HomeMy WebLinkAboutSpetember 8, 2025
Statutory Public Meeting
under the Planning Act Agenda
Electronic Meeting
September 08, 2025 - 07:00 PM
Chair: Councillor Pickles
Please be advised that in accordance with Section 10.04 of the Procedure By-law, the City of
Pickering is holding meetings in an electronic format until further notice.
Members of the public may observe the meeting proceedings by viewing the livestream on the
HTML Agenda or the archived video available on the City's website.
Purpose of the Meeting
Statutory Public Meetings under the Planning Act are held to receive input and feedback on
certain types of planning applications before any decisions are made.
How to Participate
Members of the public that wish to comment on any of the matters listed below may do so by
verbal delegation at the meeting or by written comment. To submit a Delegation Request Form
or written comments, please visit pickering.ca/spm.
Meeting Format
For each of the Information Reports below, the general order of proceedings will be as follows:
City Staff will provide a brief overview of the application;1.
The applicant or their representative may provide information regarding the application;2.
Members of the public who have registered in advance will be called upon by the Chair
in the order in which they registered to make their delegations; and,
3.
The Chair may call on the applicant and/or staff to provide clarification on matters raised
by members of the public.
4.
For inquiries related to accessibility, please contact Legislative Services
Phone: 905.420.4611 | Email: clerks@pickering.ca.
Call to Order
Information Reports
1.
2.
Delegations will be heard for each Information Report and will be called upon by the Chair
in the order in which they have registered to speak.
Information Report 08-25 Page 3
Official Plan Amendment OPA 25-002/P
Proposed Amendment 52: Planning Act Conformity Amendments
City Initiated
Information Report 09-25 Page 18
Official Plan Amendment Application OPA 25-001/P
Zoning By-law Amendment Application A 06/25
Seaton Commercial Developments Inc.
South of Taunton Road, between Burkholder Drive and Peter Matthews Drive
Delegations:
Stephanie Volpentesta, Senior Development Manager, Matt
West, Vice President of Development, Seaton Commercial
Developments Limited and Jessica He, Junior Planner,
Korsiak Urban Planning (Available for questions if needed)
Adjournment
2.1
2.2
2.2.1
3.
Statutory Public Meeting under the Planning Act Agenda
September 08, 2025
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Statutory Public Meeting
Information Report
Report Number: 08-25
Date: September 8, 2025
From: Catherine Rose, MCIP, RPP
Chief Planner
Subject: Official Plan Amendment OPA 25-002/P
Proposed Amendment 52: Planning Act Conformity Amendments
City Initiated
1. Purpose of this Report
The purpose of this report is to provide preliminary information regarding a City Initiated
Official Plan Amendment application. The proposed amendment will update certain
policies of the Pickering Official Plan so that they are in conformity with the Planning Act.
This report is intended to help the public and stakeholders understand the proposal.
This Amendment is applicable to all lands across the City of Pickering.
This report is for information purposes only, and no decision on this application will be
made at this time. A recommendation report will be presented to an upcoming meeting of
the Planning & Development Committee for their consideration.
2. Background
The proposed official plan amendment responds to four different pieces of Provincial
legislation that changed the land use planning system and or amended the Planning Act:
• Bill 23, More Homes Built Faster Act, 2022
• Bill 185, Cutting Red Tape to Build More Homes Act, 2024
• Bill 109, More homes for Everyone Act, 2022, and
• Bill 197, COVID 19 Economic Recovery Act, 2020
2.1 Bill 23: In 2022, Bill 23 introduced several changes to the land use planning system in
Ontario and made legislative amendments to the Planning Act and other pieces of
legislation, including the reclassification of the Region of Durham, and six other regional
governments in Ontario, as “Upper-Tier Municipalities without Planning Responsibilities.
On October 25, 2023, Durham Regional Council passed By-law 61-2023, a By-law to
delegate Regional Council’s land division responsibilities and authority to grant consents,
under the Planning Act, to each of the Region’s area municipalities, including the City of
Pickering, effective January 1, 2024.
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Information Report 08-25 Page 2
On December 15, 2023, Council passed Resolution #362/23 and directed staff to initiate
an amendment to the Pickering Official Plan, to amend policies to:
• expand the role of the Committee of Adjustment to include consent for land
severance applications; and
• to recognize the delegation of authority to the Director, City Development & CBO, or
a designate, to grant approval of technical consent applications.
2.2 Bill 185: In 2024, Bill 185 introduced changes to the Planning Act, the Development
Charges Act, and other related legislation in an effort to streamline the planning process
and increase housing supply. One of the changes to the Planning Act was to no longer
require pre-consultations between the City and applicant, but to make it voluntary and at
the discretion of the applicant. Accordingly, the relevant policy language in the Pickering
Official Plan related to mandatory pre-consultation meetings needs updating.
2.3 Bill 109: In 2022, Bill 109 amended various other statutes related to housing, development
and other matters, including changes to Sections 42 and 51.1 of the Planning Act which
reduced the parkland dedication rate for high density and mixed-use areas as well as the
cash-in-lieu of parkland rate for all development. Although the City updated its Parkland
By-law to conform to the revised legislation, the parkland policies in the Official Plan
need updating.
2.4 Bill 197: In 2020, Bill 197 amended and repealed various provincial statutes, which
included the removal of Section 37, Density Bonusing entirely from the Planning Act.
Since the Pickering Official Plan still contains policies on density bonusing and transfers,
the text dealing with bonusing needs to be deleted to conform to the Planning Act.
3. Proposed Amendment 52 (OPA 52) to the Pickering Official Plan
The purpose of the Official Plan Amendment is to:
• Recognize the delegated authority from the Region to the City to hear consent
applications; this will permit the City’s Committee of Adjustment to hear consent
applications for all lands across the City.
• Replace the requirement for mandatory pre-consultation meetings between the
Applicant and City staff prior to the formal submission of a development application
with policy language that encourages pre-consultation meetings, making it voluntary.
Although the revised policy is less restrictive, encouraging pre-consultations will
provide staff with the opportunity to provide preliminary comments to the Applicant,
resulting in a more streamlined development review process and complete
applications.
• Add revised Parkland Dedication policies, to conform to revised provisions regarding
parkland dedication in the Planning Act; this ensures that the City of Pickering Official
Plan has the most up-to-date parkland policies.
• Remove policies pertaining to Density Bonusing entirely from the OP, to conform to
revisions made to the Planning Act; this ensures that the City’s OP complies with
provincial legislation (see Appendix I).
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Information Report 08-25 Page 3
4.Proposed Informational Revision 29 to the Pickering Official Plan
Informational text in the Official Plan is intended to provide context to associated policies
in the Official Plan. Where changes are being made to policies, changes may also be
needed to the Informational text. The purpose of the Proposed Informational Revision is
to update the informational text referencing ‘mandatory’ pre-consultation meetings with
the City whereas the meetings are now non-mandatory (see Appendix II).
5.Public Engagement
5.1 Public Open House Meeting
On September 3, 2025, the City Development Department hosted a Public Open House
Meeting to inform residents and stakeholders about proposed OPA 52, and the proposed
Informational Revision to the Official Plan. The City has advertised the meeting by posting
the notice on the City’s social media pages, and on the corporate website of the City.
6.Procedural Information
6.1 General
•written comments regarding this Amendment should be directed to the City
Development Department
•all comments received will be noted and used as input in a Recommendation Report
prepared by the City Development Department for a subsequent meeting of Council
or a Committee of Council, and
•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
7.Owner/Applicant Information
The Applicant is the City of Pickering.
Appendices
Appendix I Proposed Amendment 52 to the City of Pickering Official Plan
Appendix II Proposed Informational Revision 29 to the City of Pickering Official Plan
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Information Report 08-25 Page 4
Prepared By:
Original Signed By
Déan Jacobs
For Waqas Ahmad, H.B.A.
Planner II
Original Signed By
Déan Jacobs, MCIP, RPP
Manager, Policy & Geomatics
Approved/Endorsed By:
Catherine Rose, MCIP, RPP
Chief Planner
WA:DJ:ld
Original Signed By
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Appendix I to
Information Report 08-25
Proposed Amendment 52
to the City of Pickering Official Plan
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Proposed Amendment 52 to the Pickering Official Plan
Purpose: The purpose of this Amendment is fourfold. The first revises policies in the Official
Plan to recognize the delegation of land division responsibilities, and the approval
authority to grant consents, from the Region of Durham to the City of Pickering.
This is provisioned under section 53 of the Planning Act.
The second replaces the policies in the Official Plan mandating pre-consultation
meetings, between an applicant and City staff, prior to submission of a
development application, with policies encouraging such pre-consultation
meetings, making them voluntary and at the discretion of the applicant.
The third revises Parkland Dedication policies. This is provisioned under Section 42
and Section 51.1 of the Planning Act which reduced the parkland dedication rate
for high density and mixed-use areas and the cash-in-lieu of parkland rate for all
development.
The fourth removes the Density Bonusing policies.
Location: The Amendment applies to all lands within the City of Pickering.
Basis: The basis for the City-initiated Official Plan Amendment is as follows:
The revised policies, recognizing the delegation of land division responsibilities and
the approval authority to grant consents from the Region to the City of Pickering,
stems from revisions to the Planning Act through Bill 23, More Homes Built Faster
Act, 2022. Among other matters, this Act reclassified the Region of Durham,
including six other regional municipalities in Ontario, as “Upper Tier Municipalities
without Planning Responsibilities”.
The replacement of the policies ‘requiring’ pre-consultation meetings between the
City and the applicant, with policies ‘encouraging’ pre-consultation meetings, is
based on revisions to the Planning Act through Bill 185, Cutting Red Tape to Build
More Homes Act, 2024.
The revised policies regarding Parkland Dedication result from revisions to the
Planning Act through Bill 109, More homes for Everyone Act, 2022.
The removal of policies pertaining to Density Bonusing is based on revisions to the
Planning Act through Bill 197, COVID 19 Economic Recovery Act, 2020.
Actual
Amendment: The City of Pickering Official Plan is hereby amended by:
New text is shown as underlined text, deleted text is shown as strikeout text, and retained is
shown as unchanged text
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Proposed Amendment 52 to the Pickering Official Plan Page 2
1. Revising City Policy 5.8, in Chapter 5 – Economic Development, so that it reads as
follows:
City Policy
Financial Incentives
5.8 City Council shall consider an incentive program to encourage green
building design in any new development in the City Centre, which may
include density bonuses, loans, development charge reduction,
Community Improvement Plan grants or an expedited development
application review process.
2. Revising City Policy 11.49, in Chapter 11 – Seaton Urban Area by deleting subsection
(b) so that it reads as follows, and renumbering the subsequent subsections:
City Policy
Affordable Strategies for Lower Income
Tenants and Owners
11.49 City Council recognizes that most new affordable rental housing and some
new affordable ownership housing directed at larger owner households in
the bottom 30th percentile of owner households, will require some type of
subsidy or incentive to reach required ownership or rent levels affordable
to low income households. Such assistance could include:
(a) …;
(b) using density bonusing at selected sites where a builder provides a
certain proportion of rental or subsidized ownership units as
affordable;
(cb) providing…;
(dc) using…; etc.
3. Revising City Policy 12.15(c)(ii), in Chapter 12 – Urban Neighbourhoods so that it reads
as follows:
City Policy
Brock Ridge Neighbourhood Policies
12.15 City Council shall:
(c) …:
(i) …; and
(ii) acknowledge the landowners’ interest in developing higher
density development and to this end, shall consider the use of
density bonuses to achieve community design and other
municipal objectives (in accordance with Section 16.17 of this
Plan), in addition to density transfers as set out in Section
(12.15)(a) above.
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Proposed Amendment 52 to the Pickering Official Plan Page 3
4. Revising City Policy 12.16(a)(iv), in Chapter 12 – Urban Neighbourhoods so that it
reads as follows:
City Policy
Rouge Park Neighbourhood Polices
12.16 City Council shall:
(a) …:
(i) …;
(ii) …;
(iii) …;
(iv) in accordance with Sections 16.17 and 16.18, permit the use of
density transfers and bonuses, as further detailed in the
Rouge Park Neighbourhood Development Guidelines;
(v) …; etc.
5. Revising City Policy 16.2, in Chapter 16 – Development Review, so that it reads as
follows:
City Policy
Pre-submission Consultation
16.2 City Council shall require encourages applicants to consult with the
municipality prior to submitting an application for an official plan
amendment, zoning by-law amendment, draft plan of subdivision, draft plan
of condominium, consent or site plan approval. The pre-submission
consultation meeting will be held with the applicant, City staff and any
other government agency or public authority that the City determines
appropriate. At the pre-submission consultation meeting:
6. Revising City Policy 16.3, in Chapter 16 – Development Review, by adding the word
“consent” in the policy pretext as well as in subsection (f), deleting subsection (c), and
renumbering the subsequent subsections, so that it reads as follows:
City Policy
Complete Application
16.3 City Council shall not accept an application for an official plan amendment,
zoning by-law amendment, draft plan of subdivision, draft plan of
condominium, consent, or site plan approval until the following has been
submitted to the City:
(a) a complete application form, including an acknowledgement by the
applicant of the obligation to pay required peer review costs, as
referred to in Section 16.4;
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Proposed Amendment 52 to the Pickering Official Plan Page 4
(b) any information or materials prescribed by statute and regulation;
(c) a record of pre-submission consultation;
(dc) the prescribed application fee(s);
(ed) payment, or proof of payment of application review fees charged by
commenting agencies;
(fe) all required studies set out in Section 16.5A for an official plan
amendment, zoning by-law amendment, consent, draft plan of
subdivision and draft plan of condominium application; and
(gf) all required studies set out in Section 16.5B for a site plan
application.
7. Revising the subtext to City Policy 16.4, in Chapter 16 – Development Review, so that it
reads as follows:
City Policy
Required Studies for an Official Plan Amendment,
Zoning By-law Amendment, Consent, Draft Plan of Subdivision,
and Draft Plan of Condominium Approval
8. Revising City Policy 16.5A, in Chapter 16 – Development Review, so that it reads as
follows:
16.5A City Council shall require the following materials and studies prepared by
qualified experts, which may be as scoped or expanded as a result of the
non-mandatory pre-submission consultation required by as provided for in
Section 16.2, to be submitted at the time of application for an official plan
amendment, zoning by-law amendment, draft plan of subdivision, consent
and draft plan of condominium approval:
9. Revising City Policy 16.5B, in Chapter 16 – Development Review, so that it reads as
follows:
16.5B City Council shall require the following materials and studies prepared by
qualified experts, which may be as scoped or expanded as a result of the
non-mandatory pre-submission consultation as provided for by in Section
16.2, to be submitted at the time of application for site plan approval:”…
10. Revising City Policy 16.8 in Chapter 16 – Development Review so that it reads as
follows:
16.8 City Council:
(a) as determined may determine through a non-mandatory pre-
submission consultation as provided for as determined through a
presubmission consultation in Section 16.2, to require the
submission and approval of an Environmental Report as part of the
consideration of a development application or a public infrastructure
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Proposed Amendment 52 to the Pickering Official Plan Page 5
project for major development within 120 metres of the Natural
Heritage System or within the minimum area of influence prescribed
in Table 18 of this Plan; and
(b) despite Section 16.8(a), may, through the non-mandatory pre-
submission consultation as provided for in Section 16.2, require the
submission and approval of an Environmental Report as part of its
consideration of any other development application or public
infrastructure project.
11. Revising City Policy 16.13, in Chapter 16 – Development Review, so that it reads as
follows:
City Policy
Retail Impact Study
16.13 Outside the City Centre, City Council, in the review of development
proposals for new or expanded gross leasable floor space for the retailing
of goods and services:
(a) shall for the development of 2,500 square metres or greater of floor
space; and
(b) may for the development of less than 2,500 square metres of floor
space;
as determined through a non-mandatory pre-submission consultation as
provided for in Section 16.2, require a retail impact study:
(i) to justify the proposed floor space for the retailing of goods and
services; and,
(ii) to demonstrate that such additional floor space will not unduly
affect the viability of any lands designated or developed for the
retailing of goods and services.
12. Deleting City Policy 16.17 (Bonus Zoning) in Chapter 16 – Development Review in its
entirety and replacing it with the following:
City Policy
Bonus Zoning
16.17 Section Revoked by Amendment 52As provided for in the Planning Act,
City Council may pass by-laws that grant an increase in density of
development not exceeding 25 percent of the density that would otherwise
be permitted by this Plan, or an increase in the height of a building
providing:
(a) the density or height bonus is given only in return for the provision
of specific services, facilities or matters as specified in the by-law,
such as but not limited to, additional open space or community
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Proposed Amendment 52 to the Pickering Official Plan Page 6
facilities, assisted or special needs housing, the preservation of
heritage buildings or structures, or the preservation of natural
heritage features and functions;
(b) when considering an increase in density or height, and allowing the
provision of benefits off-site, the positive impacts of the exchange
should benefit the social/cultural, environmental and economic
health of surrounding areas experiencing the increased height
and/or density;
(c) the effects of the density or height bonus have been reviewed and
determined by Council to be in conformity with the general intent of
this Plan, by considering matters such as:
(i) the suitability of the site for the proposed increase in density
and/or height in terms of parking, landscaping, and other site-
specific requirements;
(ii) and the compatibility of any increase in density and/or height
with the character of the surrounding neighbourhood; and
(d) as a condition of granting a density or height bonus, the City
requires the benefiting landowner(s) to enter into one or more
agreements, registered against the title of the lands, dealing with the
provision and timing of specific facilities, services or matters to be
provided in return for the bonus.
13. Revising City Policy 16.25, in Chapter 16 – Development Review, so that it reads as
follows:
City Policy
Committee of Adjustment
16.25 City Council shall encourage its Committee of Adjustment to apply the
goals, objectives and policies of this Plan, and maintain the purpose and
intent of the City’s zoning by-laws in making decisions regarding the
granting of minor variances and consent applications pursuant to the
Planning Act.
14. Revising City Policy 16.26, in Chapter 16 – Development Review, so that it reads as
follows:
City Policy
Land Severance
16.26 City Council, in commenting to the Regional Land Division Committee
regarding the consideration of land severances pursuant to the Planning
Act or the Committee of Adjustment to whom the authority is delegated, to
grant consents pursuant to the Planning Act:
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Proposed Amendment 52 to the Pickering Official Plan Page 7
15. Revising City Policy 16.29, in Chapter 16 – Development Review, so that it reads as
follows:
City Policy
Parkland: Conveyance of Land for Park or
Other Public Recreational Purposes
16.29 City Council:
(a) shall as a condition of residential development, and may as a
condition of other development, except for the uses described in
Subsection (b):
(i) require the conveyance of land to the municipality for park or
other public recreational purposes in an amount not exceeding
5 percent of the proposed land to be developed;
(ii) may or, as an alternative to requiring conveyance of land as
provided for in (i) above, in the High Density Residential Areas
and Mixed Use Areas, require land to be conveyed for park or
other public recreational purposes at a rate of up to one hectare
for each 300 600 dwelling units proposed, whichever is greater,
(iii) may or, in lieu of a portion or all of the land conveyance
stipulated by (i) or (ii) above, require the payment of money to
the value of the land that would otherwise be required to be
conveyed for park purposes at a rate of up to one hectare for
each 1,000 net dwelling units proposed;
(iv) provided that, for the alternative rate, the City shall not require a
conveyance or payment in lieu that is greater than:
(1) in the case of land proposed for development or
redevelopment that is five hectares or less in area, 10 per
cent of the land or the value of the land, as the case may
be; and
(2) in the case of land proposed for development or
redevelopment that is greater than five hectares in area, 15
per cent of the land or the value of the land, as the case
may be; and
(b) may, as a condition of commercial or industrial development:
(i) require the conveyance of land to the municipality for park or
other public recreational purposes in an amount not exceeding
2 percent of the proposed land to be developed; and
(ii) may, in lieu of a portion or all of the land conveyance stipulated
by (i) above, require the payment of money to the value of the
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Proposed Amendment 52 to the Pickering Official Plan Page 8
land that would otherwise be required to be conveyed for park
purposes; and
(c) shall not accept as parkland conveyance lands required for drainage;
valley and stream corridor or shoreline protection purposes; lands
susceptible to flooding; steep valley slopes; hazard lands; lands
required to be conveyed to a public agency other than the City of
Pickering; and other lands unsuitable for park development.
Implementation: The provisions set forth in the City of Pickering Official Plan, as amended,
regarding the implementation of the Plan shall apply in regard to this
Amendment.
Interpretation: The provisions set forth in the City of Pickering Official Plan, as amended,
regarding the interpretation of the Plan shall apply in regard to this
Amendment.
Cross Reference:
OPA 25-002/P
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Appendix II to
Information Report 08-25
Proposed Information Revision 29
to the City of Pickering Official Plan
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Proposed Informational Revision 29 to the Pickering Official Plan
Purpose: The purpose of this Revision is to change the informational text contained
within the Pickering Official Plan to update informational text on pre-
consultations from mandatory to advisory to match policy changes made
through Amendment 52.
Location: Not applicable.
Basis: The informational Text should support, not conflict with the policy language of
the Pickering Official Plan.
Proposed The City of Pickering Official Plan is hereby revised by:
Revision:
(New text shown as underlined text, deleted text shown as strikeout text, retained text shown as
unchanged text)
1. Revising the third informational paragraph in Chapter 16 – Development Review, to
read as follows:
This Chapter also outlines the various reports that are required to be submitted in
conjunction with a development application to constitute a complete application. An
application would be deemed to be complete when all required information as set
out in this Chapter has been submitted to the City. A standard list of required studies
is provided for all development applications. However, during the pre-submission
consultation with the applicant, City staff strongly recommend that applicants
continue to request pre-submission consultation meetings with City and agency
staff, despite their non-mandatory nature. At those meetings, staff and agency
representatives will identify the studies from the standard list that will not be
required, or may be scoped in extent, or may request additional information
depending on the complexity of the application.
Cross Reference:
OPA 25-002/P
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Statutory Public Meeting
Information Report
Report Number: 09-25
Date: September 8, 2025
From: Catherine Rose, MCIP, RPP
Chief Planner
Subject: Official Plan Amendment Application OPA 25-001/P
Zoning By-law Amendment Application A 06/25
Seaton Commercial Developments Inc.
South of Taunton Road, between Burkholder Drive and Peter Matthews Drive
1. Purpose of this Report
The purpose of this report is to provide preliminary information regarding applications for
an Official Plan Amendment and a Zoning By-law Amendment, submitted by Seaton
Commercial Developments Inc., to facilitate the development of a commercial plaza on
the western part of the site.
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 consist of two parcels located on the south side of Taunton Road,
between Burkholder Drive and Peter Matthews Drive in the Lamoreaux Neighbourhood
of the Seaton Community (see Location Map, Attachment 1). The lands have a
combined area of approximately 11 hectares with frontages along Taunton Road,
Burkholder Drive, Peter Matthews Drive, and Marathon Avenue. The lands are generally
rectangular in shape with a downward grade change from west to east. Currently, the
lands are vacant and contain an easement along the south property line, approximately
17.6 metres wide, in favour of Trans-Northern Pipelines Inc. (TNPI) (see Air Photo Map,
Attachment 2).
Surrounding land uses include:
North: To the north, across Taunton Road, are lands owned by Taccgate
Developments Inc., which are subject to a site plan application, under review
with the City, to allow a phased, residential, common element condominium
development with 389 townhouse dwellings.
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Information Report 09-25 Page 2
East: To the east, across Peter Matthews Drive, are vacant lands owned by Taccgate
Developments Inc., zoned to permit various townhouse dwellings, an apartment
building, and commercial uses. Further east are lands owned by Infrastructure
Ontario (IO), designated as Seaton Natural Heritage System.
South: To the south, across Marathon Avenue, is a recently constructed residential
subdivision, consisting of detached and townhouse dwellings.
West: To the west, across Burkholder Drive, is the Mattamy Homes sales office, and
further west is a residential condominium development consisting of block and
stacked townhouse dwellings.
3. Background
On March 25, 2024, Council approved a Zoning By-law Amendment application (File
A 06/23), submitted by Taccgate Developments Inc., for the westerly portion of the site.
This approval:
• added “Street Townhouses” as a permitted dwelling type
• removed the requirement for townhouses to be built in conjunction with an apartment
building
• introduced zoning exceptions to enable a residential common element condominium
with freehold lots, and
• permitted private parks as part of the development
For the easterly portion of the site, in April 2023, Seaton Commercial Developments Ltd.
(Fieldgate) submitted a Site Plan Approval application to develop a commercial plaza.
Based on feedback received during the circulation and review process, several site-
specific zoning by-law amendments were required. In October 2024, Fieldgate submitted
a Zoning By-law Amendment application to:
• increase the maximum front yard setback for commercial buildings along Taunton
Road and remove the minimum flankage yard setback from side streets
• remove limits on the maximum gross floor area and minimum width of retail units
• remove the requirement for primary building entrances to face a public street, and
• remove the requirement that commercial walls facing a public street must contain
openings (i.e., windows, doors and entrances)
On February 3, 2025, the Planning & Development Committee held an Electronic
Statutory Public meeting to gather public feedback on the rezoning application. At the
meeting, the applicant responded to several concerns, including a comment from the
Durham Regional Works Department that a signalized intersection at Taunton Road and
the extension of Hibiscus Drive would create traffic and safety issues, and could not be
supported. The applicant emphasized that the intersection was critical to the success of
the commercial plaza and agreed to work with the Region to find a solution. However,
despite follow-up discussions, the parties were unable to resolve the issue.
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Information Report 09-25 Page 3
Following this, the applicant negotiated a land exchange agreement with Taccgate
Developments Inc. The commercial plaza would relocate to the westerly portion of the
site, where access to a full-move, signalized intersection at Burkholder Drive and
Taunton Road is available. In return, the approved zoning on Taccgate’s lands would be
reapplied to the eastern portion of the site, permitting street townhouses and slightly
modifying zoning standards for individually owned lots within a common element
condominium. Currently, no development is proposed for the eastern portion.
To allow for the relocation of the commercial plaza on the west side, applications for an
Official Plan Amendment and a Zoning By-law Amendment are required.
4. Applicant’s Proposal
Seaton Commercial Developments Ltd. has submitted applications for:
• Official Plan Amendment – to remove the “Pedestrian Predominant Street”
designation from the proposed extension of Hibiscus Drive, allowing greater flexibility
in the siting and design of buildings along this extension.
• Zoning By-law Amendment – to:
• remove the “Seaton Community Node – Pedestrian Predominant Area (SCNPP-1)”
zone category
• add site-specific zoning exceptions for the westerly portion of the site to facilitate
the proposed commercial development
• extend the zoning permissions for freehold street townhouses to the eastern
portion of the site, consistent with the zoning previously approved for the westerly
portion, to facilitate the land exchange
Further details of these amendments are summarized in Section 5.5 of this report.
The proposed commercial development includes seven buildings with a total gross floor
area of approximately 13,000 square metres. It is intended to serve the growing Seaton
Community with uses such as a pharmacy, a daycare, banks, restaurants, personal
service uses, and other service-related uses (see Coloured Site Plan, Attachment 3).
Buildings ‘B’, ‘D’, and ‘G’ will be single-tenant buildings, while the other buildings will
have multiple units. Tenants are still being finalized.
All buildings will be single-storey, ranging from 7.0 metres to 10.5 metres in height.
Primary pedestrian entrances will face the interior of the site, oriented toward the parking
areas. Except for Building ‘A’, all buildings will feature enhanced façades along the street
edges, including glazing and secondary doors that could serve as additional public
access points.
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Information Report 09-25 Page 4
A summary of the key components of the proposal is provided in the table below:
Provision Proposal
Net Developable Area 4.65 hectares
Gross Floor Area •Building A – 7,359.1 square metres
•Building B – 743.2 square metres
•Building C – 1,440.0 square metres
•Building D – 1,038.7 square metres
•Building E – 650.3 square metres
•Building F – 864.0 square metres
•Building G – 557.4 square metres
Total: 13,007.6 square metres
Vehicular Parking •A total of 717 parking spaces are provided on-site
(a surplus of 132 spaces), including 24 barrier-
free spaces (10 barrier-free spaces over the
minimum required)
Bicycle Parking •40 bicycle parking spaces
The proposed commercial development will have four vehicular access points:
•a right-in/right-out access from Taunton Road
•a full-move access from the future extension of Hibiscus Drive, and
•two full-move accesses from Burkholder Drive
As part of the proposal, Hibiscus Drive will be extended north to connect with Taunton
Road via the right-in/right-out access.
The proposed pedestrian network is designed to safely link the site to surrounding streets
through existing and new sidewalks, with north-south and east-west internal walkways
connecting key buildings and access points. The network will be complemented with
landscape enhancements, including a northwest gateway feature, street and on-site tree
plantings, patios near Buildings E and F, and a landscaped buffer along the south to
screen Building A’s loading areas.
Detailed design elements will be reviewed in a forthcoming Site Plan Approval
application.
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).
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Information Report 09-25 Page 5
The updated PPS directs planning authorities to promote economic development and
provide for a diverse mix of land uses to meet the long-term needs of the community.
The PPS encourages a mix of residential and commercial developments to support the
creation of complete communities.
The applicant’s proposal conforms to the new PPS by contributing to economic
development and providing local retail and personal services to the Seaton Community.
5.2 Durham Regional Official Plan
Durham Region adopted the Official Plan “Envision Durham” in May 2023. 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 of
Pickering 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 (ROP) designates the subject site as a “Community
Area” located along a “Regional Corridor” (Taunton Road). These areas are intended to
provide a complete living environment, including housing, commercial uses, offices,
institutional uses, community uses, public service facilities, and a variety of cultural and
recreational uses. The new ROP also recognizes that the Seaton Urban Area will be
developed in accordance with the City of Pickering's Official Plan and associated
neighbourhood plans.
The applicant’s proposed development conforms to the policies and provisions of the
ROP.
5.3 Pickering Official Plan
The Official Plan designates the subject property as a “Community Node”. Schedule VIII
–Neighbourhood 16: Lamoreaux Neighbourhood identifies the future extension of
Hibiscus Drive as a “Pedestrian Predominant Street”, while the southerly portion, which
is encumbered by the easement for Trans-Northern Pipelines Inc., is identified as a
“Potential Multi-Use Area”.
Community Nodes are intended to provide a range of uses that intensify over time.
These nodes are intended to support the surrounding neighbourhoods and permit a wide
range of uses, such as residential, retail, commercial, business, office, service,
recreational, community and cultural uses.
The Lamoreaux Neighbourhood includes specific policies to enhance the public realm
and promote active, pedestrian-friendly uses at the street level. The Community Node on
Taunton Road is planned to be the heart of the neighbourhood as a compact, walkable
area, with a mix of commercial and residential uses that intensify over time. This node is
intended to serve the day-to-day commercial needs of nearby residents and travellers
who pass along Taunton Road and any intersecting roads.
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Information Report 09-25 Page 6
The Official Plan states that each Community Node in Seaton shall contain a Pedestrian
Predominant Street, to achieve a strong street presence, to be intensified and fully
realized over time, and should have storefronts facing onto the street with a public
entrance and substantial fenestration facing the street.
The applicant is requesting a site-specific Official Plan Amendment to remove the
“Pedestrian Predominant Street” designation from the subject site and update
Schedule VIII accordingly. Through the design and review of previous applications
(Files S 06/23 and A 04/24), the applicant has advised that the land has a grade change,
sloping from west to east. Hibiscus Drive sits lower than the west parcel and higher than
the east parcel, and is therefore not at grade level with either side. As a result, the road
requires unique stormwater management measures, including swales and elevated road
segments, making it challenging to accommodate the intended pedestrian-focused
design features.
Specifically, these conditions limit the ability to align commercial building grades with
Hibiscus Drive, preventing direct pedestrian access, walk-out entrances, and orienting
storefronts toward the street. In addition, the proposed grocery store requires grading,
which is higher than the elevation of the Hibiscus Drive extension. For these reasons, the
applicant is seeking to remove the “Pedestrian Predominant Street” designation.
The proposed request will be assessed against the policies and provisions of the Seaton
Urban Area Policies during the further processing of this application.
5.4 Seaton Sustainable Place-Making Guidelines
The Seaton Sustainable Place-Making Guidelines build on the Vision for the Seaton
Neighbourhood 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 guidelines state that commercial buildings along Pedestrian Predominant streets are
encouraged to include retail uses that promote animated spaces and should have
primary entrances oriented towards these streets to encourage pedestrian activity.
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 Official
Plan and Zoning By-law Amendment application and the related site plan application.
5.5 Consolidated Zoning By-law 8149/24
The subject property is within three zoning categories under the Consolidated Zoning
By-law 8149/24, as illustrated in Figure 1 below:
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Information Report 09-25 Page 7
Figure 1: Current Zoning
The Seaton Community Node (“SCN-1” and “SCN-4”) zones permit a variety of residential
and commercial uses, including apartments, certain forms of townhouse dwellings,
supermarkets, daycares, retail stores, banks, restaurants and various personal service
uses. Any commercial uses in these zones must be oriented toward Taunton Road to
help create a lively, pedestrian-friendly streetscape. The SCN-4 zone additionally permits
street townhouse units, private parks, and site-specific standards for freehold common
element condominium townhouse lots.
The Seaton Community – Pedestrian Predominant Areas (“SCNPP-1”) zone permits
small-scale commercial buildings that are compatible with adjacent residential uses.
Additionally, it permits apartment buildings and live-work townhouse units, provided
commercial uses are located on the first floor. The SCNPP-1 zone features design
requirements to make Hibiscus Drive more walkable, including placing buildings close to
the street, ensuring main entrances face the street, and incorporating patios,
landscaping, and pedestrian amenities.
To support the proposed relocation of the commercial plaza and the land exchange with
Taccgate Developments Inc., the applicant proposes to remove the SCNPP-1 zone
category and rezone the lands, as shown in Figure 2 below:
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Information Report 09-25 Page 8
Figure 2: Proposed Zoning
6. Comments Received
6.1 Public Comments
The Notice of the Electronic Statutory Public Meeting was provided through mailings to all
properties within 150 metres of the subject property. Additionally, three Public Meeting
notice signs were posted on the property on August 8, 2025.
As of the writing of this report, the City has received two written comments from the
public. One public member expressed the urgent need for commercial services to come
to the Seaton Community, and that this application be expedited to prevent any further
delays. Another public member requested that electric vehicle charging stations be
incorporated into the development.
6.2 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. At the time of writing this report, the City
Development Department is still awaiting feedback on the applications.
7. Planning & Design Section Comments
The following is a summary of key concerns/issues or matters of importance that have
been identified by staff for further review and consideration. These matters, and others
identified through the circulation and detailed review of the applications, are required to
be addressed by the applicant before a final recommendation report to the Planning &
Development Committee:
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Information Report 09-25 Page 9
• despite the proposed elimination of the “Pedestrian Predominant Street” designation,
ensure that the proposed right-of-way design for the Hibiscus Drive extension
provides a pedestrian-friendly streetscape that reflects the guiding principles of the
“Pedestrian Predominant Street” designation, including sidewalks on both sides,
streetscape furniture, boulevard trees, and high-quality architectural design and
detailing where buildings abut the street
• assess the proposed building setbacks to ensure sufficient space is provided for
projections, encroachments, soft landscaping, pedestrian walkways, and grading,
while supporting a high-quality public realm in the final built form
• evaluate the pedestrian connections to ensure convenient and safe connections
between the buildings within the site and connections to adjacent roads, and planned
transit stops
• assess the vehicular access points to ensure they connect appropriately with the
surrounding road network, particularly from Burkholder Drive
• identify opportunities for patios and other streetscape improvements that could
enhance the development
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 department, agencies and the public.
8. 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:
• Site Plan, prepared by Petroff Architects, dated July 11, 2025
• Colored Concept Plan, prepared by Petroff Architects, dated July 11, 2025
• Draft Official Plan Amendment and Schedule, prepared by Korsiak Planning
• Draft Zoning By-law Amendment and Schedule, prepared by Korsiak Urban Planning
• Planning Rationale Report, Sustainability Brief, and Urban Design Brief, prepared by
Korsiak Urban Planning, dated July 16, 2025
• Survey, prepared by J.D. Barnes, dated May 7, 2020
9. Procedural Information
9.1 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
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Information Report 09-25 Page 10
10.Owner/Applicant Information
The owner of the subject property is Seaton Commercial Developments Ltd., who is
being represented by Korsiak Urban Planning.
Attachments
1.Location Map
2.Air Photo Map
3. Coloured Site 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
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-04;6/-
PlCKERlNG
City Development
Department
Taunton Road
Location Ma
File: OPA 25-001/P and A 06/25
Applicant: Seaton Commercial Developments Ltd.
Legal Description: Block 76, 40M-2664, and Block 188, 40M-2671, Part of
Lots 23 & 24, Concession 3, City of Pickering Date: Aug. 11, 2025
:;~ o~:i~~:~;~~~m~~ 0
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its SU hers . All r his reserved THIS IS NOT A PLAN OF SURVEY.
l:\PLANNING\01 -MapFiles\OPA\2025\OPA 25-001 P, A 06-25\OPA 25-001 P, A 06-25.aprx
Attachment 1 to Information Report 09-25
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-04;6/-
PlCKERlNG
City Development
Department
Air Photo Ma
File: OPA 25-001/P and A 06/25
Applicant: Seaton Commercial Developments Ltd.
Legal Description: Block 76, 40M-2664, and Block 188, 40M-2671, Part of
Lots 23 & 24, Concession 3, City of Pickering Date: Aug. 06, 2025
:;~ o~:i~~:~;~~~m~~ 0
if~:~;~~gR:~~~~:~. ~~I ~~~lsu~eds:i:~s; ~;~ne~ :~:;~r:~~,~~'c
0;~~n;s ~~;~i~r~f ~l~~~~:tr::~:s:" :1~~~i~i;~~;~~;: A~i:e~:::z ~r~~fti~n and SCALE : 1 : 4,000
its SU hers . All r his reserved THIS IS NOT A PLAN OF SURVEY.
l:\PLANNING\01 -MapFiles\OPA\2025\OPA 25-001 P, A 06-25\OPA 25-001 P, A 06-25.aprx
Attachment 2 to Information Report 09-25
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Attachment 3 to Information Report 09-25
Coloured Site Plan
File No: OPA 25-001/P and A 06/25
Applicant: Seaton Commercial Developments Ltd.
Legal Description: Block 76, 40M-2664 and Block 188, 40M-2671
Part of Lots 23 & 24, Concession 3, City of Pickering
FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT.Date: Jul. 24, 2025
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