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.
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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.
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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.
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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
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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.
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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.
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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
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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
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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.
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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.
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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.
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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.
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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,
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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.
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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
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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.
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