HomeMy WebLinkAboutBy-law 1144/80THE CORPORATION OF THE TOWN OF PICKERING
BY-LAW NUMBER 1144/80
Being a by-law to amend the Plan for the
District Planning Area of the Town of
Pickering by the addition thereto of 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 Corporation 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 it is deemed expedient to amend that Plan in order
to add thereto The Highbush Community Plan;
NOW THEREFORE, The Council of the Corporation of the Town of
Pickering HEREBY ENACTS AS FOLLOWS:
1. The Highbush Community Plan, a copy of which is
attached hereto as Schedule "I", is hereby adopted.
2. 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, is
hereby amended by adding thereto The Highbush Comm-
unity Plan as adopted hereby.
3. Schedule "B" to the said Plan for the District
Planning Area of the Town of Pickering is hereby
amended to implement the roads provisions of The
Highbush Community Plan.
4. The Clerk is hereby directed to forward the amend-
ments 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 16th day of June, 1980.
Mayor
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SCHEDULE "I" TO B1-LAW # 114
RECOMMENDED PLAN TO BE
CONSIDERED BY THE
PICKERING PLANNING COMMITTEE
COMMUNITY PLAN
HIGHBUSH COMMUNITY
AMENDMENT NO.
TO THE
DISTRICT PLAN
FOR THE
DISTRICT PLANNING AREA
OF THE
TOWN OF PICKERING
MAY, 1980
f{R
Y
Amendment No. to the District Plan for
the District Planning Area of the
Town of Pickering
PURPOSE OF The purpose of this Community Plan Amendment
AMENDMENT is to provide guidelines for the future devel-
opment of Planning Community No. 5, Highbush,
in the form of land use designations and detailed
policies to guide and control the future devel-
opment of the community.
BASIS OF The Highbush Community Plan, which constitutes
AMENDMENT this Amendment, has been prepared in accord-
ance 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
AMENDMENT Area of the
by adding to
policies and
as "Highbush
Plan for the District Planning
Town of Pickering is hereby amended
"Part II - Community Plans" the
map attached hereto and described
Community Plan".
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PLANNING COMMUNITY
1. GOALS
2.
A.
- HIGHBUSH COMMUNITY
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.
LAND USE POLICIES
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 Area 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.
B
Residential
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a) In order to provide additional opportunities for the
provision of rental housing and, in particular,
to encourage the development of housing for senior
citizens and other groups which require moderately
priced accommodation in a highly accessible location,
a special density bonusing policy shall apply to the
areas adjacent to Whites Road that are designated
Medium Density I.
A density bonus of up to a maximum of 50 additional
units per net hectare may be permitted in these areas
provided that:
i) the proposed development promotes the
fulfillment of the Town's housing policy objectives
and that
ii) the compatibility with surrounding development
is ensured through the use of sound urban design
devices.
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 resi-
dential development located in the Special Policy
Area are provided in Section 4 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 satis-
faction 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
iii) the proposed
Bible to and
residential
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uses will be highly acces-
compatible with the surrounding
area.
b) A Community Central Area is designated on the
west side of Whites Road, between Sheppard and
Finch Avenues. It is intended to provide a wider
variety of goods and services than a Local Central
Area and to contribute to the creation of a major
focal point of activity in Highbush and its adjoining
communities.
c) A Local Central Area may eventually be required
on the west side of Altona Road. Too many un-
certainties, 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 signi-
ficant negative impact on other designated
Central Areas.
ii) a location study, satisfactory to the
Town, identifying the most suitable
site.
D. Open Space
a) Lands designated as Major Open Space (including
Hazard Lands) on Schedule V-A shall be kept
primarily in their natural state and used only for
woodlots, passive or active recreational purposes,
walkways or pedestrian paths, bicycle paths, or
easements for municipal services and utilities.
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) 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.
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c) Neighbourhood Parks
locations and where
in conjunction with
are designated
possible, these
school sites.
in various
are located
d) A Community Park intended primarily for active use
has been designated in the vicinity of the Community
Central Area.
Community Uses
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 highest residential density designation applying
to the lands immediately adjacent to the site shall
govern its development.
ROADS AND PEDESTRIAN WALKWAYS
a) The location of existing and proposed roads
of arterial and collector classifications is
shown on Schedule V-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.
b) Walkways and paths shall be developed, where
feasible, to provide convenient access to open
space areas, community faciIities, 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 land-
owner.
The privacy of adjacent residents 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.
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.
B) Density
Although the density range established for
these Areas is Low Density II (13 '- 25 units
per hectare), the exact density figure permitted
for each development shall be determined accor-
ding 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 compatibility with its surroundings.
C) Road Patterns
Proposed road patterns will be judged according
to their potential impact on existing develop-
ment 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 with-
in 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
phdse.
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5.
6
SPECIAL STUDY AREA
The lands identified as a Special Study Area contain
a rich diversity of wildlife and vegetation. Because
of the complex environmental issues involved in the
planning of this area, further study is required before
satisfactory land use policies can be evolved. Once
these policies are developed, they will be adopted
by amendment to this Plan
The Town will initiate a study which will examine
the land use issues involved in the area. The study
will investigate the feasibility of preserving the
most significant natural features of the area in the
context of the general planning objectives of the Town.
Among other things the study will provide a comprehen-
sive environmental data base, develop environmentally
sensitive development policies, investigate the need
for and suitability of lands for recreational uses,
and determine the boundaries of areas which could
be acquired for the public benefit.
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 U-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.
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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) 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.
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