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HomeMy WebLinkAboutPLN 12-26 Report to Planning and Development Committee Report Number: PLN 12-26 Date: June 8, 2026 From: Kyle Bentley Director, City Development & CBO Subject: Official Plan Amendment Application OPA 25-004P Seaton TFPM Inc. Brock Road and Highway 407 Seaton Community Recommendation: 1. That Report PLN 12-26 regarding Official Plan Amendment Application OPA 25-004P be received; 2. That Official Plan Amendment Application OPA 25-004P, submitted by Seaton TFPM Inc., to amend the Region of Durham Official Plan, the City of Pickering Official Plan, and the Thompson's Corners Neighbourhood Plan, to redesignate certain Prestige Employment Node and Community Node lands to Low and Medium Density, Community Node, Mixed Corridors Type 2, and Seaton Natural Heritage System, and to permit additional employment uses on lands designated as Prestige Employment located in the vicinity of Brock Road and Highway 407 to ensure consistency with the Provincial Policy Statement 2024, and permit a broader range of land uses, including institutional, office, service commercial, high-density residential and other community-serving uses compatible with the emerging land use context of the Thompson's Corner Neighbourhood Plan area, be approved; 3. That the draft By-law to adopt Amendment 58 to the Pickering Official Plan, as set out Attachment 1 to Report PLN 12-26, be finalized and forwarded to Council for adoption; and, 4. That the appropriate officials of the City of Pickering be authorized to take the actions necessary to implement the recommendations in this report. 1.0 Executive Summary: The purpose of this report is to seek Council approval of an Official Plan Amendment submitted by Seaton TFPM Inc. to amend both the Durham Regional Official Plan and the City PLN 12-26 June 8, 2026 Page 2 of Pickering Official Plan for lands located near Brock Road and Highway 407 within the Thompson’s Corners Neighbourhood of the Seaton Community. The Seaton Employment Area was originally planned to accommodate high-quality employment opportunities, with the Brock Road and Highway 407 interchange envisioned as a gateway supporting major office and prestige employment uses. However, changes to provincial planning policy, including revisions to the definition of employment areas through the Provincial Planning Statement (PPS), together with evolving market conditions and reduced demand for office development, have affected the long-term viability of the original employment vision. The subject lands are located adjacent to Highway 407, Brock Road, planned transportation corridors, and approved residential communities, making them appropriate for a broader mix of uses. The proposed Official Plan Amendment redesignates the lands to Community Node, Mixed Corridor, and Residential designations to support a more complete and integrated community structure. The proposal also expands employment uses on lands designated as Prestige Employment. The proposed redesignation would permit a mix of institutional, office, service commercial, residential, and community-serving uses while supporting the orderly and coordinated development of adjacent lands and integration with planned infrastructure, transportation networks, and public services. Detailed development matters will be addressed through future applications, including Zoning By-law amendments, draft plans of subdivision, and site plan approval. Staff are satisfied that the proposed redesignation will maintain opportunities for employment generating uses and will not negatively impact the long-term viability of the broader Seaton Employment Area or the City’s ability to accommodate forecast employment growth. 2.0 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. 3.0 Financial Implications: No direct costs to the City are anticipated due to the proposed development. 4.0 Discussion: The purpose of this report is to seek Council’s approval of Official Plan Amendment application OPA 25-004P, submitted by Seaton TFPM Inc. The application proposes to redesignate lands within the Thompson’s Corners Neighbourhood Plan area near Brock Road and Highway 407 PLN 12-26 June 8, 2026 Page 3 to permit a broader mix of institutional, office, service commercial, residential and community- serving uses. The amendment is intended to align the planning framework with the Provincial Planning Statement 2024 (PPS) and support a more flexible, mixed-use community structure compatible with the evolving Seaton community. 5.0 Background: 5.1 Property Description The subject lands consist of multiple parcels situated in the northeast quadrant of the Seaton Community, within the Thompson’s Corners Neighbourhood (see Location Map and Air Photo Map, Attachments 2 and 3). 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 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 Corners Neighbourhood designated and zoned for community node and medium-density uses, and beyond lands for an elementary school and a village green. 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. 5.2 Applicant’s Proposal Seaton TFPM Inc. has submitted an application to amend both Durham Region’s Official Plan and the City’s Official Plan for several properties located near Brock Road and Highway 407 within the Thompson’s Corners Neighbourhood in the Seaton Community, as outlined in black on Figure 1. The lands in the Brock Road and Highway 407 area are predominately designated “Prestige Employment Node”, as shown in purple on Figure 1. These lands were originally intended to develop as corporate office business parks, primarily focused on office uses, standalone office buildings and employment uses that integrate office and prestige industrial operations. PLN 12-26 June 8, 2026 Page 4 Figure 1: Thompson’s Corners Neighbourhood Plan (Brock Road and Highway 407) The PPS revised the definition of “employment uses” to include only industrial-type employment uses. Institutional, commercial, and standalone office uses (i.e., office uses not associated with a primary employment use) are no longer included within the definition. As a result, the existing Prestige Employment Node lands no longer align with the PPS definition of an employment area. The applicant proposes to redesignate the subject lands to Community Node, Mixed Corridor and Residential (Low and Medium Density) land uses. The proposed Community Node designation would provide greater flexibility to accommodate a broader mix of land uses, including institutional, office, service commercial, high density residential, and other community-serving uses that are compatible with the surrounding neighbourhood. The proposed Mixed Corridor and Residential designations provide for a variety of housing forms commercial uses. In addition, the proposal also expands employment uses on lands designated as Prestige Employment. The proposed amendments to the Thompson’s Corners Neighbourhood Plan are outlined below and illustrated in Figure 2. A detailed summary of the proposed land use permissions for each designation is provided in Attachment 4. Area 1: Prestige Employment Node to Community Node Area 2: Prestige Employment Node to Low Density Area Type 1 PLN 12-26 June 8, 2026 Page 5 Area 3: Prestige Employment Node to Medium Density Area with Village Green symbol on lands west of Brock Road south of Highway 407 Area 4: Prestige Employment Node to Mixed Corridor Type 2 Area 5: Prestige Employment Node and Community Node to Mixed Corridor Type 2 Area 6: Prestige Employment Node to Community Node Area 7: Community Node to Mixed Corridor Type 2 Area 8: Add a Village Green symbol Area 9: Prestige Employment Node to Seaton Natural Heritage System Area 10: Permit additional uses on the Prestige Employment lands Figure 2: Proposed Amendments to Thompson’s Corners Neighbourhood Plan (Brock Road and Highway 407) Following circulation of the original application and in response to comments from City departments and external agencies, the applicant has refined the proposal. Specifically, the “Community Node” policies have been refined to establish distinct land use permissions based on location, including lands north and south of Highway 407, as well as lands east of Brock Road, south of Highway 407, as follows: PLN 12-26 June 8, 2026 Page 6 • Lands North of Highway 407 (Area 1) Residential uses are prohibited. Permitted uses include community, cultural, and recreational facilities, medical offices and laboratories, and institutional uses such as hospitals. • Lands South of Highway 407 (Area 1) A mixed-use development framework permitting high-density residential, retail and service commercial uses, office uses, restaurants and hotel uses. • Lands East of Brock Road, South of Highway 407 (Area 6) Permitted uses are limited to retail and service commercial uses. Residential uses are not permitted at this time but may be considered through an Official Plan Amendment, subject to justification demonstrating market needs. Additional refinements to the policies and schedule include: • removal of permissions for light industrial, manufacturing, and similar employment-type uses within the Community Node lands north of Highway 407; • refinement of the Community Node boundary to recognize two Seaton Natural Heritage System areas located north and south of Highway 407, east of Mowbray Street; • addition of a “Village Green” symbol on lands designated Medium Density Residential, located south of Highway 407 and west of Elsa Storry Avenue (Area 8), to permit a future village green; and, • identification of a potential future elementary school, subject to confirmation of need and location through the Draft Plan of Subdivision process based on school board requirements and servicing considerations. Detailed design considerations for the subject lands will be addressed through future applications for Zoning By-law Amendment, Draft Plan of Subdivision and Site Plan Approval. As part of these future applications, the applicant will be required to submit supporting technical plans and studies, including traffic impact studies, servicing and grading plans, geotechnical investigations, hydrogeological studies, noise and vibration studies, site plans, landscape drawings and architectural details. The future planning applications will also provide additional opportunities for public engagement. 6.0 Comments Received: 6.1 March 9, 2026, Electronic Statutory Public Meeting An electronic Statutory Public Meeting was held on March 9, 2026. Notice of the meeting was mailed to all property owners within 150 metres of the subject lands, and seven notice signs were installed on the subject lands. PLN 12-26 June 8, 2026 Page 7 No residents spoke at the public meeting. However, as of the writing of this report, three written comments have been received regarding the application, summarized as follows: • Support for retaining the employment lands for future headquarters, hotels, and office developments, and oppose low and medium density residential development; • Support for the proposed Official Plan Amendment in principle, with a request that future development applications be carefully reviewed to ensure appropriate transitions, compatibility, and integration with Brougham’s existing built form and landscape character. The resident also requested that further study be undertaken to better understand and evaluate Brougham’s cultural heritage value; and, • A request that future public meetings be held in-person at the newly reopened Brougham Hall to encourage greater participation from residents living near the development area. At the Statutory Public Meeting, the Chair inquired whether the applicant is currently proposing high-density residential development on the subject lands, whether the Seaton Natural Heritage System lands are included within the application, and whether those lands will continue to be protected. 6.2 Comments from External Agencies 6.2.1 Region of Durham • No objections to the application; and, • Future development applications for the subject lands will require submission of Functional Servicing Report, Traffic Impact Study or Brief to demonstrate the capacity of the existing servicing and transportation infrastructure to accommodate the proposed uses. 6.2.2 Toronto Region and Conservation Authority (TRCA) • No objections to the application; and • Outstanding technical comments, including the requirement for a Feature Based Water Balance as part of the supporting studies during detailed site design, will be addressed through the future Zoning By-law Amendment and/or Draft Plan of Subdivision processes, with the expectation that they will be resolved to TRCA’s satisfaction prior to further approvals. 6.3 Comments from City Departments 6.3.1 Engineering • No objections to the application; and, • Future development applications including Zoning By-law Amendment and/or Draft Plan of Subdivision processes will require the submission of servicing, grading, geotechnical, PLN 12-26 June 8, 2026 Page 8 hydrogeological, noise/vibration, environmental, and landscape studies. Updated stormwater management analysis, infrastructure upgrades, and a Functional Servicing and Stormwater Report will also be required. 6.3.2 Sustainability • No objections to the application; and, • Future development applications for the subject lands will be guided by the applicable sustainability policies of the City’s Official Plan. This approach supports ongoing implementation of the City’s Seaton Sustainable Guidelines (2011), or any updated City endorsed sustainability guidelines in effect at the time of development. 7.0 Planning Analysis: 7.1 The proposal is consistent with the Provincial Planning Statement (2024) On October 20, 2024, the Ministry of Municipal Affairs and Housing released a new Provincial Planning Statement (2024), which replaced 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 uses. More specifically, it excludes institutional, public, service 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, while ensuring that the necessary infrastructure is available to support growth. Prior to the PPS (2024), employment area conversions were considered only through a municipal comprehensive review. Under the current PPS, an applicant can apply for an employment area conversion at any time, subject to the following criteria. The PPS requires that: • the lands are 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; • sufficient employment lands remain to accommodate forecast employment growth to the horizon of Pickering’s Official Plan; and, • the conversion will not adversely affect the viability of the broader employment areas or the achievement of the minimum intensification and density targets in Pickering’s Official Plan. PLN 12-26 June 8, 2026 Page 9 Through the City’s ongoing Official Plan Review “Pickering Forward”, Watson & Associates Ltd., prepared a Growth Management Strategy to assess how population and employment growth can be accommodated to 2051. The Growth Management Strategy identified the Brock Road and Highway 407 Prestige Employment lands as an area requiring further review due to changes in provincial legislation and evolving market conditions, particularly reduced demand for large-format office development. The Prestige Employment Node lands were originally envisioned to develop as corporate office business parks focused on office and prestige employment uses. However, changes to provincial planning policy and shifts in office market demand have significantly affected the long-term viability of that original land use vision. Despite the changes in provincial legislation, the lands in the vicinity of Brock Road and the Highway 407 interchange still maintain the ability to accomplish some aspects of its original vision including office, personal service and institutional uses. The proposed Official Plan Amendment would maintain opportunities for employment-generating uses along the Brock Road corridor through the Community Node designation, including office, service commercial, institutional, and community uses, while permitting residential uses on lands that are less suitable for traditional prestige employment uses due to parcel size, location, and adjacency to planned residential communities. Staff are satisfied that the proposed redesignation will not negatively affect the long-term viability of the broader Seaton Employment Area and that sufficient employment lands remain to accommodate forecast employment growth to the planning horizon of the Pickering Official Plan. Accordingly, staff are of the opinion that the proposal is consistent with the PPS. 7.2 Amendments to the Durham Regional Official Plan, “Envision Durham,” and to the Pickering Official Plan are required 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 of Pickering for lands to which it applies and will remain in effect until the City revokes or amends it. Envision Durham designates the subject lands 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 warehousing, and similar uses that require access to highway, rail shipping facilities and/or separation from sensitive land uses. PLN 12-26 June 8, 2026 Page 10 The Pickering Official Plan designates the subject lands “Employment Areas” - “Prestige Employment” and “Mixed Use Areas” - Community Node.” The lands are located within the Seaton Urban Area and the Thompson’s Corners Neighbourhood Plan designates the lands “Prestige Employment Node”, “Prestige Employment”, and “Community Node”, as shown in Figure 1 in Section 5.2 of this report. The Seaton Employment Area was originally planned to accommodate high-quality employment opportunities within Pickering and the Region. The Brock Road and Highway 407 interchange was specifically envisioned as a gateway into the Seaton Employment Area and intended to support major office and prestige employment uses. Since the approval of the original Seaton planning framework, two key factors support re- examination of the long-term vision for the subject lands and the broader Seaton Employment Area. First, changes to provincial planning policy, including revisions to the definition and function of employment areas, have altered the planning framework for employment lands. Second, evolving market conditions, particularly reduced demand for office development, have significantly affected the viability of the original employment vision. The subject lands are strategically located adjacent to Highway 407 and Brock Road, which are planned transportation corridors, and existing approved residential communities, making them appropriate for a broader mix of uses. The proposed Official Plan Amendment redesignates the lands to Community Node, Mixed Corridor, and Residential to support a more complete and integrated community structure. The proposed Community Node designation will provide flexibility to accommodate institutional, office, service commercial, high-density residential, and other community serving uses compatible with the surrounding neighbourhood. The proposed Mixed Corridor and Residential designations will permit a range of housing forms and complementary commercial uses while ensuring appropriate transitions to surrounding development, mitigating any potential adverse impacts. The revised Prestige Employment designation policies will permit a broader range of employment uses, including the removal of the existing prohibition on warehousing, light manufacturing, assembly, and processing of goods in combination with a permitted use, such as an office. In addition, the revised proposal includes lands redesignated to the Seaton Natural Heritage System. The proposed redesignation will support the orderly and coordinated development of adjacent lands by establishing a logical extension of the planned land use pattern, promote connectivity between uses, and facilitate efficient integration with existing and planned infrastructure, public services, and transportation networks. Accordingly, staff recommend that Council approve the Official Plan Amendment application and adopt Amendment 58, as set out in the Draft By-law (see Attachment 1). PLN 12-26 June 8, 2026 Page 11 7.3 Response to Comments from the Chair at the Statutory Public Meeting and public comments As outlined in Section 6.1 of this report, written comments were received regarding the application. The table below provides responses to comments received from the public, as well as questions raised by the Chair at the Statutory Public Meeting. Comments Response The Chair asked whether the applicant is currently proposing high-density residential development on the subject lands. The applicant has confirmed that there are currently no plans to develop the subject lands for high-density residential uses. No applications proposing higher- density built forms have been submitted or are under review at this time. The Chair asked whether the Seaton Natural Heritage System lands are included within the application and whether those lands will continue to be protected. The application does not propose development within the Seaton Natural Heritage System. These lands will continue to be protected. Through the review of the application, the proposed Community Node designation was refined to recognize two Seaton Natural Heritage System areas located north and south of Highway 407, east of Mowbray Street. A resident expressed support for reserving the lands for future headquarters, hotel, and office development, and opposes low and medium density residential development. The revised application includes site-specific Community Node policies for lands north of Highway 407 adjacent to Brougham, where residential development is prohibited. The revised policies also expand permitted uses to include community, cultural and recreation uses, medical offices, laboratories, and institutional uses such as hospitals. A resident requested that future development be compatible with Brougham’s existing built form and landscape character, and requested further study of Brougham’s cultural heritage value. The existing Thompson’s Corners neighbourhood policies will continue to apply and require appropriate transitional design, buffering, and compatibility between new development and the Hamlet of Brougham. Future development applications, including zoning subdivision, and site plan approvals, will provide further opportunities to ensure appropriate design transition measures, pedestrian connections, and compatibility with existing community character. A resident requested that future public meetings be held in-person at the newly reopened Brougham Hall to encourage greater participation from nearby residents. Additional planning approvals will be required for the development of the subject lands, including Zoning By- law Amendment, Draft Plan of Subdivision and/or Site Plan Approval. These processes will provide additional opportunities for public engagement. At the request of the Ward Councillors, consideration will be given to PLN 12-26 June 8, 2026 Page 12 holding future open house meetings at Brougham Hall for new development proposals adjacent to the Hamlet of Brougham. 8.0 Conclusion: Staff have completed a detailed review of the proposed Official Plan Amendment application, including applicable provincial policy, the Durham Regional Official Plan, the Pickering Official Plan, technical agency comments and public input. Staff are satisfied that the proposed redesignation appropriately responds to changes in provincial employment land use policies, maintains opportunities for employment-generating uses, and will not compromise the long-term viability of the broader Seaton Employment Area. Furthermore, the redesignation will permit a mix of institutional, office, service commercial, residential, and community-serving uses while supporting the orderly and coordinated development of the area and integration with planned infrastructure and transportation networks. Accordingly, staff recommend that Council approve the proposed Official Plan Amendment application and that the draft by-law to adopt Amendment 58, as set out in Attachment 1 to this report, be finalized and forwarded to Council for adoption. 9.0 Applicant’s Comments: The applicant has been advised of, and concurs with, the recommendations of this report. Attachments: 1. Recommended Official Plan Amendment 58 for Official Plan Amendment Application OPA 25-004P 2. Location Map 3. Air Photo Map 4. Summary of the Proposed Land Use Designations Prepared By: Cristina Celebre, Principal Planner, Strategic Initiatives Prepared By: Nilesh Surti, Division Head, Development Review & Urban Design Approved/Endorsed By: Catherine Rose, Chief Planner Approved/Endorsed By: Kyle Bentley, Director, City Development & CBO PLN 12-26 June 8, 2026 Page 13 CC:ld Recommended for the consideration of Pickering City Council By: Marisa Carpino, M.A. Chief Administrative Officer Attachment 1 to Report PLN 12-26 The Corporation of the City of Pickering By-law No. XXXX/26 Being a By-law to adopt Amendment 58 to the Official Plan for the City of Pickering (OPA 25-004P) Whereas pursuant to the Planning Act, R.S.O. 1990, c.p. 13, subsections 17(22) and 21(1), the Council of The Corporation of the City of Pickering may, by by-law, adopt amendments to the Official Plan for the City of Pickering; Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: 1.That Amendment 58 to the Official Plan for the Region of Durham and Official Plan for the City of Pickering, attached hereto as Exhibit “A”, is hereby adopted; and 2.That this By-law shall come into force and take effect on the day of the final passing hereof. By-law passed this XX day of XXXX, 2026. __________________________ Kevin Ashe, Mayor __________________________ Susan Cassel, City Clerk Exhibit “A” to By-law XXXX/26 Recommended Amendment 58 to the Region of Durham Official Plan and the City of Pickering Official Plan Recommended Amendment 58 to the Durham Official Plan and Pickering Official Plan Purpose: The purpose of this Amendment is to amend both the Durham Regional Official Plan and the City of Pickering Official Plan for lands located in the Brock Road and Highway 407 area, within the Thompson’s Corners Neighbourhood in the Seaton community. The Amendment proposes to redesignate lands currently designated as Prestige Employment Node and Community Node to Community Node, Mixed Corridor, Low and Medium Density Areas, and Seaton Natural Heritage System designations. The Amendment also proposes to permit additional employment uses on lands designated as Prestige Employment. The proposed Amendment is intended to ensure consistency with the Provincial Planning Statement, 2024 (PPS). Location: This Amendment applies to lands located in the vicinity of Brock Road and Highway 407, situated on the north and south sides of Highway 407 and on the east and west sides of Brock Road, within the Thompson’s Corners Neighbourhood 20. The location of the subject lands is shown on the attached Location Map. The Location Map is provided for information purposes only and does not form part of this Amendment. Basis: Through the review of Official Plan Amendment Application OPA 25-004P, City Council has determined that the policies proposed by the Amendment will facilitate a broader range of land uses, including mixed-use development, commercial and residential uses, as well as community, cultural, and recreational facilities. The Amendment also permits medical offices, laboratories, and institutional uses, such as hospitals. Collectively, these land uses will support the efficient use of existing and planned infrastructure and services, maintain the area’s role as a gateway into Seaton, contribute to the development of a complete community, and ensure appropriate land use transitions and compatibility with the adjacent Hamlet of Brougham. The Prestige Employment Node lands located in the Brock Road and Highway 407 area were originally intended to develop primarily as corporate office business parks. The policy framework permitted office development together with limited supporting commercial, cultural, and institutional uses. Recent changes to the Provincial Policy Statement, 2024, including the revised definition of “employment area”, no longer permit standalone office, public service, limited retail or institutional uses within employment areas. As a result, the designation of the subject lands as Prestige Employment Node no longer fully aligns with the current provincial policy framework for employment areas. Amendments were required to address this change, including the addition of a broader range of permissible uses to provide greater flexibility for long-term development opportunities within the Brock Road and Highway 407 area. Accordingly, City Council is satisfied that the proposed Official Plan Amendment is consistent with the policies of the Provincial Planning Statement, 2024, and conforms with the intent and objectives of both the Durham Regional Official Plan and the Pickering Official Plan. Actual Amendment: The Region of Durham Official Plan “Envision Durham” is hereby amended by: 1. Amending Map 1, Region Structure – Urban and Rural Systems by redesignating the subject lands from “Urban System – Employment Lands” to “Urban System – Community Areas”, as illustrated on Schedule ‘A’ attached to this amendment. Actual Amendment: The City of Pickering Official Plan is hereby amended by: (New text is shown as underlined text, deleted text is shown as strikeout text, and retained text is shown as unchanged text.) 1. Amending Schedule I – Land Use Structure, by replacing the “Employment Areas – Prestige Employment” designation with “Mixed Use Areas – Community Nodes”, “Urban Residential Areas – Low Density Areas”, “Urban Residential Areas – Medium Density Areas”, and “Open Space System – Seaton Natural Heritage System” designations as illustrated on Schedule ‘B’ attached to this Amendment. 2. Amending Schedule XII – Neighbourhood 20: Thompon’s Corners Neighbourhood Plan by replacing the “Prestige Employment Node” with “Community Node”, “Mixed Corridor Type 2”, “Medium Density Area”, “Low Density Area Type 1”, and “Seaton Natural Heritage System”, and replacing “Community Node” with “Mixed Corridor Type 2”, and adding a Village Green symbol, as illustrated on Schedule ‘C’ attached to this Amendment. 3. Revising City policy 12.22, Thompson’s Corners Neighbourhood Policies, in Chapter 12 – Urban Neighbourhoods, by removing and replacing sub-section (e), (f) and (g), with a new sub-section (e), so that it reads as follows: (e) shall provide greater direction on employment uses and densities in the Prestige Employment designation by applying two subcategories to the Prestige Employment land use category set out in Tables 2 and 7 as follows: (i) Prestige Employment General: (A) in addition to the prohibited uses in Section 11.32, warehousing shall be prohibited except for warehousing accessory to a permitted use; (ii) Prestige Employment Node: (A) in addition to the prohibited uses in Section 11.32, warehousing, and light manufacturing, assembly and processing of goods shall be prohibited except in combination with a permitted use in the same building; and (B) a minimum density of 2.0 FSI shall be required for freestanding office buildings which shall be directed to locations close to the interchanges within the Prestige Employment Node. However interim development of no less than 0.5 FSI may be permitted provided a development concept and intensification plan is submitted demonstrating how the property can be intensified including: (1) the siting and orientation of buildings which do not preclude future intensification; (2) the location of parking for the initial development and changes to parking to accommodate the intensification process; and (3) the phasing of the intensification of the site to realize the ultimate built form; (f) shall require appropriate transitional design, compatibility and buffering from the Prestige Employment designation to the Hamlet of Brougham and its existing character through the implementing draft plan of subdivision, zoning by-law and site plan approval. The implementing draft plan of subdivision shall also provide for adequate road and pedestrian connections between Brougham and the surrounding Prestige Employment lands; (g) shall facilitate the long-term intensification of Highway 407 ETR/Transitway station located at Brock Road and Highway 407 ETR/Transitway based on the underlying land use of Prestige Employment Node; (e) shall provide greater direction on uses and development parameters in the Community Node land use subcategory as follows: (A) for lands located on the north side of Highway 407, east and west sides of Mowbray Street, south of Highway 7: (i) despite Section 11.4 and Table 5, all residential uses are prohibited; (ii) permitted uses in the Community Node shall include community, cultural and recreation uses, medical offices, laboratories, as well as institutional uses such as hospitals; (ii) shall require appropriate transitional design, compatibility and buffering between the Community Node designation and the Hamlet of Brougham to protect and maintain its existing character, and through the implementing draft plan of subdivision, zoning by-law amendment, and site plan approval shall provide for appropriate setbacks and adequate road and pedestrian connections between the Hamlet of Brougham and the surrounding Community Node lands; (B) for lands located on the south side of Highway 407, north of Dawes Road and west of Brock Road: (i) shall facilitate the long-term intensification of the area adjacent to the Highway 407 ETR/Transitway station located at Brock Road and the Highway 407 ETR/Transitway based on the underlying land use of Community Node; (ii) adding permitted uses in the Community Node, including mixed- use development that includes high density residential, retailing of goods and services, offices, restaurants, and hotels; (C) for lands located on the east side of Brock Road, south of Highway 407: (i) despite Section 11.4 and Table 5, permitted uses shall be limited to retailing of goods and services. The intent of the designation is to facilitate the development of a neighbourhood commercial development. Redevelopment for residential uses may be considered in the future only through an Official Plan Amendment. Any such amendment shall be supported by an economic feasibility and market demand analysis demonstrating that retail uses and services are no longer needed to serve the neighbourhood or can be satisfactorily incorporated within a mixed use residential redevelopment, that the proposed residential use is appropriate, having regard to current and projected market conditions, and that it will not adversely impact the planned function of the area; and, renumbering sub-sections (h), (i), (j), (k), and (l) to sub-sections (f), (g), (h), (i), and (j) so that it reads as follows: (f) shall require the proponent, prior to submission of draft plans of subdivision for development adjacent to the Brougham Pioneer Christian Cemetery to seek confirmation from the Brougham United Church to acquire additional lands in the area of the current cemetery, or not, as described in the CPDP; (g) shall, along Type A and Type B Arterial Roads, as shown on Schedule II, not permit direct access to lots but will encourage the Region to allow for full movement intersections at the locations shown on Schedule XII Neighbourhood 20: Thompson’s Corners and allow for right-in/right-out intersections at a shorter intersection spacing in order to promote walkability and connectivity; (h) shall along Collector Roads require direct access to be minimized, due to traffic volumes and built forms, through a range of alternatives including rear lanes, slip lanes, shared drives, hybrid local roads, connector lanes or other means to limit direct access to individual lots. Where direct access is proposed, Council shall require applicants to demonstrate through appropriate transportation studies that direct access can be supported; (i) shall establish a pedestrian and bicycle systems plan for the neighbourhood, which is illustrated on Schedule XII – Neighbourhood 20: Thompson’s Corners and consists of the road network, bikeways, trails and trailheads. Further details on how cyclists will be accommodated in the road network shall be set out in the Sustainable Placemaking Guidelines; (j) shall identify the location of existing Heritage Lots on Schedule XII – Neighbourhood 20: Thompson’s Corners and require Heritage Lots to be integrated into the design of the surrounding employment area through appropriate landscaping and built form transition as per the policies set out in Sections 11.62, 11.63 and 11.64 where applicable; and, renumbering subsection (m) to subsection (k), and adding new subsections (vi) and (vii) so that it reads as follows: (k) shall recognize that the locations of: (i) local roads constructed through the Seaton Natural Heritage System will be subject to satisfying the Environmental Assessment process; (ii) Type A and Type B Arterial Roads are currently the subject of an Environmental Assessment, and the road alignments will be confirmed through that process, which may require further refinements to Schedule XII – Neighbourhood 20: Thompson’s Corners; (iii) local roads, school sites, parks and village greens may be refined through the draft plans of subdivision without an amendment to this Plan, provided the location, size and layout are consistent with the design intent shown on Schedule XII – Neighbourhood 20: Thompson’s Corners and the policies of this Plan; (iv) the number, size and location of stormwater management facilities will be confirmed through the Neighbourhood Functional Servicing and Stormwater Report and may change without an amendment to this Plan; and (v) a district energy facility on Schedule XII – Neighbourhood 20: Thompson’s Corners is conceptually shown and its location is to be determined by a feasibility study that demonstrates such a facility can be successfully operated and integrated into the community in consultation with the landowners and utility providers; v) a district energy facility on Schedule XII – Neighbourhood 20: Thompson’s Corners is conceptually shown, and its location is to be determined by a feasibility study that demonstrates such a facility can be successfully operated and integrated into the community in consultation with the landowners and utility providers; (vi) the Village Green symbol located in the Medium Density Area designation immediately south of Highway 407, west of Elsa Storry Avenue, may be refined through the draft plan of subdivision process without an amendment to this Plan; and (vii) the need for an elementary school site, in addition to those sites designated on Schedule XII, shall be determined through the draft plan of subdivision process. If required, such a site may be located anywhere in Neighbourhood 20 consistent with the design intent shown on Schedule XII; And renumbering sub-section (n) to sub-section (l), and adding a new subsection (m) so that it reads as follows: (l) shall require applicants for draft plan of subdivision, rezoning or site plan approval to submit to the satisfaction of the City: (i) a Sustainability Report that demonstrates how the proposal ranks against the sustainable checklist in the Sustainable Placemaking Guidelines; and (ii) a Design Brief that demonstrates how the proposal is consistent with the urban design components of the Sustainable Placemaking Guidelines. (m) despite the Prestige Employment permitted uses in Table 7, City Council shall permit the following uses on lands designated Prestige Employment located on the north side of Highway 407, west of the Hamlet of Brougham: (i) light manufacturing, assembly and processing of goods, light service industries, warehousing, equipment and vehicle suppliers, and retail sales and office as accessory and minor components of an industrial operation; and (ii) prohibit the uses identified within Section 11.32 and convenience commercial uses. Implementation: The provisions set forth in the City of Pickering Official Plan, as amended, regarding the implementation of the Plan shall apply in regard to this Amendment. Interpretation: The provisions set forth in the City of Pickering Official Plan, as amended, regarding the interpretation of the Plan shall apply in regard to this Amendment. Seaton TFPM Inc. OPA 25-004P [7 -04;6/- PlCKERlNG City Development Department Location Ma File: OPA 25-004P Applicant: 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 N A Date: May. 19, 2026 SCALE: 1:15,000 Schedule 'A' to Amendment '58' Existing Official Plan of the Regional Municipality of Durham , , , , , Redesignate from "Urban System - Employment Areas" to "Urban System - Community Areas" I I I TownsNpoflJxoodge Area Shown on This~ City of Pickering City Development Department ~May, 2026 This Map Forms Part of Map 1: Regional Structure - Urban & Rural Systems Official Plan of the Regional Municipality of Durham and Must Be Read in Conjunction with the Other Maps and the Text Extract of Map 1 to the Official Plan of the Regional Municipality of Durham Hi --------- BR.©l!JGf.t~M Regional Structure -Urban & Rural Systems Urban System Urban Area Boundary "'f. Regional Corridor Community Areas -Employment Areas Greenlands System Major Open Space Areas .......... Greenbelt Boundary (excluding Urban River Valleys) Rural System -Hamlets Prime Agricultural Areas Infrastructure I (±) I Future Airport Special Areas !__ ______ ! Special Study Areas D Specific Policy Areas rom "Urban System - reas" to "Urban System II es1gnate rom mp restige Employment" to reas -Medium Density Edition 9 TownsNpoflJxoodge Area Shown on This~ City of Pickering City Development Department ~April, 2026 This Map Forms Part of Edition 9 of the Pickering Official Plan and Must Be Read in Conjunction with the Other Schedules and the Text Extract of Schedule I to the Pickering Official Plan Schedule 'B' to Amendment '58' Existing Official Plan Redesignate from "Employment Areas - Prestige Employment" to "Open Space System - ~"?~~~..;;J==::J Seaton Natural Heritage Land Use Structure Open Space System -Seaton Natural Heritage System -Natural Areas Rural Settlements Rural Hamlets Urban Residential Areas Low Density Areas ~ Medium Density Areas Mixed Use Areas Community Nodes Employment Areas ~ Prestige Employment Freeways and Major Utilities ~ = I Controlled Access Areas System" Redesignate from "Employment Areas - Prestige Employment" to "Mixed Use Areas - Community Nodes" Other Designations Prime Agricultural Areas :-••~ Federal Lands ···-· ~ Greenbelt Boundary [52] Airport Lands City of PickeringCity Development Department © May, 2026This Map Forms Part of Edition 9 of the Pickering Official Plan and Must Be Read in Conjunction with the Other Schedules and the Text. Schedule 'C’ to Amendment '58' Existing Schedule XII - Neighbourhood 20: Thompson’s Corners Extract of Schedule XII to the Pickering Official Plan NEdition 9 Land Use Structure Subject Lands Remove the "Pedestrian Predominant Street" designation“Prestige Employment Node” to “Community Node” “Prestige Employment Node” to “Seaton Natural Heritage System” “Prestige Employment Node” to “Community Node” “Prestige Employment Node” to “Mixed Use Corridor Type 2" “Prestige Employment Node” to “Medium Density Area”“Community Node” to “Mixed Use Corridor Type 2" “Prestige Employment Node” and “Community Node” to “Mixed Use Corridor Type 2" “Prestige Employment Node” to “Medium Density Area” “Prestige Employment Node” to “Low Density Area Type 1" Added “VG” symbol [7 -04;6/- PlCKERlNG City Development Department Attachment 2 to Report PLN 12-26 N A Location Ma File: OPA 25-004P Applicant: Seaton TFPM Inc. © The Corporation of the City of Pickering Produced (in part) under license from:© King's Printer, Ontario Ministry of Date: May. 19, 2026 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 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;6/- PlCKERlNG City Development Department Air Photo Ma File: OPA 25-004P 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: May. 19, 2026 Attachment 4 to Report PLN 12-26 Summary of Proposed Land Use Designations Neighbourhood 20: Thompon’s Corners Neighbourhood Plan Area 1: Community Node – Lands north of Highway 407 •residential uses prohibited •medical offices and laboratories, as well as institutional uses such as hospitals •retailing of goods and services, offices and restaurants •community, cultural, and recreational uses •existing policies remain with respect to appropriate transitional design, compatibility and buffering from this designation to the Hamlet of Brougham Area 1: Community Node – Lands south of Highway 407 •mixed-use development, including high-density residential uses, retailing of goods and services, offices, restaurants and hotels •community, cultural, and recreational uses Area 2: Low Density Area Type 1 •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 •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 Corridor Type 2 •variety of townhouse forms, apartment buildings •detached and semi-detached dwellings prohibited •interim sole commercial uses, where market conditions are not conducive to high density residential development •retail uses permitted at grade •residential density over 60 units per net hectare and up to and including 180 units per net hectare Area 6: Community Node – Lands east of Brock Road, south of Highway 407 •limited to retailing of goods and services •residential uses are not permitted; however, they may be considered in the future only through an Official Plan Amendment application Area 8: Village Green symbol • village green symbol located in the Medium Density Area designation immediately south of Highway 407, west of Elsa Storry Avenue • the location will be refined through the draft plan of subdivision process without an amendment to this Plan • village greens are intended to provide greenspace for each neighbourhood and accommodate play structures, open informal play areas and community mail boxes Area 9: Seaton Natural Heritage System (NHS) • Seaton NHS designation is a large protected network of natural areas in Seaton designed to preserve forests, wetland, valleys, streams and wildlife habitat • only low-impact and compatible activities permitted including passive recreation uses such as walking trails Area 10: Prestige Employment • prestige employment designation retained • policies revised to permit a broader range of employment uses, including free-standing warehousing, light manufacturing, assembly, and processing of goods