review of'. proposed Revision No. 1. to ModificatiOn No. 1 to tl~e council adOded · Pickering OfficiaI,Plan;'ahd provide' the following comments: "' It is OUr understanding that'PropOsed Revision Nc~. t to. Modification No.' 1 tO the. Picketing Official Plan' bu'ilds on ani:l'inc0rp0rates the Region's. proposed decision'with respect' to MOdification No, .1 to the ' Pickering'.OfficiaI.Plan, as indicated on Attachment 3 to. Planhing 'con~missionec'.s .Report No, 1999-P-0.1, dated Janbary 5,. 1999.. The' poPulatiOn target for'the. South 'PiCketing Urban 'Area contained.. in policy 2:10 (a) of the Pickering'.Official' Plan should'be, increased., to reflect the development Of the. Duffin.HeightS .as Currently ' Proposed, from ."10..6,900" pe0. ple to A107,500:' people,' This revision app'eam to have been Omitted from the':c'.~y's proposed revisions .. dated ;.January. 30, 2003. '. Simila¢ly,' the emploYment target for.~he South Pickering Urban'Area contained in policy 2.11" (a) of. the P. ickering'Official Plan should be increased; to'reflect the development.of the.'Duffin Heights as ' currently proposed,., fr.'0m" 53.,.450 lobs .to 53;.750 .jobs, Again,' this revi.siori 'appears' to have been'.omitted from' the City's proposed · .revisions dated JanUary30, 2003, "',: P1AR 07 12:54 FR DURHAM PLANNING DEPT 905 456, 6612 TO 19054209648 ' '' ' ' "' "' %"i- P.05/04 " '104 'The.res'ideniial unit. target for'tl~e' $0u:l~h PiPkeringUrban Area. ".. .contained in polic~..'.6.5'Of the Picker:ing Official Plan'should reflect the development of:Dsffin He!ghts as. currently'propDSed. This. .revisio.n appears to have,been omitted, from the City's proposed revisious dated Jan..uaw' 30., 2003.. ' ' The neceSSity of providing·~.,q'o.tal Population':.Targets" 'in the Population .Target Table (Table 1) is questioned. The."South Picketing Urban'Area population ...Targets". appear to be all that is required on.Table 1 until tho'.lands.within Seato. n are detailed, iucluding the Lamoreaux. Ne, ighbourhood. · AlthOugh. there a~e nc.changes proposed tO the arterial road network, proposed':po'licY 11:17 (k) B, Which' ~equires the '. identification, of road a~id ~ngineer. ing designs that "enhance'the ecological i'ntegdty.of fi~ tableland coniferous and mixed forests", .has implications for the Valley Farm-Tillings extension (Type O), the' Rossland Road extension (Type.' B) ,and the mid;block Type C arts. del. The. introduction, of urban.uses and ir~frastructure to this area will ha~/e an impact On' the ecological integrity'of the area,' Mbre appropriate wolrding would, be'to, replace t. he word "enhance" .. with the words "minimize' the.impact On.. ,'", The Region's financial ihterests a're addressed ·through Proposed ' · ·pOlicy 1.1.17.:. ..'; .. "...', . . , ..' In'terms of the provi.sion of'municipal water supply and' sanitary . sewer' servic!ng, there are. no major.con. Cern.s: However,..the .. provisipn,of.municipa. I services .is i3ot immediately available,· in regards tO'Sanitary'sewer:servicing,. the majodty oi.the .lands are 'dependent upon e foIIowmg..samta~ sewerage'works: · . cOnstruction.of the Central Du'ffinS Collector trunk.sanitary Sewer from'Valley Farm Road,. from Rossland Roaci'nortfierly.. This. .. wonkis projected in the Region's Capital Forecast for 2007; and · . a sanitary sewage pUmping station and force'main' discharging to '. the Central Duffins CoIle .Ctor'Trunt~ sewer, The easterly. Portion of the' Duffins. HeightS,.neighbourhood i. dependent upon'these · 'Works. ,The required Sewage pbm'pihg station is projected'in the , Regi°n's 20 year Capital Forecast'between. th· years 2013 and' 2022." MAR 07 '1.0.5 12:34 FR DURHAM ~LANNING DEPT 905 456 6612 TO 1905420?648 P.04/04 'lin regards to,water supply servicing, Duffins Heights 'is located within the Zone 2' water pressure district; and is dependent Opon the '. following'water ·supply works: " '.'. · C°n. struction of.a major Zone' i feedermain, on Brock Road, from · '.Rossland Road northerly.to the proPosed'Zone 1. Reservoir... This work is projected in the 'Region's Capital. Forecast for 2'007; · and. .' ":. .'. ..' ' ' · ' ' · . 'cOnstruction of aZone.2 booster pumpin'g station from the Zone, · .1.feedermain,' Tfiis work is projected in the Region's Capital "Fore,cast fo, r..,2,007. Altemativeiy,. a.major Zone2 feederrnain, can .be extended., along'Taunton 'Read from.Westney Road to Brock' .' :Road..' .. ,' .. · lt.sh°uld be recogr~ized' .that fu,rther Se.rvicing.details for Duffins " 'Heights will need !o. be"es, tablisfied through .functional ~ervicing. "rePorts:with futur,e development application submissions,. tO'. ... · determine.financial.implications c6st sharing and sequentiality · services;, if~ aCc°rdance with the policies contained in the Durham., :Regional .OfficiAl. p!a.n.for servicing Seaton..Also, the above~ mentioned capital projects.Will be. dependent Upon Regional Council approval for f. inancing and'const..ruction, .as required, As discussed during.o~r, telephone conversation today, I am 'awaiting comments fr°m.our Works Department With respect tO transportation. Once received, I Will lo,Yard them to you. shoulal'you have any questions;"please do not hesitate'to conta, ct me. Yours truly,. .' DOrothy. E.'Skinner, M,C, I~'P,,: R.P.. P. Planner' . · '.~ .. ", strategic Planning Bra"nch ' N:~pro\ds~Pi~karingOl~DSA~hre~com.doc', THE DURHAM DISTRICT SCHOOL BOARD · ' Facilities Services 400 Taunton Road East Whitby, Ontario L1R 21(6 Telephone: (905) 666-5500 1-800-265-3968 Fax:.(905) 666-6439 March 11, 2003 The Corporation of the City of Pickering Planning & Development Department Pickering Civic Complex One The Esplanade Pickering, Ontario L1V 6K7 106 MAR I 3 2003 m.,-rv OF PtOKERING PLANNING & DEVELOPMENT DEPARTMENT Attn.' Mr. Grant McGregor Dear Sir, Revised Population Target Table Proposed Revision 1 to Modification 1 to the Council Adopted Picketing Official Plan (City Initiated: Duffin Heights Neighbourhood) Part of Lots 15 to 24, Concession 3 City of Picketing Staff has reviewed the information dated February 24, 2003, regarding the revised population tables and have the following comments: Based on 2.88 persons per household, a projected population target of 9500 people would require 3,298 residential units From ~ * -~,,.98 residential units, Durham District School Board would expect to generate 1,649 elementary school pupils. To accommodate the expected pupil yield, the Durham District School Board would require 3 elementary school sites within the Duffin Heights Neighbourhood Thank you for your consideration on this matter. If you have any questions, please do not hesitate to contact the undersigned. Yours truly, ,.....j . Christine Nancekivetl, Planner ' ]:'"PI~Ot>L4AMD/ITA/CHRISTIA~E/I"]CKERI;¥G/D[Ih'bT,'\r,~I/~R(71:I 11 2003.DOC7 THE DURHAM DISTRICT SCHOOL -BOARD Facilities Services 400 Taunton Road East Whitby, Ontario LIR 2K6 Telephone: 1905) 666-5500 1-800-265-3968 Fax: (905) 666-6439 March 12, 2003 /:'~'~ ~. :;i.ii~T:,';:' ,', ~-Jd ........... ¢ The Corporation of the City of Pickering Planning & Development Department Picketing Civic Complex One The Esplanade Pickering, Ontario L1V 6K7 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 Picketing Staff has reviewed your letter dated March 4, 2003 and the Duffin Heights Development Guidelines, and has the following comments: Based on projected population targets previous circulated, the Durham District School Board would require 3 elementary school sites within the Duffin Heights Neighbourhood. 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. The Durham District School Board requests that none of the proposed sites be located adjacent to Storm Water Management Ponds. Until further 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 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, Q i Christine Nancekivell, Planner ]:,'PRO?L,, A'/D,4 7/~C'[IIU?TJ:¥E, 7:'I(TK, r£RJhrG,/D 7F!,TAgh.'MRCH 12 2003.DOC h]RR-14-2003 10:58 SUPPORT $ERUICES DCDSt~ ~ 9~5 S76 1981 P.~i THE DURHAM CATHOLIC DiSTRiCT SCHOOL BOARD Ctttholic E&tcCliott: Leartliug & Lirbtg in Faith March 14, 2003 i08 Mr. Grant HcGregor Principal Planner - Policy Planning and Development Department Corporation of the City of Picketing One The Esplanade Picketing ON LIV 6K7 ECE VED Dear Grant McGregor: Re: Duffin Heights Neighbourhood Development Guidelines Part of Lots ~.5-24, Concession 3 City of Pickering In response m your letter of March 4, 2003, I provide you with the following. Neither Figure A or Figure B of the development guidelines show the proper location of schools for the Neighbourhood 15, Duffin Heights as provided to me in your letter of March 7, 2003. My response will refer to Map 25, Neighbourhood 15; Duffin Heights. The Catholic elementary school site shown on the west side of Brock Road will be required to serve the Duffin Heights Community. The general location as shown on Map 25 north of the Ontario Hydro Corridor adjacent to a park is acceptable to the Board. The Catholic elementary school site shown on the east side of Brock Road will not be required as it is expected that this area will be serviced by St. Wilfrid Cathoiic School on Southcott Road or the aforementioned Duffin Heights School west of Brock Road. I trust this is satisfactory for your purposes. Yours truly, Gerry O'Neill ~ Controller of Planning GON:amc 650 Rossland Road West, Oshawa, Ontario L1J 7C~. Telephone (905) 576.6150 Business Services, Fax (905) 576-1981 Palrlcla Man,on, B.A., M. Ed.. Director of Educatton/$eeretarvrfrea~urer TOTAL P.O1 .TO PD~~k THE DURItAM DISTRICT SCHOOL BOARD Facilities Services 400 Taunton Road East ~itby, Ontario L1R 2K6 Telephone: (905) 666-5500 1-800-265-3968 Fax: {905] 666-6439 March 27, 2003 The Corporation of the City of Pickering Planning & Development Department Pickering Civic Complex One The Esplanade Picketing, Ontario L1V 6K7 Attn.: MiT. Grant McGregor ....... 'Y OF F'ICKERtNG PLANNING & DEVELOPMENT OEPARTMEN'f Dear Sir, RE: Duffin Heights Neighbourhood Development Guidelines (City Initiated: Duffin Heights Neighbourhood) Part of Lots 15 to 24, Concession 3 Pnblic Elementary School Sites City of Picketing Staffhas reviewed your letter dated March 7, 2003 and the corresponding Map (Map 25, Neighbourhood 15: Duffin Heights), faxed to the Durham District School Board on Monday March 31, 2003, and has the following comments: 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 Duffin Heights Neighbourhood. Map 25 illustrates three proposed public elementary school sites within the Duffin Heights Neighbourhood. Based on previous projected population targets provided by the City of Pickering, the Durharn District School Board is satisfied with the number and type of sites proposed within the Duffin Heights Neighbourhood. Until further 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. Staff looks forward to receiving more detailed plans in order to properly locate future school sites within the Duffin Heights neighbourhood. Yours truly, (~-. .:., ~) <, . --_...~ Theresa Williams, Planner I:/PR 01>1_4 N/DA 'f4/CHRLS'TINE/PICKERING/D UFI:IAUMA R('H 27 20ILL D 0(' From-WALKER NOTT DRA~ICEVI¢ ASSOCi March 3'1, 2003 Plann~ng and Development Pickering Cwvic Complex One the Esplanade Pickering, Ontario L1v 6K7 A,emion: Mr. Gram McGregor, MCIP, RPP, Principal Planner-Policy Dear Mr. McGregor, lie: Proposed RevisiOn 1 to Modification 1 to the Pickering Official Plan City Initiated; Duffin Heights Neighbourhood ot the East Duffin Area. Duffin Heights Neighbourhood Development Guidelines Part of Lots 15 - 24, Concession 3, Pickering Duffin Meadows Cemezery Mount Pleasant Group of Cemeteries Our File: 00506 Further to our letter of March 6, 2003 submitted on behalf of the Mount Pleasant Group ot Cemezeries, we would like to raise an additional concern with respect m the Major Pedestrian Route shown on Tertiary Plan Figure A from tl3e Duffin Heights Development Guidelines. Tills link is shown m bisect the cemetery ~n a nortl~ soUlh direction approximating the intermittent watercourse tributary This area was subject To recent s~[e plan approval and development has proceeded in accordance with [he city approved site plan and the approvals of the TRCA No provision has been made for such a pedestrian raum in the plan. T-440 P.ooz/o03 F-Sg3 Walker, Not~, Dragicevic Associates Limited Planning urban Des,gn ~nvIFOhh lel'ilal 172 St George Suee[ Toronto, Ontario MSR 2M7 F~x 416 / 9~ 0~72 ~rNaiI. adm~n~wn~plan uorn weo ~w wnupian,cam While zhe cemetery property is generally accessible [o [he public, conhnuous access by ~he public aT all hours of [he day is no~ permissible. The cemetery must be closed Jo public access be[ween dusk and dawn in accordance wiiN3 provincial regulation. Importantly fhere are serious issues of liability in allowing for uninterrupted public access mrough privately owned lands and we must advise that our, client would not and can not assume that responsibility. Based on this posii~on the design guidelines would require modification prior to approval. Ill Uar,31-ZO03 IZ=O6 From-~ALKER NOTT DRAGICEVIC ASSOCI T-440 P.O08/OO~ F-~g3 Mr. Grant McGregor Pickenng Civic Complex March 31, 2003 Page 2 We look forwarcl to a response from ~he City as [o our earlier submission. Perhaps this ma:~r could 13e addressed at the same time, We would request tl3az we continue to receive information and notice of any future reporfs and/or public mee[mgs where tl~s matter will be considered Dy the C~ty of Picketing, Should you Ilave any questions or wish to d~scuss tl3is furtl~er, please do no[ I~esitate to contac[ [he unclersigned. Yours very truly, WALKER, NOTT, DRAGICEVIC ASSOCIATES LIMITED Planning - Urban Design - Environmental Assessment Rol3ert A. Drag~cevic, MCIP,RPP Principal copy: Glen Timney-.Moum Pleasant Group of Cemeteries City of Picketing Clerk Region of Durham Clerk $'~0n0\00506%ETTER,S~)~033~ 28_MacGregor-sent wpcl