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Home My WebLink AboutApril 7, 2025 Planning & Development Committee Meeting Agenda April 7, 2025 Electronic Meeting – 7:00 pm Chair: Councillor Cook For information related to accessibility requirements please contact: Council & Committee Coordinator 905.420.4611 clerks@pickering.ca Please be advised that in accordance with Section 09.04 of the Procedure By-law, the City of Pickering is holding Council and Committee Meetings in an electronic format until further notice. Members of the public may observe the meeting proceedings by viewing the livestream. A recording of the meeting will also be available on the City’s website following the meeting. Page 1. Call to Order/Roll Call 2. Disclosure of Interest 3. Delegations Members of the public looking to provide a verbal delegation to Members of the Planning & Development Committee may do so through a virtual connection into the meeting. For more information, and to register as a delegate, visit pickering.ca/meetings, and complete the online delegation form or email clerks@pickering.ca. The list of delegates who have registered to speak will be called upon one by one by the Chair in the order in which they have registered. Delegates are allotted a maximum of 5 minutes to make their delegation. Please be advised that your name will appear in the public record and will be posted on the City’s website as part of the meeting minutes. 4. Planning & Development Reports 4.1 Director, City Development & CBO, Report PLN 09-25 1 Draft Plan of Subdivision Application SP-2023-02 Zoning By-law Amendment Application A 05/23 Seaton TFPM Inc. Part of Lots 21 and 22, Concession 5 Seaton Community Recommendation: 1. That Draft Plan of Subdivision SP-2023-02, submitted by Seaton TFPM Inc., to permit a residential plan of subdivision on lands being Planning & Development Committee Meeting Agenda April 7, 2025 Electronic Meeting – 7:00 pm Chair: Councillor Cook For information related to accessibility requirements please contact: Council & Committee Coordinator 905.420.4611 clerks@pickering.ca Part of Lots 21 and 22, Concession 5, as shown on the Applicant’s Draft Plan of Subdivision, Attachment 4 to Report PLN 09-25, be endorsed; 2. That the conditions of draft plan of subdivision approval to implement Draft Plan of Subdivision SP-2023-02, as set out in Appendix I to Report PLN 09-25, be endorsed; and, 3. That Zoning By-law Amendment Application A 05/23, submitted by Seaton TFPM Inc., to implement the Draft Plan of Subdivision SP- 2023-02 be approved, and that the draft Zoning By-law Amendment, as set out in Appendix II to Report PLN 09-25, be finalized and forwarded to Council for enactment. 4.2 Director, City Development & CBO, Report PLN 10-25 40 Draft Plan of Subdivision SP-2022-03 Zoning By-law Amendment A 08/22 Draft Plan of Condominium CP-2022-04 The Brock Zents Partnership 2660, 2670 & 2680 Brock Road (Southwest corner of Brock Road and Zents Drive) Recommendation: 1. That Draft Plan of Subdivision Application SP-2022-03, submitted by The Brock Zents Partnership, to establish one block for a residential condominium development, one environmental block, and one public road, as shown in Attachment 3 to Report PLN 10-25, and the implementing conditions of approval, as set out in Appendix I, be endorsed; and, 2. That Zoning By-law Amendment Application A 08/22, submitted by The Brock Zents Partnership, to permit a residential condominium development consisting of a mix of townhouse dwellings, on lands located at the southwest corner of Brock Road and Zents Drive, be approved, and that the draft Zoning By-law Amendment, as set out in Appendix II to Report PLN 10-25, be finalized and forwarded to Council for enactment prior to the Director, City Development & CBO issuing final site plan approval. 5. Member Updates on Committees Planning & Development Committee Meeting Agenda April 7, 2025 Electronic Meeting – 7:00 pm Chair: Councillor Cook For information related to accessibility requirements please contact: Council & Committee Coordinator 905.420.4611 clerks@pickering.ca 6. Adjournment Report to Planning & Development Committee Report Number: PLN 09-25 Date: April 7, 2025 From: Kyle Bentley Director, City Development & CBO Subject: Draft Plan of Subdivision Application SP-2023-02 Zoning By-law Amendment Application A 05/23 Seaton TFPM Inc. Part of Lots 21 and 22, Concession 5 Seaton Community Recommendation: 1.That Draft Plan of Subdivision SP-2023-02, submitted by Seaton TFPM Inc., to permit aresidential plan of subdivision on lands being Part of Lots 21 and 22, Concession 5, as shown on the Applicant’s Draft Plan of Subdivision, Attachment 4 to Report PLN 09-25, be endorsed; 2.That the conditions of draft plan of subdivision approval to implement Draft Plan ofSubdivision SP-2023-02, as set out in Appendix I to Report PLN 09-25, be endorsed; and 3.That Zoning By-law Amendment Application A 05/23, submitted by Seaton TFPM Inc., to implement the Draft Plan of Subdivision SP-2023-02 be approved, and that the draft Zoning By-law Amendment, as set out in Appendix II to Report PLN 09-25, be finalizedand forwarded to Council for enactment. Executive Summary: The purpose of this report is to seek Council’s endorsement of a Draft Plan of Subdivision and approval of a Zoning By-law Amendment application submitted by Seaton TFPM Inc. The subject lands are located in the Wilson Meadows Neighbourhood within the Seaton community (see Location Map and Air Photo Map, Attachments 1 and 2). The proposed residential draft plan of subdivision includes 370 dwelling units, a residential block (subject to a future condominium development), an elementary school, a neighbourhood park, trailheads, a stormwater management facility and new public streets. The design of the subdivision maintains the vision of the Wilson Meadows residential neighbourhood, is appropriate, and represents good planning. The proposal is consistent with the Provincial Planning Statement (2024) and conforms to the policies of the Durham Region Official Plan, the Pickering Official Plan, and the Wilson Meadows Neighbourhood Plan. Accordingly, staff recommend that Council endorse Draft Approved Plan of Subdivision Application SP-2023-03 and the conditions of draft approval as set out in Appendix I. It is also recommended that Zoning By-law Amendment Application A 05/23 be approved, and the draft - 1 - PLN 09-25 April 7, 2025 Subject: Draft Plan of Subdivision Application SP-2023-02 Zoning By-law Amendment Application A 05/23 Page 2 Seaton TFPM Inc. zoning by-law amendment, as set out in Appendix II, be finalized, and forwarded to Council for enactment. Relationship to the Pickering Strategic Plan: The recommendations in this report respond to the Pickering Strategic Plan Priority of Advance Innovation & Responsible Planning to Support a Connected, Well-Serviced Community. Financial Implications: No direct costs to the City are anticipated as a result of the recommendations of this report. Discussion: The purpose of this report is to obtain Council’s endorsement and approval of a Draft Plan of Subdivision and a Zoning By-law Amendment, submitted by Seaton TFPM Inc., to permit a new residential subdivision in the Seaton community. 1. Background Information In 2015, Ontario Infrastructure and Land Corporation (OILC) submitted applications for draft plan of subdivision approval and related zoning by-law amendments for its developable lands in each of the Seaton Neighbourhoods, including the subject lands located in the Wilson Meadows Neighbourhood. A Statutory Public Meeting was held on October 5, 2015, to consider these applications. In 2018, OILC sold the subject lands to Seaton TFPM Inc., a consortium of developers that includes TACC Developments, Fieldgate Homes, Paradise Homes, and Mattamy Homes. Since the acquisition, Seaton TFPM Inc. has submitted new applications for the development of the site. 1.1 Property Description The subject lands are located north of Alexander Knox Road and west of Sideline 20, within the Wilson Meadows Neighbourhood in the Seaton community (see Location Map and Neighbourhood Plan, Attachments 1 and 3). The site is approximately 19.7 hectares and is currently vacant (see Air Photo Map, Attachment 2). Surrounding land uses include: North: Immediately north are lands owned by Infrastructure Ontario (IO) that are designated as “Seaton Natural Heritage System”. Across the Seaton Natural Heritage System is the Highway 407 corridor. South: Lands to the south are owned by Mattamy (Seaton) Limited and are draft approved and zoned for a residential subdivision. These lands are designated as “Low Density Type 1 Area”, “Medium Density Areas”, and “Neighbourhood Park”. - 2 - PLN 09-25 April 7, 2025 Subject: Draft Plan of Subdivision Application SP-2023-02 Zoning By-law Amendment Application A 05/23 Page 3 Seaton TFPM Inc. East: Immediately to the east are lands owned by IO that are designated as “Seaton Natural Heritage System”. West: Lands to the west are owned by IO and are designated “Seaton Natural Heritage System”. Additionally, lands are owned by Mattamy (Seaton) Limited and draft approved and zoned for a residential subdivision. These lands are designated as “Low Density Type 1 Areas” and “Medium Density Areas”. 1.2 Applicant’s Proposal Seaton TFPM Inc. has submitted applications for a Draft Plan of Subdivision and Zoning By-law Amendment to facilitate a residential subdivision. The applicant revised their initial residential subdivision proposal, decreasing the number of units from 381 to 370. The changes include the removal of 22 rear-lane townhouses due to the elimination of a laneway, and the removal of six townhouse units to expand the park frontage. The increased park frontage along Street 5 from 6.0 metres to 45 metres resulted in the park size slightly increasing from 2.0 hectares to 2.02 hectares (combined area across two draft plans). Additionally, the school block has been reoriented to face Street 2, and a new trailhead block has been added at the northern edge of the subdivision. These adjustments were made in response to technical feedback and working with City staff. Additional details of the residential subdivision include a residential block (Block 25), which will accommodate a minimum of 33 townhouse units, subject to future applications for Site Plan Approval and a Draft Plan of Condominium. The plan further incorporates an elementary school, a neighbourhood park, trailheads, a stormwater management facility, and new public streets, as detailed in the Submitted Draft Plan of Subdivision (Attachment 4). The tables below outline the land uses within the proposed subdivision, including the types and number of units being proposed. Land Use Total Blocks Area (hectares) Residential 25 10.23 Natural Heritage System 1 0.04 Stormwater Management Facility 1 1.68 Elementary School 1 2.57 Park 1 1.00 Trail Head 2 0.07 Servicing Block 1 0.02 Residential Reserve 1 0.04 Municipal ROW 3.97 Totals 33 19.69 - 3 - PLN 09-25 April 7, 2025 Subject: Draft Plan of Subdivision Application SP-2023-02 Zoning By-law Amendment Application A 05/23 Page 4 Seaton TFPM Inc. Residential Types Number of Units Detached Dwellings 226 units Street Townhouses 92 units Back-to-back Townhouses 52 units Rear-Lane Townhouses Removed Total Number of Units 370 units Primary access to the proposed subdivision will be provided via the future regional road extension of Peter Matthews Drive (Sideline 22). Additional connections will include the future east-west road, Nathaniel Hastings Drive, along with other links from existing and future local roads within the Wilson Meadows Neighbourhood (see Air Photo Map, Attachment 2). The extension of Peter Matthews Drive will be constructed to the northern limit of the subdivision plan, while Nathaniel Hastings Drive will be built once construction begins on the adjacent Mattamy (Seaton) residential subdivision plan. 2. Comments Received 2.1 September 5, 2023, Electronic Statutory Public Meeting On September 5, 2023, a Statutory Public Meeting was held to consider the proposal. No members of the public spoke at the meeting or provided written comments. During the meeting, members of the Planning & Development Committee raised the following key comments and questions: • requested confirmation that the proposal does not remove designated lands for commercial uses, schools or parks • inquired about the anticipated submission date for the Environmental Impact Study • emphasized the importance of ensuring the school and park blocks are appropriately sized to accommodate the anticipated population increase and have sufficient street frontages • asked whether sidewalks would be provided on both sides of the street • requested that the park spaces include a variety of amenities suitable for different age groups • asked for garages to have sufficient space for storage 2.2 Agency Comments 2.2.1 Region of Durham • No objections to the approval of the Zoning By-law Amendment and Draft Plan of Subdivision applications, subject to conditions of approval provided by the Region. • The subject lands are located within Phase 2 of the development plan for the Seaton community. A Regional Front Ending Agreement (RFEA) is required. Engineering approval for the subject development will be withheld until the execution of an RFEA for the Seaton Phase 2 lands. - 4 - PLN 09-25 April 7, 2025 Subject: Draft Plan of Subdivision Application SP-2023-02 Zoning By-law Amendment Application A 05/23 Page 5 Seaton TFPM Inc. • The future Peter Matthews Drive is designated a “Regional Arterial Road Type B” and will connect with Highway 7. A future Highway 407 interchange is also planned. The construction timing of the future Peter Matthews Drive extension is dependent on the execution of the Phase 2 RFEA. • The subject lands will be serviced through extensions of local sanitary sewers and sub-trunk sanitary sewers from the adjacent residential development to the south. • The subject lands are in the Zone 4 and Zone 5 pressure districts. Provision must be made for looping Zone 4 and Zone 5 watermains to provide security of supply and circulation within this development. The design of the Zone 5 watermain is currently underway. The Region will provide technical comments on the design of the watermain during the detailed engineering review process. • Durham Region Transit has identified bus stops at Sideline 22 and Street ‘1’ for both northbound and southbound routes. 2.2.2 Toronto and Region Conservation Authority (TRCA) • No objections to the Zoning By-law Amendment and Draft Plan of Subdivision applications, subject to conditions of approval provided by the TRCA. • The site is partially located within the TRCA Regulated Area of the Duffins Creek watershed, which includes valley and stream corridors on the east and west sides of the subject lands, as well as wetlands located in the northeast corner. • TRCA staff have generally accepted the submitted EIS. Technical matters will be addressed through the conditions of approval and detailed review process. 2.2.3 Durham District School Board • No objections to the Zoning By-law Amendment and Draft Plan of Subdivision applications. 2.2.4 Durham Catholic District School Board (DCDSB) • No objections to the Zoning By-law Amendment and Draft Plan of Subdivision applications, subject to conditions of approval provided by the DCDSB. • Block 28 is intended to be a future Catholic elementary school site and meets the DCDSB requirements for size and frontage. • Although a school site has been reserved, it may not be built for several years. In the meantime, students generated from this development may need to attend an existing school outside of their immediate area. 2.3 Comments from City Departments 2.3.1 Engineering Services • No objections to the Zoning By-law Amendment and Draft Plan of Subdivision applications, subject to the conditions of approval provided by Engineering Services. - 5 - PLN 09-25 April 7, 2025 Subject: Draft Plan of Subdivision Application SP-2023-02 Zoning By-law Amendment Application A 05/23 Page 6 Seaton TFPM Inc. • Technical matters will be addressed through the detailed design review, including the installation of roads, services, detailed grading and drainage, stormwater management, construction management/erosion sediment control, site servicing, fencing details, and street tree planting. 2.3.2 Sustainability • No objections to the Zoning By-law Amendment and Draft Plan of Subdivision applications. • The development aims to achieve Enhanced Level 2 (30 percent or higher) performance-based sustainability standards, as outlined in the Seaton Sustainable Place-Making Guidelines. • The applicant has provided satisfactory details on key sustainability measures related to energy, water and waste management. • Key sustainability features include: • Electric vehicle readiness: Homes will have rough-ins for electric vehicle charging stations. • Water efficiency: Homes will include low-flow faucets and water-efficient toilets. • Lighting controls: Exterior lighting will incorporate controls for timers and motion sensors. • All residential dwellings will have Energy Star Certification and will undergo air tightness testing by independent energy consultants. 3. Planning Analysis 3.1 The proposal is consistent with the 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 subject lands are located within a defined Settlement Area and provide a mix of housing types and densities, making efficient use of land, infrastructure, and public service facilities. The proposal is consistent with the policies outlined in the PPS. 3.2 The proposal conforms to the Durham Regional Official Plan “Envision Durham” On May 17, 2023, Durham Regional Council adopted the new Official Plan “Envision Durham”, as amended. The MMAH approved the Official Plan, in part, on September 3, 2024. The remaining parts of the Plan were subsequently approved by the MMAH on December 13, 2024. 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. - 6 - PLN 09-25 April 7, 2025 Subject: Draft Plan of Subdivision Application SP-2023-02 Zoning By-law Amendment Application A 05/23 Page 7 Seaton TFPM Inc. The lands are located within the Seaton Urban Area and are designated as Special Policy Area A in the new Regional Official Plan (ROP). These lands are designated as Community Areas, intended to provide a complete living environment, including housing, commercial uses, offices, institutional uses, public service facilities, and a variety of cultural and recreational amenities. The proposal conforms to the policies of the ROP. 3.3 The proposal conforms to the Pickering Official Plan and is consistent with the policies of the Wilson Meadows Neighbourhood Plan The subject lands are designated Urban Residential Areas – Low Density Areas and Medium Density Areas in the Pickering Official Plan. These lands are located within the Seaton Urban Area, specifically in Neighbourhood 19: Wilson Meadows (see Neighbourhood Plan, Attachment 3). The Wilson Meadows Neighbourhood Plan designates these lands as Low Density Area (Types 1 and 2), Medium Density Area, Elementary School, Neighbourhood Park, and identifies areas for a Stormwater Management Facility and Trailheads/Terminal Views. The subdivision plan incorporates a mix of residential uses and densities that comply with, or exceed, the minimum density requirements outlined in the Neighbourhood Plan. The lands designated as Low Density Area (Types 1 and 2) have a combined density of 40 units per hectare, while the lands designated as Medium Density Area have a density of 48 units per hectare. The proposal conforms to the Pickering Official Plan. The subdivision design follows the vision of the Wilson Meadows Neighbourhood Plan and is consistent with its policies. 3.4 The neighbourhood park is appropriately sized and includes a variety of amenities to support the residents of the community During the Statutory Public Meeting, the Planning & Development Committee expressed concerns about the limited street frontage of the neighbourhood park along Street 5. As shown in Figure 1 below, the park is located within two draft plans, covering a combined area of 2.02 hectares. The park block (Block 29) is located along the southern boundary of the subject draft plan and aligns with the park block (Block K) in the approved Mattamy (Seaton) Inc. draft plan of subdivision to the south. - 7 - PLN 09-25 April 7, 2025 Subject: Draft Plan of Subdivision Application SP-2023-02 Zoning By-law Amendment Application A 05/23 Page 8 Seaton TFPM Inc. Figure 1: Seaton TFPM Inc. and Mattamy (Seaton) Inc. Neighbourhood Park In response to the Committee’s concerns, the applicant has removed six townhouse units, increasing the park’s frontage along Street 5 from 6.0 metres to 45 metres. This change has also resulted in a slight increase in the park’s size from 2.0 to 2.02 hectares when combined with the park block to the south. The conceptual design for the park, as shown in Figure 2 below, includes the following: • two junior soccer pitches/playing fields (as shown in area 1) • separate junior and senior playground areas with a gazebo (as shown in areas 2 and 3) • a splash pad (as shown in area 4) • a half-court basketball court (as shown in area 5) • a gazebo (as shown in area 6) • park entry features and shaded seating areas along Streets 2 and 5 (as shown in area 7s) • walkways aligned with street crossings Figure 2: Colour rendering of City Park design Street 5 Mattamy (Seaton) Inc. Draft Approved Lands lands Seaton TFPM Inc. Subject Lands - 8 - PLN 09-25 April 7, 2025 Subject: Draft Plan of Subdivision Application SP-2023-02 Zoning By-law Amendment Application A 05/23 Page 9 Seaton TFPM Inc. The park design will continue to be refined. The applicant has also confirmed that they will construct the park on behalf of the City, coordinating its construction with the occupancy of the approved draft plan to the south. 3.5 Available On-Street Parking The applicant has submitted a preliminary on-street parking plan identifying approximately 118 potential on-street parking spaces available for visitors within this subdivision. This equates to 0.32 parking spaces per lot. Under the new Consolidated Zoning By-law, there is no minimum number for on-street parking spaces for freehold lots. However, for residential condominium developments, the by-law requires visitor parking at a rate of 0.25 spaces per unit. With a proposed visitor parking supply of 0.32 spaces per lot, there is sufficient on-street parking available to meet visitor parking needs. However, in response to concerns from some Seaton residents about parking availability, staff will continue to work with the applicant during the detailed design phase to explore the possibility of adding additional on-street parking spaces. 3.6 The existing zoning provisions for interior garage size are appropriate The Planning & Development Committee has raised concerns about whether private garages provide enough space to accommodate an average-sized vehicle along with household storage. Under the Consolidated Zoning By-law, an interior garage must have a minimum width of 2.9 metres and a minimum depth of 6.0 metres. This requirement ensures there is sufficient space within the private garage for parking a vehicle, storing some household items, and accommodating garbage and recycling bins. Staff have encouraged the applicant to thoroughly explore opportunities for increasing interior garage sizes or offering purchasers additional storage solutions, such as installing shelving within the garage for additional storage options. In response, the applicant submitted interior garage layouts for both single-vehicle and double-vehicle garages, shown in Figure 3. Figure 3: Mattamy Standard Garage Layout - 9 - PLN 09-25 April 7, 2025 Subject: Draft Plan of Subdivision Application SP-2023-02 Zoning By-law Amendment Application A 05/23 Page 10 Seaton TFPM Inc. The applicant has reiterated their position that the current zoning requirements for internal garages are sufficient and does not support increasing the garage sizes. They maintain that the garages are appropriately sized to fit most mid-sized vehicles and SUVs while still providing between 1.6 to 2.0 square metres of storage space. 3.7 Responses to the Planning & Development Committee comments As noted in Section 2.1 of this report, the Planning & Development Committee provided comments at the Statutory Public Meeting on September 5, 2023. The applicant has addressed questions regarding the size and design of the neighbourhood park and the interior garage sizes. The table below summarizes additional questions raised by the Committee and the applicant’s responses. Comments Response Clarification requested on whether the revised application removes designated lands for commercial uses, schools or parks. The proposal does not remove designated lands for commercial uses, schools or parks. The location of the school and park blocks remain consistent with the Official Plan. Concern about whether the school block is appropriately sized. School Block 28 has been reserved for a DCDSB elementary school. The draft plan of subdivision was reviewed by the DCDSB. They have confirmed that the size and frontage of the school block are appropriate. The board supports the approval of the draft plan of subdivision, subject to their conditions of approval. Questioned whether sidewalks will be located on both sides of the street. The final locations of the sidewalks will be determined during the detailed design review stage, considering pedestrian needs and safety. Sidewalks will be required on both sides of the street leading to the school and the neighbourhood park. Inquired about the anticipated submission date for the Environmental Impact Study. The applicant submitted an Environmental Impact Study (EIS) prepared by R.J. Burnside, dated March 24, 2024. TRCA and City staff have generally accepted the submitted EIS. Any remaining technical issues will be worked out during the detailed design review process, which will be addressed and resolved before the subdivision is registered. - 10 - PLN 09-25 April 7, 2025 Subject: Draft Plan of Subdivision Application SP-2023-02 Zoning By-law Amendment Application A 05/23 Page 11 Seaton TFPM Inc. 3.8 Zoning By-law Amendment to be finalized and forwarded to Council for enactment The applicant has requested a zoning by-law amendment to repeal Zoning By-law 3037, as it affects the subject lands. The applicant proposes to add these lands to City Consolidated Zoning By-law 8149/24 to facilitate the implementation of the draft plan of subdivision. Staff support the rezoning application and recommends that the draft zoning by-law, attached as Appendix II to this report, be finalized and forwarded to Council for enactment. In accordance with the Pickering Official Plan, Chapter 11, Seaton Urban Area, the completion of a future transportation planning study is to be undertaken by the Seaton landowners and completed prior to development proceeding beyond the Seaton first phase of development. An “H” Holding Symbol is applied to the subdivision lands beyond the Seaton Phase 1 lands, identified as Exception Zone “X381” on Schedule I of the draft zoning-by-law, which is attached as Appendix II. The Holding provisions shall be removed when: i) a transportation study is completed identifying the need, and if warranted, the extent and timing of additional transportation improvements including collector and arterial roads internal to the Seaton Urban Area, road linkages external to the Seaton Urban Area including linkages internal and external to Durham Region and interchanges with Highway 407 ETR that may be required to support development beyond the first phase, which shall not exceed 9,800 detached equivalent units, as defined in the Staged Servicing and Implementation Strategy. The transportation study is to be undertaken by the landowners, in consultation with the City of Pickering, Durham Region, City of Toronto and York Region, and shall be in accordance with Policy 11.74 (b) of the Pickering Official Plan, as amended by Pickering Official Plan Amendment 22; and ii) the City is satisfied that the transportation improvements identified in the transportation study referred to in (i) above as required to support the development of the subsequent phase to be released from the H – holding provision will be provided in accordance with the timing recommended by the transportation study, and that satisfactory arrangements are in place for the funding of those transportation improvements. Staff support the rezoning application, and recommend that the draft by-law, attached as Appendix II to this Report, be finalized and forwarded to Council for enactment. 3.9 Technical matters will be addressed through the subdivision agreement process To ensure appropriate development, the City, Region, TRCA and DCDSB have provided conditions of approval for the subdivision application. Technical matters to be further addressed include, but are not limited to: - 11 - PLN 09-25 April 7, 2025 Subject: Draft Plan of Subdivision Application SP-2023-02 Zoning By-law Amendment Application A 05/23 Page 12 Seaton TFPM Inc. • road design and sidewalk locations • noise attenuation measures • construction management/erosion and sediment control • stormwater management • on-site grading and drainage • site servicing • architectural treatment • landscaping • fencing • street tree planting The draft conditions of approval set out in Appendix I to this report address these and other matters. It is recommended that Council endorse these conditions. 3.10 Conclusion The proposal is consistent with the Provincial Planning Statement (2024) and conforms to the policies of the Durham Region Official Plan, the Pickering Official Plan, and the Wilson Meadows Neighbourhood Plan. The applicant has worked with City staff and external agencies to address various technical requirements. Staff support Zoning By-law Amendment Application A 05/23, and recommend that the site-specific by-law, as set out in Appendix II of this report, be approved and forwarded to Council for enactment. Additionally, staff recommend Council endorse Draft Plan of Subdivision SP-2023-02, as shown in Attachment 4 to this report, along with the Conditions of Approval outlined in Appendix I. 4. Applicant’s Comments The applicant supports the recommendations of this report. Appendices Appendix I Recommended Draft Plan Conditions for Draft Plan of Subdivision SP-2023-02 Appendix II Recommended Zoning By-law Amendment for Zoning By-law Amendment A 05/23 Attachments 1. Location Plan 2. Air Photo Map 3. Neighbourhood 19: Wilson Meadows Neighbourhood Plan 4. Submitted Draft Plan of Subdivision - 12 - PLN 09-25 April 7, 2025 Subject: Draft Plan of Subdivision Application SP-2023-02 Zoning By-law Amendment Application A 05/23 Page 13 Seaton TFPM Inc. Prepared By: Original Signed By Cristina Celebre, MCIP, RPP Principal Planner, Strategic Initiatives 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 Original Signed By Kyle Bentley, P. Eng. Director, City Development & CBO CC:ld Recommended for the consideration of Pickering City Council Original Signed By Marisa Carpino, M.A. Chief Administrative Officer - 13 - Appendix I to Report No. PLN 09-25 Recommended Draft Plan Conditions for Draft Plan of Subdivision SP-2023-02 - 14 - Proposed Conditions of Draft Approval March 14, 2025 Plan of Subdivision: SP-2023-02 Seaton TFPM Inc. Part of Lots 21 and 22, Concession 5 City of Pickering Section A – General 1. The Owner shall prepare the final plan generally on the basis of the draft plan of subdivision prepared by Korsiak Urban Planning, dated September 17, 2024, which illustrates 19 blocks for 226 detached dwelling units, 4 blocks for 92 street townhouse units, 1 block for 52 back-to-back townhouse units, a residential block (subject to a future development), a residential reserve block, an elementary school block, a neighbourhood park block, a stormwater management block, a trail head block, a trail head/servicing block, a servicing block, a natural heritage block, and roadways. 2. Prior to final approval of this plan for registration, the Director, City Development for the City of Pickering shall be advised in writing by: (i) The Regional Municipality of Durham how Conditions A-1, and all conditions in Section B have been satisfied. (ii) The Toronto and Region Conservation Authority, how all conditions in Section D have been satisfied. (iii) The Durham Catholic District School Board how all conditions in Section E have been satisfied. Section B – Region Municipality of Durham 1. The Owner shall name road allowances included in this draft plan to the satisfaction of the Regional Municipality of Durham and the City of Pickering. 2. The Owner shall submit plans showing any proposed phasing to the Regional Municipality of Durham and the City of Pickering for review and approval if this subdivision is to be developed by more than one registration. 3. Prior to the finalization of this Plan of Subdivision, the Owner must provide Updated Environmental Site Assessment documentation and satisfactory evidence to the Region of Durham in accordance with the Region’s Soil and Groundwater Assessment Protocol. 4. The Owner shall agree in the City of Pickering subdivision agreement to implement the recommendations of the updated noise report, which specifies noise attenuation measures for the development. The noise measures shall be included in the subdivision agreement and must also contain a full and complete reference to the noise report (i.e. author, title, date and any revisions/addenda) and shall include any required warning clauses identified in the study. 5. The Owner shall grant to the Region, any easements required to provide Regional services for this development. The easements shall be in locations and of such widths as determined by the Regional Municipality of Durham. 6. The Owner shall provide for the extension of such sanitary sewer and water supply facilities which are external to, as well as within, the limits of this plan that are required to service this - 15 - Proposed Conditions of Draft Plan Approval SP-2023-02 Page 2 plan. In addition, the Owner shall provide for the extension of sanitary sewer and water supply facilities within the limits of the plan, which are required to service other developments external to this subdivision. Such sanitary sewer and water supply facilities are to be designed and constructed according to the standards and requirements of the Regional Municipality of Durham. All arrangements, financial and otherwise for said extensions are to be made to the satisfaction of the Regional Municipality of Durham and are to be completed prior to final approval of this plan. 7. The Owner shall, to the satisfaction of the Region, revise the draft plan of subdivision to conform to the final Central Pickering Development Plan – Regional Services Class Environmental Assessment with respect to all matters addressed therein, including sanitary sewerage, water supply, Regional roads, and stormwater management facilities servicing Regional roads. 8. The Owner shall revise the draft plan as necessary to the satisfaction of the Region to accommodate any unforeseen technical issues which arise during the review of final engineering drawings. Required revisions may include reducing the number of residential building lots or blocks, or reconfiguring the roads, lots, or blocks to the Region’s satisfaction. 9. Prior to entering into a subdivision agreement, or prior to entering into a front ending agreement between the Region and the Seaton Landowner Group, whichever is earlier, the Regional Municipality of Durham shall be satisfied that adequate water pollution control plant and water supply plant capacities are available to the proposed subdivision. 10. The Owner shall satisfy all requirements, financial and otherwise, of the Regional Municipality of Durham. This shall include among other matters, the execution of a Subdivision Agreement between the Subdivider and the Region concerning the provision and installation of sanitary sewers, water supply, roads and other Regional services. 11. The Owner shall convey the following 15m x 15m sight triangles to the Regional Municipality of Durham free and clear of any and all encumbrances: (i) Northeast quadrant, Street ‘1’ and Peter Matthews Drive (ii) Southeast quadrant, Street ‘1’ and Peter Matthews Drive (iii) Northwest quadrant, Street ‘8’ and Peter Matthews Drive (iv) Southwest quadrant, Street ‘8’ and Peter Matthews Drive Section C – City of Pickering Financial 1. That the draft plan shall not receive final approval and registration until the City of Pickering is satisfied that an agreement between the City and the Seaton Landowners Group has been entered into, confirming arrangements pertaining to the financing and construction of municipal facilities and infrastructure and other related matters affecting the development of lands beyond the first phase of development, as defined in the Staged Servicing and Implementation Strategy. Such infrastructure includes, but is not limited to, city parks, trails, community facilities, external road works, traffic control, stormwater management, and regional road enhancements including sidewalks, multi-use paths, and street lighting. Subdivision Agreement - 16 - Proposed Conditions of Draft Plan Approval SP-2023-02 Page 3 2. That the Owner enters into a subdivision agreement with and to the satisfaction of the City of Pickering to ensure the fulfillment of the City’s requirements, financial and otherwise, which shall include, but not necessarily be limited to all of the City’s conditions of approval as issued by the City of Pickering. 3. The Owner hereby covenants and agrees that this agreement shall be deemed by the parties hereto and their successors and assigns, to constitute “other applicable law” within the meaning of the Building Code Act, S.O. 1992, c23, as amended, or any successor or replacement legislation and the City’s Chief Building Official shall not be required to issue, and the Owner hereby covenants and agrees not to request the issuance of, any building permit with respect to the Owners lands or part thereof until such time as the Owner has, in the unfettered opinion of the City, fully complied with all such provisions of the agreement as are capable of compliance prior to construction of dwellings. This provision may be pleaded as an estoppel in any court application brought by the Owners to compel issuance of a building permit. Zoning 4. That the implementing by-law for Zoning By-law Amendment Application A 05/23 become final and binding. Street Name 5. That street names and signage to be provided to the satisfaction of the City of Pickering. Development Charges 6. That the Owner satisfy the City financially with respect to the Development Charges Act. 7. That the Owner agrees to submit progress reports for any DC reimbursable items identified through DC credits in a form satisfactory to the City of Pickering. Further, the Owner agrees to abide by the City’s requirements for matters dealing with DC credits. Phasing and Development Coordination 8. That if this subdivision is to be developed by more than one registration, the Owner will be required to submit a plan showing the proposed phasing, all to the satisfaction of the City. 9. That the Owner satisfy the City with respect to the disposition of future development blocks and acquisition of abutting part lots prior to draft plan registration. 10. That the Owner satisfy the City with respect to arrangements necessary to provide for coordination of services and roads with adjacent lands and any phasing of development that may be required. - 17 - Proposed Conditions of Draft Plan Approval SP-2023-02 Page 4 Environmental Impact Study 11. That the Owner agrees to submit an updated Environmental Impact Study (EIS) to the satisfaction of the City and the TRCA. The EIS will be peer reviewed by the City’s Environmental Review Consultant, and the Owner is responsible for reimbursing the City’s full cost of the review, in accordance with the City’s User Fee Schedule. Architectural Control Guidelines 12. That the Owner, prior to the preparation of the subdivision agreement, shall engage a control architect, to the satisfaction of the Director, City Development, who will prepare streetscape/architectural control guidelines to the City’s satisfaction, approval of all models offered for sale and certify that all building permit plans comply with the City’s approved guidelines. 13. That the Owner ensure that the engineering plans be coordinated with the streetscape/architectural control guidelines and further that the engineering plans coordinate the driveway, street hardware and street trees to ensure that conflicts do not exist, asphalt is minimized and all objectives of the streetscape/architectural control guidelines can be achieved. 14. That the Owner satisfy the City that the streetscape/architectural control guidelines contain appropriate design elements for development in proximity to heritage lots, that includes landscaping, house siting and design standards that have regard to compatible building types, colours and material palettes while having regard for modern building designs, techniques and materials. 15. That the Owner satisfy the City that the streetscape/architectural control guidelines contain appropriate design elements for townhouse dwelling units less than 5.0 metres wide that include special emphasis on sitting, massing and façade designs that is coordinated on an individual and block basis. Variation between units should be incorporated that includes a variety of architectural elements such as entry porch, dormers, material detailing and window treatment. Parks and Village Greens 16. That the Owner convey to the City of Pickering the neighbourhood park block (Block 29) at no cost and in a physical condition acceptable to the City for parkland dedications, to the satisfaction of the Director, Engineering Services, in order to satisfy Section 42(1) of the Planning Act. 17. That the Owner satisfy, to the satisfaction of the City of Pickering, that the Seaton Master Parks Agreement has been entered into and executed that establishes the requirements and process for parkland dedication in accordance with the Planning Act for the Seaton Neighbourhoods. 18. That prior to the City accepting any park or village green block, the Owner shall submit a facility fit plan with full grading information that demonstrates the park or village green block will function to the satisfaction of the City of Pickering, and where a park block abuts an elementary school site, the facility fit plan shall include: - 18 - Proposed Conditions of Draft Plan Approval SP-2023-02 Page 5 (i) consultation with the relevant school board, with regard for the objective/principles for the Seaton Master School/Park Joint Use Program, and (ii) identify proposed grading on the abutting school site to ensure the park and school site can function as a unit. 19. That the Owner shall pay for the cost of the City preparing a Seaton Master School/Park Joint Use Program (to a maximum of $20,000.00) to be prepared in consultation with the Durham School Boards, that will establish the principle for design, maintenance, and user responsibilities, and shall include but not be limited to: (i) design and construction of shared play fields; (ii) demarcate of areas of the park that will be for the exclusive use of the school during the weekdays; (iii) maintenance of the shared fields and facilities; (iv) hours of operation and time of exclusive use; (v) location of joint accesses; (vi) the principles of joint-use agreement; and (vii) snow clearance of on-street parking and lay-by areas. Second Access 20. That the Owner satisfy the City with respect to providing two accesses that intersects with an existing street and is open to public traffic. 21. That the Owner construct a temporary secondary emergency access at no cost to the City for this draft plan if the two accesses referred to in Condition 19 have not been completed. The temporary access must be in a location and be designed to the satisfaction of the City. Fencing 22. That the Owner satisfy the City with respect to the provision of temporary and/or silt fencing around the entire perimeter of the subject lands during construction, prior to the commencement of any works. 23. That the Owner agrees to install a fence next to the school, park, village greens, trail heads and walkway block to the satisfaction of the City of Pickering. 24. That the Owner agrees to install a 1.5 metre high black vinyl coated chain link fence where lots are within 40 metres (30 metre buffer plus 10 metres) of a significant wetland feature within the NHS, in accordance with an environmental study or report, and as generally shown on the “NHS Fencing Plan” to be prepared by Bird and Hale Limited which is to be completed to the satisfaction of the City of Pickering. 25. That the Owner agrees to install a fence adjacent to or backing onto lands having conflicting land uses, such as, commercial or recreational. 26. The owner install a 1.8 metre high security fence as per City of Pickering Standards around the perimeter of the Stormwater Management (SWM) facilities to the satisfaction of the City - 19 - Proposed Conditions of Draft Plan Approval SP-2023-02 Page 6 of Pickering. Should the SWM facilities require expansion due to additional lands draining to it, the owner shall arrange for additional fence to be installed. 27. That the Owner satisfy the City respecting the provision of appropriate aesthetic details and design of all boundary fencing and noise attenuation fencing in locations recommended by the approved noise study for the subdivision. 28. That the Owner provide a fixed payment satisfactory to the City to provide for the long-term maintenance and repairs of items such as enhancements to fences, entrance feature walls, medians that exceed the City’s normal standards and which are requested by the subdivider. Noise 29. That the Owner satisfy the requirements of the Ministry of the Environment Conservation and Parks regarding the approval of a noise study recommending noise control features to the satisfaction of the Region of Durham, and the City of Pickering. 30. That the Owner agrees in the subdivision agreement to implement noise control measures and warning clauses as recommended in the noise report as approved by the City of Pickering. Archaeology Monitor 31. That the Owner submits an archaeology monitor report, preferably of First Nations’ ancestry, if available, for any significant mitigative excavation activities, on known pre-contact archaeological sites. The purpose of this monitor would be to work co-operatively with the applicant’s licensed professional archaeologist in order to report back on the results of the mitigative excavation activities to interested First Nations to the satisfaction of the City of Pickering. Construction Management Plan 32. That the Owner make satisfactory arrangements with the City respecting a construction management plan, such Plan to contain, among other things: (i) details of erosion and sedimentation controls during all phases of construction and provide maintenance requirements to maintain these controls as per the Erosion & Sediment Control Guideline for Urban Construction; (ii) addressing the parking of vehicles and the storage of construction and building materials during servicing and house construction, and ensuring that such locations will not impede the flow of traffic or emergency vehicles on either existing streets or the proposed public street; (iii) insurance that the City’s Noise By-law will be adhered to and that all contractors, trades and suppliers are advised of this By-law; (iv) the provision of mud and dust control on all roads within and adjacent to the site; (v) type and timing of construction fencing; (vi) location of construction trailers; and (vii) details of the temporary construction access. - 20 - Proposed Conditions of Draft Plan Approval SP-2023-02 Page 7 Landscaping 33. That the Owner agrees to submit a Subdivision Landscape and Fencing Plan, with respect to the provision of fencing and landscaping for the draft plan of subdivision, to the satisfaction of the Director, Engineering Services. Such Plan shall include a 1.5 metre black vinyl chain link fence in all required locations, and the location and design of all wood or acoustic fencing required by the plan of subdivision. 34. That the Owner submits a boulevard street tree planting plan to the satisfaction of the City. 35. That the Owner satisfy the Director, Engineering Services with the submission of a tree preservation plan which will illustrate the protection of trees and other natural features where appropriate, with specific attention to preservation in all public open spaces within the draft plan of subdivision prior to the approval of a preliminary grading plan. Engineering Plans 36. That the Owner satisfy the City respecting the submission of appropriate engineering drawings that detail, among other things, City services, roads, storm sewers, sidewalks, site grading, streetlights, fencing and tree planting, and financially-secure such works. 37. That the Owner revise the draft plan, as necessary to the satisfaction of the City to accommodate any unforeseen technical engineering issues which arise during the review of the final engineering drawings. Required revisions may include reducing the number of residential building lots or reconfiguring the roads or lots to the City’s satisfaction. 38. That the Owner satisfy the City of Pickering for contributions for development review and inspection fees. Easement 39. That the Owner convey to the City, at no costs: any easements as required; and, any reserves as required by the City. 40. That the Owner convey any easement to any utility to facilitate the installation of their services in a location(s) to the satisfaction of the City and the utility. 41. That the Owner arrange at no costs to the City any easements required on third party lands for servicing and such easements shall be in a location as determined by the City and/or the Region and are to be granted upon request at any time after the draft approval. 42. That the Owner satisfy to the satisfaction of the Director, Engineering Services any required easement for works, facilities or use rights that are required by the City of Pickering. Stormwater 43. That the Owner satisfy the Director, Engineering Services respecting a stormwater drainage and management system to service all the lands in the subdivision, and any provisions regarding easements. - 21 - Proposed Conditions of Draft Plan Approval SP-2023-02 Page 8 44. That the Owner satisfy the Director, Engineering Services for contributions for downstream stormwater management in accordance with the approved Functional Servicing and Stormwater Management Report. 45. That the Owner satisfy the Director, Engineering Services for design and implementation of diversion of stormwater from off-site lands as proposed in an approved Functional Servicing and Stormwater Management Report. 46. An access road for maintenance purposes will be required for all SWM facilities and if required for LID measures and the associated outfall for this draft plan. Access road to be as per the City's Stormwater Management Design Guidelines. 47. The Owner shall obtain all required easement or conveyance of lands required for all SWM facilities, LID measures and the associated outfall to the satisfaction of the City of Pickering prior to registration of the plan of subdivision. 48. That the Owner agrees that no SWM facilities will be built and/or preliminarily graded until all permits and/or approvals are received from the City, TRCA, MNRF and/or MECP, as necessary. 49. That the Owner agrees that all SWM facilities and LID measures will be designed to be consistent with the City of Pickering Stormwater Management Design Guidelines and TRCA’s Low Impact Development Stormwater Management Planning and Design Guidelines (2010 standards). Grading 50. That the Owner satisfy the Director, Engineering Services respecting submission and approval of a grading control plan. 51. That the Owner satisfy the Director, Engineering Services respecting the submission and approval of a geotechnical soils analysis. 52. That the Owner satisfy the Director, Engineering Services respecting the authorization from abutting landowners for all off-site grading. Services 53. That the Owner satisfy the Director, Engineering Services respecting construction of roads with curbs, storm sewers, sidewalks and boulevard designs through the submission and approval of a site servicing plan. 54. That the Owner satisfy the City respecting arrangements for the provision of all services required by the City. 55. That the Owner satisfy the appropriate authorities respecting arrangements for the provision of underground wiring, street lighting, cable television, natural gas and other similar services. 56. That the cost of any relocation, extension, alteration or extraordinary maintenance of existing services necessitated by this development shall be the responsibility of the subdivider. - 22 - Proposed Conditions of Draft Plan Approval SP-2023-02 Page 9 Other Approvals 57. That any approvals which are required from the Region of Durham, the Toronto and Region Conservation Authority, Ministry of Natural Resources and Forestry, Ministry of Environment Conservation and Parks or any utility for the development of this plan be obtained by the subdivider, and upon request written confirmation be provided to the City of Pickering as verification of these approvals. MESPA & NFSSR 58. That the Owner satisfy the City of Pickering regarding all matters required by the final Seaton Master Environmental Servicing Plan Amendment, including but not limited to the funding of all restoration projects as recommended in the final Seaton Master Environmental Servicing Plan Amendment and any recommendation of the studies and their supporting reports. 59. The subdivision agreement will provide that road crossings of the NHS shall be in accordance with municipal standards and the final MESPA and NFSSRs. Any restoration of the NHS will be limited to areas disturbed by development construction activities. 60. That the Owner be required to submit a Functional Servicing and Stormwater Report (FSSR) to the City of Pickering that is consistent with the final approved MESPA and the previously submitted Neighbourhood Functional Servicing and Stormwater Report (NFSSR), especially as it relates to the servicing and stormwater management issues within and between Neighbourhoods that will ensure that the separate FSSR’s will combine to form a complete NFSSR as required, to the satisfaction of the City of Pickering. 61. That the Owner shall agree to implement all water balance/infiltration measures identified in the approved NFSSR. Traffic – Roads 62. That the owner satisfy the City of Pickering respecting the submission of, approval of, and implementation program for the results of, the Hamlet of Whitevale Traffic Impact and Management Study, as generally referred to in Section 11.74(c) of the Pickering Official Plan. The City of Pickering will undertake a community consultation program on the recommendations of the study prior to the City’s approval and implementation of any of the studies recommendations. 63. That the Owner agrees in the subdivision agreement to the requirement for the establishment of a public advisory committee composed of representatives from the owner, the Region of Durham, the City of Pickering, and the Whitevale and District Residents' Association. This committee will meet regularly during construction, and once per year during the monitoring period described in the Hamlet of Whitevale Transportation Mitigation Study, to review the effectiveness of traffic mitigation measures and provide any recommendations to the City. 64. That the Owner agrees in the subdivision agreement to include warning clauses (to be included in all agreements of purchase and sale) advising that Whitevale Road will be closed to vehicular traffic immediately east of the Hamlet of Whitevale as shown in the draft Hamlet of Whitevale Transportation Mitigation Study dated August 2013. - 23 - Proposed Conditions of Draft Plan Approval SP-2023-02 Page 10 65. That the Owner satisfy the City of Pickering respecting the submission of, approval of, and implementation program for the results of, a Traffic Sensitivity Analysis as required by Section 11.25 of the Pickering Official Plan, and shall include: a Traffic Impact Study; an intersection control plan; a traffic signal implementation program; a Traffic Management Implementation Plan; a transportation planning exercise; a Transportation Demand Management Plan; and, a Parking Management Plan. 66. That the Owner satisfy the City of Pickering that appropriate arrangements have been established for the installation of traffic control signals, including all costs, in a time frame acceptable to the City of Pickering, which may include installation of signals in advance of warrants. 67. That the Owner shall install a temporary turning circle, or other alternatives approved by the City of Pickering whenever a road is to be continued in future developments. 68. That the Owner shall agree that any road connection that traverses the NHS must be acquired, constructed and dedicated as part of the development and be addressed in the subdivision agreement and the design shall maintain, to the extent practical, where not precluded by grading or other servicing constraints, the rural cross section of the historic concession roads. 69. That the Owner satisfy the City of Pickering respecting the submission of a future transportation study as required by Section 11.74(b) of the Pickering Official Plan and the Owner acknowledge and agree that any lands that are outside the Phase 1 lands identified in the Stage Servicing and Implementation Strategy shall be subject to a holding zoning provision. 70. That the Owner satisfy the City of Pickering respecting the submission of a transportation study where direct access is proposed along any Type “C” Arterial Road or a Collector Road. Closed Roads 71. That the Owner make appropriate arrangements for the conveyance of any City owned surplus closed road allowances, including the preparation of all required survey works, to the satisfaction of the City of Pickering. Model Homes 72. That the Owner enter into a model home agreement with the City, if applicable for this draft plan. All model homes must satisfy all requirements of the architectural control guidelines for the subdivision. Trail Heads 73. That the Owner construct to the satisfaction of the City of Pickering trail heads within or abutting the draft plan, and described as within Blocks 30 and 31, north of Block 25, and north of Block 18 and east of Sideline 22, all to the satisfaction of the City of Pickering. - 24 - Proposed Conditions of Draft Plan Approval SP-2023-02 Page 11 Fire 74. The Owner agrees that no building permit shall be approved on any land within the subdivision until adequate services are available including adequate water pressure to the satisfaction of the City’s Fire Services Division. Building permits for infrastructure projects may be exempt from this requirement. 75. That the Owner provide a fire break plan and other fire prevention measures to the satisfaction of the City of Pickering. Development Block 76. That the Owner satisfy the City of Pickering with respect to a program or undertaking for the disposition of future development block and acquisition of abutting part lots prior to registration. This may require properties merging on title and that no building permit shall be requested until any land assembling has been completed to the satisfaction of the City of Pickering. Canada Post 77. That the Owner satisfy the City of Pickering, through the approval of a Utility Coordination Plan for the location of a Community Mailbox, in consultation with Canada Post, and incorporate in the City’s subdivision agreement the provision of a Community Mailbox information including technical specifications, notifications and financial terms. 78. That the Owner agree to determine and provide a suitable temporary Community Mailbox location, if required, to the satisfaction of the City of Pickering. Place-Making Guidelines 79. That the Owner shall ensure all development is consistent with the City of Pickering’s Seaton Sustainable Place-Making Guidelines, including but not limited to, all public lands to the satisfaction of the City of Pickering, and as outlined in the Sustainability Brief, prepared by Korsiak Urban Planning, dated May 22, 2024. Plan Revisions 80. The Owner acknowledges and agree that the draft plan of subdivision and associated conditions of approval may require revisions, to the satisfaction of the City of Pickering to implement or integrate any recommendation resulting from studies required as conditions of approval. 81. That the Owner revise the draft plan, as necessary to the satisfaction of the City to accommodate any unforeseen technical engineering issues which arise during the review of the final engineering drawings. Required revisions may include reducing the number of residential building lots or reconfiguring the roads or lots to the City’s satisfaction. 82. That the Owner agree to implement the requirements of all studies that are required by the City of Pickering for the development of this draft plan of subdivision to the satisfaction of the City of Pickering. - 25 - Proposed Conditions of Draft Plan Approval SP-2023-02 Page 12 Timing 83. That the owner, agree in the subdivision agreement that it will not commence any construction works (including site servicing, topsoil stripping and grading) on the subject property until the front ending agreement contemplated by the Region of Durham Condition 9 has been executed for the plan. Endangered Species Act 84. That the owner satisfy the Endangered Species Act prior to any site alteration and the City be provided by the Owner with confirmation from the Ministry of Environment, Conservation, and Parks of their approval. Staged Servicing and Implementation Strategy 85. Prior to final approval, the Seaton Landowners shall confirm that the total number of units for Phase 1 does not exceed 9,800 single-detached equivalent units, to the satisfaction of the City of Pickering, Durham Region, and York Region. For all plans of subdivision, and condominium within the Phase 2 area, or any phase beyond Phase 1, the Holding (H) Zone provisions of Section 36 of the Ontario Planning Act shall be used in order to ensure that final plan approval and development of these lands does not occur until such time as the Holding (H) symbol is removed in accordance with the provisions of the Ontario Planning Act. The Zoning By-law shall specify the terms under which Council may consider the removal of the Holding (H) symbol. Said terms shall include a minimum of the following: (i) The completion of a transportation study identifying the need, and if warranted, the extent and timing of additional transportation improvements, external to the Seaton Community and Durham Region that may be required to support development beyond the first phase as outlined in the Staged Servicing and Implementation Strategy. The transportation study is to be undertaken by the landowners in consultation with the City of Pickering, Durham Region, City of Toronto and York Region and shall be in accordance with Policy 11.74(b) of the Pickering Official Plan, as amended by Pickering Official Plan Amendment 22; and (ii) The City is satisfied that the transportation improvements identified in the transportation study referred to in (i) above as required to support the development of the subsequent phase to be released from the H – Holding provision will be provided in accordance with the timing recommended by the transportation study, and that satisfactory arrangements are in place for the funding of those transportation improvements. Agreement Clauses 86. The subdivision agreement between the Owner and the City of Pickering shall contain, among other matters, the following provisions: 87. That the Owner agrees to include provisions whereby all offers of purchase and sale shall include information that satisfies Subsection 59(4) of the Development Charges Act, 1997. 88. That the Owner submit, to the satisfaction of the City, an M-plan showing the lotting for the detached dwellings that demonstrates conformity with the designation provisions of the City of Pickering Official Plan. - 26 - Proposed Conditions of Draft Plan Approval SP-2023-02 Page 13 89. That the Owner agrees to implement those noise control measures recommended in the noise report required in Condition 4. 90. That the Owner agrees to implement the requirements of the TRCA’s conditions of approval in the City’s subdivision agreement in wording acceptable to the City of Pickering in consultation with TRCA. 91. That the Owner agrees to design and implement on-site erosion and sediment control. 92. That the Owner agrees to maintain all stormwater management and erosion and sedimentation control structures operating and in good repair during the construction period, in a manner satisfactory to the City of Pickering, in consultation with TRCA and/or MNRF. 93. That the Owner agrees to commit to provide appropriate information to all perspective buyers of lots adjacent to the publicly owned natural heritage system through all agreements for purchase and sale, sales information, and community maps to ensure that the land owners are well informed that private use and/or access to the open space blocks shall not be permitted, and reflect the intent of the following: “The open space adjacent to the subject property is considered to be part of the publicly owned natural heritage system and will be maintained for environmental protection, and public use purposes. Please note that uses such as private picnics, barbeque or garden areas; and/or the dumping of refuse (e.g., grass/garden clippings household compostable goods, garbage etc.) are not permitted on these lands. In addition, access to the valley corridor such as private rear yard gates and/or ladders are prohibited.” “Stormwater Management Facilities and the Natural Heritage System are intended to be naturalized/kept in a natural state. As such, the publicly owned natural heritage system may not receive routine maintenance such as grass and weed cutting.” 94. That the Owner agrees to include provisions whereby all offers of purchase and sale shall include information that for all dwelling units with a single car garage that the City’s by-laws require two parking spaces for the dwelling which have been provided, one in the garage and one in the driveway and that the City’s by-law restricts the width of the driveway to a maximum size width which does not allow two cars parked side by side. 95. To implement a homeowner education program which includes preparing a “Homeowner Information and Natural Stewardship Guide” to the satisfaction of the Director City Development for inclusion in all Offers of Purchase and Sale of all Units. This guide shall describe the value and importance of the natural Heritage System, the impact homeowner activities can have on natural areas, and steps which can be taken to minimize such impact in order to assist in protection of the Natural Heritage System. The guide shall address such activities as: a) refuse/yard waste/composting b) fertilizer, herbicides and pesticide use as it relates to the hydrogeological features and functions of the site c) identification and protection of natural areas, vegetation preservation zones, rehabilitation areas and landscape buffer plantings d) access and trail use discouraging vegetation trampling e) domestic pet impacts and controls f) invasive plant spreading - 27 - Proposed Conditions of Draft Plan Approval SP-2023-02 Page 14 g) promoting planting of native species h) proper swimming pool management techniques i) impacts of noise and lighting including directing lighting away from wooded and natural areas and setting with motion detectors to minimize constant lighting j) protection of soil and vegetation on natural areas k) the ecological role of stormwater treatment facilities l) the importance of choosing sustainable technologies and maintaining the required LID facilities Section D – Toronto and Region Conservation Authority 1. That prior to the initiation of final grading, and prior to the registration of this Draft Plan of Subdivision or any phase thereof, the Owner shall submit the following to The Toronto and Region Conservation Authority (TRCA) and the City of Pickering for review and approval: a. A detailed Stormwater Management Report to include a detailed design for the storm drainage system for the proposed development including: i. plans illustrating how this drainage system will tie into surrounding drainage systems and stormwater management techniques which may be required to control minor or major flows; ii. appropriate Low Impact Development stormwater management practices to be used to treat stormwater, to mitigate the impacts of development on the quality and quantity of ground and surface water resources as it relates to terrestrial and aquatic habitat; iii. detailed design and maintenance plans for any stormwater management facilities, outfalls, and/or crossings; iv. an Erosion and Sediment Control Report and Plan, consistent with the Erosion and Sediment Control Guideline for Urban Construction (Greater Golden Horseshoe Area Conservation Authorities, 2006), as amended; and v. location and description of all outlets and other facilities including associated restoration plans which may require a permit pursuant to Conservation Authorities Act. b. Overall grading plans for the lands within the Draft Plan of Subdivision illustrating, among others, how all vegetation in the natural heritage system will be protected from grading and construction impacts. c. The Owner agrees to provide an updated Environmental Impact Study identifying the appropriate vegetation removal and restoration plans, impacts and mitigation associated with the proposed outfalls and stormwater management ponds, and information pertaining to the LID designs and required restoration for those facilities during the detailed design phase. d. The Owner agrees to provide the results of the test pits and in-situ testing being undertaken for the proposed infiltration galleries to the TRCA during the detailed design phase. Should the results of this testing not be favourable to the proposed locations of these facilities, the Owner agrees to relocate the infiltration galleries to ensure the desired infiltration is being achieved to the TRCA’s satisfaction. - 28 - Proposed Conditions of Draft Plan Approval SP-2023-02 Page 15 e. The Owner agrees that any infrastructure that may be required to be constructed to facilitate the required servicing of the Draft Plan of Subdivision, the Owner will provide all details pertaining to impacts and mitigation measures, and detailed designs to the TRCA’s satisfaction. This information shall be received prior to the issuance of any permits under the Conservation Authorities Act. f. The Owner shall provide site grading, construction sequencing, restoration, and erosion and sediment control plans to the satisfaction of the TRCA. 2. That the owner agrees in the subdivision agreement, in wording acceptable to the TRCA: a. To carry out, or cause to be carried out, to the satisfaction of the TRCA, the recommendations of the technical reports referenced in Condition 1; b. To agree to, and implement, the requirements of the TRCA's conditions in wording acceptable to the TRCA; c. To design and implement on and off-site erosion and sediment control; d. To maintain all stormwater management and erosion and sedimentation control structures operating and in good repair during the construction period, in a manner satisfactory to the TRCA; e. To obtain all necessary permits under the Conservation Authorities Act from the TRCA; f. To implement all water balance/infiltration measures identified in the approved SWM Report; and g. A Trail Impact Study that addresses trails, trailheads and passive spaces within the TRCA Regulated portions of the Seaton Natural Heritage System as part of the Phase of development. 3. A Watershed System Monitoring and Management Program that includes, but may not be limited to, groundwater, sediment transport, erosion, fluvial geomorphic and fisheries monitoring at identified sensitive reaches throughout the Duffins Creek Watershed as referred to in the MESPA, Chapter K, and the agreed upon payment arrangements to the TRCA and /or City of Pickering for the cost of the implementation of the Watershed System Monitoring and Management Program at a rate to be agreed on. The Watershed System Monitoring and Management Program will be established with the TRCA in consultation with the City of Pickering and Seaton Landowners by March 30, 2014. 4. That the owner will be required to provide a TRCA Clearance Fee prior to TRCA clearing any of the Draft Plan Conditions. Section E – Durham Catholic District School Board 1. That prior to final approval, the owner shall have made Agreement satisfactory to the Durham Catholic District School Board for the transfer of an elementary school site as shown in the plan submission. The elementary school site, Block 28 shall contain not less than 2.57 hectares. 2. That the owner shall agree in the Subdivision Agreement in wording satisfactory to the Durham Catholic District School Board: - 29 - Proposed Conditions of Draft Plan Approval SP-2023-02 Page 16 a) to grade Block 28 and in doing so compact, fill with clean material, replace any topsoil disturbed in the grading process and at the same time sod/seed the same lands to specifications determined by the Board; b) to remove any buildings on Block 28; c) to remove trees, as required to accommodate school layout; d) to provide a letter of credit pertaining to stockpiling and removal of topsoil, by taking the volume of topsoil to be stored upon the school site and multiplying such volume by 125% of the current market prices for waste material disposal, as set forth in the latest version of Hanscomb's Yardsticks for Costing, Cost Data for the Canadian Construction Industry, to the satisfaction of the Durham Catholic District School Board; e) to remove stockpiled topsoil within 30 days of written notice by the Board and in doing so compact, fill with clean material, replace any topsoil disturbed in the grading process and at the same time sod/seed the same lands to specifications determined by the Board; f) to construct a galvanized chain link fence, Type II 1 ½ “ mesh, 1.8 m high along all boundaries of the school block, including road frontage(s) at the discretion of the Board; g) to construct the fences prior to the issuance of building permits in an appropriate phase to the satisfaction of the Board; h) to erect and maintain a sign on the school site at such time as the relevant access roads are constructed, indicating that the date has not been set for the construction of the school; i) to provide a geotechnical investigation and Phase 1 and Phase 2 environmental site assessment conducted by a qualified engineer. For an elementary school site a minimum of eight boreholes shall be required; j) to provide the foregoing at no cost to the Board; and k) to assume any upstream and downstream charges for hydro, natural gas, sanitary and storm drainage, and water supply. 3. That the owner shall submit to the Durham Catholic District School Board, at no cost to the Board, a letter from a qualified consultant concerning: (i) the suitability of Block 28 for school construction purposes, relating to soil bearing factors, surface drainage, topography and environmental contaminants; and (ii) the availability of natural gas, electrical, water, storm sewer and sanitary sewer services. 4. That the owner shall agree in the Subdivision Agreement, in wording acceptable to the Durham Catholic District School Board that the services referred to in Condition 3 (ii) shall be installed to the mid-point of the frontage of the elementary school site and positioned as designated by the Board, at no cost to the Board. 5. That prior to final approval, the owner shall submit to the School Board an initial set of engineering plans for review and approval, and subsequently, a copy of the final engineering plans as approved by the City of Pickering which indicate the storm drainage system, utilities, and the overall grading plans for the complete subdivision area. - 30 - Proposed Conditions of Draft Plan Approval SP-2023-02 Page 17 6. That prior to final approval, the local hydro authority shall have confirmed in writing to the Board that adequate electrical capacity will be supplied to the school site frontage by the developer at no cost to the Board. 7. That the Durham Catholic District School Board shall advise that conditions 1 to 7 inclusive, have been met to its satisfaction. The clearance letter shall include a brief statement detailing how each condition has been satisfied or carried out. 8. That the subdivision agreement include warning clauses advising that their children may have to attend an existing school, outside of their immediate neighbourhood, although a site in the area has been reserved for a school building, a school may not be built for several years, if at all, and only then if it can be justified to the satisfaction of the Ministry of Education. 9. That the subdivision agreement between the developer and the City of Pickering provide for the installation of sidewalks throughout the development, thereby allowing for a safe pedestrian walking route to the school site. Notes to Draft Approval 1. As the Owner of the proposed subdivision, it is your responsibility to satisfy all conditions of draft approval in an expeditious manner. The conditions of draft approval will be reviewed periodically and may be amended at any time prior to final approval. The Planning Act provides that draft approval, may be withdrawn at any time prior to final approval. 2. All plans of subdivision must be registered in the Land Titles system within the Regional Municipality of Durham. 3. Where agencies' requirements are required to be included in the City of Pickering subdivision agreement, a copy of the agreement should be sent to the agencies in order to facilitate their clearance of conditions for final approval of this plan. The addresses and telephone numbers of these agencies are: (i) Commissioner of Planning and Economic Development, Planning and Economic Development Department, Regional Municipality of Durham, 605 Rossland Road East P.O. Box 623, Whitby, Ontario L1N 6A3. (ii) Toronto and Region Conservation Authority, Development Planning and Regulation, 101 Exchange Avenue, Vaughan, Ontario, L4K 5R6 (iii) Durham Catholic District School Board, 652 Rossland Road. West Oshawa, Ontario L1J 8M7 - 31 - Appendix II to Report No. PLN 09-25 Recommended Zoning By-law Amendment for Zoning By-law Amendment A 05/23 - 32 - The Corporation of the City of Pickering By-law No. XXXX/25 Being a By-law to amend City Consolidated Zoning By-law 8149/24, to implement the Official Plan of the City of Pickering, Region of Durham, for land at Part Lots 21 and 22, Concession 5, City of Pickering (A 05/23) Whereas the Council of The Corporation of the City of Pickering received an application to rezone the subject lands being Part Lots 21 and 22, Concession 5, in the City of Pickering to permit the implementation of a residential draft plan of subdivision; And whereas an amendment to Zoning By-law 8149/24 is therefore deemed necessary; Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: 1.Schedule I attached hereto with notations and references shown thereon are herebydeclared to be part of this By-law. 2.The provisions of this By-law shall apply to those lands in Part Lots 21 and 22, Concession 5, in the City of Pickering, designated SMD-DS, SLD2, SLD2-M, SLD1-T,SLD1, SSWM, SCU/SLD1, SOS and SNHS on Schedule I to this By-law. 3. Section 15 Exception Zone XXX of By-law 8149/24 is hereby amended by adding thefollowing provisions: 1. The following site-specific exceptions shall apply to the lands zoned SMD-DS, SLD2, SLD2-M, SLD1-T and SLD1 and identified as Blocks 1 to 25, Draft Plan of Subdivision file SP-2023-02: a)For the purpose of this by-law, where the lot line of a lot abuts a reserve of0.3 metres or less that has been established by the City to restrict or controlaccess to an abutting public street, the reserve shall be deemed to constitute partof the lot for the purposes of calculating required setbacks only. Reserves used for such purposes must remain clear and unencumbered. b)For the purpose of this by-law, where the lot line of a lot abuts a reserve of0.3 metres or less that has been established by the City to restrict or controlaccess to an abutting street, the lot is considered to have frontage on a publicstreet. 2. The following site-specific exceptions shall apply to the lands zoned SLD2 and identified as Blocks 9, 18 and 19, Draft Plan of Subdivision SP-2023-02: a)For a detached dwelling with attached private garage accessed from a street abutting the rear lot line on a through lot: i.Maximum front yard: No requirement ii.Section 14.2.21 shall not apply. - 33 - By-law No. XXXX/25 Page 2 4. By-law 8149/24 is hereby amended only to the extent necessary to give effect to the provisions of this By-law as it applies to the area set out in Schedule I of this By-law. Definitions and subject matters not specifically dealt with in this By-law shall be governed by relevant provisions of By-law 8149/24. 5. This By-law shall come into force in accordance with the provisions of the Planning Act. By-law passed this XX day of April, 2025. ___________________________________ Kevin Ashe, Mayor ___________________________________ Susan Cassel, City Clerk - 34 - Clerk Mayor Schedule I to By-Law Passed This Day of N XXXX/25 XXrd XXXX 2025 X381, x### (SLD1 H) X381, x### (SCU/SLD1 H) X381, x### (SOS H) X381 (SSWM H) X381 (SOS H) X381 (SNHS H) X381, x### (SLD2-M H) X381, x### (SLD2-M H) X381, x### (SMD-DS H) X3 8 1 , x # # # (S L D 2 H ) X381, x### (SLD1-T H) Proposed Roads X381 (SOS H) Kerrydale Avenue Br i g a d i e r A v e n u e Glamorgan Manor Waterthrush Lane - 35 - <I)\ i , \~\ \~\ i , Cl- ' Q) iii QJ a... -Cdp o/- PJ(KERJNG City Development Department ~ I I Location Map Highway 407 File: SP-2023-02 and A 05/23 Applicant:Seaton TFPM Inc. Le al Descri tion: Part of Lots 21 and 22, Concession 5 : !~neg~ 0 ;:~:;'. 0 ~n~:;~e ~~s~~~f~e:!:~ai~0e~~cu~~~~~ !~~i~~~:~;~:~:~~; ~~is Majesty the King in Right of Canada, Department of D 8 te: M 8 r • 14, 2Q 2 5 Natural Resources. All rights reserved.;© Tera net Enterprises Inc. and its suppliers. All rights reserved.;© Municipal Property Assessment Corporation and its suppliers. All rights reserved. SCALE: 1 :8,000 THIS IS NOT A PLAN OF SURV Y. l:\PLANNING\01-MapFiles\A\2023\A 05-23 Seaton TFPM lc\A0S-23 Seaton TFPM lc\A0S-23 Seaton TFPM lc.aprx Attachment 1 to Report PLN 09-25 - 36 - Seaton TFPM Inc. Mattamy (Seaton) Limited -0£;of- PJ(KERJNG Air Photo Map File: SP-2023-02 and A 05/23 Applicant:Seaton TFPM Inc. City Development Department Le al Descri tion: Part of Lots 21 and 22, Concession 5 © The Corporation of the City of Pickering Produced (in part) under license from © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.;© His Majesty the King in Right of Canada, Department of Natural Resources. All rights reserved.;© Tera net Enterprises Inc. and its suppliers. All rights reserved.;© Municipal Property Assessment Corporation and its suppliers. All rights reserved. l:\PLANNING\01-MapFiles\A\2023\A 05-23 Seaton TFPM lc\A0S-23 Seaton TFPM lc\A0S-23 Seaton TFPM lc.aprx Date: Mar. 14, 2025 SCALE: 1 :9,000 THIS IS NOT A PLAN OF SURVEY. Attachment 2 to Report PLN 09-25 - 37 - Attachment 3 to Report PLN 09-25 City Development Department Feb 14, 2025FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT.DATE: L:\Planning\01-MapFiles\SP\2023 Neighbourhood 19: Wilson Meadows Neighbourhood Plan SP-2023-02 & A 05/23 Applicant:Seaton TFPM Inc. Legal Description: File No: Part of Lots 21 and 22, Concession 5 N Subject Lands - 38 - Attachment 4 to Report PLN 09-25 L:\Planning\01-MapFiles\SP\2023 Feb 14, 2025DATE: Applicant: File No: Submitted Draft Plan of Subdivision FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department SP-2023-02 & A 05/23 Seaton TFPM Inc. Legal Description:Part of Lots 21 and 22, Concession 5 Block 28 Elementary School 2.57 ha Future Park Block 27 Stormwater Management Pond 1.68 ha Trail- Head ST R E E T 1 STREET 1 STREE T 1 STREET 5 ST R E E T 3 ST R E E T 2 STREET 6 ST R E E T 2 ST R E E T 4 STREET 4 STR E E T 4 Future Elementary School Block 29 Park 1.00 ha (2.02 ha Total) 17 17 17 17 17 17 20 17 Block 22 Street Townhouses 14 UNITS 17 21. 5 Block 25 Low Density Residential 0.87 ha Block 26 Natural Heritage System 0.04 ha Block 23 Street Townhouses 17 UNITS Block 21 Street Townhouses 35 UNITS Block 24 Back-to-Back Townhouses 52 UNITS Block 13 Single Detached MAX. 24 UNITS Block 9 SDMAX . 3 U N I T S Block 8 Single Detached MAX. 16 UNITS Block 6 Single Detached MAX. 13 UNITS Block 5 Single Detached MAX. 10 UNITS Blo c k 4 SD MA X . 4 U N I T S Block 1 Single Detac h e d MAX. 15 UNIT S Bl o c k 2 Si n g l e D e t a c h e d MA X . 8 U N I T S Block 3 Single Detached MAX. 11 UNITS Bl o c k 1 7 Si n g l e D e t a c h e d M A X . 8 U N I T S Blo c k 1 6 SD MA X . 4 U N I T S Block 33 Residential Reserve 0.04 ha Block 30 Trail Head/Servicing Block 0.05 ha Block 32 Servicing Block 0.02 ha STREET 7 ST. 8 Natural Heritage System Natural Heritage System System Natural Heritage System Future Residential Future Residential Natural Heritage System 17 17 17 17 Block 7Single Detached MAX. 15 UNITS Blo c k 1 4 Sin g l e D e t a c h e d MA X . 9 U N I T S Blo c k 1 5 Si n g l e D e t a c h e d MA X . 1 0 U N I T S FUTURE NATHANIEL HASTINGS DRIVE Block 20 Street Townhouses 26 UNITS Block 12Single De t a c h e d MAX. 12 U N I T S Bl o c k 1 1 Sin g l e D e t a c h e d MA X . 1 9 U N I T S Blo c k 1 0 Si n g l e D e t a c h e d MA X . 2 1 U N I T S Block 18 Single Detached MAX. 21 UNITS Block 31 Trail Head 0.02 ha Bloc k 1 9 SDMAX. 3 U N I T S 17 15m x 1 5 m 15m x 1 5 m Trail- Head Trail- Head Natural Heritage (FU T U R E P E T E R M A T T H E W S D R I V E ) SID E L I N E 2 2 - 39 - Report to Planning & Development Committee Report Number: PLN 10-25 Date: April 7, 2025 From: Kyle Bentley Director, City Development & CBO Subject: Draft Plan of Subdivision SP-2022-03 Zoning By-law Amendment A 08/22 Draft Plan of Condominium CP-2022-04 The Brock Zents Partnership 2660, 2670 & 2680 Brock Road (Southwest corner of Brock Road and Zents Drive) Recommendation: 1. That Draft Plan of Subdivision Application SP-2022-03, submitted by The Brock Zents Partnership, to establish one block for a residential condominium development, one environmental block, and one public road, as shown in Attachment 3 to Report PLN 10-25, and the implementing conditions of approval, as set out in Appendix I, be endorsed; and 2. That Zoning By-law Amendment Application A 08/22, submitted by The Brock Zents Partnership, to permit a residential condominium development consisting of a mix of townhouse dwellings, on lands located at the southwest corner of Brock Road and Zents Drive, be approved, and that the draft Zoning By-law Amendment, as set out in Appendix II to Report PLN 10-25, be finalized and forwarded to Council for enactment prior to the Director, City Development & CBO issuing final site plan approval. Executive Summary: The purpose of this report is to seek Council endorsement of a Draft Plan of Subdivision and approval of a Zoning By-law Amendment application, submitted by The Brock Zents Partnership, to permit a residential condominium development containing a total of 275 townhouse dwelling units. The subject lands, comprising three properties, are located at the southwest corner of Brock Road and Zents Drive, within the Duffin Heights Neighbourhood (see Location Map, Attachment 1). The proposed draft plan of subdivision, as shown in Attachment 3 to this report, includes: • A residential block (Block 1) for standard and common-element condominiums, containing a total of 275 townhouse dwelling units. The units include a mix of 3 and 4-storey stacked, stacked back-to-back, and rear-lane townhomes. This block also includes an internal private road, as well as a common outdoor private park and landscaped gateway entry feature (see Revised Site Plan, Attachment 5). • The northerly extension of Four Seasons Lane, to be constructed as part of the proposed development at the applicant’s cost. - 40 - PLN 10-25 April 7, 2025 Subject: Draft Plan of Subdivision SP-2022-03 Zoning By-law Amendment A 08/22 Page 2 Draft Plan of Condominium CP-2022-04 • An environmental block (Block 2), containing significant woodlands, to be conveyed into public ownership. • A sight triangle (Block 3), at the corner of Brock Road and Zents Drive, to be conveyed to the Region of Durham. City Development staff support the proposed development. The proposal conforms with the 2024 Provincial Planning Statement and the Regional Official Plan, which supports the intensification of the Urban Area and encourages a mix of housing options to support a complete community. It also conforms to the density and Floor Space Index requirements in the Pickering Official Plan. The proposal has regard for the Duffin Heights Neighbourhood policies and Design Guidelines, which, among other design objectives, encourage higher-intensity multi-unit housing forms to be located adjacent to Brock Road. Technical matters related to the development will be addressed as conditions of subdivision approval and through site plan approval. These matters include, but are not limited to, tree compensation, entry feature design, architectural treatment, drainage and grading, site servicing, and construction management. Accordingly, staff recommend that Council endorse the Draft Plan of Subdivision Application SP-2022-03 and the conditions of draft approval set out in Appendix I to this report. Staff also recommend that Zoning By-law Amendment Application A 08/22 be approved and that the draft zoning by-law amendment, as set out in Appendix II to this report, be finalized and forwarded to Council for enactment prior to the Director, City Development & CBO issuing final site plan approval. Relationship to the Pickering Strategic Plan: The recommendations in this report respond to the Pickering Strategic Plan Priority of Advance Innovation & Responsible Planning to Support a Connected, Well-Serviced Community. Financial Implications: No direct costs to the City are anticipated as a result of the proposed development. Discussion: The purpose of this report is to seek Council’s endorsement of a Draft Plan of Subdivision and approval of a Zoning By-law Amendment, submitted by The Brock Zents Partnership, to permit a residential condominium development containing a total of 275 townhouse dwelling units. This report highlights how the proposal conforms to the new Provincial Planning Statement, the new Regional Official Plan, the Pickering Official Plan, and the Duffin Heights Neighbourhood policies and Development Guidelines. - 41 - PLN 10-25 April 7, 2025 Subject: Draft Plan of Subdivision SP-2022-03 Zoning By-law Amendment A 08/22 Page 3 Draft Plan of Condominium CP-2022-04 1. Background 1.1 Property Description The subject lands are located at the southwest corner of Brock Road and Zents Drive, within the Duffin Heights Neighbourhood (see Location Map, Attachment 1). The lands comprise three properties with a combined area of approximately 3.0 hectares with frontages along Brock Road and Zents Drive. The lands are currently vacant. The southern and western portions of the lands contain mature vegetation, which forms part of the significant woodlands to the west (see Air Photo Map, Attachment 2). Surrounding land uses include: North: Across Zents Drive is the Pickering Fire Services Headquarters. East: Across Brock Road is a residential condominium development containing a mix of stacked townhouse units. The land at the southeast corner of Brock Road and Rex Health Drive received zoning approval in 2015 for two 8-storey mixed-use apartment buildings and stacked townhouse units fronting Brock Road. South: To the south is vacant land owned by Lebovic Enterprises Limited. In 2017, the Ontario Municipal Board (now Ontario Land Tribunal) approved a Draft Plan of Subdivision and site-specific Zoning By-law Amendment for these lands to facilitate a residential condominium development containing 27 stacked townhouses and 76 block townhouses. An application for Site Plan Approval is currently under review for this development. In March 2021, a fill permit was issued by the City for tree removal on the site. Additionally, in December 2024, authorization was granted to commence work on the northerly extension of Four Seasons Lane from Dersan Street. West: To the west is a woodlot identified as Significant Woodlands in the Pickering Official Plan. These lands are owned by Infrastructure Ontario. 1.2 Applicant’s Proposal The applicant has submitted applications for Draft Plan of Subdivision, Zoning By-law Amendment, and Draft Plan of Condominium to facilitate a residential condominium development. The purpose of the Draft Plan of Subdivision is to create four blocks, as summarized in the table below (see Revised Draft Plan of Subdivision, Attachment 3). - 42 - PLN 10-25 April 7, 2025 Subject: Draft Plan of Subdivision SP-2022-03 Zoning By-law Amendment A 08/22 Page 4 Draft Plan of Condominium CP-2022-04 Block Land Area Proposed Use Development Block 1 2.7 hectares Residential block for standard and common-element condominiums, containing a total of 275 townhouse dwelling units. Environmental Block 2 0.16 of a hectare Environmental lands containing significant woodlands will be rezoned to an Environmental Protection (EP) zone and conveyed into public ownership. Sight Triangle Block 3 0.008 of a hectare Lands are to be conveyed to the Region of Durham for a sight triangle at the southwest corner of Brock Road and Zents Drive. Public Road Extension 0.44 of a hectare Lands are to be conveyed to the City for the northerly extension of Four Seasons Lane. The right-of-way width of the road is 20.0 metres. Total 3.3 hectares Originally, the applicant proposed a residential condominium development with 195 dwelling units, consisting of 17 townhouse buildings, all 3-storeys in height, with a mix of stacked and rear-lane units (see Original Site Plan, Attachment 4). During the review process and at the Statutory Public Meeting, staff and members of the Planning & Development Committee expressed concerns regarding the lack of variation in unit types and building heights, which resulted in a repetitive built form. In response to these concerns, the applicant revised the proposal to include a mix of 3-and 4-storey stacked, stacked back-to-back, and rear-lane townhomes, increasing the total number of units to 275 dwelling units (see Revised Site Plan, Attachment 5). Therevised layout includes: •Buildings 1 to 5: 4-storey stacked back-to-back townhouses fronting Brock Road andZents Drive, containing 164 units. •Buildings 6 to 10: 3-storey stacked townhouses located at the centre of the site,containing 81 units. •Buildings 11 to 13: 3-storey rear-lane townhouses fronting the proposed extension of Four Seasons Lane, containing 30 units. Resident parking for the stacked back-to-back units is proposed at a ratio of 1.0 space per unit, accommodated within a single-level underground parking garage accessed from an internal private road. For the stacked and rear-lane units, a parking ratio of 2.0 spaces per unit is proposed. The stacked units will include one parking space in a private garage and one space on - 43 - PLN 10-25 April 7, 2025 Subject: Draft Plan of Subdivision SP-2022-03 Zoning By-law Amendment A 08/22 Page 5 Draft Plan of Condominium CP-2022-04 a surface driveway at the rear of the units, accessed from the private road. The rear-lane units will have parking within a double or tandem private garage at the rear of the units. Visitor parking for all unit types is proposed at a ratio of 0.25 of a space per unit, for a total of 69 visitor parking spaces, distributed throughout the site. The development includes two full-movement vehicle access points from the internal private road to the proposed northerly extension of Four Seasons Lane. The road extension will be constructed as part of the proposed development at the applicant’s cost. The applicant has indicated that the internal private roads have been designed to accommodate municipal curbside waste collection for all units. An 838 square metre common outdoor private amenity area is proposed at the centre of the site, between Blocks 7 and 8. This amenity space is connected to a pedestrian pathway network that links to Brock Road, Zents Drive (including the existing Durham Region bus stop at Zents Drive), and Four Seasons Lane. Additionally, a 505 square metre landscaped gateway entry feature is proposed at the southwest corner of Brock Road and Zents Drive. An application for Site Plan Approval has been submitted and is currently under review. 1.2.1 Condominium Structure The proposed development will consist of multiple condominium corporations. The tenure of the stacked and back-to-back townhomes (Blocks 1 to 10) will be a standard condominium, while the tenure of the rear-lane townhomes (Blocks 11 to 13) will be a common element condominium. The private roads, outdoor amenity areas, internal walkways, community mailboxes, a water meter room, and visitor parking areas will be contained within the common element. Reciprocal easements will be established to provide access over these elements for the standard condominiums to Four Seasons Lane. A mutual use and cost-sharing arrangement will be implemented for all the condominiums to ensure an equitable arrangement regarding the use, long-term care, and maintenance of the common elements (see Revised Draft Plan of Condominium, Attachment 6). An application for Draft Plan of Condominium (standard condominium) for Blocks 1 to 10 will be submitted at a later date. 2. Public Engagement A Statutory Public Meeting for the applications was held on April 3, 2023. Notice of the meeting was provided through a mailing to all properties within 150 metres of the subject lands. In total, notices were mailed to 320 property owners. In addition to the mailed notices, notice signs were erected on the properties. - 44 - PLN 10-25 April 7, 2025 Subject: Draft Plan of Subdivision SP-2022-03 Zoning By-law Amendment A 08/22 Page 6 Draft Plan of Condominium CP-2022-04 3. Comments Received 3.1 Comments received at the April 3, 2023, Statutory Public Meeting No residents spoke at the Statutory Public Meeting. However, the City received written comments from three area residents. Key questions and comments raised by area residents included: • concerns about the loss of mature vegetation (woodlot) on the lands to accommodate the development, as it provides noise attenuation and passive amenity space • request that the applicant provide a pedestrian and bicycle path through the woodlot • concerns that future construction activities will disrupt school bus schedules • concerns that construction vehicles will park on surrounding residential streets and block driveways • concerns that existing elementary schools will not be able to accommodate future students from the proposed development • concerns that there are not enough medical services within the immediate area to support existing and future residents • concerns that garbage from future dwellings will not be contained within the subject lands, especially during episodes of heavy winds Key questions and comments raised by members of the Planning & Development Committee at the Statutory Public Meeting included: • questions about whether the applicant would incorporate affordable housing into the development • request that the applicant prepare a construction management plan to mitigate adverse impacts to the community during construction • questions if residents would have access to the woodlot A response to the questions and concerns raised by area residents and the Planning & Development Committee can be found in Attachment 8 to this report. 3.2 Agency Comments 3.2.1 Toronto and Region Conservation Authority • no objections to the applications, subject to the conditions of draft plan approval • technical matters related to stormwater management, feature removals, and construction phasing must be addressed during the detailed design stage 3.2.2 Region of Durham • no objections to the applications, subject to the conditions of draft plan approval and draft plan of condominium - 45 - PLN 10-25 April 7, 2025 Subject: Draft Plan of Subdivision SP-2022-03 Zoning By-law Amendment A 08/22 Page 7 Draft Plan of Condominium CP-2022-04 • technical matters related to servicing, transportation, and waste management will be further reviewed during the site plan approval process 3.2.3 Durham District School Board • no objections to the applications • approximately 96 elementary pupils and 55 secondary pupils may be generated by the proposed development • students generated from this development will attend existing neighbourhood schools, until a new elementary school at the northwest corner of Dersan Street and Tillings Road is constructed 3.2.4 Durham Regional Police, Radio Systems – Communications • the construction of buildings on the subject lands will pose no immediate obstruction issues for the Region’s NextGen radio system and associated microwave links • newly constructed buildings will have to be tested for in-building coverage once the buildings are completed 3.3 Comments from City Departments 3.3.1 Engineering Services • no objections to the applications, subject to the conditions of draft plan approval • technical matters including, but not limited to, grading and drainage, stormwater management, construction management, landscaping requirements, and gateway feature design will be further reviewed through the site plan approval process 3.3.2 Fire Services • no objections to the applications 3.3.3 Sustainability On September 20, 2022, City Council adopted new Integrated Sustainable Design Standards (ISDS) for all new development applications in the City, replacing the 2007 Sustainable Development Guidelines. Applications submitted (and deemed complete) before December 31, 2022, continue to follow the 2007 guidelines and must achieve at least Level 1, or a minimum of 19 points. Since these applications were received in November 2022, before the new standards took effect, the 2007 guidelines apply. Sustainability staff have reviewed the Sustainable Development Guidelines Report/Checklist, prepared by Evans Planning, dated November 2022, and have no objections to the applications. The proposal aims to achieve a total of 37 points (Level 3), which exceeds the minimum Level 1 (19 points) required. - 46 - PLN 10-25 April 7, 2025 Subject: Draft Plan of Subdivision SP-2022-03 Zoning By-law Amendment A 08/22 Page 8 Draft Plan of Condominium CP-2022-04 The applicant has identified the following sustainability measures to be incorporated into the development: • providing 50 percent of plantings as native and drought-tolerant species • providing energy-efficient appliances in all proposed dwelling units • replanting large to medium canopy trees to increase shade and reduce the urban heat island effect • using high albedo surfacing/colours for all pedestrian walkways to reduce pavement surface temperatures As part of the ongoing site plan approval process, the applicant has submitted a completed ISDS Checklist for low-rise residential buildings. Sustainability staff are working with the applicant through the site plan approval process, to ensure the proposal complies with the City’s new ISDS standards. The final sustainable design features to be incorporated into the development will be presented to the Site Plan Review Panel for their feedback before the Director, City Development & CBO issues site plan approval. 4. Planning Analysis 4.1 The proposal conforms to the 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 intensification and redevelopment in Settlement Areas, to support the achievement of complete communities. This includes planning for a range and mix of housing options and prioritizing investment in infrastructure and public service facilities. The proposal supports the intensification of vacant and underutilized land for residential purposes, which contributes to the growth of the Duffin Heights neighbourhood. Additionally, the proposed road extension of Four Seasons Lane will improve connectivity within the neighbourhood, which supports the achievement of complete communities. The proposal conforms to the new PPS. 4.2 The proposal conforms to the Durham Regional Official Plan “Envision Durham” On May 17, 2023, Durham Regional Council adopted the new Official Plan “Envision Durham”, as amended. The MMAH approved the Official Plan, in part, on September 3, 2024. The remaining parts of the Plan were subsequently approved by the MMAH on December 13, 2024. - 47 - PLN 10-25 April 7, 2025 Subject: Draft Plan of Subdivision SP-2022-03 Zoning By-law Amendment A 08/22 Page 9 Draft Plan of Condominium CP-2022-04 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 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 Regional Official Plan (ROP) designates the subject lands as “Urban System – Community Areas” with a “Regional Corridor” overlay. The ROP supports development within Urban Areas and the efficient use of existing and planned infrastructure. The ROP encourages built forms along Regional Corridors to be multi-storey, compact, pedestrian-friendly, and transit-supportive. The proposal aligns with the ROP by promoting the intensification of vacant and underutilized land in the City’s Urban Area and will contribute to a compact, multi-storey built form along Brock Road. The proposal incorporates a pedestrian pathway network that connects to surrounding public roads and the existing Durham Region bus stop at Zents Drive, which enhances the walkability and connectivity of the site. The proposal conforms to the ROP. 4.3 The proposal conforms to the density and Floor Space Index requirements in the Pickering Official Plan The Pickering Official Plan (POP) designates the majority of the subject lands as “Mixed Use Areas – Mixed Corridors”. Mixed Use Areas are recognized as lands that have, or are intended to have, the widest variety of uses and highest levels of activity in the City. This designation is intended primarily for residential, retail, community, cultural, and recreational uses. The Mixed Corridors designation permits a net residential density of over 30 units and up to and including 140 units per net hectare, and a maximum Floor Space Index (FSI) of up to and including 2.5 FSI. The proposal will result in a residential density of 103 units per net hectare and an FSI of 1.2. The proposal complies with the minimum and maximum density and FSI targets within the POP. 4.4 Compensation will be provided for the removal of features on the subject lands The POP designates the southwestern corner of the subject lands as “Open Space Systems – Natural Areas” and identifies this portion as part of the “Natural Heritage System”. Additionally, the POP identifies portions of the subject lands, specifically around the north, west, and south property lines, as containing “Significant Woodlands”. - 48 - PLN 10-25 April 7, 2025 Subject: Draft Plan of Subdivision SP-2022-03 Zoning By-law Amendment A 08/22 Page 10 Draft Plan of Condominium CP-2022-04 The Natural Areas designation allows for conservation, environmental protection, restoration, education, passive recreation, and similar uses. In accordance with the POP, an Environmental Impact Study (EIS) is required for any proposed development located within 120 metres of a key natural heritage or key hydrologic feature. In support of the proposed development, the applicant has submitted an EIS, prepared by Beacon Environmental Limited, dated November 2022. The EIS concludes that there are no Areas of Natural and Scientific Interest, provincially significant wetlands, threatened or endangered species, or significant wildlife habitat located on the subject lands. An unevaluated wetland is present at the southwest corner of the subject lands. While not classified as a significant wetland by the Ministry of Natural Resources and Forestry, an unevaluated wetland may be identified for conservation by a municipality or conservation authority. The subject lands also contain significant woodlands, which form part of a larger woodland community extending onto adjacent lands to the west owned by Infrastructure Ontario (IO). Additionally, a cultural thicket is present on the subject lands, located at the edge of the woodlands. A portion of the significant woodlands, located at the western corner of the Four Seasons Lane extension and adjacent to the IO lands, is proposed to be rezoned to an EP zone and conveyed into public ownership. To accommodate the extension of Four Seasons Lane, the applicant proposes removing 0.33 hectares of natural features (wetland and woodland) from the subject lands and IO lands. An additional 0.91 hectares of natural features (wetland, woodland, and cultural thicket) is proposed to be removed from the subject lands to facilitate the proposed development. The Toronto and Region Conservation Authority (TRCA) has reviewed the submitted EIS and has no objections to the proposed development. In accordance with TRCA policies, compensation is required for the loss of ecosystem features within the TRCA’s regulated area. Due to site constraints, the applicant chose to provide compensation to the TRCA in the form of cash-in-lieu. In 2022, the applicant entered into a compensation agreement with the TRCA, agreeing to pay a total of $84,000.00 for ecosystem compensation. The applicant has confirmed that the required payment has been made to the TRCA. The applicant must also compensate the City for the removal of vegetation located outside of the TRCA’s regulated area. As per the Duffin Heights Environmental Servicing Plan, the applicant is required to pay the City a total of $19,961.55 for the removal of non-regulated vegetation. As a condition of draft plan approval, the applicant will be required to make this payment to the City. - 49 - PLN 10-25 April 7, 2025 Subject: Draft Plan of Subdivision SP-2022-03 Zoning By-law Amendment A 08/22 Page 11 Draft Plan of Condominium CP-2022-04 In addition to ecosystem compensation, the EIS recommends various mitigation measures to minimize the impact of the proposed development on the features, including, but not limited to: • planting native species that are complementary to the adjacent woodlot • planting deciduous species to increase species diversity in the adjacent woodlot • installing silt fencing along the limits of development during construction to minimize sediment leaving the site • ensuring all vegetation removals occur outside of the bat maternity roosting period, between April 30 to October 1 The proposal conforms to the applicable environmental policies within the POP. 4.5 The proposal is consistent with the Duffin Heights Neighbourhood policies The Duffin Heights Neighbourhood policies require a broad mix of housing by form, location, size, and affordability within the neighbourhood. The neighbourhood policies require new development on lands designated Mixed Use Areas – Mixed Corridors to provide: • a strong and identifiable urban image by establishing buildings closer to the street, providing safe and convenient pedestrian access, and requiring all buildings to be multi-storey • higher intensity multi-unit housing forms on lands adjacent to Brock Road while restricting grade-related residential development to lands adjacent to a collector or local roads • the development of future roads adjacent to the Mixed Corridor designation on both sides of Brock Road to provide alternative access and potential transit routes The proposal implements the Duffin Heights Neighbourhood policies by placing the higher-density multi-unit dwellings (4-storey stacked back-to-back townhouses) adjacent to Brock Road and Zents Drive. The grade-related traditional townhouses (3-storey stacked and rear-lane townhouses) are located internal to the site and adjacent to Four Seasons Lane. The townhouses range in height from a maximum of 12.5 metres for the 3-storey units and 17.5 metres for the 4-storey units. The proposal provides a pedestrian pathway network between the site and Brock Road, Zents Drive (including the existing Durham Region bus stop at Zents Drive), and Four Seasons Lane. Within the development, there are walkway connections throughout the site that connect to the common outdoor private amenity area, pedestrian mews, mailboxes, and visitor parking areas. The northerly extension of Four Seasons Lane will be constructed as part of the proposed development and will provide alternative vehicular access for the neighbourhood, helping to alleviate local traffic along Brock Road. - 50 - PLN 10-25 April 7, 2025 Subject: Draft Plan of Subdivision SP-2022-03 Zoning By-law Amendment A 08/22 Page 12 Draft Plan of Condominium CP-2022-04 The intersection of Brock Road and Zents Drive has been identified as a Focal Point within the Duffin Heights Neighbourhood. Development within Focal Points is to contribute to the prominence of the intersection by requiring: • initial development on each property to occur at the corner of the intersection • the inclusion of appropriate provisions in the implementing zoning by-law to address such matters as the location and extent of build-to-zones, a mix of permitted uses, and required building articulation • the use of other site development features such as building design, building material, architectural features or structures, landscaping, public art, and public realm enhancements, such as squares or landscaped seating areas, to help achieve focal point prominence • all buildings to be a minimum of 3 functional storeys with 4-storey massing The townhouse blocks facing Brock Road and Zents Drive are 4-storeys, which helps to frame the intersection and create an enhanced gateway entry into the community. The proposal establishes a privately-owned, publicly accessible landscaped gateway entry feature at the intersection of Brock Road and Zents Drive. Through the site plan approval process, staff will work with the applicant on the design of the entry feature, to enhance the landscape treatment and include architectural features, seating areas, and/or public art at the focal point. The proposal is consistent with the policies for the Duffin Heights Neighbourhood. 4.6 The proposal has regard for the Duffin Heights Neighbourhood Development Guidelines The Duffin Heights Neighbourhood Development Guidelines provide design direction to ensure the neighbourhood is designed with the pedestrian in mind, through appropriate facilities, scale, form, and detail, to promote walking and social interaction. The guidelines for lands within the Brock Road Corridor Streetscape include: • properties fronting Brock Road shall be required to provide a built form across a minimum of 60 percent of the lot frontage • all primary frontages of buildings shall front Brock Road, and provide pedestrian access directly to the sidewalk and multi-use trail along Brock Road • large walls visible from Brock Road shall be articulated through various treatments such as offset in massing; blank façades will not be permitted facing Brock Road or any street The townhouse blocks facing Brock Road provide a built form across more than 70 percent of the frontage. All townhouse units facing public roads, including Brock Road, Zents Drive, and Four Seasons Lane, have front entrances facing the road. The design of the townhouse units will incorporate architectural treatments, such as - 51 - PLN 10-25 April 7, 2025 Subject: Draft Plan of Subdivision SP-2022-03 Zoning By-law Amendment A 08/22 Page 13 Draft Plan of Condominium CP-2022-04 projecting balconies, articulated with fenestration, and the use of various building materials and colours (see Revised Conceptual Renderings, Attachment 7). As described above, the proposal provides a convenient pedestrian pathway network to allow future residents to easily travel through the site, access the public transit stop at Zents Drive, and access commercial uses along Brock Road. Through the site plan approval process, staff will continue to work with the applicant to further review the detailed urban design and architectural matters in accordance with the Duffin Heights Neighbourhood Development Guidelines. Additionally, through the site plan approval process, the site design and architectural treatment of the townhouse blocks will be peer-reviewed by the City’s Urban Design Review Consultant. The proposal has regard for the Duffin Heights Neighbourhood Development Guidelines. 4.7 The proposal is expected to have minimal traffic impacts on the surrounding road network In support of the proposed development, the applicant has submitted a Traffic Impact Study (TIS), dated October 2022, and an Addendum Letter, dated March 25, 2024, both prepared by Trans-Plan. Based on the findings of the study, the proposed development is expected to generate 108 vehicular trips (26 inbound trips and 82 outbound trips) during the weekday morning peak hour (between 7:30 am and 8:30 am). During the weekday afternoon peak hour (between 4:30 pm and 5:30 pm), the development is expected to generate 138 vehicular trips (86 inbound trips and 52 outbound trips). The proposed development is not expected to create any significant traffic impacts at the intersection of Brock Road and Zents Drive, along the northerly extension of Four Seasons Lane, or at the proposed site accesses. At the intersection of Brock Road and Zents Drive, the expected increase in average delay/queueing is six seconds per vehicle in the weekday morning peak hour, and two seconds per vehicle in the weekday afternoon peak hour. The City's Engineering Services Department and the Region of Durham Works Department have reviewed the submitted TIS and Addendum Letter and are satisfied with the findings. 4.8 The proposal will be served by a private park, private balconies/patios/terraces, and a future City park The proposal provides sufficient common outdoor amenity areas and private outdoor spaces to service the future residents of the development. Patios and balconies are provided for the stacked and rear-lane townhouse units, and patios, balconies, and - 52 - PLN 10-25 April 7, 2025 Subject: Draft Plan of Subdivision SP-2022-03 Zoning By-law Amendment A 08/22 Page 14 Draft Plan of Condominium CP-2022-04 rooftop terraces are provided for the stacked back-to-back townhouse units. In addition to these spaces, a central outdoor amenity area, gateway landscaped entry feature, and pedestrian mews (located between Buildings 9 and 10) are provided as outdoor amenity areas accessible to all residents. Based on preliminary landscape plans, the outdoor amenity area is proposed to include a children’s play structure, open lawn space, picnic seating, and soft and hard landscaping. The entry feature is proposed to include seating areas, cantilevered trellises, and soft and hard landscaping. Through the site plan approval process, staff will continue to work with the applicant on the design of the private park and explore opportunities to further enhance the landscape treatment within the development. In addition to the private amenity areas within the development, a future City park, having an area of 0.62 hectares, is located on the west side of Four Seasons Lane, south of Dersan Street and the Hydro Corridor. Construction of this park is tentatively scheduled for 2026 and will include amenities such as a multi-use court, children’s play area, and shade structures. 4.9 The applicant is required to become a party to the Duffin Heights cost-sharing agreement or pay their proportionate share of the development costs The applicant is required to become a party to the cost-sharing agreement for Duffin Heights or receive an acknowledgement from the Trustee of the Duffin Heights Landowners Group Inc., that the benefiting landowner has made satisfactory arrangements to pay its proportionate share of the development costs. A condition of draft approval addresses this requirement. 4.10 Technical matters will be addressed as conditions of subdivision approval and through site plan approval Detailed design issues will be dealt with through the subdivision agreement and the site plan approval process. These requirements will address matters such as, but not limited to: • entry feature design • architectural treatment • tree compensation • landscaping and fencing • snow storage • lighting • pedestrian circulation and connections • outdoor amenity area design • drainage and grading • site servicing • construction management • resident, visitor, and accessible parking spaces - 53 - PLN 10-25 April 7, 2025 Subject: Draft Plan of Subdivision SP-2022-03 Zoning By-law Amendment A 08/22 Page 15 Draft Plan of Condominium CP-2022-04 • waste management collection • location of hydro transformers, gas meters and other utilities 5. Draft Approval of the Draft Plan of Condominium is delegated to the Director, City Development & CBO Applications for standard and common element condominiums are delegated to the Director, City Development & CBO for final approval. The applicant will be required to submit separate standard condominium applications for the stacked townhouse blocks. No further approvals are required at this time. 6. Conclusion The proposal complies with applicable policies in the Provincial Planning Statement, the Regional Official Plan, and the Pickering Official Plan. Additionally, the site layout and built form have regard for the Duffin Heights Neighbourhood policies and design guidelines. Accordingly, staff recommend that Council endorse the Draft Plan of Subdivision SP-2022-03 and the conditions of draft approval set out in Appendix I to this report. An application for Site Plan Approval is currently under review for this proposed development. Staff recommend that the implementing zoning by-law, as set out in Appendix II to this report, be approved and forwarded to Council for enactment prior to the Director, City Development & CBO issuing final site plan approval. 7. Applicant’s Comments The applicant has been advised of, and concurs with, the recommendations of this report. Appendices: Appendix I Recommended Conditions of Approval for Draft Plan of Subdivision SP-2022-03 Appendix II Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 08/22 Attachments: 1. Location Map 2. Air Photo Map 3. Revised Draft Plan of Subdivision 4. Original Site Plan 5. Revised Site Plan - 54 - PLN 10-25 April 7, 2025 Subject: Draft Plan of Subdivision SP-2022-03 Zoning By-law Amendment A 08/22 Page 16 Draft Plan of Condominium CP-2022-04 6.Revised Draft Plan of Condominium 7. Revised Conceptual Renderings8.Response to Comments from Committee Members and Area Residents Prepared By: Original Signed By Isabel Lima Principal Planner, Development Review 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 Original Signed By Kyle Bentley, P. Eng Director, City Development & CBO IL:ld Recommended for the consideration of Pickering City Council Original Signed By Marisa Carpino, M.A. Chief Administrative Officer - 55 - Appendix I to Report No. PLN 10-25 Recommended Conditions of Approval for Draft Plan of Subdivision SP-2022-03 - 56 - Recommended Conditions of Approval for Draft Plan of Subdivision SP-2022-03 General Conditions 1. That the Owner shall prepare the final plan generally on the basis of the approved draft plan of subdivision, prepared by Goldberg Group, for lands being Part of Lot 19, Concession 3, Now Part of Lots 3 and 4, 40R-27228, and Part of Lots 1, 2, and 3, Plan 585, Now Part of Lot 14, 40R-2633, revised and dated December 20, 2024, which illustrates one (1) residential block, one (1) environmental block, one (1) public road, and one (1) block for a sight triangle. Region of Durham 2. That the Owner shall convey to the Regional Municipality of Durham, a sight triangle of 15m x 15m at the southwest quadrant of the intersection of Brock Road and Zents Drive. 3. That the Owner shall submit Environmental Site Assessment documents to address potential site contamination for the subject lands in accordance with the Regional Municipality of Durham's Soil and Groundwater Assessment Protocol. 4. That the Owner shall agree in the City of Pickering’s Subdivision Agreement to implement the recommendations of the “Noise Feasibility Study,” prepared by HGC Engineering, dated October 2022, which specifies noise attenuation measures for the development. The measures shall be included in the subdivision agreement and must also contain a full and complete reference to the noise report (i.e. author, title, date and any revisions/addenda) and shall include any required warning clauses identified in the study. 5. That the Owner shall carry out a cultural heritage resource assessment of the subject lands and mitigation and/or salvage excavation of any significant heritage resources to the satisfaction of the Ministry of Citizenship and Multiculturalism. No grading or other soil disturbance shall take place on the subject land prior to a letter of clearance from the Ministry of Citizenship and Multiculturalism. 6. That the Owner shall grant to the Regional Municipality of Durham, any easements required to provide regional services for this development and these easements shall be in locations and of such widths as determined by the Regional Municipality of Durham. 7. That the Owner shall provide for the extension of such sanitary sewer and water supply facilities which are external to, as well as within, the limits of this plan that are required to service this plan. In addition, the Owner shall provide for the extension of sanitary sewer and water supply facilities within the limits of the plan which are required to service other developments external to this subdivision. Such sanitary sewer and water supply facilities are to be designed and constructed according to the standards and requirements of the Regional Municipality of Durham. All arrangements, financial and otherwise for said extensions are to be made to the satisfaction of the Regional Municipality of Durham, and are to be completed prior to final approval of this plan. 8. That prior to entering into a subdivision agreement, the Regional Municipality of Durham shall be satisfied that adequate water pollution control plant and water supply plant capacities are available to the proposed subdivision. - 57 - Recommended Conditions of Approval (SP-2022-03) Page 2 The Brock Zents Partnership 9. That the Owner shall satisfy all requirements, financial and otherwise, of the Regional Municipality of Durham. This shall include, among other matters, the execution of a subdivision agreement between the Owner and the Region concerning the provision and installation of sanitary sewers, water supply, roads and other services. Subdivision Agreement 10. That the Owner enters into a Subdivision Agreement with and to the satisfaction of the City of Pickering to ensure the fulfillment of the City’s requirements, financial and otherwise, which shall include, but not necessarily be limited to the conditions outlined in this document. 40M-Plan 11. That the Owner submits a 40M-Plan to the satisfaction of the City Development Department. Zoning 12. That the implementing by-law for Zoning By-law Amendment Application A 08/22 becomes final and binding. Street Names and House Numbers 13. That street names and signage be provided to the satisfaction of the Region and the City. 14. That house numbers are assigned as per the City’s addressing conventions. Development Charges & Development Review Inspection Fee 15. That the Owner satisfies the City financially with respect to the Development Charges Act. 16. That the Owner satisfy the City with respect to the Development Services Engineering Review Fee, Residential Lot Grading Review Fee, and Development Services Inspection Fees. Dedications/Transfers/Conveyances 17. That the Owner conveys to the City, at no cost, the extension of the municipal road known as Four Seasons Lane. 18. That the Owner conveys to the City, at no cost, Block 2 for environmental protection. 19. That the Owner conveys to the City, at no cost: i. any easements as required; and ii. any reserves as required by the City. Stormwater 20. That the Owner satisfies the Director, Engineering Services respecting the stormwater drainage and management system to service all the lands in the subdivision, and any provision regarding easements. - 58 - Recommended Conditions of Approval (SP-2022-03) Page 3 The Brock Zents Partnership 21. That the Owner satisfies the Director, Engineering Services for contributions for Stormwater Maintenance Fees. 22. That the Owner satisfy the Director, Engineering Services for contributions for downstream stormwater management in accordance with the approved Duffin Heights Neighbourhood Stormwater Management Facility #4 Design Brief (August 2012). 23. That the Owner agrees that all stormwater management facilities and Low Impact Development (LID) Measures shall be designed to be consistent with the City of Pickering Stormwater Management Design Guidelines and the Toronto and Region Conservation Authority’s Low Impact Development Stormwater Management Planning and Design Guidelines (2013 standards). Grading 24. That the Owner satisfies the Director, Engineering Services respecting submission and approval of a grading control plan. 25. That the Owner satisfy the Director, Engineering Services respecting the submission and approval of a geotechnical soils analysis. 26. That the Owner satisfies the Director, Engineering Services respecting authorization from abutting landowners for all offsite grading. Fill & Topsoil 27. That the Owner acknowledges that the City’s Fill & Topsoil Disturbance By-law prohibits vegetation or soil disturbance, vegetation or soil removal or importation to the site unless a permit has been issued. No on-site work prior to draft plan approval is permitted. A Fill & Topsoil Disturbance Permit will be required should vegetation removal or grading works proceed prior to the Subdivision Agreement being executed. Construction/Installation of City Works & Services 28. That the Owner satisfies the Director, Engineering Services respecting the construction of storm sewers, sidewalks, and boulevard designs. 29. That the Owner satisfies the City respecting arrangements for the provision of all services required by the City. 30. That the Owner satisfies the appropriate authorities respecting arrangements and/or the conveyance of any easements to any utility to facilitate the installation of their services including the provision of underground wiring, street lighting, cable television, natural gas and other similar services for the development. 31. That the Owner agrees that the cost of any relocation, extension, alteration or extraordinary maintenance of existing services necessitated by this development shall be the responsibility of the Owner. - 59 - Recommended Conditions of Approval (SP-2022-03) Page 4 The Brock Zents Partnership Phasing & Development Coordination 32. That if this subdivision is to be developed by more than one registration, the Owner will be required to submit a plan showing the proposed phasing, all to the satisfaction of the Region of Durham and the City. Easements 33. That the Owner conveys any easements to any utility provider to facilitate the installation of their services in a location(s) to the satisfaction of the City and the utility provider. 34. That the Owner arranges at no cost to the City any easements required on third-party lands for servicing and such easements shall be in a location as determined by the City and/or the Region and are to be granted upon request at any time after draft approval. Construction Management Plan 35. That the Owner satisfies the City respecting the submission and approval of a Construction Management, with such Plan to contain, among other matters: i. details of erosion and sedimentation controls during all phases of construction and provide maintenance requirements to maintain these controls; ii. addressing the parking of vehicles and the storage of construction and building materials during servicing and construction, and ensuring that such locations will not impede the flow of traffic or emergency vehicles on existing streets or the proposed public street; iii. assurance that the City’s Noise By-law will be adhered to and that all contractors, trades and suppliers are advised of this By-law; iv. the provision of mud and dust control on all roads within and adjacent to the site; v. type and timing of construction fencing; vi. location of construction trailers; and vii. details of the temporary construction access. Fencing 36. That the Owner satisfies the City with respect to the provision of temporary fencing around the entire perimeter of the subject lands during construction, prior to the commencement of any works. Landscaping 37. That the Owner submits a tree preservation/street tree planting plan to the satisfaction of the Director, Engineering Services. This is to include boulevard plantings along Brock Road, Zents Drive, and Four Seasons Lane. - 60 - Recommended Conditions of Approval (SP-2022-03) Page 5 The Brock Zents Partnership Tree Compensation 38. That the Owner agrees that prior to final approval of the draft plan, compensation for the loss of tree canopy will be required either through replacement planting or cash-in-lieu, to be paid to the City of Pickering, in accordance with the Duffin Heights Environmental Servicing Plan. Where compensation through replanting is being considered, the Owner will be required to provide a Landscape Plan indicating the location, size and species of all trees, including boulevard trees, to the satisfaction of the Director, Engineering Services. Engineering Plans 39. That the Owner ensures that the engineering plans are coordinated with the streetscape/architectural control guidelines and further that the engineering plans coordinate the driveway, street hardware and street trees to ensure that conflicts do not exist, asphalt is minimized and all objectives of the streetscape/architectural control guidelines can be achieved. 40. That the Owner satisfies the City respecting the submission of appropriate engineering drawings that detail, among other things: City services, roads, storm sewers, sidewalks, lot grading, streetlights, fencing, tree planning, and financially secure such works. 41. That the engineering plans be coordinated with the architectural design objectives. Noise Attenuation 42. That the Owner agrees in the subdivision agreement to implement noise control measures and warning clauses as recommended in the Noise Feasibility Study. Parkland Dedication 43. That the Owner satisfies the City with respect to its obligation to provide parkland or payment of cash-in-lieu in accordance with the parkland dedication requirements of the Planning Act. Fire 44. That the Owner agrees that no development will proceed on any lands until adequate services are available including adequate water pressure to the satisfaction of the City’s Fire Services Department. Duffin Heights Cost Sharing 45. That the Owner satisfy, to the satisfaction of the City, all matters required by the Duffin Heights Environmental Servicing Plan, including but not limited to the following: i. Functional Servicing and Stormwater Report; ii. Monitoring Report; iii. Compensation Report; iv. Fish Habitat Restoration Fund contribution; v. Watershed System Monitoring and Management Fund contribution; and vi. Adaptive Management Fund contribution. - 61 - Recommended Conditions of Approval (SP-2022-03) Page 6 The Brock Zents Partnership 46. That the Owner satisfies the City with a letter from the Trustee for the Duffin Heights Landowners Group Inc. acknowledging that the Owner continues to be a Participating Owner pursuant to the cost-sharing agreement for Duffin Heights and that the Owner has made all payments due under the said cost-sharing agreement. Model Homes 47. That the Owner enters into a Model Home Agreement with the City, if applicable for this Draft Plan. All model homes must be in compliance with the approved site plan drawings. Toronto and Region Conservation Authority (TRCA) 48. That prior to the initiation of final grading, and prior to the registration of this Draft Plan of Subdivision or any phase thereof, the owner shall submit the following to the TRCA and the City of Pickering for review and approval: i. A detailed Stormwater Management Report to include a detailed design for the storm drainage system for the proposed development including: a. plans illustrating how this drainage system will tie into surrounding drainage systems and stormwater management techniques which may be required to control minor or major flows; b. appropriate Low Impact Development stormwater management practices to be used to treat stormwater, to mitigate the impacts of development on the quality and quantity of ground and surface water resources as it relates to terrestrial and aquatic habitat; c. detailed design and maintenance plans for any stormwater management facilities; d. an Erosion and Sediment Control Report and Plan, consistent with the Erosion and Sediment Control Guideline for Urban Construction (Greater Golden Horseshoe Area Conservation Authorities, 2006), as amended; and e. location and description of all outlets and other facilities which may require a permit pursuant to regulations under the Conservation Authorities Act. ii. That overall grading plans for the lands within the Draft Plan of Subdivision illustrating, among others, how all vegetation in the natural heritage system will be protected from grading and construction impacts. iii. That the Owner shall prepare a construction phasing plan including the required dewatering details during detailed design, acceptable to the TRCA. iv. That the Owner shall prepare any required civil plans such as the final grading plans associated with Four Seasons Lane, acceptable to the TRCA. v. That the Owner will provide the necessary details pertaining to feature removal mitigation for Four Seasons Lane, during detailed design, and acceptable to the TRCA. - 62 - Recommended Conditions of Approval (SP-2022-03) Page 7 The Brock Zents Partnership 49. That the owner agrees in the subdivision agreement, in wording acceptable to the TRCA: i. To carry out, or cause to be carried out, to the satisfaction of the TRCA, the recommendations of the technical reports referenced in Condition No. 47. ii. To agree to, and implement, the requirements of the TRCA's conditions in wording acceptable to the TRCA. iii. To design and implement on and off-site erosion and sediment control. iv. To maintain all stormwater management and erosion and sedimentation control structures operating and in good repair during the construction period, in a manner satisfactory to the TRCA. v. To obtain all necessary permits pursuant to the Conservation Authorities Act, from the TRCA. vi. To implement all water balance/infiltration measures identified in the approved Stormwater Management Report. 50. The Draft Plan of Subdivision shall be subject to any redline revisions necessary to implement the above conditions. Canadian Pacific Railway 51. That the Owner agrees to include in all offers of purchase and sale, the following clause: Canadian Pacific Railway and/or its assigns or successors in interest has or have a railway right-of-way and/or yard located adjacent to the subject land hereof with operations conducted 24 hours a day, 7 days a week, including the shunting of trains and the idling of locomotives. There may be alterations to, or expansions of, the railway facilities and/or operations in the future, which alterations or expansions may affect the living environment of the residents in the vicinity. Notwithstanding the inclusion of any noise and/or vibration attenuating measures in the design of the development and individual dwellings, Canadian Pacific Railway will not be responsible for complaints or claims arising from the use of its facilities and/or its operations on, over, or under the aforesaid right-of-way and/or yard. Canada Post Corporation 52. That the Owner agrees to consult with Canada Post to determine suitable locations for the placement of Community Mailboxes and to indicate these locations on appropriate servicing plans. 53. That the Owner agrees, prior to offering any of the residential units for sale, to place a "Display Map" on the wall of the sales office in a place readily available to the public which indicates the location of all Canada Post Community Mailbox site locations, as approved by Canada Post and the City of Pickering. - 63 - Recommended Conditions of Approval (SP-2022-03) Page 8 The Brock Zents Partnership 54. That the Owner agrees to include in all offers of purchase and sale a statement, which advises the prospective new home purchaser that mail delivery will be from a designated Community Mailbox, and to include the exact locations (list of lot #s) of each of these Community Mailbox locations; and further, advise any affected homeowners of any established easements granted to Canada Post. 55. That the Owner agrees to be responsible for officially notifying the purchasers of the exact Community Mailbox locations prior to the closing of any home sales with specific clauses in the Purchase offer, on which the homeowners do a sign-off. 56. That the Owner agrees to provide the following for each Community Mailbox site and include these requirements on appropriate servicing plans: i. A Community Mailbox concrete base pad per Canada Post specifications. ii. Any required walkway across the boulevard, as per municipal standards. iii. Any required curb depressions for wheelchair access. 57. That the Owner agrees to determine, provide, and fit up a suitable gravel area 30 to 60 days prior to the first occupancy to act as a Temporary Community Mailbox location(s) which may be utilized by Canada Post until the permanent mailbox pads, curbs, sidewalks, and final grading have been completed at the permanent CMB site locations. Other Approval Agencies 58. That any approvals which are required from the Region of Durham, Toronto and Region Conservation Authority, Canada Post or any utility for the development of this plan be obtained by the Owner and upon request written confirmation to be provided to the City as verification of these approvals. Plan Revisions 59. That the Owner acknowledges and agrees that the Draft Plan of Subdivision and associated conditions of approval may require revisions to the satisfaction of the City, to implement or integrate any recommendation resulting from studies required as conditions of approval. 60. That the Owner revises the Draft Plan as necessary to the satisfaction of the City, to accommodate any technical engineering issues which arise during the review of the final engineering drawings. Required revisions may include revising the number of residential building lots or reconfiguring the roads or lots to the City’s satisfaction. 61. That the Owner agrees to implement the requirements of all studies that are required by the City for the development of this Draft Plan of Subdivision to the satisfaction of the City. 62. That as the Owner of the proposed subdivision, it is your responsibility to satisfy all conditions of draft approval in an expeditious manner. The conditions of draft approval will be reviewed periodically and may be amended at any time prior to final approval. The Planning Act provides that draft approval may be withdrawn at any time prior to final approval. - 64 - Recommended Conditions of Approval (SP-2022-03) Page 9 The Brock Zents Partnership 63. All plans of subdivision must be registered in the Land Titles system within the Regional Municipality of Durham. 64. That where agencies’ requirements are required to be included in the City of Pickering subdivision agreement, a copy of the agreement should be sent to agencies in order to facilitate their clearance of conditions for final approval of the plan. the addresses and emails of these agencies are: a) Region of Durham, 605 Rossland Road East, Whitby, ON L1N 6A3 Applications-and-Precons@durham.ca b) Toronto and Region Conservation, 5 Shoreham Drive, Toronto, ON M3N 1S4 durhamplan@trca.ca c) Canadian Pacific Railway, 7750 Ogden Dale Road SE, Calgary, AB T2C 4X9 real_estatecanada@cpr.ca d) Canada Post Corporation, 1860 Midland Avenue, 2nd Floor, Scarborough, ON M1P 5A1 Nadya.singh@canadapost.ca 65. That prior to final approval of the plan for registration, the Director, City Development & CBO for the City of Pickering shall be advised in writing by: a) The Region of Durham, how Conditions 2 to 9, inclusively, have been satisfied; b) The Toronto and Region Conservation, how Conditions 48 to 50, inclusively, have been satisfied; c) Canadian Pacific Railway, how Condition 51, inclusively, has been satisfied; and d) Canada Post Corporation, how Conditions 52 to 57, inclusively, have been satisfied. Notes to Draft Approval 66. This draft approval shall lapse five years from the date the draft approval has been granted if the noted conditions have not been fulfilled, or if it has not been extended by the City of Pickering. - 65 - Appendix II to Report No. PLN 10-25 Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 08/22 - 66 - The Corporation of the City of Pickering By-law No. XXXX/25 Being a by-law to amend Zoning By-law 8149/24, as amended, to implement the Official Plan of the City of Pickering, Region of Durham, being Part of Lot 19, Concession 3, Now Part of Lots 3 and 4, 40R-27228, and Part of Lots 1, 2, and 3, Plan 585, Now Part of Lot 14, 40R-2633 (A 08/22, SP-2022-03, CP-2022-04) Whereas the Council of The Corporation of the City of Pickering deems it desirable to permit a common element condominium consisting of rear-lane townhouses, and a standard condominium consisting of stacked and stacked back-to-back townhouses on the lands being Part of Lot 19, Concession 3, Now Part of Lots 3 and 4, 40R-27228, and Part of Lots 1, 2, and 3, Plan 585, Now Part of Lot 14, 40R-2633; And whereas an amendment to By-law 8149/24, as amended, is therefore deemed necessary; Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: 1. Schedule 1 of By-law 8149/24, as amended, is hereby further amended to include the notations depicted on Schedule I to this By-law. 2. The provisions of this By-law shall apply to the lands being Part of Lot 19, Concession 3, Now Part of Lots 3 and 4, 40R-27228, and Part of Lots 1, 2, and 3, Plan 585, Now Part of Lot 14, 40R-2633, in the City of Pickering, designated “#XXX(R3B)”, “#XXX(OS)” and “EP” on Schedule I to this By-law. 3. Section 15, Exceptions, of By-law 8149/24, as amended, is hereby further amended by adding a new Exception Zone X### as follows: Exception Zone ### (By-law XXXX/25) 1. Definitions a) “Dwelling, Multiple – Horizontal” means a building containing three (3) or more dwelling units attached horizontally by an above-grade wall or walls. b) “Dwelling, Stacked” means a residential use building for four (4) or fewer storeys in height containing three (3) or more principle dwelling units where the units are divided horizontally and vertically and in which each dwelling unit has an attached private garage and an independent entrance at the ground level or through a common entrance at the ground level or at the first storey above ground and may have shared exit facilities above the first floor. c) “Dwelling, Stacked Back-to-Back” means a residential use building for four (4) or fewer storeys in height containing three (3) or more principle dwelling units where the units are divided horizontally and vertically and in which each dwelling unit - 67 - By-law No. XXXX/25 Page 2 has an independent entrance at the ground level or through a common entrance at the ground level or at the first storey above ground and may have shared exit facilities above the first floor. d) “Private Park” means an area of land not under the jurisdiction of a public authority that is designed or maintained for active or passive recreational purposes, and may be comprised of trees, plants, decorative stonework, play structure, public art, retaining walls, walkways, stairs, steps, or other landscape or architectural elements. 2. Permitted Uses and Zone Regulations (“#XXX(R3B)” Zone) a) Permitted Uses (“#XXX(R3B)” Zone) Notwithstanding Section 6.4.1, Table 6.8, related to Uses Permitted in the Residential Third Density Zones, no person shall, within the lands zoned “#XXX(R3B)”, use any lot, building, or structure for any purpose except the following: i. For the lands in the cross-hatched area in Figure 1: Dwelling, Stacked ii. For the lands in the vertical-hatched area in Figure 1: Dwelling, Stacked Back-to-Back iii. For the lands in the diagonally-hatched area in Figure 1: Dwelling, Multiple – Horizontal b) Zone Regulations (“#XXX(R3B)” Zone) Notwithstanding Section 6.4.2, Table 6.9, related to Lot and Building Requirements for the Residential Third Density Zones, no person shall, within the lands zoned “#XXX(R3B)”, use any lot, or erect, alter, or use any building or structure except in accordance with the following: i. Lot Area A. minimum – no requirement (NR) ii. Lot Frontage A. Stacked and Stacked Back-to-Back 1) minimum – NR B. Multiple – Horizontal 1) minimum – 3.7 metres iii. Building Location A. No building or part of a building or structure shall be erected outside of the building envelope as depicted on Figure 2. - 68 - By-law No. XXXX/25 Page 3 iv. Front Yard A. Stacked and Stacked Back-to-Back 1) minimum – NR B. Multiple – Horizontal 1) minimum – 2.4 metres v. Side Yard A. Stacked and Stacked Back-to-Back 1) minimum – NR B. Multiple – Horizontal 1) minimum – 1.4 metres, except where dwellings on abutting lots share a common wall, no interior side yard shall be required adjacent to that wall on either lot, or where a dwelling is adjacent to a common element walkway, no interior side yard shall be required adjacent to that wall vi. Rear Yard A. minimum – NR vii. Setback Between Building Blocks A. minimum – 11.0 metres between the front wall of a building or a dwelling where it faces the front wall of another building or dwelling B. minimum – 3.0 metres between the exterior walls of buildings or dwellings, except the front wall viii. Lot Coverage A. maximum – NR ix. Building Height A. Stacked and Multiple – Horizontal 1) maximum – 12.5 metres B. Stacked Back-to-Back 1) maximum – 17.5 metres - 69 - By-law No. XXXX/25 Page 4 x. Private Amenity Area A. minimum – 4.5 square metres per unit xi. Balcony Depth A. minimum – 1.5 metres xii. Garage Requirements A. Stacked 1) minimum – one private garage per unit, the vehicular entrance of which shall be located not less than 6.0 metres from a private street B. Multiple – Horizontal 1) minimum – one private garage per unit, the vehicular entrance of which shall be located not less than 1.5 metres from a private street xiii. Interior Garage Requirements A. Stacked 1) minimum – a private garage shall have a minimum width of 3.0 metres and a minimum depth of 6.0 metres, however, the width may include one interior step and the depth may include two interior steps B. Multiple – Horizontal 1) minimum – a private garage shall have a minimum width of 5.6 metres and a minimum depth of 5.7 metres, however, the width may include one interior step and the depth may include two interior steps 2) minimum – a private garage may permit tandem parking and shall have a minimum width of 3.0 metres and a minimum depth of 11.4 metres, however, the width may include two interior steps and the depth may include one interior step xiv. Driveway Width A. Stacked & Multiple – Horizontal 1) maximum – a driveway shall not exceed the width of the building or structure to which it provides access c) Parking Space Requirements (“#XXX(R3B)” Zone) Notwithstanding Section 5.2, Table 5.1, related to Minimum Parking Space Requirements, every building or structure erected, enlarged, or used in - 70 - By-law No. XXXX/25 Page 5 accordance with the provisions of this By-law shall be provided with the minimum required number of parking spaces as follows: i. Stacked & Multiple – Horizontal A. minimum – 2.0 spaces per unit plus 0.25 visitor spaces per unit ii. Stacked Back-to-Back A. minimum – 1.0 space per unit plus 0.25 visitor spaces per unit d) Special Provisions (“#XXX(R3B)” Zone) i. Number of Dwelling Units A. minimum – 78 B. maximum – 275 ii. No building, or portion of a building, or structure shall be erected within the building envelope, unless a minimum of 60 percent of the entire length of the build-to-zone, as depicted on Figure 2, contains a building or part of a building. iii. A private street shall have a minimum width of 6.5 metres. iv. Despite any minimum front yard or side yard, on a corner lot, the minimum setback to a corner rounding at the front or side of the lot shall be 1.0 metre. v. Projections such as window sills, chimney breasts, fireplaces, belt courses, cornices, pilasters, eaves, eave troughs, and other similar architectural features may be located beyond the building envelope, as depicted on Figure 2, and in any required yard, provided that no such feature projects beyond the building envelope or required yard more than 0.6 of a metre or half the distance of the required yard, whichever is less. vi. Walls or screens to screen utilities may be located beyond the building envelope, as depicted on Figure 2, and in any required yard to a maximum of 1.2 metres but shall not extend beyond the property line. vii. A porch, uncovered deck, or balcony may encroach beyond the building envelope, as depicted on Figure 2, and any required front yard to a maximum of 2.5 metres but shall be located a minimum of 1.2 metres from a lot line. viii. An uncovered porch or uncovered deck not exceeding 2.0 metres in height above grade, may encroach a maximum of 2.0 metres beyond the building envelope, as depicted on Figure 2, into any required rear yard. - 71 - By-law No. XXXX/25 Page 6 ix. Stairs to a porch, uncovered deck, or entrance may encroach to within 0.45 of a metre of the front lot line, to within 1.0 metre of a rear lot line, and to within 0.6 of a metre of a side lot line. x. A bay, box, or bow window, with or without foundation and having a maximum width of 4.0 metres, may encroach beyond the building envelope, as depicted on Figure 2, and any required yard to a maximum of 0.6 of a metre, or half the distance of the required yard, whichever is less. xi. Waste shall be stored within a fully enclosed building, structure, or partially underground structure, which may be located beyond the limits of the building envelope, as depicted on Figure 2, but no closer than 1.0 metre to any lot line. Nothing in this By-law shall prevent waste collection from occurring at a designated loading space at grade. xii. Air conditioners are to be in the rear yard or side yard, on or below a balcony or roof, or on a private patio at or below grade. Such units shall not be located any closer than 0.6 of a metre to a side lot line and shall not be located on any easement in favour of the City of Pickering or Region of Durham. xiii. Visitor parking shall be setback a minimum of 3.0 metres from all public streets. xiv. A staircase accessing an underground parking structure may encroach into any yard or building separation, provided the staircase does not project more than 3.0 metres above grade. xv. A wall mounted bicycle parking space shall be permitted to encroach into the area required for a parking space within an underground parking structure. e) Special Regulations (“#XXX(R3B)” Zone) i. The lot line abutting Brock Road, Zents Drive, or Four Seasons Lane shall be deemed the front lot line for the lands in the vertical and diagonal hatched areas in Figure 1. ii. Where a lot is bounded on opposite sides by a private street, the lot line closest to the primary door entrance is deemed to be the front lot line for the lands in the cross hatched area in Figure 1. iii. A water meter building, required by the Region of Durham for the purpose of measuring the quantity of water delivered, shall be exempt from “#XXX(R3B)” zone use provisions and requirements. iv. Accessory structures, such as pergolas, shed, or other similar structures, shall not be permitted on the balcony above the garage of a dwelling unit. - 72 - By-law No. XXXX/25 Page 7 v. The outdoor private amenity area located above the garage at the rear of a dwelling unit shall not be enclosed. f) Model Homes (“#XXX(R3B)” Zone) i. A maximum of 2 blocks, together with not fewer than two parking spaces per Model Home, may be constructed on the lands zoned “#XXX(R3B)” on Schedule I to this By-law, prior to the division of those lands by lifting of part lot control, provided each zone does not exceed 1 block. ii. Model homes shall not be permitted until an agreement has been entered with the City of Pickering. iii. A model home shall comply with the applicable requirements of this By-law for the type of dwelling the model home represents. g) Temporary Sales Office (“#XXX(R3B)” Zone) i. Section 4.41, related to Temporary Sales Office, shall apply to the lands zoned “#XXX(R3B)” on Schedule I to this By-law. 3. Permitted Uses and Zone Regulations (“#XXX(R3B)” Zone) a) Permitted Uses (“#XXX(OS)” Zone) Notwithstanding Section 11.2, Table 11.2, related to Uses Permitted in the Environmental Protection and Open Space Zones, no person shall, within the lands zoned “#XXX(OS)”, use any lot, building, or structure for any purpose except the following: i. Private Park b) Zone Regulations (“#XXX(OS)” Zone) i. A water meter building shall not be permitted on the lands zoned “#XXX(OS)” on Schedule I to this By-law. - 73 - By-law No. XXXX/25 Page 8 4. Figures a) Figure 1 b) Figure 2 - 74 - By-law No. XXXX/25 Page 9 4. By-law 8149/24, as amended, is hereby further amended only to the extent necessary to give effect to the provisions of this By-law. Definitions and subject matters not specifically dealt with in this By-law shall be governed by the relevant provisions of By-law 8149/24, as amended. 5. This By-law shall come into force in accordance with the provisions of the Planning Act. By-law passed this XXth day of XXXX, 2025. ________________________________ Kevin Ashe, Mayor ________________________________ Susan Cassel, City Clerk - 75 - " 17.1 m E EP If:! ..--Ol W£"H CXl ~ CXl 3 Zents Drive . <$' 23.0 m 41 .6 m 33.2 m 9.6 m 7, "\·/ E r-... (V) ..-- N 63.2 m m X### (OS) w i·rn X### (R3B) w v·gi~ ~l ~tu>~ iri►X### (OS) ..... NI h--..... w L" ~l .___+- (J.) N 3 I~ ..... <D CJl CJl s- '-- Schedule I to By-Law XXXX/25 Passed This XXrd Day of XXXX 2025 Mayor Clerk .::, CCI 0 0:: .::tt:. (..) e C£l LJ Rex Heath Drive t tv - 76 - Attachment 1 to Report PLN 10-25 Carousel Drive William Jackson Drive Adirondack Chase Grenwich Glen Ga r r i s o n C r o s s i n g Pure Springs Boulevard Jackpine Crossing Bronzedale Str e et Ge n e r r a M e w s Byford Street Rex Heath Drive Ma y a p p l e C r o s s i n g La d y f e r n C r o s s i n g Tally Street Na n t u c k e t C h a s e Bo s t o n G l e n Br o c k R o a d Zents Drive City DevelopmentDepartment Location MapFile:Applicant:Municipal Address: SP-2022-03, A 08/22 & CP-2022-04 Date: Feb. 10, 2025 ¯ E The Brock Zents Partnership 2660, 2670 & 2680 Brock Road SubjectLands L:\PLANNING\01-MapFiles\SP\2022\SP-2022-03, A 0822, CP-2022-04 Brock Zents Developments 2680 Inc\SP-2022-03_LocationMap_v2.mxd 1:3,500 SCALE:THIS IS NOT A PLAN OF SURVEY. © The Corporation of the City of Pickering Produced (in part) under license from: © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.; © His Majesty the King in Right of Canada, Department ofNatural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers. All rights reserved.; © Municipal PropertyAssessment Corporation and its suppliers. All rights reserved. 2660 Brock Road 2670 Brock Road 2680 BrockRoad - 77 - Attachment 2 to Report PLN 10-25 William Jackson Drive Adirondack Chase Grenwich GlenCa n a d i a n S t r e e t Ga r r i s o n C r o s s i n g PureSprings Boulevard JackpineCrossing Bronzedale Stre et Ge n e r r a M e w s Huckleberry Crossing Spinnaker Mews Bruny Avenue C arousel Drive Dusty Drive Winville Road Calico Mews Edgecroft Drive Misthollow Drive Scenic Lane Drive Til l i n g s R oad Byford StreetTe a k M e w s Pe n n y L a n e Rex Heath Drive Carousel Mews Le g i a n M e w s Tally Street Kalmar Avenue Hayden Lane Na n t u c k e t C h a s e E ar l G re y A venue Br o c k R o a d Four Seas o n s L ane Bo s t o n G l e n Liatris Drive Dersan Street St a r b o a r d M e w s Zents Drive Air Photo Map Date: Feb. 10, 2025 ¯ E SubjectLands L:\PLANNING\01-MapFiles\SP\2022\SP-2022-03, A 0822, CP-2022-04 Brock Zents Developments 2680 Inc\SP-2022-03_AirPhoto.mxd 1:5,000 SCALE: THIS IS NOT A PLAN OF SURVEY. © The Corporation of the City of Pickering Produced (in part) under license from: © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.; © His Majesty the King in Right of Canada, Department ofNatural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers. All rights reserved.; © Municipal PropertyAssessment Corporation and its suppliers. All rights reserved. City DevelopmentDepartment 2660 Brock Road 2670 Brock Road 2680 BrockRoad File:Applicant:Municipal Address: SP-2022-03, A 08/22 & CP-2022-04 The Brock Zents Partnership 2660, 2670 & 2680 Brock Road - 78 - Attachment 3 to Report PLN 10-25 Revised Draft Plan of Subdivision City Development Department March 14, 2025FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. SP-2022-03, A 08/22, CP-2022-04 The Brock Zents PartnershipApplicant: Municipal Address: DATE: File No: 2660, 2670 & 2680 Brock Road L:\Planning\01-MapFiles\SP\2022 N - 79 - Attachment 4 to Report PLN 10-25 Original Site Plan City Development Department March 10, 2023FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. SP-2022-03, A 08/22, CP-2022-04 The Brock Zents PartnershipApplicant: Municipal Address: DATE: File No: 2660, 2670 & 2680 Brock Road L:\Planning\01-MapFiles\SP\2022 N Stacked Townhouse Units Common Amenity Area Stacked Townhouse Units Stacked Townhouse Units Landscaped Entry Feature - 80 - Attachment 5 to Report PLN 10-25 Revised Site Plan City Development Department March 20, 2025FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. SP-2022-03, A 08/22, CP-2022-04 The Brock Zents PartnershipApplicant: Municipal Address: DATE: File No: 2660, 2670 & 2680 Brock Road L:\Planning\01-MapFiles\SP\2022 N - 81 - Attachment 6 to Report PLN 10-25 L:\Planning\01-MapFiles\SP\2022 March 14, 2025DATE: Applicant: Municipal Address: File No: Revised Draft Plan of Condominium FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department SP-2022-03, A 08/22, CP-2022-04 The Brock Zents Partnership 2660, 2670 & 2680 Brock Road - 82 - Attachment 7 to Report PLN 10-25 L:\Planning\01-MapFiles\SP\2022 March 20, 2025DATE: Applicant: Municipal Address: File No: Revised Conceptual Renderings FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department SP-2022-03, A 08/22, CP-2022-04 The Brock Zents Partnership 2660, 2670 & 2680 Brock Road - 83 - Attachment 8 to Report PLN 10-25 Response to Comments from Committee Members and Area Residents Re: SP-2022-03, A 08/22, CP-2022-04 Below are responses to questions and concerns raised by area residents through written comments. Comments from Area Residents Response Concerned with the loss of mature vegetation (woodlot) on the lands to accommodate the development, which provides noise attenuation and passive amenity space. In support of the proposed development, the applicant submitted a Noise Feasibility Study, prepared by HGC Engineering, dated October 21, 2022. The study found that the loudest noise source within the surrounding area is from traffic along Brock Road, and that the townhouse units adjacent to Brock Road will be most affected by this noise. The study recommends various noise control measures for these units, including, but not limited to, upgrading the glazing for all windows and doors. The recommended mitigation measures and warning clauses will be implemented through conditions of draft plan approval and site plan approval. The significant woodlands, located on a part of the subject lands, are proposed to be rezoned to an Environmental Protection (EP) zone and conveyed into public ownership. These woodlands, together with the lands to the west owned by Infrastructure Ontario (IO), contain natural heritage and hydrologic features and are not intended for public use for amenity purposes. Requested that the applicant provide a pedestrian and bicycle path through the woodlot. As noted above, the significant woodlands, located on a part of the subject lands, are proposed to be rezoned to an Environmental Protection (EP) zone and conveyed into public ownership. These woodlands, together with the lands to the west owned by IO, contain natural heritage and hydrologic features and are not intended for public use for amenity purposes. Concerned that future construction activities will result in disruption to school bus schedules. As part of the ongoing site plan approval process, the applicant has prepared a Construction Management Plan. Engineering Services staff will review the plan to ensure that future construction activities comply with the City’s regulations, and minimize impacts on the neighbourhood, public roads, and the environment. Concerned that construction vehicles will park on surrounding residential streets and block driveways. - 84 - Comments from Area Residents Response Among other matters, the Construction Management Plan will specify designated areas within the site for parking construction vehicles and storing equipment and materials to ensure future construction activities do not disrupt surrounding streets. Concerned that existing elementary schools will not be able to accommodate future students from the proposed development. The Durham District School Board has reviewed the proposal and has no objections. The School Board has advised that the students generated from this development will attend existing schools, until a new elementary school is constructed on the lands at the northwest corner of Dersan Street and Tillings Road. The applications were also circulated twice to the Durham Catholic District School Board. However, the City did not receive comments back on either occasion. Concerned that there are not enough medical services within the immediate area to support existing and future residents. The subject lands are in proximity to the following medical clinics: • Jerry Coughlan Health and Wellness Centre, located within a 2-minute drive or 10-minute walk • Med Cure Pharmacy & Medical Clinic, located within a 2-minute drive or 14-minute walk Other services within proximity include: • Seaton Place Dental, located within a 2-minute drive or 14-minute walk • Seaton Physio & Wellness Clinic, located within a 2-minute drive or 14-minute walk Concerned that garbage from future dwellings will not be contained within the subject lands, especially during episodes of heavy winds. The applicant has indicated that the internal private roads within the development have been designed to accommodate municipal curbside waste collection. The Region of Durham Works Department reviewed the proposal and confirmed that public waste collection will be available for the site. Internal to the site, the applicant has provided garbage staging areas on the driveways of the stacked and rear-lane units, and a shared garbage staging and loading area (located along the south property line) for the stacked back-to- back units. - 85 - Below are responses to questions raised by Members of the Planning & Development Committee at the Statutory Public Meeting. Questions from Committee Applicant or Staff’s Response Questioned whether the applicant would be incorporating affordable housing into the development. No affordable housing units are proposed as part of this development. However, the development will contribute to the supply of housing within the neighbourhood while offering a range of unit sizes/types to accommodate people and family structures of all ages and socioeconomic status, which can be considered more affordable and attainable than other forms of ground-related housing. Requested that the applicant prepare a construction management plan to mitigate adverse impacts on the community during construction. As noted above, the applicant has prepared a Construction Management Plan as part of the ongoing site plan approval process. Engineering Services staff are working with the applicant to ensure that future construction activities comply with the City’s requirements. Questioned whether residents would have access to the woodlot. As noted above, the significant woodlands, located on the subject lands and the lands owned by IO, contain natural heritage and hydrologic features and are not intended for public use for amenity purposes. - 86 -