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HomeMy WebLinkAboutPLN 02-26Report to Planning & Development Committee Report Number: PLN 02-26 Date: February 2, 2026 From: Kyle Bentley Director, City Development & CBO Subject: Draft Plan of Subdivision Application SP-2025-01 Zoning By-law Amendment Application A 01/25 Taccgate Developments Inc. Part of Lot 22, Concession 4 East side of Peter Matthews Drive, south of Alexander Knox Road Recommendation: 1. That Draft Plan of Subdivision Application SP-2025-01, submitted by Taccgate Developments Inc., to establish a residential plan of subdivision, consisting of 6 blocks for 76 detached dwellings, 3 blocks for 28 street townhouse units, 1 open space block, 1 trailhead block, 1 overland flow block, 1 stormwater management facility block, and municipal roads, as shown on Attachment 4 to Report PLN 02-26, be endorsed; 2. That the conditions of draft plan of subdivision approval to implement Draft Plan of Subdivision SP-2025-01, as set out in Attachment 5 to Report PLN 02-26, be endorsed; and 3. That Zoning By-law Amendment Application A 01/25, submitted by Taccgate Developments Inc., to implement Draft Plan of Subdivision SP-2025-01, on the lands being Part of Lot 22, Concession 4, be approved, and that the draft Zoning By-law Amendment, as set out in Attachment 6 to Report PLN 02-26, be finalized and forwarded to Council for enactment. Executive Summary: The purpose of this report is to seek Council endorsement of a draft plan of subdivision and approval of a zoning by-law amendment for land owned by Taccgate Developments Inc. The property is in the Wilson Meadows Neighbourhood of the Seaton Community. The proposed plan would permit the construction of 104 homes, consisting of 76 single- detached dwellings and 28 townhouse units. The plan also includes an open space area, a small amenity area that may serve as a future trail connection, a block for stormwater management, an area for overland water flow, and new public streets. The proposal complies with the policies of the Provincial Planning Statement, the Region of Durham Official Plan, and the City of Pickering Official Plan. The subdivision layout aligns with the vision for the Wilson Meadows area and addresses key technical engineering and planning issues. Overall, the proposed residential development represents good planning. PLN 02-26 February 2, 2026 Page 2 Accordingly, staff recommend that Council endorse the Draft Plan of Subdivision Application SP-2025-01 and the conditions listed in Attachment 5. Staff also recommend that the re-zoning application A 01/25 be approved and that the related by-law (shown in Attachment 6) be sent to Council for enactment. Relationship to the Pickering Strategic Plan: The recommendations in this report respond to the Pickering Strategic Plan Priority of Advance Innovation & Responsible Planning to Support a Connected, Well-Serviced Community. Financial Implications: No direct costs to the City are anticipated as a result of the proposed development. Discussion: The purpose of this report is to obtain Council’s decision on applications for a Draft Plan of Subdivision and a Zoning By-law Amendment, submitted by Taccgate Developments Inc. The proposal consists of a residential subdivision that includes a mix of detached dwellings and street townhouses, an open space block, a trailhead block, stormwater management facilities, and new municipal roads. This report outlines how the proposal conforms to the Provincial Planning Statement, the Durham Regional Official Plan, the Pickering Official Plan, and the Wilson Meadows Neighbourhood policies. The report also summarizes minor revisions made to the plan in response to technical comments and addresses feedback received from the Planning & Development Committee. 1. Background 1.1 Property Description The subject lands are located on the east side of Peter Matthews Drive, south of Alexander Knox Road, within the Wilson Meadows Neighbourhood of the Seaton Community (see Location Map, Attachment 1). The property is currently vacant and has an area of approximately 5.56 hectares, with frontage along Peter Matthews Drive. Under previous ownership by 1133373 Ontario Inc. (Lebovic Enterprises Ltd.), the lands were stripped of topsoil and regraded. The surrounding land uses are described below (see Air Photo Map, Attachment 2): North, East & South: To the north, east, and south, the subject lands abut properties owned by Infrastructure Ontario (IO) that form part of the Seaton Natural Heritage System. These lands include significant woodland areas, the Ganatsekiagon Creek, and associated valley and environmental protection areas. Lands further east, beyond the creek, have been developed with a residential subdivision containing 121 lots for detached dwellings and a public park known as Stillmeadow Park. PLN 02-26 February 2, 2026 Page 3 West: Immediately west of the subject lands is a narrow strip of property owned by IO, followed by Peter Matthews Drive. Further west, across Peter Matthews Drive, are other lands owned by the applicant. These lands have been draft plan approved for 294 lots for detached dwellings, 52 blocks for 334 street townhouse units, a 10.8 hectare block for a future commercial plaza, and a 10 hectare block for the future Seaton Recreation Complex & Library, and community park. 1.2 Previous Ownership and Applications In 2015, the subject lands were owned by IO, which submitted applications for a Draft Plan of Subdivision and a Zoning By-law Amendment (File No’s. SP-2015-05 and A 10/15) to permit a residential subdivision. The lands were subsequently sold to 1133373 Ontario Inc. (Lebovic Enterprises Ltd.). In 2019, Lebovic submitted a revised residential proposal that addressed several comments received from the Planning & Development Committee, City Departments, and external agencies. The 2019 proposal consisted of a total of 117 units, including 9 blocks for 74 detached dwellings, 4 blocks for 26 semi-detached dwellings, 3 blocks for 17 street townhouse units, 2 open space blocks, 1 stormwater management facility block, 1 overland flow block, a road widening block and new municipal roads. The lands were later acquired by Taccgate Developments Inc., which has submitted new applications that build upon the feedback and technical review from the previous submissions. 1.3 Applicant’s Proposal Taccgate Developments Inc. has submitted applications for a Draft Plan of Subdivision and a Zoning By-law Amendment to facilitate the development of a residential subdivision. The proposal includes a total of 104 units, including 6 blocks for 76 detached dwelling lots and 3 blocks for 28 street townhouse units (see Submitted Colour Concept Plan and Submitted Draft Plan of Subdivision, Attachments 3 and 4). The following table outlines the land uses within the proposed subdivision. Land Use # of Blocks Area (hectares) Residential 9 3.66 Open Space 1 0.01 Trailhead 1 0.03 Stormwater Management Facility 1 0.18 Overland Flow 1 0.03 Municipal Right-of-Way 2 1.56 Total 5.47 Since the original submission, the applicant has made minor revisions to the draft plan of subdivision in response to technical comments received through the City’s planning review process and ongoing discussions with City and Regional staff. These revisions include the following: PLN 02-26 February 2, 2026 Page 4 • Reduction of three open space blocks to one open space block and one trailhead block. An open space block was previously proposed at the northwestern edge of the plan but was later incorporated into the adjacent residential lot due to access constraints, creating a larger, irregularly shaped lot. • The eastern open space block (Block 12) would be a potential future trailhead block to be conveyed to the City, which would support passive uses, provide views into the adjacent eastern natural feature area, and allow for a potential future trailhead connection should the City pursue trail development in this area, as further discussed in Section 3.7 of this report. The subdivision proposes two vehicular access connections to Peter Matthews Drive. The southern connection is designed as a “T” intersection permitting full turning movements, while the northern connection is intended to extend through the IO lands and ultimately form part of a four-way signalized intersection at Peter Matthews Drive. Internal public streets are designed with right-of-way widths of 17.0 metres where lots are on both sides of the street, and 15.35 metres where lots are on 1 side of the street. Sidewalks with a width of 1.5 metres are proposed on 1 side of each street, and 62 on-street parking spaces would be provided to support visitor parking. 2. Comments Received 2.1 April 22, 2025, Electronic Statutory Public Meeting An Electronic Statutory Public Meeting for the applications was held on April 22, 2025. Notice of the meeting was mailed to all property owners within 150 metres of the subject property, and 1 notice sign was installed on the property. No written comments were received from area residents in response to the applications. However, during the meeting, members of the Planning & Development Committee noted that the applicant owns lands located on the west side of Peter Matthews Drive, where an approved future development is expected to include community and commercial uses that would benefit both current and future residents. Committee members emphasized that both developments should be coordinated to ensure convenient, nearby services for the surrounding community. 2.2 Comments from External Agencies 2.2.1 Region of Durham • No objections to the approval of the submitted applications, subject to conditions incorporated into the implementing conditions of approval. 2.2.2 Durham District School Board • No objections to the approval of the submitted applications. • Approximately 131 elementary pupils and 59 secondary pupils could be generated by the proposed residential subdivision. PLN 02-26 February 2, 2026 Page 5 • Students generated from this development will attend existing schools until a new school is constructed. 2.2.3 Durham Catholic District School Board • No objections to the approval of the submitted applications. • Students from this development will attend St. Andre Bessette Catholic School, located at 60 Seggar Avenue in the Town of Ajax, and St. Mary Catholic Secondary School, located at 1918 Whites Road in the City of Pickering. 2.2.4 Toronto and Region Conservation Authority (TRCA) • No objections to the Zoning By-law Amendment and Draft Plan of Subdivision applications, subject to conditions of approval provided by the TRCA. • The site is adjacent to the watercourse corridor to the east and south of the subject site and the wetland to the southwest associated with a tributary of the Duffins Creek watershed. • TRCA staff have generally accepted the submitted Environmental Impact Statement and supporting materials. Technical matters will be addressed through the conditions of approval and the detailed review process. 2.3 Comments from City Departments 2.3.1 Engineering • No objections to the Zoning By-law Amendment and Draft Plan of Subdivision applications, subject to the conditions of approval provided by Engineering Services. • Technical matters will be addressed through the detailed design review, including the installation of roads, services, detailed grading and drainage, stormwater management, construction management/erosion sediment control, site servicing, fencing details, and street tree planting. 2.3.2 Sustainability • No objections to the Zoning By-law Amendment and Draft Plan of Subdivision applications. • The development aims to achieve 24 percent of the performance-based measures and sustainability objectives outlined in the Seaton Sustainable Place-Making Guidelines, as well as the building energy targets set out in the Integrated Sustainable Development Standards, which are considered an Enhanced Level 1 achievement (20 percent or higher). • The applicant has provided satisfactory information on key sustainability measures related to energy, water, and waste management. • Key sustainability features include: • Water efficiency: Homes will include low-flow faucets and water-efficient toilets. • Lighting controls: Exterior lighting will include timers and motion sensors. • Enhanced Energy Efficiency: Homes will incorporate energy-efficient LED lighting, heat recovery ventilators (HRV) for fresh air exchange, reduced air leakage and efficient heating systems. The dwellings will include full-height basement insulation and expanding foam insulation on all garage ceilings (where finished space is above), as well as around all windows and exterior doors PLN 02-26 February 2, 2026 Page 6 • Energy Performance: All residential dwellings will be Energy Star certified and will undergo air tightness testing by independent energy consultants. 3. Planning Analysis 3.1 The proposal is consistent with the 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, passive 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 proposed draft plan of subdivision provides a mix of housing types and lot sizes, in a low density housing designation. It is consistent with the new PPS. 3.2 The proposal conforms to the new Durham Regional Official Plan “Envision Durham” Durham Regional Council adopted the Envision Durham Official Plan in May 2023, which was approved by the MMAH in September and December 2024. Effective January 1, 2025, Durham Region no longer has land use planning authority, and pursuant to the Planning Act, the Durham Regional Official Plan is deemed to form part of the City’s Official Plan until amended or revoked. The Durham Regional Official Plan identifies the subject lands as being within a “Community Areas” designation, subject to Specific Policy Area A – Seaton Urban Area & Duffins Rouge Agricultural Preserve. Community Areas are intended to accommodate complete communities with a range of housing types and supportive uses. Residential development is permitted within the Seaton Urban Area, subject to conformity with approved neighbourhood plans. The proposed development conforms to the policies of the Durham Regional Official Plan. 3.3 The proposal conforms to the Pickering Official Plan and the policies of the Wilson Meadows Neighbourhood Plan The Pickering Official Plan designates the subject lands as Urban Residential Area – Low Density Areas, with Schedule XI – Wilson Meadows Neighbourhood Plan further identifying the site within “Low Density Area Type 1”. The Neighbourhood Plan also identifies elements of the Seaton Natural Heritage System in proximity to the site, including a stormwater management facility and an interconnected recreational trail network. The “Low Density Area Type 1” designation permits residential densities ranging from greater than 25, up to and including 40 units per net hectare, with an emphasis on detached and semi- detached dwellings. The proposed development achieves a net residential density of PLN 02-26 February 2, 2026 Page 7 approximately 28.4 units per net hectare, containing predominantly detached dwellings, and is consistent with the residential land use permissions and density parameters of the Official Plan. Policies of the Wilson Meadows Neighbourhood Plan promote a mix of housing forms, local road access, and enhanced pedestrian and cycling connectivity, while requiring appropriate environmental review for development near the Seaton Natural Heritage System. The proposed subdivision provides access via local roads connecting to Peter Matthews Drive and contributes to housing diversity within a planned and serviced neighbourhood. Although a trailhead connection is identified in the Neighbourhood Plan, Engineering staff have advised that grading constraints associated with the natural heritage feature to the east do not make a trail connection feasible at this time, and that other locations throughout Seaton are considered more suitable for trailhead development. However, a trailhead block (Block 12) has been designed to accommodate a future trail connection, should the City pursue trail development in the area. Additional details regarding the trailhead block (Block 12) are outlined in Section 3.7 of this report. Overall, the proposal conforms to the policies of the Pickering Official Plan and the Wilson Meadows Neighbourhood Plan. 3.4 A site-specific zoning by-law amendment is required to implement the proposal The subject lands are currently zoned “A” – Agriculture under the City’s Consolidated Zoning By-law 8149/24, which permits agricultural uses and accessory uses such as a detached dwelling. As outlined earlier in this report, the applicant has submitted a Zoning By-law Amendment application to facilitate the proposed residential subdivision. The requested amendment would rezone the lands to a combination of residential, open space, and stormwater management zone categories, including: • “SLD1” – Seaton Low Density 1 Zone, to permit detached dwellings • “SLD1T” – Seaton Low Density 1 – Townhouse Zone, to permit street townhouse units • “SOS” – Seaton Open Space Zone, to permit landscaped areas intended for active and passive recreation, including associated amenities, and • “SSWM” – Seaton Stormwater Management Zone, to permit stormwater management facilities and associated access In addition to rezoning the lands, the applicant is requesting site-specific exceptions within the “SLD1” zone category. The first site-specific exception applies to two “through lots” with frontages along Peter Matthews Drive and Street B. For these two lots, the lot line abutting Street B will be deemed as the front lot line, and the lot line abutting Peter Matthews Drive will be deemed as the rear lot line. Under the Consolidated Zoning By-law, through lots are defined as lots with frontage on two public streets on opposite sides of the lot, with the widest frontage being the front lot line. All remaining lots along Street B have a single frontage and are oriented towards Street B. This exception will ensure that the through lots are developed in a manner consistent with the surrounding lots, including building orientation and setbacks. PLN 02-26 February 2, 2026 Page 8 The second site-specific exception establishes a minimum rear yard setback of 5.0 metres for lots abutting lands designated as Seaton Natural Heritage System in the Pickering Official Plan. The Consolidated Zoning By-law permits lots to have a minimum rear yard setback of 5.0 metres, where they abut lands within a “SNHS” – Seaton Natural Heritage System Zone. However, the adjacent natural heritage system lands have not yet been rezoned to reflect the Official Plan designation and remain zoned “A” – Agriculture. This provision recognizes this interim zoning condition and maintains consistency with the City’s zoning requirements for lots adjacent to an SNHS zone. The third site-specific exception reduces the minimum rear yard setback for four lots located along the south side of Street A, immediately east of Peter Matthews Drive. At the request of Engineering Services, Street A bends slightly south to properly align with the constructed curb cuts at the intersection of Peter Matthews Drive and Street A. As a result of this road alignment, four lots can only achieve a minimum rear yard setback of 4.5 metres. The fourth site-specific exception would reduce the minimum rear yard setback and increase the minimum interior side yard setback requirements for two irregularly shaped lots with wider frontages and reduced depths. Due to their reduced depth, a smaller rear-yard setback is requested; however, adequate outdoor amenity space can be accommodated through a wider side yard on one side. To ensure that dwellings are developed at a scale that maintains adequate outdoor amenity areas, the minimum side yard setback is proposed to be increased. The requested provisions for the two irregularly shaped lots are as follows: • For one lot, the minimum rear yard setback is reduced from 5.0 metres to 3.0 metres, and the minimum interior side yard setback is increased from 1.2 metres to 5.0 metres on one side and remains 0.6 metres on the other side. • For the other lot, the minimum rear yard setback is reduced from 5.0 metres to 4.0 metres, and the minimum interior side yard setback is increased from 1.2 metres to 4.5 metres on one side and remains 0.6 metres on the other side. Overall, the implementation of the zoning by-law amendment, including the requested site- specific provisions, is considered appropriate for the subject lands and will facilitate the orderly development of the proposed residential subdivision. 3.5 The proposed on-street parking will support the development Each detached dwelling and street townhouse will have a minimum of 2 parking spaces, 1 in the garage and 1 on the driveway. In addition, a preliminary on-street parking concept has been submitted, identifying that 62 on-street visitor parking spaces are available within the subdivision, equating to approximately 0.60 visitor spaces per lot. Although the Consolidated Zoning By-law does not establish a minimum visitor parking requirement for detached or street townhouse dwellings, the proposed on-street parking supply exceeds the visitor parking rate typically applied to condominium developments, being 0.25 spaces per dwelling. Accordingly, the proposed on-street parking supply is considered more than sufficient to meet anticipated visitor parking demand. PLN 02-26 February 2, 2026 Page 9 3.6 The existing zoning provisions for interior garage sizes are appropriate The City’s Consolidated Zoning By-law requires a minimum interior garage width of 2.9 metres and a minimum depth of 6.0 metres to ensure adequate space for vehicle parking, storage, and the placement of garbage and recycling containers. Staff have encouraged the applicant to explore opportunities to enhance the garage's usability, such as increasing its dimensions or adding additional storage solutions. The table below outlines the interior garage dimensions for single- and double-vehicle garages, demonstrating that the proposed garages meet or exceed the minimum zoning requirements across all dwelling types. Dwelling Type Garage Type Zoning Requirements (Width x Depth)* Provided (Width x Depth) Street Townhouse (6 metre frontage) Single Car 2.9 m x 6 m 3.05 m x 6.09 m Detached (9 metre frontage) Single Car 2.9 m x 6 m 3.05 m x 6.09 m Detached (11 metre frontage) Double Car 2.9 m x 6 m 5.6 m x 6.09 m Detached (13.1 metre frontage) Double Car 2.9 m x 6 m 5.57 m x 6.09 m * The Consolidated Zoning By-law requires a minimum of two parking spaces per dwelling, typically one to be within a private garage and one on the driveway. The zoning by-law has a single parking standard for both single and double-car garages. Based on the information submitted, the proposed garage dimensions meet or exceed the requirements of the Consolidated Zoning By-law and are considered adequate to address vehicle parking and storage needs associated with the proposed development. 3.7 The proposed trailhead block (Block 12) provides community amenity and flexibility for a future trailhead connection City Engineering staff advised that there is currently no plan to locate a trail through the natural heritage feature east of the site due to grading constraints. However, in consultation with the City, the applicant has agreed to program the trailhead block with seating, bicycle parking, waste receptacles, and a steel shading structure with an overhanging concrete slab that provides views into the adjacent natural features. The trailhead block has been designed to function as a community amenity space while allowing for future flexibility. The proposed amenity features will be constructed by the applicant and conveyed to the City for ownership and ongoing maintenance. Should the City pursue the development of a nearby trail in the future, the block could readily accommodate a trailhead connection. PLN 02-26 February 2, 2026 Page 10 3.8 The proposed subdivision will be coordinated with the future subdivision to the west The applicant also owns lands west of Peter Matthews Drive that are draft plan approved for detached dwellings and street townhouse units, a future commercial block, and a block for the future Seaton Recreation Centre, Library, and community park. Members of the Planning & Development Committee emphasized the importance of coordinating the proposed subdivision with this future development to ensure that community-serving uses are accessible to both existing and future residents. The applicant has acknowledged this direction and confirmed that the proposed subdivision has been designed to function as part of a broader, coordinated development pattern within the Seaton Community. Matters related to access, servicing, pedestrian connectivity, and the timing and integration of community and commercial uses on the western lands will continue to be coordinated through subsequent approvals, including site plan approval and detailed engineering design to support an integrated and comprehensive development outcome. 3.9 Technical matters to be addressed through the detailed engineering drawing, submission, review and approval process Detailed design issues to be addressed through the engineering drawing, submission, review and approval process. These requirements will address matters such as, but not limited to: • architectural treatments • landscaping and fencing • street tree plantings • snow storage • lighting • pedestrian circulation and connections • drainage and grading • site servicing • construction management • waste management collection • location of hydro transformers, gas meters and other utilities 4. Conclusion The proposal is consistent with the Provincial Planning Statement (2024) and conforms to the policies of the Durham Region Official Plan, the Pickering Official Plan, and the Wilson Meadows Neighbourhood Plan. The applicant has worked with City staff to address various technical requirements. Staff recommend Council endorse Draft Plan of Subdivision SP-2025-01, as shown in Attachment 4 to this report, subject to the Conditions of Approval outlined in Attachment 5. In addition, staff recommend that Zoning By-law Amendment Application A 01/25 be approved, and that the site-specific zoning by-law, as set out in Attachment 6 of this report, be finalized and forwarded to Council for enactment. PLN 02-26 February 2, 2026 Page 11 5.Applicant’s Comments The applicant has been advised of, and concurs with, the recommendations of this report. Attachments: 1. Location Map2.Air Photo Map 3.Submitted Colour Concept Plan 4.Submitted Draft Plan of Subdivision5.Recommended Conditions of Approval for Draft Plan of Subdivision SP 2025-016.Recommended Zoning By-law for Zoning By-law Amendment Application A 01/25 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 Original Signed By Kyle Bentley, P. Eng Director, City Development & CBO LC:ld Recommended for the consideration of Pickering City Council Original Signed By Marisa Carpino, M.A. Chief Administrative Officer Whitevale Road af:j of PlCKERlNG City Development Department Location Map File: SP-2025-01, A 01/25 ~ -~ ""C "' Ol ·.:::: '-'---'--....LI.../ co Alexander Knox Road Applicant:Taccgate Developments Inc. Legal Description: Con 4 Pt Lot 22 Now 40R29560 Part 2 (Save and Except 40R31098 Parts 4,5) Date: Sep. 16, 2025 © The Corporabon ol lhe aty of Pickerir,g Produced (in par1) under license from © Kir,g's Ptinter. Ontario Ministry of Natural Resources. All rights reseM!d.; © His Majesty lhe King in SCALE: 1:5,000 I Ri!Jlt of Cariada, Deiiartment of Natural Resources. All rights reserved.;@Teraoot Enterprises lric. arid ~s suppiiers. All rights reseNed.: © Municipal Propefly Assessment Corporation arid i1swppiiers.Allrigh1s res8fVed THIS ISNOTAPLANa= SURVEY. L:\PLANNING\01-MapFiles\SP\2025\SP-2025-01,A01-25 Taccgate Developments lnc\SP-2025-01,A01-25 Taccgate Developments lnc.aprx Attachment 1 to Report PLN 02-26 af:j of Location Map File: SP-2025-01, A 01/25 PlCKERlNG Applicant:Taccgate Developments Inc. Legal Description: Con 4 Pt Lot 22 Now 40R29560 Part 2 (Save and City Development Except 40R31098 Parts 4,5) Date: Sep. 16, 2025 Department © The Corporabon ol lhe aty of Pickerir,g Produced (in par1) under license from © Kir,g's Ptinter. Ontario Ministry of Natural Resources. All rights reseM!d.; © His Majesty lhe King in SCALE: 1:5,000 I Ri!Jlt of Cariada, Deiiartment of Natural Resources. All rights reserved.;@Teraoot Enterprises lric. arid ~s suppiiers. All rights reseNed.: © Municipal Propefly Assessment Corporation arid i1swppiiers.Allrigh1s res8fVed THIS ISNOTAPLANa= SURVEY. L:\PLANNING\01-MapFiles\SP\2025\SP-2025-01,A01-25 Taccgate Developments lnc\SP-2025-01,A01-25 Taccgate Developments lnc.aprx Attachment 2 to Report PLN 02-26 Attachment 3 to Report PLN 02-26 Submitted Colour Concept Plan City Development Department Jan. 12, 2026FULL 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) N STREET A S T R E E T A NATURAL HERITAGE SYSTEM PE T E R M A TT 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 OPEN SPACE BLOCK OPEN SPACE BLOCK Attachment 4 to Report PLN 02-26 Submitted Draft Plan of Subdivision City Development Department Jan. 07, 2026FULL 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) N Attachment 5 to Report PLN 02-26 Proposed Conditions of Draft Approval January 15, 2026 Plan of Subdivision: SP-2025-01 Taccgate Developments Inc. Part of Lot 22, Concession 4 City of Pickering Section A – General 1.That the Owner shall prepare the final plan generally on the basis of the draft plan ofsubdivision prepared by Korsiak Urban Planning, dated October 23, 2025, which illustrates 6 blocks for 76 detached dwelling units, 3 blocks for 28 street townhouse units, 1 open spaceblock, 1 trailhead block, 1 stormwater management facility block, 1 overland flow block, androadways. 2.That prior to final approval of this plan for registration, the Director, City Development & CBOfor the City of Pickering shall be advised in writing by: (i)The Regional Municipality of Durham how Conditions A-1, and all conditions in Section Bhave been satisfied. (ii)The Toronto and Region Conservation Authority how all conditions in Section D havebeen satisfied. Section B – Region Municipality of Durham 1.That the Owner shall name road allowances included in this draft plan to the satisfaction ofthe Regional Municipality of Durham and the City of Pickering. 2.That the Owner shall submit plans showing any proposed phasing to the RegionalMunicipality of Durham and the City of Pickering for review and approval if this subdivision isto be developed by more than one registration. 3.That the Owner shall grant to the Region of Durham any easements required to provideRegional services for this development. The easements shall be in locations, and of suchwidths, as determined by the Regional Municipality of Durham. 4.That the Owner shall provide for the extension of such sanitary sewer and water supplyfacilities which are external to, as well as within, the limits of this plan that are required to service this plan. In addition, the Owner shall provide for the extension of sanitary sewer andwater supply facilities within the limits of the plan, which are required to service otherdevelopments external to this subdivision. Such sanitary sewer and water supply facilities areto be designed and constructed according to the standards and requirements of the RegionalMunicipality of Durham. All arrangements, financial and otherwise, for said extensions are to be made to the satisfaction of the Regional Municipality of Durham and are to be completedprior to final approval of this plan. 5.That the Owner shall, to the satisfaction of the Region of Durham, revise the draft plan ofsubdivision to conform to the final Central Pickering Development Plan – Regional ServicesClass Environmental Assessment with respect to all matters addressed therein, including sanitary sewerage, water supply, Regional roads, and stormwater management facilitiesservicing Regional roads. 6.That the Owner shall revise the draft plan as necessary to the satisfaction of the Region ofDurham to accommodate any unforeseen technical issues which arise during the review of Proposed Conditions of Draft Plan Approval SP-2025-01 Page 2 final engineering drawings. Required revisions may include reducing the number of residential building lots or blocks, or reconfiguring the roads, lots, or blocks to the Region’s satisfaction. 7. That prior to entering into a subdivision agreement, the Region of Durham shall be satisfied that adequate water pollution control plant and water supply plant capacities are available to the proposed subdivision. 8. That the Owner shall satisfy all requirements, financial and otherwise, of the Region of Durham. This shall include, among other matters, the execution of a Subdivision Agreement between the Subdivider and the Region concerning the provision and installation of sanitary sewers, water supply, roads and other Regional services. Section C – City of Pickering Financial 1. That the draft plan will not receive final approval and registration unless the City of Pickering is satisfied that the Financial Impacts Agreement dated October 29, 2013, is in full force and effect and all conditions precedent set out in Article 2 of the said Agreement have been fulfilled or waived. Subdivision Agreement 2. That the Owner enters into a subdivision agreement with and to the satisfaction of the City of Pickering to ensure the fulfillment of the City’s requirements, financial and otherwise, which shall include, but not necessarily be limited to, all of the City’s conditions of approval as issued by the City of Pickering. 3. That the Owner hereby covenants and agrees that this agreement shall be deemed by the parties hereto and their successors and assigns, to constitute “other applicable law” within the meaning of the Building Code Act, S.O. 1992, c23, as amended, or any successor or replacement legislation and the City’s Chief Building Official shall not be required to issue, and the Owner hereby covenants and agrees not to request the issuance of, any building permit with respect to the Owners lands or part thereof until such time as the Owner has, in the unfettered opinion of the City, fully complied with all such provisions of the agreement as are capable of compliance prior to construction of dwellings. This provision may be pleaded as an estoppel in any court application brought by the Owners to compel issuance of a building permit. Zoning 4. That the implementing by-law for Zoning By-law Amendment Application A 06/25 become final and binding. Street Name 5. That street names and signage be provided to the satisfaction of the City of Pickering. Development Charges 6. That the Owner satisfy the City financially with respect to the Development Charges Act. Proposed Conditions of Draft Plan Approval SP-2025-01 Page 3 7. That the Owner agrees to submit progress reports for any Development Charge reimbursable items identified through Development Charge credits in a form satisfactory to the City of Pickering. Further, the Owner agrees to abide by the City’s requirements for matters dealing with Development Charge credits. Phasing and Development Coordination 8. That if this subdivision is to be developed by more than one registration, the Owner will be required to submit a plan showing the proposed phasing, all to the satisfaction of the City. 9. That the Owner satisfy the City with respect to the disposition of future development blocks and acquisition of abutting part lots prior to draft plan registration. 10. That the Owner satisfy the City with respect to arrangements necessary to provide for coordination of services and roads with adjacent lands and any phasing of development that may be required. Architectural Control Guidelines 11. That the Owner, prior to the preparation of the subdivision agreement, shall engage a control architect, to the satisfaction of the Director, City Development & CBO, who will prepare streetscape/architectural control guidelines to the City’s satisfaction, approve all models offered for sale and certify that all building permit plans comply with the City’s approved guidelines. 12. That the Owner ensure that the engineering plans are coordinated with the streetscape/architectural control guidelines and further that the engineering plans coordinate the driveway, street hardware and street trees to ensure that conflicts do not exist, asphalt is minimized, and all objectives of the streetscape/architectural control guidelines can be achieved. 13. That the Owner satisfy the City that the streetscape/architectural control guidelines contain appropriate design elements for development in proximity to heritage lots, which include landscaping, house siting and design standards that have regard to compatible building types, colours and material palettes while having regard for modern building designs, techniques and materials. 14. That the Owner satisfy the City that the streetscape/architectural control guidelines contain appropriate design elements for townhouse dwelling units less than 5.0 metres wide that include special emphasis on siting, massing and façade designs that are coordinated on an individual and block basis. Variation between units should be incorporated, including a variety of architectural elements such as entry porches, dormers, material detailing, and window treatments. Open Space and Trailhead Blocks 15. That the Owner convey to the City of Pickering the open space block (Block 11) at no cost and in a physical condition acceptable to the City, to the satisfaction of the Director, Engineering Services. Proposed Conditions of Draft Plan Approval SP-2025-01 Page 4 16. That the owner construct to the satisfaction of the City of Pickering a trailhead within or abutting the Draft Plan, and described as within Block 12, all to the satisfaction of the City Of Pickering. 17. That the Owner satisfy, to the satisfaction of the City of Pickering, that the Seaton Master Parks Agreement has been entered into and executed that establishes the requirements and process for parkland dedication in accordance with the Planning Act for the Seaton Neighbourhoods. 18. That prior to the City accepting any open space blocks, the Owner shall submit a facility fit plan with full grading information that demonstrates the open space blocks will function to the satisfaction of the Director, Engineering Services. Second Access 19. That the Owner satisfy the City with respect to providing two accesses that intersect with an existing street and are open to public traffic. 20. That the Owner construct a temporary secondary emergency access at no cost to the City for this draft plan if the two accesses referred to in Condition 19 have not been completed. The temporary access must be located and designed to the City's satisfaction. Fencing 21. That the Owner satisfy the City with respect to the provision of temporary and/or silt fencing around the entire perimeter of the subject lands during construction, prior to the commencement of any works. 22. That the Owner agrees to install a 1.5 metre high black vinyl-coated chain link fence along the property line of the residential lots where they abut the Seaton Natural Heritage System to the satisfaction of the Director, Engineering Services 23. That the Owner agrees to install a fence adjacent to or backing onto lands having conflicting land uses, such as commercial or recreational. 24. The Owner agrees to install a 1.8 metre high security fence as per City of Pickering Standards around the perimeter of the Stormwater Management (SWM) facilities to the satisfaction of the City of Pickering. Should the SWM facilities require expansion due to additional lands draining to it, the owner shall arrange for an additional fence to be installed. 25. That the Owner satisfy the City with respect to the provision of appropriate aesthetic details and design of all boundary fencing and noise attenuation fencing in locations recommended by the approved noise study for the subdivision. 26. That the Owner provide a fixed payment satisfactory to the City to provide for the long-term maintenance and repairs of items such as enhancements to fences, entrance feature walls, medians that exceed the City’s normal standards and which are requested by the subdivider. Noise 27. That the Owner satisfy the requirements of the Ministry of the Environment Conservation and Parks regarding the approval of a noise study recommending noise control features to the satisfaction of the City of Pickering. Proposed Conditions of Draft Plan Approval SP-2025-01 Page 5 28. That the Owner agrees in the subdivision agreement to implement noise control measures and warning clauses as recommended in the noise report as approved by the City of Pickering. Archaeology Monitor 29. That the Owner submits an archaeology monitor report, preferably of First Nations’ ancestry, if available, for any significant mitigative excavation activities, on known pre-contact archaeological sites. The purpose of this monitor would be to work cooperatively with the applicant’s licensed professional archaeologist to report to interested First Nations the results of the mitigative excavation activities, to the satisfaction of the City of Pickering. Construction Management Plan 30. That the Owner make satisfactory arrangements with the City respecting a construction management plan, such Plan to contain, among other things: (i) details of erosion and sedimentation controls during all phases of construction and provide maintenance requirements to maintain these controls as per the Erosion & Sediment Control Guideline for Urban Construction; (ii) addressing the parking of vehicles and the storage of construction and building materials during servicing and house construction, and ensuring that such locations will not impede the flow of traffic or emergency vehicles on either existing streets or the proposed public street; (iii) insurance that the City’s Noise By-law will be adhered to and that all contractors, trades and suppliers are advised of this By-law; (iv) the provision of mud and dust control on all roads within and adjacent to the site; (v) type and timing of construction fencing; (vi) location of construction trailers; and (vii) details of the temporary construction access. Landscaping 31. That the Owner agrees to submit a Subdivision Landscape and Fencing Plan, with respect to the provision of fencing and landscaping for the draft plan of subdivision, to the satisfaction of the Director, Engineering Services. Such Plan shall include a 1.5 metre black vinyl chain-link fence in all required locations, and the location and design of all wood or acoustic fencing required by the plan of subdivision. 32. That the Owner submits a boulevard street tree planting plan to the satisfaction of the City. 33. That the Owner satisfy the Director, Engineering Services, with the submission of a tree preservation plan which will illustrate the protection of trees and other natural features where appropriate, with specific attention to preservation in all public open spaces within the draft plan of subdivision prior to the approval of a preliminary grading plan. Proposed Conditions of Draft Plan Approval SP-2025-01 Page 6 Engineering Plans 34. That the Owner satisfy the City respecting the submission of appropriate engineering drawings that detail, among other things, City services, roads, storm sewers, sidewalks, site grading, streetlights, fencing and tree planting, and financially secure such works. 35. That the Owner revise the draft plan, as necessary, to the satisfaction of the City to accommodate any unforeseen technical engineering issues which arise during the review of the final engineering drawings. Required revisions may include reducing the number of residential building lots or reconfiguring the roads or lots to the City’s satisfaction. 36. That the Owner satisfy the City of Pickering for contributions for development review and inspection fees. Easement 37. That the Owner convey to the City, at no costs: any easements as required; and any reserves as required by the City. 38. That the Owner convey any easement to any utility to facilitate the installation of their services in a location(s) to the satisfaction of the City and the utility. 39. That the Owner arrange at no costs to the City any easements required on third-party lands for servicing, and such easements shall be in a location as determined by the City and/or the Region, and are to be granted upon request at any time after the draft approval. 40. That the Owner satisfy to the satisfaction of the Director, Engineering Services any required easement for works, facilities or use rights that are required by the City of Pickering. Stormwater 41. That the Owner satisfy the Director, Engineering Services, respecting a stormwater drainage and management system to service all the lands in the subdivision, and any provisions regarding easements. 42. That the Owner satisfy the Director, Engineering Services, for contributions for downstream stormwater management in accordance with the approved Functional Servicing and Stormwater Management Report. 43. That the Owner satisfy the Director, Engineering Services, for the design and implementation of the diversion of stormwater from off-site lands as proposed in an approved Functional Servicing and Stormwater Management Report. 44. An access road for maintenance purposes will be required for all SWM facilities, and if required for LID measures and the associated outfall for this draft plan. Access road to be as per the City's Stormwater Management Design Guidelines. 45. The Owner shall obtain all required easements or conveyances of lands required for all SWM facilities, LID measures and the associated outfall to the satisfaction of the City of Pickering prior to registration of the plan of subdivision. Proposed Conditions of Draft Plan Approval SP-2025-01 Page 7 46. That the Owner agrees that no SWM facilities will be built and/or preliminarily graded until all permits and/or approvals are received from the City, TRCA, MNRF and/or MECP, as necessary. 47. That the Owner agrees that all SWM facilities and LID measures will be designed to be consistent with the City of Pickering Stormwater Management Design Guidelines and TRCA’s Low Impact Development Stormwater Management Planning and Design Guidelines (2010 standards). Grading 48. That the Owner satisfy the Director, Engineering Services, respecting submission and approval of a grading control plan. 49. That the Owner satisfy the Director, Engineering Services, respecting the submission and approval of a geotechnical soils analysis. 50. That the Owner satisfy the Director, Engineering Services, respecting the authorization from abutting landowners for all off-site grading. Services 51. That the Owner satisfy the Director, Engineering Services, respecting the construction of roads with curbs, storm sewers, sidewalks and boulevard designs through the submission and approval of a site servicing plan. 52. That the Owner satisfy the City with respect to arrangements for the provision of all services required by the City. 53. That the Owner satisfy the appropriate authorities respecting arrangements for the provision of underground wiring, street lighting, cable television, natural gas and other similar services. 54. That the cost of any relocation, extension, alteration or extraordinary maintenance of existing services necessitated by this development shall be the responsibility of the subdivider. Other Approvals 55. That any approvals which are required from the Region of Durham, the Toronto and Region Conservation Authority, Ministry of Natural Resources and Forestry, Ministry of Environment Conservation and Parks or any utility for the development of this plan be obtained by the subdivider, and upon request, written confirmation be provided to the City of Pickering as verification of these approvals. MESPA & NFSSR 56. That the Owner satisfy the City of Pickering regarding all matters required by the final Seaton Master Environmental Servicing Plan Amendment, including but not limited to the funding of all restoration projects as recommended in the final Seaton Master Environmental Servicing Plan Amendment and any recommendation of the studies and their supporting reports. Proposed Conditions of Draft Plan Approval SP-2025-01 Page 8 57. The subdivision agreement will provide that road crossings of the NHS shall be in accordance with municipal standards and the final MESPA and NFSSRs. Any restoration of the NHS will be limited to areas disturbed by development and construction activities. 58. That the Owner be required to submit a Functional Servicing and Stormwater Report (FSSR) to the City of Pickering that is consistent with the final approved MESPA and the previously submitted Neighbourhood Functional Servicing and Stormwater Report (NFSSR), especially as it relates to the servicing and stormwater management issues within and between Neighbourhoods that will ensure that the separate FSSR’s will combine to form a complete NFSSR as required, to the satisfaction of the City of Pickering. 59. That the Owner shall agree to implement all water balance/infiltration measures identified in the approved NFSSR. Traffic – Roads 60. That the Owner satisfy the City of Pickering respecting the submission of, approval of, an implementation program for the results of the Hamlet of Whitevale Traffic Impact and Management Study, as generally referred to in Section 11.74(c) of the Pickering Official Plan. The City of Pickering will undertake a community consultation program on the recommendations of the study prior to the City’s approval and implementation of any of the study recommendations. 61. That the Owner agrees in the subdivision agreement to the requirement for the establishment of a public advisory committee composed of representatives from the owner, the Region of Durham, the City of Pickering, and the Whitevale and District Residents' Association. This committee will meet regularly during construction and once per year during the monitoring period described in the Hamlet of Whitevale Transportation Mitigation Study to review the effectiveness of traffic mitigation measures and provide recommendations to the City. 62. That the Owner agrees in the subdivision agreement to include warning clauses (to be included in all agreements of purchase and sale) advising that Whitevale Road will be closed to vehicular traffic immediately east of the Hamlet of Whitevale, as shown in the draft Hamlet of Whitevale Transportation Mitigation Study dated August 2013. 63. That the Owner satisfy the City of Pickering respecting the submission of, approval of, and implementation program for the results of, a Traffic Sensitivity Analysis as required by Section 11.25 of the Pickering Official Plan, and shall include: a Traffic Impact Study; an intersection control plan; a traffic signal implementation program; a Traffic Management Implementation Plan; a transportation planning exercise; a Transportation Demand Management Plan; and, a Parking Management Plan. 64. That the Owner satisfy the City of Pickering that appropriate arrangements have been established for the installation of traffic control signals, including all costs, in a time frame acceptable to the City of Pickering, which may include installation of signals in advance of warrants. 65. That the Owner shall install a temporary turning circle, or other alternatives approved by the City of Pickering, whenever a road is to be continued in future developments. 66. That the Owner shall agree that any road connection that traverses the NHS must be acquired, constructed and dedicated as part of the development and be addressed in the Proposed Conditions of Draft Plan Approval SP-2025-01 Page 9 subdivision agreement, and the design shall maintain, to the extent practical, where not precluded by grading or other servicing constraints, the rural cross-section of the historic concession roads. 67. That the Owner satisfy the City of Pickering respecting the submission of a future transportation study as required by Section 11.74(b) of the Pickering Official Plan, and the Owner acknowledge and agree that any lands that are outside the Phase 1 lands identified in the Stage Servicing and Implementation Strategy shall be subject to a holding zoning provision. 68. That the Owner satisfy the City of Pickering respecting the submission of a transportation study where direct access is proposed along any Type “C” Arterial Road or a Collector Road. Closed Roads 69. That the Owner make appropriate arrangements for the conveyance of any City-owned surplus closed road allowances, including the preparation of all required survey works, to the satisfaction of the City of Pickering. Model Homes 70. That the Owner enter into a model home agreement with the City, if applicable for this draft plan. All model homes must satisfy all requirements of the architectural control guidelines for the subdivision. Fire 71. The Owner agrees that no building permit shall be approved on any land within the subdivision until adequate services are available, including adequate water pressure to the satisfaction of the City’s Fire Services Division. Building permits for infrastructure projects may be exempt from this requirement. 72. That the Owner provide a fire break plan and other fire prevention measures to the satisfaction of the City of Pickering. Canada Post 73. That the Owner satisfy the City of Pickering, through the approval of a Utility Coordination Plan for the location of a Community Mailbox, in consultation with Canada Post, and incorporate in the City’s subdivision agreement the provision of a Community Mailbox information, including technical specifications, notifications and financial terms. 74. That the Owner shall agree to determine and provide a suitable temporary Community Mailbox location, if required, to the satisfaction of the City of Pickering. Place-Making Guidelines 75. That the Owner shall agree to ensure all development is consistent with the City of Pickering’s Seaton Sustainable Place-Making Guidelines, including but not limited to, all public lands, to the satisfaction of the City of Pickering, and as outlined in the Sustainability Brief, prepared by Korsiak Urban Planning, dated July 10, 2024. Proposed Conditions of Draft Plan Approval SP-2025-01 Page 10 Plan Revisions 76. The Owner acknowledges and shall agree that the draft plan of subdivision and associated conditions of approval may require revisions, to the satisfaction of the City of Pickering, to implement or integrate any recommendation resulting from studies required as conditions of approval. 77. That the Owner revise the draft plan, as necessary, to the satisfaction of the City to accommodate any unforeseen technical engineering issues which arise during the review of the final engineering drawings. Required revisions may include reducing the number of residential building lots or reconfiguring the roads or lots to the City’s satisfaction. 78. That the Owner shall agree to implement the requirements of all studies that are required by the City of Pickering for the development of this draft plan of subdivision to the satisfaction of the City of Pickering. Timing 79. That the Owner shall agree in the subdivision agreement that it will not commence any construction works (including site servicing, topsoil stripping and grading) on the subject property until the front-ending agreement contemplated by the Region of Durham Condition 8 has been executed for the plan. Endangered Species Act 80. That the owner satisfies the Endangered Species Act prior to any site alteration, and the City be provided by the Owner with confirmation from the Ministry of Environment, Conservation, and Parks of their approval. Agreement Clauses 81. That the subdivision agreement between the Owner and the City of Pickering shall contain, among other matters, the following provisions: a. That the Owner agrees to include provisions whereby all offers of purchase and sale shall include information that satisfies Subsection 59(4) of the Development Charges Act, 1997. b. That the Owner submit, to the satisfaction of the City, an M-plan showing the lotting for the detached dwellings that demonstrates conformity with the designation provisions of the City of Pickering Official Plan and the Consolidated Zoning By-law 8149/24, as amended. c. That the Owner agrees to implement those noise control measures recommended in the noise report required in Conditions 27 and 28. d. That the Owner agrees to implement the requirements of the TRCA’s conditions of approval in the City’s subdivision agreement in wording acceptable to the City of Pickering in consultation with TRCA. e. That the Owner agrees to design and implement on-site erosion and sediment control. Proposed Conditions of Draft Plan Approval SP-2025-01 Page 11 f. That the Owner agrees to maintain all stormwater management and erosion and sedimentation control structures operating and in good repair during the construction period, in a manner satisfactory to the City of Pickering, in consultation with TRCA and/or MNRF. g. That the Owner agrees to commit to provide appropriate information to all perspective buyers of lots adjacent to the publicly owned natural heritage system through all agreements for purchase and sale, sales information, and community maps to ensure that the land owners are well informed that private use and/or access to the open space blocks shall not be permitted, and reflect the intent of the following: “The open space adjacent to the subject property is considered to be part of the publicly owned natural heritage system and will be maintained for environmental protection and public use purposes. Please note that uses such as private picnics, barbeque or garden areas, and/or the dumping of refuse (e.g., grass/garden clippings, household compostable goods, garbage, etc.) are not permitted on these lands. In addition, access to the valley corridor such as private rear yard gates and/or ladders are prohibited.” “Stormwater Management Facilities and the Natural Heritage System are intended to be naturalized/kept in a natural state. As such, the publicly owned natural heritage system may not receive routine maintenance such as grass and weed cutting.” h. That the Owner agrees to include provisions whereby all offers of purchase and sale shall include information that for all dwelling units with a single car garage that the City’s by-laws require two parking spaces for the dwelling which have been provided, one in the garage and one in the driveway and that the City’s by-law restricts the width of the driveway to a maximum size width which does not allow two cars parked side by side. i. That the Owner agrees to implement a homeowner education program, which includes preparing a “Homeowner Information and Natural Stewardship Guide” to the satisfaction of the Director, City Development & CBO, for inclusion in all Offers of Purchase and Sale of all Units. This guide shall describe the value and importance of the natural Heritage System, the impact homeowner activities can have on natural areas, and steps that can be taken to minimize such impact to assist in the protection of the Natural Heritage System. The guide shall address such activities as: a) refuse/yard waste/composting b) fertilizer, herbicides and pesticide use as it relates to the hydrogeological features and functions of the site c) identification and protection of natural areas, vegetation preservation zones, rehabilitation areas and landscape buffer plantings d) access and trail use discouraging vegetation trampling e) domestic pet impacts and controls f) invasive plant spreading g) promoting planting of native species h) proper swimming pool management techniques i) impacts of noise and lighting including directing lighting away from wooded and natural areas and setting with motion detectors to minimize constant lighting j) protection of soil and vegetation on natural areas k) the ecological role of stormwater treatment facilities l) the importance of choosing sustainable technologies and maintaining the required LID facilities Proposed Conditions of Draft Plan Approval SP-2025-01 Page 12 Section D – Toronto and Region Conservation Authority 1. That the final Plan shall be in general conformity with the draft plan prepared by Korsiak Urban Planning, Revision DWG D dated October 23, 2025, prior to a request for clearance of any phase of this plan, to: a. Meet the requirements of TRCA’s conditions, including the adjustment of block/lot lines to the satisfaction of the City of Pickering and TRCA as a result of the completion of required studies. b. Should the above not be adequately addressed in the Plan, red-line revision will be required to the satisfaction of the TRCA, to address TRCA’s requirements with respect to these conditions. 2. That prior to registration of the Plan of Subdivision, provide an M-Plan showing the adjusted block lines, additional blocks, and any other required revisions to the satisfaction of the City of Pickering and the TRCA. 3. That prior to any development, pre-servicing or site alteration, or registration of this plan, or any phase thereof, the owners or their agents submit the following plans and reports to the satisfaction of the Toronto and Region Conservation Authority: a. A final consolidated, detailed Functional Servicing & Stormwater Management Report and associated VO Model in accordance with TRCA’s stormwater management guidelines. The report must indicate in detail how it will comply with the preliminary stormwater management report, prepared by SMD Consultants Inc., dated December 2024, and all master servicing plans (i.e., Master Environmental Servicing Plan or Detailed Subwatershed Study) to achieve the applicable TRCA requirements and stormwater management criteria (i.e., quantity, quality, erosion control, and water balance). This report shall include, but is not limited to: i. Plans illustrating the existing drainage systems internal and external to the site, and how the proposed drainage plan will tie into surrounding drainage systems. Plans which demonstrate the proposed stormwater management techniques which are required to control minor or major flows. Confirmation must be provided with respect to how target flows as per the hydrologic studies will be achieved during and post- development. ii. Provide provisions for appropriately sized Stormwater Management Practices (SWMPs) to be used to treat stormwater in accordance with TRCA’s current Stormwater Management Guidelines. The existing drainage patterns should be maintained, to the greatest extent possible, and the existing hydrologic function of any wetlands is to be maintained, consistent with TRCA’s guidelines. iii. Proposed methods for controlling or minimizing erosion and siltation on-site and/or in downstream areas during and after construction, in accordance with the TRCA’s Erosion and Sediment Control (ESC) guidelines. Erosion and sediment control plans and a report addressing phasing and staging, consistent with TRCA’s guidelines must be included. iv. Detailed plans and mapping indicating location, orientation, size and description of all stormwater management features, including outlet structures, all other proposed Proposed Conditions of Draft Plan Approval SP-2025-01 Page 13 servicing facilities (i.e., lot level LIDs, pumping stations, access roads), grading, site alterations, development, infrastructure and watercourse alterations, which are required to service or facilitate the development of the subject lands, which may require a permit from the TRCA pursuant to the Conservation Authorities Act and its Regulation. v. Measures for minimizing and mitigating erosion related impacts on downstream areas (during and post construction), which are to be integrated into the stormwater management plan to the satisfaction of the TRCA. vi. Design of flow dispersal measures associated with the stormwater management outlets to reduce potential erosion and maximize potential infiltration, and the integration of a naturalized outlet channel and/or wetland, where applicable, to the satisfaction of the TRCA. vii. Stormwater Management facility and outlet design details. Design requirements shall conform to the requirements outlined in the Ministry of Environment, Conservation and Parks (MECP) guidelines, TRCA’s Stormwater Management Criteria Document, and TRCA’s LID Stormwater Management Planning and Design Guide, and all applicable municipal design standards. b. Updated geotechnical report including all geotechnical and stability assessments, and the geotechnical construction specifications in support of the SWM pond berm, to the satisfaction of the TRCA. c. Detailed grading plans for the subject lands. These plans must indicate how grade differentials will be accommodated without the use of retaining walls within or adjacent to valley and stream corridor blocks. All modifications to existing slopes must result in geotechnically-stable slopes to the satisfaction of the TRCA. d. Plans illustrating that all works, including all grading, site alterations, or materials associated with these activities, will not encroach, or be placed on lands outside of the development areas. These plans must also identify no grading works and fill placement within the valley corridor, beyond those approved by the TRCA. e. A final Hydrogeological Report that will examine existing seasonal groundwater levels in relation to the proposed development, underground construction and servicing and stormwater management infrastructure. If impacts to groundwater levels are anticipated, the report must identify any potential impacts to TRCA regulated surface water receivers and their inherent hazards must be assessed and any potential impacts mitigated, to the satisfaction of the TRCA. f. Information detailing all anticipated temporary dewatering that may be required during the construction phases, including anticipated volumes, duration, discharge locations, and filtration media – as required, to the satisfaction of the TRCA, for the purposes of confirming whether erosion is anticipated and whether a TRCA permit is required. g. Erosion protection details of all proposed outlet structures/headwalls, spillways/discharge and outfall channels to demonstrate no risk of erosion or instability due to discharge, to the satisfaction of TRCA. Proposed Conditions of Draft Plan Approval SP-2025-01 Page 14 h. A Final Overall Site-Level Water Balance Report that will identify measures that will be implemented during post-development that: i. Mimic the pre-development surface and groundwater balance for the overall site to the greatest extent achievable; ii. Demonstrate how post-development conditions will retain a minimum of the first 5mm of rainfall from all roof areas to the satisfaction of the TRCA; and, iii. Mitigate against any potential on-site or downstream erosion associated with the stormwater management system. 4. That prior to any development, pre-servicing or site alteration, the applicant obtains all Ontario Regulation 41/24 permits from the TRCA for all works proposed on the subject property for which permits would be required. 5. That the size and location of Stormwater Management Blocks and LID measures, including any outlets and outfalls and any stormwater management infrastructure utilized for quantity control, be confirmed to the satisfaction of the TRCA. And, if required to meet TRCA requirements, red-line revisions be made to the plan to expand these blocks or modify their size or configuration into the surrounding lands within this subdivision, which are currently proposed for development. 6. That the Owner agrees in the subdivision agreement, in wording acceptable to the TRCA: a. To carry out, or cause to be carried out, to the satisfaction of the TRCA, the recommendations of the technical reports and plans referenced in TRCA’s conditions. b. To implement the requirements of the TRCA’s conditions in wording acceptable to the TRCA. c. To design and implement on-site erosion and sediment controls in accordance with current TRCA standards. d. To maintain all stormwater management and erosion and sedimentation control structures operating and in good repair during the construction period, in a manner satisfactory to the TRCA. e. To obtain all necessary permits from the TRCA pursuant to Ontario Regulation 41/24, as amended, to the satisfaction of the TRCA. f. To erect a permanent fence to City of Pickering satisfaction along the property line of the residential lots where they abut the Seaton Natural Heritage System. g. To ensure that a restrictive covenant is placed over the rear yards of all lots created adjacent to the Seaton Natural Heritage System. The restrictive covenant shall have the effect of prohibiting: 1) the removal of fences along the lot line of all subject development lots; and 2) the installation of gates or other access through the fences along the lot line of all development lots. h. To implement all water balance/infiltration measures identified in the submitted studies that have or are to be completed for the subject property. Proposed Conditions of Draft Plan Approval SP-2025-01 Page 15 i. Implement all adaptive management and mitigation measures identified in the submitted design reports that have or are to be completed for the subject property. j. To provide for the warning clauses and information identified in TRCA’s conditions. k. That where required to satisfy TRCA’s conditions, development shall be phased within this plan. l. That prior to a request for renewal of draft approval of any phase of this subdivision, that the owner consult with the TRCA with respect to whether the technical studies submitted in support of this development remain to meet current day requirements, and that the owner update any studies and plans, as required, to reflect current day requirements Notes to Draft Approval 1. As the Owner of the proposed subdivision, it is your responsibility to satisfy all conditions of draft approval in an expeditious manner. The conditions of draft approval will be reviewed periodically and may be amended at any time prior to final approval. The Planning Act provides that draft approval may be withdrawn at any time prior to final approval. 2. All plans of subdivision must be registered in the Land Titles system within the Regional Municipality of Durham. 3. Where agencies' requirements are required to be included in the City of Pickering subdivision agreement, a copy of the agreement should be sent to the agencies in order to facilitate their clearance of conditions for final approval of this plan. The addresses and telephone numbers of these agencies are: (i) Commissioner of Community Growth and Economic Development, Regional Municipality of Durham, 605 Rossland Road East P.O. Box 623, Whitby, Ontario L1N 6A3. (ii) Toronto and Region Conservation Authority, Development Planning and Regulation, 101 Exchange Avenue, Vaughan, Ontario, L4K 5R6 Attachment 6 to Report PLN 02-26 The Corporation of the City of Pickering By-law No. XXXX/26 Being a By-law to amend City Consolidated Zoning By-law 8149/24, to implement the Official Plan of the City of Pickering, Region of Durham, for land at Part of Lot 22, Concession 4, City of Pickering (A 01/25) Whereas the Council of The Corporation of the City of Pickering received an application to rezone the subject lands being Part Lot 22, Concession 4, in the City of Pickering to permit the implementation of a residential draft plan of subdivision; And whereas an amendment to Zoning By-law 8149/24 is therefore deemed necessary; Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: 1.Schedule I attached hereto with notations and references shown thereon is herebydeclared to be part of this By-law. 2.The provisions of this By-law shall apply to those lands in Part of Lot 22, Concession 4, in the City of Pickering, designated SLD1, SLD1T, SSWM, and SOS on Schedule I to thisBy-law. 3. Section 15 Exception Zone XXX of By-law 8149/24 is hereby amended by adding thefollowing provisions: 1. 2. The following site-specific exceptions shall apply to the lands zoned X### (SLD1), identified as Block 4, Draft Plan of Subdivision file SP-2025-01: a)For a detached dwelling with attached private garage on a through lot, the front lot line shall be the lot line abutting the local street, and the rear lot line shall be the lotline abutting Peter Matthews Drive. The following site-specific exceptions shall apply to the lands zoned X### (SLD1) and X### (SLD1T), identified as Blocks 1, 2, 4 and 6, Draft Plan of Subdivision file SP-2025- 01: a)For a detached dwelling with attached private garage: i)Minimum Rear Yard: 6.0 metres / 5.0 metres adjacent to SNHS or A zones By-law No. XXXX/26 Page 2 3. a) The following site-specific exception shall apply to the lands zoned as X### (SLD1), as illustrated in Figure 1 below: i. For a detached dwelling with attached private garage accessed from a street abutting the front lot line: A. Minimum Rear Yard: 3.0 metres B. Minimum Interior Side Yard: 5.0 metres & 0.6 metres Figure 1 b) The following site-specific exception shall apply to the lands zoned as X### (SLD1), as illustrated in Figure 2 below: i. For a detached dwelling with attached private garage accessed from a street abutting the front lot line: A. Minimum Rear Yard: 4.0 metres B. Minimum Interior Side Yard: 4.5 metres & 0.6 metres By-law No. XXXX/26 Page 2 Figure 2 c) The following site-specific exception shall apply to the lands zoned as X### (SLD1), as illustrated in Figure 3 below: i. For a detached dwelling with attached private garage accessed from a street abutting the front lot line: A. Minimum Rear Yard: 4.5 metres Figure 3 By-law No. XXXX/26 Page 2 4. By-law 8149/24 is hereby amended only to the extent necessary to give effect to the provisions of this By-law as it applies to the area set out in Schedule I of this By-law. Definitions and subject matters not specifically dealt with in this By-law shall be governed by relevant provisions of By-law 8149/24. 5. This By-law shall come into force in accordance with the provisions of the Planning Act. By-law passed this XX day of XXXX, 2026. ___________________________________ Kevin Ashe, Mayor ___________________________________ Susan Cassel, City Clerk _J X### (SLD1) 217.7 m Schedule I to By-Law XXXX/26 Passed This XXrd Day of XXXX 2026 Mayor Clerk t N