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HomeMy WebLinkAboutBy-law 1335/81THE CORPORATION OF THE TOWN OF PICKERING BY-LAW NUMBER, 1335%,81 Being a by-law to amend By-law 1144/80 which adopts The Highbush Community Plan. WHEREAS, pursuant to the provisions of clause (d) of subsection (1) of section 61 of The Regional Municipality of Durham Act, 1973, S.O. 1973, c. 78, a Plan for the District Planning Area of the Town of Pickering was adopted by the Council of the Cor- poration of the Town of Pickering on June 5, 1978, and approved by the Council of the Regional Municipality of Durham on July 12, 1978; and WHEREAS by By-law 1144/80 enacted on June 16, 1980, the Council of the Corporation of the Town of Pickering amended that Plan by adding thereto The Highbush Community Plan; and WHEREAS it is deemed expedient to amend The Highbush Community Plan to provide guidelines for the future development of the area commonly known as the Altona Forest; NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE TOWN OF PICKERING HEREBY ENACTS AS FOLLOWS: Schedule "I" to By-law 1144/80, being The Highbush Community Plan is hereby repealed and Schedule "A" attached hereto is substituted therefor. The Plan for the District Planning Area of the Town of Pickering, as approved by the Council of the Regional Municipality of Durham on July 12, 1978, as amended by adding thereto The Highbush Community Plan, is hereby further amended by deleting The Highbush Community Plan attached as Schedule "I" to By-law 1144/80 and substituting therefore The Highbush Community Plan attached as Schedule "A" hereto. The Clerk is hereby directed to forward the amendment to the Council of the Regional Municipality of Durham for its approval. BY-LAW READ a first, second and third time and finally PASSED this 6th day of July, 1981. Clerk COMMUNITY PLAN HIGHBUSH COMMUNITY July, 1981 Amendment No. to the District Plan for the District Planning Area of the Town of Pickering PURPOSE OF The purpose of this District Plan Amendment AMENDMENT is to provide guidelines for the future development of Planning Community No. 5, Highbush, in the form of land use designations and detailed policies to guide and control the future development of the community. BASIS OF The Highbush Community Plan, which AMENDMENT constitutes this Amendment, has been prepared in accordance with Section 5.2.2 of the Durham Regional Official Plan and Section 9 of Part I of the District Plan for the District Planning Area of the Town of Pickering. ACTUAL The District Plan for the District Planning AMENDMENT Area of the Town of Pickering is hereby amended by adding to "Part II - Community Plans" the policies and map attached hereto and described as "Highbush Community Plan". 2. PLANNING COMMUNITY 5 - HIGHBUSH COMMUNITY 1. GOALS a) To provide an efficient and orderly pattern of land uses within the community. b) To facilitate convenient access to educational cultural, social and recreational facilities within the community and the Town. c) To provide suitable and adequate open spaces utilizing the major environmental features such as woodlots, hedgerows, creeks and conservation lands in a manner that enhances their ecological and aesthetic value to the community. d) To preserve and protect valuable features of the natural and man-made environment that enhance the community. e) To promote safe, convenient and efficient transportation. f) To ensure the compatibility of future development with existing development. 2. LAND USE POLICIES A. General a) The policies set forth in this Community Plan for the Highbush Community provide further detail and refinement of policies contained within Part I of the District Plan for the District Planning ?.rea of the Town of Pickering. b) The land use components and general road network within the Highbush Community have been established as shown on Schedule V-A. 3. Residential a) In order to provide additional opportunities for the provision of moderately priced housing and, in particular, to encourage the development of such housing for senior citizens and other residents who require accommodation in highly accessible locations, areas of Medium Density I housing have been designated. b) Adequate noise reduction measures, such as buffer strips, berms and vegetation shall be employed to protect residential areas from significant sources of noise, such as railways or major roads. c) Supplementary policies that apply to proposed residential development located in the Special Policy Area and Environmental Policy Area are provided in Sections 4 and 5 respectively of this Community Plan. C. Commercial a) In accordance with the Durham Regional Official Plan, convenience stores may be introduced in residential areas by means of Restricted Area (zoning) By-laws. The convenience category may include such uses as small retail stores and personal service shops, but shall exclude banks, eating establishments and other similar uses. Generally, convenience stores shall not exceed 500 square metres in gross leasable floor area in any one location. No zoning by-law shall be approved, however, unless the applicant demonstrates to the Town's satisfaction that: i) the total gross leasable floor area proposed for the site will be required by the surrounding residents; ii) the proposed uses will not duplicate the retail services provided by or to be provided by convenience stores in the general area; and 4. iii) the proposed uses will be highly accessible to and compatible with the surrounding residential area. b) A Local Central Area may eventually be required on the west side of Altona Road. Too many uncertainties, including the rate of population growth and the nature of future retail practices, preclude the designation of a Local Central Area at this time. If a Local Central Area is to be introduced in the future, this Plan shall be amended at that time. The approval of any amendment shall be contingent on the following conditions: i) a retail analysis, satisfactory to the Town, demonstrating the need for a Local Central Area, detailing its specific size, and demonstrating the absence of a significant negative impact on other designated Central Areas. ii) a location study, satisfactory to the Town, identifying the most suitable site. D. Community Central Area A Community Central Area is designated on the west side of Whites Road between the extensions of New Street and Stroud's Lane. This Central Area is intended to contribute significantly to the creation of a focal point of activity for Highbush and its adjoining communities. It shall be developed as a fully integrated mixed use complex which may include retail facilities, personal and business services, offices, multiple unit residential development, and institutional, community and recreational uses. Prior to any development within this Community Central Area, the Town may require that a concept plan which indicates the proposed type, amount and distribution of uses, as well as the orientation, configuration and designof the complex, be submitted for approval. The Central Area shall be developed in phases. The specific uses to be included in each phase shall be further defined in the implementing Restricted Area (zoning) By-laws. 5. Open Space System a) Lands designated as Major Open Space on Schedule V-A reflect this designation in the Durham Regional Official Plan. The uses permitted will be in accordance with the provisions of the Durham Regional Official Plan. The actual boundaries of the Major Open Space lands shall be determined more exactly in consultation with the Metropolitan Toronto and Region Conservation Authority and the Ministry of Natural Resources during the review of development applications. b) Lands designated as Open Space on Schedule V-A shall be retained primarily in their natural state and used only for active or passive recreational purposes, walkways or pedestrian paths, bicycle paths or easements for municipal services and utilities. c) A linked open space system employing natural watercourses, valley lands and publicly owned lands or rights-of-way to connect municipal parks, recreational facilities and schools is to be encouraged. d) Two Community Parks have been the area between Rosebank and These parks shall preserve an the greatest extent possible, valuable natural features and the area. designated it Altona Roads. I protect, to the most vegetation of The more northerly of these two parks shall provide active and passive recreational opportunies. The southerly park is intended primarily for passive recreational use. The size of these parks, as well as their boundaries, shall be determined during the review of development applications. e) Neighbourhood Parks are designated in various locations and where possible, they located in conjunction with school sites. 6. f) Any site designated for municipal park purposes, but no longer required by the municipality may be developed, without amendment to this Plan, in accordance with the policies applying to the designation or designations governing the use of the lands immediately adjacent to the site. If the site is developed for residential purposes, the lowest residential density designation applying to the lands immediately adjacent to the site shall govern its development. F. Community Uses A Community Uses area is designated on the west side of Whites Road, south of Finch Avenue. This site is intended to accommodate a high school and a municipal recreational complex. It may also contain some parkland, the amount of which shall be determined by the Town. If the School Board and/or the municipality do not require the sites designated for the high school and/or for the recreational complex respectively, then those sites may be developed for Community Uses or Medium I Residential uses, in accordance with the applicable policies in the District Plan, Part I. With the exception of the high school site, any site designated for school purposes, but no longer required by the respective School Board, may be developed, without amendment to this Plan in accordance with the policies applying to the designation or designations governing the use of the lands immediately adjacent to the site. If the site is developed for residential purposes, the lowest residential density designation applying to the lands immediately adjacent to the site shall govern its development. 3. ROADS AND PEDESTRIAN WALKWAYS a) The location of existing and proposed roads of arterial and collector classifications is shown on Schedule U-A. The locations of the proposed routes are approximate only and they may be adjusted without amendment to this plan as long as the basic pattern is maintained. 7. b) Walkways and paths shall be developed, where feasible, to provide convenient access to open space areas, community facilities, including schools, and other destinations requiring pedestrian or bicycle access. Consideration may be given to locating walkways and paths along roads where safety considerations permit or suitable design solutions are found. No walkway or path shall traverse private property unless permission is granted by the landowner. The privacy of adjacent resfdents and the character of the surroundings shall be taken into account in the design of the paths and walkways. C) Intersection improvements, bridge improvements and possible changes to the level crossings of the C.N.R. tracks shall be further studied and reviewed as development occurs. The implementation of remedial measures should be considered as traffic increases and funds become available. The location of the most significant sites which require future study are illustrated on Schedule V-A. 4. SPECIAL POLICY AREA An area which contains substantial amounts of existing development, which has an established residential character and which is particularly sensitive to the effects of new development, is identified as a Special Policy Area. Every effort must be made to ensure that new development is compatible with the character of existing development. Consequently, in evaluating any development proposals within the Special Policy Area, special emphasis shall be placed on the following considerations. a) Buffering Adequate buffering, which may include such measures as planting and berming must be incorporated to protect existing dwellings. 8. b) Density Although the density range established for this Area is Low Density II (13 - 25 units per hectare), the exact density figure permitted for each development shall be determined according to its compatibility with nearby dwellings and the development's impact on the landscape. Furthermore, consideration may be given to creating a density gradient, or range, within any development, if such a measure is likely to enhance its compatability with its surroundings. c) Road Patterns Proposed road patterns will be judged according to their potential impact on existing development and to their contribution to the provision of convenient access for the areas of future development. d) Concept Plan Where a Draft Plan of Subdivision is required for implementation of a proposed development, a Concept Plan shall be submitted indicating the following development information: the land ownership of the proposed development area and adjacent lands; the specific uses proposed within the development and their location; the proposed landscape treatment the current and proposed uses of any existing structures; the progressive phasing of the development, if implementation is to occur in more than one phase. ENVIRONMENTAL POLICY AREA Areas of high environmental quality and sensitivity are identified within the Environmental Policy Area on Schedule V-A. Development proposals for theseareas must be supported by information which demonstrates to the satisfaction of the Town, that such development incorporates design concepts which minimize disturbance to the environment. More specifically, the following concerns shall be addressed: 9. a) the location, species, size and health of existing trees and vegetation. b) the effects of the proposed development and its associated services and infrastructure on the water table, and hence, on existing trees and vegetation. c) how the proposed form and density of development and the siting of structures contribute to the preservation of trees, vegetation and wildlife. d) how the grading and landscaping of the proposed development will complement the environmental and aesthetic characteristics of the area. Notwithstanding Schedule V-A, residential development in the Low Density I range shall be permitted within the residentially- designated areas of the Environmental Policy Area, provided that such development complements the character of the area. 6. IMPLEMENTATION AND INTERPRETATION a) In conformity with Part II of the District Plan for the Town of Pickering, development must conform with the Development Plan for the community, as adopted by resolution of the Town Council. b) Certain areas contain unique natural features or land use characteristics which are particularly sensitive to the effects of new development. These areas have been identified as Special Design Precincts in the Highbush Development Plan and detailed design guidelines for each precinct are provided therein. c) The boundaries and locations of proposed land uses as designated in the Community Plan and shown on Schedule V-A are diagrammatic and minor adjustments may be made without amendment to this Plan, so long as the relationship of land uses and the general intent of this Plan are maintained. To this end, the boundaries of land uses have only been shown schematically and the designation of parks and community facilities are illustrated symbolically to demonstrate their general location only. 10. d) The alignments of roads designated on Schedule V-A are diagrammatic and therefore an amendment to this Plan shall not be required for the minor realignment of roads provided the general purpose and intent of this Plan are maintained. The precise routes for such roads shall be determined through future engineering studies. e) Existing Local and Minor Collector Roads are indicated on Schedule V-A for identification purposes only and therefore no amendment shall be required with respect to any deletion or realignment of such roads. f) Any amount of parkland required to be provided in a plan of subdivision, that is in excess of the amount normally required by Town standards, shall be acquired by the Town in accordance with Council policy. g) As part of the implementation programme of this Plan, a list of buildings of historical/ architectural merit shall be developed. The preservation of the selected buildings shall be encouraged and to this end those buildings which qualify shall be recommended for designation under the provisions of the Ontario Heritage Act. h) In accordance with the density provisions of Section 5 of this Plan, implementing by-laws for residential development within the Environmental Policy Area, which are in conformity with either Low Density I Residential or Low Density II Residential as defined in Part I of the Pickering District Plan, shall be deemed to be in conformity with this Plan. it C1 9 t •i I1 ii f III lit ?i f If if ti 01 a ? f• Vr \. 9RVfld.. S ? ? • ,nr A fig} `t•? -?u?• $ 4 I {.