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HomeMy WebLinkAboutBy-law 906/78THE CORPORATION OF THE TOWN OF PICKERING BY-LAW NUMBER 906/78 Being a by-law to adopt the Town Centre Community Plan dated September, 1978. WHEREAS, pursuant to the provisions of clause (d) of sub- section (1) of section 61 of the Regional Municipality of Durham Act, 1973, S.O. 1973, c. 78 the council of an area municipality is required to prepare a plan for the district planning area and forward it to the Regional Council for approval; AND WHEREAS a Plan for the District Planning Area of the Town of Pickering was adopted by the Council of the Cor- poration of the Town of Pickering on June 5, 1978, and forwarded to the Regional Council for its approval; AND WHEREAS it is deemed expedient to amend the Plan for the District Planning Area of the Town of Pickering in order to provide for the development of the Town Centre Community; NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE TOWN OF PICKERING HEREBY ENACTS AS FOLLOWS: 1. The Town Centre Community Plan, a copy of which is attached hereto as Schedule "I", dated September, 1978, for the Pickering Main Central Area in Special Study Area Number 4 as defined in the Official Plan of the Regional Municipality of Durham is hereby adopted. 2. The Clerk is hereby directed to forward the said Plan 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 October, 1978. COMMUNITY PLAN TOWN CENTRE COMMUNITY OFFICE CONSOLIDATION COPY EDITION : March ,1981 THIS COMMUNITY PLAN HAS BEEN SUBMRTED TO THE MINISTER OF HOUSING FOR APPROVAL. THIS EDR10N IS PREPAREC FOR PURPOSES OF CONVENIENCE ONLY FOR ACCURATE REFERENCE RECOURSE SHOULC BE HAD TO THE OFFICIAL '"_1IMENU AMENDMENT NUMBER 2 TO THE DISTRICT PLAN FOR THE DISTRICT PLANNING AREA OF THE TOWN OF PICKERING PURPOSE OF THE AMENDMENT The purpose of this District Plan Amendment is to provide guidelines in the form of detailed land use designations and policies for future development of the Town Centre Community. BASIS OF THE AMENDMENT The Town Centre Community Plan, which consti- tutes this amendment, has been prepared in accordance with Section 5.2.2 of the Durham Regional Official Plan and Section 9 of the District Plan for the District Planning Area of the Town of Pickering. ACTUAL AMENDMENT The District Plan for the District Planning Area of the Town of Pickering is hereby amended by adding the policies as indicated on the following pages of this amendment document to Part 11 - Community Plans. - 1 - VII PLANNING COMMUNITY 7 - TOWN CENTRE COMMUNITY 1. ASSUMPTIONS a) The Main Central Area of the Town of Pickering will be located as indicated on Schedule VII-A in accordance with Council Resolution 96/76, passed on June 28, 1976. b) The overall traffic circulation system in the general area of Liverpool Road, Brock Road, and Kingston Road will be improved by the appropriate authorities. c) Land use plans and development controls in the areas adjacent to the Town Centre Community will reflect the desires of Town Council to establish a predominant Main Central Area for the Town of Pickering. d) The complexity of the development proposed for the Town Centre Community will generally require utilization of Development Plan level of detail prior to development occurring in order to be able properly to assess the interrelationships of the component land uses evolving over time. 2. GOALS a) To create an identifiable focal point for the Town of Pickering within the Region of Durham, with a range and arrangement of activities including commercial, residential, institutional, community, recreational, and transportation uses to serve the needs of the residents of the Town. b) To provide for the accommodation and servicing of an ultimate population of approximately 12,500 persons within a variety of housing types in order to accommodate households of differing socio-economic characteristics. c) To assist in the creation of a pleasant Town Centre for the Town of Pickering through the assignment of population and densities. d) To provide for staging of development in the Main Central Area which is related to the pro- gressive extension and economic utilization of urban services; to the ability of the Town to meet any costs for which it bears respons- ibility without undue financial strain; and to the need and demand for specific elements of the Town Centre uses to be provided. - 2 - 3. e) To provide the framework for detailed urban design determination in the form of subsequent Development Plans and for subsequent imple- mentation by Restricted Area By-laws, site plans and development controls. f) To provide, wherever possible and feasible, for the protection of the natural environment of lands and watercourses downstream of the Town Centre Community. g) To prevent or reduce, where possible, the occur- rences of areas of land use conflict, parti- cularly in terms of residential and commercial or industrial uses. h) To ensure that the effect of noise levels from the transporation corridor south of the Town Centre is minimized. LAND USE POLICIES The Town Centre Community Plan is based on the relavent provisions of the Durham Regional Official Plan and Part I of the District Plan for the District Planning Area of the Town of Pickering. In endeavouring to meet the previously described goals, the Town Centre Community Plan has provided more detailed land use designations and policies relating to the development of the Town Centre Community and the Main Central Area of the Town of Pickering. Schedule VII-A indicates the Land Use Plan for the Town Centre Community. A. Retail and Personal Service Commercial Areas These areas shall contain the retail and personal service commercial facilities in the Town Centre Community and shall be comprised of three major components: i) concentrated large-scale development including expansion of the existing Sheridan Mall within the Main Central Area. ii) additional on-street convenience and comparison shopping services flanking the Esplanade within the Main Central Area. - 3 - the Local Central Area in the Brock East Area. These Commercial facilities should play a strong role in the evolution of the Main Central Area and the outer Town Centre Community. a) The predominant Retail and Personal Service Commercial Area bounded by Kingston Road, Glenanna Road, Industrial Road re-aligned, and Liverpool Road shall contain the largest single concentration of retail and personal service commercial uses, through development which includes large-scale expansion of the existing Sheridan Mall including two additional Department Stores. This area shall be inte- grated, wherever possible, with the other Main Central Area uses. b) The lands north of Kingston Road, bounded by Liverpool Road and Glenanna Road, shall contain a specialized retail and personal service commercial area which will augment the other Main Central Area commercial uses as well as serve a local convenience role for residential development on the north side of Kingston Road. c) Easterly from the predominant commercial area of the Main Central Area, additional retail and personal service commercial uses shall be intermixed with high-density residential uses flanking the Esplanade, to provide on- street convenience and comparison shopping services and to contribute to the mixture of uses in this area. d) i) In the Brock West area, a small convenience commercial use may be permitted intermixed with proposed high-density residential uses, in accordance with the provisions of the Restricted Area (Zoning) By-law. ii) In the Brock East area, a Local Central Area shall be permitted on approximately 6 acres (2.43 ha) of land, essentially to serve the residential uses in this general location. This Local Central Area may include a major food store of 45,000 square feet (4,181 square metres) and may comprise a total development of approxi- mately 75,000 square feet (6,968 square metres) of gross retail and personal service floor space, if the major food store is developed as part of this Local Central Area. The precise location of - 4 - this Local Central Area shall be determined by a Development Plan prepared for this area but its location shall be guided by the designated location illustrated on Schedule VII-A. Prior to passing an implementing restricted area (zoning) Hy-law for this development, the Town Council may require a retail analysis to justify the additional retail and/or personal service floor space. e) The maximum allocation of gross retail and personal service floor space to the Pickering Main Central Area is 1,500,000 square feet (139,353 square metres). Up to the mid-1990'x, the Main Central Area shall not exceed 1,000,000 square feet (92,902 square metres) in total of this type of floor space. This shall take place in two phased increments to the Sheridan Mall complex of approximately 250,000 square feet (23,226 square metres) (Phase 1) and 200,000 square feet (18,580 square metres) (Phase 2), respectively in accordance with the applicable provisions of this Plan. In addition, approximately 200,000 square feet (18,580 square metres) of retail and personal service commercial floor space may be developed in the mixed uses area flanking the Esplanade, at the same time as the second increment of growth (Phase 2) at the Sheridan Mall complex if the market can accommodate it. Provision of retail and personal service commercial floor space beyond the scale of approximately 1,000,000 square feet (92,902 square metres) shall be subject to a comprehensive review of the timing for such development. The development of any retail and personal service floor space shall be in conformity with this Community Plan both in terms of location and scale. However, the implementation of such development beyond Phase 1 shall be by amendment to the Durham Regional Official Plan and any necessary amendment to this Plan. B. Commercial Office Areas a) These areas shall contain business uses, corporate offices, and professional offices as well as ancillary supportive services. Commercial office development within the Town Centre Community shall be comprised largely of a variety of office towers. Some low-rise office buildings may be included but this form of development should not predominate commercial office development. - 5 - b) Schedule VII-A illustrates that in terms of location, office development shall be centralized within the Main Central Area, S?ppecifically adjacent to the access routes into the major retail and personal service commercial complex. In such locations, it shall be integrated into the design of that complex where it can con- tribute significantly to the variety and inten- sity of activity of the Main Central Area. An additional main office concentration shall be located between the Liverpool Road interchange and the Transportation Terminal. c) Except for the Commercial Office areas described in B.b) above, there shall not be any other significant office development, except by amendment to this Plan. In the eventuality of a proposed amendment, first consideration shall be given to proposals that deal with land situated within the Main Central Area where the most intense activity will be concentrated. d) The first phase of a maximum of 400,000 square feet (37,160 square metres) shall be located in accordance with the appropriate provisions of this Community Plan. When Council is asked to consider proposals surpassing this first phase maximum, such proposals may be required to include the necessary studies to show the need or demand for expanded commercial office facilities in the Main Central Area. e) The development of office towers in the 100,000 to 150,000 square feet (9,290 to 13,935 square metres) range shall be encouraged and the first facility should be in place in the early 1980's. f) The commercial office floor space that is pro- vided shall be of a prestigious nature occupy- ing a prime location, air conditioned, and attractive to business, service, industrial and professional groups serving the growing Pickering and Regional market. This includes corporate users responding to governmental office decentralization programs. The initial rents should be in the contemporary Class I range. Wherever possible, space shall be directed to users desiring office accommodation who benefit from, (a) the availability of employees within the Town of Pickering and/or the Region, (b) proximity to the growing industrial base, including the Brock Industrial Area, and (c) mobility via the major roads adjacent to the Main Central Area. - 6 - C. g) These facilities shall be developed in a comprehensive and efficient fashion to ensure a strong growing employment opportunity for residents of the expanding Town. Hotel Commercial Areas a) These areas shall contain commercial accom- modation uses in the Town Centre Community. There are two Hotel Commercial Areas designated on Schedule VII-A, one in the Brock West Area and one at the easterly end of the Esplanade in the Main Central Area. b) The location of the Hotel Commercial Area in the Main Central Area, as shown on Schedule VII-A, is intended to ensure direct and con- venient access to it from the main Town and Regional roads and from the Main Central Area uses. The Hotel Commercial Area shall be en- couraged to support the desire to have a variety of activities in this easterly part of the Main Central Area in conjunction with the Town Recreational Complex as it develops over time and in conjunction with other non-residential uses in the vicinity such as the Commercial Office and Restricted Light Industrial Areas. c) Convention facilities shall be considered for development within the Hotel Commercial Area in the Main Central Area prior to being considered for development at other locations within the Town Centre Community. d) The Hotel Commercial Area in the Main Central Area initially should be in the order of 150 rooms, with expansion potential to a total of 250 rooms. It may attempt to compete with the Brock West site for the tourist potential, but should concentrate on providing accommo- dation and meeting-room facilities for business needs arising from the concentration of Main Central Area offices, the nearby industries and those in the Brock Industrial Area. e) In terms of uses, the following may be permitted in the Hotel Commercial Areas in addition to the commercial accommodation facilities: i) Private recreation facilities, such as a health club, tennis and squash courts, and swimming facilities, providing services to hotel patrons, nearby office users and others. ii) Business facilities such as dining and - 7 - entertainment facilities and meeting rooms suitable for utilization by nearby office users, industrial clients, salesmen and community groups. D. f) Additional other than within the permitted which time and market provided. Hotel Commercial Areas in locations those designated on Schedule VII-A Town Centre Community shall not be =_xcept by amendment to this Plan at a comprehensive analysis of the need demand for such a facility shall be Institutional, Recreational and Community Areas a) These areas shall generally be reserved for institutional, recreational and community uses, but such uses may be permitted in other areas where they are compatible with the per- mitted uses. b) Institutional i) The Civic Complex, comprising an open-air civic plaza, the main civic building (housing uses such as the council chambers, central administrative offices, councillor's offices and central committee rooms), and some civic gardens shall be located in the Main Central Area in a centroidal position (at the westerly end of the Esplanade) and in proximity to major retail and office commercial uses, and easily accessible from the road system. In this position it should serve as the ceremonial focal point of the Main Central Area and of the Town of Pickering and in addition should assist in interrelating the major non- commercial elements of the Main Central Area with those commercial facilities which dominate its western end. This shall be a prominent land use both in form and function and according to its position shown on Schedule VII-A, it shall extend unsevered by roadways between the predominant Retail and Personal Service Commercial Area and the Esplanade to ensure that its function is preserved. ii) The Institutional designation within the triangular parcel of land north of Kingston Road and east of Brock Road represents the site of the existing Municipal offices and Post office. It is intended that at least one of these major institutional uses will relocate in the Main Central Area. Consideration shall be given to utilizing whatever vacant building space is available and developing - e - in this location a major institutional use which could benefit from occupying an existing building with aesthetic design and form with functional prominence. In this regard, consideration may be given to an Institutional use such as a satellite campus of a Community College. This location on the fringe of the Main Central Area, having good road access and ample parking, could greatly benefit such a facility. Notwithstanding any short term inability to find an appropriate institutional use for these existing structures once they are vacated, these lands shall not be considered for other uses until it can be shown that no viable alternative exists. c) Recreational The major anchor of the eastern part shall be established on the large Recreational "R" area and shall consist of the Town Recreation Complex. This complex of recreational uses should generate a large amount of varied activity, most of which will be of a different type than at the westerly end of the Main Central Area among the major commercial and civic uses. The Recreational Complex shall be developed in stages as the demand is warranted within the Town of Pickering and as the financial resources become available. Permitted uses in the Recreation Complex shall include indoor cultural and recreational uses such as an arena, curling rink, tennis courts, theatre, craft and practice rooms, indoor swimming pool, bowling alley, concert hall, fitness rooms and banquet hall/restaurant; but shall exclude major outdoor recreational facilities such as major playing fields, which are intended for concentration at another location within the Liverpool Community. d) Community i) Adjacent to the Recreation Complex area, there should be a senior school facility, such as a Secondary School, as designated on Schedule VII-A as a use that is comple- mentary to and complemented by the uses within the Recreation Complex. Consequently, it may be provided with a smaller than normal site for such a facility. This senior school facility shall be located directly on Valley Farm Road to enable it to serve, by road access, a wider area than the Town Centre Community. - J - ii) In proximity to the location of the Recreation Complex and the senior school - both major facilities - a main Town Library facility may be located to serve the needs of the population of the Town as well as complementing the various activities at this easterly side of the Main Central Area. iii) In the Brock West area, east of the major north- south Open Space Corridor Schedule VII-A desig- nates an Elementary School site. If the Durham Board of Education does not develop it, this site shall only be utilized for non-residential uses after first considering alternative sites in the Main Central Area for such uses. In any event, this site shall not be used for higher density residential uses than those that are permitted by Medium Density I policies in Part I of the Pickering District Plan. iv) In the Brock West area, Schedule VII-A desig- nates a community site presently zoned for church uses. Additional churches shall be allowed in other areas without amendment to this Plan as long as they can be provided in a compatible way with the primary uses permitted in those areas. v) one school site shall be reserved in the Brock East area for potential use as a local elementary school. Depending on the Durham Board of Educat- ion's contemporary policy with regard to pro- vision of schools at the time that development proposals are submitted, this one site may be unsuitable to accommodate school age children from this area. The location shall not be specifically determined until such time as development proposals are being considered or until Development Plans for this area are prepared. E. Residential Areas a) These areas shall contain residential dwellings compatible with the location within and around the Main Central Area. High Density II Residential development generally shall be restricted to the Main Central Area, but in order to provide a variety of housing types in that area, High I and Medium Density II Residential development shall also be permitted therein. In the remainder of the Town Centre Community, Medium Density I Residential development shall be encouraged, except where there are Town commitments, as of the date of this amendment, to other forms of housinq, such as in the Brock West area. - 10 - b) The anticipated population to be accommodated in this Town Centre Community totals approximately 12,500 persons. A minimum of approximately 5,000 of that total shall be accommodated within the Main Central Area. In the Brock East area, a maximum of approximately 4,800 people shall be accommodated. The Brock West area shall ultimately accommodate approximately 2,700 persons. c) With the population allocation as a prerequisite, the following density ranges shall be permitted in the Main Central Area. i) Medium Density II as defined in Part I of the District Plan. ii) High Density I at 75 - 84 units per net hectare iii) High Density II at 178 - 180 units per net hectare d) As shown on Schedule VII-A, the High Density II Residential areas in the Main Central Area shall form part of the Mixed Uses Area flanking the Esplanade and the civic complex to contribute to a mixture of activity in these parts of the Main Central Area. e) Behind these Mixed Use Areas, flanking the Esplanade, housing development shall take the form of High Density I or Medium Density II Residential Areas as designated on Schedule VII-A. In the north area, the density shall increase along the Kingston Road frontage to provide a higher density facade for this area which will also be recognizable as part of the intensity of use in the Main Central Area. In the Brock West area, the Medium Density I Residential areas have been built, but the High Density II areas have not yet been built. If the opportunity arises to reduce the density on this latter area, consideration may be given to doing so in order to further restrict such high density Residential development to the Main Central Area. f) In the Brock East area, Medium Density residential development shall be permitted at a maximum of "Medium Density I", as outlined in Part I of the Pickering District Plan. Such development should provide the opportunity to design the housing to alleviate the effects of the adjacent industrial area and to support the Main Central Area. g) All residential development abutting arterial roads or non-residential uses shall be designed to reduce the undesirable effects that proximity to such roads and uses cause. - 11 - h) Nothwithstanding the residential designation of the site, the cemetary at the southwest corner of Brock and Kingston Roads may con- tinue in its present use. F. Light Industrial Areas a) This area shall contain Light Industrial uses as defined in Part I of the Pickering District Plan. This type of use should be located in a narrow band approximately 200 feet (61 metres) deep along the easterly boundary of the Town Centre Community to provide a buffer to the industrial area lying east of Notion Road to Duffins Creek. b) The uses permitted in this Industrial area shall be compatible with the industrial area uses east of Notion Road, but consistent with the proximity of the proposed residential areas to the west. Separation of the Light Industrial Area from the Medium Density Residential area shall be accomplished and/or augmented by landscaped buffers, berms, fences or walls, and appropriate setbacks, consistent with the objective of this Plan to discourage areas of land use conflict. G. Restricted Light Industrial Areas a) These areas shall contain Industrial uses which by their nature and performance are uses which should be compatible with nearby residential uses, or supportive of the Main Central Area uses. These uses shall be appropriate to visible frontage on arterial and major collector roads, visible exposure to freeways, and to locations adjacent to residential and open space areas by reason of their operations and appearance. They shall be subject to high performance standards which will emanate from detailed urban design considerations in Development Plans, or from the regulations of site plan by-laws consistent with the nature of the proposed use. b) Labour-intensive uses shall be encouraged in the Restricted Light Industrial Area since additional people will augment the attractiveness of the Main Central Area through their effect on businesses and services provided to them. - 12 - c) The Town shall encourage any serious proposal to put Restricted Light Industrial uses into place in the Main Central Area early in the period of the Plan's implementation, since they represent important elements of that Area.. H. Parks a) These areas shall contain all parkland which form part of the active recreational lands of the Town Centre Community. Essentially, they shall form part of the open space system being developed for this area, but unlike the Open Space Corridor Areas, the Parks shall be estab- lished for active use. There shall be two levels of Parks. The upper level is represented by the Esplanade which shall be attractive to all users of the Main Central Area as a central meeting place and a link between all of the activity areas of the Main Central Area, especially the two (east and west) activity nodes. The lower level is represented by neighbourhood parks. b) The Esplanade shall be developed in a form as generally suggested on Schedule VII-A, for not- withstanding the flanking roadways, it is intended to provide an expansive and attractive frontage for the "Main Street" of the Town Centre Community. The permitted uses shall be those that do not detract from the openness and the use of the park to link the various activities, but shall be the type which, wherever possible, foster additional reasons to use the park, such as a bandshell, lawn bowling, temporary kiosks, playgrounds and informal entertainment. c) To further ensure the maintenance of the Esplanade, no major access roadway shall tra- verse it and thereby break up its continuity. d) In addition to the Esplanade, neighbourhood Parks shall be provided in accordance with Part I of the Pickering District Plan to serve some of the active recreational park needs of the population within the Town Centre Community. There are four designated neighbourhood parks. Two presently exist in the Brock West area and two should be provided in the Brock East area to satisfy some of the anticipated needs for such facilities. Although these parks are shown on Schedule VII-A in a conceptual form, the location and relationship to other non- residential uses shall be determined when either a Development Plan for this area is prepared, - 13 - or when development proposals are forthcoming and there is a need to specifically locate these parks. Schedule VII-A also indicates conceptually that it is not intended to provide all of the park requirement (approximately 5 acres, or 2 hectares per 1,000 population) in this area. In line with the objective of supporting the form and function of the Main Central Area, it is important to create suitable open spaces in that area. To that end, some of the demand for park lands in the Brock East area may be satisfied by the acquisition of additional lands in the Main Central Area for Park purposes. I. Open Space Corridor Areas a) These areas contain significant watercourse areas and utility rights-of-way. They may or may not be usable by the public, but they shall be designated and protected for their contri- bution to the openness achievable in the Main Central Area, or for the opportunities they can provide for stormwater retention and aesthetic design. b) These areas, wherever possible, shall be utilized as part of a major system of pedestrian and bicycle linkages across the Town Centre Community. C) Development of the designated land use areas adjacent to these corridors shall be required to provide for acceptable set-backs, and/or breaks in the built-form to allow public access to the Open Space Corridor Areas. d) The major open Space Corridor of the Ontario Hydro right-of-way provides a suitable easterly boundary for the Main Central Area, providing a break between higher intensity uses and the lower intensity uses of the Brock West area. It presents the potential to link the Brock West area directly to the Main Central Area via this corridor with pedestrian and bicycle routes. It may also be possible to link the communites north of Kingston Road directly to the Main Central Area in the same fashion, thereby providing a useful additional route into the Main Central Area. J. Transportation Terminal Area a) This category shall include those areas containing bus and transit terminal uses, as well as parking facilities related to the GO-Transit system on the south side of the Macdonald-Cartier Freeway. - 14 - b) The Transit Terminal shall be maintained in a functionally central position to serve fixed- route transit, as well as inter-city and intra- Regional buses, and concentrated pedestrian traffic. The location of this facility within the Main Central Area, as designated on Schedule VII-A, will allow it to perform these necessary functions. Adjacent to the pedestrian route from the GO-Station in the south, this terminal is intended to have the potential to service GO-buses and fixed-route transit. Additionally, the proximity of the major retail and Commercial Office Areas to the terminal should create a demand for its facilities and the service it offers. K. Special Purpose Commercial Areas a) These areas shall contain uses having the characteristics set out for such uses in accordance with the applicable provisions of the Durham Regional Official Plan and Part I of the Pickering District Plan. b) The Special Purpose Commercial Areas designated on Schedule VII-A shall be planned and developed to complement the Main Central Area. Such a desig- nation west of Liverpool Road shall also provide services to the Light Industrial Area in the Kingston Road-Macdonald-Cartier Freeway corridor. 4. ROADS PLAN a) As shown on Schedule VII-A, the basic existing framework of major roads flanking,or traversing the Town Centre Community shall remain unchanged, although it is anticipated that the intensified use of Kingston Road shall provide incentive to reduce the speed limit on that facility as it passes the Main Central Area. In addition, whenever possible, direct access to the arterial roads from adjacent land uses shall be eliminated in the case of existing land uses, or prevented in the case of future land uses, whenever possible. b) The Roads Plan shall provide improved access for the rest of the Town of Pickering to foster and maintain the Main Central Area's role. In addition, within the Town Centre Community it shall improve access to the uses of the Main Central Area. Liverpool Road, Dixie Road, Fairport Road, Valley Farm Road and Brock Road, plus the east-west interceptors such as Glenanna Road, Kingston Road and Bayly Street shall be important routes for Town Centre traffic. These routes - 15 - should be appropriately designated by the proper authorities and the rights-of-way pro- tected for future improvements as the growth of the Main Central Area requires such action. c) Schedule VII-A reflects the changes which shall be made to internal roadways of the Town Centre Community and the recommendations for new road- ways to handle communications between internal uses and between the external areas and the Main Central Area. These policy changes are given below for the road system. i) Valley Farm Road, a major collector road, shall be extended southerly across the Macdonald-Cartier Freeway, to link up with Bayly Street and to Sandy Beach Road. The latter is an important industrial road and Bayly Street is an important east-west arterial road connecting developed areas south of the Freeway. This new access across the Freeway shall not be required in the early years of the Plan but would be required to handle the traffic associated with later stages of development. The width of this road shall be a minimum of the equivalent of 5 lanes of pavement. ii) A pedestrian walkway system providing access to the GO-Station shall traverse the majority of the Town Centre Community and provide links with other communities. This system shall be essentially laid out in the subse- quent Development Plans and protected in subsequent Restricted Area (Zoning) by-laws. iii) Glenanna Road will be a major collector entering from the north, traversing the Main Central Area and linking with Valley Farm Road. The width of this road shall be a minimum of the equivalent of 5 lanes of pavement. iv) An east-west major collector road shall be extended to link together all of the Town Centre Community in the south. Joining Notion Road and extending west of Liverpool Road it shall provide a direct access to the Main Central Area without requiring all business traffic to filter through the heart of the Town Centre. - 16 - Additionally, a major alternate to Kingston Road has been provided by this route for this localized area. The width of this road shall be a minimum of the equivalent of 5 lanes of pavement. v) Minor collectors and new residential roads shall be provided in the Brock East area to allow useful access, although not all of these routes are indicated on Schedule VII-A. In this regard, encouragement shall be given to re-orient Southview Drive to the south to avoid an additional entrance onto Kingston Road, as indicated on Schedule VII-A. d) The Roads Plan shall provide several good access routes for fixed-route transit services - from Glenanna Road in the north through the central part of the Main Central Area; from Valley Farm Road north and south into the eastern end of the Main Central Area; and via the east-west major collector to the industrial uses and to the Transportation Terminal and the main pedestrian route. e) The first phase of development of the Main Central Area uses including the approximately 250,000 square feet (23,226 square metres) of retail and personal service commercial floor space, and the maximum 400,000 square feet (37,161 square metres) of commercial office floor space shall not require detailed traffic analysis study prior to allowing such development to occur. All subsequent phases which include ad- ditional increments of retail and personal service commercial floor space and commercial office floor space shall be subject to such detailed traffic analysis. f) The Town shall ensure appropriate improvements to local roads as necessitated by the planned developments and provided according to the development agreements executed for each proposed development. g) Traffic generated by major non-residential land uses shall not be permitted to be channelled onto local streets in residential areas. h) All proposed developments shall have access to a public road which is maintained by the appropriate authority and is open to traffic on a year-round basis. Such roads should be of a configuration and standard of construction adequate to provide - 1? - for the additional traffic generated by the proposed development. i) The developers of the Main Central Area may be required to contribute to the cost for the provision of access and the improvement of roads adjacent to the Main Central Area to the satis- faction of the Region and/or the Town. j) Access to Regional Roads, whether by private driveways or road intersections, shall be strictly controlled and will require Regional approval. 5. REDEVELOPMENT a) Within the Main Central Area, consistent with the intent of this Plan to foster and encourage its development, only those existing uses which complement the Main Central Area uses shall be considered for integration into the development as it occurs. Those that are not complementary shall be scheduled for redevelopment over the period of implementation for the Main Central Area uses. The existing land uses west of the Ontario Hydro right-of-way, with the exclusion of existing Sheridan Mall, shall be redeveloped, since the lands which they occupy are required for the Main Central Area uses and no provision has been made to incorporate them into the de- sign of these uses. Similarly, the existing uses west of Liverpool Road which do not complement the proposed uses for the Main Central area shall be removed as the lands which they occupy are required for redevelopment with uses that do complement the Main Central Area. b) Within the Town Centre Community, the residential uses in the Brock East area along Southview Drive may be permitted to remain with proper regard given to the design of new uses for adjacent lands or they may ultimately be re- developed at a residential density in conform- ity with this Plan. c) Where the policies of the Town Centre Community Plan do not recognize and incorporate existing uses into the land use plan, the intention is that such uses shall be redeveloped within the life of the Plan. d) Within the Town Centre Community, until development proposals do incorporate existing uses which are non-conforming or incompatible, they shall be allowed to continue for the life-time of the structures, subject to the need to conform to regulations of the Town of Pickering. - 18 - 6. PARKING a) All new development shall require full parking facilities consistent with what is being proposed. Generally, these parking facilities shall be provided for each component in conformity with the standards of the Town. Consideration will be given, however, to specific requests for alteration of those standards based on evidence that the proposed standard is consistent with contemporary requirements for the specific component under consideration. b) Wherever possible and practical, indoor parking shall be required in accordance with the intent to create an intensively used downtown area, where large expanses of outdoor at-grade parking will be at odds with all efforts to integrate land uses. Over the period of the development of the Town Centre Community Plan, especially in the Main Central Area, it is anticipated that there shall be many changes in the manner of providing parking facilities for the evolving land uses. As development proposals are made, the parking re- quirements and solutions shall be determined in light of current technology consistent with the overall requirement to avoid expansive parking lots and to develop the land progressively in an intense manner. 7. SERVICING AND STAGING a) Future development in the Town Centre Community shall be accompanied by the provision of all required services related to the type and scale of the proposed use and consistent, where applicable, with the appropriate provisions of the Durham Regional Official Plan. b) Staging of development in the Town Centre Community shall be related in part to the progressive extension and economic utilization of urban services. It shall be related to the ability of the Town to meet any costs, for which it bears responsibility, without undue financial strain. It shall also be related to the need and demand for the specific elements of the Main Central Area being provided. - 19 - IMPLEMENTATION a) The Implementation of the land use provisions of this Community Plan shall occur through the use of Development Plans to provide the detailed de- sign and interrelationship of the various components and through Restricted Area (Zoning) and building by-laws. In addition, implementation shall occur according to the following policies: i) All development and redevelopment in the Town Centre Community shall be subject to site plan agreement, subdivision agreement or other development agreement as required by the Town. ii) Where an application is received by the Town for the enlargement, extension, expansion or modification of an existing structure, such an application shall only be approved if it is in conformity with this Plan and if all provisions of the Restricted Area (Zoning) and building by-laws have been or will be satisfied. / :................ r r 1 1 •y?y u".A Z J IL H Z Z Q O J V Qaw > N Z -WI U cl z W Z c=ia0 InJH f i d a I #yey .................. 1 1 i 1 r 1 1 Z ` 1 • 1 1 3 •.? W 1 ¢ 1 LL IF y: 1 tY J tr 0 0 z ., Y x < v o w a J < J ? ? x v s o z z < t_ w h ! 7 F ? 7 ? u z u ? Yu1 r J . u t ?xO J r a Al V M x ^ J «Z Y O_ ` 7 r< 3 J O u ? Fr Y {? Y C ) ? 6 YL ! 0 v uo < 3 w x = Y 7 L O y? S h S(! t 3 1 i ZO q j p i GU ? J C I?1L ? X 3' sr r Q = ! C J J a _ > 1 w s z O 3 1 S = ) h a 11 L 11 .' 1 1 •• 1 r O 1 x _ q momming