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April 22, 2025
Statutory Public Meeting under the Planning Act Agenda April 22, 2025 Electronic Meeting – 7:00 pm Chair: Councillor Brenner For information related to accessibility requirements please contact: Council & Committee Coordinator 905.420.4611 clerks@pickering.ca Please be advised that in accordance with Section 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. A recording of the meeting will also be available on the City’s website following the meeting. 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: 1.City Staff will provide a brief overview of the application;2.The applicant or their representative may provide information regarding the application; 3.Members of the public who have registered in advance will be called upon by the Chair inthe order in which they registered to make their delegations; and,4.The Chair may call on the applicant and/or staff to provide clarification on matters raisedby members of the public. Page 1.Call to Order 2.Information Reports 2.1 Information Report 03-25 1 Official Plan Amendment Application OPA 24-002/P Zoning By-law Amendment Application A 02/24 Tribute (Brookdale) Limited 1101A, 1105 and 1163 Kingston Road Statutory Public Meeting under the Planning Act Agenda April 22, 2025 Electronic Meeting – 7:00 pm Chair: Councillor Brenner For information related to accessibility requirements please contact: Council & Committee Coordinator 905.420.4611 clerks@pickering.ca 2.2 Information Report 04-25 28 Draft Plan of Subdivision SP-2025-01 Zoning By-law Amendment Application A 01/25 Taccgate Developments Inc. Part of Lot 22, Concession 4 3. Adjournment Statutory Public Meeting Information Report Report Number: 03-25 Date: April 22, 2025 From: Catherine Rose, MCIP, RPP Chief Planner Subject Official Plan Amendment Application OPA 24-002/P Zoning By-law Amendment Application A 02/24 Tribute (Brookdale) Limited 1101A, 1105 and 1163 Kingston Road 1. Purpose of this Report This report provides preliminary information regarding applications for an Official Plan Amendment and a Zoning By-law Amendment, submitted by Tribute (Brookdale) Limited, to facilitate a multi-phased, high-density, mixed-use residential development. The purpose of this report is to help the public and stakeholders understand the proposal. At the Public Meeting, the Chair will facilitate the meeting, staff will present the proposal, and the applicant will have an opportunity to provide additional details. Members of the public will be able to comment on the applications and ask questions for clarification. The applicant will summarize the planning issues identified and respond to any comments and concerns raised. Finally, the Chair will adjourn the Public Meeting for this item. This report is for information purposes only, and no decision on these applications 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, referred to as “The Brookdale Centre, " consist of three properties situated on the south side of Kingston Road, to the west and south of Walnut Lane, and north of Highway 401 (see Location Map, Attachment 1). These lands encompass a total area of approximately 7.74 hectares, with frontages along Kingston Road and Walnut Lane. The irregularly shaped site currently includes a total gross floor area of approximately 21,740 square metres of commercial, retail, and office space. This includes three standalone single-tenant buildings occupied by Home Depot, Food Basics, and Michaels. Additionally, there are two, two-storey multi-tenant buildings with various uses, such as a pharmacy (Shoppers Drug Mart), restaurants, medical offices, and other retail and commercial businesses (see Air Photo Map, Attachment 2). Information Report 03-25 Page 2 Surrounding land uses include: North: North of Kingston Road is a three-storey townhouse development, a wellness centre, and a multi-tenant commercial building. Further north is a low-density residential neighbourhood consisting of single-detached and semi-detached dwellings. South: To the south is Highway 401. Beyond the highway, along Bayly Street, is an established residential neighbourhood consisting of single-detached, semi-detached and townhouse dwellings, as well as medium and high-density residential dwellings. East: To the east, across Walnut Lane, are single-storey, multi-tenant buildings containing automotive service-related, and service commercial uses. Further east is Pine Creek, along with a variety of commercial uses, including restaurants, grocery stores, a fitness centre and retail stores, which are within the Pickering City Centre neighbourhood. West: Immediately to the west, on the south side of Kingston Road, is the Region of Durham Paramedic Services building. Further west, and east of Dixie Road, are single-storey standalone and multi-tenant buildings as well as multi-storey buildings with a variety of uses, including restaurants, medical and general offices. 3. Pre-submission Applications On May 23, 2023, Council approved a new planning process in response to provincial changes to the Planning Act, introduced through Bill 109. These changes, which took effect for all applications submitted after June 30, 2023, required a mandatory Pre-submission review stage before a formal development application could be submitted. The goal was to ensure the City met the Planning Act approval timelines and avoided the need to refund development application fees. As a result, the applicant submitted Pre-submission applications for Official Plan Amendment and Zoning By-law Amendment on April 5, 2024, and a mandatory Open House Meeting was held on May 30, 2024. At that time, the conceptual master plan proposed: • a multi-phased, mixed-use development with six buildings containing 14 towers, ranging in height from 17 to 35 storeys • 5,238 apartment units, including one-, two-, and three-bedroom units • 7,149 square metres of commercial space • a 716 square metre daycare facility • a new public street and a network of private roads connecting to Kingston Road and Walnut Lane • a 0.4 of a hectare public park to be conveyed to the City • seven privately-owned, publicly accessible spaces (POPS) having a combined area of 0.6 of a hectare distributed throughout the site Information Report 03-25 Page 3 On June 6, 2024, further provincial changes were enacted through Bill 185, Cutting Tape to Build More Homes Act, 2024, which removed the requirement to refund development application fees. Following this, the City determined that Pre-submission applications were no longer necessary. However, City staff reviewed the materials submitted, held an Open House Meeting, and provided the applicant with all technical comments received. The formal applications for Official Plan Amendment and Zoning By-law Amendment were submitted on December 20, 2024. 4. Formal Applications Based on feedback from the Pre-submission process, Tribute (Brookdale) Limited has submitted applications for an Official Plan Amendment and a Zoning By-law Amendment to facilitate a revised master plan outlining their long-term vision for their landholdings (see Submitted Master Block Development Plan, Phasing Plan, Conceptual Renderings and 3D Context View, Attachments 3 to 8). The Official Plan Amendment seeks to: • permit a maximum Floor Space Index (FSI) of 5.0 • remove the maximum density requirement, and • allow the use of high-density residential to support the proposed development. The Zoning By-law Amendment proposes site-specific exceptions to: • permit apartment dwellings, and a broad range of commercial, retail, office, and institutional uses, and • establish zoning standards for FSI, building height, setbacks and stepbacks, podium height, building separation, tower floor plate size, landscaping, amenity areas (indoor and outdoor), and parking standards for residential, visitor and various commercial uses. The table below summarizes the key details of the revised master plan: Provision Proposal Gross Floor Area (GFA) • Residential: 331,918 square metres • Commercial: 6,585 square metres proposed through Phases 1, 4 and 5 Floor Space Index (FSI) • 5.0 Number of Buildings and Towers • 5 buildings, 14 towers Number and Type of Dwelling Units • Bachelor: 527 units • 1 Bedroom: 2,578 units • 2 Bedroom: 1,738 units • 3 Bedroom: 372 units • Townhouses: 49 units (included in the podium within Phases 2, 3, 4 and 5) Total: 5,264 residential units Information Report 03-25 Page 4 Provision Proposal Tower Heights Building 1 • Tower 1: 17 storeys • Tower 2: 19 storeys Building 2 • Tower 3: 35 storeys • Tower 4: 33 storeys • Tower 5: 35 storeys Building 3 • Tower 6: 21 storeys • Tower 7: 23 storeys Building 4 • Tower 8: 34 storeys • Tower 9: 35 storeys Building 5 • Tower 10: 35 storeys • Tower 11: 35 storeys • Tower 12: 35 storeys • Tower 13: 35 storeys • Tower 14: 33 storeys Private Amenity Area • Indoor: 11,688 square metres • Outdoor: 10,897 square metres Central Public Park • 0.6 of a hectare of unencumbered public parkland • 0.2 of a hectare of stratified park space Total of 0.8 of a hectare of public parkland to be conveyed to the City in Phase 4 Privately Owned Publicly Accessible Public Spaces (POPS) • 5 POPS, having a combined area of 0.5 of a hectare to be provided through Phases 1, 2 and 5. Municipal Roads The proposal includes two new public streets: • Street A: Runs east-west through the centre of the site, connecting to Walnut Lane and Dixie Road (right-of-way width of 20 metres). • Street B: Runs along the north and western edge of the proposed public park, connecting to Street A (right-of-way width of 17 metres). Vehicular Parking • Resident – 0.60 resident spaces per dwelling unit • Visitor – 0.15 visitor spaces per dwelling unit • Commercial – 3.3 spaces per 100 square metres of commercial floor space Note: Parking for visitors and commercial vehicles will be shared. Total: 4,192 spaces to be located above-grade within the building podiums, and underground in a three-level parking garage Information Report 03-25 Page 5 5. Policy Framework 5.1 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). The PPS states that to support the achievement of complete communities, a range and mix of housing options, intensification, and more mixed-use development should be planned. It directs Planning Authorities to permit development and intensification in strategic growth areas to support the achievement of complete communities and a compact built form. The PPS also encourages Planning Authorities to support the redevelopment of commercially designated retail lands (i.e., underutilized shopping malls and plazas) to mixed-use residential development, among other policies. Staff will further assess the proposal against the policies of the new PPS during the continued processing of the applications. 5.2 Durham Region Official Plan “Envision Durham” Durham Regional Council adopted the Official Plan “Envision Durham” in May 2023. The MMAH approved the Official Plan in part on September 3, 2024. On December 13, 2024, MMAH approved the remaining part of the Plan. On November 5, 2024, the MMAH proposed amendments to Ontario Regulation 525/97 under the Planning Act, which made Durham Region an upper-tier municipality without planning responsibility as of January 1, 2025. In accordance with the transition policies contained within the Planning Act, specifically Subsection 70.13(2), the Durham Regional Official Plan is deemed to constitute an Official Plan of the City in respect of any area in the City to which it applies and will remain in effect until the City revokes or amends it. The Durham Region Official Plan designates the subject lands as “Rapid Transit Corridor” within the Urban System, and is identified as a Strategic Growth Area. Strategic Growth Areas are represented as optimal locations for prioritizing intensification and higher-density, mixed-use development, aiming to create mixed-use, compact and dense urban, amenity-rich environments. The Official Plan states that new developments proposed within Rapid Transit Corridors located along Rapid Transit Spines should provide transit-oriented development design principles. Further, that development along Rapid Transit Spines should accommodate a minimum density target of 160 people and jobs per hectare. The applications have been circulated to Durham Region to receive comments on matters of Regional interest (i.e., roads and servicing infrastructure). Information Report 03-25 Page 6 5.3 Pickering Official Plan The subject lands are located within the Liverpool Neighbourhood, and are designated Mixed-Use Areas – Mixed Corridors in the City’s Official Plan. Mixed Use Areas are intended to support a wide variety of uses and the highest levels of activity in the City. In these areas, a range of uses for residents, businesses and visitors, including residential, retail, commercial, business, office, service, recreational, community and cultural uses, are permitted. The Mixed Corridors designation permits residential, retail, office, restaurant, community, cultural and recreational uses, special purpose commercial uses, community gardens and farmers markets. The designation permits a density range of over 30 up to and including 140 units per net hectare, and a maximum floor space index (FSI) of 2.5. 5.4 OPA 38 Kingston Road Corridor and Specialty Retailing Node Intensification Plan In January 2022, Council adopted the City initiated Official Plan Amendment 38 (OPA 38), which was approved by the Region of Durham in November 2022. It was then appealed to the Ontario Land Tribunal (OLT) by six landowners, including the applicant. On December 19, 2024, the OLT approved OPA 38 (in part), except for lands subject to site- specific appeals, which include the subject lands. These appeals are currently progressing through various legal proceedings. The proponent is encouraged to demonstrate how the proposed development aligns with the intent of OPA 38 and the Draft Urban Design Guidelines. The subject lands are located in the Dunbarton/Liverpool Precinct within the Intensification Plan (see Dunbarton/Liverpool Precinct Intensification Area, Attachment 9). The lands are designated as “Mixed-Use Type A” and “Public Park”, and include future public and private streets as well as two POPS. The Plan identifies that a minimum residential density of over 60 units per net hectare is permitted. OPA 38 does not specify a maximum unit per net hectare ratio but provides a floor space index (FSI) ranging from over 0.75 to a maximum of 2.5. Furthermore, OPA 38 states that, through a site-specific zoning by-law amendment, consideration may be given to proposals to allow an increase to the FSI beyond 2.5, up to and including 5.0, subject to the following criteria: • the site is generally located in an appropriate gateway location and/or adjacent to Highway 401 • the proposal is compatible with adjacent land uses, particularly stable residential neighbourhoods, in terms of massing, height, scale and transition • the applicant demonstrates that the proposed development would not preclude other properties within the precinct from developing or redeveloping to their planned potential • the proposal meets the general intent of the policies of the Official Plan Information Report 03-25 Page 7 OPA 38 identifies that the Kingston Mixed Corridor is a Strategic Growth Area in the City, and is secondary to the City Centre, for accommodating intensification and higher density transit-supportive mixed uses in a compact built form. Development within the Dunbarton-Liverpool Precinct is required to be a local community and shopping destination. OPA 38 states that the integration of residential, office, retail, commercial and institutional uses are supported in developing complete communities. The function of intensification areas is to be key retail shopping destinations within the City, supporting various sizes and types of retail uses, and to maintain and expand on the establishment of new office and commercial uses. Further, OPA 38 states that the “Mixed Use Type A” designation is intended for the greatest and highest-intensity uses within the intensification areas, combining higher- density residential, commercial, retail, and office uses. Further, the OPA advises that office uses are encouraged to be located in Mixed Use Type A areas, particularly at major intersections with access to existing and planned transportation infrastructure. OPA 38 indicates that the Public Park designation is to enhance and interact with existing green spaces, forming a cohesive network that includes parks, squares, trails, lookouts, natural heritage features and more. Further, the OPA identifies that public parks are intended to serve community functions and are to be designed to accommodate diverse programming throughout the year. 5.5 Urban Design Guidelines On December 2, 2019, Council endorsed the Kingston Road Corridor and Specialty Retailing Node Urban Design Guidelines (Guidelines) to include several key urban design objectives related to block structure, built form, site design, landscaping, building design, pedestrian connections, parking and the transition and massing of buildings. The Guidelines divide the corridor into six distinct precincts, each with specific standards for their geographic area. The subject lands are within the Dunbarton/Liverpool Precinct (Precinct) and extend from Fairport Road in the west, to Pine Creek in the east, north of Highway 401. The Guidelines outline the built form vision for the Precinct as follows: • due to the relatively large size of the parcels and the location away from existing residential development, the built form of the Dunbarton/Liverpool Precinct is characterized by moderate to significant heights and densities • the greatest heights and densities are located internally to the precinct along the new east-west street running parallel to Kingston Road, connecting Walnut Lane to Dixie Road • the new street is flanked by primary frontages on both sides, allowing for the creation of a double-sided main street running through the centre of the precinct and creating a more pedestrian-friendly east-west connection • additional concentrations of height are located along the Highway 401 edge • a Public Park, located on the south side of the proposed internal road, is imagined as a community hub and is to act as a multi-use space for lively community events • several POPS are to be provided central to the development blocks Information Report 03-25 Page 8 Details of the applications will be assessed against the applicable policy framework, including the policy recommendations of OPA 38, and the design priorities of the Urban Design Guidelines during the further processing of the applications. 5.6 Affordable Housing Section 6.4 of the Pickering Official Plan states that City Council shall require a minimum of 25 percent of new residential construction, on a City-wide basis, to be of forms that would be affordable to households of low or moderate incomes. Under the Official Plan, “affordable” is defined as annual housing costs (rent or mortgage payments) that do not exceed 30 percent of gross household income. This is further supported by Section 3.1.16 to 3.1.24 of Envision Durham’s policies. The applicant has submitted a Planning Justification Report, which includes an Affordable Housing Brief. The report states that it is too early to determine pricing for the proposed residential units, and no purpose built rental or affordable housing units are proposed at this time. However, it notes that Tribute Communities has previously partnered with affordable housing providers in Durham Region, and intends to explore and strengthen these partnerships as the development process continues. While purpose-built rental housing is not currently included, the final tenure (ownership or rental) will be determined by phase during the Site Plan Approval stage. The proposal will be further evaluated against the affordable housing policies of the Pickering Official Plan as the application review progresses. 5.7 Zoning By-law 3036 The subject lands are currently dual zoned as Mixed Use “MU-22” and “MU-21” under By-law 3036, as amended. These zone categories permit various commercial, retail and office use, as well as apartment dwelling units above the first floor of a building. The existing zoning requires a minimum building height of 2 storeys or 6.5 metres, and a maximum building height of 4 storeys or 20 metres. The applicant is requesting a site-specific zoning amendment to implement their proposed master plan. The amendment would also establish new zoning for FSI, building height, setbacks and stepbacks, podium height, building separation, maximum tower floor plate size, landscaping, minimum size for amenity areas (indoor and outdoor), and parking standards for residential, visitor and various commercial uses. 6. Public Engagement 6.1 Public Open House Meeting On May 30, 2024, the City Development Department hosted a Public Open House Meeting to inform area residents about the proposed development. Notices were mailed to all properties within 150 metres of the subject lands, and an expanded circulation radius was requested by the Ward Councillors. In total, notices were mailed to 1,284 households. The City also advertised the meeting by posting the notice on its social media pages, and three development notice signs were installed on the property. Information Report 03-25 Page 9 6.2 Public Meeting Notification Notice of this Public Meeting was mailed to all properties within 150 metres of the subject property, to those who attended the Public Open House Meeting, and to those who provided written comments on the application and/or requested to be notified of future meetings. In addition to the mailed notices, three development notice signs were installed on the property, and this meeting was advertised on the City’s social media channels. 6.3 Public Comments Received Approximately 112 residents/businesses attended the public open house meeting. In addition, at the time of writing this report, the City has received a total of 25 written comments regarding the proposal as part of both the Pre-submission and formal development applications. The following is a list of key comments and concerns expressed by area residents/businesses: • School Capacity – Concern that local schools cannot accommodate the new students generated through this development • Healthcare Services – Concern that healthcare services are already insufficient and could be further reduced by this development • Density – Comments that the proposed density is too high • Retail and Tenant Relocation – Concern over loss of existing retail space and questions about relocating affected tenants • Sanitary Servicing – Concern about insufficient sanitary servicing capacity to support the proposed masterplan • Grocery Store – Concern with the lack of affordable grocery stores in Pickering and the potential loss of the existing grocery store (Food Basic) • Construction Impacts – Concerns about phasing and how construction will affect existing retail/commercial operations • Affordable Housing & Seniors’ Housing – Comments that there is not enough affordable housing or seniors’/assisted living units • Property Values & Taxes – Concerns about the potential negative impact on housing values and taxes for residents • Transportation Infrastructure – Concerns that the road network is insufficient to support the masterplan • Condominium Tenure – Comments that too many condominiums are being built in Pickering • Parking – Concern that the proposed parking supply is inadequate • Park Space and Public Use of POPS – Comments that not enough park space is proposed and uncertainty about public accessibility of POPS • Playgrounds & Amenities – Concern that playground and other amenities are lacking in the proposal • Highway Access – Inquiry about whether the project includes new highway exit ramps • Traffic Safety – Concern that the increased population could lead to more vehicle and pedestrian accidents, particularly as existing residents walk to local services Information Report 03-25 Page 10 • Pedestrian Access to GO Station – Suggestions to include a pedestrian pathway from the proposed development to the GO train station • Traffic Flow Improvements – Suggestion to replace traffic lights with a roundabout at Dixie Road and Walnut Lane to ease the flow of traffic • Unit Reduction – Comment that fewer units should be built, given that the Pickering airport will not be constructed • Developer Contribution – Concern about lack of developer contributions to infrastructure such as roads, schools, firefighters and police services 7. Agency Comments As of the date of this report, comments have been received from the following external agencies based on the revised master plan submitted in support of the formal planning applications: 7.1 Canadian National (CN) Rail • The subject lands are within 300 metres of the CN’s main line. The owner will be required to engage a consultant to undertake a Noise analysis. • The owner will be required to include restrictive covenants registered on title that include all agreements of purchase and sale or lease. • The owner is advised that appropriate clauses and conditions be included as conditions of development agreements, offers to purchase, and agreements of purchase and sale or lease, for each dwelling unit within 300 metres of the railway right-of-way, inclusive of noise isolation measures. • The owner will be required to enter into an Agreement with CN. 7.2 Ministry of Transportation (MTO) • The MTO has no objections to the Official Plan Amendment and Zoning By-law Amendment, in principle. • The MTO has advised they will provide further technical comments upon review of the future required Site Plan Application submission. 7.3 Metrolinx • The owner is required to include appropriate warning clauses within all development agreements, offers to purchase, and agreements of purchase and sale within the 300 metres of the railway corridor. • The owner will be required to grant Metrolinx an Environmental Easement for operational emissions, and it is to be registered on title for all uses within 300 metres of the rail right-of-way as a condition of future Site Plan approval. • The applicant will be required to ensure that the existing GO bus stop located at the corner of Kingston Road and Walnut Lane is maintained. If the GO bus stop is to be impacted in any capacity, the applicant will be required to engage with Metrolinx. • The subject lands are located within the Region of Durham’s Investing In Canada Infrastructure Program funded segment of the Durham Scarborough Bus Rapid Transit. Metrolinx defers comment to the Region of Durham. Information Report 03-25 Page 11 7.4 Alderville First Nation • The subject lands are situated within the Traditional Territory of the Aderville First Nation. The First Nation’s territory is incorporated within the William’s Treaties Territory. • The Alderville First Nation reserves its right to participate in all governance and operational decisions about how the land and resources will be managed, used and protected, among other items. • Alderville First Nation may require a mutual agreement to establish a special consultation process for this project. • The Alderville First Nation expects to be engaged through the archaeological assessment so that they may include Indigenous Knowledge of the land in the process. At least one of the Alderville First Nation archaeological liaisons is to be involved in Stages 2-4 of the assessments, including test pitting, and/or pedestrian surveys, to full excavation. 8. 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, are required to be addressed by the applicant before a final recommendation report is presented to the Planning & Development Committee: 8.1 Land Use Policies • ensure the proposal aligns with the Provincial Planning Statement (2024), the Region of Durham Official Plan “Envision Durham” (2024), Official Plan Amendment 38, and the Council endorsed Kingston Road Corridor and Specialty Retailing Node Urban Design Guidelines • assess the applicant’s request for a maximum FSI of 5.0 against the criteria requirements outlined in OPA 38 • assess whether the development provides intensification, which is secondary to the City Centre, as outlined within OPA 38 with regards to the development hierarchy within the City • review the submitted Commercial Assessment to determine whether sufficient retail, office space and commercial gross floor area is being replaced, considering the existing office, retail and commercial services that currently serve the surrounding community, the proposed increase in residential development proposed with the application, and in the light of the City of Pickering Retail Market Study, recently completed by Parcel Economics Inc. and SGL Planning & Design Inc. • secure opportunities to provide affordable housing, accessible units, and a variety of unit types, sizes and tenures (including rental options) 8.2 Site Design and Built Form • evaluate the proposed site layout, building setbacks, building height and massing, pedestrian connections and landscaping to ensure the master plan aligns with the Information Report 03-25 Page 12 design goals and objectives of the Council endorsed Urban Design Guidelines for the Kingston Road Corridor and Specialty Retailing Node • require tower heights to comply within the recommended 45-degree angular plane from the property line along Kingston Road, beginning at a height of 80 percent the width of Kingston Road as per the Council endorsed Urban Design Guidelines • ensure that the greatest densities and tallest buildings are located closest to Highway 401 • review the proposed tower floor plate sizes to ensure they conform with the maximum tower floor plate size as recommended in the Council endorsed Urban Design Guidelines • ensure that the proposed building massing and height are scaled to be compatible with adjacent streets and open spaces to create an attractive human-scaled environment • assess building heights and tower placements to minimize any shadowing and wind impacts on the proposed public parkland and POPS • ensure adequate tower separation to maintain sunlight penetration and sky views • ensure the development provides appropriate community services and facilities to serve the residents of each phase of development. 8.3 Parks and Amenity Spaces • determine the appropriate amount of parkland dedication in accordance with the Planning Act requirements • explore opportunities to provide temporary parkland in the earlier phases of development, as the master plan proposes parkland conveyance in Phase 4, and the timeline for development phasing is unknown • ensure the size and location of the proposed grade-related POPS conform to the Council endorsed Guidelines for Strata Parks and POPS 8.4 Street Network and Design, Traffic and Parking • assess whether the proposal will cause any significant traffic impacts at the intersections of Kingston Road/Walnut Lane and Kingston Road/Dixie Road, and other key intersections and roads in the area • ensure that the proposed public roads and future private streets are complete streets, and include cycling facilities and other elements such as enhanced landscaped boulevards, seating areas and street trees, and are designed as illustrated in the Council endorsed Urban Design Guidelines • assess whether the proposed parking rates for residential, visitor and commercial uses are adequate for the proposed master plan • ensure that the master plan includes future vehicular and pedestrian connections to the adjacent lands to the west • review the right-of-way widths of public streets to ensure on-street parking supports at-grade commercial uses and public park visitors Information Report 03-25 Page 13 8.5 Other matters to be addressed • work with the applicant and the Durham District School Board (DDSB) to explore options to locate a future elementary school within the podium of a residential building • determine whether an “(H)” Holding provision is required to ensure the necessary infrastructure (roads, sanitary, water and storm sewers) will be constructed to support each phase of development • engage with Alderville First Nations about their interests in the redevelopment of the subject lands Comments were also received from city departments and agencies through the Pre- Submission review (see Agency and City Department Pre-Submission Comments, Attachment 10). 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 applications after it has received and assessed comments from the circulated departments, agencies, and the public. 9. Information Received Copies of the plans and studies submitted in support of the applications 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 Rationale Report, prepared by The Biglieri Group, dated December 2024 • Public Engagement Report, prepared by The Biglieri Group, dated December 20, 2024 • Hydrogeological Investigation and Water Balance Assessment, prepared by EXP., dated December 20, 2024 • Phase One Environmental Site Assessment, prepared by EXP., dated 1101A, 1105 and 1163 Kingston Road, Pickering dated December 13, 2022 • Environmental Noise Assessment, prepared by SLR, dated December 19, 2024 • Sustainability Report, prepared by EQ Building Performance, dated December 17, 2024 • Landscape Concept Plan, prepared by The MBTW Group, dated December 20, 2024 • Landscape Facility Fit Plan, prepared by the MBTW Group, dated December 20, 2024 • Urban Design Brief, prepared by the MBTW Group, dated December 2024 • Tree Inventory Plan, prepared by the MBTW Group, dated December 20, 2024 • Arborist Report, prepared by the MBTW Group, dated December 20, 2024 • Preliminary Geotechnical Investigation Report, dated November 3, 2023 • Site Plan and Architectural Drawings, prepared by Turner Fleischer, dated December 20, 2024 • Grading Plan, prepared by WSP, dated December 20, 2024 • Erosion and Sediment Control Plan, prepared by WSP, dated December 20, 2024 • Site Servicing Plan, prepared by WSP, dated December 20, 2024 • Lot Survey, prepared by J.D. Barnes, dated October 27, 2022 Information Report 03-25 Page 14 • Traffic Impact Study, prepared by WSP, dated December 20, 2024 • Elevations, prepared by Turner Fleischer, dated December 20, 2024 • Renderings, prepared by Turner Fleischer, dated December 20, 2024 • Retail/Office Commercial Redevelopment Assessment, 1099-1105 Kingston Road, prepared by Tate Research, dated December 20, 2024 • Tenant Relocation Strategy, prepared by Tate Research, dated December 20, 2024 • Shadow Study, prepared by Turner Fleischer, dated December 20, 2024 • Pedestrian Wind Assessment, prepared by SLR, dated December 16, 2024 • Functional Servicing Report, prepared by WSP, dated October 27, 2023 • Stormwater Management Report, prepared by WSP, dated October 27, 2023 • Floodplain Study, prepared by WSP, dated September 3, 2024 • Environmental Impact Statement, prepared by GeoProcess Research Associates, dated December 17, 2024 • Hydrological Assessment Review, prepared by GeoProcess Research Associates, dated December 20, 2024 10. Procedural Information 10.1 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 11. Owner/Applicant Information The Owner of this property is Tribute (Brookdale) Limited, represented by Mark Iogna, Senior Manager – Land Development, of Tribute. Attachments: 1. Location Map 2. Air Photo 3. Master Block Development Plan 4. Phasing Plan 5. Conceptual Rendering – view from Highway 401 looking north 6. Conceptual Rendering – view from Walnut Lane looking west 7. Conceptual Rendering – view from Kingston Road looking south 8. 3D Context View 9. Dunbarton-Liverpool Precinct Intensification Area 10. Agency and City Department Pre-Submission Comments Information Report 03-25 Page 15 Prepared By: Original Signed By Amanda Zara Dunn, MCIP, RPP Principal Planner, Development Review Original Signed By Nilesh Surti, MCIP, RPP Division Head, Development Review & Urban Design Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner AD:ld ' L [ L H 5R D G 5DPEOHEHUU\ $YHQXH 7DQ]HU & R X U W %HJOH\6W U H H W 6W 0D U W L Q V 'U L Y H .LQJV W R Q 5 RDG *OHQ (G H Q & R X U W :R O O D V W R Q &RXU W : D O Q X W /D Q H %D\O\ 6 W U H H W +LJKZD\ %D\VKRUH 7RW/RW 'RXJODV 5DYLQH 9LVWXOD 5DYLQH / ?3/$11,1*?0DS)LOHV?23$??23$3 $?23$3 $7ULEXWH %URRNGDOH /LPLWHGDSU[ 6&$/( 7+,6 ,6127 $3/$12)6859(< 'DWH 0DU 7KH &RUSRUDWLRQRIWKH &LW\ RI3LFNHULQJ3URGXFHG LQ SDUW XQGHUOLFHQVHIURP .LQJ V 3ULQWHU2QWDULR0LQLVWU\RI1DWXUDO5HVRXUFHV$OOULJKWVUHVHUYHG +LV 0DMHVW\ WKH .LQJ LQ 5LJKW RI &DQDGD'HSDUWPHQW RI1DWXUDO5HVRXUFHV$OOULJKWVUHVHUYHG 7HUDQHW(QWHUSULVHV,QFDQGLWV VXSSOLHUV $OOULJKWVUHVHUYHG 0XQLFLSDO3URSHUW\$VVHVVPHQW &RUSRUDWLRQ DQGLWVVXSSOLHUV$OOULJKWVUHVHUYHG /RFDWLRQ 0DS )LOH $SSOLFDQW 0XQLFLSDO $GGUHVV &LW\'HYHORSPHQW 'HSDUWPHQW 23$3 $ 7ULEXWH %URRNGDOH /LPLWHG $ .LQJVWRQ5RDG 6XEMHFW /DQGV Attachment 1 to Information Report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ttachment 2 to Information Report 03-25 Attachment 3 to Information Report 03-25 / ?3ODQQLQJ?0DS)LOHV?23$? )HE'$7( $SSOLFDQW 0XQLFLSDO$GGUHVV )LOH1R 0DVWHU%ORFN'HYHORSPHQW3ODQ )8//6&$/(&23,(62)7+,63/$1$5($9$,/$%/()259,(:,1*$7 7+(&,7<2)3,&.(5,1* &,7<'(9(/230(17'(3$570(17 &LW\'HYHORSPHQW 'HSDUWPHQW 23$DQG$ 7ULEXWH %URRNGDOH /LPLWHG $DQG.LQJVWRQ5RDG 1 Attachment 4 to Information Report 03-25 / ?3ODQQLQJ?0DS)LOHV?23$? )HE'$7( $SSOLFDQW 0XQLFLSDO$GGUHVV )LOH1R 0DVWHU3KDVLQJ3ODQ )8//6&$/(&23,(62)7+,63/$1$5($9$,/$%/()259,(:,1*$7 7+(&,7<2)3,&.(5,1* &,7<'(9(/230(17'(3$570(17 &LW\'HYHORSPHQW 'HSDUWPHQW 23$DQG$ 7ULEXWH %URRNGDOH /LPLWHG $DQG.LQJVWRQ5RDG 1 Attachment 5 to Information Report 03-25 / ?3ODQQLQJ?0DS)LOHV?23$? )HE'$7( $SSOLFDQW 0XQLFLSDO$GGUHVV )LOH1R &RQFHSWXDO5HQGHULQJ9LHZIURP+LJKZD\ORRNLQJQRUWK )8//6&$/(&23,(62)7+,63/$1$5($9$,/$%/()259,(:,1*$7 7+(&,7<2)3,&.(5,1* &,7<'(9(/230(17'(3$570(17 &LW\'HYHORSPHQW 'HSDUWPHQW 23$DQG$ 7ULEXWH %URRNGDOH /LPLWHG $DQG.LQJVWRQ5RDG Attachment 6 to Information Report 03-25 / ?3ODQQLQJ?0DS)LOHV?23$? )HE'$7( $SSOLFDQW 0XQLFLSDO$GGUHVV )LOH1R &RQFHSWXDO5HQGHULQJ9LHZIURP:DOQXW/DQHORRNLQJZHVW )8//6&$/(&23,(62)7+,63/$1$5($9$,/$%/()259,(:,1*$7 7+(&,7<2)3,&.(5,1* &,7<'(9(/230(17'(3$570(17 &LW\'HYHORSPHQW 'HSDUWPHQW 23$DQG$ 7ULEXWH %URRNGDOH /LPLWHG $DQG.LQJVWRQ5RDG Attachment 7 to Information Report 03-25 / ?3ODQQLQJ?0DS)LOHV?23$? )HE'$7( $SSOLFDQW 0XQLFLSDO$GGUHVV )LOH1R &RQFHSWXDO5HQGHULQJ9LHZIURP.LQJVWRQ5RDGORRNLQJVRXWK )8//6&$/(&23,(62)7+,63/$1$5($9$,/$%/()259,(:,1*$7 7+(&,7<2)3,&.(5,1* &,7<'(9(/230(17'(3$570(17 &LW\'HYHORSPHQW 'HSDUWPHQW 23$DQG$ 7ULEXWH %URRNGDOH /LPLWHG $DQG.LQJVWRQ5RDG Attachment 8 to Information Report 03-25 / ?3ODQQLQJ?0DS)LOHV?23$? )HE'$7( $SSOLFDQW 0XQLFLSDO$GGUHVV )LOH1R '&RQWH[W9LHZ )8//6&$/(&23,(62)7+,63/$1$5($9$,/$%/()259,(:,1*$7 7+(&,7<2)3,&.(5,1* &,7<'(9(/230(17'(3$570(17 &LW\'HYHORSPHQW 'HSDUWPHQW 23$DQG$ 7ULEXWH %URRNGDOH /LPLWHG $DQG.LQJVWRQ5RDG Attachment 9 to Information Report 03-25 / ?3ODQQLQJ?0DS)LOHV?23$? )HE'$7( $SSOLFDQW 0XQLFLSDO$GGUHVV )LOH1R 'XQEDUWRQ/LYHUSRRO3UHFLQFW,QWHQVLILFDWLRQ$UHD )8//6&$/(&23,(62)7+,63/$1$5($9$,/$%/()259,(:,1*$7 7+(&,7<2)3,&.(5,1* &,7<'(9(/230(17'(3$570(17 &LW\'HYHORSPHQW 'HSDUWPHQW 23$DQG$ 7ULEXWH %URRNGDOH /LPLWHG $DQG.LQJVWRQ5RDG Attachment 10 to Information Report 03-25 Agency and City Department Pre-Submission Comments Toronto and Region Conservation Authority (TRCA) •Staff advised that the subject development will be required to accommodate a 10 metre setback from the limits of the Regulatory Storm Floodplain. •The proposed development is to provide a 30 metre buffer and is to be located outside ofthe limits of the Provincially Significant Wetland. •The Applicant is to assess the potential impacts on the wetlands and propose appropriate mitigation measures. •A Wetland Water Balance Risk Assessment is required for the proposed development todetermine potential risks to the wetland and establish water balance requirements. •TRCA recommends that technical comments provided be addressed as part of the nextsubmission material. Region of Durham •Staff advised that the proposed development will facilitate a mixed-use development consisting of high density residential and commercial uses which will support a mix ofhousing and employment opportunities and promote the intensification of the KingstonRoad Corridor. The proposed development further supports a full range of housing options,compact built form, efficient transit and pedestrian-friendly urban environment. •The Region has identified that further investigation is required concerning the proposedservicing of the entirety of the subject lands. •The Region has identified that a tributary of Pine Creek and a Provincially Significant Wetland are located east of the subject lands. The Regional Official Plan states that developments and site alterations within 120 metres of a natural heritage system must besupported by an Environmental Impact Study. Issues related to water resourcesengineering, ecology and hydrogeology must be addressed. •As a result of the prescribed change from a commercial property to a residential property, a Record of Site Condition will be required to be filed with the Ministry of the Environment,Conservation and Parks. •An addendum to the Traffic Impact Study is required to address technical comments received from the Region in relation to the phasing of access points, queue lengths, and turning movements. •The Region recommends that a holding provision be implemented. Prior to the lifting of theHolding Symbol, it shall be demonstrated to the satisfaction of the Region that there is sufficient sanitary and water supply capacity to enable the development of the site, or an individual building within the site and that a financially secured agreement has beenentered into with the Region. Durham Catholic District School Board (DCDSB) •DCDSB has reviewed the application through the pre-submission review and had no objections to the proposed amendments. •Students from this school will attend Father Fenelon Catholic School and St. Mary’sCatholic High School. Durham District School Board (DDSB) • DDSB has reviewed the application through the pre-submission review and identified that the subject development could result in a pupil yield of approximately 1048 elementary students and 1048 secondary pupils. • DDSB has advised that as part of the larger development within this area, a school site would be required. DDSB staff are open to having discussions with both the Applicant and City staff to determine an appropriate site that would meet the DDSB’s needs. City Department Comments Engineering Services Department • Engineering provided comments through the review of the Pre-Submission review and identified that the applicant will be required to provide a Phase Two Environmental Site Assessment (ESA) as per the requirements of the Phase One ESA. • Alternative solutions are required for the proposed permanent dewatering and the intent to discharge groundwater. • The inclusion of appropriate easements over City owned infrastructure will be required. • The Applicant will be required to ensure the proposed development is consistent with the latest detailed designs of the Walnut Lane extension. • The Applicant will be required to ensure that that proposed infrastructure including sidewalks, curb radius and right-of-way width requirements are to the City’s design standards. Sustainability Division • The Applicant has committed to pursuing several sustainable design elements including providing the following through the associated Site Plan application stage: • new education information packages to familiarize new tenants with the adjacent area, including wildlife information, litter and illegal dumping, and other sustainability development and lifestyle features and practices • site design in accordance with Accessibility for Ontarians with Disabilities Act standards for private pedestrian walkways, wayfinding signage and parking spaces • social well-being and safety by designing the proposed site using Crime Prevention Through Environmental Design principles that encourage site and building design to eliminate or reduce criminal behaviour and create a safe space • light pollution reduction measures to minimize light trespass from the proposed building and site. The proposed development will be designed to meet the dark sky compliant requirements • natural heritage and open space site design considerations, including planting of native plant species, tree preservation and removal compensation • bird friendly building design/glazing to reduce bird collisions caused by buildings • support for alternative transportation through the provision of electric vehicles parking spaces and long and short-term bicycle parking spaces • providing opportunities to recycle and divert materials in order to reduce waste (for example the proposed building will have a tri-sorter to direct and separate materials into either recyclables, organics or waste) • using water efficiently and supporting sustainable stormwater management practices • the Applicant will be required to provide further information on urban heat island reduction, building energy performance and emissions, the City’s Integrated Sustainable Design Standard’s (ISDS) energy and resilience principles and ISDS Land and Nature principles • The Applicant will be required to demonstrate how the ISDS common outdoor amenity performance standards has been satisfied. This standard requires 4.0 square metres of private common outdoor amenity space per dwelling unit (of which a minimum contiguous area of 40.0 square metres must be provided in a common location). Currently, the applicant is proposing a minimum outdoor amenity area of 2.0 square metres per dwelling unit, which is below the City’s requirement. Statutory Public Meeting Information Report Report Number: 04-25 Date: April 22, 2025 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Draft Plan of Subdivision SP-2025-01 Zoning By-law Amendment Application A 01/25 Taccgate Developments Inc. Part of Lot 22, Concession 4 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding applications for a Zoning By-law Amendment and a Draft Plan of Subdivision, submitted by Taccgate Developments Inc. to facilitate a residential development. The purpose of this report is to help the public and stakeholders understand the proposal. At the Public Meeting, the Chair will facilitate the meeting, staff will present the proposal, and the applicant will have an opportunity to provide additional details. Members of the public will be able to comment on the applications and ask questions for clarification. The applicant will summarize the planning issues identified and respond to any comments and concerns raised. Finally, the Chair will adjourn the Public Meeting for this item. This report is for information purposes only, and no decision on these applications 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 on the east side of Peter Matthews Drive, south of Alexander Knox Road, in the Wilson Meadows Neighbourhood in the Seaton Community (see Location Map, Attachment 1). The site is currently vacant and has an area of approximately 5.47 hectares, with frontage along Peter Matthews Drive. While under previous ownership by 1133373 Ontario Inc. (Lebovic Enterprises Ltd.), the lands had topsoil removed and were regraded. The surrounding land uses are as follows (see Air Photo Map, Attachment 2): North, Directly to the north, east, and south are lands owned by Infrastructure East & Ontario (IO), designated as part of the Seaton Natural Heritage System. South: These lands include significant woodlands, the Ganatsekiagon Creek, and associated valley lands. Further east, across the creek, is a completed residential subdivision with 121 lots for detached dwellings and a public park (Stillmeadow Park). Information Report 04-25 Page 2 West: To the west is Peter Matthews Drive and remnant lands owned by IO, designated as Seaton Natural Heritage System. Further west, across Peter Matthew Drive, are lands owned by the applicant. These lands are zoned and have draft plan approval for 294 lots for detached dwellings, 52 blocks for 334 townhouses, a 10.8 hectare block for a commercial plaza, and a 10 hectare block for the future Seaton Recreation Centre and Library and community park. 3. Previous Ownership and Application History In August of 2015, IO owned the subject lands and submitted applications for Draft Plan of Subdivision and Zoning By-law Amendment (File Numbers SP-2015-05 and A 10/15) to establish a residential subdivision. The lands were later acquired by 1133373 Ontario Inc. (Lebovic Enterprises Ltd.), and a second residential submission was made to the City on May 15, 2019. Details of the proposed land uses and number of dwellings are summarized in the tables below: Land Use Blocks Area (hectares) Residential 90 3.47 Open Space 2 0.06 Stormwater Management Facilities 2 0.26 Municipal Right-of-Way 3 1.77 Totals 97 5.56 Residential Type Blocks Number of Units Detached Dwellings 74 74 units Semi-detached Dwellings 13 26 units Street Townhouse Dwellings 3 17 units Total 90 117 units The lands were subsequently acquired by Taccgate Developments Inc. 4. Applicant’s Proposal On January 27, 2025, Taccgate Developments Inc. submitted revised applications for a Draft Plan of Subdivision (SP-2025-01) and a Zoning By-law Amendment (A 01/25). The applicant is seeking to rezone the property from an Agriculture zone to appropriate residential zone categories to facilitate the proposed development, consisting of 104 dwelling units, a stormwater management block, three open space blocks and new public streets (see Submitted Draft Plan of Subdivision, Attachment 3). The tables below outline the land use details of the draft plan of subdivision and the number of proposed dwellings. Information Report 04-25 Page 3 Land Use Blocks Area (hectares) Residential 81 3.63 Open Space 3 0.07 Stormwater Management Facilities 2 0.21 Municipal Right-of-Way 3 1.56 Totals 89 5.47 Residential Type Blocks Number of Units Detached Dwellings 76 76 units Street Townhouse Dwellings 5 28 units Totals 81 104 units Vehicle access to the proposed subdivision will be provided at two locations along Peter Matthews Drive. The southern access will be a “T” intersection with full-moves. The northern access will be extended through the IO lands to a four-way signalized intersection. The proposed right-of-way width of the new streets is 17.0 metres where lots are proposed on both sides of the street, and 15.35 metres where lots are proposed on only one side of the street. A 1.5 metre wide sidewalk will be provided on one side of each street. In total, approximately 59 on-street parking spaces will be available for visitor parking. Three small open space blocks are located throughout the development and are proposed to be conveyed to the City. The easternmost open space block, fronting Street A, is intended to serve as the new location for a trailhead, providing access to the Seaton recreational trail system. 5. Policy Framework 5.1 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). The PPS states that planning authorities should support the achievement of complete communities by supporting transportation options with multimodal access and accommodating a range and mix of housing options, recreation, parks and green space, and other uses to meet long-term needs. It directs Planning Authorities to permit an appropriate mix of housing options and densities to meet the needs of current and future residents of the regional market area by permitting development at appropriate intensification. The applicant’s proposal conforms to the new PPS. Information Report 04-25 Page 4 5.2 Durham Regional Official Plan “Envision Durham" Durham Regional Council adopted the Official Plan “Envision Durham” in May 2023. The 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 Region of Durham Official Plan is deemed to constitute an official plan of the City in respect of any area in the City to which it applies, and will remain in effect until the City revokes or amends it. The new Regional Official Plan designates the subject property as “Community Areas”, subject to the provisions of “Specific Policy Area A – Seaton Urban Area & Duffins Rouge Agricultural Preserve”. Community Areas are intended to offer a complete living environment, consisting of housing, commercial uses, 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 neighbourhoods. The new Regional Official Plan states that residential development is permitted in the Seaton Urban Area. Any development within the Seaton Urban Area, and infrastructure within the Seaton Natural Heritage System, must be consistent with the approved neighbourhood plans under the local Official Plan. The applicant’s proposed development conforms to the policies of the new Regional Official Plan. 5.3 Pickering Official Plan The Official Plan designates the subject property as “Urban Residential Area – Low Density Areas”. Schedule XI – Neighbourhood 19: Wilson Meadows Neighbourhood Plan further designates the property as “Low Density Type 1 Areas”. Schedule XI identifies a stormwater management pond near the southeast corner of the site within the Seaton Natural Heritage System, and shows the site connected with recreational trails, including “Trailheads”, “Primary Neighbourhood Connecting Trails”, “Primary Recreational Trails”, and “Secondary Recreational Trails”. The Urban Residential Area designations are intended primarily for residential uses, but may be used for community, cultural, and recreational uses. The Low Density Type 1 Areas designation establishes minimum and maximum residential densities. The designation permits a residential density range of over 25 and up to 40 units per net hectare, and encourages that the majority of units be detached or semi-detached dwellings. The proposed development is consistent with the permissions for residential uses, and the proposed density of 28.7 units per net hectare conforms to the density requirements of the City’s Official Plan. The Wilson Meadows Neighbourhood policies aim to promote a broad range of housing types and densities, with a mix of sizes, locations, and affordability. Key policies prohibit residential uses from having direct access to arterial roads, and require the design of Information Report 04-25 Page 5 subdivisions to incorporate pedestrian and bicycle routes where possible to contribute to connectivity within the Neighbourhood. Additionally, the policies require that developers satisfy the environmental assessment process for developing infrastructure within the Seaton Natural Heritage System. The proposal conforms to the policies of the Official Plan. 5.4 Seaton Sustainable Place-Making Guidelines The Seaton Sustainable Place-Making Guidelines build on the Vision for the Seaton Urban Area as outlined in Section 2.1.2 of the Official Plan. They expand on the key urban design elements for subdivisions and site plans to ensure the desired future character and function of public spaces, including streets, parks, and civic areas, align with the vision. The Guidelines also provide direction on designing the public realm, buildings and green infrastructure. The proposal will be reviewed against the policies and requirements of the Seaton Sustainable Place-Making Guidelines as part of the further processing of this rezoning application and the related site plan application. 5.5 Consolidated Zoning By-law 8149/24 The subject lands are zoned as “A” Agriculture under the Consolidated Zoning By-law 8149/24. This zoning category primarily permits agricultural and related uses, and some accessory uses such as a detached dwelling, home occupations, and recreational uses. As noted in Section 4 of this report, the applicant is seeking to rezone the property to facilitate the residential subdivision. The applicant is requesting the following four zoning categories: • “SLD1” Seaton Low Density 1 Zone, which permits detached dwellings • “SLD1T” Seaton Low Density 1 – Townhouse Zone, which permits street townhouse units • “OS” Open Space Zone, which permits soft and hard landscaped areas for active and passive recreational uses, including street furniture and playgrounds • “SWM” Stormwater Management Zone, which permits stormwater ponds, and maintenance access The applicant is proposing site-specific exceptions for two irregularly shaped lots for detached dwellings. These two lots have wider frontages, but reduced lot depth. To accommodate a dwelling on these two lots, the applicant is seeking relief to reduce the minimum rear yard setback. In addition, two lots along Street B are deemed to be through lots, which are lots with two street frontages on Street B and Peter Matthews Drive. The zoning by-law states that Peter Matthew Drive is, by default, considered the front lot line for these lots. The applicant is requesting to deem these two lots to have their legal lot frontage along Street B to ensure a consistent streetscape. Information Report 04-25 Page 6 6. Public Engagement Notice of the Electronic Public Meeting for these applications 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 March 13, 2025. As of writing this report, no written or verbal comments have been received from the public. 7. City Department and Agency Comments The applications have been circulated to all City Departments and various external agencies including utility providers, school boards, Region of Durham and the Toronto and Region Conservation Authority. As of writing this report, the City Development Department has received comments from Durham District School Board, indicating they have no objections or concerns with the approval of the submitted applications. 8. Planning & Design Section Comments The following is a summary of key concerns and issues that have been identified by staff for further review and consideration. These matters, and others identified through the circulation and review of the revised proposal, are required to be addressed by the applicant before a final recommendation report to the Planning & Development Committee: • ensure that the requested site-specific zoning by-law amendments for lot frontage, building setback and architectural projections are appropriate to accommodate grading, drainage, and on-site landscaping • ensure that the land for the proposed north access road to/from Peter Matthews Drive is secured from Infrastructure Ontario, the owner of the Natural Heritage lands 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 comments from the circulated departments, agencies, and the public. 9. Information Received Updated reports submitted in support of the revised application are listed below and available for viewing on the City’s website at pickering.ca/devapp, or in person by appointment at the office of the City of Pickering, City Development Department: • Cover Letter, prepared by Taccgate Developments Inc., dated December 20, 2024 • Comment-Response Matrices, prepared by Tacc Developments Inc., dated April 24, 2024 • Planning Justification Report & Urban Design Brief, prepared by Korsiak Urban Planning, dated December 2024 Information Report 04-25 Page 7 • Affordable Housing Information, prepared by Tacc Developments Inc., dated December 16, 2024 • Sustainability Report & Checklist, prepared by Korsiak Urban Planning, dated December 16, 2024 • Draft Zoning By-law Amendment and Schedule, prepared by Korsiak Urban Planning • Draft Plan of Subdivision, prepared by Korsiak Urban Planning, dated November 11, 2024 • Lot Plan, prepared by Korsiak Urban Planning, dated December 6, 2024 • Lot Siting Plan, prepared by Korsiak Urban Planning, dated December 6, 2024 • Functional Servicing & Stormwater Management Report, prepared by SMD Consultants Inc., dated December 2024 • Geotechnical Investigation, prepared by Golder Associates Ltd., dated December 10, 2024 • Draft Hydrogeological Investigation, prepared by Golder Associates Ltd., dated September 29, 2024 • Phase One Environmental Site Assessment, prepared by Soil Engineers Ltd., dated December 18, 2024 • Archaeological Assessment Report (Stages 2 & 3), prepared by Archaeological Assessments Ltd., dated August 2005 and revised August 2014 • Noise Impact Assessment, prepared by YCA Engineering Ltd., dated December 2024 • Traffic Impact Study, prepared by BA Consulting Group Ltd., dated December6, 2024 • Site Line Reviews, prepared by BA Consulting Group Ltd., dated April 30, 2024 • Survey Plan 40R29560, prepared by IBW Surveyors, dated March 2, 2017 10. Procedural Information 10.1 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 11. Owner/Applicant Information The Owner of this property is Taccgate Developments Inc., who is represented by Korsiak Urban Planning. Information Report 04-25 Page 8 Attachments: 1.Location Map2.Air Photo Map 3.Submitted Lot Plan Prepared By: Original Signed By Liam Crawford Planner II Original Signed By Nilesh Surti, MCIP, RPP Division Head, Development Review & Urban Design Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner LC:ld Attachment 1 to Information Report 04-25 Stillmeadow Lan e Alexander Knox RoadWhitevale Road Pe t e r M a t t h e w s D r i v e City DevelopmentDepartment Location MapFile:Applicant:Legal Description: SP-2025-01, A 01/25 Date: Jan. 27, 2025 ¯ E Taccgate Developments Inc. Con 4 Pt Lot 22 Now 40R29560 Part 2 (Save and SubjectLands L:\PLANNING\01-MapFiles\SP\2025\SP-2025-01,A01-25 Taccgate Developments Inc\SP-2025-01, A01-25_LocationMap.mxd 1:5,000 SCALE:THIS IS NOT A PLAN OF SURVEY. © The Corporation of the City of Pickering Produced (in part) under license from: © King's Printer, Ontario Ministry of Natural Resources.All rights reserved.;© His Majesty the King in Right of Canada, Department 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.; Except 40R31098 Parts 4,5) Attachment 2 to Information Report 04-25 Moc ki n g bir d S q u a re Stillmeadow Lan e Alexander Knox Road Ho l l y b e r r y T r a i l Whitevale Road Willowridge Path P e t e r M a t t h e w s D r i v e Air Photo MapFile:Applicant:SP-2025-01, A 01/25 Date: Jan. 28, 2025 ¯ Taccgate Developments Inc. L:\PLANNING\01-MapFiles\SP\2025\SP-2025-01,A01-25 Taccgate Developments Inc\SP-2025-01, A01-25_AirPhoto.mxd 1:5,000 SCALE: THIS IS NOT A PLAN OF SURVEY. City DevelopmentDepartment Legal Description:Con 4 Pt Lot 22 Now 40R29560 Part 2 (Save and Except 40R31098 Parts 4,5) © The Corporation of the City of Pickering Produced (in part) under license from: © King's Printer, Ontario Ministry of Natural Resources.All rights reserved.;© His Majesty the King in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; E SubjectLands Attachment 3 to Information Report 04-25 Submitted Draft Plan of Subdivision City Development Department Mar. 24, 2025FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. SP-2025-01, A 01/25 Taccgate Developments Inc. Applicant: Legal Description: DATE: File No: Con 4 Pt Lot 22 Now 40R29560 Part 2 (Save and L:\Planning\01-MapFiles\SP\2025 Except 40R31098 Parts 4,5) STREET A S T R E E T A NATURAL HERITAGE SYSTEM NATURAL HERITAGE SYSTEM PE T E R M A T T H E W S D R I V E NATURAL HERITAGE SYSTEM STREET B STREET B STREET A ST R E E T A 15.35 17 R7.5 17 17 15.35 17 17 NATURAL HERITAGE SYSTEM R17.25 15.35 N