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HomeMy WebLinkAboutInfo Report 01-25 Information Report to Planning & Development Committee Report Number: 01-25 Date: February 3, 2025 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Zoning By-law Amendment Application A 04/24 Seaton Commercial Developments Inc. Southwest Corner of Taunton Road and Peter Mathews Drive Seaton Community 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding an application for a Zoning By-law Amendment, submitted by Seaton Commercial Developments Inc., to facilitate the development of a commercial plaza. This report is intended to assist members of the public and other interested stakeholders to understand the proposal. The Planning & Development Committee will hear public delegations on the application, ask questions for clarification, and identify any planning issues. This report is for information, and no decision on this application is being made at this time. Staff will bring forward a recommendation report for consideration by the Planning & Development Committee upon completion of a comprehensive evaluation of the proposal. 2. Property Location and Description The subject property is located at the southwest corner of Taunton Road and Peter Matthews Drive in the Lamoreaux Neighbourhood of the Seaton Community (see Location Map, Attachment 1). The property has frontages along Taunton Road, Peter Matthews Drive, and Marathon Avenue, with an area of approximately 5.16 hectares. The site is generally rectangular in shape, and has a sloped grade, with the west side approximately 4.5 metres higher than the east side. The site is currently vacant, and includes an approximately 17.6 metre wide easement in favour of Trans-Northern Pipelines Inc. (TNPI) along the south property line (see Air Photo Map, Attachment 2). Surrounding land uses include: North: To the north, across Taunton Road, are lands owned by Taccgate Developments Inc. The City is reviewing a site plan application for a phased residential common element condominium development comprising 389 townhouse units. Information Report 01-25 Page 2 East: To the east, across Peter Matthews Drive, are vacant lands owned by Taccgate Developments Inc., which are zoned to permit various forms of townhouse units, 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 nearly completed residential subdivision consisting of detached dwellings and townhouse units. West: To the west are vacant lands owned by Taccgate Developments Inc., zoned to permit various forms of townhouse units, live/work units, apartment buildings, and commercial uses. 3. Applicant’s Proposal On May 8, 2023, Seaton Commercial Developments Ltd. submitted a Site Plan Approval application (S 06/23) to develop a commercial plaza. Based on comments received during the circulation and review process, the applicant has modified the original site design to address many of these comments. However, several site-specific zoning by-law amendments are required to proceed with the commercial development. These requested amendments are summarized in Section 4.5 of this report. The proposed commercial development includes eight buildings designed to accommodate a variety of uses to serve the growing Seaton Community. These uses include, but are not limited to, a grocery store, a pharmacy, banks, restaurants, personal service uses, and other service-related uses (see Coloured Site Plan, Attachment 3). Buildings ‘C’, ‘G’, and ‘H’ are single-occupant buildings, while the other building will have multiple units. The applicant is in the process of determining the commercial tenants. The table below summarizes the key details of the proposal: Provision Proposal Net Developable Area 5.16 hectares Gross Floor Area • Building A – 6,670.8 square metres • Building B – 1,014.2 square metres • Building C – 650.3 square metres • Building D – 1,038.7 square metres • Building E – 557.4 square metres • Building F – 962.5 square metres • Building G – 836.1 square metres • Building H – 1,031.3 square metres Total: 12,761.3 square metres Information Report 01-25 Page 3 Provision Proposal Parking • Provided at a minimum rate of 4.5 spaces per 100 square metres of gross floor area • A total of 591 parking spaces provided on-site, of which 22 will be barrier-free spaces (the 591 spaces include 16 regular parking spaces more than the by-law requires) Bicycle Parking • 25 bicycle parking spaces The applicant proposes to extend Hibiscus Drive to Taunton Road. Vehicular access to the site is proposed at four locations: a right-in/right-out access from Taunton Road, a right-in/right-out access from Peter Matthews Drive, and two full-move accesses from the future extension of Hibiscus Drive. The development includes eight single-storey buildings ranging in height between 5.0 metres and 9.0 metres. The primary pedestrian entrances will face the interior of the site, near the parking areas. Except for Building ‘A’, all buildings will feature enhanced façades along the street edges, with glazing and secondary doors that could be used for public access. The proposed pedestrian access plan connects the plaza with the surrounding pedestrian network. External pedestrian access will be provided by an existing sidewalk along Taunton Road and new sidewalks along Peter Matthews Drive, Marathon Avenue, and the proposed extension of Hibiscus Drive. A series of internal walkways will connect the commercial building entrances to the street. Two internal walkways are proposed to allow pedestrians to traverse the site from one side to the other. A north-south walkway will run from Buildings ‘E’ and ‘D’ in the northern section of the site to Building ‘A’ in the south, while an east-west walkway will connect Peter Matthews Drive in the east to Hibiscus Drive in the west. Overall, this proposed pedestrian network aims to provide safe and convenient access across the site, both internally and to the surrounding streets. The proposal includes several landscape enhancements, particularly along the Hibiscus Drive extension. These include: • tree plantings along surrounding streets and throughout the site • patio spaces near Buildings ‘B’, ‘D’, ‘F’, and ‘G’ • raised planters and seating areas at the northwest and northeast corners of the site, and along the proposed Hibiscus Drive extension • a landscape buffer along the south side of the site, over the TNPI easement, to screen the loading areas of Building ‘A’ from public views, and • a native planting area at the southeast corner to improve on-site water retention, addressing the slope that descends eastward Information Report 01-25 Page 4 The City has provided detailed comments to the applicant on the initial site plan application submission, and the applicant is in the process of preparing a formal second submission. 4. Policy Framework 4.1 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). The PPS directs planning authorities to promote economic development and to provide for a diverse mix of employment, and broader mixed uses to meet long-term needs. The PPS encourages the intensification of employment uses, and compact, mixed-use development 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. 4.2 Durham Regional Official Plan On May 17, 2023, Durham Regional Council adopted the new Official Plan “Envision Durham”, as amended. The Ministry of Municipal Affairs and Housing (MMAH) approved the Official Plan, in part, on September 3, 2024. On December 13, 2024, MMAH approved the remaining part of the Plan. On November 5, 2024, the Province announced that, effective January 1, 2025, Durham Region will become 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 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 Official Plan and associated neighbourhood plans. The applicant’s proposed development conforms to the policies and provisions of the new ROP. 4.3 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”. Information Report 01-25 Page 5 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 of travelers who pass along Taunton Road, and the north-south arterial roads. The Official Plan states that roads identified as a “Pedestrian Predominant Street” are 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 proposal will be assessed against the policies and provisions of the Seaton Urban Area Policies during the further processing of this application. 4.4 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 rezoning application and the related site plan application. 4.5 Consolidated Zoning By-law 8149/24 The subject property has dual zoning under the Consolidated Zoning By-law 8149/24. The property is primarily zoned as the Seaton Community Node – Exception 378 “X378 (SCN-1)”, with the western portion of the site zoned as Seaton Community Node – Pedestrian Predominant Area – Exception 1 “X430 (SCNPP-1)”. The SCN-PP-1 zone includes pedestrian-focused design standards specific to the proposed Hibiscus Drive extension. Both zones permit a range of commercial uses, such as financial institutions, personal service shops, restaurants, and retail stores. The SCN-1 Zone also permits supermarkets. The applicant is not proposing changes to the permitted uses in these zones. Instead, they are requesting greater design flexibility for the commercial plaza to meet the market demands of future tenants. Information Report 01-25 Page 6 To facilitate the development of a commercial plaza, the applicant is requesting the following exceptions: • reducing building setbacks • removing the requirement for primary entrances of commercial buildings to face a public street • reducing the percentage of openings (i.e., windows, doors and entrances) on walls facing a public street, and • removing limits on maximum gross floor area, and minimum width requirements, for retail units Attachment 4 to this report outlines the specific amendments the applicant is requesting. 5. Comments Received 5.1 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 notices were posted on the property on December 23, 2024. As of writing this report, the City has received three written comments and one verbal comment from the public. Some residents have expressed concerns about the lack of commercial uses in the Seaton Neighbourhood, such as grocery stores, banks, restaurants, and other service-related uses. They have also emphasized the need to expedite this development. One resident has raised a concern that the commercial plaza will increase vehicular traffic in the area. They suggested incorporating traffic calming measures to enhance pedestrian safety. 5.2 Agency Comments 5.2.1 Region of Durham • On December 19, 2024, Regional Works staff reviewed a Traffic Impact Study submitted by the applicant. The study proposed converting a previously approved unsignalized, three-quarter turning movement on Taunton Road, between Peter Matthews Drive and Burkholder Drive, into a fully signalized intersection. • Based on the Region’s assessment, they concluded that adding traffic signals would not significantly improve future traffic flows, nor would it significantly enhance pedestrian connectivity across Taunton Road. Instead, it would cause queuing, disrupting traffic flows, and reduce vehicle and pedestrian safety. Regional Works staff oppose the introduction of the signalized intersection. • The Region of Durham Planning and Economic Development staff have no objections to the approval of the Zoning By-law Amendment application. Regional Staff will work with the applicant on the detailed design through the Site Plan approval process. Information Report 01-25 Page 7 5.2.2 Durham Region Transit • Durham Region Transit (DRT) staff have no objections to the approval of the Zoning By-law Amendment application. DRT staff request that the applicant provide a concrete waiting area (instead of grass) next to the bus bay shown on Peter Matthews Drive, south of Taunton Road. 5.2.3 Toronto and Region Conservation Authority (TRCA) • TRCA staff have no objections to the approval of the Zoning By-law Amendment application, subject to applicable conditions provided by TRCA concerning on-site retention for all impervious surfaces. • TRCA recommends that the technical comments provided be addressed as part of the future resubmission of the related Site Plan approval application. 5.3 City Comments 5.3.1 Engineering Services Department • The applicant will be required to provide more technical analysis concerning the proposed access, servicing scheme and erosion control for the subject lands that are to the satisfaction of both the City and the Region of Durham. • The Hibiscus Drive extension was proposed to be a private road in the original draft plan of subdivision. Engineering Services has concerns with this proposed change, but if the applicant continues to propose the Hibiscus Drive extension as a public road, the applicant will be required to enter into a Road Servicing Agreement with the City for all off-site works. • The applicant will be required to make adjustments to the proposed roadways and pedestrian pathways to meet City standards and the proposed landscaping along regional rods will need to be approved by the Region. 5.3.2 Sustainability Section • The applicant has confirmed that they will provide additional details on the committed sustainable development and design measures through the Site Plan approval process. • The applicant is pursuing several sustainable design elements including providing: • Planting new large canopy trees to achieve 40 percent canopy coverage within the first 10 years, focusing on providing shade, particularly over extensive parking areas. • Ensuring that the proposed tree canopy shades at least 25 percent of the parking area, contributing to climate resilience. • Ensuring that at least 50 percent of the building's storefronts feature awnings or canopies to reduce heat absorption, provide shade, and mitigate the urban heat island effect. • Incorporating light-coloured or reflective materials for hardscape surfaces, and installing permeable pavers in parking areas where feasible to enhance stormwater management, reduce runoff, and promote groundwater recharge. Information Report 01-25 Page 8 • Providing 50 percent of the proposed planting stock with native, drought-tolerant species to minimize water consumption, reduce maintenance, and support local biodiversity. • Installing one electric vehicle (EV) charging station to offer customers and tenants an alternative transportation option. • Including multiple locations for bicycle parking to encourage alternative modes of transportation. • Planting high-branching deciduous trees throughout the site in areas where they can provide shade to pedestrians and vehicles, while ensuring clear sightlines to maintain safety and promote natural surveillance. • Based on our review, the development proposal satisfies the general intent of the Official Plan policies related to the Seaton Sustainable Place-Making Guidelines for Neighbourhood 16 (Lamoreaux Neighbourhood Plan). 6. 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 proposal, are required to be addressed by the applicant before a final recommendation report to the Planning & Development Committee: • ensure that the requested site-specific amendments align with the City’s Official Plan and the Seaton Neighbourhood policies • ensure that the proposal achieves the City’s urban design goals and objectives outlined in the Seaton Sustainable Place-Making Guidelines • ensure that the implementing zoning by-law includes commercial floor space requirements to meet the minimum standards of the Community Node and Community Node – Pedestrian Predominant Area designations • review 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 • review the site design to identify opportunities for patios and other streetscape enhancements within the development • ensure that the proposed development contains appropriate sustainable development components 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. Information Report 01-25 Page 9 7. Information Received Copies of the plans and studies submitted in support of the application(s) 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 September 18, 2024 • Colored Concept Plan, prepared by Petroff Architects, dated September 18, 2024 • Rendering and Elevations, prepared by Petroff Architects, dated September 18, 2024 • Draft Zoning By-law Amendment and Schedule, prepared by Korsiak Urban Planning • Planning Rationale Report, prepared by Korsiak Urban Planning, dated October 4, 2024 • Engineering Letter and Drawings, prepared by KWA Site Development Consulting Inc., dated October 11, 2024 • Survey, prepared by J.D. Barnes, dated May 7, 2020 • Urban Design Brief, prepared by mbtw-wai, dated October 2024 8. Procedural Information 8.1 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 9. 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 4. Zoning Comparison Chart Information Report 01-25 Page 10 Prepared By: Original Signed By Liam Crawford Planner II Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner Original Signed By Nilesh Surti, MCIP, RPP Division Head, Development Review & Urban Design LC:ld Taunton Road af:j of Location Map File: A 04/24 PlCKERlNG Applicant: Seaton Commercial Developments Ltd. Municipal Address:Part of Blk 188, 40M-2671 City Development © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.,© Her Majesty the Queen in Department Right of Canada, Department of Natural Resources. All rights reserved.;© Teranet Enterprises Inc. and its suppliers. All rights reserved.,© Municipal Property Assessment Corporation and its suppliers. All rights reserved. C:\Users\shundal\AppData\Local\Temp\ArcGISProTemp31208\Untitled\Untitled.aprx Q) > ·.:: 0 (/) s: Q) :5 m ~ ... Q) Q) 0.. Date: Nov. 01, 2024 SCALE: 1:3,000 I THIS ISNOTAPLANa= SURVEY. Attachment 1 to Information Report 01-25 af:j of Air Photo Map File: A 04/24 PlCKERlNG Applicant: Seaton Commercial Developments Ltd. Municipal Address:Part of Blk 188, 40M-2671 City Development © The Corporation of the City of Pickering Produced (in part) under license from: Date: Nov. 07, 2024 © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.,© Her Majesty the Queen in Department Right of Canada, Department of Natural Resources. All rights reserved.;© Teranet Enterprises Inc. and its SCALE: 1:4,000 I suppliers. All rights reserved.,© Municipal Property Assessment Corporation and its suppliers. All rights reserved. THIS ISNOTAPLANa= SURVEY. L:\PLANNING\01-MapFiles\A\2024\A 04-24 Seaton Commercial Developments lnc\A04-24\A04-24.aprx Attachment 2 to Information Report 01-25 Attachment 3 to Information Report 01-25 L:\Planning\01-MapFiles\A\2022 Jan 10, 2025DATE: Applicant: Municipal Address: File No: Coloured Site Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 04/24 Part of Blk 188, 40M-2671 Seaton Commercial Developments Ltd. SITE A Building A Pr o p o s e d H i b i s c u s D r i v e E x t e n s i o n Taunton Road Bldg E Bldg D Bldg C Bldg F Patio Bldg G Bldg B Bldg H A1 A2 A3 A4 Pe t e r M a t t h e w s D r i v e TNPI Easement Marathon Avenue Masonary Walll Landscape Feature (Raised Terraces) Pylon Sign Pylon Sign Walkway Raised Planter Native Planting Buffer Planting Street Tree Street Tree Buffer Planting Raised Planter with Seating Raised Planter with Seating Landscape Feature (Raised Planter and Seating Area) Raised Planter Seating Bike Rack Raised Planter Raised Planter Bike Rack Bike Rack Planter Curb Low Wall Panels Patio Patio Bike Rack Seating Area Pylon Sign Masonary Walll Low Wall Panels Bike Rack Patio Raised Planter Seating Landscape Feature (Raised Planter and Seating Area)Seating Area Bike Rack Raised Planter with Seating Patio Patio Street Tree Raised Planter Raised Planter Raised Planter Bike Rack Raised Planter with Seating Native Planting Bike Rack Buffer Planting Buffer Planting Street Tree Pylon Sign Attachment 4 to Information Report 01-25 Zoning Comparison Chart The table below summarizes the requested zoning performance standards for the proposed commercial buildings and compares them to the existing zoning standards that apply, under the City of Pickering Consolidated Zoning By-law 8149/24. Provision Existing X378 (SCN-1) Zone Standard Proposed Standard Existing X430 (SCN-PP-1) Zone Standard Proposed Standard Front Yard (maximum) 3.0 metres 4.0 metres 3.0 metres 10.0 metres Flankage Yard (maximum) 2.0 metres No Requirement 2.0 metres 7.0 metres Building Height (minimum) 5.0 metres 5 metres (No Change) 7.5 metre 5.0 metres Building/Unit Width (minimum)i - - 15.0 metres No Minimum Commercial Unit Size (maximum) - - 500 square metres No Maximum Total Retail Floor Space (minimum)ii - - 7,500 square metres 2,500 square metres Primary Entrance Door Requirement A primary entrance door must be: • open to the public; and, • located on the front wall of a building; or, • located on a side wall within 3.0 metres of the front wall. The door does not need to be the primary entrance or open to the public. A primary entrance door must be: • open to the public; and, • located on the front wall of a building that faces a Pedestrian Predominant Street (Hibiscus Drive). The door does not need to be the primary entrance or open to the public. Minimum Area Requirement for Openings (Windows, Doors, or Entrance ways) A minimum of 60% of the surface area of the wall that is facing the street shall consist of openings.iii No Requirement A minimum of 60% of the surface area of the wall that is facing the street shall consist of openings.iv No Requirement Provision Existing X378 (SCN-1) Zone Standard Proposed Standard Existing X430 (SCN-PP-1) Zone Standard Proposed Standard Minimum Front Wall Coverage and Setback from a Street Line A front wall must be adjacent to 40% of the street line, and the wall must be no further than 3.0 metres from the street.v Shall not apply to Peter Matthews Drive A front wall must be adjacent to 75% of the street line, and the wall must be no further than 5.0 metres from the street.vi A front wall must be adjacent to 60% of the street line, and the wall must be no further than 5.0 metres from the street.vi Front Wall Definition Defined as the closest wall to a street with a primary entrance door for public use. No requirement for a primary entrance door. Defined as the closest wall to a street with a primary entrance door for public use. No requirement for a primary entrance door. Loading Spaces (minimum) 1 space per commercial building Not required for every commercial building 1 space per commercial building Not required for every commercial building i – Applies to any permitted use that is facing a street or sidewalk. ii – Only applies to the lands on the north and south sides of Taunton Road, between Sideline 22 (Aquarius Trail) and Sideline 24 (Burkholder Drive) iii – Only applies to buildings with a floor space of more than 4,000 square metres (Building ‘A’) and any of its walls that face and are within 30 metres of an Arterial Road (Peter Matthews Drive). iv – Only applies to walls that are facing and are within 3 metres of a Pedestrian Predominant Street (Hibiscus Drive). v – Only applies to walls that are facing an Arterial Road (Taunton Road and Peter Matthews Drive) vi – Only applies to walls that are located adjacent to a Pedestrian Predominant Street (Hibiscus Drive).