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By-law 7899/22
By-law No. 7899/22 By-law passed by Pickering City Council on January 24, 2022. The City of Pickering has forwarded Official Plan Amendment 38 to The Regional Municipality of Durham. The Regional Municipality of Durham may approve, modify or refuse all or part of this amendment. Once the Region has provided its final decision, the By-law will be in force and effect or updated accordingly. The Corporation of the City of Pickering By-law No. 7899/22 Being a by-law to adopt Amendment 38 to the Official Plan for the City of Pickering (OPA 20-004/P) Whereas pursuant to the Planning Act, R.S.O. 1990, c.p. 13, subsections 17(22) and 21(1), the Council of the Corporation of the City of Pickering may by by-law adopt amendments to the Official Plan for the City of Pickering; Whereas pursuant to Section 17(10) of the Planning Act, the Minister of Municipal Affairs and Housing has by order authorized Regional Council to pass a by-law to exempt proposed area municipal official plan amendments from its approval; And whereas the Places to Grow Act, 2005, directs the Corporation of the City of Pickering to prepare and adopt an amendment to its Official Plan to bring the City of Pickering Official Plan into conformity with the Growth Plan; Whereas on February 23, 2000, Regional Council passed By-law 11/2000 which allows the Region to exempt proposed area municipal official plan amendments from its approval; Whereas the Region has advised that Amendment 38 to the City of Pickering Official Plan is not exempt from Regional approval; Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: 1.That Amendment 38 to the Official Plan for the City of Pickering, attached hereto as Exhibit “A”, is hereby adopted; 2.That the City Clerk is hereby authorized and directed to forward to the Regional Municipality of Durham the documentation required by Procedure: Area Municipal Official Plans and Amendments; 3.This By-law shall come into force and take effect on the day of the final passing hereof. By-law passed this 24th day of January, 2022. Original Signed By:___________________________________ David Ryan, Mayor Original Signed By:___________ _____________________ Susan Cassel, City Clerk Exhibit “A” to By-law 7899/22 Amendment 38 to the City of Pickering Official Plan Amendment 38 to the Pickering Official Plan Purpose: The purpose of this Amendment is to add new policies and change existing policies and land use designations to the Pickering Official Plan to enable the redevelopment and intensification of the Kingston Road Corridor and Specialty Retailing Node, and to identify required infrastructure improvements and transportation connections throughout the area in support of anticipated population and employment growth. These new policies will also complement and augment the corporate vision of “Sustainable Placemaking” by promoting land uses and built form that are transit oriented, environmentally friendly and supportive of mixed use development and walkability. Location: This amendment applies to lands generally fronting along the north and south sides of Kingston Road between the Rouge National Urban Park in the west, the Pine Creek to the east (inclusive of 1340 Rougemount Drive; 1409 Rosebank Road; 1460, 1467,1475 Whites Road; 944, 950, 975 Merritton Road; 4 Evelyn Avenue; 1101A Kingston Road; 1099 and 1101 Dixie Road); lands fronting on to the north side of Kingston Road, east of Diana Princess of Wales Park extending easterly, up to and including the Durham Regional Police Service property at 1710 Kingston Road; and all lands along the east side of Brock Road, north of Highway 401 and south of Kingston Road which comprise the “Specialty Retailing Node” in the Pickering Official Plan and 1709 Kingston Road. The subject lands have an area of approximately 144 hectares within the City of Pickering. Basis: The Provincial Policy Statement and A Place to Grow, provide strong direction for increased intensification and planning for complete communities across the Greater Golden Horseshoe Region. These policies support planning for intensification within the existing built-up area and transit-supportive development in proximity to frequent public transit. The Kingston Road Corridor and the Specialty Retailing Node have been identified as Strategic Growth Areas within the City of Pickering. The approval of Regional Official Plan Amendment No.128, the Region of Durham’s Growth Plan (2006) conformity exercise, provided the policy foundation for the City to retain consultants to prepare its planning and urban design study for the redevelopment and intensification of the Kingston Road Corridor and Specialty Retailing Node. Following an extensive consultation program involving stakeholders and the public, a report entitled “Kingston Road Corridor and Specialty Retailing Node Intensification Plan” was endorsed in principle by City Council on December 16, 2019. Staff was authorized to implement the new vision and land use framework set out in the Intensification Plan, by initiating this Official Plan Amendment. This amendment brings the Pickering Official Plan into further conformity with the Provincial Policy Statement, 2020, A Place to Grow, 2020, and the Durham Regional Official Plan. Actual The City of Pickering Official Plan is hereby amended by: Amendment: (New text is shown as underlined text, deleted text is shown as strikeout text, and retained text is shown as unchanged text.) Amendment 38 to the Pickering Official Plan Page 2 1. Amending Schedule I – Land Use Structure for the lands subject to the amendment by replacing the “Specialty Retailing Node” designation with a new “Brock Mixed Node” designation as illustrated on Schedule ‘A’ attached to this Amendment. 2. Adding a new Schedule XIV – Kingston Mixed Corridor and Brock Mixed Node Intensification Areas as illustrated on Schedule ‘B’ attached to this Amendment. 3. Renumbering all of the policies contained in Chapter 11 from “11” to “11B”. 4. Deleting all references to “Chapter 11” and replacing them with “Chapter 11B”. 5. Revising City Policy 2.10, South Pickering Urban Area Population Target, in Chapter 2 – The Planning Framework, by adding a new sub-section (d) as follows: “(d) despite Sections 2.10(a) and (b), adopts a long term population target for the Kingston Mixed Corridor and Brock Mixed Node Intensification Areas of 22,000 people.” 6. Revising City Policy 2.11, South Pickering Urban Area Employment Target, in Chapter 2 – The Planning Framework, by adding a new sub-section (c) identifying an employment target for the Kingston Mixed Corridor and Brock Mixed Node Intensification Area City Centre and renumbering the following sub-sections so that it reads as follows: “(b) ...; and (c) despite Section 2.11(a) adopts a long term employment target for the Kingston Mixed Corridor and Brock Mixed Node Intensification Areas of 8,100 jobs; and (cd) ...” 7. Revising City Policy 3.2, Land Use Objectives, in Chapter 3 – Land Use, by adding a new sub-section (d) and renumbering the sub-sections that follow so that it reads as follows: “(d) promote the Kingston Mixed Corridor and Brock Mixed Node Intensification Areas as Strategic Growth Areas in the City, secondary to the City Centre, for accommodating intensification and higher-density mixed uses in a more compact built form; (de) …; (ef) …; (fg) …; (gh) …; and (hi) …” Amendment 38 to the Pickering Official Plan Page 3 8. Revising Table 2, Land Use Categories and Subcategories, in Chapter 3 – Land Use, to read as follows: (Excerpt from Table 2) Table 2 Land Use Category Criteria for Determining Subcategories Land Use Subcategories Mixed Use Areas The location, scale and relative number of people served by the Mixed Use Area Local Nodes Community Nodes Mixed Corridors Kingston Mixed Corridor Brock Mixed Node Specialty Retailing Node City Centre 9. Revising Table 4, Relationship Between Regional Official Plan and Pickering Official Plan – Mixed Use Areas, in Chapter 3 – Land Use under the sub-heading: Mixed Use Areas” so that it reads as follows: (Excerpt from Table 4) Table 4 Regional Plan Categorization Pickering Plan Designation Corridors Mixed Corridors Specialty Retailing Nodes Kingston Mixed Corridor Brock Mixed Node 10. Revising City Policy 3.6, Mixed Use Areas, in Chapter 3 – Land Use, by adding a new sub-section (f), deleting sub-sections (g) and (h), renumbering the sub-section that follows, and adding a new sub-section (g)(iii), so that it reads as follows: “(f) despite Section 3.6(c)(ii) and Table 6, for the Kingston Mixed Corridor and Brock Mixed Node Intensification Areas, may permit, in certain circumstances, floor space indices (FSI) beyond 2.5, up to and including 5.0, where appropriate, through a site-specific zoning by-law amendment and subject to the following criteria: (i) that the site is generally located in an appropriate gateway location and/or adjacent to Highway 401; (ii) that the proposal is compatible with adjacent land uses, particularly stable residential neighbourhoods, in terms of massing, height, scale and transition; (iii) that the applicant demonstrate the proposed development would not preclude other properties within the precinct from developing or redeveloping to their planned potential; and, (iv) that the proposal meets the general intent of the policies of Chapter 11A of this Plan. Amendment 38 to the Pickering Official Plan Page 4 (g) within the Specialty Retailing Node: (i) prior to zoning for significant retail floor space, shall require the submission of a retail impact study justifying, to the City’s satisfaction in consultation with the Region of Durham, that the addition of such floor space will not adversely affect the planned function of the City Centre, the Community Nodes, and nearby Main Central Areas in other municipalities in the Region; (ii) for lands north of Pickering Parkway, shall establish a minimum gross leasable floor area of 500 square metres for any permitted individual retail unit, except that up to an aggregate of 1,400 square metres of gross leasable floor area may be devoted for any permitted individual retail unit of less than 500 square metres of gross leasable floor area, but not less than 300 square metres of gross leasable floor area; (iii) for lands north of Pickering Parkway, shall establish a maximum aggregate gross leasable floor area of 55,000 square metres for all special purpose commercial uses permitted by Table 5; (iv) shall not permit an enclosed shopping centre or pedestrian mall; and (h) for the purposes of Table 5, shall define “large format discount stores” to include a discount department store as defined by Statistics Canada, such as but not limited to Zellers and Walmart, engaged in general merchandising of a wide range of commodities and services which may include, but is not limited to, apparel, hardware and household goods, garden supplies, automotive supplies, leisure, pet and drug items and toys, but shall not include a major department store as defined by Statistics Canada, such as but not limited to, Eatons, Sears, and The Bay. (fg) shall ensure Mixed Use Areas are designed and developed consistent with: (i) the community design provisions of this Plan (Chapters 9 and 14);,and (ii) any development guidelines that may be established in a Part 3 Neighbourhood Plan (Chapter 12).;and (iii) the policies of Chapter 11A, for lands within the Kingston Mixed Corridor and Brock Mixed Node Intensification Areas.” 11. Revising Table 5, Mixed Use Areas: Permissible Uses By Subcategory, in Chapter 3 – Land Use, to add a new category for the “Kingston Mixed Corridor”, amend the name of the Mixed Corridors subcategory, and amend the “Specialty Retailing Node” subcategory and permissible uses so that it reads as follows: (Excerpt from Table 5) Amendment 38 to the Pickering Official Plan Page 5 Table 5 Mixed Use Areas Subcategory Permissible Uses (Restrictions and limitations on the uses permissible, arising from other policies of this Plan, will be detailed in zoning by-laws.) Kingston Mixed Corridor Medium density residential; High density residential; Retailing of goods and services; Offices and restaurants; Hotels; Community, cultural and recreational uses; Community gardens; Farmers’ markets. Other Mixed Corridors Community gardens; Farmers’ markets; All uses permissible in Local Nodes and Community Nodes, at a scale and intensity equivalent to Community Nodes; Special purpose commercial uses. Specialty Retailing Brock Mixed Node Medium density residential; High density residential; Retailing of goods and services; Offices and restaurants; Hotels; Special Purpose Commercial uses such as: large format retailers (including large format food stores and large format discount stores); retail warehouses; membership clubs; theme and/or specialty retailers; automotive uses; and, ancillary retailing of other goods and services including restaurants; Limited offices; Community, cultural and recreational uses; Community gardens; Farmers’ markets; Limited residential development at higher densities as an integral part of an overall development scheme. 12. Revising Table 6, Mixed Use Areas: Densities and Floor areas By Subcategories, in Chapter 3 – Land Use, so that it reads as follows: (Excerpt from Table 6) Amendment 38 to the Pickering Official Plan Page 6 Table 6 Mixed Use Areas Subcategory Maximum and Minimum Net Residential Density (in dwellings per hectare) Maximum Gross Leasable Floorspace for the Retailing of Goods and Services (in square metres) Maximum Floorspace Index (total building floorspace divided by total lot area) Kingston Mixed Corridor over 60 determined by site-specific zoning over 0.75 and up to and including 2.5 FSI Other Mixed Corridors over 30 and up to and including 140 determined by site-specific zoning up to and including 2.5 FSI Specialty Retailing Brock Mixed Node over 80 and up to and including 180 determined by site-specific zoning over 0.75 and up to and including 2.5 FSI 13. Revising City Policy 4.9, Priority Pedestrian/Cyclist Connections, in Chapter 4 – Transportation, by adding a sub-section (c) that reads as follows: “4.9 City Council shall consider the following as priority connections, and shall endeavour to ensure their early implementation, (a) a continuous Pickering Waterfront Trail adjacent, wherever feasible, to Lake Ontario, as part of the Lake Ontario Waterfront Trail system; (b) a continuous bikeway across Pickering along the south side of the proposed Highway 407/Transitway.; and (c) a raised cycle track on both sides of Kingston Road with an enhanced treed and landscaped planting area, wherever possible.” 14. Revising City Policy 4.14, Provincial Assistance, in Chapter 4 – Transportation, by amending sub-section (a)(ii) so that it reads as follows: “4.14 City Council shall request assistance from the Province of Ontario as follows, (a) to assist financially and otherwise in constructing, (i) a multi-modal bridge over Highway 401 within the Hydro Corridor between Bayly Street and Pickering Parkway; (ii) an bridge overpass for pedestrians and cyclists near the foot of Dixie Road to link Frenchman’s Bay with the Dunbarton Neighbourhood; and” 15. Revising City Policy 5.2, Economic Objectives, in Chapter 5 – Economic Development, by amending sub-section (e) so that it reads as follows: “(e) create a major node of corporate offices in the City Centre and promote the establishment of Major Offices in key locations within other Strategic Growth Areas.” Amendment 38 to the Pickering Official Plan Page 7 16. Adding a new Chapter, “Chapter 11A: Kingston Mixed Corridor and Brock Mixed Node Intensification Areas” and new Sections 11A.1 to 11A.14.6, to read as follows: “11A.1 The design of compatible and attractive built forms, streetscapes and sites will be promoted within the intensification areas. Accordingly, City Council shall require development to have regard to the following: (a) creation of a distinct character for the Corridor and Node while also providing for variation based on the unique conditions within each precinct in accordance with the specific precinct policies outlined in Sections 11A.3 – 11A.6, as well as, a strong sense of community, a context for healthy lifestyles, and a high quality of life; (b) encourage the transformation of the areas into more liveable, walkable and human-scaled neighbourhoods with inviting public spaces such as parks, squares and streets; (c) location and integration of commercial uses such as cafes and bistros into development adjacent to the public realm to create social gathering places and vibrant street life; (d) development of streetscapes, public spaces and pedestrian routes that are inclusive, safe and comfortable for all, and accessible and easy to navigate regardless of physical ability; (e) encourage the transformation of existing strip-commercial development and lots with single-detached dwellings into mixed use transit–supportive areas; (f) prioritize placemaking opportunities on public lands including existing parks and community facilities within and adjacent to the intensification areas for capital funding, and seek opportunities to partner with the private sector to incorporate designs that advance the placemaking opportunities in development plans on private lands; and (g) the Detailed Design Considerations of this Plan and the applicable urban design guidelines. 11A.2 City Council recognizes key intersections throughout the areas as Gateways as shown on Schedule XIV. Accordingly, City Council: (a) requires building articulation, including vertical projections, recessions and other distinctive architectural details, at gateway locations to create an enhanced visual interest and a human- scaled environment; (b) encourages the establishment of privately-owned publically accessible spaces (POPS) within Gateways including features such as urban squares, green spaces, transit stop waiting areas, and public art; Amendment 38 to the Pickering Official Plan Page 8 (c) recognizes the particular regional significance of Gateways at Altona Road, as the western gateway to Durham Region from the City of Toronto, and the Gateway at Brock Road as the eastern gateway into the City of Pickering from the Town of Ajax; and (d) promotes the development of Gateway locations in accordance with the applicable urban design guidelines. 11A.3 City Council shall require development within the Rougemount Precinct, as identified on Schedule XIV, Sheet 1 of 4, to be in accordance with the following: (a) the greatest densities and building heights shall be directed to the south of Kingston Road along Highway 401, and away from the stable residential neighbourhoods to the north and the Rouge National Urban Park; (b) development fronting on to the north side of Kingston Road shall generally be limited to low and mid-rise buildings to ensure compatibility and implement appropriate transition in relation to the stable residential neighbourhoods to the north; (c) urban design that contributes to the character of the precinct, particularly achieving a village-like main street character along Kingston Road, will be encouraged and supported; (d) development that reinforces the relationship and connections between the precinct and the Rouge National Urban Park abutting the precinct to the west is encouraged. Accordingly, development adjacent to the Park shall consider the Rouge National Urban Park Management Plan, in particular, connectivity to the Park, environmentally-friendly design, minimizing visibility of new development from the public use and campground areas of the park, and adverse lighting impacts; (e) the consolidation of driveways and access points to improve safety and traffic circulation is encouraged; and (f) in respect of the character of the area, existing established residential neighbourhoods, and the Rouge National Urban Park, maximum heights within this precinct shall be limited in accordance with Section 11A.10.1(d). Further, all development proposals west of Rougemount Drive shall demonstrate to the satisfaction of the City, in consultation with Parks Canada, that there will be no adverse shadow, visibility, or lighting effects on the Park’s natural and public use areas. Amendment 38 to the Pickering Official Plan Page 9 11A.3.1 City Council, (a) shall collaborate with the Region of Durham and the City of Pickering’s Heritage Committee to implement a Heritage Path as shown on Schedule XIV in the Rougemount Precinct, to commemorate the history of the area, facilitate active transportation, provide a pleasant pedestrian environment, and contribute to the achievement of a “Main Street” character; (b) encourages the inclusion of heritage plaques, directional signage, enhanced landscaping and paving materials, and pedestrian amenities, along the Heritage Path; and (c) supports connection of the Heritage Path to Rouge National Urban Park, in a manner coordinated with Parks Canada, to strengthen the connection between the entrance to the park, the Rougemount Precinct and the rest of the corridor. 11A.4 City Council shall require development within the Whites Precinct, as identified on Schedule XIV, Sheet 2 of 4, to be in accordance with the following: (a) the highest densities and building heights shall be directed to the intersection of Kingston Road and Whites Road, with additional concentrations to the south of Kingston Road along Highway 401, extending east and west of the central cluster at Kingston Road and Whites Road; (b) the Whites Precinct shall be promoted as a vibrant employment and retail hub; Accordingly, the development of Major Office uses is encouraged, particularly in proximity to the intersection of Kingston Road and Whites Road; (c) a diverse mix of uses in the Whites Precinct is supported to promote the creation of a complete community and providing opportunities for residents to live-work-play in close proximity; (d) prioritize the development of an attractive concentration of vibrant primary and secondary active frontages at grade along Kingston Road; and (e) pedestrian-oriented public realm improvements, including opportunities to introduce boulevard enhancements and new or reconfigured pedestrian paths and sidewalks, to enhance the pedestrian experience in areas which are predominantly auto- oriented will be prioritized. 11A.5 City Council shall require development within the Dunbarton-Liverpool Precinct, as identified on Schedule XIV, Sheet 3 of 4, to be in accordance with the following: Amendment 38 to the Pickering Official Plan Page 10 (a) the greatest densities and building heights shall be directed to the south of the intersection of Kingston Road and Dixie Road and south of Kingston Road along Highway 401; (b) development fronting on to the north side of Kingston Road, east of the railway bridge, shall generally be limited to low and mid- rise built form to ensure compatibility and appropriate transition in relation to the stable residential neighbourhoods to the north; (c) development of the Precinct to be a local community and shopping destination with a series of connected and animated neighbourhood-oriented green spaces and squares will be encouraged; (d) the establishment of multi-modal connections to the City Centre will be encouraged; (e) encourage the design of new buildings to establish primary frontages at grade with enhanced boulevards onto the new proposed Public Street as shown on Schedule XIV; (f) development of a pedestrian and cycling connection utilizing the existing rail bridge, as shown on Schedule XIV, will be supported, in collaboration with Canadian National Railway, to provide a north-south connection, with an eventual connection to the Waterfront Trail; (g) in consultation with the Toronto and Region Conservation Authority, proponents of new development, where applicable, will be required to assess the regulatory flood plain risks associated with lands proposed for redevelopment within the Pine Creek flood plain and implement, where appropriate, a revised flood plain boundary for Pine Creek; (h) in consultation with the Toronto and Region Conservation Authority, proponents of new development adjacent to Pine Creek will be required to prepare a plan to rehabilitate Pine Creek, to enhance the natural heritage features and, where applicable, to design, align and construct a multi-modal bridge across Pine Creek; and (i) in consultation with the Toronto and Region Conservation Authority, proponents of new development on lands south of Kingston Road and the intersection of Fairport Road will be required to assess the regulatory flood plain risks associated with the Amberlea Creek tributary and implement, where appropriate, a revised flood plain boundary for the creek. Amendment 38 to the Pickering Official Plan Page 11 11A.6 City Council shall require development within the Brock Precinct, as identified on Schedule XIV, Sheet 4 of 4, to be in accordance with the following: (a) the greatest densities and building heights shall be directed to the intersection of Brock Road and Pickering Parkway, with additional concentrations south of Pickering Parkway, along Highway 401; (b) development on the north side of Kingston Road shall generally be limited to mid-rise buildings to ensure compatibility and implement appropriate transition in relation to the stable residential neighbourhoods to the north; (c) the greatest mix of uses within the precinct will be encouraged to be located along the east side of Brock Road,, and at the Brock Road and Pickering Parkway intersection, in particular, the development of office and Major Office uses is encouraged in these locations; (d) support the development of the Brock Precinct as a complete community with transit-supportive densities, and a distinct community character and significant public amenities and facilities; (e) transportation improvements will be prioritized to provide greater multi-modal connectivity, break up large parcels, create more routes of circulation off Brock Road and Pickering Parkway, and create more opportunities for the development of buildings with street frontages; (f) consideration shall be given to the interface of retail and office with residential uses and the provision of appropriate transitions between buildings and in height, mass and scale to ensure compatibility with established residential neighbourhoods; (g) the establishment of primary and secondary frontages oriented toward Brock Road, Kingston Road, and the new public street east of Brock Road will be encouraged; (h) where development or redevelopment of the lands on the northwest corner of Kingston Road and Brock Road, or adjacent lands, is proposed, seek the preservation of and incorporation of the Post Manor, a designated heritage building governed by the Ontario Heritage Act, to strengthen and complement the property’s heritage attributes; (i) where development or redevelopment of the lands at the northeast corner of Pickering Parkway and Brock Road is proposed, secure the provision of a linear greenspace or Amendment 38 to the Pickering Official Plan Page 12 enhanced green boulevard along the proposed east-west public street to provide a green connection from Brock Road to the public parkland to the east; and (j) where development or redevelopment is proposed on lands south of Pickering Parkway, north of Highway 401, consideration shall be given through block planning and a transportation study to the provision of an additional private street access to Brock Road. 11A.7 City Council recognizes the importance of cultural heritage, particularly in Strategic Growth Areas, and accordingly: (a) in partnership with development proponents and the municipal heritage committee, encourages promotion of cultural heritage through means such as placemaking, urban design, public art and the creation of the Heritage Path in the Rougemount Precinct; (b) will ensure the policies of Chapter 8 of this Plan are applied and conform to the Ontario Heritage Act with regard to cultural heritage and conservation of cultural heritage resources and properties of heritage interest within the intensification areas, as shown on Schedule XIV; and (c) shall encourage any redevelopment of cultural heritage resources or adjacent to cultural heritage resources to be in accordance with the applicable urban design guidelines. 11A.8 City Council shall, (a) encourage sustainable and Low Impact Development (LID) for all development within the intensification areas to minimize energy consumption, greenhouse gas emissions and water consumption in accordance with the relevant policies of this Plan; (b) require development or redevelopment of lands adjacent to or in close proximity to creeks to consider the impact more frequent and/or severe weather events may have on stormwater systems; (c) require development to consider energy conservation, peak demand reduction, resilience to power disruptions, small local integrated energy solutions that incorporate renewable, district energy, combined heat and power or energy storage, as appropriate, or protect for future systems; (d) encourage adaptive and resilient urban design in accordance with the applicable urban design guidelines; and Amendment 38 to the Pickering Official Plan Page 13 (e) encourage development proposals to, at a minimum, meet the City’s mandatory sustainable development standards, and also encourage developers to strive to implement additional optional sustainability measures. 11A.9 The following policies are intended to apply to all development within the intensification areas. Accordingly, City Council shall: (a) promote the integration of residential and office uses in conjunction with retail, commercial and institutional uses in support of developing complete communities; (b) ensure the function of the intensification areas as key retail shopping destinations within the City, supporting various sizes and types of retail uses, is maintained and that expansion and establishment of new office and commercial uses is encouraged; (c) further to 11A.9 (b), where redevelopment of properties with existing businesses is proposed: (i) encourage early and on-going communication between the proponent and existing tenants; (ii) seek on-site retention of existing businesses, wherever possible, as part of the redevelopment through measures including provision of similar unit sizes and phasing, where feasible and appropriate, to allow the opportunity for businesses to relocate on-site; and (iii) seek to assist affected business owners in finding opportunities for relocation within the community where retention on-site is not possible or desired. (d) promote higher intensity employment and residential uses, within close proximity to higher order transit stops; (e) where multi-residential development is proposed, support the inclusion of on-site community gardens; (f) promote and encourage the establishment of community services and facilities including educational, cultural, recreational, health and emergency services, in preferred locations as identified conceptually on Schedule XIV, as well as other locations throughout the intensification areas to serve community needs. Accordingly: (i) establish and secure locations for community facilities through detailed block planning in accordance with Policy 11A.14(a); Amendment 38 to the Pickering Official Plan Page 14 (ii) where appropriate, encourage community facilities to be integrated into multi-storey, mixed use developments; (iii) where a need has been determined, require new community facilities or enhancements to existing facilities, be delivered in a timely manner, concurrent with development, to support growth; and (iv) encourage development to accommodate temporary community facilities until such time as permanent community facilities are constructed and/or outfitted. (g) in accordance with the policies of Sections 7.11 and 7.12 of this Plan, require all development to be designed to provide, where feasible, for the implementation of leading edge technologies and robust Information and Communication Technology infrastructure; (h) support the establishment of physical and visual connections with natural areas and greenspaces wherever appropriate; (i) encourage lot consolidation, particularly for smaller lots within the intensification areas; and (j) ensure through development and re-development that the overall arrangement of streets, blocks, open spaces and buildings is achieved and that sites are designed and developed in a manner that anticipates change over time. 11A.9.1 City Council, despite the permitted uses in Table 5 of this Plan, prohibits land extensive and other incompatible uses within the intensification areas, including: (a) new auto-oriented retail and commercial uses, including stand- alone large format retail stores; (b) outdoor storage with the exception of seasonal outdoor display of goods and merchandise; (c) waste processing, waste transfer and recycling facilities, including those related to automobiles; (d) new stand-alone vehicle sales and service uses including but not limited to motor vehicle service centres, motor vehicle gas bars and motor vehicle washing establishments; and (e) new stand-alone low density employment uses such as self storage and warehousing. Amendment 38 to the Pickering Official Plan Page 15 11A.9.2 The following policies apply to the Mixed Use Type A land use designation as shown on Schedule XIV. Within these areas, City Council: (a) shall require areas designated as Mixed Use Type A on Schedule XIV to have the greatest density and represent the highest- intensity uses within the intensification areas with a combination of higher density residential, commercial and retail uses including those which serve a broader area, and office uses in mixed use buildings, or in separate buildings on mixed use sites; (b) encourages office uses, particularly Major Office uses and major community (institutional) uses, to be located in Mixed Use Type A Areas. Accordingly: (i) these uses should be predominantly directed to major intersections or gateways where access to existing and planned transportation infrastructure is greatest, including higher order transit facilities; (ii) Council will seek the accommodation of office space as part of developments within Mixed Use Type A Areas; (iii) protection for future office space may be met through demonstrating phasing and/or including building types that can be easily converted to office uses over time; and (iv) in addition to the complete application requirements in Section 16 of this Plan, Council may require the submission of an office demand study, where Major Office uses are not being proposed at major gateway locations. 11A.9.3 The following policies apply to the Mixed Use Type B land use designation as shown on Schedule XIV. Within these areas, City Council: (a) shall require areas designated as Mixed Use Type B on Schedule XIV to be developed predominantly with mid- and high-rise buildings containing a mix of uses including residential, retail, and commercial uses at a lesser intensity than Mixed Use Type A Areas; (b) shall require a significant proportion of retail and commercial uses in these areas, which predominantly consist of small- to medium-scale neighbourhood-oriented businesses to satisfy local needs. These uses are encouraged to be located on the first and second floors of mixed use buildings or in separate buildings on mixed use sites; and Amendment 38 to the Pickering Official Plan Page 16 (c) may permit office uses in these areas, in conjunction with residential, retail and commercial uses. 11A.9.4 The following policies apply to the Mixed Use Type C land use designation as shown on Schedule XIV. Within these areas, City Council: (a) shall require areas designated as Mixed Use Type C on Schedule XIV to be developed predominantly as residential areas with limited retail uses; (b) supports retail and commercial uses within these areas which are neighbourhood-oriented, smaller in scale, and complementary to residential uses. These uses shall be primarily located on the ground floor of buildings; and (c) may permit limited office uses within these areas, in conjunction with residential, neighbourhood retail and commercial uses. 11A.9.5 The following policies apply to the Residential land use designation as shown on Schedule XIV. Within these areas, City Council: (a) shall require Residential areas, as shown on Schedule XIV, to be developed with higher density residential housing types, consisting primarily of apartment dwellings; and (b) may allow consideration of the location of compatible retail and offices within these areas, however, will require them to be limited to the ground-floor of residential buildings. 11A.9.6 The following policies apply to the Community Use land use designation as shown on Schedule XIV. Within these areas, City Council: (a) recognizes identified areas as existing and proposed locations that contain important community facilities including emergency services and public uses which support the immediate and larger community; (b) shall ensure Community Uses adhere to the relevant policies of Chapter 7 of this Plan; (c) supports the co-location of community facilities and public service facilities within the Community Uses designation; and (d) encourages, where appropriate, the maintenance and adaptation of existing community facilities and spaces as community hubs, particularly those which are easily accessible by active transportation and transit. Amendment 38 to the Pickering Official Plan Page 17 11A.9.7 The following policies apply to the Natural Areas land use designation as shown on Schedule XIV. Within these areas, City Council: (a) shall ensure that the relevant policies of Chapter 10 and 16 of this Plan are applied; and (b) encourages the restoration and rehabilitation of creeks that bi- sect the Kingston Corridor Intensification Area, and the implementation of erosion control and stormwater management best practices to improve existing flood conditions. 11A.10 City Council shall require built form within the intensification areas to reflect the following principles: (a) promote higher-density residential and mixed use development which respects the character and scale of established neighbourhoods through proper transitioning, which may include, limiting building heights, implementing angular planes, applying appropriate building setbacks, landscaping, and other design elements, as appropriate, to ensure compatibility with adjacent development; (b) through the design of buildings, enforce a coherent, harmonious and well-designed streetscape, enhancing the experience of users in terms of visibility, animation, comfort, safety, and accessibility. (c) taller buildings should appropriately transition in height to minimize adverse impacts and create a more human-scaled pedestrian environment, particularly where mid- rise or high-rise development is directly adjacent or in close proximity to existing low-rise neighbourhoods; (d) new development shall be designed, located and massed in such a way that it limits shadowing on adjacent residential land uses, the public realm, parks and public spaces, and protects and buffers the pedestrian realm from prevailing winds, in order to achieve adequate sunlight and comfort in the public realm through all four seasons; and (e) all urban design matters regarding built form should have regard for the applicable policies of Chapters 9 and 14 of this Plan, the implementing zoning by-law, and the applicable urban design guidelines. 11A.10.1 City Council shall, (a) direct high-rise buildings, consisting of buildings 13 storeys to a maximum of 35 storeys in height, to generally be located within appropriate major gateway locations at the intersection of transit Amendment 38 to the Pickering Official Plan Page 18 spines and major arterials, along Highway 401, and proximate to highway interchanges; (b) encourage the development of mid-rise buildings, consisting of buildings 5 storeys to 12 storeys in height, where appropriate, throughout the intensification areas; (c) consider in the review of development applications for mid-rise and high-rise development, the following performance criteria: (i) that buildings be massed in response to the scale of surrounding buildings, nearby streets and public open spaces; (ii) that upper levels of buildings be set back or a podium and point tower form be introduced to help create a human scale at street level; (iii) that shadowing impacts on surrounding development, publicly accessible open spaces and sidewalks be mitigated/minimized; (iv) that sufficient spacing be provided between the building face of building towers to provide views, privacy for residents and to minimize any shadowing and wind tunnel impacts on surrounding development, streets and public spaces; (v) that buildings be oriented to optimize sunlight and amenity for dwellings, private open spaces, adjoining public open spaces and sidewalks; (vi) that living areas, windows and private open spaces be located to minimize the potential for overlooking adjoining residential properties; (vii) that informal or passive surveillance of streets and other public open spaces be maximized by providing windows to overlook street and public spaces and using level changes, floor and balcony spaces elevated above the street level to allow views from residential units into adjacent public spaces whilst controlling views into these units; and (viii) that protection be provided for pedestrians in public and private spaces from wind down drafts; (d) despite Section 11A.10.1(a), limit the maximum building heights to: Amendment 38 to the Pickering Official Plan Page 19 (i) a maximum of 20 storeys in the Rougemount Precinct on the south side of Kingston Road, along Highway 401 to reflect the precinct character; and (ii) low and mid-rise buildings, up to a maximum of 12 storeys, where appropriate, for sites located immediately adjacent to existing low-rise residential areas to ensure adequate transition; (e) despite Sections 3.6(d) and 3.6(e) and Table 6, require all new buildings in the Intensification Area to be at least 3 functional storeys except for community facilities and in the Open Space System – Natural Areas designation; (f) despite Section 11A.10.1(f), permit expansions or additions to existing buildings in the intensification areas to be less than 3 functional storeys, if it can be demonstrated to the City’s satisfaction that the design, site layout, blocking, and/or phasing of the project can be intensified over time to achieve at least the minimum levels of intensity set out in Table 6 of this Plan; and (g) consider, where appropriate, flexibility in massing and height, if the general intent of the Plan is met. 11A.10.2 City Council shall, (a) encourage front yard setbacks to be kept a minimum, in accordance with the applicable urban design guidelines, so that an urban streetwall condition can be achieved along all streets; and (b) despite 10A.10.2(a), encourage the accommodation of patios, displays, waiting areas, public landscape elements or elements that provide screening and privacy for grade-related residential units, within setback areas as appropriate. On larger development or infill sites, phasing plans should indicate how infill development can be accommodated over time to achieve this condition. 11A.10.3 City Council shall, (a) encourage the development of buildings with active frontages at grade in appropriate locations to promote a vibrant and safe street life; (b) require development to have regard for the relevant guidelines pertaining to active frontages contained within the applicable urban design guidelines; Amendment 38 to the Pickering Official Plan Page 20 (c) encourage primary frontages to be developed with the highest levels of active uses such as retail that generates pedestrian activity; and (d) encourage secondary frontages, to be developed to support high levels of public realm animation and pedestrian activity, but with less of a focus on retail activity. 11A.11 City Council shall, (a) recognize parks, green spaces, privately-owned publically accessible spaces (POPS), boulevards, and connections as interconnected components of the public realm in the intensification areas; (b) encourage all residences and places of employment to be within a 5 minute walk (400 metres) of existing and planned public parks and privately-owned publically accessible spaces such as an urban square, courtyard, parkette, green space, or community garden; (c) prioritize connectivity between public spaces within the intensification areas as well as improved access to and enhancement of existing public spaces, including Public Parks, within a 10 minute walk (800 metres); (d) require the provision of high quality indoor and outdoor amenity spaces as a component of all development within the intensification areas with a prioritization of spaces which are accessible to the public; (e) further to Policy 11A.11(d), encourage the provision of green roofs as a component of private outdoor amenity space for all high density residential development; (f) encourage the provision of public access points to the Internet and infrastructure that supports this access in public spaces throughout the intensification areas and at Transit Stop locations, where possible; (g) encourage the provision of amenities for pedestrians such as seating areas, digital kiosks, play structures, fountains or feature benches in the public realm, as appropriate; (h) in accordance with the public art policies of Section 14.13, encourage opportunities for public art contributions and/or the integration of public art with development and infrastructure; (i) prioritize municipal capital projects within the intensification areas that contribute to the public realm; Amendment 38 to the Pickering Official Plan Page 21 (j) in consultation with the Toronto and Region Conservation Authority and/or Parks Canada, require the proponents of new development adjacent to creeks to enhance natural heritage features and incorporate passive recreational uses such as walking paths and seating areas, where appropriate; (k) in consultation with the Durham District School Board, investigate opportunities for community access and use of nearby school properties outside of school hours for active and passive community recreational needs; and (l) in addition to the complete application requirements in Section 16 of this Plan, may require the submission of a facility fit plan for proposals within the intensification areas to support the provision of suitable amenity spaces. 11A.11.1 City Council shall, (a) prioritize the enhancement of existing public parks within the intensification areas, and within a 10 minute walk (800 metres), to accommodate an increase service levels, as well as improve access and connectivity; (b) require the provision of Public Parks as shown on Schedule XIV. All new Public Parks are intended to be developed as Neighbourhood Parks, with the exception of the new park in Brock Precinct, adjacent to the existing Beechlawn Park, which together is intended to be redeveloped into a Community Park; (c) require all Public Parks to have at least one frontage on a Public Street; (d) consider minor modifications to Public Parks as shown on Schedule XIV through detailed block planning, as long as the general intent of these spaces meet the City’s requirements; and (e) encourage the development of Public Parks in accordance with the City’s Parks and Recreation Master Plan and the applicable urban design guidelines. 11A.11.2 City Council supports the development of Privately-Owned Publically Accessible Spaces (POPS) throughout the intensification areas, including spaces such as urban squares, gateway plazas, parkettes, linear parks, and green spaces. These spaces are privately owned and maintained, however, are accessible to the general public. Accordingly, (a) the preferred location of POPS have been identified conceptually on Schedule XIV. However, POPS are encouraged as a component of all new development within the intensification areas, particularly in Gateways and near Transit Stops; Amendment 38 to the Pickering Official Plan Page 22 (b) the exact size, location and design of POPS, including appropriate amenities, will be addressed through detailed block planning in accordance with Section 11A.14(a), the facility fit plan in accordance with Section 11A.11(k), and in accordance with the applicable urban design guidelines; and (c) POPS adjacent to the Heritage Path within the Rougemount Precinct shall be integrated with the Heritage Path in accordance with Section 11A.3.1. 11A.11.3 City Council shall, (a) support the development of Public Lookouts which highlight important views within the Kingston Mixed Corridor Intensification Area and are located at natural vantage points in close proximity to natural areas as shown on Schedule XIV; and (b) encourage Public Lookouts to be developed in accordance with the applicable urban design guidelines. 11A.11.4 City Council shall, (a) require the provision of Public Parks through measures including in-kind contributions through development, municipal partnership, community philanthropy, land acquisition and in accordance with Section 16.29 of this Plan; and (b) prioritize the acquisition of parkland through land dedication to provide active and passive recreation opportunities within the Intensification Area to serve the needs of the new community, as well as, the surrounding established neighbourhoods. 11A.12 City Council supports the following key mobility principles for the intensification areas: (a) higher density, transit-supportive development with a mix of uses and activities; (b) the design of all streets as complete streets; (c) improved access management and connectivity for all transportation modes; (d) prioritization of measures to improve pedestrian safety, reduce traffic collisions, and reduce traffic-related impacts to adjacent neighbourhoods; (e) promotion of transportation demand management measures in accordance with Policy 4.5(b) of this Plan, including mobility-as- a-service, where appropriate; and Amendment 38 to the Pickering Official Plan Page 23 (f) prioritization of minimizing surface parking, and the development of active transportation networks. 11A.12.1 City Council shall, (a) require the provision of pedestrian paths, cycling facilities, and multi-use paths in accordance with the City’s Integrated Transportation Master Plan, and where appropriate, in consultation with the Region of Durham; (b) encourage the provision of additional pedestrian and cycling infrastructure and connections, where opportunity arises, to support the City’s active transportation network; and (c) require pedestrian and cycling facilities to be developed in accordance with the applicable urban design guidelines, best practices, and the prioritization of the safety of pedestrians and cyclists. 11A.12.2 City Council, (a) will cooperate with Durham Region Transit and Metrolinx in order that the alignment and location of future transit routes consider access to the greatest concentration of people and jobs, and minimizes the distance between transit connections within the intensification areas; (b) shall seek to coordinate the location and design of proposed future public spaces fronting Kingston Road and the other streets with transit routes and transit stops; (c) will ensure the provision of appropriate amenities, including street furniture, trees for shade, digital kiosks, and access to pedestrian and cycling networks are provided to support transit ridership and promote an integrated and connected active transportation network; (d) recognizes two key transit junctions along Kingston Road, at Whites Road and Brock Road and Kingston Road. These intersections occupy prime locations and transit transfer points along a higher-order transit corridor which connect the intensification areas with adjacent areas including the Seaton community and other lands to the north. Accordingly: (i) though transit-supportive development is expected to occur throughout the intensification areas, these locations warrant additional consideration as ideal sites for higher- intensity uses, in particular, employment uses; Amendment 38 to the Pickering Official Plan Page 24 (ii) these transit junctions and related pedestrian connections shall be priority areas for design excellence and capital improvements including landscaping, public seating, weather protection and public art; and (iii) new development adjacent to the transit junctions shall be designed to frame the junctions with active uses at grade and entrances oriented towards them. 11A.12.3 City Council shall, (a) in accordance with the policies of Section 4.11, require the design of new streets and the design and extension of streets identified on Schedule XIV to be connected to existing streets, and have block lengths generally no longer than 150 metres and block depths generally not less than 60 metres to provide to provide a finer grid of walkable and interconnected development blocks over time; (b) require all new or re-designed streets, as appropriate, to be complete streets with public amenities including sidewalks, enhanced paving in busy pedestrian areas, cycle paths or multi- use paths, and landscape and furniture zones; (c) through the redevelopment of larger blocks of land, require new public and private streets in locations generally as shown on Schedule XIV; (d) allow the exact alignment of new streets to be determined through block planning, provided the overall block pattern is achieved, the achievement of minimum and maximum block sizes on the development site and adjacent sites is not compromised, and appropriate intersection spacing is maintained; (e) require the provision of trees along streets to enhance the urban forest canopy and provide shade for pedestrians, particularly along Kingston Road, Whites Road, and Brock Road; (f) encourage all streets to be designed in accordance with the applicable urban design guidelines, with consideration given to integration and continuity of street design elements where streets intersect, and construction of public streets to public street design standards; and (g) collaborate with the Region of Durham to implement, where possible, new signalized intersections as shown on Schedule XIV, in order to provide opportunities for efficient transportation and safe pedestrian movement. Amendment 38 to the Pickering Official Plan Page 25 11A.12.4 City Council shall, (a) require development proponents to demonstrate the provision of an adequate supply of parking to meet site requirements while balancing broader mobility objectives to decrease reliance on private vehicle use; (b) consider in the review of development applications, the following performance criteria with regard to on-site parking and access drives/aisles, (i) that the primary parking format be structured or below grade parking to facilitate connectivity and minimize the heat island effect created by large surface parking; (ii) in phased development, that surface parking may be permitted if the proponent has demonstrated how parking will be accommodated in structures at full build out; and (iii) that shared parking be encouraged in mixed use areas to minimize land devoted to parking; (c) consider a reduction in the number of required car parking spaces and/or other means of providing for parking such as cash-in-lieu, where bicycle parking facilities or transportation demand management measures are provided to reflect the compact, high-density urban form of the intensification areas and shift toward an increase of active modes of transportation and transit; and (d) consider shared on-site parking areas for two or more uses where the maximum demand of such parking areas by the individual uses occurs at different periods of the day. 11A.12.5 City Council shall, (a) require all uses that facilitate goods movement within the intensification areas to have regard for any applicable Provincial freight supportive guidelines; (b) ensure the design and location of buildings and loading areas, particularly those adjacent to goods movement routes, consider means to mitigate any adverse impacts that truck and commercial traffic will have on the surrounding areas; and (c) require impacts on the pedestrian and cyclist environment from goods movement within the intensification areas to be considered and mitigated through measures such as wider sidewalks and landscaping schemes to reduce noise and visual Amendment 38 to the Pickering Official Plan Page 26 impacts within pedestrian areas and to provide additional buffering. 11A.12.6 City Council shall, (a) encourage, where possible, shared driveways, parking ramps and servicing areas between two or more properties to maximize building frontages and minimize the number of required curb cuts; (b) where such shared facilities are provided, require each landowner to provide a reciprocal easement in favour of the other landowner(s); (c) seek establishment of service streets and laneways with access off streets with lower levels of traffic, and to avoid interrupting active street frontages; (d) require service laneways to be designed in accordance with the applicable urban design guidelines; and (e) recognize, in particular, two proposed private streets in the Rougemount Precinct south of Kingston Road as shown on Schedule XIV, as service streets and laneways. Since services are only provided to the north, only one sidewalk is required to be provided on the north side of the two service streets/laneways. 11A.13 City Council supports the optimization of infrastructure and a coordinated and integrated approach to the provision of infrastructure and services. Accordingly, the following principles shall apply, in addition to the provisions of Section 7.10 of this Plan, with regard to servicing the intensification areas: (a) development should be sequenced to ensure that appropriate transportation, municipal servicing and community infrastructure are available; (b) planned investment and expansion of infrastructure shall, wherever possible, be concurrent with and support growth; (c) strategies shall be implemented for energy and water conservation, including energy and water demand management; (d) the City will work with the Region of Durham, utility providers, and other appropriate stakeholders to prioritize infrastructure and servicing improvements, including burying of utilities, where feasible, and to ensure sufficient infrastructure capacity within the area to support growth; Amendment 38 to the Pickering Official Plan Page 27 (e) the City will work with landowners and the Region of Durham to develop a plan for the phasing of extensions to existing services within the area to allow development to proceed as expeditiously as possible; and (f) consideration shall be given to the impacts associated with climate change, including an increase in the frequency and severity of extreme weather events, in the design and longevity of infrastructure services. 11A.13.1 City Council shall require proposals for large-scale development to be accompanied by a stormwater management plan or equivalent to the satisfaction of the City, in consultation with Toronto and Region Conservation Authority, that: (a) is informed by a subwatershed plan or equivalent for the area, where applicable; (b) aligns with the stormwater master plan or equivalent for the area, where applicable; and, (c) incorporates an integrated treatment approach to minimize stormwater flows including appropriate low impact development and green infrastructure. 11A.14 City Council shall, (a) require development applications on larger sites, identified through the implementing zoning by-law, to provide a block development plan to demonstrate the full build out of new streets and blocks within the site, potential connections to adjacent sites, redevelopment within all future blocks, and the provision of supporting open spaces and community infrastructure as required. The block development plans shall be accompanied by supporting technical studies that provide a level of information sufficient to assess the ultimate infrastructure and other requirements of full build out; (b) require the expansion of the street network into a finer grid of streets and connections to occur incrementally with development, with new public streets being secured through the development application process and/or through cost-sharing by benefitting landowners, to the satisfaction of the City; (c) where appropriate and necessitated by timing considerations, require financial front-ending agreements to expedite infrastructure delivery. Agreements for cost-sharing will be implemented where appropriate to facilitate the provision of infrastructure and allocate the related costs of development amongst local landowners; and Amendment 38 to the Pickering Official Plan Page 28 (d) support the use of the Holding provisions in the Planning Act and require where necessary, proponents to enter into agreements with the City, Region,other agencies, and adjacent landowners as appropriate, respecting various development related matters including but not limited to: (i) servicing or relocation of infrastructure including any required studies; (ii) requiring a multi-modal transportation study for proposed developments that are anticipated to generate 75 or more vehicle peak hour trips (two-way), or where site and design characteristics may result in traffic or transportation concerns, to assess the impact on the transportation system and the timing and need for future improvements; (iii) entering into cost-sharing and front ending agreements; (iv) ensuring that development shall not take place on lands within the defined Creek corridors; (v) providing or exchanging easements over lands where necessary; (vi) providing contributions to the cost of rehabilitating the Creek corridors, if necessary; (vii) requiring a comprehensive functional servicing and stormwater management plan that addresses stormwater management on a site-by-site basis; and (viii) requiring a block development plan. 11A.14.1 City Council shall, (a) encourage and support the relocation of uses that are incompatible with the vision for the Kingston Mixed Corridor and Brock Mixed Node Intensification Areas. These include new auto- oriented development, industrial uses, or uses requiring extensive outdoor storage or surface parking; (b) discourage the expansion of existing uses that require outdoor storage; (c) seek to ensure redevelopment adjacent to existing incompatible uses balances the mitigation of impacts with the integration and future redevelopment of such sites through building, site and streetscape design strategies; and Amendment 38 to the Pickering Official Plan Page 29 (d) despite sections 11A.14.1 (a) and (b), consider permitting minor expansions to legally existing retail and commercial uses, provided: (i) the maximum floor area is no greater than 10% of the existing building; (ii) where possible, the building expansion is located away from the Kingston or Brock Road frontages, in order to maximize opportunities for future infill of mixed use, higher density development along transit corridors; and (iii) consideration should be made to locating the building in a manner that facilitates the long term road network and to consider opportunities for consolidated or shared accesses between sites and does not preclude the ability of the lands to develop in accordance with the policies of Chapter 11A. 11A.14.2 City Council, shall undertake measures to stimulate economic growth and vitality within the intensification areas. Accordingly, the City: (a) may undertake an office demand study to support transition and intensification efforts including redevelopment of the area, evaluation of applications, and relocation of incompatible businesses to other appropriate locations within the City; (b) will initiate a program to engage land owners and local businesses in the area to consider matters such as business retention and expansion needs in a changing retail environment; and (c) will encourage land owners to engage in ongoing communication with impacted business owners. 11A.14.3 City Council shall implement the policies of Chapter 11A through prescribing, in an implementing zoning by-law, matters including maximum building heights, maximum floor space indices, and other appropriate development standards. 11A.14.4 City Council may, in order to support the achievement of the City Council’s vision for the intensification areas, develop and implement a Community Improvement Plan for a portion or the entirety of the intensification areas in accordance with the policies of Section 16.33 of this Plan. 11A.14.5 City Council will establish a monitoring program to track development and implementation in accordance with the policies of this Plan. Amendment 38 to the Pickering Official Plan Page 30 11A.14.6 City Council recognizes the following properties as having applications submitted prior to Official Plan Amendment 38 coming into full force and effect: • 1865 Pickering Parkway, Assessment Roll 18-010-200-161-46000 (OPA 18-002/P) • 1640 Kingston Road, Assessment Roll 18-01-020-016-24500 (OPA 18-005/P) • 603-643, 645 and 699 Kingston Road, Assessment Roll 18-010-100- 300-50000 and 18-01-010-030-05100 (OPA 20-002/P) • Block 1 of property municipally known as 1899 Brock Road, Assessment Roll 18-01-020-016-17700 (OPA 20-003/P) • 1670, 1680, 1970 Brock Road, Assessment Roll 18-010-200-161- 79000 (OPA 20-008/P) Accordingly, where there are conflicts between the policies of Chapter 3 and Chapter 11A of this Plan and those policies approved through a site-specific official plan amendment, the policies of the approved site- specific official plan amendment shall prevail. 17. Revising City Policy 12.7, Rougemount Neighbourhood Policies, in Part 3, Chapter 12 – Urban Neighbourhoods, to delete 12.7(c) and 12.7(e), add a new sub-section 12.7(d), and re-number other sub-sections as follows: “(c) despite Table 6 of Chapter 3, establish a maximum residential density of 55 units per net hectare for lands located on the north side of Kingston Road that are designated Mixed Use Areas and abut lands developed as low density development; (dc) require new development to have regard for the Rouge National Urban Park Management Plan; (d) require new development within the Detailed Review Area boundary to be in accordance with Chapter 11A of this Plan; and (e) ensure that the proposed new road intersection at Altona Road and Rougemount Drive is provided to the satisfaction of the Region; and (f e) despite Table 6 of Chapter 3 – Land Use, permit a maximum of 22 residential units on the lands located at the southwest corner of Altona Road and Twyn Rivers Drive that are designated Urban Residential Areas - Medium Density Areas.” 18. Revising City Policy 12.8, Woodlands Neighbourhood Policies, in Part 3, Chapter 12 – Urban Neighbourhoods, to delete sub-sections 12.8(c); 12.8(e)(i), 12.8(e)(ii), 12.8(e)(iv), 12.8(e)(ix), 12.8(e)(x), 12.8(f)(i), and 12.8(h)(i), re-number and revise other sub-sections, and add a new sub-section 12.8(m) as follows: “(c) despite Table 6 of Chapter 3, establish a maximum residential density of 55 units per net hectare for lands located on the north side of Kingston Amendment 38 to the Pickering Official Plan Page 31 Road that are designated Mixed Use Areas and abut lands developed as low density development; (dc) …; (e) to provide direction for land use within the lands covered by the Northeast Quadrant Development Guidelines: (i) further its objective of transforming Kingston Road into a “mainstreet” for Pickering by requiring the placement of buildings to provide a strong and identifiable urban edge, the construction of some multi-storey buildings, and the provision of safe and convenient pedestrian access; accordingly, for the lands designated Mixed Use Areas - Mixed Corridor, City Council shall require: (A) buildings to be located close to the street edge, with the minimum specified percentage of their front walls required to be located within build-to-zones to be established in the implementing zoning by-laws for each site; (B) all buildings to be a minimum of two storeys in height, and require maximum building heights to be established in the implementing zoning by-law considering compatibility matters such as yard setbacks, building orientation and massing, adequate access to sunlight and privacy for existing residential development; (C) commercial development to provide second storey functional floor space, with the minimum percentage of their gross floor area to be provided in second (or higher) storeys to be established in the implementing zoning by-laws for each project; (ii) require new development to establish buildings on Whites Road and Sheppard Avenue close to the street edge, with the front doors facing the street, with a specified percentage of their front walls required to be located within build-to-zones to be established in the implementing zoning by-law for this site; (iiid) restrict the height of the Sheppard Avenue elevation of new dwellings buildings fronting Sheppard Avenue to a maximum of two storeys; (iv) require a minimum of four functional storeys for the Whites Road elevations of new dwellings fronting Whites Road; (ve) recognize the existing low density development on Sheppard Avenue, and to this end, require the design of new residential or commercial development to be compatible with existing development with respect to such matters as building heights, yard setbacks, building orientation and massing, access to sunlight, and privacy; Amendment 38 to the Pickering Official Plan Page 32 (vif) despite Table 9 of Chapter 3, establish a maximum residential density of 55 units per net hectare for lands located on the south side of Sheppard Avenue within the area governed by the Northeast Quadrant Development Guidelines that are designated Urban Residential – Medium Density, in light of their location abutting lands developed as low density development; (viig) …; (viiih) …; (ix) despite Sections 3.6(b), 3.9(b) and 16.39, and Tables 5 and 8 of Chapter 3, prohibit the development of any new gas bars, automobile service stations, or car washes for lands designated Mixed Used Area – Mixed Corridors or Urban Residential – Medium Density; and (x) despite Section 12.8(e)(i)(C), the requirement for second storey functional floor space is not mandatory for existing or future vehicle dealerships and on the Hayes Line Properties Inc. lands, being Part of Lot 28, Range 3, Broken Front Concession, City of Pickering; (f) to provide direction for transportation matters within and around the lands covered by the Northeast Quadrant Development Guidelines: (i) support shared access points between properties along Kingston Road, in consultation with the Region of Durham; (iii) …; (iiij) …; (ivk) …; (gl) to provide direction for environmental and stormwater management matters respecting the Amberlea Creek tributary that flows through lands covered by the Northeast Quadrant Development Guidelines: (i) support the principle of piping the Amberlea Creek tributary east of Delta Boulevard, that flows through the Northeast Quadrant Lands, and recognizing the interests of landowners within the Northeast Quadrant on whose lands Amberlea Creek tributary flows to pipe that tributary, and the position of the Toronto and Region Conservation Authority to work with the City and landowners to implement a stormwater management strategy, which will ultimately result in the piping of the Amberlea Creek tributary through the Northeast Quadrant lands; (ii) require any developer of lands within the Northeast Quadrant proposing to pipe or relocate the Amberlea Creek tributary to: Amendment 38 to the Pickering Official Plan Page 33 (A) …; (B) …; (C) …; (iii) …; and (h) to provide additional direction on implementation matters for lands covered by the Northeast Quadrant Development Guidelines: (i) through the use of the holding provisions of the Planning Act, require where necessary, proponents to enter into agreements with the City, Region and other agencies as appropriate, respecting various development related matters including but not limited to: entering into cost sharing agreements between each other where mutual shared access is necessary; providing or exchanging easements over lands where necessary; payment of study costs; and providing contributions to the cost of a downstream stormwater management facility, if necessary. (m) require new development within the Detailed Review Area boundary to be in accordance with Chapter 11A of this Plan.” 19. Revising City Policy 12.9, Dunbarton Neighbourhood Policies, in Part 3, Chapter 12 – Urban Neighbourhoods, to delete sub-section 12.9(c) and add a new sub-section 12.9(c) as follows: “(c) despite Table 6 of Chapter 3, establish a minimum density range of over 80 units per net hectare up to and including 260 units per net hectare for lands located on the south side of Kingston Road being Parts 1, 2 & Part of 3, 40R8710 and West Shore Boulevard (aka Fairport Road) being Kings Highway 2and Kings Highway 401 being road allowance between Lots 26 and 27, Concession Broken Front. (c) require new development within the Detailed Review Area boundary that encompasses Kingston Mixed Corridor to be in accordance with Chapter 11A of this Plan.” 20. Revising City Policy 12.11, Village East Neighbourhood Policies, in Part 3, Chapter 12 – Urban Neighbourhoods, to delete sub-section 12.11(d) and the second bullet under Section 12.11(e)(iii), and to add a new sub-section 12.11(d) as follows: “(d) despite Section 12.2(a) of this Plan, shall require the completion of development guidelines for the Detailed Review Area east of Brock Road at Pickering Parkway prior to permitting residential development within these lands; Amendment 38 to the Pickering Official Plan Page 34 (d) require new development within the Detailed Review Area boundary that encompasses Kingston Mixed Corridor and Brock Mixed Node Intensification Areas to be in accordance with Chapter 11A of this Plan. (e) …; (i) …; (ii) …; (iii) … • …and • supporting an improved stormwater treatment pond in Ajax;” 21. Revising City Policy 12.14, Liverpool Neighbourhood Policies, in Part 3, Chapter 12 – Urban Neighbourhoods, to delete sub-section 12.14(a), renumber the sub-sections following, and add a new sub-section 12.14(f) as follows: “(a) recognize the proximity of low intensity development in the Liverpool Neighbourhood to the high intensity development in the Town Centre Neighbourhood and accordingly, shall consider the concerns of the nearby residents in Liverpool when preparing plans or development guidelines, and when considering development proposals, for lands in the Town Centre; (ba) …; (cb) …; (dc) …; (ed) …; and (fe) …; and (f) require new development within the Detailed Review Area boundary that encompasses Kingston Mixed Corridor to be in accordance with Chapter 11A of this Plan.” 22. Revising City Policy 14.8, Streetscapes, in Chapter 14 – Detailed Design Considerations, by amending sub-section (d) so that it read as follows: “(d) promote a unified design of decorative treatment for sidewalks within strategic areas, such as the City Centre, Kingston Mixed Corridor, the Brock Mixed Node, community nodes and other important shopping areas;” Amendment 38 to the Pickering Official Plan Page 35 23. Revise City Policy 15.5, Glossary, in Chapter 15 – Implementation, by adding the following new definitions: “Community Hubs are intended to centralize community services and make it easier for local residents to access the health, social, cultural, recreational and other resources they need together in one spot. Complete Streets refers to streets planned to balance the needs of all road users, including pedestrians, cyclists, transit-users, and motorists. Major Office means freestanding office buildings of approximately 4,000 square metres of floor space or greater, or with approximately 200 jobs or more. Transit-supportive relates to development that makes transit viable and improves the quality of the experience of using transit. It often refers to compact, mixed-use development that has a high level of employment and residential densities.” 24. Revising City Policy 16.5A, Required Studies for an Official Plan Amendment, Zoning By‑law Amendment, Draft Plan of Subdivision, and Draft Plan of Condominium Approval, in Chapter 16 – Development Review, by adding new sub-sections (xxxvii) (xxxviii), and (xxxix) to read as follows: “(xxxv) …; and (xxxvi) …. ; (xxxvii) facility fit plan; (xxxviii) office demand study; and (xxxix) affordable housing brief.” 25. Revising City Policy 16.5B, Required Studies for Site Plan Approval, in Chapter 16 – Development Review, by adding a new sub-section (xxvii) to read as follows: “(xxv) …; and (xxvi) …; and (xxvii) facility fit plan.” 26. Revising City Policy 16.30, Road Widenings, in Chapter 16 – Development Review, by amending the first paragraph of the policy to read as follows: “City Council shall secure, at no charge to the municipality, the right-of-way widths in accordance with Section 4.10 for roads shown on Schedule II and Schedule XIV, through the subdivision, land severance and/or site plan control process, and/or through development agreements, and/or by dedication or conveyance, subject to:” Amendment 38 to the Pickering Official Plan Page 36 27. Revising City Policy 16.33, Community Improvement Areas, in Chapter 16 – Development Review, by amending sub-section (d) to read as follows: “(d) shall, at this time and on the basis of these criteria, identify the Frenchman’s Bay area, the Hamlet of Claremont, the Hamlet of Brougham, and the old Village of Dunbarton, Kingston Mixed Corridor Intensification Area, and Brock Mixed Node Intensification Area as Community Improvement Areas; and” Implementation: The provisions set forth in the City of Pickering Official Plan, as amended, regarding the implementation of the Plan shall apply in regard to this Amendment. In light of the numerous components of the Official Plan that are being revised concurrently, the numbering of the policy sections in this amendment is subject to change in accordance with the sequencing of approvals. Interpretation: The provisions set forth in the City of Pickering Official Plan as amended, regarding the interpretation of the Plan shall apply in regard to this Amendment, except as revised by this amendment. OPA 20-004/P City Initiated Al t o n a R o a d Ro u g e m o u n t R o a d E v e l y n A v e n u e Kingst o n R o a d Kings t o n R o a d Highw a y 4 0 1 Wh i t e s P r e c i n c t I n t e n s i f i c a t i o n A r e a Rouge National Urban Park Legend Mixed Use Type B Mixed Use Type C Residential Community Use Natural Areas Heritage Path Watercourses Privately Owned Public Spaces (POPS) Public Lookout Future Private Street Gateways Proposed Controlled Intersection Identified Heritage Resource Schedule XIV: Kingston Mixed Corridor and Brock Mixed Node Intensification Areas Schedule 'B' to Official Plan Amendment 38 Sheet 1 of 4 - Rougemount Precinct Intensification Area Location shown on map: City of Pickering City Development Department ©September, 2021 This Map Forms Part of Edition ? of the Pickering Official Plan and Must BeRead in Conjunction with the Other Schedules and the Text. ¯ Dunfair Street D e l t a Bo u l e v a r d Pet t i c o a t C r e e k Amb e r lea C r e ek Kings t o n R o a d Kings t o n R o a d Omega Drive Wh i t e s R o a d S t e e p l e H i l l H i ghw ay 401 Du n b a r t o n / L i v e r p o o l P r e c i n c t I n t e n s i f i c a t i o n A r e a Ro u g e m o u n t P r e c i n c t I n t e n s i f i c a t i o n A r e a Legend Mixed Use Type A Mixed Use Type B Mixed Use Type C Residential Community Use Public Park Natural Areas Rail Road Watercourses Privately Owned Public Spaces (POPS) Public Lookout Future Public Street Future Private Street Gateways Proposed Controlled Intersection Identified Heritage Resource Schedule XIV: Kingston Mixed Corridor and Brock Mixed Node Intensification Areas Schedule 'B' to Official Plan Amendment 38 Sheet 2 of 4 - Whites Precinct Intensification Area Location shown on map: City of Pickering City Development Department ©September, 2021 This Map Forms Part of Edition ? of the Pickering Official Plan and Must BeRead in Conjunction with the Other Schedules and the Text. ¯ Kingston Road F a i r p o r t R o a d W a l n u t L a n e Di x i e R o a d Merritton R o a d Kings t o n R o a d Highway 4 0 1 Wh i t e s P r e c i n c t I n t e n s i f i c a t i o n A r e a C i t y C e n t r e N e i g h b o u r h o o d Legend Mixed Use Type A Mixed Use Type B Mixed Use Type C Residential Community Use Public Park Natural Areas Rail Road Privately Owned Public Spaces (POPS)Future Public Street Future Private Street Gateways Schedule XIV: Kingston Mixed Corridor and Brock Mixed Node Intensification Areas Schedule 'B' to Official Plan Amendment 38 Sheet 3 of 4 - Dunbarton/Liverpool Precinct Intensification Area Location shown on map: City of Pickering City Development Department ©September, 2021 This Map Forms Part of Edition ? of the Pickering Official Plan and Must BeRead in Conjunction with the Other Schedules and the Text. ¯ G u i l d R o a d Ro y a l R o a d No t i o n R o a d Ba i n b r i d g e D r i v e Kingst o n R o a d Br o c k R o a d P i c k e r i n g P a r k w a y Highway 4 0 1 C i t y C e n t r e N e i g h b o u r h o o d Legend Mixed Use Type A Mixed Use Type B Mixed Use Type C Residential Community Use Public Park Natural Areas Rail Road Privately Owned Public Spaces (POPS) Potential Community Facility Future Public Street Future Private Street Gateways Proposed Controlled Intersection Identified Heritage Resource Schedule 'B' to Official Plan Amendment 38Schedule XIV: Kingston Mixed Corridor and Brock Mixed Node Intensification Areas Sheet 4 of 4 - Brock Precinct Intensification Area Location shown on map: City of Pickering City Development Department ©September, 2021 This Map Forms Part of Edition ? of the Pickering Official Plan and Must BeRead in Conjunction with the Other Schedules and the Text. ¯