HomeMy WebLinkAboutPD 27-08
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REPORT TO
PLANNING & DEVELOPMENT
COMMITTEE
Report Number: PD 27-08
Date: July 7, 2008
CitJI 0#
From:
Neil Carroll
Director, Planning & Development
Subject:
Duffin Heights Neighbourhood
Durham Regional Official Plan Amendment, File: OPA 2007-006
Recommendations:
1. That Report PD 27-08 of the Director, Planning & Development, regarding an
application to amend the Durham Regional Official Plan, File: OPA 2007-006 be
received;
2. That Council advise the Region of Durham that it supports the application to
amend the Durham Regional Official Plan, File: OPA 2007-006, submitted by the
Duffin Heights Landowners Group to:
i) delete the future east-west Type C arterial road connection from Church
Street in the Town of Ajax (extension of Williamson Drive) to the CP rail
line in Duffin Heights;
ii) delete the remnant portion of Old Taunton Road as a Type C arterial road
designation from Taunton Road to the future east-west Type C arterial
road; and
iii) realign the possible extension of Valley Farm Road, a Type C arterial
road, north of the Third Concession Road including crossing the
Ganatsekiagon Creek easterly to connect to Brock Road; and
3. Further, that a copy of Report PD 27-08 be forwarded to the Region of Durham,
Town of Ajax, Toronto and Region Conservation Authority and Sernas
Associates (representing the Duffin Heights Landowners Group) for information.
Executive Summary: The Duffin Heights Landowners Group engaged Sernas
Associates to conduct an Environmental Servicing Plan (ESP) for the Duffin Heights
Neighbourhood. One element of the ESP is the review of the road network necessary
to service the Neighbourhood and broader area. The transportation component of the
ESP concluded that the Type C arterial road structure in the current Durham Regional
Official Plan (DROP) is neither necessary nor appropriate. Rather, Sernas
recommends that the Neighborhood be serviced by a network of collector roads.
Report PD 27-08
Date: July 7, 2008
Subject: Durham Regional Official Plan Amendment (OPA 2007 -006)
Page 2
:I~
Consequently Sernas submitted an amendment application to the DROP to delete
segments of three Type C arterial roads consisting of: the east/west road from Church
Street in Ajax to the CP rail line in Duffin Heights, the extension of Valley Farm Road
from the Third Concession Road connecting to Tillings Road and the easUwest road,
and the remnant portion of Old Taunton Road from Taunton Road connecting to the
east/west road.
Through consultation with the City and Region, Sernas is no longer proposing to delete
the Valley Farm Road extension as a Type C arterial road, but instead is recommending
the realignment of the extension of Valley Farm Road to connect to Brock Road. This
revised alignment provides for connectivity to and from the neighbourhood, modest
capacity relief from Brock Road, and emergency access through the neighbourhood.
The Central Pickering Development Plan does not show any road crossing of the
Ganatsekiagon Creek into Seaton, south of the CP rail line from Duffin Heights. The
absence of the creek crossing negates any future mid block east-west Type C arterial
road connection from Seaton to the A9 Community. A future east-west Type C arterial
road is depicted within the hydro corridor of the Ajax A9 Community Plan and extends
westerly from Church Street to the eastern limit of the Duffin Heights Neighbourhood.
Subsequently, Hydro One has commented that the proposed Williamson Drive
extension will not be permitted to travel longitudinally inside the Hydro One corridor
within the hydro corridor is unlikely to be supported by Hydro One. Ajax Council
supports the Duffin Heights Landowners Group private initiated amendment application
proposing to delete the extension of the east-west Type C arterial road (Williamson
Drive).
It is recommended that Council support the application to amend the Durham Regional
Official Plan (File: OPA 2007-006) submitted by the Duffin Heights Landowners Group
to: delete the future east-west Type C arterial road connection from Church Street in
the Town of Ajax (extension of Williamson Drive) to just west of the CP rail line in the
City of Pickering; delete the Type C arterial road designation on the remnant portion of
Old Taunton Road from Taunton Road to the future east-west Type C arterial road; and
realign the possible extension of Valley Farm Road, a Type C arterial road, north of the
Third Concession Road including crossing the Ganatsekiagon Creek easterly to
connect to Brock Road.
Financial Implications: There are no direct costs to the City at this time related to
the recommendations contained within this report. However, staff notes that the
Municipal Class Environmental Assessment process will be required to be completed
before the northerly extension of Valley Farm Road can proceed to construction. This
project is a Schedule C project requiring Phases 3 and 4 of the five phase Class EA
planning process to be carried out prior to completion of detailed design and
construction. In the 2007 Capital budget for External Subdivision Works (account 2321)
Council approved $350,000 for the Class EA work to be undertaken. Council approval
will be required to retain a consultant to undertake the Class EA work. These matters
will be addressed in a future report to Council.
Report PD 27-08 Date: July 7,2008
1S!~~~ect: Durham Regional Official Plan Amendment (OPA 2007 -006) Page 3
Sustainability Implications: The deletion of the two Type C arterial road connections
eliminates the potential for negative environmental impacts to the Urfe Creek as well as
significant municipal costs related to land acquisition and road construction.
1.0 Background:
1.1 Duffin Heights Environmental Servicing Plan has recommended changes to
the transportation system
In December 2007, Sernas Associates (Sernas), on behalf of the Duffin Heights
Landowners Group submitted the Duffins Heights Environmental Servicing Plan
(ESP) to the City. Subsequently, staff requested additional information to
address the comments on the ESP. Sernas is preparing responses to address
the comments provided by the public agencies respecting the ESP and expect to
submit a revised ESP in the near future.
The findings of the ESP transportation component supports a preferred road
network of collector road connections to Brock Road rather than Type C arterial
roads as currently reflected in the Durham Regional Official Plan (DROP) (see
Attachment #1). Further, the traffic component concluded that the extension of
Williamson Drive into Pickering from Ajax is not required in terms of a road
network capacity or intersection operations. There are also significant
environmental constraints to implement the Type C arterial road at creek
crossings.
1.2 Sernas Associates, on behalf of the Duffin Heights landowners Group,
submitted an application to amend the Regional Official Plan to delete
segments of three Type C arterial roads
The ESP's transportation analysis provided the foundation for Sernas Associates
to submit an application to amend the DROP to delete all Type C arterial roads
in Duffin Heights and a portion in the Town of Ajax (OPA 2007-06). Approval of
this Regional amendment at this time will enable the City's Duffin Heights
amendment to be exempt from Regional approval, thereby expediting ESP
implementation.
The amendment application initially submitted by Sernas proposes to delete
segments of three Type C arterial roads as follows:
· the east/west road from Church Street in the Town of Ajax (extension of
Williamson Drive) to just west of the CP rail line in the City of Pickering;
Report PD 27-08
Date: July 7,2008
Subject: Durham Regional Official Plan Amendment (OPA 2007 -006)
Page 4
c
,)
· the extension of Valley Farm Road from the Third Concession Road
connecting to Tillings Road and the east/west road;
· the remnant portion and extension of Old Taunton Road from Taunton
Road connecting to the east/west road (see Attachment #2). It is noted
that only the Regional Type C arterial road desiqnation is being deleted,
as Old Taunton Road is identified as a collector road in the Pickering
Official Plan.
As part of the Region's review process, further information supporting the
application was requested. In March 2008, Sernas submitted a report
supplementing, revising, and updating information contained in the ESP relating
to the transportation component.
1.3 Following discussions with Regional and City staff, Sernas recommends
retaining the Valley Farm Road extension as a Type C arterial road from the.
Third Concession Road, east to Brock Road
The ESP transportation analysis concluded the extension of Valley Farm Road north
from the Third Concession Road would have minimal impact on the operation of the
broader road network. However, in light of recent discussion with Regional and City
staff, Sernas is supporting the extension of Valley Farm Road as it would provide a
north-south link into and from the neighbourhood, opportunity for increased transit links
to the south and modest capacity relief off Brock Road. Also, a Valley Farm Road
extension as a minor by-pass, provides an emergency access route through the
neighbourhood should the intersection of Brock Road and Rossland Road be blocked.
The recommended road pattern now redirects Valley Farm Road easterly to a
signalized intersection at Brock Road where it provides options for road capacity,
connectivity and secondary (emergency) access (see Attachment #2). A Class
Environmental Assessment will have to be undertaken by the City before
construction of the road extension and crossing of the Ganatsekiagon Creek can
proceed.
2.0 Discussion:
2.1 The Central Pickering Development Plan (CPDP) deleted the mid-block
east-west Type C arterial road connection to Seaton from the Duffin
Heights Neighbourhood
Currently, the DROP designates a future east-west Type C arterial road segment
with connections to Seaton, Old Taunton Road and the Town of Ajax. Since the
approval of the Duffin Heights Neighbourhood in 2003, the Central Pickering
Development Plan (CPDP) has come into force and does not show any road
crossing of the Ganatsekiagon Creek into Seaton, south of the CP rail line from
Duffin Heights. The removal of this Type C arterial road connection in the CPDP
means that a continuous road connection from Seaton to the A9 Community in
Ajax is no longer possible.
Report PO 27-08 Date: July 7,2008
Subject: Durham Regional Official Plan Amendment (OPA 2007 -006) Page 5
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2.2 The extension of Williamson Drive within the hydro corridor lands from
Church Street to Duffin Heights is impractical due to current and future
hydro tower locations
On April 24, 2008, a meeting was held with representatives from the Region,
City, Town of Ajax and Landowners Group to discuss the future alignment of
Williamson Drive within the hydro corridor. Subsequently, Hydro One has
commented that the proposed Williamson Drive extension will not be permitted
to travel longitudinally inside the Hydro One corridor.
2.3 Ajax Council supports the Duffin Heights Landowners Group Regional
Official Plan Amendment application (ROPA 2007-006)
On April 28, 2008, Ajax Council passed a resolution to support the Duffin Heights
Landowners Group private initiated amendment application proposing to delete
the extension of the east-west Type C arterial road (Williamson Drive). Ajax staff
also supported the amendment application given the potential negative impacts
to the Duffins and Urfe Creeks, limited traffic benefit, significant municipal land
acquisition and capital costs, and unlikely municipal implementation.
2.4 The Toronto and Region Conservation Authority supports deleting the
extension of Williamson Drive from Church Street to the CP rail line in
Duffin Heights due to negative impacts on the Urfe and Duffins Creek
including loss of significant forest cover
In a letter dated January 28, 2008, responding to the Region's proposed
Regional Official Plan amendment application, the Toronto and Region
Conservation Authority (TRCA) supports deleting the Williamson Drive
extension. There are significant negative impacts on the natural heritage system
including lost of forest cover from constructing the required infrastructure across
the Urfe Creek.
To facilitate a transportation connection from the A9 Community to Duffin
Heights, it would require the extension of Williamson Drive northerly from the
hydro corridor, crossing the Urfe Creek, and then redirected westerly through the
Pickering Golf Course lands. This potential link through the natural heritage
system of Duffin Heights is not supported by TRCA staff.
Report PO 27-08 Date: July 7,2008
Subject: Durham Regional Official Plan Amendment (OPA 2007 -006) Page 6
! ) '7
3.0 Recommendation:
Staff supports the application to amend the Durham Regional Official Plan,
File: OPA 2007-006, submitted by the Duffin Heights Landowners Group to
delete two of the three segments of Type C arterial roads. Further, staff is
recommending the realignment of Valley Farm Road (Type C arterial road) to
connect to Brock Road as it provides for connectivity to and from the
neighbourhood, modest capacity relief from Brock Road, and an emergency
access through the neighbourhood.
It is recommended that Council support the application to amend the Durham
Regional Official Plan, File: OPA 2007-006, submitted by the Duffin Heights
Landowners Group to:
· delete the future east-west Type C arterial road connection from Church
Street in the Town of Ajax (extension of Williamson Drive) to just west of
the CP rail line in the City of Pickering;
· delete the remnant portion and extension of Old Taunton Road, a Type C
arterial road designation, from Taunton Road to the future east-west Type
C arterial road; and
· realign the possible extension of Valley Farm Road, a Type C arterial
road, north of the Third Concession Road including crossing the
Ganatsekiagon Creek easterly to connect to Brock Road.
Attachments:
1. ESP - Recommended Road Network
2. ESP - Proposed Amendments to the Arterial Road Designation of the Durham
Region and City of Pickering Official Plans
Report PO 27-08 Date: July 7,2008
Subject: Durham Regional Official Plan Amendment (OPA 2007 -006) Page 7
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Prepared By:
Approved/Endorsed By:
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Grant McGregor, MCIP, RP
Principal Planner - Policy
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18, RPP
Ing & Development
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r-' '- ie/l(fo~C{/ UV- ,
Lynda 1 ylor, MCIP, R
Manager, Develop ent Review
GM:ld
Attachments
Copy: Chief Administrative Officer
Recommended for the consideration
of Pickering City Counc'l
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