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HomeMy WebLinkAboutInformation Report 03-26Statutory Public Meeting Information Report Report Number: 03-26 Date: March 9, 2026 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Official Plan Amendment OPA 25-004P Seaton TFPM Inc. Brock Road and Highway 407 Seaton Community 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding an Official Plan Amendment application submitted by Seaton TFPM Inc. The amendment proposes a broader range of land uses for several properties located near Brock Road and Highway 407 within the Seaton community. This report is for information purposes only, and no decision on this application will be made at this time. A recommendation report will be presented to the Planning & Development Committee for their consideration once staff have completed a comprehensive evaluation of the proposal. 2. Property Location and Description The subject lands comprise multiple parcels of land located within the northeast quadrant of the Seaton Community, specifically within the Thompson’s Corner neighbourhood (see Location Map, Air Photo Map, and Neighbourhood Plan, Attachments 1 and 2, and Figure 1 on the next page). The subject lands are generally bounded by the following: North: Highway 7 and the Hamlet of Brougham, which contains a mix of residential, commercial, and public uses. West: Seaton Natural Heritage System, beyond which lies the Seaton Innovation Corridor, which permits prestige employment uses and includes the Kubota head office. East: Seaton Natural Heritage System and Sideline 16. South: Lands within the Thompson’s Corner Neighbourhood designated and zoned for community node and medium-density uses, and beyond lands for an elementary school and a village green. Information Report 03-26 Page 2 Highway 407 runs east–west, while Brock Road runs north–south through the neighbourhood. A Pickering GO Bus Carpool facility is located west of Brock Road, south of Highway 407. The majority of the subject lands have received draft plan of subdivision approval and are intended to be developed in phases to accommodate a range of land uses over time. The construction of residential units has commenced west of Brock Road and north of Alexander Knox Road, consisting primarily of detached and townhouse dwellings. 3. Applicant’s Proposal The applicant proposes to amend the land use designation for several properties located near Brock Road and Highway 407, within the Thompson’s Corners neighbourhood, as outlined in black on Figure 1 below. The lands are currently designated Prestige Employment (shown in blue), Prestige Employment Node (shown in purple) and Community Node (shown in pink with hatching). Figure 1: Thompson’s Corners Neighbourhood Plan Information Report 03-26 Page 3 The Prestige Employment lands are generally envisioned to develop as corporate office business parks, primarily focused on office uses, including standalone office buildings and employment uses that integrate office and prestige industrial operations. Limited business employment and personal service uses are also permitted to support the surrounding employment area. The Community Node lands are planned to be a compact, walkable area featuring a mix of commercial, community, and residential uses, serving the day-to-day needs of nearby residents as well as travelers passing through along Brock Road. The application proposes amendments to the City’s Official Plan and Envision Durham to change the land use designations and expand the range of permitted uses on the subject lands. A detailed summary of the proposed uses is provided on the following page. The purpose of the Official Plan Amendment is to bring the employment area land use policies into conformity with the current Provincial Policy Statement, while continuing to permit employment uses such as light manufacturing and employment-supportive services (including medical offices and certain commercial uses), notwithstanding current Provincial policy. The Amendment also proposes adjustments to adjacent land use designations to improve land use compatibility, support appropriate transitions, and permit a broader range of complementary land uses. Figure 2 below and Attachment 3 to this report illustrates the proposed land use designations for the Brock Road and Highway 407 area, and a summary of the proposed land uses by area is provided in the following section. Figure 2: Proposed Land Uses: Thompson’s Corners Neighbourhood Plan (Brock Road and Highway 7 area) Information Report 03-26 Page 4 Area 1: Community Node Proposed land uses include:  community, cultural and recreation uses  institutional, public and related facilities such as hospitals, medical testing facilities and laboratories  high-density residential uses  retailing of goods and services, offices, and restaurants as part of mixed-use development  freestanding offices, hotels and mixed-use buildings to be directed to locate close to the 407 interchange  light manufacturing, assembly and processing of goods, distribution facilities, and light service industries, as well as the retailing of goods and services, and restaurants in freestanding buildings and west of the Hamlet of Brougham Area 2: Low-Density Areas Type 1 Proposed land uses include:  detached dwellings, semi-detached and townhouse forms  residential density over 25 units per net hectare and up to and including 40 units per net hectare Area 3: Medium Density Area Proposed land uses include:  detached dwellings, semi-detached and townhouse forms  detached and semi-detached to comprise no more than 25 percent of all unit types, with the designation  residential density over 40 units per net hectare and up to and including 80 units per net hectare Areas 4, 5 and 7: Mixed Use Corridor Type 2 Proposed land uses include:  variety of townhouse forms, apartment buildings  detached and semi-detached dwellings would be prohibited  retail uses permitted at grade  interim sole commercial uses, where market conditions are not conducive to high density residential development  residential density over 60 units per net hectare and up to and including 180 units per net hectare Information Report 03-26 Page 5 Area 6: Community Node – Interim Commercial Proposed land uses include:  interim sole commercial uses, where market conditions are not conducive to high-density residential development Area 8: Prestige Employment The Prestige Employment designation will be retained, with proposed modifications to permit a broader range of employment uses, including the removal of the existing prohibition on warehousing and other employment uses such as light manufacturing, assembly, and processing of goods in combination with a permitted use, such as an office. 4. Policy Framework 4.1 Provincial Planning Statement (2024) On October 20, 2024, the Ministry of Municipal Affairs and Housing (MMAH) issued a new Provincial Planning Statement (PPS), replacing both the Provincial Policy Statement (2020), and A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2019). Through Bill 97, the definition of “area of employment” in the Planning Act was amended on June 8, 2023, and came into effect on October 20, 2024. The definition is maintained in the PPS. The new definition has been revised to include only industrial-type employment. More specifically, it excludes institutional and commercial uses, as well as office uses not associated with a primary employment use. The PPS requires municipalities to plan for, protect and preserve employment areas for current and future uses, and ensure that the necessary infrastructure is provided to support current and projected needs. Employment areas are to be protected by prohibiting sensitive land uses such as residential uses. Additionally, the following uses are prohibited within employment areas: commercial, institutional and retail, and office not associated with the primary employment use. Prior to the PPS 2024, employment area conversions were prohibited outside of a municipal comprehensive Official Plan Review. Under the current PPS, an applicant can apply for an employment area conversion at any time, subject to the following criteria.  it must be demonstrated that the land is not required for employment purposes over the long term  there is a clear and identified need for the conversion  the lands are not required over the horizon of the projected growth for the employment purposes for which they are designated  the municipality will maintain sufficient employment lands to accommodate forecast employment growth to the horizon of Pickering’s Official Plan Information Report 03-26 Page 6  the proposed uses would not adversely affect the overall viability of the Employment Area or the achievement of the minimum intensification and density targets in Pickering’s Official Plan, as well as any other applicable policies Staff will continue to assess the proposal against the policies of the PPS during the ongoing review of this application. 4.2 Region of Durham Official Plan “Envision Durham” 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 (ROP) 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. Envision Durham designates the properties as “Employment Areas” with a Regional Corridor overlay along Brock Road. Employment Areas are the primary locations of employment generating uses such as manufacturing, assembly, processing, generation, freight and transportation, warehousing, storage, major facilities and similar uses that require access to highway, rail, shipping facilities and/ or separation from sensitive land uses. Staff will continue to assess the proposal against the ROP's policies during the ongoing review of this application. The application was circulated to Durham Region for review on matters of regional interest, including roads, servicing infrastructure, and waste management. 4.3 Pickering Official Plan The Official Plan designates the subject lands as “Prestige Employment” and “Community Node”. The lands are located within the Seaton Urban Area, and the Thompson’s Corners Neighbourhood Plan further designates the majority of the lands as “Prestige Employment Node”. The northwestern parcel fronting Highway 7 is designated as “Prestige Employment”, while the lands fronting Brock Road are designated as “Community Node”, as illustrated in Figure 1 to this report. The Seaton Employment Area has been planned to play a key role in accommodating high- quality employment opportunities in Pickering and the Region. All the employment lands within the Seaton Innovation Corridor are designated Prestige Employment in the current Pickering Official Plan. New industrial developments within the Prestige Employment designation requires higher performance standards related to building design and appearance, and restrict certain manufacturing uses, due to the high visibility of these lands from major freeways and their proximity to residential areas and other sensitive land uses. The Pickering Official Plan also permits limited personal service uses, convenience commercial uses, restaurants and financial institutions, provided they are ancillary to and serve the employment area. Information Report 03-26 Page 7 The Pickering Official Plan further limits permitted uses at gateway locations within the Seaton Prestige Employment Area, including the Whites Road and Highway 407 interchange, and the Brock Road and Highway 407 interchange. These areas are defined as “Prestige Employment Nodes” due to the planned function as major gateways into the Seaton Employment area and the broader Pickering community. These Employment Nodes are envisioned to develop as corporate office business parks, with a focus on office uses, including standalone office buildings and/or employment uses that integrate office and prestige industrial operations within the same building. Limited business employment and personal service uses are also permitted to support the surrounding employment area. The lands fronting Brock Road are designated as “Community Node” and are planned to be a compact, walkable area featuring a mix of commercial, community, service, and residential uses, serving the day-to-day needs of nearby residents as well as travelers passing through along Brock Road. 4.4 Pickering Official Plan Review “Pickering Forward” At the June 9, 2025, Planning & Development Committee meeting, Report PLN 16-25 provided an update on the Official Plan Review and the completed Growth Management Strategy. The report noted that the Prestige Employment Node designation in Seaton required further review through Pickering Forward. This review is required to ensure that employment areas conform to the PPS and the intended use of the lands, specifically by considering their proximity to residential and mixed-use developments. Through Pickering Forward, staff have identified evaluation criteria that can assist in the review of employment lands. 5. Public Engagement 5.1 Notice of Statutory Public Meeting Notice of the Statutory Public Meeting was mailed to all properties within 150 metres of the subject lands. In total, 29 property owners within this circulation radius received mailed notice, including builders active in the area, various government departments and public agencies that own or manage land in the area, and individual landowners. Seven notice signs were installed at multiple street frontages throughout the area. At the time of writing this report, the City has not received any written submissions from the public. 5.2 Agency Comments As of the date of this report, comments have been received from the following external agency based on the materials submitted in support of the official plan amendment application. Information Report 03-26 Page 8 5.2.1 Durham District School Board (DDSB)  the DDSB has reviewed the application and, based on the proposed redesignation of employment lands to residential uses in Areas 2 and 3 as shown in Figure 2 on page 3 of this report, an estimated pupil yield of approximately 600 elementary students and 240 secondary students is anticipated  a future elementary school site will be required to accommodate the additional anticipated enrolment growth in this neighbourhood 5.3 City Department Comments As of the date of this report, comments have been received from the following City Department based on the materials submitted in support of the official plan amendment application. 5.3.1 Sustainability  future development proposals will be guided by the applicable sustainability policies of the City’s Official Plan and will be reviewed through future rezoning, draft plan of subdivision, site plan, and related development applications  this approach supports the ongoing implementation of the City’s Seaton Sustainable Place- Making Guidelines (2011), or any updated City-endorsed sustainability guidelines in effect at the time of development 5.3.2 Engineering Services City Engineering Services has reviewed the application and has no concerns with the proposed Official Plan Amendment, subject to the following:  a Stormwater Management Strategy letter is required outlining the overall high-level approach to stormwater management for the subject lands  a high-level transportation impact letter is required to assess potential effects on the surrounding road network  future development applications shall include a Transportation Impact Study (TIS) prepared in accordance with the City of Pickering’s standards  additional parkland in the form a Village Green shall be required for lands proposed to be redesignated from Prestige Employment to Low and Medium Density Residential  future higher-density residential development within Community Node and Mixed-Use Corridor lands shall provide parkland dedication and/or Privately Owned Publicly Accessible Spaces (POPS) to ensure adequate outdoor amenity space  future development applications and/or detailed design submissions shall include: preliminary and detailed servicing and grading information (including drainage concept plans and erosion and sediment control measures); geotechnical and hydrogeological studies; and a Noise and Vibration Feasibility Assessment, given the site’s proximity to Highway 407 and major transportation corridors Information Report 03-26 Page 9 6. Planning & Design Section Comments The following key concerns and issues have been identified to date. These matters, and others identified through the circulation and detailed review of the proposal, must be addressed by the applicant before a final recommendation report is presented to the Planning & Development Committee.  ensure the proposal is consistent with the policies of the Provincial Planning Statement, and algins with the goals of Envision Durham and the City’s Official Plan, including the Seaton Urban Area policies  assess whether the conversion of employment lands and the proposed land uses are appropriate, having regard to economic needs and jobs, land use compatibility, and the extent to which they support the Thompson’s Corner neighbourhood as a complete community with a balanced mix of residential, commercial, employment, and community uses  evaluate the appropriateness of including light industrial uses within the proposed Community Node designation on the north side of Highway 407, given that the intent of this designation is to support a range of commercial, community, and cultural uses, as well as high-density residential development  require additional parkland to support the anticipated increase in residential population, with potential locations to be identified and assessed, and  assess the need for and potential location of an additional elementary school within the neighbourhood to accommodate anticipated enrolment growth Further issues may be identified following receipt and review of comments from the circulated departments, agencies and the public. The City Development Department will conclude its position on the application after it has received and assessed all comments. 7. Information Received Copies of the plans and studies submitted in support of the application are listed below and available for viewing on the City’s website at pickering.ca/devapp or at the offices of the City of Pickering, City Development Department:  Planning Justification Report, dated December 2025, prepared by Macaulay Shiomi Howson Ltd.  Economic Analysis, dated December 2025, prepared by KPEC Information Report 03-26 Page 10 8. Procedural Information 8.1 General  written comments regarding this proposal should be directed to the City Development Department  all comments received will be noted and used as input to a Recommendation Report prepared by the City Development Department for a subsequent meeting of Council or a Committee of Council  any member of the public who wishes to be notified of Council’s decision regarding this proposal must request such in writing to the City Clerk 9. Owner/Applicant Information The application was submitted by Seaton TFPM Inc., the primary landowner in the Brock Road and Highway 407 area. Other public agencies, including Infrastructure Ontario and the Ministry of Transportation, also own or manage lands within the area. Attachments: 1. Location Map 2. Air Photo Map 3. Proposed Land Uses: Thompson’s Corners Neighbourhood Plan (Brock Road and Highway 7 area) Prepared By: Cristina Celebre, MCIP, RPP, Principal Planner, Strategic Initiatives Approved/Endorsed By: Nilesh Surti, MCIP, RPP, Division Head, Development Review & Urban Design Approved/Endorsed By: Catherine Rose, MCIP, RPP, Chief Planner [7 Id' -e~r-y c 1ng on d -04!0/- P](KER]NG City Development Department 0 N , , i(]) !~ iai E Cl) Location Ma File: OPA 25-004/P A licant: Seaton TFPM Inc. Attachment 1 to Information Report 03-26 EffJn_Gonce/Ess. Rload Blazing I I Starfffiffien N A © The Corporation of the City of Pickering Produced (in part) under license from:© King's Printer, Ontario Ministry of Date: Feb. 12, 2026 Natural Resources. All rights reserved.;© His Majesty the King in Right of Canada, Department of Natural Resources. 1---------------< All rights reserved.;© Teranet Enterprises Inc. and its suppliers. All rights reserved.;© Municipal Property Assessment SCALE: 1: 15,000 Corporation and its suppliers. All rights reserved. misisNOTAPLANoFsuRVEv. l:\PLANNING\01-MapFiles\02 -Applications\OPA\2025\OPA 25-004PIOPA 25-004P.aprx -04!0/- P](KER]NG City Development Department Air Photo Ma File: OPA25-004/P A licant: Seaton TFPM Inc. © 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.;© Teranet Enterprises Inc. and its suppliers. All rights reserved.;© Municipal Property Assessment Corporation and its suppliers. 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