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HomeMy WebLinkAboutMarch 9, 2026 Statutory Public Meeting under the Planning Act Agenda Electronic Meeting March 09, 2026 - 07:00 PM Chair: Councillor Butt Please be advised that in accordance with Section 10.04 of the Procedure By-law, the City of Pickering is holding meetings in an electronic format until further notice. Members of the public may observe the meeting proceedings by viewing the livestream on the HTML Agenda or the archived video available on the City's website. Purpose of the Meeting Statutory Public Meetings under the Planning Act are held to receive input and feedback on certain types of planning applications before any decisions are made. How to Participate Members of the public that wish to comment on any of the matters listed below may do so by verbal delegation at the meeting or by written comment. To submit a Delegation Request Form or written comments, please visit pickering.ca/spm. Meeting Format For each of the Information Reports below, the general order of proceedings will be as follows: City Staff will provide a brief overview of the application;1. The applicant or their representative may provide information regarding the application;2. Members of the public who have registered in advance will be called upon by the Chair in the order in which they registered to make their delegations; and, 3. The Chair may call on the applicant and/or staff to provide clarification on matters raised by members of the public. 4. For inquiries related to accessibility, please contact Legislative Services Phone: 905.420.4611 | Email: clerks@pickering.ca. Call to Order Information Reports 1. 2. Delegations will be heard for each Information Report and will be called upon by the Chair in the order in which they have registered to speak. Information Report 03-26 Page 3 Official Plan Amendment OPA 25-004P Seaton TFPM Inc. Brock Road and Highway 407 Seaton Community Information Report 04-26 Page 16 Zoning By-law Amendment Application A 08/25 APCOM Enterprises Inc. 1794 Appleview Road Ashley Yearwood, Peace of Mind Planning Services Adjournment 2.1 2.2 2.2.1 3. Statutory Public Meeting under the Planning Act Agenda March 09, 2026 - 2 - Statutory 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. - 3 - 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 - 4 - 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) - 5 - 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 - 6 - 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 - 7 - 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. - 8 - 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. - 9 - 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 - 10 - 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 - 11 - 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 - 12 - [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 - 13 - -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. All rights reserved. l:\PLANNING\01-MapFiles\02 -Applications\OPA\2025\OPA 25-004PIOPA 25-004P.aprx Date: Feb. 12, 2026 - 14 - L:\Planning\01-MapFiles\OPA\2021 Applicant: File No: Proposed Land Uses: Thompson’s Corners Neighbourhood Plan (Brock Road and Highway 7 area) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 25-004/P Seaton TFPM Inc. Attachment 3 to Information Report 03-26 - 15 - Statutory Public Meeting Information Report Report Number: 04-26 Date: March 9, 2026 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Zoning By-law Amendment Application A 08/25 APCOM Enterprises Inc. 1794 Appleview Road 1. Purpose of this Report The purpose of this report is to provide preliminary information on a Zoning By-law Amendment application, submitted by APCOM Enterprises Inc., to facilitate an infill residential development. This report contains general information on the applicable Official Plan and other related policies and identifies matters raised to date. 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 property is located between Goldenridge Road and Appleview Road, south of Dunbarton Creek, within the Dunbarton Neighbourhood (see Location Map, Attachment 1). The property has area of approximately 3,184 square metres, with frontage on both Appleview Road and Goldenridge Road. The site currently contains a vacant one-and-a-half-storey detached dwelling with an existing gravel driveway accessing Appleview Road. The dwelling is proposed to be demolished, and the driveway access to Appleview Road is proposed to be removed. The property also contains vegetation and several mature trees, particularly at the northeastern quadrant of the site, where valleylands associated with the Dunbarton Creek are located. Some trees located outside the valleylands are proposed to be removed to accommodate the proposed development on the west portion of the site. Surrounding land uses consist primarily of one- and two-storey detached dwellings. The northeastern portion of the site abuts City-owned lands containing Dunbarton Creek and its associated valleylands (see Air Photo Map, Attachment 2). - 16 - Information Report 04-26 Page 2 3. Applicant’s Proposal The applicant has submitted a rezoning application to facilitate a future land division that would create three lots for detached dwellings on the western portion of the site fronting Goldenridge Road. The eastern portion of the site, which contains valleylands associated with Dunbarton Creek, is proposed to be conveyed to the City for long-term environmental protection (see Submitted Colour Concept Plan and Submitted Conceptual Elevations, Attachments 3 and 4). In addition, a 2.6 metre wide road widening along Goldenridge Road is proposed to be conveyed to the City. The table below summarizes key details of the future land division. Parcel Area Minimum Lot Frontage Lot 1 656.6 square metres 11.56 metres Lot 2 743.9 square metres 11.56 metres Lot 3 753.2 square metres 11.55 metres Environmental Buffer 940.2 square metres - Road Widening 90.1 square metres - Total 3,184.0 square metres - The table below summarizes key details of the building height and siting of the proposed dwellings. Lot Maximum Height Minimum Front Yard Setback Minimum Side Yard Setback Minimum Rear Yard Setback Lot 1 9.35 metres 21.77 metres Lot 2 8.44 metres 32.06 metres Lot 3 2 storeys (approximately 9.8 metres to the top of roof) 5.77 metres 1.2 metres on one side/ 0.6 metres on the other side 36.22 metres Vehicular access to the lots is proposed from Goldenridge Road. The two northerly lots (Lots 1 and 2) are each proposed to accommodate six parking spaces, including two spaces within a double-car garage and four spaces on the driveway. The southerly lot (Lot 3) is proposed to accommodate four parking spaces, including two spaces within a double-car garage and two spaces on the driveway. To protect the adjacent Dunbarton Creek, the applicant is providing a minimum 10-metre environmental buffer on the eastern portion of the property, measured from the staked top-of- bank. No trees are proposed to be removed within the valleylands or the environmental buffer. The applicant is proposing to remove 15 of the 70 trees on the property to accommodate the proposed dwellings and driveways, four of which are in poor condition and would require removal regardless of development. The applicant has indicated that all removed trees will be replaced on site or compensated through cash-in-lieu in accordance with City’s Tree Compensation requirements. One boulevard tree per lot is also proposed, subject to available spacing. - 17 - Information Report 04-26 Page 3 The proposed development will be subject to a future application for land division to create the proposed lots and to convey the environmental buffer block and road widening to the City. 4. Policy Framework 4.1 Durham Regional Official Plan “Envision Durham” Durham Regional Council adopted the Official Plan “Envision Durham” in May 2023. The Ministry of Municipal Affairs and Housing (MMAH) approved the Official Plan in part on September 3, 2024. On December 13, 2024, MMAH approved the remaining part of the Plan. On 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 Durham Region 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. The ROP designates the subject property as “Community Areas”. Lands within this designation are intended to offer a complete living environment, consisting of housing, commercial, institutional uses, and public service facilities, such as schools, libraries and hospitals. A key objective of this designation is for Community Areas to contain a variety of housing types, sizes and tenures, within connected community. The northeast portion of the property is also identified as being partially within the “Regional Natural Heritage System”. New development within this area may be permitted, subject to the submission of appropriate technical studies, as determined by the local municipality in consultation with the conservation authority. Staff will continue to evaluate the proposal against applicable Regional policies through the ongoing review of these applications. 4.2 Pickering Official Plan The Pickering Official Plan designates the subject property as “Urban Residential Areas – Low Density Area” within the Dunbarton Neighbourhood. This designation is intended primarily for residential, community, cultural, and recreational uses, and permits development at a maximum net residential density of up to and including 30 units per net hectare. The proposed residential infill development would achieve a density of approximately 14 units per net hectare, which is within the permitted range. The Official Plan also requires that new development protect and enhance the character of established neighbourhoods and reinforce existing built patterns, including building height, setbacks, lot coverage, and building position relative to the street. The Dunbarton Neighbourhood policies further recognize the area’s mix of built and natural features, including Dunbarton Creek, and require that new development within established residential areas, - 18 - Information Report 04-26 Page 4 including lands between Appleview Road and Fairport Road, be compatible with the existing neighbourhood character. The Official Plan identifies that the subject property contains key natural heritage features, including Significant Woodlands and Significant Valley Lands and Stream Corridors. In accordance with the Official Plan, development proposed within 120 metres of these features must be supported by an Environmental Impact Study (EIS). The EIS is required to identify natural heritage and hydrologic features, establish vegetation protection zones, and define development limits to ensure the development has no negative impacts on the features or their ecological functions. The applicant has submitted an EIS prepared by GeoProcess Research Associates Inc., dated October 27, 2025, which identifies significant woodlands, wetlands, and valleylands on the easterly portion of the property. As part of the field investigations, the dripline and top of bank were staked in consultation with the Toronto and Region Conservation Authority. Development within the area of influence of key natural heritage or hydrologic features must demonstrate no adverse impacts, that ecological health and connectively are maintained, and that connectivity is protected before, during, and after construction. The proposal will be evaluated against the Official Plan and Dunbarton Neighbourhood policies through the ongoing review of the applications. 4.3 Dunbarton Neighbourhood Development Guidelines The Dunbarton Neighbourhood Guidelines establish detailed development standards to ensure that development occurs in an orderly and attractive manner and is consistent with the established character of the neighbourhood. In reviewing development proposals, the following standards are to be considered: • a natural buffer is required along Dunbarton Creek • Goldenridge Road is subject to the provisions for “General Guidelines” and “New Internal Roads”. Sections of the Dunbarton Neighbourhood Guidelines. Key provisions include: o Permitted building type: Detached Dwellings only o Maximum Dwelling Height: 9.0 metres o Minimum Lot Frontage: 12.0 metres o Minimum Front Yard Setback: 4.5 metres, and generally consistent with adjacent front yard setbacks o Minimum Side Yard Setbacks: 1.2 metres on one side and 0.6 metres on the other The proposed development will be reviewed in detail to ensure the requirements of the applicable Dunbarton Neighbourhood Guidelines have been maintained. - 19 - Information Report 04-26 Page 5 4.4 Consolidated Zoning By-law 8149/24 The subject property is currently zoned Residential First Density – Type D (R1D) under Consolidated Zoning By-law 8149/24, as amended. This zone category permits a detached dwelling with a minimum lot frontage of 18 metres and a minimum lot area of 550 square metres. The surrounding lots to the north, south and west fronting Goldenridge Road are zoned S3-7, subject to Exception 135 (see Attachment 5, Surrounding Zoning Map). This zone category permits detached dwellings on lots with a minimum lot frontage of 12 metres and minimum lot area of 350 square metres. To facilitate the proposal, the applicant is requesting that the westerly portion of the subject property be rezoned to an appropriate residential zone category that is consistent with the surrounding S3-7 zone. The table in Attachment 6 to this report provides a comparison of the applicant’s proposed zoning standards to the surrounding zoning standards, and shows that key performance standards are generally consistent, except the provisions for minimum lot frontage and building height. The applicant is requesting site-specific zoning provisions to: • permit a minimum lot frontage of 11.5 metres • permit a maximum building height of 9.8 metres In addition, the applicant is requesting that the easterly portion of the property be zoned to the appropriate zone for environmental protection to prohibit development, except for uses associated with parks or passive recreational purposes. 5. Comments Received 5.1 Public Comments Notice of the Electronic Statutory Public Meeting regarding this application was provided by mail to all properties within 150 metres of the subject property. A Public Meeting Notice sign was posted on the property on January 26, 2026. As of the date of this report, five written comments have been received from the public. The comments generally expressed a preference for two lots instead of three, and for staff to ensure that side yard setbacks are consistent with the existing setbacks in the immediate community. 5.2 Agency Comments As of the date of this report, comments have been received from the following external agencies based on the materials submitted in support of the rezoning application. - 20 - Information Report 04-26 Page 6 5.2.1 Region of Durham • The Region of Durham notes there are multiple water and sanitary service connections installed off Goldenridge Road and does not have any objection to the proposed zoning by- law amendment application. Matters regarding servicing the proposed lots will be dealt with under a future detailed submission and/or Land Division application(s). 5.2.2 Toronto and Region Conservation Authority • The submitted Slope Stability Report and EIS appropriately identify the natural features and hazards, which are located entirely within the eastern portion of the property. • The proposed Environmental Protection Zone includes an appropriate 10-metre buffer from these features. • TRCA has no objections to the approval of the Zoning By-law Amendment application and has confirmed that no permits are required for the proposed development on the western portion of the site, as it is located outside of TRCA’s regulated area. 5.3 City Department Comments As of writing this report, no comments have been received from City Departments. 6. Planning & Design Section Comments The following is a summary of key concerns and issues identified by staff for further review and consideration. These matters, along with any additional issues identified through the circulation and review of the proposal, must be addressed by the applicant prior to the preparation of a final recommendation report to the Planning & Development Committee: • ensure conformity with the City’s Official Plan, neighbourhood policies and applicable development guidelines • ensure the requested zoning performance standards are generally consistent with the existing built form and character of the Dunbarton Neighbourhood • ensure that appropriate development limits are established, required environmental buffers are provided, and any adverse impacts to nature heritage features are minimized, and • ensure that the removal of any mature healthy trees is limited to the developable area and that appropriate tree compensation is provided in accordance with the City’s Tree Compensation requirements 7. Information Received Copies of the plans and studies submitted in support of the application(s) are listed below and available for viewing on the City’s website at pickering.ca/devapp or at the offices of the City of Pickering, City Development Department: - 21 - Information Report 04-26 Page 7 • Cover Letter, prepared by Planning Peace of Mind Services Incorporated, dated November 14, 2025 • Planning Rationale Report (including Urban Design Brief and Sustainability Brief), prepared by Planning Peace of Mind Services Incorporated, dated November 14, 2025 • Draft Zoning By-law and Schedule, prepared by Planning Peace of Mind Services Incorporated, dated November 14, 2025 • Stage 1 & 2 Archaeological Site Assessment, prepared by Archaeological Consultants Canada, dated August 29, 2025 • Ministry of Citizenship and Multiculturalism Acknowledgement Letter, dated November 5, 2025 • Natural Heritage Evaluation, prepared by GeoProcess Research Associates Inc., dated October 27, 2025 • Regional Municipality of Durham Site Screening Questionnaire, reviewed and signed by Soil Engineers Ltd., dated July 30, 2025 • Slope Stability Assessment, prepared by Soil Engineers Ltd., dated June 11, 2025 • Topographical Survey with Natural Hazard Buffers, prepared by R-PE Surveying Ltd., dated July 4, 2025 • Stormwater Management Design Brief, prepared by SCS Consulting Group, dated November 7, 2025 • Preliminary and Conceptual Building Elevations, Streetscape Plan and Context Site Plan, prepared by Jardin Design Group Inc., dated September 17, 2025 • Tree Inventory and Preservation Plan Report, prepared by Kuntz Forestry Consulting Inc., dated September 15, 2025 • Surveyor’s Real Property Report and Topography, prepared by R-PE Surveying Ltd., dated June 4, 2024 8. Procedural Information 8.1 General • written comments regarding this proposal should be directed to the City Development Department • all comments received will be noted and used as input to a Recommendation Report prepared by the City Development Department for a subsequent meeting of Council or a Committee of Council • any member of the public who wishes to be notified of Council’s decision regarding this proposal must request such in writing to the City Clerk 9. Owner/Applicant Information The owner of this property is APCOM Enterprises Inc., who is represented by Planning Peace of Mind Services Inc. - 22 - Information Report 04-26 Page 8 Attachments: 1. Location Map 2. Air Photo Map 3. Submitted Colour Concept Plan 4. Submitted Elevation Concept 5. Surrounding Zoning Map 6. Zoning Comparison Table Prepared By: Liam Crawford, Planner II Approved/Endorsed By: Nilesh Surti, MCIP, RPP, Division Head, Development Review & Urban Design Approved/Endorsed By: Catherine Rose, MCIP, RPP, Chief Planner - 23 - - "O co 0 0:: ~ 0 e- co Welrus Street LL I\. \ I\. ~, H/t---------------1 I 't--1\-----------J \ ,-------,----------,-------,---,--------.,..~ ~---'1-,--------,,J-(,--\----I Subject Lands I I \ ' Rushton Road --------Dunbarton Road ...______________ r--- '-------. -~of- P](KER]NG Location Map File: A 08/25 Applicant: APCOM Enterprises Inc. Municipal Address: 1794 Appleview Road © 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 I \ \ \ _cg \ \ __ -------j \,------__, \1-------l \ I Ol ;l- Ol ? 0 0 C: ;:::. / - \ / ~ Ql :, f--- C: Ql > - <( t - Ql ..c -Ql :0 E f- co 0:: ~ ~ ~ ~ ----- t--- t--- t--- - - t--- - ~ City Development Department Right of Canada, Department of Natural Resources. All rights reserved.;© Teranet Enterprises Inc. and its suppliers. All rights reserved.;© Municipal Property Assessment Corporation and its suppliers. All rights reserved. Date: Feb. 06, 2026 ;l~;T:2~~~~-0 I L.\PLANNING\01-MapFIIes\02-Appllcations\A\2025\A08-25 APCOM Enterpnses lnc\A08-25 APCOM Enterprises lnc.aprx Attachment 1 to Information Report 04-26 - 24 - -04!0/­P](KER]NG City Development Department Air Photo Ma File: A 08/25 Munici al Address: 1794 Appleview Road © 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. All rights reserved. l:\PLANNING\01-MapFiles\02-Applications\A\2025\A08-25 APCOM Enterprises lnc\A08-25 APCOM Enterprises lnc.aprx Date: Feb. 06, 2026 SCALE: 1:2,500 THISISNOTAPLANOFSURVEY. Attachment 2 to Information Report 04-26 - 25 - L:\Planning\01-MapFiles\A\2025 DATE: Feb. 11, 2026 Applicant: Municipal Address: File No: Submitted Colour Concept Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 08/25 APCOM Enterprises Inc. 1794 Appleview Road N BO T T O M O F B A N K BOT T O M O F B A N K CRO W N ASPHALT DRIVEWAY ASPHALT DRIVEWAY EXIS T I N G GRA V E L D R I V E W A Y PAV E M E N T E D G E ED G E O F W A TE R S ED G E O F W A TE R S POST AND WIRE FENCE TOP OF BANK TO P O F B A N K TO P O F B A N K BELLP E D 0.10Ø 0.10Ø 0.10Ø 0.10Ø 0.10Ø 0.15Ø0.15Ø 0.15Ø 0.15Ø 0.15Ø 0.15Ø 0.15Ø 0.30Ø 0.30Ø0.30Ø 0.30Ø 0.30Ø 0.30Ø 0.30Ø 0.30Ø 0.30Ø 0.30Ø 0.30Ø 0.30Ø 0.30Ø 0.30Ø 0.30Ø 0.40Ø 0.40Ø 0.40Ø 0.40Ø 0.60Ø 0.20Ø 0.20Ø 0.20Ø 0.20Ø 0.25Ø 0.25Ø 0.30Ø 0.30Ø 0.30Ø 0.30Ø 0.30Ø 0.30Ø 0.30Ø 0.30Ø 0.30Ø 0.30Ø 0.30Ø 0.30Ø 0.30Ø 0.30Ø 0.30Ø 0.35Ø 0.35Ø 0.35Ø 0.60Ø 0.60Ø 0.80Ø 0.80Ø MH MHSAMHST WV WV CO N C R E T E C U R B CU R B C U T 19.1 2 N26°4 0 ' 0 5 " E 100.89 93.44N71°39'20"E 22 . 0 2 N3 4 ° 2 0 ' 0 5 " W N1 8 ° 2 1 ' 4 0 " W GO L D E N R I D G E R O A D ASPHALT D R I V E W A Y STUCCO FRONT DWELLING2 STOREY No. 1653 STONE FRONT DWELLING 1 1/2 STOREY No. 1645 P I L E POST AND WIRE FENCE RETAINING WALL RETAINING WALL SRUCCO AND BRICK DWELLING 1 STOREY No. 1788 DS=96.85 GS= 9 4 . 8 4 GS = 9 9 . 9 7 GS= 9 9 . 8 5 DS=100.75 VINYL SHED HEDGE END OF CLF0.03 E0.08 N ±0.1 S EW END OF CLF0.02 W0.08 S EDGE O F W A T E R S EDGE OF WATERS TOP O F B A N K P A R T 1 P A R T 2 P A R T 3 P A R T 4 TO B E R E M O V E D EXISTING RESIDENTIAL EXISTING RESIDENTIAL EXISTINGDWELLING TO BEDEMOLISHED ROAD WIDENING N71°38'50"E MODEL A EL-1 MODEL AEL-2 MODEL AEL-3 WO O D D E C K WO O D D E C K WO O D D E C K G O L D E N R I D G E R O A D A P P L E V I E W R O A D City Owned Lands (Dunbarton Creek) Attachment 3 to Information Report 04-26 - 26 - Attachment 4 to Information Report 04-26 L:\Planning\01-MapFiles\A\2025 Jan. 29, 2026DATE: Applicant: Municipal Address: File No: Submitted Conceptual Elevations FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 08/25 APCOM Enterprises Inc. PR O P E R T Y L I N E PR O P E R T Y L I N E PR O P E R T Y L I N E PR O P E R T Y L I N E 1794 Appleview Road - 27 - I Wingarden Crescent I R1H I Welrus Street I Legend ""C C1l 0 a::: ~ 0 e- C1l LL / J X115 (S3-13') L R1G Rushton Road R1E OS X115 (OS-HL) !"""--------------""' X135 (S3-7) / -0.------.11111111•-;;;.;;;;;..--....~proposed ---~ Proposed I~ ✓ Er:wironmental ~ Residential -, Zone ~ Zone t \ \ Spartan Court c -o x117.7:(S3.;..10)~- i ~ \ J\ (9 \ \ jr) \ Subject <( \ \ t _ _\ '2;_ I _____ Lands X135 (S3-7) \ R1D l-------+----------1 , -c::J Nearby Zones D Surrounding Zones I I -04;6/- PlCKERlNG City Development Department r Surroundina Zonina Maon Golden File:A 08/25 Applicant: APCOM Enterprises Inc. Municipal Address: 1794 Appleview Road © 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. All rights reserved. l:\PLANNING\01-MapFIles\02 -Appllcations\A\2025\AOS-25 APCOM Enterpnses lnc\A08-25 APCOM Enterpnses lnc.aprx I Date: Feb. 05, 2026 ;l~;T~2~~~~-o I Attachment 5 to Information Report 04-26 - 28 - Attachment 6 to Information Report 04-26 Zoning Provisions Comparison Chart The table below provides a side-by-side comparison of key zoning performance standards for the proposed Residential Zone and the Surrounding “X135 (S3–7)” Zone. Requested site-specific exceptions are shown in red font. Provision Surrounding “X135 (S3-7)” Zone Standards Proposed Residential Zone Standards Lot Area (minimum) 350 square metres 350 square metres Lot Frontage (minimum) 12 metres 11.5 metres Front Yard (minimum) 4.5 metres 4.5 metres Interior Side Yard (minimum) 1.2 metres on one side, 0.6 metres on the other side 1.2 metres on one side, 0.6 metres on the other side Rear Yard (minimum) 7.5 metres 7.5 metres Lot Coverage (maximum) 38 percent 38 percent Building Height (maximum) 9.0 metres 9.8 metres Parking Spaces (minimum) 2 spaces per dwelling unit 2 spaces per dwelling unit Driveway Width 6.0 metres (minimum) 6.0 metres (minimum) Minimum landscaped open space in each yard used for a driveway or parking 45% for lots with a frontage greater than 12 metres 45% for lots with a frontage greater than or equal to 11.5 metres - 29 -