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HomeMy WebLinkAboutPLN 09-25Report 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 a residential 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 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. 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 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”. 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 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. 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. 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. 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. 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 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 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. 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: 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 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 Appendix I to Report No. PLN 09-25 Recommended Draft Plan Conditions for Draft Plan of Subdivision SP-2023-02 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 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 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. 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: 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 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. 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. 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. 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. 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. 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. 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. 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 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. 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: 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. 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 Appendix II to Report No. PLN 09-25 Recommended Zoning By-law Amendment for Zoning By-law Amendment A 05/23 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 hereby declared 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 the following 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 of 0.3 metres or less that has been established by the City to restrict or control access to an abutting public street, the reserve shall be deemed to constitute part of 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 of 0.3 metres or less that has been established by the City to restrict or control access to an abutting street, the lot is considered to have frontage on a public street. 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. 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 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 D2 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 <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 Assess ment 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 05-2 3 Seaton TFPM lc\A0S-23 Seaton TFPM lc\A0S-23 Seaton TFPM lc.aprx Attachment 1 to Report PLN 09-25 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 Min istry of Natural Resources . All rights reserved .;© His Majesty the King in Right of Canada , Department of Natura l Resources . All rights reserved.;© Tera net Enterp ri ses Inc. and its supp liers . All rights reserved .;© Municipa l Property Assessment Corporation and its supp liers . All rights rese rved . 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 THI S IS NOT A PLAN OF SURVEY. Attachment 2 to Report PLN 09-25 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 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 STR E E T 1 STREET 5 ST R E E T 3 ST R E E T 2 STREET 6 ST R E E T 2 S T R E E T 4 STREET 4 ST R 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 Blo c k 9 SDMA X . 3 U N I T S Block 8 Single Detache d MAX. 16 UNIT S Block 6 Single Detached MAX. 13 UNITS Block 5 Single Detached MAX. 10 UNITS B l o c k 4 S D M A X . 4 U N I T S Block 1 Single De t a c h e d MAX. 15 U N I T S B l o c k 2 S i n g l e D e t a c h e d M A X . 8 U N I T S Block 3 Single Detached MAX. 11 UNITS B l o c k 1 7 S i n g l e D e t a c h e d M A X . 8 U N I T S Bl o 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 7 Single Detached MAX. 15 UNITS Bl o c k 1 4 Si n g l e D e t a c h e d MA X . 9 U N I T S Bl o 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 1 2 Single D e t a c h e d MAX. 1 2 U N I T S Bl o c k 1 1 Si n g l e D e t a c h e d MA X . 1 9 U N I T S Bl o 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 Blo c k 1 9 SDMA X . 3 U N I T S 17 15 m x 1 5 m 15 m x 1 5 m Trail- Head Trail- Head Natural Heritage (F U 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