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HomeMy WebLinkAboutInformation Report 06-25Statutory Public Meeting Information Report Report Number: 06-25 Date: June 16, 2025 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Request for Redline Revision to Draft of Plan of Subdivision SP-2009-02 (R) Revised Zoning By-law Amendment A 14/15 Oak Ridges Seaton Inc. Part of Lots 25 – 28, Concession 4 Draft Plan of Subdivision SP-2025-02 Zoning By-law Amendment A 04/25 Oak Ridges Seaton Inc. Part of Lot 27, Concession 4 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding two related applications submitted by Oak Ridges Seaton Inc. for lands located within the Seaton Community. One application is a redline revision to a Draft Plan of Subdivision and a revised Zoning By-law Amendment to facilitate a residential and mixed-use development. The other application is a Draft Plan of Subdivision and a Zoning By-law Amendment to facilitate a residential development, which is surrounded by the redline revision draft plan. The purpose of this report is to help the public and stakeholders understand the proposals. 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 proposals. 2. Background Information and Previous Approvals 2.1 Draft Plan of Subdivision SP-2009-02 The original Plan of Subdivision, submitted by Hunley Homes Ltd. c/o Metrus Development Inc., was draft approved by the Ontario Municipal Board (OMB) in December 2013 as shown in Attachment 4: OMB Approved Draft Plan of Subdivision. The related zoning by-law that implemented the subdivision, Seaton Zoning By-law 7364/14, was also approved by the OMB in December 2013, and confirmed by the Province through an Order to Council in March 2014. In 2016, the applicant submitted a request for a redline revision to the draft approved plan of subdivision. While most of the draft plan remained unchanged, the proposed revisions primarily affected the northeast quadrant of the approved plan. Following the Information Report 06-25 Page 2 completion of the Central Pickering Development Plan Class Environmental Assessment (EA) for Regional Services by the Region of Durham, the location of the Regional reservoir was shifted eastward. This adjustment led to changes in the size and location of the elementary school, park blocks, and certain residential lots. Additional changes included the removal of several slip-lanes along the Whitevale Road By-pass. These modifications resulted in minor adjustments to the lotting fabric of the approved plan. Another change included reducing the number of apartment dwelling units permitted on the Commercial/High Density blocks located on the east side of Whites Road. While the approved land use schedule indicated a density of 250 units per hectare, the City’s Official Plan permits a density range of over 80 and up to 140 units per hectare for these lands, as they fall under the ‘Community Node’ designation. This change corrects a labelling error on the approved plan. On June 20, 2016, a Statutory Public Meeting was held to consider the redlined draft plan. A member of the public appeared before the Committee to express concerns regarding the relocation of the reservoir and requested that the adjacent heritage homes be incorporated into the proposed village green. The Planning & Development Committee did not provide any comments, except to request that the Whitevale Road By-pass (now Alexander Knox Road) be clearly indicated in future reports. Since 2016, additional revisions to the draft plan of subdivision have been undertaken, including modifications to the road network and residential lot configurations in specific areas. Furthermore, the conveyance of several Regional roads and associated road widenings has resulted in a net reduction of the overall area of the draft plan of subdivision. 2.2 Draft Plan of Subdivision SP-2025-02 The draft plan of subdivision application SP-2025-02 pertains to a parcel located at the northwest corner of Whites Road and the future Alexander Knox Road. While processing Plan of Subdivision SP-2009-02, this parcel was owned by a non-participating landowner. The current plan is designed to align with and be developed in conjunction with the above-noted draft plan of subdivision to complete this portion of the community. 3. Property Location and Description The subject lands are situated on both the east and west sides of Whites Road, south of Whitevale Road, within the Mount Pleasant Neighbourhood in the Seaton Community (see Neighbourhood Plan and Location Map, Attachments 1 and 2). The lands are currently vacant and comprise a total area of approximately 77 hectares, with 76.9 hectares associated with Draft Plan of Subdivision SP-2009-02 (R) and 0.51 of a hectare associated with Draft Plan of Subdivision SP-2025-02. Information Report 06-25 Page 3 The surrounding land uses are as follows (see Air Photo Map, Attachment 3): North: The lands across Whitevale Road are additional lands owned by the applicant that have received draft plan approval of the Plan of Subdivision File SP-2009-01. They are zoned to implement the draft plan and are currently used for agricultural activities and open space. East, West Lands owned by Infrastructure Ontario, designated as “Seaton Natural and South: Heritage System”. 4. Applicant’s Revised Proposal – Draft Plan of Subdivision SP-2009-02 (R) The applicant is requesting revisions to the draft approved plan of subdivision and an amendment to the existing zoning by-law to implement proposed changes to the previously approved plan. As noted in Section 2, the applicant initially submitted a revision request in 2016. Since then, further modifications have been proposed, including changes to road networks and residential lot configurations in specific areas, as shown in Attachment 5: Submitted Revised Draft Plan of Subdivision (Redlined). The following is a general overview of all the proposed revisions: • Relocation of the Regional Reservoir: This has resulted in changes to the size and location of the elementary school block, park blocks and some residential lots (as shown in Area A). • Correction of Mislabeling on Original Approved Plan: The Commercial/High Density blocks located on the east side of Whites Road were incorrectly labelled. The land use schedule identifies 250 units per hectare; however, the City’s Official Plan permits a density between over 80 and up to 140 units per hectare. This correction results in an overall reduction of approximately 2,130 apartment units. • Revisions to the Road Network and Lot Layout, including: • the removal of several slip-lanes along Alexander Knox Road to reduce the number of driveway access points (as shown in Area B) • reconfiguration of blocks west of Whites Road to front directly onto Whites Road (as shown in Area C) • redesign of Street 29 to eliminate the previously proposed cul-de-sac (as shown in Area D) • revised lotting for the blocks west of Whites Road, including the relocation of townhouses and detached dwellings to enhance compatibility with the surrounding area (as shown in Area E) The revisions and updates to the housing mix have reduced the overall unit count in the draft plan. The following table compares the unit types in the 2013 approved draft plan with those in the submitted redlined draft plan. Information Report 06-25 Page 4 Unit Types Approved Draft Plan (2013) Submitted Draft Plan (2025) Change in the Number of Units Detached Dwellings 213 395 Increase of 182 units * Special Lots 0 4 Increase of 4 units Semi-Detached 179 0 Unit type removed Street Townhouses 846 970.5 Increase of 124 Stacked Townhouses 76 76 No change Apartment Units 3,271 1,141 Decrease of 2,130 units Total 4,585 2,586.5 Decrease of 1,998.5 units * Special lots refer to parcels that do not fall within the standard detached dwelling categories listed in the schedule of land uses. While these lots are intended for detached dwellings, they will require additional design considerations. Details of the submitted revised draft plan are provided in the table below. Land Use Total Blocks Area (Hectares) Residential 150 112.2 Elementary School 3 18.1 Reservoir / Neighbourhood Park 1 3.3 Neighbourhood Park 2 6.9 Village Green 3 3.1 Stormwater Management Facility 2 6.3 Open Space 6 0.4 Roads 39.4 Total 167 189.9 The proposed land use generally remains consistent with the previously approved plan, including residential areas, elementary school blocks, park blocks, stormwater management facilities, open space blocks, a reservoir block, and mixed-use blocks. The revised draft plan is illustrated in Attachment 6: Submitted Redline Draft Plan of Subdivision. The applicant proposes amendments to the zoning by-law schedule to modify certain zoning boundaries to reflect the proposed change in unit types and to realign certain boundaries to reflect the new draft plan. 5. Applicant’s Proposal – Draft Plan of Subdivision SP-2025-02 The applicant has submitted applications for draft plan of subdivision and zoning by-law amendment for lands located at the northwest corner of Whites Road and the future Alexander Knox Road. This parcel of land was a non-participating owner during the processing of the abutting draft plan of subdivision SP-2009-02. Information Report 06-25 Page 5 The applicant has acquired this parcel and proposes to develop it into a residential subdivision consisting of five blocks with 27 townhouses, a residential part block, and a laneway that will connect with the adjacent draft plan of subdivision (see Attachment 7, Submitted Draft Plan of Subdivision). This plan is intended to align with and be developed in conjunction with the abutting subdivision to complete this section of the community (see Figure 1 below). Details of the submitted draft plan are provided in the table below. Land Use Blocks Units Area (Hectares) Street Townhouses 1 -5 27.5 0.44 Street / Public Lane 8.5 ROW 0.069 Total 5 27.5 0.513 Figure 1: Whites Road and Alexander Knox Road development area A zoning by-law is required to facilitate the proposed development by rezoning the subject lands from the existing Agricultural Zone to Seaton Medium Density – Multiple (SMD-M) and Seaton Medium Density – Detached 1 (SMD-D1), to match the adjacent zoning categories. 6. Policy Framework 6.1 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). SP-2025-02 SP-2009-02 (R) Information Report 06-25 Page 6 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. 6.2 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”. 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 outlined in the local Official Plan. 6.3 Pickering Official Plan 6.3.1 Applicant’s Revised Proposal – Draft Plan of Subdivision SP-2009-02 (R) The Official Plan designates the subject lands as Urban Residential Areas – Low Density Areas and Medium Density Areas, as well as Mixed Use Areas – Community Nodes and Mixed Corridor. Schedule X – Neighbourhood 18: Mount Pleasant Neighbourhood Plan further designates the lands as Low Density Type 1, Medium Density Area, Mixed Corridor Type 1 and 2, Gateway Site, Community Node, Neighbourhood Park, Village Green, Elementary School, and Reservoir. Schedule X identifies stormwater management ponds, trailheads and trials. The proposal will be reviewed against the policies and provisions of the official plan. Information Report 06-25 Page 7 6.3.2 Applicants Proposal – Draft Plan of Subdivision SP-2025-02 The Official Plan designates the subject lands as Urban Residential Areas – Medium Density Areas. Schedule X – Neighbourhood 18: Mount Pleasant Neighbourhood Plan further designates the property as Medium Density Areas. The Mount Pleasant Neighbourhood policies aim to promote a broad range of housing types and densities, with a mix of sizes, locations, and affordability. The proposed density for the overall plan of 53.5 units per net hectare is within the medium density range, and the proposed development offers a mix of unit types and sizes. The proposal will be further reviewed against the policies and provisions of the official plan. 6.4 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 applications will be assessed against the policies and provisions of the Seaton Sustainable Place-Making Guidelines during the further processing of the applications 6.5 Consolidated Zoning By-law 8149/24 6.5.1 Zoning By-law Amendment Application A 14/15 The subject lands are located within the Seaton Urban Area, formerly subject to Seaton Zoning By-law 7364/14, and now part of Section 14 of Zoning By-law 8149/24. A zoning by-law amendment is required to implement the proposed redline revisions to the approved draft plan of subdivision. The applicant proposes amendments to the zoning schedules and modifications to certain zoning boundaries. No changes are proposed to the zoning categories or performance standards. 6.5.2 Zoning By-law Amendment Application A 04/25 The subject lands are zoned as “A” Agriculture under Zoning By-law 8149/24. This zoning category primarily permits agricultural and related uses, as well as some accessory uses, including detached dwellings, home occupations, and recreational uses. The applicant proposes to rezone the lands to Seaton Urban Area Section 14 of Zoning By-law 8149/24 and zoning categories Seaton Medium Density – Multiple (SMD-M) and Seaton Medium Density – Detached 1 (SMD-D1), to facilitate the development of the subdivision, and to match the existing zoning of the adjacent blocks. Information Report 06-25 Page 8 7. Public Engagement Notice of the Electronic Public Meeting for these applications was mailed to all properties within 150 metres of the subject lands. Public Meeting Notice Signs were installed on May 14, 2025, at five locations. These include two at the intersection of Whites Road and future Alexander Knox Road, one at the intersection of Whites Road and Whitevale Road, and one each on the west and east sides of Whites Road. As of the writing of this report, no written or verbal comments have been received from the public. 8. City Department and Agency Comments The applications have been circulated to all City Departments and various external agencies, including utility providers, school boards, the Region of Durham, and the Toronto and Region Conservation Authority. As of the writing of this report, the City Development Department has received comments from the Durham District School Board, indicating that they have no objections to the approval of the submitted applications. Furthermore, comments were provided from the Sustainability Section of City Development, requesting that the Owner ensure all aspects of the development, including all public lands, align with the City of Pickering’s Seaton Sustainable Place-Making Guidelines. Compliance is to be achieved to the satisfaction of the City, and in accordance with the Sustainability Report and Checklist, prepared by DC Group, dated September 2024. 9. Planning & Design Section Comments The following is a summary of key concerns and issues identified by staff for further review and consideration. These matters, and others identified through the circulation and review of the proposals, are required to be addressed by the applicant before a final recommendation report to the Planning & Development Committee: • ensure the applications will implement the City’s Official Plan and the Seaton Neighbourhood policies and density requirements • ensure the proposals are consistent with the City’s urban design goals and objectives in the Seaton Sustainable Place-Making Guidelines • ensure the revised road patterns and lotting fabric meet the City’s design standards • review the arrangement of blocks for detached and townhome dwellings to ensure that on-street parking is adequate to support visitor parking • ensure garages are appropriately sized to meet the needs of residents • review the new location, configuration and size of the neighbourhood park block • ensure that the proposed development contains appropriate sustainable development components, and encourage the achievement of enhanced benchmarks in the Seaton Sustainable Place-Making Guidelines to reflect today's best practices Further issues may be identified after receiving and reviewing comments from the circulated departments, agencies, and the public. The City Development Department will conclude its position on these applications after it has received and assessed comments from the circulated departments, agencies, and the public. Information Report 06-25 Page 9 10. The Ontario Land Tribunal (OLT) (formerly the OMB) is the Approval Authority for this Revision to the Draft Plan of Subdivision SP-2009-02 (R) As the OMB approved the subject draft plan of subdivision, the OLT is the approval authority for the requested revision. If Council supports the requested revision, the Owner and the City will approach the OLT to approve the requested revision. The City of Pickering is the approval authority for the amendment to the zoning by-law. 11. Information Received Updated reports submitted in support of the applications 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: 11.1 Draft Plan of Subdivision SP-2009-02 (R) and Zoning By-law A 14/15 • Draft Plan of Subdivision (Redlined), prepared by KLM Planning Partners, dated March 2025 • Draft Plan of Subdivision (Clean Version), prepared by KLM Planning Partners, dated March 2025 • Proposed Phasing Plan, dated July 2024 • Draft Zoning By-law Amendment Schedule, prepared by KLM Planning Partners 11.2 Draft Plan of Subdivision SP-2025-02 and Zoning By-law A 04/25 • Planning Justification Report, prepared by KLM Planning Partners, dated March 2025 • Draft Plan of Subdivision, prepared by KLM Planning Partners, dated February 2025 • Draft Zoning By-law Amendment, prepared by KLM Planning Partners, dated February 2025 • Streetscape/Architectural Control Guidelines prepared by MBTW/WAI dated March 2024 • Arborist Report, prepared by Cosburn Giberson Landscape, dated June 2023 • Geotechnical Report, prepared by EXP Services, dated March 2023 • Sustainability Brief, prepared by DG Group • Conceptual Landscape Plan, prepared by DG Group • Phase One Environmental Site Assessment, prepared by EXP Services, dated April 2023 • Stage One and Stage Two Archaeological Assessment, prepared by Archaeological Consultants, dated October 2023 • Traffic Sensitivity Analysis, prepared by BA Group, dated December 2024 • Street Parking Plan, prepared by KLM Planning Partners, dated April 2024 • Functional Servicing and Stormwater Management Report, prepared by Sabourin Kimble & Associates, dated October 2024 • Environmental Noise Assessment, prepared by YCA Engineering Ltd., dated November 2024 Information Report 06-25 Page 10 12.Procedural Information 12.1 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 13.Owner/Applicant Information The Owner of the lands is Oak Ridges Seaton Inc., represented by KLM Planning Partners. Attachments: 1.Neighbourhood 18: Mount Pleasant Neighbourhood Plan 2.Location Map 3.Air Photo Map 4.OMB Approved Draft Plan of Subdivision SP-2009-02 5.Submitted Revised Draft Plan of Subdivision SP-2009-02 (R) (Redlined) 6.Submitted Revised Draft Plan of Subdivision SP-2009-02 (R) 7.Submitted Draft Plan of Subdivision SP-2025-02 Prepared By: Original Signed By Cristina Celebre, MCIP, RPP Principal Planner, Strategic Initiatives Original Signed By Nilesh Surti, MCIP, RPP Division Head, Development Review & Urban Design Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner CC:ld Attachment 1 to Information Report 06-25 L:\Planning\01-MapFiles\SP\2025 May 26, 2025DATE: Applicant: File No: Neighbourhood 18: Mount Pleasant Neighbourhood Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department SP-2025-02 and A 04/25 & SP-2009-02 (R) and A 14/15 Oak Ridges Seaton Inc. N SP-2009-02 (R) AND A14/15 SP-2025-02 AND A04/25 SP-2009-02 (R) AND A14/15 ) SP-2025-02 and A 04/25 af:j of PlCKERlNG City Development Department SP-2009-02 (R) andA14/15 Location Map SP-2009-02 (R) andA14/15 File: SP-2025-02 and A 04/25 & SP-2009-02 (R) and A 14/15 Applicant: Oak Ridges Seaton Inc. Legal Description: Part of Lot 27, Concession 4 and Part of Lots 25 - 28, Concession 4 Date: May. 23, 2025 © The Corporation oflhe City of Pickering Produced (in par1) under IK:ense from : © King's Printer, Ontario Ministry of Natural Resoorces. Al l rights rese;ved .; © His Majesty \he King in SCALE: 1:10,0001 1 Right of Canada, Departmoot of Natural Resources. All rights rese,ved_; © Teranet Enlefprises Inc . and its suppl iers. Al l rights reserved.;© Munic ipal Property As.sessmoot Corporation and i1ssuppliers.Al l rightsreserved THIS ISNOTAPLANa= SURVEY. L:\PLANNING\01-MapFiles\SP\2025\SP-2025--02, A04--25 & SP-2009--02 (R), A14 -15 Oak Ridges Seaton lr.c\SP-2025--02, A04--25 & SP-2009-02 (R), A14-15.aprx Attachment 2 to Information Report 02-25 af:j of Air Photo Map File: SP-2025-02 and A 04/25 & SP-2009-02 (R) and A 14/15 PlCKERlNG Applicant: Oak Ridges Seaton Inc. Legal Description: Part of Lot 27, Concession 4 and Part of Lots 25 - City Development 28, Concession 4 Date: May. 23, 2025 Department © The Corporation oflhe City of Pickering Produced (in par1) under IK:ense from : © King's Printer, Ontario Ministry of Natural Resoorces. Al l rights rese;ved .; © His Majesty \he King in SCALE: 1:10,0001 1 Right of Canada, Departmoot of Natural Resources. All rights rese,ved_; © Teranet Enlefprises Inc . and its suppl iers. Al l rights reserved.;© Munic ipal Property As.sessmoot Corporation and i1ssuppliers.Al l rightsreserved THIS ISNOTAPLANa= SURVEY. L:\PLANNING\01-MapFiles\SP\2025\SP-2025--02, A04--25 & SP-2009--02 (R), A14 -15 Oak Ridges Seaton lr.c\SP-2025--02, A04--25 & SP-2009-02 (R), A14-15.aprx Attachment 3 to Information Report 06-25 Attachment 4 to Information Report 06-25 L:\Planning\01-MapFiles\SP\2009 May 29, 2025DATE: Applicant: Municipal Address: File No: OMB Approved Draft Plan of Subdivision FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department SP-2009-02 (R) and A 14/15 Oak Ridges Seaton Inc. Part of Lots 25, 26, 27 and 28, Concession 4 Attachment 5 to Information Report 06-25 L:\Planning\01-MapFiles\SP\2009 May 28, 2025DATE: Applicant: Municipal Address: File No: Submitted Revised Draft Plan of Subdivision (Redlined) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department SP-2009-02 (R) and A 14/15 Oak Ridges Seaton Inc. Part of Lots 25, 26, 27 and 28, Concession 4 Attachment 6 to Information Report 06-25 L:\Planning\01-MapFiles\SP\2009 May 28, 2025DATE: Applicant: Municipal Address: File No: Submitted Revised Draft Plan of Subdivision FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department SP-2009-02 (R) and A 14/15 Oak Ridges Seaton Inc. Part of Lots 25, 26, 27 and 28, Concession 4 Attachment 7 to Information Report 06-25 Submitted Draft Plan of Subdivision City Development Department May 30, 2025FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. SP-2025-02 and A 04/25 Oak Ridges Seaton Inc. Applicant: Property Description: DATE: File No: Part of Lot 27, Concession 4 L:\Planning\01-MapFiles\SP\2025