SCHEDULE 'A' TO BY-LAW as Amended by AMENDMENT NO. 90 TO THE WHITBY OFFICIAL PLAN

SCHEDULE 'A' TO BY-LAW 6413-10 as Amended by 6553-11 AMENDMENT NO. 90 TO THE WHITBY OFFICIAL PLAN SECTION A: GROWTH PLAN CONFORMITY PURPOSE: LOCATION: BASIS: The purpose of this Amendment is to: conform to the Province's Places to Grow: Growth Plan for the Greater Golden Horseshoe, and the Region of Durham Official Plan, as amended by Regional Official Plan Amendment #128, in so far as it relates to the 2031 population and employment targets, the percentage of new population and employment growth that is expected to occur within the 'Built Boundary', and the location of the 2031 Urban Boundary for the Town of Whitby. This Amendment applies to all lands that are within the. The Province's Growth Plan allocates population and employment growth for the Region of Durham. The Region of Durham Official Plan, as amended by ROPA #128, in turn, allocates population and employment growth for each municipality, to the year 2031. ROPA #128 also implements the Province's 'Built Boundary', establishes minimum intensification targets for each municipality, as well as expands the Urban Area Boundary, which establishes where development will occur to meet the population and employment targets to 2031. This Amendment incorporates these items into the Official Plan. Further, this Amendment also identifies those Urban Areas that require the preparation of a Secondary Plan prior to any development occurring consistent with the Growth Plan and ROPA #128. ACTUAL AMENDMENT: The Official Plan is hereby amended as follows: 1. By replacing Map 1 Municipal Structure, with the Attached Exhibit 'A'; 2. By amending Schedule A Land Use, by adjusting the Urban Area Boundary; by adjusting the boundaries of Future Urban Development Area #2; by adding a new Future Urban Development Area #5; by changing the Dundas East and Rossland/Garden Central Areas from Major Central Areas to Urban Central Areas, and by modifying the legend accordingly; as indicated on the Attached Exhibit 'B'; 3. By adding new Schedule B1 Urban Structure, which includes Urban Area Boundary to 2031, and the Province's 'Built Boundary'; as indicated on the Attached Exhibit 'C'; Official Plan Amendment (OPA) 90 Growth Plan Conformity / Intensification P a g e 1

4. By modifying Schedule B Residential Community Structure; by renaming to Schedule B2 Residential Community Structure; by adjusting the Urban Area Boundary to 2031; by adding the Province's 'Built Boundary'; by deleting boundaries and Potential Population Capacity for 'Residential Community Areas'; by adding Regional Centres/Regional Corridors; and by modifying the legend accordingly; as indicated on the Attached Exhibit 'D'; 5. By adding new Schedule B3 Intensification, which includes an adjusted Urban Area Boundary to 2031, the Province's 'Built Boundary', 'Intensification Areas', and Regional Centres & Intensification Corridors; as indicated on the Attached Exhibit `E'. 6. By modifying Schedule E Secondary Plans; by adding Urban Area Boundary to 2031; expanding the Brooklin Community boundary; by adjusting the Highway 407 Conlin Industrial Area boundary; and by modifying the legend accordingly; as indicated on the Attached Exhibit 'F'. 7. By amending Section 1.1 by replacing the second paragraph in its entirety, with the following: "The policies and designations of the Whitby Official Plan are intended to particularly reflect and direct development that is expected to occur in the Municipality to 2031. A review of this Plan is expected on a five-year basis, and as such, the principles upon which it is based to guide development are expected to remain relevant and effective." 8. By amending Section 1.3 by deleting "and the Appendix", and changing "are" to "is"; 9. By amending Section 2.2.1 b), by replacing the second sentence it in its entirety with the following: Official Plan Amendment (OPA) 90 Growth Plan Conformity / Intensification P a g e 2

"Durham Region's population capacity forecast of 192,860 in the municipality is expected to occur over the planning period to 2031, including a rural population forecast of 2,100. These forecasts generally reflects the growth patterns of the Region of Durham and the Greater Golden Horseshoe. It is expected that the amount of rural population will remain essentially unchanged over the life of the Plan;" 10. By adding a new subsection, to Section 2.2 (Basis) as follows: "2.2.2 Table A below establishes population and employment growth within the Town of Whitby to 2031: Table A: Population, Household and Employment Growth 2011 to 2031 2011 2016 2021 2026 2031 Urban 122,935 138,555 154,835 177,060 190,760 Population Rural 2,055 2,070 2,080 2,090 2,100 Population Total 124,990 140,625 156,915 179,150 192,860 Population Households 41,705 47,750 55,240 64,570 71,650 Employment 40,650 47,795 56,745 64,975 71,310 Note: The forecasts for 2026 and 2031 represent an upper limit and must be considered in conjunction with Policy 14.13.7 of the Durham Regional Official Plan. 11. By adding a new subsection, to Section 2.2 (Basis) as follows: "2.2.3 The following growth management objectives govern the growth of the municipality in accordance with Provincial and Regional policy directions: a) In accordance with Table A contained within Section 2.2.2, the Urban Boundary of the as shown on Schedule A Land Use, has been sized to accommodate forecasted population and employment growth to the year 2031. b) This Plan also indentifies the Province's 'Built Boundary', on Schedule B1, which generally includes the built-up area of the Town as of 2006. This Plan requires that a minimum of 11,963 dwelling units be developed within the Built Boundary between 2015 and 2031. Official Plan Amendment (OPA) 90 Growth Plan Conformity / Intensification P a g e 3

c) Lands outside of the Built Boundary but within the Urban Boundary are generally undeveloped. Development of these lands shall be planned to provide for urban development in a manner that conforms with the objectives of Provincial Policy, the Durham Regional Official Plan, and this Plan. d) Future Urban Development Areas shall have a minimum density target of 50 jobs and persons per hectare." 12. By amending Section 2.3.2 by changing "2021" to "2031"; 13. By amending Section 2.4.1 by changing "20 year planning horizon (2011)" to "planning horizon to 2031"; and by changing "Greater Toronto Area" to "Greater Golden Horseshoe" 14.By amending Section 2.4.2 by replacing it in its entirety with the following: "The Municipal Structure Plan, outlined on Map 1, conceptually illustrates the relationship of the municipal structure anticipated by the Whitby Official Plan and the Durham Regional Official Plan to 2031"; 15.By amending Section 2.4.3 a) by replacing it in its entirety with the following: "a) Whitby and Brooklin urban communities which can be effectively serviced, with an approximate serviced population capacity of 190,760 to the year 2031." 16. By deleting Section 2.4.3 b) in its entirety, and renumbering subsequent sections accordingly. 17.By amending Section 2.4.3 d) by changing the word target to forecast, and by changing "3,000" to "2,100", and by deleting the words and appropriate servicing can be provided. 18.By deleting Section 4.2.3.2 g) in its entirety. Official Plan Amendment (OPA) 90 Growth Plan Conformity / Intensification P a g e 4

19.1 By deleting the words, which are not anticipated for development within the life of this Plan from Section 9.3.2. 19.2 By adding a new Section 9.3.3, as follows, and renumbering subsequent section accordingly: "9.3.3 Future Urban Development Area #5 is a future expansion of the Brooklin Community and is required to accommodate Whitby's future land needs to 2031. The appropriate land uses in Future Urban Development Area #5 will require further study as part of the undertaking of a Secondary Plan." 20. By adding a new definition to Section 10.2.2 (Definitions) as follows: "Built Boundary: means the limits of the developed urban area as identified on Schedule B1 Residential Community Structure and Schedule B2 Intensification and as defined by the Minister of Infrastructure." 21. By deleting Section 11.1.2.3 in its entirety. 22. By deleting the last sentence of Section 11.2.3.2 in its entirety. 23. By deleting the Appendix Existing and Future Population Distribution. IMPLEMENTATION: INTERPRETATION: The provisions set forth in the Official Plan, as amended, regarding the implementation of the Plan shall apply in regard to this Amendment. The provisions set forth in the Official Plan, as amended, regarding the interpretation of the Plan shall apply in regard to this Amendment. Official Plan Amendment (OPA) 90 Growth Plan Conformity / Intensification P a g e 5

SECTION B: PURPOSE: INTENSIFICATION The purpose of this Amendment is to incorporate policies in the Official Plan on intensification. These policies are intended to implement the Growth Plan for the Greater Golden Horseshoe, which has been implemented at the Region of Durham level by Regional Official Plan Amendment (ROPA 128). LOCATION: This Amendment applies to all lands that are within the Built Boundary established by the Province of Ontario in the. BASIS: Overview This Amendment: i) Includes the Built Boundary established by the Province of Ontario in the Official Plan; ii) Identifies six Intensification Areas within the Town, within which most of the anticipated intensification is planned to occur; iii) Includes policies within the Official Plan that are intended to provide the basis for accommodating a minimum of 11,963 intensification units in the Town between 2016 and 2031; iv) Includes criteria in the Official Plan that are intended to provide the basis for the consideration of intensification proposals in Intensification Areas, Corridors and other areas as appropriate; and, v) Includes policies in the Official Plan that are intended to provide the basis for completing further studies in defined areas to assist with the implementation of the intensification policies in this Plan. The Opportunity The Intensification Strategy Process provides the Town with a significant opportunity to establish the ground-work for the continuing evolution of the Town into a complete community, which is defined by the Growth Plan as follows: Official Plan Amendment (OPA) 90 Growth Plan Conformity / Intensification P a g e 6

"Complete Communities Complete communities meet people's needs for daily living throughout an entire lifetime by providing convenient access to an appropriate mix of jobs, local services, a full range of housing, and community infrastructure including affordable housing, schools, recreation and open space for their residents. Convenient access to public transportation and options for safe, non-motorized travel is also provided". This evolution has been accelerating in the last few years. However, the continued and sustained focus on intensification in established built up areas where infrastructure and community facilities such as parks and schools already exist, combined with restrictions on the amount of development that can occur outside of the built up area, means that key areas in the Town, the Downtowns, Port Whitby and the GO Station area, and the Centres and Corridors, will become a major focus for development and redevelopment over the next 25+ years. This continued and sustained focus will be entirely consistent with the current overall land use vision for the Town expressed in the Town's Official Plan, which anticipated that intensification would be directed to those parts of the Town that were the most suited, and which continue to be the most suited for this type of development. This current land use vision also anticipates that limited redevelopment would occur within 'stable' residential areas. In addition, directing intensification to the 'right places' will increase the vibrancy of the urban area, bring new people in to support local businesses, create new jobs where people live, provide a broader range of housing choices for Whitby residents and improve the quality of the Town's streets and public spaces. An opportunity also exists to establish a series of design guidelines and standards that will set the stage for the development of attractive projects and appealing neighbourhoods and destinations. Given the opportunities that exist and the ability of the Town to shape the future in a manner that is 'made in Whitby', the time is now to develop the overall strategy to provide the basis for moving forward. Why the Need for the Strategy? "Intensification" is defined by the Province as the: "development of a property, site or area at a higher density than currently exists through: Official Plan Amendment (OPA) 90 Growth Plan Conformity / Intensification P a g e 7

redevelopment, including the reuse of brownfield sites; the development of vacant and/or underutilized lots within previously developed areas; infill development; and, the expansion or conversion of existing buildings." (2005 PPS) Both the Province and the Region of Durham require Whitby to accommodate a significant portion of future growth through intensification inside the already built-up area of Whitby, rather than on Greenfield lands at the edge of the built up area. The Region of Durham's Official Plan Amendment 128 (ROPA 128) is intended to implement the Growth Plan and it provides for the development of 34,375 new dwelling units in total in the Town between 2006 and 2031. Given that there were 37,260 dwelling units in Whitby in 2006, the effect of ROPA 128 is to almost double the number of dwelling units and population in the Town by 2031. Almost half of this development (14,488 new dwelling units) is to be accommodated in Whitby's existing built-up area. The actual intensification allocation is 11,963 units between 2016 and 2031. The policies of the Growth Plan indicate that the number of dwelling units allocated as intensification to the Town is intended to function as a minimum target. This means that the amount of intensification that could occur in the built-up area can exceed the minimum target established by ROPA 128. Given these requirements, the intent of the Whitby Intensification Strategy is to implement the Province's and the Region of Durham's intensification requirements in a manner that is consistent with the already well - articulated growth and development strategy in the Whitby Official Plan that sets the stage for where and how growth will occur in Whitby in the future. To a very large extent, the existing Whitby Official Plan already implements the Province's requirements since it already permits a significant amount of development in a number of centres and corridors. However, there is now a need for more certainty in the Official Plan on the form and type of intensification to be permitted and to clearly articulate where intensification is not expected or desired. In addition, the distribution and location of future intensification has to take into account the current land use context, the nature of adjacent land uses and the potential for creating vibrant, livable and appealing urban neighbourhoods. Official Plan Amendment (OPA) 90 Growth Plan Conformity / Intensification P a g e 8

The guidelines to assist the Municipality in meeting these objectives have to be clear, reflect the current land use context and provide the basis for the development of viable projects that optimize and take advantage of existing infrastructure, where available, and wherever possible. This Amendment establishes these guidelines. While the Town is expected to accommodate a significant proportion of future growth through intensification, it can only plan for it. For significant intensification to occur in Whitby, there is a need for much more than just supporting land use policies. In the Whitby context, there is also a need for a servicing strategy that provides the basis for intensification particularly in areas where significant growth will occur and where current infrastructure is deficient. Such a strategy has to be developed by the Region in consultation with the Town and has to include a financial component that provides the basis for economically viable intensification projects. This establishes the basis for completing this additional work. The Where Intensification is not a new land use idea it has already been occurring in Whitby for years. The challenge now is to update the existing policy framework to ensure that the "right forms" of intensification occur in the "right locations". The existing Official Plan already encourages intensification within a number of areas in the Town, subject to criteria. Many of the existing permissions contained within the Official Plan and implementing Secondary Plans already provide for a considerable amount of intensification in the form of medium and high-density development in buildings that are 8 storeys high or less, with permissions in some areas for 12 to 14 storey buildings. It is noted that exceptions have been granted on a case-by-case basis. In addition to allocating population growth, the Region of Durham's Official Plan Amendment 128 (ROPA 128) also provides direction on where the majority of intensification should happen. It identifies Regional Centres and Regional Corridors and establishes minimum densities within these Centres and Corridors. These Centres and Corridors, and the corresponding densities, are fixed at the Regional level. On the basis of an analysis of Whitby's urban structure and the ROPA 128 policy framework, six separate Intensification Areas are established by this Amendment: Downtown Whitby; Official Plan Amendment (OPA) 90 Growth Plan Conformity / Intensification P a g e 9

Brock/Taunton; Baldwin/Winchester; Port Whitby/Whitby GO Station; Dundas East; and, Brock/Rossland. Intensification Corridors are also to be established by this Amendment along a number of major road corridors in the Town, including Dundas Street, Taunton Road, Brock Street/Baldwin Street, Victoria Street, Winchester Road and Columbus Road. Not all locations within these Intensification Areas and Intensification Corridors are appropriate for intensification, since they are the site of a range of established uses and stable neighbourhoods. On this basis, an analysis was undertaken to identify sites within the Intensification Areas that have potential for intensification over the next 25 years. Parcels of land that met a series of criteria relating to size and lot coverage were identified as "potential intensification sites" within the Intensification Areas. Individual sites outside of the Intensification Areas and Intensification Corridors were also identified, as potential sites for intensification because of parcel size and location. Lands that are designated for employment purposes by the Region of Durham Official Plan were considered to not be available for future residential or mixed use intensification by this Amendment. On the basis of the criteria established, several parcels of land totalling approximately 345 hectares were identified inside Intensification Areas. After applying the minimum density requirements of ROPA 128, it was estimated that a population of approximately 60,000 people could be accommodated on these parcels, at a minimum. This population would be accommodated within approximately 28,000 housing units, which is more than the minimum 11,963 units that have been allocated to the Town by ROPA 128 for the 2016 to 2031 time period. To meet the Region of Durham's minimum density requirements, the majority of these units will be in medium density or high-density housing forms, such as townhouses and apartments. In addition, the potential for individual sites outside Intensification Areas to accommodate intensification development was considered. These parcels are identified as Other Intensification Sites. It is recognized that these Other Intensification Sites have some potential for development. However, given that these sites are not located within Intensification Areas, the consideration of these sites shall occur on a case - by - Official Plan Amendment (OPA) 90 Growth Plan Conformity / Intensification P a g e 10

case basis in consideration of the surrounding land use context. In addition, given that all of the intensification that has been allocated to the Town can be accommodated within Intensification Areas and Intensification Corridors, the scale of development on these Other Intensification Sites shall generally be limited in comparison. In addition, new development on these sites shall be located close to amenities and services, be located on walking and cycling routes and be well served by public transit to recognize their location outside of Intensification Areas and Intensification Corridors where these features already exist. It is on this basis that this Plan establishes criteria for these Other Intensification Sites to reflect this intent. At the present time, there are approximately 110,000 people living within the Town's built boundary. This means that the population within the Built Boundary could potentially increase by approximately 50% based on the analysis described above. For comparison purposes, the number of people living within this same area has increased by 12,000 between 1986 and 2006. While development within Other Intensification Sites is also considered to be intensification, their development is not required to meet the Town's intensification allocation. Establishing the Context for Intensification in Each Intensification Area. There is a need to establish criteria for how intensification will occur in each Intensification Area, with these criteria being fair, rational and representative of good planning principles. These criteria are to be articulated within the Official Plan by this Amendment in a manner that provides the Town with the ability to assess individual intensification proposals on a go-forward basis. These criteria consider such things as shadow impacts and the impacts of new development on significant views of Lake Ontario, from Lake Ontario and of the Oak Ridges Moraine. The appropriate form, type and density of development for each Intensification Area were determined through the consideration of a number of factors. In addition to meeting the density requirements set out in ROPA 128, the following issues were considered when the appropriate form, type and density for each of Whitby's Intensification Areas was determined and then incorporated into the Official Plan by this Amendment: planned function for the area as per ROPA 128; nature of the existing land uses; sizes and shapes of the parcels of land; effect of development on historical and heritage buildings; Official Plan Amendment (OPA) 90 Growth Plan Conformity / Intensification P a g e 11

nature and location of adjacent land uses and the impacts of new development on these uses; nature and type of transit that exists now and in the future; implications of new development on traffic patterns and the provision of infrastructure; presence of parkland, schools and other community facilities; and, viability of intensification, from an economic perspective. Within each Intensification Area, a variety of potential sites exist for future intensification. Some locations may be appropriate for high-rise building forms and others may be more suitable for mid or low rise building forms. This Amendment provides direction on where higher buildings should be directed. Protecting the heritage and scale of the two downtown areas, Whitby and Brooklin, is a key component of this Amendment, since the downtown areas and the surrounding neighbourhoods function as the two 'hearts' of Whitby and are representative of the area's strong history and culture. On the basis of the analysis completed, buildings with higher heights are proposed by this Amendment to be permitted in locations within Intensification Areas where: the impacts on primarily low density residential neighbourhoods are expected to be minimal to non-existent; parcels sizes are generally larger, which lend themselves to larger comprehensively planned developments with limited to no land assembly required; higher buildings will assist in establishing a focal point in an area, and/or; the lands are in close proximity to major arterial roads that offer, now or in the future, higher levels of public transit service. It is noted that in some cases, the overall minimum density target set out in ROPA 128 is proposed to be,exceeded, by this Amendment particularly in circumstances where current permissions significantly exceed that target and if the area is in close proximity to a GO Station, which is the case in Port Whitby. In areas that are located close to existing residential areas, or are the site of a number of historic or heritage buildings, this Amendment establishes densities and building heights that are generally lower to reflect this existing land use context. Other issues, such as the effect of taller buildings on views of Lake Official Plan Amendment (OPA) 90 Growth Plan Conformity / Intensification P a g e 12

Ontario were also considerations, in the preparation of this Amendment as was the desire to establish a minimum building height in some areas to support increased levels of transit service and usage, such as along the Dundas Street East corridor. Overall Built Form Vision At the present time, the Official Plan does provide a considerable amount of guidance on building heights in the Town, with most of that guidance articulated within the Secondary Plans that have already been prepared. However, each of those Secondary Plans were prepared at different times and in the absence of an overall context that would establish the basis for setting maximum building heights in the. While controlling built form through density provisions is an appropriate tool, this Amendment establishes clear built form criteria that rely on the establishment of minimum and maximum height permissions. The key element in establishing an overall built form vision is the overall land use structure now and as planned in the. Both the existing Official Plan and the Region of Durham Official Plan (as amended by ROPA 128) clearly focus development and higher intensity forms of development on the Brock/Baldwin Street corridor, stretching from Port Whitby in the south to the Baldwin/Columbus intersection in the north. Along this corridor are opportunities for a considerable amount of development, however the type, scale and location of development is affected by the existing built form, the size of the intensification area, the nature of existing development and the nature of existing land uses. Given the pattern of development that exists and is being planned and is now emerging, the opportunity exists to establish a strong connection between Downtown Whitby and Port Whitby along the Brock Street corridor. In addition, opportunities that take advantage of major transit infrastructure also have to be taken into account. While the focus has been and is clearly on the Brock/Baldwin Street corridor, there is also a significant amount of potential for intensification in the Dundas East Intensification Area. On the basis of the above, below is the overall built form vision, at least as expressed in building heights that is incorporated into the Official Plan by this Amendment. Both the Downtown Whitby and Baldwin/Winchester Intensification Areas are planned to accommodate buildings that have a minimum height of 2 storeys, a maximum height of 6 storeys for Baldwin/Winchester and maximum building heights for Downtown Whitby as set out on Schedule 'I' to the Official Plan. This Official Plan Amendment (OPA) 90 Growth Plan Conformity / Intensification P a g e 13

means that the current height provisions in the existing Official Plan would be maintained in these two areas. This policy direction recognizes the existing built form and the heritage and character of the two Downtown areas. The Brock/Taunton, Dundas East and Brock/Rossland Intensification Areas are very similar and are planned to have buildings that have a minimum height of 3 storeys and a maximum height of 18 storeys. In the case of the Brock/Taunton and Dundas East Intensification Areas, this policy direction reflects the size of the Intensification Area, the large parcels of land that are available for intensification and the location of these intensification areas at the intersection of two major arterial roads in the, including the two primary east-west transit linkages identified in the Metrolinx Regional Transportation Plan (Taunton and Dundas). In addition, low density residential areas are located some distance away from the core of the Intensification Areas, which means that taller buildings can be easily located in the core of each Intensification Area without creating impacts on low density residential neighbourhoods. With respect to Brock/Rossland, this policy direction reflects and is intended to build upon the strong institutional presence and the significant number of jobs that exist in a number of government buildings in the area. The opportunity exists in the Port Whitby/Whitby GO Station Intensification Area to take advantage of the area's high profile location near Lake Ontario, the GO Station, Highway 401 and a number of open space amenities and health care and health care related uses. However, given the profile of the area and potential building heights, recommended to be up to 18 storeys, there is also a need for a series of well articulated criteria on where tall buildings can be located and what their bulk and massing will be, to maintain views in appropriate locations of Lake Ontario and from Lake Ontario. Taller buildings may be permitted based on the land use context and an updated policy regime. There is also a need to ensure that a full range of uses are developed and that the highest standards of architectural design are applied to establish what will long be a major focal point of the Region of Durham and the eastern Greater Toronto Area. These criteria will need to be developed in the context of an update to the Port Whitby Secondary Plan. With respect to the Intensification Corridors that are not within Intensification Areas, these areas are to be planned to have minimum building heights of 2 storeys and maximum building heights of 8 storeys to reflect and respect the nature of adjacent land uses. Exceptions, to permit buildings up to 12 storeys, may be granted on a case by case basis depending on the land use context. Official Plan Amendment (OPA) 90 Growth Plan Conformity / Intensification P a g e 14

There are a number of other intensification sites that have development potential, primarily due to their size and location in relation to services, amenities, transit, natural features and their location on sites that can accommodate higher density forms of development because of their distance from established stable neighbourhoods. Given the overall intent of this Amendment is to focus intensification in Intensification Areas, only limited amounts of intensification will be supported on Other Intensification Sites and this intensification development should generally be smaller in scale and height than development within Intensification Areas. In this regard, maximum building heights in these areas shall be 6 storeys. For areas outside of Intensification Areas and in which only limited forms of intensification are anticipated, the Amendment provides the basis for the consideration of applications in these areas by establishing criteria that are intended to inform the review process. For areas outside of Intensification Areas and Intensification Corridors and in which only limited forms of intensification are anticipated, each site will be evaluated to ensure that the scale, massing, density and character of the buildings and use is compatible with adjacent existing neighbourhoods. The Amendment provides the basis for the consideration of applications in these areas by establishing clear criteria that will inform the review process. What Should the Criteria Be? At the present time, there are criteria in the Official Plan to assist the Town in considering intensification proposals. This Amendment updates these criteria where necessary and also establishes new criteria for consideration of intensification proposals. The Town does have a role to play in encouraging intensification in the right places and this Amendment recognizes that the Town now has to be more proactive in this regard. This will include the considering and/or updating of Community Improvement Plans, and the consideration of reduced fees and charges for eligible projects and other incentives. In addition, this Amendment establishes requirements for updates to the Port Whitby Secondary Plan. This Amendment also recognizes that, given servicing constraints in some areas, the Region has to also be much more proactive as well, with support from the Province in the form of financial assistance and new regulatory and planning tools. Official Plan Amendment (OPA) 90 Growth Plan Conformity / Intensification P a g e 15

ACTUAL AMENDMENT: The Official Plan is hereby amended as follows: 1. By amending Schedule `K' Brooklin Community Secondary Plan by adding a boundary of the Brooklin Heritage Conservation District Plan area"; as indicated on the Attached Exhibit 'G'. 2. By amending Section 2.1 (Guiding Principles) by adding a new subsection c), as follows, and renumbering all remaining sections accordingly: "c) To direct a significant amount of intensification in the form of residential and employment growth to appropriate lands in centres and along corridors within the Built Boundary in conformity with the Provincial Growth Plan and the Durham Regional Official Plan;" 3. By amending Section 2.2 (Basis) by inserting a new subsection 2.2.1 c), as follows, and renumbering the remaining subsections in Section 2.2.1 accordingly: "c) There will be a focus on directing 45% of new residential development within Whitby to centres and corridors within the established Built Boundary commencing in 2015;" 4. By replacing the "Intensification" definition in Section 10.2.2 (Definitions) with the following: Intensification: means the development of a property, site or area at a higher density than currently exists through: a) redevelopment, including the reuse of brownfield sites; b) the development of vacant and/or underutilized lots within previously developed areas; c) infill development; and d) the expansion or conversion of existing buildings. 5. By adding a new definition to Section 10.2.2 (Definitions) as follows: Official Plan Amendment (OPA) 90 Growth Plan Conformity / Intensification P a g e 16

Municipal Comprehensive Review: means an official plan review undertaken by the Municipality, or an official plan amendment, initiated by the Municipality that comprehensively applies the policies of Provincial plans and the Provincial Policy Statement. 6. By adding a new subsection to Section 4.1 (Land Use General), as follows: "4.1.3 This Plan also establishes a number of Intensification Areas and Intensification Corridors within the Municipality s Built Boundary and as shown on Schedule 'B3'. The Intensification Areas and Intensification Corridors are the locations where the majority of expected intensification in the Municipality is planned to occur during the planning period. The policies applying to each Intensification Area and Intensification Corridor in terms of built form, density and scale of development are contained in Section 4.13 of this Plan. 7. By amending Section 4.2.3.2 (Residential Community Structure), by replacing the reference to Schedule B in the first paragraph and in subsections c) and d) with Schedule B2 and by adding the following new subsection g), as follows, and renumbering the subsequent subsections accordingly: "g) In accordance with Section 4.1.3, the policies in Section 4.13 of this Plan dealing with built form, density and scale of development apply to the Intensification Areas and Intensification Corridors identified on Schedule 'B3' to this Plan. 8. By amending Section 4.2.3.12 by replacing the reference to Schedule B with Schedule B2. 9. By adding a new subsection to Section 4.2.3 (Residential Policies) as follows: "4.2.3.20 Council shall encourage the development of new residential units through intensification of low density residential areas that are not included within an Intensification Area or Intensification Corridor in accordance with the following criteria: a) This Plan recognizes that existing residential neighbourhoods in the Municipality will continue to be attractive for intensification and redevelopment, because of their location near many amenities, such as schools, Official Plan Amendment (OPA) 90 Growth Plan Conformity / Intensification P a g e 17

parks, transit and retail uses and because of their established character and quality of place, both of which contribute to the quality of life enjoyed by Whitby residents; b) Development in the form of new lot creation will require that the sizes of new lots be compatible with the sizes of existing lots; c) The Municipality, when considering applications for the creation of new residential lots within existing neighbourhoods shall consider the following: i) the sizes of the lots in relation to adjacent lots and on the street and area; ii) the potential for retaining existing trees and vegetation and the replacement of any significant loss of vegetation; and, iii) the width and location of new driveways." 10. By amending Section 4.3 (Central Areas), by replacing subsection 4.3.1.1 in its entirety with the following: "4.3.1.1 To provide Central Areas of regional, municipal, community and local scale that provide commercial, office, retail, institutional, personal services and residential development that is in keeping with the planned function of the Central Areas." 11. By adding new subsections to Section 4.3.2 (Central Areas Objectives), as follows: "4.3.2.5 To encourage and promote development that combines commercial, residential and other land uses to facilitate the more efficient use of urban land and the establishment of a human-scale pedestrian environment. 4.3.2.6 To promote the efficient use of existing and planned infrastructure by creating the opportunity for various forms of commercial and residential intensification, where appropriate. 4.3.2.7 To encourage commercial development that will provide a full range of goods and services, at appropriate locations, to meet the needs of the Town's residents, employees and businesses. Official Plan Amendment (OPA) 90 Growth Plan Conformity / Intensification P a g e 18

4.3.2.8 To establish a comprehensive set of design guidelines that foster the establishment of an urban environment that is safe, functional and attractive. 4.3.2.9 To ensure that all new development is compatible with adjacent development from a land use and built form perspective." 11.1 By amending Subsection 4.3.3.1 by adding the words Urban Central Areas, following the words Major Central Areas. 12. By amending Section 4.3.3 (Central Areas - Policies), by replacing subsection 4.3.3.2 in its entirety with the following: "4.3.3.2 Major Central Areas Downtown Whitby, Brock/Taunton and Baldwin/Winchester are the Major Central Areas as identified on Schedule A, to this Plan. These Major Central Areas correspond to Regional Centres as indicated in the Durham Regional Official Plan. It is the intent of this Plan that Major Central Areas be planned and developed as the main concentration of urban activities in the Municipality where a fully integrated array of institutional, commercial, major retail, residential, recreational, cultural, entertainment and major office uses are provided. The policies of relevant Secondary Plans and the policies applying to Intensification Areas and Intensification Corridors in Section 4.13 of this Plan articulate how development within the identified Major Central Areas will occur." 13. By adding a new subsection 4.3.3.3 to Section 4.3.3 (Central Areas Policies), as follows, and renumbering the subsequent subsections accordingly: "4.3.3.3 Urban Central Areas "Dundas East and Rossland/Garden are Urban Central Areas as identified on Schedule A. Urban Central Areas are to be planned and developed similar to, but generally smaller in scale than Major Central Areas in order to serve large segments of the urban area through the provision of uses which complement those offered within the Major Central Areas." Official Plan Amendment (OPA) 90 Growth Plan Conformity / Intensification P a g e 19

14. By amending Section 4.3.3 (Central Areas - Policies), by replacing subsection 4.3.3.4 in its entirety with the following: "4.3.3.4 Community Central Areas Gordon Street/Victoria Street, Thickson Road/Taunton Road, Rossland Road/Coronation Road, and Dundas Street/McQuay Boulevard are Community Central Areas as identified on Schedule A. Community Central Areas shall be planned and developed similar to but generally smaller in scale than Urban Central Areas and shall serve small segments of the urban area through the provision of uses which complement those offered within the Urban Central Areas." 15. By amending Section 4.3.3 (Central Areas Policies), by replacing subsection 4.3.3.5 in its entirety with the following: "4.3.3.5 Local Central Areas Local Central Areas are identified on Schedule B1 and in Secondary Plans. Local Central Areas shall be planned and developed similar to, but generally at a smaller scale than Community Central Areas and are intended to serve the dayto-day needs of the residents of the surrounding neighbourhood." 15.1 By amending Section 4.4.3.1 c) by replacing the reference to Schedule B in the third paragraph with Schedule B1. 16. By adding a new Section 4.13 as follows: "4.13 INTENSIFICATION 4.13.1 Objectives To accommodate a significant percentage of the new growth anticipated as intensification in areas that are the most highly suited. Official Plan Amendment (OPA) 90 Growth Plan Conformity / Intensification P a g e 20

4.13.2 Location Six Intensification Areas are shown on Schedule 'B3' to this Plan. These areas are: a) Downtown Whitby; b) Brock/Taunton; c) Baldwin/Winchester; d) Port Whitby/Whitby GO Station; e) Dundas East; and, f) Brock/Rossland. Intensification Corridors also exist along a number of Regional Corridors in the Municipality, as shown on Schedule B3. These Corridors are: a) Dundas Street, b) Taunton Road, c) Brock/Baldwin Streets, d) Victoria Street, e) Winchester Road and f) Columbus Road. 4.13.3 Relationship to Other Policies in the Plan Development and redevelopment in Intensification Areas and Intensification Corridors is subject to the use permission policies of the underlying land use designation shown on Schedule A. Consideration of development applications within Intensification Areas and Intensification Corridors that are in conformity with the built form policies of each Intensification Area and Intensification Corridor and the general policies contained in Section 4.13.4 of this Plan can proceed without requiring an Amendment to this Plan, notwithstanding the specific land use designation in any applicable Secondary Plan. The extent of development to be permitted will be evaluated through the development approvals process and implemented through the site-specific Zoning By-law Amendment and Subdivision and/or Site Plan Agreement. Official Plan Amendment (OPA) 90 Growth Plan Conformity / Intensification P a g e 21

4.13.4 Building Design and Location and Site Design The following policies are intended to assist the Municipality and Council in the review of development and redevelopment applications. 4.13.4.1 Building Heights a) Height limits should be set below an angular plane, typically 45 degrees, that minimizes the overlook of buildings over established low density areas with the angular plane measured from the proposed building to buildings located on adjacent lots at the rear or side of new buildings as appropriate. Where the lands to the rear or to the side of the proposed building are expected to be developed for medium and high density residential uses in the future, the height limit shall not be controlled by the angular plane described above. In a circumstance where a building is located across the street from lower density development, the angular plane shall be measured from the proposed building to the curb on the other side of the street. b) Shadow impacts should be minimized through building orientation, location and design and in this regard, buildings that have a height of greater than 8 storeys should be slender and oriented in a north-south direction to minimize shadowing. c) The height of buildings should have a proportional relationship to the street in order to create a well defined character for the street. Generally, the wider the street, the taller the building may be, provided all other criteria can be met. 4.13.4.2 Building Location and Massing a) Buildings should be located on or close to the street line and massed at intersections to establish a strong street edge. Buildings that have a height of greater than 8 storeys should be set back on a podium base that frames the street and creates a well-defined street wall in a consistent manner, creating a pleasant, lively and pedestrian friendly street frontage. b) Buildings should be articulated and fenestrated in a fashion that breaks down large-scale building mass and avoids large expanses of blank walls. The majority of the first storey wall located adjacent to street lines shall be the site of openings. c) The design of all buildings shall have regard to pedestrian safety and direct street access. Where appropriate, the design of pedestrian access to units should avoid dramatic grade changes or excessive stairs and facilitate live-work opportunities. Buildings should be massed to recognize pedestrian scale and Official Plan Amendment (OPA) 90 Growth Plan Conformity / Intensification P a g e 22

provide an appropriate street wall height at the street line and be architecturally articulated to provide visual variety and interest, yet be sensitive to high wind speeds, and long periods of shadowing. Generally, building articulation features such as canopies, cornice lines and varying façade materials should be used to reinforce a pedestrian scale. d) Buildings shall be encouraged to present their principal building façades with an attractive building design and fenestration to the public street. The design of corner buildings shall take into account exposure to multiple street frontages and high public exposure; 4s well as incorporate elements such as increased height to the maximum permitted, fenestration and roof features, and wellarticulated entrances. e) Buildings located at major vista terminations or on view corridors within a development site, shall be given special treatment through the use of massing and building articulation strategies, such as added height to the maximum permitted in this Plan, special roof treatments, and use of special cladding materials. f) Roofscapes shall be an integral part of the design of a building and harmonize with the design of the rest of the building. Roof top mechanical units shall be organized and screened with complementary materials, colours and finishes as necessary to provide a skyline with desirable visual attributes. Energy efficient green roof designs, including community gardens and garden landscaping for recreational uses, shall be encouraged. 4.13.4.3 Building Design a) The design of new buildings should strive to achieve a complementary design relationship to existing buildings, while accommodating a diversity of architectural styles, building materials and colours that provide visual variety and interest. b) Where development proposals are required to restore or enhance their building façade in order to maintain the historic architectural character within an Intensification Area the following guidelines shall apply: i) original architectural details and features should be restored; ii) where an existing building lacks significant architectural detail or a new building is to be built on a vacant lot, the façade should be representative of or consistent with adjacent architectural styles; Official Plan Amendment (OPA) 90 Growth Plan Conformity / Intensification P a g e 23

iii) building materials that are not in-keeping with the architectural character of the Intensification Area will be discouraged; iv) traditional signage and lighting is preferred over fluorescent sign boxes and corporate signage; v) the façade should incorporate broad window treatments at street level to maintain, pedestrian friendly environment. 4.13.4.4 Amenity Areas and the Public Realm a) Buildings should be sited and massed in a manner that maintains safe and walkable streets, and creates landscaped courtyards or other open spaces that are usable by the building's residents and if appropriate, the general public. b) Improvements to the streetscape, such as soft landscaping, lighting fixtures, benches and public art, should be part of the overall project design. A strong landscaped street edge should be provided wherever buildings are setback from the street line. c) Open space and walkway systems should be integrated with residential areas and to other activity areas in the community including schools, parks, commercial centres and institutions with convenient and attractive linkages to encourage walking and cycling. To support transit friendliness, well-articulated and visible pedestrian walkways traversing parking areas should be provided between the street and main entrances. d) Barrier free access for persons using walking or mobility aids shall be provided in all new public and publically accessible buildings and facilities and along major pedestrian routes. Such barrier free access features may include level surfaces, ramps and curb cuts, railings, automatic door openers and rest areas. These and other barrier free features shall be integrated with the functional design components of the site and/or buildings. e) In addition to accommodating automobiles and other motor vehicles in the future along any of the Arterial or Collector Roads in each Intensification Area or Corridor, equal emphasis shall be placed on accommodating future public transit, bicycles and pedestrians. In addition, the development of a distinctive public realm shall be encouraged that has the effect of both attracting new development and reducing the impact of the motor vehicle on the character of the area. In order to implement this intent, special pavement treatments, unique street furniture and signage may be encouraged. Official Plan Amendment (OPA) 90 Growth Plan Conformity / Intensification P a g e 24