HomeMy WebLinkAboutBy-law 1335/81THE CORPORATION OF THE TOWN OF PICKERING
BY-LAW NUMBER, 1335%,81
Being a by-law to amend By-law 1144/80
which adopts The Highbush Community Plan.
WHEREAS, pursuant to the provisions of clause (d) of subsection
(1) of section 61 of The Regional Municipality of Durham Act,
1973, S.O. 1973, c. 78, a Plan for the District Planning Area
of the Town of Pickering was adopted by the Council of the Cor-
poration of the Town of Pickering on June 5, 1978, and approved
by the Council of the Regional Municipality of Durham on July 12,
1978; and
WHEREAS by By-law 1144/80 enacted on June 16, 1980, the Council
of the Corporation of the Town of Pickering amended that Plan
by adding thereto The Highbush Community Plan; and
WHEREAS it is deemed expedient to amend The Highbush Community
Plan to provide guidelines for the future development of the
area commonly known as the Altona Forest;
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE TOWN OF
PICKERING HEREBY ENACTS AS FOLLOWS:
Schedule "I" to By-law 1144/80, being The Highbush
Community Plan is hereby repealed and Schedule "A"
attached hereto is substituted therefor.
The Plan for the District Planning Area of the Town
of Pickering, as approved by the Council of the
Regional Municipality of Durham on July 12, 1978,
as amended by adding thereto The Highbush Community
Plan, is hereby further amended by deleting The
Highbush Community Plan attached as Schedule "I"
to By-law 1144/80 and substituting therefore The
Highbush Community Plan attached as Schedule "A"
hereto.
The Clerk is hereby directed to forward the amendment
to the Council of the Regional Municipality of Durham
for its approval.
BY-LAW READ a first, second and third time and finally PASSED
this 6th day of July, 1981.
Clerk
COMMUNITY PLAN
HIGHBUSH COMMUNITY
July, 1981
Amendment No. to the District Plan
for the District Planning Area of the
Town of Pickering
PURPOSE OF The purpose of this District Plan Amendment
AMENDMENT is to provide guidelines for the future
development of Planning Community No. 5,
Highbush, in the form of land use designations
and detailed policies to guide and control
the future development of the community.
BASIS OF The Highbush Community Plan, which
AMENDMENT constitutes this Amendment, has been
prepared in accordance with Section
5.2.2 of the Durham Regional Official
Plan and Section 9 of Part I of the
District Plan for the District Planning
Area of the Town of Pickering.
ACTUAL The District Plan for the District Planning
AMENDMENT Area of the Town of Pickering is hereby
amended by adding to "Part II - Community
Plans" the policies and map attached hereto
and described as "Highbush Community Plan".
2.
PLANNING COMMUNITY 5 - HIGHBUSH COMMUNITY
1. GOALS
a) To provide an efficient and orderly pattern
of land uses within the community.
b) To facilitate convenient access to educational
cultural, social and recreational facilities
within the community and the Town.
c) To provide suitable and adequate open spaces
utilizing the major environmental features
such as woodlots, hedgerows, creeks and
conservation lands in a manner that enhances
their ecological and aesthetic value to the
community.
d) To preserve and protect valuable features of
the natural and man-made environment that
enhance the community.
e) To promote safe, convenient and efficient
transportation.
f) To ensure the compatibility of future
development with existing development.
2. LAND USE POLICIES
A. General
a) The policies set forth in this Community Plan
for the Highbush Community provide further
detail and refinement of policies contained
within Part I of the District Plan for the
District Planning ?.rea of the Town of Pickering.
b) The land use components and general road
network within the Highbush Community have
been established as shown on Schedule V-A.
3.
Residential
a) In order to provide additional opportunities
for the provision of moderately priced housing
and, in particular, to encourage the
development of such housing for senior
citizens and other residents who require
accommodation in highly accessible locations,
areas of Medium Density I housing have been
designated.
b) Adequate noise reduction measures, such as
buffer strips, berms and vegetation shall be
employed to protect residential areas from
significant sources of noise, such as
railways or major roads.
c) Supplementary policies that apply to proposed
residential development located in the Special
Policy Area and Environmental Policy Area are
provided in Sections 4 and 5 respectively of
this Community Plan.
C. Commercial
a) In accordance with the Durham Regional Official
Plan, convenience stores may be introduced in
residential areas by means of Restricted Area
(zoning) By-laws. The convenience category
may include such uses as small retail stores
and personal service shops, but shall exclude
banks, eating establishments and other similar
uses. Generally, convenience stores shall not
exceed 500 square metres in gross leasable
floor area in any one location. No zoning
by-law shall be approved, however, unless the
applicant demonstrates to the Town's satisfaction
that:
i) the total gross leasable floor area proposed
for the site will be required by the
surrounding residents;
ii) the proposed uses will not duplicate the
retail services provided by or to be provided
by convenience stores in the general area;
and
4.
iii) the proposed uses will be highly accessible
to and compatible with the surrounding
residential area.
b) A Local Central Area may eventually be required
on the west side of Altona Road. Too many
uncertainties, including the rate of population
growth and the nature of future retail
practices, preclude the designation of a
Local Central Area at this time. If a Local
Central Area is to be introduced in the future,
this Plan shall be amended at that time. The
approval of any amendment shall be contingent
on the following conditions:
i) a retail analysis, satisfactory to the
Town, demonstrating the need for a Local
Central Area, detailing its specific size,
and demonstrating the absence of a
significant negative impact on other
designated Central Areas.
ii) a location study, satisfactory to the
Town, identifying the most suitable site.
D. Community Central Area
A Community Central Area is designated on the west
side of Whites Road between the extensions of New
Street and Stroud's Lane. This Central Area is
intended to contribute significantly to the
creation of a focal point of activity for Highbush
and its adjoining communities. It shall be
developed as a fully integrated mixed use complex
which may include retail facilities, personal and
business services, offices, multiple unit residential
development, and institutional, community and
recreational uses.
Prior to any development within this Community
Central Area, the Town may require that a concept
plan which indicates the proposed type, amount
and distribution of uses, as well as the orientation,
configuration and designof the complex, be submitted
for approval. The Central Area shall be developed
in phases. The specific uses to be included in
each phase shall be further defined in the
implementing Restricted Area (zoning) By-laws.
5.
Open Space System
a) Lands designated as Major Open Space on
Schedule V-A reflect this designation in the
Durham Regional Official Plan. The uses
permitted will be in accordance with the
provisions of the Durham Regional Official
Plan. The actual boundaries of the Major
Open Space lands shall be determined more
exactly in consultation with the Metropolitan
Toronto and Region Conservation Authority
and the Ministry of Natural Resources during
the review of development applications.
b) Lands designated as Open Space on Schedule
V-A shall be retained primarily in their
natural state and used only for active or
passive recreational purposes, walkways or
pedestrian paths, bicycle paths or easements
for municipal services and utilities.
c) A linked open space system employing natural
watercourses, valley lands and publicly
owned lands or rights-of-way to connect
municipal parks, recreational facilities and
schools is to be encouraged.
d) Two Community Parks have been
the area between Rosebank and
These parks shall preserve an
the greatest extent possible,
valuable natural features and
the area.
designated it
Altona Roads.
I protect, to
the most
vegetation of
The more northerly of these two parks shall
provide active and passive recreational
opportunies. The southerly park is intended
primarily for passive recreational use.
The size of these parks, as well as their
boundaries, shall be determined during the
review of development applications.
e) Neighbourhood Parks are designated in various
locations and where possible, they
located in conjunction with school sites.
6.
f) Any site designated for municipal park purposes,
but no longer required by the municipality
may be developed, without amendment to this
Plan, in accordance with the policies applying
to the designation or designations governing
the use of the lands immediately adjacent to
the site. If the site is developed for
residential purposes, the lowest residential
density designation applying to the lands
immediately adjacent to the site shall govern
its development.
F. Community Uses
A Community Uses area is designated on the west
side of Whites Road, south of Finch Avenue. This
site is intended to accommodate a high school and
a municipal recreational complex. It may also
contain some parkland, the amount of which shall
be determined by the Town.
If the School Board and/or the municipality do
not require the sites designated for the high
school and/or for the recreational complex
respectively, then those sites may be developed
for Community Uses or Medium I Residential uses,
in accordance with the applicable policies in
the District Plan, Part I.
With the exception of the high school site, any
site designated for school purposes, but no longer
required by the respective School Board, may be
developed, without amendment to this Plan in
accordance with the policies applying to the
designation or designations governing the use
of the lands immediately adjacent to the site.
If the site is developed for residential purposes,
the lowest residential density designation
applying to the lands immediately adjacent to the
site shall govern its development.
3. ROADS AND PEDESTRIAN WALKWAYS
a) The location of existing and proposed roads
of arterial and collector classifications is
shown on Schedule U-A. The locations of the
proposed routes are approximate only and they
may be adjusted without amendment to this plan
as long as the basic pattern is maintained.
7.
b) Walkways and paths shall be developed, where
feasible, to provide convenient access to
open space areas, community facilities,
including schools, and other destinations
requiring pedestrian or bicycle access.
Consideration may be given to locating
walkways and paths along roads where safety
considerations permit or suitable design
solutions are found. No walkway or path
shall traverse private property unless
permission is granted by the landowner.
The privacy of adjacent resfdents and the
character of the surroundings shall be
taken into account in the design of the
paths and walkways.
C) Intersection improvements, bridge improvements
and possible changes to the level crossings of
the C.N.R. tracks shall be further studied
and reviewed as development occurs. The
implementation of remedial measures should be
considered as traffic increases and funds
become available. The location of the most
significant sites which require future study
are illustrated on Schedule V-A.
4. SPECIAL POLICY AREA
An area which contains substantial amounts of
existing development, which has an established
residential character and which is particularly
sensitive to the effects of new development, is
identified as a Special Policy Area. Every
effort must be made to ensure that new development
is compatible with the character of existing
development. Consequently, in evaluating any
development proposals within the Special Policy
Area, special emphasis shall be placed on the
following considerations.
a) Buffering
Adequate buffering, which may include such
measures as planting and berming must be
incorporated to protect existing dwellings.
8.
b) Density
Although the density range established for
this Area is Low Density II (13 - 25 units
per hectare), the exact density figure
permitted for each development shall be
determined according to its compatibility
with nearby dwellings and the development's
impact on the landscape. Furthermore,
consideration may be given to creating a
density gradient, or range, within any
development, if such a measure is likely to
enhance its compatability with its surroundings.
c) Road Patterns
Proposed road patterns will be judged according
to their potential impact on existing development
and to their contribution to the provision of
convenient access for the areas of future
development.
d) Concept Plan
Where a Draft Plan of Subdivision is required
for implementation of a proposed development,
a Concept Plan shall be submitted indicating
the following development information: the
land ownership of the proposed development area
and adjacent lands; the specific uses proposed
within the development and their location; the
proposed landscape treatment the current and
proposed uses of any existing structures; the
progressive phasing of the development, if
implementation is to occur in more than one
phase.
ENVIRONMENTAL POLICY AREA
Areas of high environmental quality and sensitivity
are identified within the Environmental Policy
Area on Schedule V-A. Development proposals for
theseareas must be supported by information which
demonstrates to the satisfaction of the Town,
that such development incorporates design concepts
which minimize disturbance to the environment.
More specifically, the following concerns shall
be addressed:
9.
a) the location, species, size and health of
existing trees and vegetation.
b) the effects of the proposed development and
its associated services and infrastructure
on the water table, and hence, on existing
trees and vegetation.
c) how the proposed form and density of
development and the siting of structures
contribute to the preservation of trees,
vegetation and wildlife.
d) how the grading and landscaping of the
proposed development will complement the
environmental and aesthetic characteristics
of the area.
Notwithstanding Schedule V-A, residential
development in the Low Density I range shall
be permitted within the residentially-
designated areas of the Environmental Policy
Area, provided that such development
complements the character of the area.
6. IMPLEMENTATION AND INTERPRETATION
a) In conformity with Part II of the District
Plan for the Town of Pickering, development
must conform with the Development Plan for
the community, as adopted by resolution of
the Town Council.
b) Certain areas contain unique natural features
or land use characteristics which are
particularly sensitive to the effects of new
development. These areas have been identified
as Special Design Precincts in the Highbush
Development Plan and detailed design guidelines
for each precinct are provided therein.
c) The boundaries and locations of proposed land
uses as designated in the Community Plan and
shown on Schedule V-A are diagrammatic and
minor adjustments may be made without amendment
to this Plan, so long as the relationship of
land uses and the general intent of this Plan
are maintained. To this end, the boundaries of
land uses have only been shown schematically
and the designation of parks and community
facilities are illustrated symbolically to
demonstrate their general location only.
10.
d) The alignments of roads designated on
Schedule V-A are diagrammatic and therefore
an amendment to this Plan shall not be
required for the minor realignment of roads
provided the general purpose and intent of
this Plan are maintained. The precise routes
for such roads shall be determined through
future engineering studies.
e) Existing Local and Minor Collector Roads are
indicated on Schedule V-A for identification
purposes only and therefore no amendment
shall be required with respect to any
deletion or realignment of such roads.
f) Any amount of parkland required to be
provided in a plan of subdivision, that
is in excess of the amount normally required
by Town standards, shall be acquired by the
Town in accordance with Council policy.
g) As part of the implementation programme of
this Plan, a list of buildings of historical/
architectural merit shall be developed. The
preservation of the selected buildings shall
be encouraged and to this end those buildings
which qualify shall be recommended for
designation under the provisions of the Ontario
Heritage Act.
h) In accordance with the density provisions of
Section 5 of this Plan, implementing by-laws
for residential development within the
Environmental Policy Area, which are in
conformity with either Low Density I Residential
or Low Density II Residential as defined in
Part I of the Pickering District Plan, shall
be deemed to be in conformity with this Plan.
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