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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 .i 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". 2- v 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 -3- 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 -4 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. -5- 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. -7- 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. -8- 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. O J ? -? a 7 Q 7 V w I = U A ?/? V/ a 0 r a a Z a ? 3p ya??P ? ? ?3 ?{Ir 1[ I a \ 1 Z ly(1 Z V I I i_1 LI /??` {ill E I ---` P i1 VI G OI ti ?I