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HomeMy WebLinkAboutInformation Report 09-25 Statutory Public Meeting Information Report Report Number: 09-25 Date: September 8, 2025 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Official Plan Amendment Application OPA 25-001/P Zoning By-law Amendment Application A 06/25 Seaton Commercial Developments Inc. South of Taunton Road, between Burkholder Drive and Peter Matthews Drive 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding applications for an Official Plan Amendment and a Zoning By-law Amendment, submitted by Seaton Commercial Developments Inc., to facilitate the development of a commercial plaza on the western part of the site. This report is for information purposes only, and no decision on these applications will be made at this time. A recommendation report will be presented to the Planning & Development Committee for their consideration once staff have completed a comprehensive evaluation of the proposal. 2. Property Location and Description The subject lands consist of two parcels located on the south side of Taunton Road, between Burkholder Drive and Peter Matthews Drive in the Lamoreaux Neighbourhood of the Seaton Community (see Location Map, Attachment 1). The lands have a combined area of approximately 11 hectares with frontages along Taunton Road, Burkholder Drive, Peter Matthews Drive, and Marathon Avenue. The lands are generally rectangular in shape with a downward grade change from west to east. Currently, the lands are vacant and contain an easement along the south property line, approximately 17.6 metres wide, in favour of Trans-Northern Pipelines Inc. (TNPI) (see Air Photo Map, Attachment 2). Surrounding land uses include: North: To the north, across Taunton Road, are lands owned by Taccgate Developments Inc., which are subject to a site plan application, under review with the City, to allow a phased, residential, common element condominium development with 389 townhouse dwellings. Information Report 09-25 Page 2 East: To the east, across Peter Matthews Drive, are vacant lands owned by Taccgate Developments Inc., zoned to permit various townhouse dwellings, an apartment building, and commercial uses. Further east are lands owned by Infrastructure Ontario (IO), designated as Seaton Natural Heritage System. South: To the south, across Marathon Avenue, is a recently constructed residential subdivision, consisting of detached and townhouse dwellings. West: To the west, across Burkholder Drive, is the Mattamy Homes sales office, and further west is a residential condominium development consisting of block and stacked townhouse dwellings. 3. Background On March 25, 2024, Council approved a Zoning By-law Amendment application (File A 06/23), submitted by Taccgate Developments Inc., for the westerly portion of the site. This approval: • added “Street Townhouses” as a permitted dwelling type • removed the requirement for townhouses to be built in conjunction with an apartment building • introduced zoning exceptions to enable a residential common element condominium with freehold lots, and • permitted private parks as part of the development For the easterly portion of the site, in April 2023, Seaton Commercial Developments Ltd. (Fieldgate) submitted a Site Plan Approval application to develop a commercial plaza. Based on feedback received during the circulation and review process, several site- specific zoning by-law amendments were required. In October 2024, Fieldgate submitted a Zoning By-law Amendment application to: • increase the maximum front yard setback for commercial buildings along Taunton Road and remove the minimum flankage yard setback from side streets • remove limits on the maximum gross floor area and minimum width of retail units • remove the requirement for primary building entrances to face a public street, and • remove the requirement that commercial walls facing a public street must contain openings (i.e., windows, doors and entrances) On February 3, 2025, the Planning & Development Committee held an Electronic Statutory Public meeting to gather public feedback on the rezoning application. At the meeting, the applicant responded to several concerns, including a comment from the Durham Regional Works Department that a signalized intersection at Taunton Road and the extension of Hibiscus Drive would create traffic and safety issues, and could not be supported. The applicant emphasized that the intersection was critical to the success of the commercial plaza and agreed to work with the Region to find a solution. However, despite follow-up discussions, the parties were unable to resolve the issue. Information Report 09-25 Page 3 Following this, the applicant negotiated a land exchange agreement with Taccgate Developments Inc. The commercial plaza would relocate to the westerly portion of the site, where access to a full-move, signalized intersection at Burkholder Drive and Taunton Road is available. In return, the approved zoning on Taccgate’s lands would be reapplied to the eastern portion of the site, permitting street townhouses and slightly modifying zoning standards for individually owned lots within a common element condominium. Currently, no development is proposed for the eastern portion. To allow for the relocation of the commercial plaza on the west side, applications for an Official Plan Amendment and a Zoning By-law Amendment are required. 4. Applicant’s Proposal Seaton Commercial Developments Ltd. has submitted applications for: • Official Plan Amendment – to remove the “Pedestrian Predominant Street” designation from the proposed extension of Hibiscus Drive, allowing greater flexibility in the siting and design of buildings along this extension. • Zoning By-law Amendment – to: • remove the “Seaton Community Node – Pedestrian Predominant Area (SCNPP-1)” zone category • add site-specific zoning exceptions for the westerly portion of the site to facilitate the proposed commercial development • extend the zoning permissions for freehold street townhouses to the eastern portion of the site, consistent with the zoning previously approved for the westerly portion, to facilitate the land exchange Further details of these amendments are summarized in Section 5.5 of this report. The proposed commercial development includes seven buildings with a total gross floor area of approximately 13,000 square metres. It is intended to serve the growing Seaton Community with uses such as a pharmacy, a daycare, banks, restaurants, personal service uses, and other service-related uses (see Coloured Site Plan, Attachment 3). Buildings ‘B’, ‘D’, and ‘G’ will be single-tenant buildings, while the other buildings will have multiple units. Tenants are still being finalized. All buildings will be single-storey, ranging from 7.0 metres to 10.5 metres in height. Primary pedestrian entrances will face the interior of the site, oriented toward the parking areas. Except for Building ‘A’, all buildings will feature enhanced façades along the street edges, including glazing and secondary doors that could serve as additional public access points. Information Report 09-25 Page 4 A summary of the key components of the proposal is provided in the table below: Provision Proposal Net Developable Area 4.65 hectares Gross Floor Area •Building A – 7,359.1 square metres •Building B – 743.2 square metres •Building C – 1,440.0 square metres •Building D – 1,038.7 square metres •Building E – 650.3 square metres •Building F – 864.0 square metres •Building G – 557.4 square metres Total: 13,007.6 square metres Vehicular Parking •A total of 717 parking spaces are provided on-site (a surplus of 132 spaces), including 24 barrier- free spaces (10 barrier-free spaces over the minimum required) Bicycle Parking •40 bicycle parking spaces The proposed commercial development will have four vehicular access points: •a right-in/right-out access from Taunton Road •a full-move access from the future extension of Hibiscus Drive, and •two full-move accesses from Burkholder Drive As part of the proposal, Hibiscus Drive will be extended north to connect with Taunton Road via the right-in/right-out access. The proposed pedestrian network is designed to safely link the site to surrounding streets through existing and new sidewalks, with north-south and east-west internal walkways connecting key buildings and access points. The network will be complemented with landscape enhancements, including a northwest gateway feature, street and on-site tree plantings, patios near Buildings E and F, and a landscaped buffer along the south to screen Building A’s loading areas. Detailed design elements will be reviewed in a forthcoming Site Plan Approval application. 5.Policy Framework 5.1 Provincial Planning Statement (2024) On October 20, 2024, the Ministry of Municipal Affairs and Housing (MMAH) issued a new Provincial Planning Statement (PPS), replacing both the Provincial Policy Statement (2020), and A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2019). Information Report 09-25 Page 5 The updated PPS directs planning authorities to promote economic development and provide for a diverse mix of land uses to meet the long-term needs of the community. The PPS encourages a mix of residential and commercial developments to support the creation of complete communities. The applicant’s proposal conforms to the new PPS by contributing to economic development and providing local retail and personal services to the Seaton Community. 5.2 Durham Regional Official Plan Durham Region adopted the Official Plan “Envision Durham” in May 2023. MMAH approved the Official Plan in part on September 3, 2024. On December 13, 2024, MMAH approved the remaining part of the Plan. On January 1, 2025, Durham Region became an upper-tier municipality without land use planning responsibilities. Pursuant to subsection 70.13(2) of the Planning Act, the Region of Durham Official Plan is deemed to constitute an official plan of the City of Pickering in respect of any area in the City to which it applies, and will remain in effect until the City revokes or amends it. The new Regional Official Plan (ROP) designates the subject site as a “Community Area” located along a “Regional Corridor” (Taunton Road). These areas are intended to provide a complete living environment, including housing, commercial uses, offices, institutional uses, community uses, public service facilities, and a variety of cultural and recreational uses. The new ROP also recognizes that the Seaton Urban Area will be developed in accordance with the City of Pickering's Official Plan and associated neighbourhood plans. The applicant’s proposed development conforms to the policies and provisions of the ROP. 5.3 Pickering Official Plan The Official Plan designates the subject property as a “Community Node”. Schedule VIII –Neighbourhood 16: Lamoreaux Neighbourhood identifies the future extension of Hibiscus Drive as a “Pedestrian Predominant Street”, while the southerly portion, which is encumbered by the easement for Trans-Northern Pipelines Inc., is identified as a “Potential Multi-Use Area”. Community Nodes are intended to provide a range of uses that intensify over time. These nodes are intended to support the surrounding neighbourhoods and permit a wide range of uses, such as residential, retail, commercial, business, office, service, recreational, community and cultural uses. The Lamoreaux Neighbourhood includes specific policies to enhance the public realm and promote active, pedestrian-friendly uses at the street level. The Community Node on Taunton Road is planned to be the heart of the neighbourhood as a compact, walkable area, with a mix of commercial and residential uses that intensify over time. This node is intended to serve the day-to-day commercial needs of nearby residents and travellers who pass along Taunton Road and any intersecting roads. Information Report 09-25 Page 6 The Official Plan states that each Community Node in Seaton shall contain a Pedestrian Predominant Street, to achieve a strong street presence, to be intensified and fully realized over time, and should have storefronts facing onto the street with a public entrance and substantial fenestration facing the street. The applicant is requesting a site-specific Official Plan Amendment to remove the “Pedestrian Predominant Street” designation from the subject site and update Schedule VIII accordingly. Through the design and review of previous applications (Files S 06/23 and A 04/24), the applicant has advised that the land has a grade change, sloping from west to east. Hibiscus Drive sits lower than the west parcel and higher than the east parcel, and is therefore not at grade level with either side. As a result, the road requires unique stormwater management measures, including swales and elevated road segments, making it challenging to accommodate the intended pedestrian-focused design features. Specifically, these conditions limit the ability to align commercial building grades with Hibiscus Drive, preventing direct pedestrian access, walk-out entrances, and orienting storefronts toward the street. In addition, the proposed grocery store requires grading, which is higher than the elevation of the Hibiscus Drive extension. For these reasons, the applicant is seeking to remove the “Pedestrian Predominant Street” designation. The proposed request will be assessed against the policies and provisions of the Seaton Urban Area Policies during the further processing of this application. 5.4 Seaton Sustainable Place-Making Guidelines The Seaton Sustainable Place-Making Guidelines build on the Vision for the Seaton Neighbourhood as outlined in Section 2.1.2 of the Official Plan. They expand on the key urban design elements for subdivisions and site plans to ensure the desired future character and function of public spaces, including streets, parks, and civic areas, align with the vision. The Guidelines also provide direction on designing the public realm, buildings and green infrastructure. The guidelines state that commercial buildings along Pedestrian Predominant streets are encouraged to include retail uses that promote animated spaces and should have primary entrances oriented towards these streets to encourage pedestrian activity. The proposal will be reviewed against the policies and requirements of the Seaton Sustainable Place-Making Guidelines as part of the further processing of this Official Plan and Zoning By-law Amendment application and the related site plan application. 5.5 Consolidated Zoning By-law 8149/24 The subject property is within three zoning categories under the Consolidated Zoning By-law 8149/24, as illustrated in Figure 1 below: Information Report 09-25 Page 7 Figure 1: Current Zoning The Seaton Community Node (“SCN-1” and “SCN-4”) zones permit a variety of residential and commercial uses, including apartments, certain forms of townhouse dwellings, supermarkets, daycares, retail stores, banks, restaurants and various personal service uses. Any commercial uses in these zones must be oriented toward Taunton Road to help create a lively, pedestrian-friendly streetscape. The SCN-4 zone additionally permits street townhouse units, private parks, and site-specific standards for freehold common element condominium townhouse lots. The Seaton Community – Pedestrian Predominant Areas (“SCNPP-1”) zone permits small-scale commercial buildings that are compatible with adjacent residential uses. Additionally, it permits apartment buildings and live-work townhouse units, provided commercial uses are located on the first floor. The SCNPP-1 zone features design requirements to make Hibiscus Drive more walkable, including placing buildings close to the street, ensuring main entrances face the street, and incorporating patios, landscaping, and pedestrian amenities. To support the proposed relocation of the commercial plaza and the land exchange with Taccgate Developments Inc., the applicant proposes to remove the SCNPP-1 zone category and rezone the lands, as shown in Figure 2 below: Information Report 09-25 Page 8 Figure 2: Proposed Zoning 6. Comments Received 6.1 Public Comments The Notice of the Electronic Statutory Public Meeting was provided through mailings to all properties within 150 metres of the subject property. Additionally, three Public Meeting notice signs were posted on the property on August 8, 2025. As of the writing of this report, the City has received two written comments from the public. One public member expressed the urgent need for commercial services to come to the Seaton Community, and that this application be expedited to prevent any further delays. Another public member requested that electric vehicle charging stations be incorporated into the development. 6.2 City Department and Agency Comments The applications have been circulated to all City Departments and various external agencies, including utility providers, school boards, the Region of Durham and the Toronto and Region Conservation Authority. At the time of writing this report, the City Development Department is still awaiting feedback on the applications. 7. Planning & Design Section Comments The following is a summary of key concerns/issues or matters of importance that have been identified by staff for further review and consideration. These matters, and others identified through the circulation and detailed review of the applications, are required to be addressed by the applicant before a final recommendation report to the Planning & Development Committee: Information Report 09-25 Page 9 • despite the proposed elimination of the “Pedestrian Predominant Street” designation, ensure that the proposed right-of-way design for the Hibiscus Drive extension provides a pedestrian-friendly streetscape that reflects the guiding principles of the “Pedestrian Predominant Street” designation, including sidewalks on both sides, streetscape furniture, boulevard trees, and high-quality architectural design and detailing where buildings abut the street • assess the proposed building setbacks to ensure sufficient space is provided for projections, encroachments, soft landscaping, pedestrian walkways, and grading, while supporting a high-quality public realm in the final built form • evaluate the pedestrian connections to ensure convenient and safe connections between the buildings within the site and connections to adjacent roads, and planned transit stops • assess the vehicular access points to ensure they connect appropriately with the surrounding road network, particularly from Burkholder Drive • identify opportunities for patios and other streetscape improvements that could enhance the development Further issues may be identified following receipt and review of comments from the circulated departments, agencies and the public. The City Development Department will conclude its position on the applications after it has received and assessed comments from the circulated department, agencies and the public. 8. Information Received Copies of the plans and studies submitted in support of the applications are listed below and available for viewing on the City’s website at pickering.ca/devapp or at the offices of the City of Pickering, City Development Department: • Site Plan, prepared by Petroff Architects, dated July 11, 2025 • Colored Concept Plan, prepared by Petroff Architects, dated July 11, 2025 • Draft Official Plan Amendment and Schedule, prepared by Korsiak Planning • Draft Zoning By-law Amendment and Schedule, prepared by Korsiak Urban Planning • Planning Rationale Report, Sustainability Brief, and Urban Design Brief, prepared by Korsiak Urban Planning, dated July 16, 2025 • Survey, prepared by J.D. Barnes, dated May 7, 2020 9. Procedural Information 9.1 General • written comments regarding this proposal should be directed to the City Development Department • all comments received will be noted and used as input to a Recommendation Report prepared by the City Development Department for a subsequent meeting of Council or a Committee of Council • any member of the public who wishes to be notified of Council’s decision regarding this proposal must request such in writing to the City Clerk Information Report 09-25 Page 10 10.Owner/Applicant Information The owner of the subject property is Seaton Commercial Developments Ltd., who is being represented by Korsiak Urban Planning. Attachments 1.Location Map 2.Air Photo Map 3. Coloured Site Plan Prepared By: Original Signed By Liam Crawford Planner II Original Signed By Nilesh Surti, MCIP, RPP Division Head, Development Review & Urban Design Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner LC:ld -04;6/- PlCKERlNG City Development Department Taunton Road Location Ma File: OPA 25-001/P and A 06/25 Applicant: Seaton Commercial Developments Ltd. Legal Description: Block 76, 40M-2664, and Block 188, 40M-2671, Part of Lots 23 & 24, Concession 3, City of Pickering Date: Aug. 11, 2025 :;~ o~:i~~:~;~~~m~~ 0 if~:~;~~gR:~~~~:~. ~~I ~~~lsu~eds:i:~s; ~;~ne~ :~:;~r:~~,~~'c 0;~~n;s ~~;~i~r~f ~l~~~~:tr::~:s:" :1~~~i~i;~~;~~;: A~i:e~:::z ~r~~fti~n and SCALE : 1 : 4,000 its SU hers . All r his reserved THIS IS NOT A PLAN OF SURVEY. l:\PLANNING\01 -MapFiles\OPA\2025\OPA 25-001 P, A 06-25\OPA 25-001 P, A 06-25.aprx Attachment 1 to Information Report 09-25 -04;6/- PlCKERlNG City Development Department Air Photo Ma File: OPA 25-001/P and A 06/25 Applicant: Seaton Commercial Developments Ltd. Legal Description: Block 76, 40M-2664, and Block 188, 40M-2671, Part of Lots 23 & 24, Concession 3, City of Pickering Date: Aug. 06, 2025 :;~ o~:i~~:~;~~~m~~ 0 if~:~;~~gR:~~~~:~. ~~I ~~~lsu~eds:i:~s; ~;~ne~ :~:;~r:~~,~~'c 0;~~n;s ~~;~i~r~f ~l~~~~:tr::~:s:" :1~~~i~i;~~;~~;: A~i:e~:::z ~r~~fti~n and SCALE : 1 : 4,000 its SU hers . All r his reserved THIS IS NOT A PLAN OF SURVEY. l:\PLANNING\01 -MapFiles\OPA\2025\OPA 25-001 P, A 06-25\OPA 25-001 P, A 06-25.aprx Attachment 2 to Information Report 09-25 Attachment 3 to Information Report 09-25 Coloured Site Plan File No: OPA 25-001/P and A 06/25 Applicant: Seaton Commercial Developments Ltd. Legal Description: Block 76, 40M-2664 and Block 188, 40M-2671 Part of Lots 23 & 24, Concession 3, City of Pickering FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT.Date: Jul. 24, 2025 FU T U R E H I B S C U S D R I V E E X T E N S I O N